HomeMy WebLinkAbout20081682.tiff HEARING CERTIFICATION
DOCKET NO. 2008-46
RE: SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT#1654
FOR AN AGRICULTURAL SERVICE ESTABLISHMENT PRIMARILY ENGAGED IN
PERFORMING AGRICULTURAL, ANIMAL HUSBANDRY, OR HORTICULTURAL
SERVICES ON A FEE OR CONTRACT BASIS, INCLUDING SORTING, GRADING, AND
PACKING FRUITS AND VEGETABLES FOR THE GROWER(HANDLING AND STORAGE
OF SUGAR BEETS) IN THE A (AGRICULTURAL) ZONE DISTRICT - FRONT RANGE
FEEDLOTS, LLC, C/O WESTERN SUGAR COOPERATIVE
A public hearing was conducted on June 18, 2008, at 10:00 a.m., with the following present:
Commissioner William H. Jerke, Chair
Commissioner Robert D. Masden, Pro-Tem
Commissioner William F. Garcia
Commissioner David E. Long
Commissioner Douglas Rademacher
Also present:
Acting Clerk to the Board, Jennifer VanEgdom
County Attorney, Cyndy Giauque
Planning Department representative, Chris Gathman
Health Department representative, Lauren Light
Public Works representative, Don Dunker
The following business was transacted:
I hereby certify that pursuant to a notice dated May 30, 2008, and duly published June 6, 2008, in
the Greeley Tribune, a public hearing was conducted to consider the request of Front Range
Feedlots, LLC, c/o Western Sugar Cooperative for a Site Specific Development Plan and Use by
Special Review Permit #1654 for an Agricultural Service Establishment primarily engaged in
performing agricultural, animal husbandry, or horticultural services on a fee or contract basis,
including sorting, grading, and packing fruits and vegetables for the grower(handling and storage
of sugar beets) in the A (Agricultural) Zone District. Cyndy Giauque, Assistant County Attorney,
made this a matter of record. Commissioner Rademacher indicated he is a contract grower for
Western Sugar Cooperative, and he is not sure whether that presents a conflict of interest. In
response to Ms. Giauque, Commissioner Rademacher indicated he does not have a financial
interest in the company, and the product he provides is stored at another site. Ms. Giauque
indicated a conflict of interest does not exist.
Chris Gathman, Department of Planning Services, presented a brief summary of the proposal and
entered the favorable recommendation of the Planning Commission into the record as written. He
gave a brief description of the surrounding land uses, including five single-family residences within
close proximity, a gas processing facility operated by DCP Midstream, which indicated no
objections to the proposal, and a Confined Animal Feeding Operation. He indicated the site
consists of irrigated agricultural land which has historically been planted in crops, and the applicant
requested approval to place the equipment on the site, prior to the outcome of this hearing. He
clarified the property contains two accesses, and there are two oil and gas access roads for the
2008-1682
CC ft, pit; PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, CIO WESTERN SUGAR
COOPERATIVE (USR#1654)
PAGE 2
Noble Energy facility. He further indicated the internal access roads have not been constructed,
and there are no additional improvements located on the site. Mr. Gathman stated the applicant
has indicated the future improvements to the property include a shop/office, and employees at the
site shall be limited to 30, working primarily during daylight hours, from September 1, to
October 31, of any given year. He stated Development Standard #8 indicates the hours of
operation for the hauling of sugar beets will be 24 hours per day, seven days per week, during the
months of September, October, and January, of any given year. He further stated 52 cooperative
members fully support the proposed new facility, and petitions have been submitted with the
application. He indicated the site is located west of County Road 43, and south of County Road
66,within the influence area for the Greeley-Weld County Airport, and the comprehensive planning
area for the City of Greeley. He further indicated the Airport Authority expressed no objection to
the proposal; however, it recommended that the plat indicate the site is located in close proximity
to the Airport, and the referral from the City of Greeley did not indicate any objections. He stated
local growers will haul sugar beets to the facility from all directions within the immediate area, and
there is no specified haul route for incoming deliveries. He further stated the sugar beets will be
hauled to Fort Morgan for processing utilizing County Roads 66 and 47, south to State Highway
263, as the designated re-haul route described in Development Standard #11. He indicated the
applicant has contacted the transportation division of School District 6, to determine if any school
bus routes will be affected by the proposed re-haul route, and the School District did not have any
issues. He stated 17 referral agencies reviewed the proposal,eleven agencies provided comments
which have been addressed within the Conditions of Approval or Developments Standards, and
six agencies did not provide a response. He further stated staff has received one e-mail and three
telephone inquiries from surrounding property owners, and one person has come into the office to
review the case. He referenced Exhibit J,which contains two proposed additions to the Conditions
of Approval, to address the off-site and on-site improvements, including improvements to the
access, and he displayed photographs of the site.
In response to Chair Jerke, Mr. Gathman confirmed County Roads 43 and 66 are paved, and the
dust suppression requirements are listed within Development Standard#21. Chair Jerke indicated
the language throughout the Resolution stating "any given year" seems awkward, and he would
prefer for the language to state "any given growing or harvest season." In response to
Commissioner Garcia, Mr. Gathman stated the applicant proposed to utilize water from the current
well permit for dust suppression uses; however, the Colorado Division of Water Resources
provided a referral indicating the water is for irrigation purposes only, therefore, it may not be
utilized for dust suppression activities. He clarified the applicant must amend the well permit, or,
provide water for dust suppression through another method. Responding to Commissioner
Masden, Mr. Gathman confirmed the proposed Condition of Approval #1.H, within Exhibit J,
contains a typo, and shall actually state"...replacement of the culvert at the tank battery access,...".
Further responding to Commissioner Masden, Don Dunker, Department of Public Works, stated
the additional pavement required will be internal to the site to provide a paved surface from County
Road 66 to the scale on the site. He further stated the additional pavement will contain cattle
guards in order to reduce the amount of mud tracked back onto the County Roads. Commissioner
Masden indicated he is not sure if the installation of cattle guards is the best tool to reduce mud,
and in response, Mr. Dunker indicated the cattle guards work better than rock pads, and do not
require very much maintenance.
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, C/O WESTERN SUGAR
COOPERATIVE (USR #1654)
PAGE 3
Lauren Light, Department of Public Health and Environment, stated usage of the facility will be
considered as a temporary and seasonable use, therefore, portable toilets and bottled water will
be adequate. She stated when the future shop/office building is completed, a permanent water
source will be required, as well as an Individual Sewage Disposal System (I.S.D.S.). She further
stated the applicant may be required to obtain an Air Pollution Emissions Permit, as addressed
within Condition of Approval#1.B,and is required to provide a Dust Abatement Plan. She indicated
Development Standards #12 through #22 address the requirements of the Department, and she
clarified the Department does not have any outstanding concerns with the application.
Mr. Dunker stated County Roads 43 and 66 are classified as collector roads, containing 80 feet of
right-of-way at full buildout. He stated traffic counts have recently been completed in the area, and
he indicated County Road 43 averaged 1,075 vehicle trips per day, north of County Road 66, and
1,056 vehicle trips per day, south of County Road 66,and the average speed of traffic was 66 miles
per hour. He further indicated County Road 66 averaged 250 vehicle trips per day, west of County
Road 43, and 277 vehicle trips per day, east of County Road 66, and the average speed of traffic
was 60 miles per hour. He indicated County Road 47, between County Roads 64.5 and 64,
averaged 367 vehicle trips per day, with an average speed of 61 miles per hour. He stated he has
met with the applicant to review the intersection for necessary improvements, and the radius on
the north side of the intersection will be increased from 22 feet to 36 feet,which includes extending
the culvert, installing road base, and providing pavement over the road base. He indicated a
majority of the traffic hauling to the site will come from the north, and the Department is requiring
a 40-foot turning radius at the access. He indicated the site is not located within the floodplain, as
described in Criteria of Approval #2.e; however, the map numbers need to be corrected to state
"Maps 080266-0627C and 080266-0629C."
Mike Otto,Western Sugar Cooperative, represented the applicant and stated he oversees the area
in between Carpenter, Wyoming, and Keenesburg, Colorado, therefore, the proposed receiving
station is within his jurisdiction. He indicated Western Sugar Cooperative has operated a sugar
factory within the City of Greeley since 1902, and accepts products from approximately 135
growers within the area which farm over 15,000 acres collectively. He indicated the proposed
receiving station will service approximately 4,000 acres farmed by approximately 50 to 80 growers.
He further indicated payments to Weld County beet growers have averaged between $8.2 and
$14.1 million within the past five years, and he gave a brief description of the seasonal use of the
facility. He confirmed the current factory within the City of Greeley was sold to Leprino Foods, for
a cheese processing plant, therefore, Western Sugar Cooperative needs a new location. He
explained the growers bring crops in during early harvest season,on an as-needed basis, and then
during regular harvest, which begins on October 9, and is typically completed by the first week of
November. He further clarified once all of the crops are brought to the site, the beets are hauled
to the Fort Morgan processing plant, and a contract hauler completes approximately 150 days of
hauling between the months of September and February, averaging approximately 30 loads per
day. He stated once the beets are hauled from the site, the site is not utilized again until the next
harvest season; however, some maintenance activities may be completed on the equipment. He
indicated the site will be seeded in triticale, to help with dust control and weed issues. Mr. Otto
stated an Augmentation Plan has been submitted to the State in order to utilize the well for dust
suppression purposes; however, for this upcoming harvest season, water will be hauled to the site
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, C/O WESTERN SUGAR
COOPERATIVE (USR #1654)
PAGE 4
by water trucks, until approval is granted from the State. He indicated a majority of the growers
are located north of the site, and a majority of the growers located south of the site will travel to the
Kuner facility located on U.S. Highway 34. He explained many of the growers currently delivering
to the Greeley plant already utilize County Road 43, therefore, an increase in the amount of traffic
utilizing the road is not expected.
In response to Chair Jerke, Mr. Otto indicated he concurred with the replacement of the language
"any given year" with the language "any given growing season," throughout the Development
Standards of the Resolution. Commissioner Rademacher indicated he does not concur with the
limitations of Development Standard #6, which limits deliveries to the site from September 1, to
November 20, since harvesting the crops is on dependent on weather. Chair Jerke concurred,and
suggested the Development Standard be deleted, since he does not want the company to have to
seek special permission to accept later deliveries. Mr. Otto clarified the access drives contain an
entry and exit plan, and due to the close proximity of a residence, the intent is that the regular exit
will only be utilized during regular daytime harvest operations. He further clarified the beets will be
piled from the south end of the property to the north end, away from the surrounding residences.
Commissioner Masden indicated he prefers to not place specific timeframes on the harvest season,
therefore, he recommended the deletion of Development Standard #7. Mr. Otto confirmed the
operations are dictated by the weather. Chair Jerke indicated restrictions are normally placed
within the Development Standards on Use by Special Review Permits which introduce "foreign"
uses into the surrounding area; however, the surrounding property owners of this facility are
exposed to agricultural operations on a daily basis.
Jeff Stewart, surrounding property owner, indicated his property is located directly north of the
proposed facility, and he opposes the location of the facility, since the facility is not aesthetically
pleasing. He indicated the amount of equipment on the site creates an eyesore to surrounding
properties; however, he is more concerned regarding the safety of the area. He indicated the traffic
speed on the surrounding roads is quite high, and the road seems more like a freeway than a
County Road. He further indicated school buses travel the same roads, and the expected large
delivery trucks will impede the traffic flow. He indicated there was recently a fatal vehicle accident
one mile north of the proposed facility which was caused by a beet truck slamming into the back
of a car. He stated the turning radii are very small, and although the increased turning radii may
help, tandem trucks will still need to utilize both lanes of the road in order to complete the turn into
the facility. He clarified the intersection of County Roads 66 and 43 cannot adequately handle the
proposed truck traffic, and the facility will not be received as a welcome addition in the surrounding
area. Mr. Stewart indicated the company previously proposed a facility at the intersection of
County Road 43 and O Street approximately two years ago; however, the proposal was denied by
the Planning Commission at that time due to safety concerns. He indicated he does not believe
this location is more beneficial, due to the traffic concerns. Chair Jerke indicated applicants have
the ability to have a case heard before the Board, even if the Planning Commission recommends
denial, and he does not remember a hearing for the previous proposal. In response to
Commissioner Rademacher, Mr. Stewart indicated his residence is not the closest residence
physically, and he confirmed his residence is located approximately three-eighths of a mile north
of the facility, and he has owned his property for six years.
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, CIO WESTERN SUGAR
COOPERATIVE (USR#1654)
PAGE 5
Howard Axelson, surrounding property owner, stated the site previously proposed for this facility,
at the intersection of County Road 43 and O Street, was denied two years ago by the Planning
Commission, due to traffic concerns. He indicated County Roads 43 and 66 do not contain
shoulders, both are very narrow roads, and the intersection of County Roads 66 and 41 is a blind
intersection. He clarified three fatalities have occurred at that intersection within the 17 years he
has owned his residence, and he requested the County conduct a thorough review of the
intersection. He requested the company be required to utilize the re-haul route,which will alleviate
the amount of truck traffic on County Road 43. He clarified staff presented a photograph which did
not depict the north side of the intersection of County Roads 43 and 66, which is very narrow, and
a semi-truck recently went off the road, with tire tracks still visible. He indicated the trucks turning
at the intersection will utilize both lanes on both roads. In response to Commissioner Rademacher,
Mr. Axelson indicated the blind intersection is located one mile west of the proposed facility, and
a Stop sign has been placed on County Road 66; however, he believes many trucks will utilize the
intersection to travel to the proposed facility.
Barnard Geisick, surrounding property owner, stated the intersections within the surrounding area
are not constructed to accommodate large trucks. He stated County Road 41 contains no visibility
to the north, and the trucks traveling from the Town of Eaton and surrounding area may utilize
County Road 43; however, he believes County Road 43 will not be able to handle additional truck
traffic. He clarified the intersection of U.S. Highway 85 and County Road 66 is also very
dangerous, since there is very limited access, no shoulder, and barrow ditches. He indicated if any
trucks were to have mechanical problems, there is no room to pull off the road, therefore, other
vehicles will be stranded. He estimated a truck will pass through the intersection at least once per
minute, and if a truck cannot proceed through the intersection, it will create a nightmare for other
motorists. He clarified he has previously hauled beets into the current station within the City of
Greeley; however,the roads leading to the current facility are four-lane roads with adequate turning
access, controlled by traffic lights. He further clarified a majority of the trucks making deliveries
are large trucks, including semis and tandem-trailers. He indicated a truck slid into the ditch
approximately two weeks ago, as referred to previously by Mr. Axelson, and the wrecker truck tied
up the intersection for over two hours. He stated when the equipment was previously moved to the
site, the applicant utilized State Highway 392 to the north; however, there were still problems with
turning into the site. He indicated County Road 66 is a poor location to provide access for a large
amount of traffic.
Alvin Whitman, Jr., Weld County resident, expressed his support for the proposed facility. He
indicated he hauls beets to the current facility, utilizing County Road 43; however, to help alleviate
traffic problems, he will access U.S. Highway 85. He clarified the route will be a couple miles out
of his way; however, it will help the traffic flow to the site and prevent some problems with the
described intersections. He confirmed he operates seven trucks on County Road 43 during harvest
season.
Jenny Axelson, surrounding property owner, indicated she is not is support of the proposal, due
to safety concerns. She stated she was recently traveling on County Road 66 when she
encountered a truck with an oversized piece of equipment. She indicated she had to pull over into
an oil and gas access road, since the road does not contain shoulders, and she is concerned about
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, C/O WESTERN SUGAR
COOPERATIVE (USR#1654)
PAGE 6
the amount of agricultural equipment which travels the road during the harvest season. She
indicated motorists which are not from an agricultural background will not understand the
importance of paying attention to farming equipment on the roads so they may stop and pull over.
There being no further comment, the Chair closed the public testimony portion of the hearing.
Mr. Otto clarified the site currently contains the piling equipment, since it had to be moved out of
the previous facility due to the sale of the property; however, the equipment is not yet assembled.
He indicated the equipment will be consolidated once it is put together; however, he does
understand the concerns that the property currently appears to be in disarray. He stated the traffic
volume within the surrounding area is currently comprised of many of the trucks which deliver to
the facility within the City of Greeley, therefore, he believes most of the traffic will utilized the same
route. He clarified an application was presented approximately two years ago for a different
location; however, the matter was not pursued after denial from the Planning Commission, and the
company continued to operate from the current location. He indicated Leprino Foods intends to
utilize the entire facility, therefore, an alternative site location is now necessary. He indicated the
site will not be wasting prime farm ground, since the current farm ground will be dried up for
augmentation purposes, therefore, the land will be re-used beneficially. Mr. Otto stated many of
the County Roads do not contain shoulders, and many other intersections within the County
encounter similar situations with traffic. He indicated there is no perfect location for this type of
use, and confirmed the applicant is open to increasing the size of the intersection. He stated the
applicant is agreeable to a pre-determined re-haul route, and clarified a contract hauler delivers the
product to the facility within the Town of Fort Morgan. He indicated that it will be necessary to work
in conjunction with the County to keep the re-haul route clear of debris, including snow. He
explained the company had to apply for permits to move the pilers onto the site, and due to the
restrictions of the permit, a designated haul route had to be utilized. He indicated the route utilized
for delivery of the pilers to the site was only a one-time route to be utilized, and the equipment will
not be moved from the site. He further clarified the current access could not be utilized due to
location of the adjacent irrigation ditch. He indicated many of the beet truck drivers are farmers,
or people who understand agriculture, and he does not believe the beet trucks will cause any more
traffic problems than any of the other vehicles utilizing County Roads.
Chair Jerke indicated many of the concerns voiced today are in regards to safety and the condition
of the County Roads. Responding to Chair Jerke, Mr. Dunker indicated the re-haul route is
described within Development Standard #11, which he read into the record. Further responding
to Chair Jerke, Mr. Otto indicated the applicant will have complete control of the re-haul route to
be utilized since the trucks are contracted. Chair Jerke indicated many of the area gravel pits have
difficulty enforcing hauling routes, since many vendors access the gravel sites. Commissioner
Long suggested the language within Development Standard #11 be modified to indicate County
Road 60.5, in the place of State Highway 263, since the road was recently swapped with the
Colorado Department of Transportation, and is no longer a State Highway. The Board concurred
with the proposed modification. Further responding to Chair Jerke, Mr. Dunker indicated the
proposed Conditions of Approval #.1.G and #1.H, within Exhibit J, address the required
improvements to be completed at the intersection. He indicated the northwest corner currently
contains a radius of 22 feet, and the applicant will build up the road base and extend the culvert
in order to extend the radius to 36 feet. He clarified the radius cannot be extended any father, due
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, C/O WESTERN SUGAR
COOPERATIVE (USR#1654)
PAGE 7
to the location of the power pole, bollards will be placed in front of the pole in order to protect the
pole, and the Department is requiring a 40-foot turning radius at the entrance of the site. He
confirmed he believes the proposed work will help to alleviate the traffic concerns. He further
reiterated the traffic counts on County Roads 66 and 43, and indicated County Road 43 is the
through road. In response to Commissioner Long, Mr. Dunker indicated the most recent traffic
count was completed during the period of June 9, through June 12, 2008. Commissioner Long
indicated the roads may be experiencing additional traffic due to the bridge closure on County
Road 60.5, which may be skewing the results; however, Mr. Dunker confirmed the traffic counts
completed in 2006 indicated a larger volume of vehicles. Responding to Commissioner Masden,
Mr. Dunker indicated the turning radii will be increased on the north side of the intersection, by
increasing the width of the west side of County Road 43, and increasing the north side of County
Road 66. Further responding to Commissioner Masden, Mr. Dunker indicated the south side of the
intersection could also be increased,which would require extension of pipes; however, he does not
believe a total of 36 feet of radius can be accomplished. He further stated extending the southern
portion of the intersection will help to make the intersection look more balanced, and a Stop sign
will be moved back. He requested the language within proposed Condition of Approval #1.G be
modified to state "...enlarging the turning radius on the northwest and the southwest corners of
County Roads 43 and 66...". In response to Chair Jerke, the Board concurred with the addition of
Conditions of Approval #1.G and #1.H, as amended. Responding to Chair Jerke, Mr. Dunker
indicated the applicant will not be allowed to stage trucks along the County Roads,and clarified the
drive into the site is configured within a circular pattern, therefore, trucks can be staged within the
field on the site. Mr. Otto confirmed the trucks are typically directed onto the site so that they are
not sitting on the road.
In response to Commissioner Masden, Mr. Dunker indicated staff could review the intersection of
County Roads 41 and 66, to determine how the blind spot within the intersection may be
addressed. Chair Jerke indicated the Board is intending to present an official request that the
Department review the intersection to help alleviate the concerns of surrounding property owners.
Mr. Dunker confirmed the Sheriff's Office has indicated it will increase the patrols along County
Road 43 in order to reduce traffic speed within the area. Chair Jerke requested that after review
of the intersection, the Department of Public Works schedule a work session with the Board to
provide an update. In response to Chair Jerke, Mr. Otto indicated he has reviewed, and concurs
with, the Conditions of Approval and Development Standards.
Commissioner Rademacher stated he would like to discuss the Development Standards which
include restrictions on the hours and/or days of operation. Following discussion among the Board,
the Board concurred with the deletion of Development Standards#6 and#7, the modification of all
references of "any given yea?' to become "any given harvest season," and the modification of
Development Standard #8 to delete the words "...generally between the time period of
September 1, to October 31, of any given year." In response to the Acting Clerk, Mr. Dunker
clarified the language to new Condition of Approval #1.G shall be modified to state, "...enlarging
the turning radius on the northwest and the southwest corners of County Roads 43 and 66...", and
the Board concurred with the modification. Commissioner Masden requested that the language
of Development Standard#9 be reviewed, and in response, Commissioner Rademacher indicated
the language states the hours of operation will "generally" occur primarily between the described
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, C/O WESTERN SUGAR
COOPERATIVE (USR#1654)
PAGE 8
months, therefore, he believes the applicant will not need to seek permission from the Board if
operations were to occur slightly outside of the timeframe presented. Commissioner Garcia
indicated modification of Development Standard #23 is necessary, since the applicant intends to
amend the well permit. Chair Jerke suggested the words, "unless a Change of Use is approved
by the Water Court' be added to the end of Development Standard#23, and the Board concurred
with the additional language. Responding to Chair Jerke, Mr. Otto indicated he concurs with all of
the described modifications to the Conditions of Approval and Development Standards.
Commissioner Long expressed his appreciation to the surrounding property owners who provided
testimony at today's hearing, and indicated he understands that agriculture is the bread and butter
of Weld County. He stated there is not a perfect solution for any type of business; however, he
believes the Board has worked to mitigate the potential concerns to the best of its ability. He stated
the changes made to the Resolution will enhance the health,safety,and welfare of the surrounding
residents. He indicated he understands the need for the business to relocate, and the new site
may not be a perfect place; however, the impacts to the surrounding area are being mitigated. He
clarified Weld County is not substituting business for safety, rather,the concerns will be adequately
mitigated in order to protect area residents. He confirmed he supports the application.
Commissioner Garcia indicated he concurs with the statements presented by Commissioner Long,
and confirmed he believes the highest and best use of the property is to remain agricultural in
nature in order to support the surrounding agricultural community.
Commissioner Rademacher expressed his appreciation to the surrounding property owners who
provided testimony, and indicated he understands how busy this time of year is. He indicated he
understands the traffic concerns within the area, and confirmed he hauls beets to the site located
in southwest Weld, where the traffic impacts are three times worse. He further indicated utilizing
the property for this use will help to maintain the agricultural nature of the surrounding area, and
he believes this will be a good use for the dried up farm ground. He clarified the Board has worked
to mitigate the expressed concerns, and he is in support of the application.
Commissioner Masden indicated he concurs with the comments previously presented by other
Commissioners, and he is in support of the application. He stated agricultural businesses are
important to the viability of Weld County,and he believes the transportation issues can be mitigated
at the site. He indicated this is a good use for the property, and a good location, therefore, he
supports the application.
Chair Jerke indicated he concurs with the comments presented. He indicated he normally does
not favor utilizing prime farm ground for other uses; however, drying up this farm ground will
augment the water to be utilized on other fields. He indicated the drying of this farm ground has
become a necessity, and the end result is that an agricultural use is allowed to remain on the
property.
Commissioner Long moved to approve the request of Front Range Feedlots, LLC, c/o Western
Sugar Cooperative, fora Site Specific Development Plan and Use by Special Review Permit#1654
for an Agricultural Service Establishment primarily engaged in performing agricultural, animal
2008-1682
PL1970
HEARING CERTIFICATION - FRONT RANGE FEEDLOTS, C/O WESTERN SUGAR
COOPERATIVE (USR#1654)
PAGE 9
husbandry, or horticultural services on a fee or contract basis, including sorting, grading, and
packing fruits and vegetables for the grower (handling and storage of sugar beets) in the
A (Agricultural) Zone District, based on the recommendations of Planning staff and the Planning
Commission, with the Conditions of Approval and Development Standards as entered into the
record. His motion included the modification of Criteria of Approval#2.e, to reflect the correct map
numbers; the addition of Conditions of Approval#1.G and#1.H, including the modifications to the
text,as previously described,with the required re-lettering;the modification of all references of"any
given yea?'to become"any given harvest season;"the deletion of Development Standards#5,#6,
and#7; the modification of Development Standard#8 to delete the words"...generally between the
time period of September 1, to October 31, of any given year"; the modification of Development
Standard #11, to replace the reference of State Highway 263 with County Road 60.5; and the
modification of Development Standard#23,to add the words"unless a Change of Use is approved
by the Water Court." The motion was seconded by Commissioner Rademacher, and it carried
unanimously. There being no further discussion, the hearing was completed at 11:15 a.m.
This Certification was approved on the 23rd day of June, 2008.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
ffl� � WELD COUNTY, COLORADO
ATTEST: I f "r
am H. Jerke, Chair
Weld County Clerk to
(1 Robert D. Maslen, Pro-Tem
:s 6
Deputy Cle to the Board
Wil F. Garcia
David . Long
Douglias Rademach r
2008-1682
PL1970
EXHIBIT INVENTORY CONTROL SHEET
Case USR #1654 - FRONT RANGE FEEDLOTS, LLC, CIO WESTERN SUGAR
COOPERATIVE
Exhibit Submitted By Exhibit Description
A. Planning Staff Inventory of Items Submitted
B. Planning Commission Resolution of Recommendation
C. Planning Commission Summary of Hearing (Minutes 06/03/2008)
D. Clerk to the Board Notice of Hearing (Filed under Legals)
E. Jeff Stewart Letter of Opposition dated 06/02/08
F. Planning Staff Certification and photo of sign posting
G. Greeley-Weld County Airport Referral with Comments received 06/04/08
H. Public Works Staff Map of re-haul route
I. Public Works Staff Map of Intersection Improvement Plan
J. Planning Staff Memo re: Additions to Conditions of
Approval
K.
L.
M.
N.
O.
P.
Q.
R.
S.
T.
U.
V.
N � � M
,Y. i c1 O N
•
J ``%` ` P-
w �9 i o - L'°
w
a.
u ( , y r
O Q av �, S ��� � \-‘ _._(o Ql
v i 'I, . '-
N t ' •---F CT � �°A
r `v F, ti
w o W T �re z e5 ` 'v �'� J �y�C4 h
V N w y U ^ V��� N (t— \ \ 1 v .- CI
W
Q Z -aa U J �✓ -- N
F ›.- J ro
)r- 00 Cl) 0 w0 ` y \, i� �? Ci-
W
y w E
I w m
I- w C
Z
a
I c �L
g Z \ t- ,., �4 �t
o te o k c v 3�i,� r''
C1 q
Q v 3 �=—� �v
ac a v s d
2 a v w a o ' �'N - \ � � 1% ` _F
c a Z �'� a
Hello