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Home My WebLink About20081309.tiff S f&tr MEMORANDUM WI` a TO: Board of County Commissioners March 27, 2008 COLORADO FROM: Jacqueline Hatch SUBJECT: AMUSR-686 Martin and Johanna Bangma 1989 Trust and Rocky Mountain Fuel Company represented by Mile High Dairy LLC c/o Dusty McCormick with AGPROfessionals LLC, 4350 Hwy 66, Longmont CO 80504 The Department of Planning Services has received the attached letters after the Planning Commission hearing and is requesting they be included in the file. Thank you • • I EXHIBIT E. 2008-1309 ,4'"'u& 1144 o "r." )• )mo "C•.L; o c \ Ij . 4 .11 H r; o P ti re } a "Nri• • x' !�' y vy • • y' 1 r, 10 .. 13* C 1»x.• qy • ,., IA ,I, �.1.• 0tl • • •,f ire .i.. • 1; r'1 r ) C V S. • ' 1t! a'''- ^J f - rt-; m n, J r �. i r., a, 43• _ �' . CoG"r �, L: ar rr3 L,, t n. .;) <r I 0 -3 .,a: ) C p ^., (.; 7.- g -4", CI . ko lirl,t,.:1:-.61:.7.);;41..:-51 o , 4i t y t:i ctr, , N ; <-s ^, O', : . c.? •-S J t, r•1 .13. 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L ..' 1 ..1 } CI • • ;4. �C lYA o �. _. .: ■� AU 1_eMoJ C icy, z':0 0, / 1 Page 1 of Jacqueline Hatch iiiom: Gary Clauson [clausong@yahoo.com] nt: Wednesday, March 19, 2008 8:57 AM To: Jacqueline Hatch Subject: AM USR-686 Hello Jacqueline, Was there a decision on the diary farm expansion in yesterday's meeting? If it is still open for discussion, I oppose the expansion. I live about 3/4 of a mile to the southeast and due to the prevailing winds, we often are in the path of the odor. I expect this odor, due to my choice to live in the country, but a large increase in the size of the operation and the addition of storage lagoons would make our neighborhood very unpleasant. I request that AM USR-686 be denied. Sincerely, Gary R Clauson 311 Adams Ave. Mead, CO 80542 303-775-6599 cell • Be a better friend, newshound, and know-it-all with Yahoo! Mobile. Try itnow. • EXHIBIT 8 r AmUSR.tele 03/19/2008 Esther Gesick o Jacqueline Hatch nt: Thursday, April 17, 2008 8:34 AM o: Esther Gesick Subject: FW: Bangma planned development This is for case AMUSR-686 THANKS (I already responded to him) Original Message From: E.Sam Fishman [mailto:esamf3@yahoo.com] Sent: Thursday, April 17, 2008 1:21 AM To: Jacqueline Hatch Subject: Bangma planned development I own a small farm at 1726 WCR 34; belatedly I've discovered papers on my desk re Case # AmUSR-686 presumably heard before the Planning Commission on 18 March '08. What came of this hearing? Was their request granted? (Personally, I favor their continuing presence in the area. I would have OPPOSED the efforts of Williamson, et al to block this expansion. ) E. Sam Fishman, M.D. 3456 West 23rd Ave. Denver, Colo. 80211 303-477-1079 • Be a better friend, newshound, and know-it-all with Yahoo! Mobile. Try it now. http://mobile.yahoo.com/; _ylt=Ahu06i62sR8HDtDypao8Wcj 9tAcJ • 11431T 1 Esther Gesick itie•om: Esther Gesick nt: Tuesday, April 29, 2008 2:32 PM o: Tom Haren' Subject: RE: AmUSR-686- Mile High Dairy Tom, Your e-mail will be adequate response for the 45-day waiver. I'll be setting it up this week, so you should be receiving a notice the first part of next week. Thanks! Esther E. Gesick Deputy Clerk to the Board 915 10th Street Greeley, CO 80631 (970)356-4000 X4226 (970)352-0242 (fax) Original Message From: Tom Haren [mailto:tharen@agpros.com] Sent: Tuesday, April 29, 2008 1:51 PM To: Esther Gesick Cc: Cody Hollingsworth Subject: RE: AmUSR-686 - Mile High Dairy Esther, liti have talked with the client and we would like to schedule the Mile igh hearing for the May 21st agenda. Please let me know if there are any problems with this schedule and if I need to send you a formal request and 45-day waiver. Sincerely, Thomas Haren AGPROfessionals, LLC Original Message From: Esther Gesick [mailto:egesick@co.weld.co.us] Sent: Tuesday, April 22, 2008 11:37 AM To: Tom Haren; Cody Hollingsworth Cc: Bruce Barker; Ke Subject: RE: AmUSR-686 - Mile High Dairy Tom, I overlooked one other item --- at tomorrow's hearing, PF-1129 for The Home Ranch, LLC, is a PUD Final Plan for 8 residential lots that is being continued to 5/14. Esther E. Gesick Deputy Clerk to the Board 915 10th Street Greeley, CO 80631 S70)356-4000 X4226 70)352-0242 (fax) EXHIBIT Original Message 7 14 1 0 From: Tom Haren (mailto:tharen®agpros.com] Sent: Monday, April 21, 2008 12 :08 PM To: Esther Gesick; Cody Hollingsworth Cc: Bruce Barker; Ke •bject: RE: AmUSR-686 - Mile High Dairy Esther, Sorry I am still working with the client on the best situation for their project. We regret not being able to keep the original date and the client has not waived their 45 days at this time. Can you please forward the items currently on the County agenda for April 14, 21 and 28. Hopefully that will aid in our decision. Sincerely, Thomas Haren AGPROfessionals, LLC Original Message From: Esther Gesick [mailto:egesick®co.weld.co.us] Sent: Friday, April 18, 2008 1:42 PM To: Cody Hollingsworth; Tom Haren Cc: Bruce Barker Subject: RE: AmUSR-686 - Mile High Dairy Cody, Unfortunately, in order to keep the 7th date I needed to send the notice today by 12:00, and Bruce indicated there would not be an attorney available that day anyway. The next available dates are Wednesday (5/14) which already has four cases, two of which I anticipate will be fitther lengthy. The 21st is also an option; there is one violation se, in addition to the other case (Aurora Dairy) from the 7th that had to be rescheduled. I know none of the options are great, but that is the schedule we are faced with. Please let me know. Thanks! Esther E. Gesick Deputy Clerk to the Board 915 10th Street Greeley, CO 80631 (970) 356-4000 X4226 (970) 352-0242 (fax) Original Message From: Cody Hollingsworth [mailto:chollingsworthoagpros.com] Sent: Friday, April 18, 2008 12:24 PM To: Esther Gesick Subject: RE: AmUSR-686 - Mile High Dairy Esther, Our client does not want to push the hearing out that far. Are all the county attorney's gone on the 7th? Is there anyway we can keep and earlier date? Let me know. I will be out of the office this afternoon, please call my cell 720-684-7219. Thanks tidy Hollingsworth anner/Broker AGPROfessionals LLC 720-684-7219 chollingsworth@agpros.com 2 Original Message From: Esther Gesick [mailto:egesick@co.weld.co.us] Sent: Thursday, April 17, 2008 4 :03 PM Cody Hollingsworth : Jacqueline Hatch Subject: AmUSR-686 - Mile High Dairy Cody, I was just checking in to see if you were able to get a response from the applicant regarding a waiver of the 45-day scheduling deadline and allowing a hearing date on May 21st. I had originally planned on scheduling the case for May 7, but the County Attorney will not be present, and the following week is already booked. Please let me know as soon as possible so I can notify Jacqueline for sign posting before she leaves on vacation next week. Thanks! Esther E. Gesick Deputy Clerk to the Board 915 10th Street Greeley, CO 80631 (970)356-4000 X4226 (970)352-0242 (fax) • • 3 Esther Gesick �nom: Jacqueline Hatch t: Wednesday, May 14, 2008 7:47 AM To: Esther Gesick Subject: FW: Bangma planned development This is for case AMUSR-686 Thanks! Original Message From: E.Sam Fishman [mailto:esamf3@yahoo.com] Sent: Wednesday, May 14, 2008 2 :20 AM To: Jacqueline Hatch Subject: RE: Bangma planned development Thank you for your reply. I DID get a Notice re the upcoming hearing. It implied a level of uncertainty re e-mail messages actually getting in front of the Commissioners. So if you would ensure that my viewpoint is noted, I'd appreciate that. I spoke tonight with my tenant farmer, Mr. Buehler. He and his son also strongly favor the continuation of the dairy-farm operation. (Altho since he is not an owner in the area, he doesn't get to express an opinion. ) We purchase manure from Bangma, and are trying to use this action as part of a natural- farming technique, to restore fertility to the land. It is my hope to keep my farm PERMANENTLY as an agricultural operation, eventually custom-growing table vegetables for the farmland-short Denver area. Does anyone ever think about what will happen when all the good, arable land near cities is GONE -- downgraded into water-hungy Suburbias with •eir ticky-tacky housing developments and their McDonald's-per-square-mile? Dr. Sam Fishman --- On Thu, 4/17/08, Jacqueline Hatch <jhatch@co.weld.co.us> wrote: > From: Jacqueline Hatch <jhatch@co.weld.co.us> > Subject: RE: Bangma planned development > To: "E.Sam Fishman" <esamf3@yahoo.com> > Date: Thursday, April 17, 2008, 8:33 AM > This case was heard by the Planning Commission on March 18, > 2008 and > they had a tied vote. A tied vote means that no > recommendation was > forwarded onto the Board of County Commissioners. The > Board of County > Commissioners have not scheduled a hearing date yet for > this application > but if you are a surrounding property owner you will be > notified of that > hearing in writing and a new yellow sign will be posted on > the property > with the hearing date. I will add your email to the record > that you are > in support of the expansion of this facility. > Please let me know if you have any questions > Thanks, > Jacqueline • Original Message }[ EXHIBIT > From: E.Sam Fishman [mailto:esamf3@yahoo.com) > Sent: Thursday, April 17, 2008 1:21 AM 333 mil. > To: Jacqueline Hatch 4wk$g ti'Q 1 > Subject: Bangma planned development > I own a small farm at 1726 WCR 34; belatedly I've Ilidiscovered papers on my desk re Case # AmUSR-686 presumably heard before the Planning Commission on 18 March '08. > > What came of this hearing? Was their request granted? > (Personally, I favor their continuing presence in the > area. I would have OPPOSED the efforts of Williamson, > et al to block this expansion. ) > > E. Sam Fishman, M.D. > 3456 West 23rd Ave. > Denver, Colo. 80211 > 303-477-1079 > >• Be a better friend, newshound, and > know-it-all with Yahoo! Mobile. Try it now. > http: //mobile.yahoo.com/;_ylt=Ahu06i62sR8HDtDypao8Wcj9tAcJ • • 2 Michael Katsampes D.V.M. 2192 Birdie Drive Milliken, Colorado • 80543 fax 970.587.0258 day 970.371.0927 mkatsamps@msn.com May 6, 2008 :1 To Whom It May Concern: My name is Michael Katsampes DVM and I graduated from C.S.U. in 1992. I have practiced almost exclusively on dairy cattle for the past 16 years, and currently own Katsampes Veterinary Service, a dairy practice in the northern Colorado front range area. My practice has 10 dairies totaling approximately 20.000 cows. In addition, I've also owned cattle, and had ownership, in the past, on several dairies. I've been the herd veterinarian of Mile High Dairy since ownership transferred to the Bangma family, and the previous ten years with the prior owner. It has been a pleasure to work with the Bangmas this past year and a half. The dairy is currently well managed with an excellent herd manager, and well trained employees. The attitude of employees is generally very positive with little employee turnover. Animal care and husbandry on Mile High Dairy is excellent, and surpasses previous ownership. There is very little death loss and sickness on this dairy, as compared with my • other dairies, Mile High herd health is well above average, and I would be glad to discuss specific parameters if requested. Corral and stall condition is well maintained, as it was with the previous owner. Corrals and stalls are groomed daily, and following inclement weather bedding is applied quickly. Bedding packs are maintained and removed appropriately, to maintain cleanliness of the cattle. Mile High Dairy has a very low milk somatic cell count (white blood cell count), which is an indication of proper cow management and overall good herd health. The manager and employees are very compliant in regard to following hospital, health deviation, and vaccination protocols and written procedures I have ordered. As a result sick cattle are identified quickly, and respond well to treatment. Due to the fine maintenance of living conditions, the incidence of mastitis and other sickness has declined dramatically. Generally, new producers that come to this area struggle for a period of time, while they learn this local environment. Also, the previous owner was a very good dairyman, and had built this herd into one of the finest in the area. The Bangmas have maintained an excellent staff, and actually increased milk production over previous ownership while decreasing herd health problems. This has been an impressive accomplishment. I believe the Bangma family has the management and staff in place to successfully expand their operation without sacrificing herd health, and I strongly recommend granting their request to increase herd size. Feel free to contact me for further discussion. Sincerely, !',' /'/ i - Vj LPL�yZ j'' k...- • � EXHIBIT Michael Katsampes D.V.M. I a- amuse *lone • Dear County Commissioners, This letter is in regards to the request of the Bangma family for a dairy expansion. Local farms like this dairy will help to keep jobs and revenue in Weld County. The supplies and equipment vital to the operation of a dairy employ many people in many different industries other than just the dairy workers. Changing market conditions have forced all dairy producers to grow to sustain their operations and livelihood. The Bangma's realize the importance that good stewardship of the land and environment play in preserving the quality of life for the generations to come. Livestock operations like the Bangma's proposal provide markets for locally produced crops and provide necessary ingredients for food products to feed our growing population. We • firmly believe that his dairy provides a vital diversity to the local economy. We hope you approve the Bangma Family's dairy. 1 Sincerely, - f t • • To The Weld Commissioners: I understand that the Bangma family is in the process of applying for a special use permit for a dairy expansion. The Bangmas have been a valued customer and prominent figure in the dairy business. Agriculture is very unpredictable and it is a pleasure to hear of someone who wants to grow and bring up their children in the business instead of quitting. Please approve their request as it is hard enough to be in agriculture and opportunities like this don't come along every day. Thank you, yryl Aitere • • Dear Commissioners: I am writing this letter in support of the Mile High Dairy. The Bangma's have been a great customer and solid businessmen. Whatever they endeavor, it is always first class • and in order. I applaud them for wanting to take on the issues and expand their dairy in Weld County and hope you feel the same way by voting in favor of this dairy. Thank you, • • Dear Commissioners; Our relationship with the Bangma family has been excellent. We are frequently at their dairy and have observed their operation to be clean, well maintained and a top cow herd. In comparison to other dairies they have low odor and • have good fly control. They are well organized and friendly. We feel they have environmentally sound management plans. They are an asset to our community. We highly recommend that you grant the dairy permit they have applied for. Thank you, ,lU l/vLir�` • • I have worked with the Bangma family since they first came to Colorado and consider their existing operation to be a well-managed dairy. They understand the dairy industry from the smallest cow comfort details to what it takes to blend with their community. I have no doubt in their ability to manage their proposed dairy and maintain it with the same level of cleanliness and efficiency of their current dairies and I strongly support them. I hope yo will ap rove tl}eir request. Regards, Gi" " '22%//11x- a iii- :11 i • To The Weld Commissioners: I understand that the Bangma family is in the process of applying for a special use permit for a dairy expansion. The Bangmas have been a valued customer and prominent figure in the dairy business. Agriculture is very unpredictable and it is a pleasure to hear of someone who wants to grow and bring up their children in the business instead of quitting. Please approve their request as it is hard enough to be in agriculture and opportunities like this don't come along every day. Thank you, • JuS4 v i< CL2sfec • • To Whom It May Concern, I am in support of the Bangma Dairy. I am on their dairy often and would like to express that it is one of the better maintained dairies that I do work for. The pens are always clean, dry and groomed and therefore there are not as many flies in comparison to other dairies that I work for. Thanks, 4": CliecuArc-LIA— • Dear County Commissioners, This letter is in regards to the request of the Bangma family for a dairy expansion. Local farms like this dairy will help to keep jobs and revenue in Weld County. The supplies and equipment vital to the operation of a dairy employ many people in many different industries other than just the dairy workers. Changing market conditions have forced all dairy producers to grow to sustain their operations and livelihood. The Bangma's realize the importance that good stewardship of the land and environment play in preserving the quality of life for the generations to come. Livestock operations like the Bangma's proposal provide markets for locally produced crops and provide necessary ingredients for food products to feed our growing population. We • firmly believe that his dairy provides a vital diversity to the local economy. We hope you approve the Bangma Family's dairy. Sincerely, x2 �, • Mr. Commissioners: I have been providing services to the Bangma family. During my many visits, I have noticed they are constantly spending the resources needed to update the dairies with new technology, equipment and methods for a safer, cleaner and more efficient workplace for their employees, cows and better milk. Because of their efforts and the continued need for milk products at a reasonable price, I sincerely recommend Weld County grant their request to expand their dairy. Very Truly Yours, • • • We have dealt with the Bangma family and have found them to keep their facilities very well. Fly and odor control do not seem to be a problem. We feel they are very professional people to work with and ask you to grant their request to expand this dairy. • Thank you. • • To The Weld County Commissioners, I am writing this letter in support of the Bangma family application for a special use permit for their dairy. I have done business with the Bangma's and I feel that the County should be very proud to have this dairy in their county. This is also good for the economy of the County, they buy feed and other goods which help the farm economy. Most sincerely, • • • Dear Weld County: I am writing this letter in support of the Special Use Permit for the Mile High dairy. We have been working with the Bangma family since they purchased the dairy. Comparing their dairies with other dairies in the area, they have a well- maintained dairy. Their management system seems to take care of the problems before their really is a problem. It is my opinion that they run a great dairy. • Ast i • To: Commissioners : I am writing this letter in support of the dairy request of the Bangma family. We have done business with the Bangma family since they came to Colorado and have never had any problems with any of our business or personal dealings . We see no reason Weld County should not grant the dairy permit they have applied for and are looking forward to doing business with the family at their new dairy for many years to come. Truly yours, • - ith � • • I have worked with the Bangma family since they first came to Colorado and consider their existing operation to be a well-managed dairy. They understand the dairy industry from the smallest cow comfort details to what it takes to blend with their community. I have no doubt in their ability to manage their proposed dairy and maintain it with the same level of cleanliness and efficiency of their current dairies and I strongly support them. I hope you will approve their request. Regard e/ • • • Dear Commissioners: We provide services to the Bangma family and are familiar with the operation that they run. They are intent upon running a top level dairy in all respects. The expenditure of effort and money to achieve a quality result is a way of doing business for them. With their history of working to develop and maintain a quality operation, we are sure that they will handle this expansion in the same manner. Because of their excellent history, the proposed Mile High Dairy has our full and complete endorsement. This will be a credit to the Dairy Industry and to the county. We can endorse the new dairy because under the Bangma family it will be a positive for the industry and county. • With Regards, • • Dear Commissioners: I am writing this letter in support of the Mile High Dairy. The Bangma's have been a great customer and solid businessmen. Whatever they endeavor, it is always first class • and in order. I applaud them for wanting to take on the issues and expand their dairy in Weld County and hope you feel the same way by voting in favor of this dairy. Thank you, �5hjoy £PLba n&u • To The Weld County Commissioners, I am writing this letter in support of the Bangma family application for a special use permit for their dairy. I have done business with the Bangma's and I feel that the County should be very proud to have this dairy in their county. This is also good for the economy of the County,they buy feed and other goods which help the farm economy. Most s. cerely, • 6 .4;17 See • It is necessary for agriculture to expand to remain competitive in the market. New dairies need feed and supplies that will keep others in business. Please help us preserve agriculture in Weld County and support and approve the Mile High dairy. • • • TO WHOM IT MAY CONCERN: I have frequently been on the dairy on many occasions and have always found the dairy to be very clean and maintained. The Bangma's take pride in keeping the dairy in good shape. They have gone to great lengths to stay on top of their business and I support their plan for a new dairy. 6 )147232_,A___LI--__ • • • Mr. Commissioners: I have been providing services to the Bangma family. During my many visits, I have noticed they are constantly spending the resources needed to update the dairies with new technology, equipment and methods for a safer, cleaner and more efficient workplace for their employees, cows and better milk. Because of their efforts and the continued need for milk products at a reasonable price, I sincerely recommend Weld County grant their request to expand their dairy. Very Truly Yours, • • Dear Weld County Commissioners: This letter is to support the Bangma family and their proposed dairy. We are from a farming background and like to see agriculture be able to grow with the times. The Bangma family does a fine job of keeping their facility neat and orderly. They have spent a large amount of time, money and effort to update and improve and existing dairy in Weld County. Please approve their wishes to modernize this dairy. Thank you. ? / • • • Commissioners of Weld County - I support the Bangma family and their request to grow their dairy in Weld County. Being in agriculture, it is a constant challenge to remain competitive with the ever changing cost of doing business. The Bangma's are young and feel the need to update their facility to remain competitive in the dairy business. Their current dairy is clean and well-organized and I feel they are capable of handling and managing this dairy. SgisirtA • • To The Weld County Commissioners I am writing this letter on behalf of the Mile High Dairy. I am their Milk Hauler and I go there every day. It is operated and maintained well. We need more dairies and farm land in Weld County. Please grant them the permit they need to expand. ‘xleadiaese7/._ Thank you • Dear County Commissioners, This letter is in regards to the request of the Bangma family for a dairy expansion. Local farms like this dairy will help to keep jobs and revenue in Weld County. The supplies and equipment vital to the operation of a dairy employ many people in many different industries other than just the dairy workers. Changing market conditions have forced all dairy producers to grow to sustain their operations and livelihood. The Bangma's realize the importance that good stewardship of the land and environment play in preserving the quality of life for the generations to come. Livestock operations like the Bangma's proposal provide markets for locally produced crops and provide necessary ingredients for food products to feed our growing population. We • firmly believe that his dairy provides a vital diversity to the local economy. We hope you approve the Bangma Family's dairy. Sincerely, • • IcQ I 0 C�ecec,,) t-y Cc, m,n,`S5,'o,, ei-s It is necessary for agriculture to expand to remain competitive in the market. New dairies need feed and supplies that will keep others in business. Please help us preserve agriculture in Weld County and support and approve the Mile High dairy. • • • Dear Weld County Commissioners: This letter is to support the Bangma family and their proposed dairy. We are from a fanning background and like to see agriculture be able to grow with the times. The Bangma family does a fine job of keeping their facility neat and orderly. They have spent a large amount of time, money and effort to update and improve and existing dairy in Weld County. Please approve their wishes to modernize this dairy. Thank you. .kssk • • To The Weld Commissioners: I understand that the Bangma family is in the process of applying for a special use permit for a dairy expansion. The Bangmas have been a valued customer and prominent figure in the dairy business. Agriculture is very unpredictable and it is a pleasure to hear of someone who wants to grow and bring up their children in the business instead of quitting. Please approve their request as it is hard enough to be in agriculture and opportunities like this don't come along every day. Thank yo , 7 • • • To Weld County: The Bangma family has been doing business with us for several years and I know them to be very modem, progressive dairymen with a strong concern for their community and the environment. They produce a very good and wholesome product and it is my opinion that we need more producers like them. I encourage you to look favorably on the Bangma family's request for a permit for their dairy. Sincerely, 4 • rel I£4/s • • To: Commissioners : I am writing this letter in support of the dairy request of the Bangma family. We have done business with the Bangma family since they came to Colorado and have never had any problems with any of our business or personal dealings . We see no reason Weld County should not grant the dairy permit they have applied for and are looking forward to doing business with the family at their new dairy for many years to come. Truly yours, • 067W • • I have worked with the Bangma family since they first came to Colorado and consider their existing operation to be a well-managed dairy. They understand the dairy industry from the smallest cow comfort details to what it takes to blend with their community. I have no doubt in their ability to manage their proposed dairy and maintain it with the same level of cleanliness and efficiency of their current dairies and I strongly support them. I hope you will approve their request. Regarrdd�s, /7/ 7S97-c.., • • Mr. Commissioners: I have been providing services to the Bangma family. During my many visits, I have noticed they are constantly spending the resources needed to update the dairies with new technology, equipment and methods for a safer, cleaner and more efficient workplace for their employees, cows and better milk. Because of their efforts and the continued need for milk products at a reasonable price, I sincerely recommend Weld County grant their request to expand their dairy. Very Truly Yours, • • • Dear Commissioners: We provide services to the Bangma family and are familiar with the operation that they run. They are intent upon running a top level dairy in all respects. The expenditure of effort and money to achieve a quality result is a way of doing business for them. With their history of working to develop and maintain a quality operation, we are sure that they will handle this expansion in the same manner. Because of their excellent history, the proposed Mile High Dairy has our full and complete endorsement. This will be a credit to the Dairy Industry and to the county. We can endorse the new dairy because under the Bangma family it will be a positive for the industry and county. With Regards, t'a pct ouLcv- (/Uc+ti Dear Commissioners: We provide services to the Bangma family and are familiar with the operation that they run. They are intent upon running a top level dairy in all respects. The expenditure of effort and money to achieve a quality result is a way of doing business for them. With their history of working to develop and maintain a quality operation, we are sure that they will handle this expansion in the same manner. Because of their excellent history, the proposed Mile High Dairy has our full and complete endorsement. This will be a credit to the Dairy Industry and to the county. We can endorse the new dairy because under the Bangma family it will be a positive for the industry and county. • With ards, R7 ik„ 0 • I am writing this letter on behalf of the Bangma family. During the time I have known the Bangma's, their dairy operation has been progressive and successful. The dairies produce substantial income for the county and provide employment for area residents. Allowing them to expand the dairy will improve their efficiency and help the to remain competitive in the rapidly changing dairy industry. I encourage you to look favorably upon the Bangma's request for a special use permit for their dairy. • • The Commissioners of Weld County: We would like to express out support in favor of the proposed Mile High dairy. Weld County is a large producer of agricultural products. The Mile High dairy not only adds to the needed milk, it also provides a market for other producers goods and services as well as employment. Based on these ideas we would ask that you support the Mile High Dairy. • Thank you. 0 / • • To The Weld County Commissioners, I am writing this letter in support of the Bangma family application for a special use permit for their dairy. I have done business with the Bangma's and I feel that the County should be very proud to have this dairy in their county. This is also good for the economy of the County, they buy feed and other goods which help the farm economy. Most sincerely, • • • To Whom It May Concern, I am in support of the Bangma Dairy. I am on their dairy often and would like to express that it is one of the better maintained dairies that I do work for. The pens are always clean, dry and groomed and therefore there are not as many flies in comparison to other dairies that I work for. Thanks, ."<„,--7-y V - • • • Dear County Commissioners, This letter is in regards to the request of the Bangma family for a dairy expansion. Local farms like this dairy will help to keep jobs and revenue in Weld County. The supplies and equipment vital to the operation of a dairy employ many people in many different industries other than just the dairy workers. Changing market conditions have forced all dairy producers to grow to sustain their operations and livelihood. The Bangma's realize the importance that good stewardship of the land and environment play in preserving the quality of life for the generations to come. Livestock operations like the Bangma's proposal provide markets for locally produced crops and provide necessary ingredients for food products to feed our growing population. We • firmly believe that his dairy provides a vital diversity to the local economy. We hope you approve the Bangma Family's dairy. Sincerely, • Mr. Commissioners: I have been providing services to the Bangma family. During my many visits, I have noticed they are constantly spending the resources needed to update the dairies with new technology, equipment and methods for a safer, cleaner and more efficient workplace for their employees, cows and better milk. Because of their efforts and the continued need for milk products at a reasonable price, I sincerely recommend Weld County grant their request to expand their dairy. Very Truly Yours, • ( J i Ff" IC;GicL_rLid • • TO WHOM IT MAY CONCERN: I have frequently been on the dairy on many occasions and have always found the dairy to be very clean and maintained. The Bangma's take pride in keeping the dairy in good shape. They have gone to great lengths to stay on top of their business and I support their plan for a new dairy. • • • Dear Weld County: I am writing this letter in support of the Special Use Permit for the Mile High dairy. We have been working with the Bangma family since they purchased the dairy. Comparing their dairies with other dairies in the area, they have a well- maintained dairy. Their management system seems to take care of the problems before their really is a problem. It is my opinion that they run a great dairy. • UU • • Dear Commissioners: I am writing this letter in support of the Mile High Dairy. The Bangma's have been a great customer and solid businessmen. Whatever they endeavor, it is always first class • and in order. I applaud them for wanting to take on the issues and expand their dairy in Weld County and hope you feel the same way by voting in favor of this dairy. Thank you, 9 ( MAY-19-2008 MON 03:06 PM SOUTHWEST WELD PLANNING FAX NO. 720 652 4211 P. 02 MI IAN • REAL ESTATE & LAND USE PLANNING °°n May 16, 2008 �ovey�sf��/°e Mqy ei ,a, 4" 7,9 , N4,' 44941. Weld County eit Department of Planning Services 40 4209 CR 24'h Longmont, CO 80504 Attn: Jacqueline Hatch RE: Mile High Dairy,LLC(Martin Bangma and Johanna Bangma 1989 Trust) Amended USR No. 686 Dear Ms. Hatch: LANDPRO would like to express its full support of the expansion of the USR for Mile High Dairy,LLC. Ill Regards, Mark D. Drouhard Owner/Broker LANDPROPESSIONALS,LLC 11409 Business Park Circle*120 Longmont,CO 80504 Laurel . . Associate Broker REAL ESTATE, LAND PLANNING, CONSULTING LANAPROFESSIONALS.LLC. 11409 Business Park Circle-#120 ■ Longmont,CO 80504 • • office 970535.4941 or 303.772.1164 • fax 303.772.1286 ■ www.landpros.net MAY-19-2008 MON 03:06 PM SOUTHWEST WELD PLANNING FAX NO. 720 652 4211 P. 03 • ��a Gl �j yn`a 'o May 16, 2008 9/-re j 6>4s4 ,44 Weld County j Department of Planning Services SO 4209 CR 24 Vx Longmont,CO 80504 Ann: Jacqueline Hatch RE:Mile High Dairy,LLC(Martin Bangma and Johanna Bangma 1989 Trust) Amended USR No. 686 _ Dear Ms.Hatch: I would like to express my full support of the expansion of the USR for Mile High Dairy,LLC. Reg j,e-f-tia • Glen S. Douthit Douthit Hudson,LLC 4886 Highway 66 Longmont,CO 80504 • • ' PO COMPLETE LAND & RESOURCE SOLUTIONS FAX DATE: S O Q TO: 6 S-11- le-. Q Ee s , c /C FROM: o M I- \ R 6 FAX#: 9 0 - 35 O • #OF PAGES: .3 Urgent ^For Review Please Reply Fri r, ; L� N ; EH S f13 Grim f\ 4350 Highway 66 . Longmont, CO 80504 970.535.9318 /office. 303,485.7838 /metro .970.535 9854/fax . www g?nro5.com • EXHIBIT 1 amuSE. 1111 TO: Roger A.Monroe and Alice R Maniocs- FROM: Martin Bangma and Johanna Bangma 1989 Trust,a trust DATE 5116/08 SUBJECT: Release of"Easement Grant" Martin Bangma and Johanna Bangma 1989 Trusty do hereby release the"Easement Grant" (between Roger A.and Agee E.Monroe and Bernard and Chat L. Roogland),as recorded under Book 1086(page 1&2)and Reception number ber 02026717 as attached and referenced hereto subject to the following: 1) The effective date of this release shall be May 15,2009 and shier'to the Weld County Commission approval of Amended USR No.606(Mlle High Dairy LLC expansion)as scheduled for approval by the Weld County Commissioners on May 21st,2008. Martin Bangum, Date trait-Cr obauna Bangma, Date c4)44. o:f Ce/oy a do (chit/III 07 Weld -K2. -Far IA/ uintA71 A/cbu/me/t7T lilt dvellidiedb&e Mt 84/05/19/aecs &� A/a�1iW%LZTTA444/4 rn4 prz/vcl'/ Qin ' -5 fl'!� t#mfilar,l/o,✓ 4 oi1r.1 6-2.1 : ' Pukka• y • May 16,2008 To the Weld County Planning Commission: This letter is to inform you that all easement disputes have been settled between Bagma Dairy, Roger/Alice Monroe and Kevin/Susan Vendegna (property owners to the south of Bagma Dairy). We neither endorse nor contest the expansion of Bagma Dairy at this time. We hope that the planning commission will take into account the best interest of all properties affected including Bagma Dairy. Sincerely, • Kevin Vendegna 1975 County Road 32 tigmonC9 JO/504 • WELD DEVELOPMENT COMPANY LLC P. O. Box 771 Castle Rock, Colorado 80104 (303) 681-9100 VIA EMAIL AGPROfessional, LLC 4350 Highway 66 Longmont, Colorado 80504 Attn: Cody Hollingsworth RE: Docket # 2008-41, request for a Site Specific Development Plan and Amended Use by Special Review Permit # 686 • Dear Mr. Hollingsworth, Thank you for taking the time to meet with us regarding the above referenced application for expansion of the existing diary operation located west of and adjacent to WCR5 and north of and adjacent to WCR 32. After reviewing the plans for the proposed expansion, Weld Development Company LLC, (owners of the land located east of and adjacent to WCR 5 and immediately across the road from the land owned by the dairy) wish to support the approval of the proposed expansion. Weld Development has concluded that the proposed improvements to the property such as the relocation of the drainage • pond(s), addition of the trees along WCR5, and changing the � y �Y location of the manure/composting area will enhance the dairy operations and should result in making it a better and more responsible neighbor. Sincerely, Larry Huddleson Managing Member C.C. egesick@co.weld.us BOARD OF COUNTY COMMISSIONERS' SIGN POSTING CERTIFICATE • THE LAST DAY TO POST THE SIGN IS May 11, 2008 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, Jacqueline Hatch, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE BOARD OF COMMISSIONERS HEARING FOR AMUSR-686 IN THE AGRICULTURAL ZONE DISTRICT. Jacqueline Hatch Name of Person Posting Sign —Jacqueline Hatch --- • Signature of Person Posting Sign STATE OF COLORADO ) ss. COUNTY OF WELD The foregoing instrument was subscribed and e this lay of 1 ` 1 , 2008. WITNESS my hand and official seal. •01 P(/g J • WNW snimmi ;o t i4 tart' Public yr4 . .. My commi tka.F.E5( - es 10-14.2011 My Commission Expires: • • • + r \ o` ten- { Y 6 ♦ � iY•- Sj {, £• 4` - }-VC's"- »,'' C .) - 1 it,,S ST' ' ) .`au» �'�a l C2 et f Y .w W W t. W =La"108 ..i _ �►at Jr M ; _. r v .ec F Q �,., , i ,.t.. Q an 'as SI /a CI " }.fir act =Di di�" j v.: J*7. 0 Clia ma "sci CD ill' I C:7 I::: ' ' ' a" iii 3 Li. t� t z wry "JC en k { ( ` �n-..�E *e,. i-r �I! si JCL Q A r... occCI � ---- _ f .: v� z v^ IAA • t too to illg0 Nat Q ZC •2 Cr p ac °� �-�" ' U ! n Li ;...1 ^';.t�'?fC y ,`� t. », �J %' _ 1 y.., - .t . _ r 4 + a z yy r ' <'rt3 - t�.i'"'f.' +' _• !,:.,...144 `uJ•!Par t- st {.y+:\F ;€', � , , '�'x , A .{r ZTN. { >, ...T:a Z "w;^' �' TA • 4. 0. ,}} . ,�. It ' ° Y '9 _ , 'k_ A r ; + .,.:r+' - . ..--- ‘.Or" • Mile High Dairy Amended USR 686 Applicant: Bangma Family c% AGPROfessionals, LLC 4350 Highway 66, Longmont CO 80504 • Good Afternoon, Thomas Haren AGPROfessionals, LLC 4350 HWY 66 Longmont, CO 80504. I will be representing Wes and Kelly Bangma and the Bangma Family for their requested Mile High Dairy application. • EXHIBIT 1 • E k' l T'I%i A • r n �S. A _ ✓. l t,tl tfriatri• x • � A r .✓ ` ` ` . - �I h rc R 1 file - t r • 1 . The existing dairy is located at 15333 WCR 5 2. Here is the Southwest Weld Complex for reference 3. 1-25 4. Hwy 66 5. CR 5 6. CR 32 7, CR 34 8. Downtown Mead • • Bangma Family • Multi Generation Dairy Family • Changes needed • Improve Management • 1 . The Bangma family purchased this farm from the Hoogland family in October of 2006. 2. . ..and subsequently purchased the adjacent 106-acres to the west of the existing dairy. 3. Wes and Kelly Bangma are a 3rd generation dairy family & they would like to continue to dairy in a small ag based community with good schools and amenities for a young growing family. 4. The dairy they purchased is permitted. 5. However, 1 . Their operations are not all on one owned site 2. They would like to modify the facility to improve management, cleanliness and compliance 3. And eliminate the off-site traffic, coordination and management • • Family History • 800 Milking Cow Dairy • 700 Head Heifer Ranch • 1,500 total head • Two Generations • Located in City Limits • No Complaints The family has relocated from a town called Ontario on the West Coast where they have been operating for 2 generations within the City Limits with No Complaints. They have been a valuable contributor to their community. • 4 - Ontario Facility iid .- i � y �� s f ly ,�, „slis v I wpm � + J " to 1 t _ r%.. 4. '� ; '�) ,,e,- '.......v. .� _ �- � `rte — t r ✓n1 r i€i.-.i -. .r =t" ...w.` I ._ ,S � 6' ft..li L.,.alal Y it � .-r.--0-411,_-* - -1 1 ` Goo* 1 . This is a picture of their family's dairy in Ontario. It is still operated by Wes brother. 2. This facility was one of the first to comply with the new and ever-changing West Coast regulations 3. I have personally visited this dairy. 4. From this photo it is clear to see that the Bangma family can and will run a very clean operation. 5. Over the past 30 years development has grown out and around this facility. 6. This example proves that the Bangma Family has experience and can co-exist in a growing community • 5 aLamort-no, Erg A i P • 1 . The Existing Special Use Permit was approved in 1985 and consists of approximately 60 acres. 2. The site is located in Section 17 3. between WCR 32 and WCR 34 4. West of and adjacent to WCR 5 1 . There are 4 stormwater ponds in the existing site and 1 pond located in a deeded easement to the south of the property. 2. The deeded easement has been relinquished and the easement pond will be consolidated 3. If approved, all the ponds will be properly closed and consolidated into one singe, shallow new pond to the west. 4. New pens will be built over the old ponds 5. An updated parlor will be built and 6. The existing compost area will move west off of road 5 6 Site Layout • I 1 i i i i • ``© w • �i. n'— j / �. / // •eY • / a �m I B • Here is what is left from the existing dairy and what is planned in the proposed permit: 1 . The old ponds will be gone and replaced with one new, modern designed pond. 2. The compost area will be moved to the west 3. Buffers, screening and landscaping will be added on the east and south. 4. New properly drained and sized pens will be built 5. THE DAIRY WILL NO LONGER FLUSH ITS WASTE — That is where all the water and the odor in the past comes from. They will dry scrape and compost manure. 6. This small pond is an existing fresh water pond that will • remain. • Dair Rendenn• r ,Cie. }7�� La rT a . �� a • t IR `Led •s t . la -I � U 1, :. • Here is a rendering to show what the family intends for their facility to look like after the modernization. The new pond looks big. That is because it is shallow, about 4 feet operating depth. The design is for odor control. The best thing we have found for odor control is to: 1 . Keep the ponds shallow so they do not turn septic in the bottom and 2. Minimize water use, stop flushing, and keep the ponds as empty as possible. The composting & manure storage will be moved West from Road 5 The east side will be landscaped and the south side will have screening across the property line. • North East Pers •ective of Dair �" Jt a ^erg-. a --- a L .' a w *� �.'X4i t > ' . .'.\. 7 AP Atilt \ • This is looking from the northeast • Dair from North West • y A • t w TrP a , •V. y5 �'4x,N Y 'w S3� � • F • And northwest 10 Dairy from South West i.~ �` F`.a vy^. 1 -i s , t. key \`��^�: T S -- w. , t Southwest • • 11 • Looking North From South of New Pond , I want to point out that there has been comments regarding views of the new pond from the south and road 32. The ground slopes off from north to south and the pond will be built up. We created a depiction of the typical views from the south elevation You will not be able to see anything but a bank and it will also block some of the northeast views of the dairy itself. 12 Dairy from South East • 6 M.. Ni • And this is from the southeast 13 Dair Entrance — .. . , ails- t-..:.- ' r ''''Irtill::::.,:lal: .,-... fly I I. A Sa a�y 1* '..";:t)3 C 9 Y F Y .' "^a. x� �; b,',z.U.v t4.+r ..".‘;t44.5,1-.,:::: 4r a g Sv 7s4'W. 'sc.� evr f lr; 0- s. , Y,Si.., ., `.v , aiY ikd 'r� F it- .' BR"�. .. { 5, - .. . f �1 vyy { 4�'Sr ..'til-.t. Y • This is what the entrance to the facility will look like. This entrance has already been paved and this part of the fence is already in place. • 14 P Land Under Control • a1 _ r - ' .�.'L ra { C yY r a n t N 1 F.,' k� . a 1 w-₹z = . _ "TSS�� F.-‘4,-a � 4%it , •911. `)fl '.: V .a W P./ \ ;l �! a \ s r+ f's ' �qt�q ... ii: .yam 1. i � µ ,mot --Ein4t � J y i ilk r f b 1. These are the lands owned or under control of the dairy. • There is approximately 183 net owned acres and another 57 leased acres across Road 5 There is a small rented feedyard for heifers about a mile to the northwest. • 15 • Map• g r canal gj Y ;.i^d. I • *Cc — N'i+� dYw E�i'� a•rn .j' sl x Aio • gas t i �`�; �T' # w• e�, l • ,t 'target: 3` 1 �r ✓ .mot t , . h tlus.rxr ,_sal As historically agricultural; these red dots represent an animal feeding operation in the General Mead Area 1 . Our site is. . . 2. There is the Docheff Dairy 3. The Diamond D Dairy 4. The Adam Dairy on Road 5 is not marked 5. A feedyard with Dairy heifer's is to the northwest 6. There are several smaller farmer feeders 7. And there was an old dairy immediately to the south of the site 8. Jim Andersons recently retired but had a 9,000 head feedlot south of Foster Lake 9. And many of even these surrounding rural subdivisions set up for horses and 4-H 16 • Request • Existing Permit - 900 animals • Amendment for 1,940 total animals • Approx. 1,400 milking cows • Consolidate — Modernize - Compliance • 1 . The Bangma family is requesting to amend the existing Permit of 900 animals to a total of 1 ,940 animals 2. There would be approximately 1 ,400 milking cows 3. They are renting the heifer facility less than one mile to the northwest that the family would like to get out of. 4. This would actually 1 . Improve the local truck and equipment traffic situation and 2. Modernize one facility with the latest conditions and compliance requirements of the state and county. • 17 • Perspective • Historic Density — 15 animals per acre • Proposed Density — 8 animals per acre • Typical Density — 20 to 40 animals per acre • Increased Ability to Manage • To give some perspective to the request 1. The historical dairy was 900 animals on 60 available acres or 15 animals per acre density 2. The proposed animal density is 1,940 animals on 183 owned and 57 leased acres or 8 animals per controlled acre Now I know they are all on one part of the property but historically permitted densities of dairies has been: 1. 4,000, 6,000 or 10,000 head on between 160 to 240 acres for respective densities of 20 to 40 animals per controlled acre 2. This application is an improvement in that these ratios dramatically increase the ability of the operation to manage. • Use-by-Right • 183 Deeded Acres • 57-acres leased • Table 23.1A — 4 Cattle per acre • Total Allowed Today 1 ,544 • Weld County Code allows a Use-by-Right in the Ag Zone 1 . In the Ag Zone the bulk density allowance for cattle is four per acre 2. The family has added deeded and leased acres on top of the original USR permit 3. Which would allow up to 1 ,544 animals The difference between the permit and use by right on this property is only about 400 animals. Also, there are heifers on a rented Use-by-right feedyard. So the potential for the requested number of animals in the general area is not even an increase. • 19 Use by Right vs. USR • - Certainty for the Family & Business - Security for the County - Forum for Community - Conditions and Standards But we don't plan on operating that way. The Bangma family has been planning and working on their permit application from the beginning. • There are both relational and practical issues for choosing to request a permit. There is certainty for the family. They know their future 1 . Security for the County. The Bangma family is already a permitted part of this County. The permit allows the County to know what is occurring and Condition the project 2. This process of public information and hearings is the right forum for the community. A Use-by Right dairy would have allowed no formal process for input 3. The existing permit from 1985 only has two conditions on it! 4. If this application is approved there will be 26 Conditions of Approval and 42 new development standards • 20 • Applicant Obligations • Sec. 23-2-220. Uses by Special Review 1. Complies with Article V — Overlay Districts 2. Conserve Prime Farmland 3. Consistent with Intent of District - A Zone 4. Adequate Provisions for Health, Safety & Welfare 5. Consistent with Chapter 22 — Comp Plan 6. Consistent with Existing Surrounding Uses 7. Consistent with Future Development • To approve this permit application by the Bangma family we have to show that: 1 . it complies with any overlay districts and conserves prime farmland 2. It belongs in the ag zone 3. And that there are adequate provisions for health, safety and welfare 4. It is consistent with Weld County's comprehensive plan 5. That it can be consistent with both existing uses and future development Staff concurs that the proposal is not within any overlay district and... The facility design not only conserves farmland, it's continued existence helps to keep other prime farmland in the area in • production. 21 23-3-10 A (Agricultural Zone District) Intent • Promote Agriculture • Provide areas for agricultural activities • Provide areas for Uses by Special Review • "Livestock Confinement Operations" • Zone for Protection • Meets "Intent" The intent of the agriculture zone seems obvious but the specific language is • important: 1. The Ag zone is established to promote agriculture as an essential feature of the County 2. It is specifically intended to provide areas for the conduct of agricultural activities and production without the interference of other incompatible land uses; and 3. It is also intended to provide areas for the conduct of uses by Special Review 4. Whereas the Uses by Special Review in the Ag zone have a separate section for undefined commercial or industrial uses 5. 23-3-40 B. 16. specifically calls out the defined "Livestock Confinement Operation" as allowed 6. In fact this is the only district in the County where it is allowed 7. Finally the ag zone was specifically set up for these operations as an area where these operations can be protective of the public health, safety and welfare of present and future residents 8. This clearly meets the Intent of the Ag Zone • 22 • Rules for Aq Zone • Acceptance & Protections for Agriculture - Right to Farm • Acceptance & Protections for Community - Permits & Code - Conditions & Standards - Laws • Mead — Ag Zone Equivalent • 1 . It's a mutual thing for Co-existence in the Ag Zone 2. While the Right to Farm protects agriculture but accepts that there are people that want to live in the ag zone 3. Permits, Code, Conditions, Regulations and Laws protects rural residents that chose to live in the ag zone 4. While there is not currently any IGA between Mead & Weld County. . . 5. Mead's current land use plan has the dairy area defined as Agricultural or very low density development of zero to 0.4 density units per acre. 23 • Provisions for Protection of Health, Safety, Welfare • Surface Water • Air Quality, Odor& Dust • Groundwater • Flies, Mosquitoes, Rodents & Birds • Water Supply& Protection • Mortalities • Septic and Sanitation • Noise & Light • Manure • Traffic • Storm &Wash Water • Land Application • Codes, Referrals, Conditions & Development Standards • Provisions in this application, design and recommendation for the protection of health, safety, and welfare of the community include but aren't limited to: 1 . Surface water & Groundwater 2. The local water supply and water supply protection 3. Adequate Septic and Sanitation 4. Management plans for Manure, Storm and Wash Water & Land application 5. Air Quality, odors and dust, Flies, Mosquitoes, Rodents, Birds and Mortalities, Noise, light intrusion and traffic 6. And the corresponding provisions, codes, referrals, conditions and development standards. • 24 • Ground & Surface Water Protection — Run on water • Dairy site hardpan cap eliminated • Ponds lined / impervious - Storm Event • Reviewed by County — Contain Runoff Health Department — State and Federal Law Standards Water and water protection is probably the single most import factor in site • design. 1. Any precipitation that comes into contact with the facility must be collected. 2. State and Federal Laws have set the design standards that require collection of all stormwater and wash water 4. The compacted hardpan in the corrals creates a barrier 5. What's not roads and hardpan will be covered in concrete 6. Mandatory liners, designed to State Standards, are protective of groundwater. 7. Plans & documents were reviewed, approved or conditioned by the Weld County Department of Public Health & Environment. • 25 �` , / Ya' a A N 14 t � i, .. , 'i , 4 i Ijk y . i { r . - • , • Continuing with water protection. .. 1. The One primary pond design eliminates, several old poorly designed septic ponds. 2. The pond will be kept low with the addition of the new farm ground. 3. Shallow or empty ponds minimize odor. 4. Design of the site is such that all water from the dairy is contained 5. Ponds are designed to contain the largest required storm event and... 6. have almost 32 acre-feet of capacity & 6 months storage if necessary • 26 Water and Sanitation • Little Thompson Water • Irrigation-Highland Ditch • Well setback for ponds 300 feet • Existing Permits - Suitability for septic — New Septic for Parlor 1 . Water for the dairy is supplied by the Little Thompson Water District, via a 2" tap with a maximum capacity of 160 gpm and 90 to 120 thousand gallons per day. 2. There is a 6" main in WCR 5. 3. There are 5.5 shares of Highland Ditch delivering approximately 170 acre-feet of water for irrigation 4. Required well setbacks exceed mandatory 300 feet. 5. Septics are already existing with a new permit application for the parlor • 27 Manure and Land Application • Manure • Land Application - 10,800 tons dry manure - Agronomic Rates - 2,160 acres of farm ground - Soil sampling - Composting reduction - Manure and water - 1,000 acres needed sampling - Crop consulting - Recordkeeping - Required by State and Federal Law — Reviewed&Approved 1 . The manure as hauled at 46% moisture is about 11 ,000 tons • 2. 11 ,000 tons at a little over 5 tons to the acre would require 2,200 acres of farm ground in the area for the raw manure 3. But that doesn't factor the composting which can reduce the volume 50 to 60% 4. 95% of the manure generated on this facility will leave as compost for farming, urban, and commercial uses... 5. And.....The land application need for the manure would be reduced to 1 ,000-acres. 1 . A Comprehensive Nutrient Management Plan was developed and submitted with this application 2. Anything applied by the dairy must be at agronomic rates. Rates are determined by soil sampling prior to cropping 3. Manure and water must be sampled and 4. Crops and projected yields calculated including factors for organic matter in the soil and mineralization 5. Records of the process must be tabulated and kept for review and available for inspection by the health dept. 6. A Comprehensive management plan is required by State and Federal Law • 7. This plan has been reviewed and approved by Weld County Health Department and conditions have been added to the permit language 28 • -� �I La >' , .l - r .V � � �, y ,. n • eau f "ms `-e` t:rw a, rn 4 _ S. y t \.: $ .,ict i y l ` ° 11, spy 2 n • of, b •-..n t l v �i RR"ys �,54 ° 441 , F • Irrigated Area Map 1 . Five miles in any direction is 78 square miles or 50,000 acres 2. Two percent of this area is all that is required for the manure from this site 3. During winter months or when land application is not feasible; 4. We have sized and designed a graded, drained and contained compost area 5. It is sized for composting so manure is not stacked and left unmanaged. • • 29 Nuisance Controls • Design Factors • Management Factors • - Depth - Dewatering - Solids - Timing - Drainage - Cleaning - Square footage,pen - Harrowing pens stocking - Removal of Habitat - Composting Nuisance Plan Has been submitted and approved by the Health Department. Factors built in to the dairy that control issues with Nuisances are both in the design and the management. Design factors are: • To keep the Pond depths shallow. More than 8' becomes septic and anaerobic without aeration. The designed pond is 4' • Solids in ponds cause odor. This dairy has been designed to separate solids before entering the ponds. • The pens have been designed for daily grooming and proper stocking rates. This facility has been designed and graded to eliminate standing water. lir Some of the Management Factors are: • Ponds can't cause much odor if there is nothing in them. And the family owns two-times the required land to keep their pond dewatered. • Timing of dewatering and Cleaning solids from the separation system also help • Pens are harrowed daily to level them and dry the pens • If roads are dusty, water, calcium chloride or similar treatment will be used. • Cleanliness is the number one factor in vector control • Dairy bunks are designed flat to be cleaned every day • Habitat such as weeds and standing fresh water will be removed • Mosquitoes do not live and breed in the ponds. The water is not conducive for mosquito breeding • Composting is the best tool we have to reduce flies, turning and heating kills the larvae • Spraying and bait are used, especially in the feed areas and around the milking parlor Dairies are inspected numerous times per year by the State Department of Public Health and Environment for their certification which includes inspections for flies, rodents, cleanliness, procedures and feeding. An there is a written Nuisance Management Plan that has been reviewed and approved by the Weld County Health Department • 30 • Noise and Light • Noise • Light - Sec. 23-2-250 A.l C.R.S. — Shielded 25-12.103 - Not on adjacent properties • Limited to: - 70 db(A)Daytime(7 - Setbacks am to 7 pm) — Lighting plan — 65 db(A) Nighttime (7pm to 7 am) — Condition • Sec. 23-2-250 A. / C.R.S. 25-12-103 regulated noise for this zone It is Limited to: 70 db(A) Daytime (7 am to 7 pm) 65 db(A) Nighttime (7pm to 7 am) And lighting has to be shielded, can't shine on adjacent properties, and there are conditions and a required lighting plan. These are written in to the Development standards and conditions in the permit • 31 • Traffic • WCR 5 • Milk Trucks - 4 per day • Sight Distance for • Employees — (3 shifts) Safety • Deliveries— per week • Approved • Harvest—Seasonal • Approved . 1 . The dairy is accessed from county road 5. 2. Public works has asked for safe sight distances and turning radius's. The requirements are met. 3. The southern most access along WCR 5 will be closed as requested by both Public Works and Mead. 4. If approved, Employees, feed and cattle will no longer be traveling back and forth to off-site facilities 5. If approved, there would be 4 milk trucks per day 6. Employees would come and go daily over three shifts 7. About 12 commodity trucks per week 8. Silage daily during harvest season 32 • Referrals, Conditions, Development Standards • 14 local, state and federal referral agencies responded • Health and Safety plans reviewed, approved, conditioned • 26 Conditions and 42 Standards • 14 and 22 relate to Health, Safety and Welfare • Additional Code 23-4-350 & 23-4-710 • The requirement for approval of this application is "adequate protection of public health, safety and welfare." 1 . This application was sent to landowners, mineral owners, and many local, state, and federal agencies. 2. Fourteen local, state and federal referral agencies responded 3. The environmental design and nuisance management plans have been reviewed by your health department as the authority required in your code and the plans have been approved and conditioned. 4. There are a total of 26 Conditions of Approval and 42 Development standards. 5. 14 Conditions and 22 Development standards relate to Health, Safety and Welfare. • 33 Consistency with Comp Plan • • Historic • Important • Respect • Economics • Protection • Changes Consistency with the Weld County Comp Plan is primarily in 22-2-30 through 22-2-60. . These sections discuss agriculture's historic beginnings as to how patterns of development have gotten us here • 22-2-50 A " Because of the settlement patterns, some of the most highly productive land borders population centers" It goes on to say "there was necessity for farming operations and the community to be in close proximity. That's still the same for milk. 22-2-40 B. " There are approximately 3,000 operators of livestock, poultry, vegetable and grain farms in the County. The importance of agriculture both for the economics of the area but that food is recognized as a universal necessity." 22-1-50 D "The importance of agriculture is recognized, and supporting agriculture is an important objective of the County" Protection is outlined, for what is valued is protected, like with the right-to farm. But protection in these sections also refer to consideration with an eye on Quality and protection of the County residents 22-1-50 C& D "Supporting agriculture includes protecting agriculture..."and in • protecting the welfare of the county " consider recommendations from referral agencies and professionals" Again there are 14 referral agencies, 26 conditions and 42 standards. 34 Local Farm Market • Royal Crest Supplier • Local Production • Local Transportation • Local Use • There is not a better example of the needs and importance of food than for this dairy and community to be in close proximity. 1 . The milk is produced locally 2. Shipped only a few miles and processed fresh at Royal Crest in Longmont 3. And returned into the local community Isn't this what we've been hearing in the news? The public is wanting to know where their food comes from, and reduce all the freight, fuel and problems associated with international markets and environmental concerns?? The dairy is growing with the community growth to provide local food! Consistency with Comp Plan (continued) • • Historic • Important • Respect • Economics • Protection • Changes 22.2.60 states "Mechanisms for the division of land which is agriculturally zoned shall be provided that Ensure the continuation of agriculture." 1. " the County will develop policies to recognize the changing dynamics of agriculture production such as size and scope of these operations." 2. "Supporting agriculture will continue to be a significant goal of the County, but it is recognized that conversion of ag lands to other uses will continue." It is clear from the Comp Plan that Weld has and is undergoing substantial change in population growth. But it simultaneously recognizes the changing size and scope of these agricultural operations. How would anyone expect production to remain as it was 20 years ago with the current cost of fuel, labor and feed? ID SR Co-Existence • Weld County Right to Farm • Permits and Conditions • RE's and Rural PUD's • Interwoven with Agriculture • Rules protect both • Property values and Development • 1 . The Weld County Right to Farm policy is required on all RE plats and PUD's 2. It is one of the tools the County has to ensure reciprocal existence of residences and agriculture 3. Another tool the County has to ensure this reciprocal existence is codes and conditions on special use permits. 4. There are rural properties, recorded exemptions, and subdivisions, which are interwoven with the number of existing animal operations 5. Can they co-exist? There are rules supporting and protecting both residents and agriculture in Weld County 6. One of the biggest concerns and indicators of whether they can co-exist is property values. • 37 • Property Values • Hirsch Dairy - Windsor • Five Rivers - Gilcrest • Typically this issue is subjective and anecdotal. You may have seen some of this before and I apologize. But, for the record... To see if properties were sterilized from any future sales and if the values went down we looked at housing around fairly large dairies to see if anyone would by a house near animal feeding operations. This information is all from Weld County Public Records. We also selected one area that's not been in the spotlight for growth and that has one of the largest livestock operations in Weld County The Five Rivers Feedlot above Gilcrest has 100,000 head of cattle • 38 ay +• k 0 • — 4 N • '41'0 " d t1 l 1 ft . ;V 1 hf t. {j , It 'M V. , , C• ttt rf tS 4 i t '1 its: , 4'Pr.Par1YI 3W(� i itm, , . 44yG en4 y. + .. �M P Pay.• r v I z+ W;� P C ]�f O. • ]0 .. _.Invpee,„.0„0.,, 54,1... 1. ... . t . Exhibit - Property values around Hirsch Dairy Around the Hirsch Dairy outside of Severence, we investigated five (5) properties with sales since the dairy was built SI 39 • Hirsch Dairy Property Sales Table City DstacefmmFeary gsdm CEtefirA Sale SAesRice Dale Idlest SAe SAES Rice Ores Gin 22105;0Mgd a Sevaloe.5M les&WI Von$339,53100 124'21W$415000.00 $ 759:0.00 1110Cdae O. Sesame.37MlesSabi 115'3102$3`0,W0W &163:05 $427,0:000 $ 7700000 in)Chririca Smeran.15 Mies Soil &8'002 $357,910.00 5'2&2700 $33$W0W $ 37,21000 1111 SanMgd Q. Serean.45MlesSath 1272/139 $ W,30.W 623'AW$341,00000 $317,W0.W 22T7SarMgd Cr. Saaan.39 Mies Sae, 9'A0 $ 79,530.03 39'210/$5?3,0WW $439,93100 • 1 . All of these properties were within a half mile of the dairy. 2. Two of the properties were purchase as lots from $69 to $79,000 and built houses they sold in 2006 and 2007. 3. One for $317,000 and the other for almost $470,000. 4. There were three properties all purchased in 2002 and resold in 2006. 5. In four (4) years those sales profited from $37,000 to $77,000 appreciation. • 40 �. l; l 1"� �t " I I1 I." ,, f 1 i .P40P4441YI Wf r . 1 1 , f1ir • P,oyenYz 11141-111 tIf Mr j P4opitly 5 t. d,, ®P°P.".14'• pg ,34 POOer4YJ ciFOe P wQy4ti r4 n rim ..n .:. 44, tl , no.. .e r+a.e. ry ,..-.6,9t,, ....nrn al"."--....,,,,,,,,,,,,,... •., a no-.0 . But probably the most telling of whether people are willing to live among animal feeding, and pay for it are the properties reviewed around the 100,000 head Gilcrest Feedyard • • 41 . Five Rivers Gilcrest Property Sales Table Flve Rvers Gicre9 Actress City Data,cre from Feeirg Operatan Date first Sale Sales Price Dale latest Sale Sales Rice Goss Gin TBD Glaest .84 Mles with 11/29/2006 $ - new re $ 85,000.00 $ 85,000.00 TBD Glcrest .94 Mies 3/27/2006 $ - new re $ 85,000.00 $ 85,000.00 14487kghway256 Rattevllle 1 mile south 12/15/1997 $135,000.00 4/28/2006 $225,000.00 $ 90,000.00 21510WCR31 Ralte,,ille .5 milessadh 1/24/1992 $ 99,500.0 8/4/2004 $264,500.00 $165,000.00 15366WCR48 lasatle .5 miles east 9/23/2002 $257,500.00 7/12/2(06 $410,000.00 $152,500.00 • 1 . There were two recorded exemptions created in 2006 that were less than a mile south of the feedlot. 2. They sold for $85,000 apiece and were sold in less than one week to two different buyers 3. A property one-half mile east was purchase in 2002 for $257 thousand and sold four (4) years latter for a $152,000 profit 4. The other properties were a half-mile to 1 mile south and, after several years of ownership, sold for $90,000 and $165,000 in appreciation respectively. 5. There are people very willing to live among animal • feeding and pay to do so. 42 • w ... 3 t� m I � f r X %tea . r `a' .:' � L. �P yilfv3' O `e�'F �Y.rly� a � I I pW p.+3o ry cos os.p� w I ,spu jf ;�.. _p 1 we TA e, , 4 Q • I y 3y3�y 4 ' o n� •.v 1 a.�vinlnp I� I I-1 OOx E�� ve .li �p35 • So do dairies impeded development? 1 . This is a front range dairy built in 1999 milking about 3,000 cows. 2. This 300 home subdivision was developed across the street after the dairy was built 3. This is an old picture. The subdivision is now completed and sold out. • 43 tf y ,y.- .'1 E ro �. J-� x ,• � 4 'I.% l r� .y,� `y ` Ytr -✓ yl� enr Cn]8 a z, :1 11 r- ' y�.., , L_4 F' kx, r „ k �° ' : ' q .'"fly .M'i ®v,aceuv '! - - "h. 4k .�i[q r" nr :, v r nv a. s Fad 1 B - es sz W ,~ E \ O E rau OI r+ n n, }R >env OJl'ell N 01 9 W erEt 5 em np II '.I X00!. Err 3Y • This development near Hirsch Dairy I used in my property value presentation was built after the dairy existed. But there is a major development North from County Road 80. If you are familiar with Belmont farms there are about 50 homes that average three-quarters of a million dollars And some are 2 million dollar homes There's also the Lind Feedyard across the street to the • West of the Dairy. 44 • Veeman / M&J and Commercial Develo • ment gar .� (oos r'� 5p Veemen Oa ry Y '-F, 5i MbU Daily m,. PC: .n 3 VJ aiais+Or IB _,Dtt�' 'v 1 y <xooroe!•Icw� y� aa ''�� x .�ll G... <0'30'3a7G'N 101'.5!'5610'IV.Nr 50]311 5 I' IIII'I 1001 EYaall •'55$II This facility is north of Mead on the West side of 1-25 near Johnstown. There's approximately 3,000 animals milking in these two dairies with recent industrial and commercial development and two restaurants within a quarter mile • 45 ' I�r',M{ ° n ti A ^^-.. .32ND) Fe. / •° k'r • � ul'tdyl l '}nom .*° ° I. . .�- Y e J5lal f M IA�I I� ,, U a. 551 I R L (":.afy rt. °acan €,.4 m efe sepTh ede°�sV!. 14 i • ^ 3 v�. .. Cl54 "-`6 t r .a �Y *. � .• eA !. 44 Et . i•y A !lay Fein 3t `II ° ' , i Pawn a O./t` a �. At t, r� 4-4N pp Ln i yy,. y taf �A a t ,r� et F °Ay -4,,..,4j,:,.. � t1 , I �f, UI Ln'i fin y I# e a rl,i • } � . er M�y te4.na � W i4GC' Massburg DauY a Mari r •o e 'e r p '✓•'- y N Shenandee.4 b i'� t I - 5 .' vY I; F Y i N�yei � I k�A ''M13e Si `,� Ed Weldeman DeNy f ts' ,- tc. iv oiy p .4:t• rr. Y 1 L G Icbe f(� a` If. A It 4-• k ` i •r !!!!.`ill �3 y 4•'_. b et y .e1 �!' fh td , e..D :_o ¢.e'...i• Y 49TN•SI r c ni t e Feed Yard f 'r y d$"' 1 F * v i5�3d�malielGl fib ve eet + 1 '•F o 1.'. R' h :" . d . ti;a k:Y a'''awu 11' 1 R V5 -44t'H ppinb� r0'Z3 ie 3fi'N lea r53IA W Nn OUl1 +Sl aam nv°y^11111 III II0aA � - Eve III 27351 ti liThis is the development on 37th Street South of Greeley 1 . There are two Weideman dairies 2. the Mossburg dairy 3. And a feedlot south of 49th Street I could zoom this view across the river to the south 2 miles and show you 100,000 head of cattle west of Gilcrest. Development will occur & prosper with or without animal feeding operations WHEN the infrastructure is there and the economics are right. • 46 • Code • 22-2-50 A and 22-1-60 C - ". . .necessary for farming operations and community in close proximity." — ". . .ag land attractive sites for expanding communities." — ". . .provide options for dividing land which ensure continued ag production and low intensity development." Communities need the same things that dairies require; good roads, good • water, access to people and services, utilities and quality of life such as churches and schools. 22-1-60 C Rightly refers to the fact that the County should provide mechanisms for the dividing of land which is agriculturally zoned. But with the provisions that it shall ensure the continuation of agriculture production and accommodate low intensity development. It's not either/ or. It's both and shall. As recognized by numerous approvals of both ag AND development in close proximity to one another • • 47 • Summary of Compatibility • This USR Application - Compatible with zone - Compatible with Comp Plan - Municipal Support — Does not impede other uses 1 . Future development as permitted by the existing zone is for agriculture and divisions of land for uses allowed as currently defined in the ag zone 2. The Comp Plan language about the Division of land is to ensure the continuation of agriculture is good regardless of how you want to read it. 3. But in the comp plan, divisions of land and agriculture co-exist, they need each other. The site is not in conflict with the surrounding area 4. And it is obvious from our examples that a dairy does not impede development or slow progress 5. If infrastructure & economics are there, changes will occur whether a dairy is there or not 6. And THEN it will benefit ALL parties. Not just one or the other. • 48 • • Summary of Compatibility • Already Exists • Timing • Modernization • Mead unanimous Support 1 . It is important to remember that this facility has been in existence for over thirty years. 2. ...and the time to go is not right yet. The dairy was for sale for a year and the farm ground for 18 months. No developers bought it. So the time to go is not yet. Don't force this out before it's time. 3. Mead has recently been going through a modernization period, it's now time for the dairy to do the same. 4. Mead has not only unanimously recommended to support this application during their January 28th Trustees meeting • They reaffirmed their support during their March 10th meeting by declining a request by the former Mayor to reconsider and deny the application Summary of Compatibility (Continued) • Mitigation • Property values • Supporters • Rules for both Ag and rural residential Mr 1 . The town of Meads requests for compatibility will be implemented and are in the conditions and development standards. 2. Compatibility between dairies and municipalities has been shown within Weld County 3. Property sales show people are willing to pay and live along side of dairies and among confined feeding 4. There are over 50 letters of support in the file encouraging approval of this application. And 5. Two of the most vehement objectors have withdrawn their objections, letters and petitions and either submitted letters supporting the application or do not oppose the approval. 6. And finally there are numerous Rules and requirements that protect agriculture and residents if this application is approved. ID • 50 41) Summary • Comprehensive Plan - Consistent • AG Zone - Belong • Ag and Residential - Compatible • Future - Compliant • Overlay District - Compliant • Prime Farmland - Saved • Safety & Welfare - Above Adequate I believe we've provided the information that strongly demonstrates the kind of thoughtfulness that went into this application: 1 . This is consistent with the Comprehensive plan 2. That dairies by definition belong in the ag zone 3. It' compatible as demonstrated by sales and property values that there are people that want to live among animal agriculture 4. We've shown compliance and approval with Mead's plans 5. that the future will come when the pieces are in place regardless of whether there is a dairy there or not 6. The USR site is not in an overlay district 7. It's saving not taking Prime Farm ground 8. And in determining safety and welfare, if you approve this request, rules and conditions are mandatory that meet or exceeded every requirement. • 51 • ...► Mile High Dairy Amended USR 686 Applicant: Bangma Family c% AGPROfessionals, LLC 4350 Highway 66, Longmont CO 80504 With that being said, on behalf of the Bangma, family we respectfully request • your support and approval of our application. Thank you. 1 5 Hello