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Home My WebLink About20071330.tiff INVENTORY OF ITEMS FOR CONSIDERATION Applicant Cockcrofts Dairy, LLC Case Number USR-1602 Submitted or Prepared Prior to At Hearing Hearing N 1 Staff Comments X `\i Department of Planning Services Field Check Form X Letter to Applicant X Legal Notifications X Sign Posting Affadavit X N 2 Application X Maps X Deed/ Easement Certificate X Surrounding Property/ Mineral Owners X Utilities X 3 Referral List X Referrals without comment X USDA-APHIS veterinary service referral received 1/30/2007 X Weld County Agricultural Extension Service referral received 2/12/2007 X N 4 Referrals with comments X Weld County Department of Public Works referral received 1/29/2007 (2 pages) X Weld County Department of Public Health and Environment referral received X 2/20/2007 (3 pages) "' Weld County Zoning Compliance Officer referral received 1/16/2007 X Weld County Department of Building Inspection referral received 1/25/2007 X Platte Valley School District RE-7 referral received 1/23/2007 (5 pages) X Office of the State Engineer—Division of Water Resources referral received X 2/26/2007 (2 pages) Weld County Sheriff's Office referral received 1/26/2007 (2 pages) X `• 5 Surrounding Property Owners/Mineral Owners - Letters 6 PC Exhibits 'N 6a Letter from Laura Phinney received 4/02/2007 N 6b Letter from Beatty&Wozniak received 4/3/2007(2 pages) 'N 6c Letter from AGPRO received 4/4/2007 (3 pages) Ni 6d Letter from Jimmie&Sharon Wolfrum received 4/4/2007 N 6e Letter from Myron & Elizabeth Phinney received 3/30/2007 -7- Planning Commioaien-ResSutien- 11 EXHIBIT f ► 2007-1330 U52 #! - I hereby certify that the 18 items identified herein were submitted to the Department of Planning Services at or prior to the scheduled Planning Commissioners hearing. „ / lam'/ALL v0 Chris Gathman G Planner r� Wi`P�•?I‘tcfs:** COLORADO LAND USE APPLICATION SUMMARY SHEET Case Number: USR-1602 Hearing Date: April 3, 2007 Applicant: Brad & Scott Cockcrofts Dairy LLC, C/O Cody Hollingsworth — AGPROfessionals, LLC; 4350 State Highway 66, Longmont, CO 80504 Situs Address: 28520 County Road 72 Request: A Site Specific Development Plan and Special Review Permit for an Agricultural Service Establishment primarily engaged in performing agricultural, animal husbandry, or horticultural services on a fee or contract basis including Livestock Confinement Operations (a dairy operation for a total of 4,500 head of cattle including milking cows and dry cows) in the A(Agricultural) Zone District Legal Description: Lot A of AMRE-178; located in Section 11, Township 6 North, Range 64 West of the 6th P.M., Weld County, Colorado Location: South of and adjacent to County Road 72, north of and adjacent to County Road 72, east of and adjacent to County Road 57 and west of and adjacent to County Road 59 Size of Parcel: +/- 591.03 acres POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code. The Department of Planning Services' staff has received responses from the following agencies: • Weld County Zoning Compliance, referral received 1/16/2007 • Weld County Department of Public Health and Environment, referral received 2/20/2007 • Weld County Department of Public Works, referral received 1/29/2007 • Weld County Department of Building Inspection, referral received 1/25/2007 • Weld County School District RE-7, referral received 1/23/2007 • Office of the State Engineer—Division of Water Resources, referral received 1/5/2007 • USDA-APHIS Veterinary Service, referral received 1/30/2007 • Weld County Sheriffs Office, referral received 1/26/2007 • Agricultural Extension Service, referral received 2/12/2007 • Colorado Division of Wildlife, referral received 2/26/2007 Cockcrofts Dairy, LLC 1 EXHIBIT I Referral responses have not been received from the following agencies: • Greeley No. 2 Ditch • Galeton Fire Protection District • West Greeley Soil Conservation District r—. Cockcrofts Dairy, LLC 2 igal4; SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW WI`Dc. COLORADO Planner: C. Gathman Case Number: USR-1602 Hearing Date: April 3, 2007 Applicant: Brad & Scott Cockcrofts Dairy LLC,c/o Cody Hollingsworth, AGRPROfessionals, LLC -4350 Highway 66, Longmont, CO 80504 Situs Address: 28520 County Road 72 Request: A Site Specific Development Plan and Special Review Permit for an Agricultural Service Establishment primarily engaged in performing agricultural, animal husbandry, or horticultural services on a fee or contract basis including Livestock Confinement Operations (a dairy operation for a total of 4,500 head of cattle including milking cows and dry cows) in the A(Agricultural) Zone District Legal Description: Lot A of AMRE-178; located in Section 11, Township 6 North, Range 64 West of the 6th P.M.,Weld County, Colorado Location: South of and adjacent to County Road 72, north of and adjacent to County Road 72, east of and adjacent to County Road 57 and west of and adjacent to County Road 59 Parcel Size: +/- 591.03 acres Parcel Number: 0801 11 000030 THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE APPROVED FOR THE FOLLOWING REASONS: 1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the Weld County Code. 2. It is the opinion of the Department of Planning Services' staff that the applicant has shown compliance with Section 23-2-220 of the Weld County Code as follows: a. Section 23-2-220.A.1 --The proposed use is consistent with Chapter 22 and any other applicable code provisions or ordinances in effect. Section 22-2-60 A.Policy 1.3 states "Allow commercial and industrial uses, which are directly related to, or dependent upon agriculture, to locate within the A (Agricultural)Zone District when the impact to surrounding properties is minimal, and where adequate services are currently available and reasonably obtainable. Agricultural businesses and industries will be encouraged to locate in areas that minimize the removal of agricultural land from production." A Dairy is considered agricultural related use. Cockcrofts Dairy, LLC 3 b. Section 23-2-220.A.2 --The proposed use is consistent with the intent of the A (Agricultural)Zone District. Section 23-3-40 B.16 of the Weld County Code provides for livestock confinement operations (dairies)as a Use by Special Review in the A (Agricultural)Zone District. c. Section 23-2-220.A.3 --The uses which will be permitted will be compatible with the existing surrounding land uses. The surrounding area consists of farmland and agricultural related uses. The site borders an existing dairy (USR-1245— Ray-Glo Holsteins)to the south that was approved for 2,000 head in May of 2000. Four single- family residences are located to the west of the site across County Road 57, five residences are located to the east of the site across County Road 59, two residences are located to the north of the site across County Road 72, and three residences are located to the south of the site across County Road 70. The next nearest residence is located approximately 1/8 mile to the east of the site. Development standards and conditions of approval will ensure that this operation is compatible with the existing surrounding land uses. d. Section 23-2-220.A.4 --The uses which will be permitted will be compatible with the future development of the surrounding area as permitted by the existing zoning and with the future development as projected by Chapter 22 of the Weld County Code and any other applicable code provisions or ordinances in effect, or the adopted Master Plans of affected municipalities. The site is not located within the three-mile referral area of any municipality. e. Section 23-2-220.A.5 --The site does not lie within any Overlay Districts. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11) Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40) f. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime agricultural land in the locational decision for the proposed use. The site is considered "prime if irrigated" and "Other"according to the 1979 Prime Farmlands of Weld County Map. Dairies are considered an agriculturally related use. g. Section 23-2-220.A.7 -- The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval and Development Standards ensure that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the neighborhood and County. This recommendation is based, in part, upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. 1. Prior to recording the plat: A. The applicant has not indicated that there will be any lighting on site. If lighting is intended, a Lighting Plan, including cut sheets of the proposed light fixtures, shall be provided to the Department of Planning Services for review and approval. The lighting plan shall adhere to the lighting requirements for off-street parking spaces per Section 23-4-30.E of the Weld County Code and shall adhere to the lighting standards, in Cockcrofts Dairy, LLC 4 accordance with Section 23-3-360.F and Section 23-2-250.D of the Weld County Code. Furthermore, the approved Lighting Plan shall be delineated on the plat. (Department of Planning Services) B. The applicant shall complete all proposed improvements regarding access and parking improvements to the satisfaction of the Departments of Planning Services and Public Works or enter into an improvements agreement regarding collateral for improvements and post adequate collateral for all required on-site improvements. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the USR plat. (Department of Planning Services) C. Provide documentation, prepared by a Colorado Registered Professional Engineer, that all wastewater impoundments for the confined animal feeding operation (CAFO) meet seepage rate standards of Colorado Water Quality Control Commission Regulation 81 [81.5(2)]. Written evidence of Department of Public Health and Environment approval shall be provided to the Department of Planning Services. (Department of Public Health and Environment) D. Provide evidence that a Standard Operating Procedure for sludge and manure removal (cleaning of impoundments to maintain capacity) has been submitted for approval to the Colorado Water Quality Control Division required by Colorado Water Quality Control Commission Regulation Number 81 [81.5 (3)]. Written evidence of Department of Public Health and Environment approval shall be provided to the Department of Planning Services. (Department of Public Health and Environment) E. The applicant shall demonstrate that wastewater impoundments meet required setbacks -- to water wells and groundwater required by Colorado Water Quality Control Commission Regulation Number 81. [81.5 (6)]. Written evidence of Department of Public Health and Environment approval shall be provided to the Department of Planning Services. (Department of Public Health and Environment) F. The applicant shall provide evidence that a CAFO Colorado Discharge Permit has been applied for or obtained from the Colorado Water Quality Control Division. Written evidence of Department of Public Health and Environment approval shall be provided to the Department of Planning Services. (Department of Public Health and Environment) G. If the applicant intends on using Larimer/Weld irrigation company water for the dairy operation, the applicant shall provide written evidence to the Department of Planning Services demonstrating that this use is allowed pursuant to a water court decree. (Division of Water Resources/Department of Planning Services) H. The applicant shall either submit to the Weld County Department of Planning Services a copy of an agreement with the properties mineral owners/operators (Anadarko & Noble Energy) stipulating that the oil and gas activities have adequately been incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate the concerns of the mineral owners. (Department of Planning Services) The applicant shall address the recommendations of the Weld County Sheriff's Office as stated in their referral received January 26, 2007. Written evidence of such shall be submitted to the Department of Planning Services. (Weld County Sheriff's Office) Cockcrofts Dairy, LLC 5 J. If a sign is proposed, the applicant shall submit a detailed signage plan to the Department of Planning Services, including location and size. Signs shall be in compliance with Article VI, Division II and Appendices 23 C through E of the Weld County Code. (Department of Planning Services) K. The plat shall be amended to delineate the following: 1. The plat shall be prepared in accordance with Section 23-2-260 of the Weld County Code. (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. Each sheet of the plat shall be labeled USR-1602. (Department of Planning Services) 4. County Roads 57, 59, 70 and 72 are designated on the Weld County Road Classification Plan as local gravel roads, which require 60 feet of right-of-way at full build out. The applicant shall verify the existing right-of-way and the documents creating the right-of-way. All setbacks shall be measured from the edge of future right-of-way. If the right-of-way cannot be verified, it shall be dedicated. These roads are maintained by Weld County. (Department of Public Works) 5. The applicant shall address and adhere to the American with Disabilities Act (ADA) and ADA standards for this facility at all times. Non-ambulatory/ ambulatory parking spaces shall be identified and shown on the plat. This site will be required to meet all requirements of the Americans with Disabilities Act. ADA parking spaces are twenty (20)feet by eight (8)feet with five (5)foot aisles. A minimum of one space must be van accessible with an eight (8)foot aisle. An accessible path shall be required from the building to the public right-of-way. The parking spaces must be the closest possible to the entrance. Signing will be required. Curb cuts, ramps and other methods of providing accessibility shall be required to reasonably attempt to meet the requirements of this Act. Should the applicant elect to not adhere to the previously discussed Federal Standards, this office requests that the applicant outline how their proposed site design mitigates the requirements of the American's with Disabilities Act. (Department of Planning Services) 6. The approved parking and circulation plan. (Department of Planning Services) 7. The approved lighting plan, if applicable. (Department of Planning Services) 8. Any approved signs, as applicable. (Department of Planning Services) 9. The 200-foot setback radii for existing oil and gas tank batteries and the 150-foot setback radii for oil and gas wellheads located on the site shall be indicated. (Department of Planning Services) 10. The off-street parking spaces including the access drive shall be surfaced with gravel or the equivalent and shall be graded to prevent drainage problems. Each parking space adjacent to the milking parlor and office shall be equipped with wheel guards or curb stops where needed to prevent vehicles from extending beyond the boundaries of the spaces and from coming into contact with other Cockcrofts Dairy,LLC 6 vehicles, walls, fences, or plantings. (Department of Public Works) J. The applicant shall submit two (2) paper copies of the plat for preliminary approval to the Weld County Department of Planning Services. (Department of Planning Services) 3. Upon completion of 1. and 2. above the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat and additional requirements shall be submitted within One-Hundred and Twenty (120)days from the date of the Board of County Commissioners resolution. The applicant shall be responsible for paying the recording fee. (Department of Planning Services) 4. The Department of Planning Services respectively requests the surveyor provide a digital copy of this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif(Group 4). (Group 6 is not acceptable). This digital file may be sent to maosco.weld.co.us. (Department of Planning Services) 5. Prior to Release of Building Permits: A. A plan review is required for each building for which a building permit is required. Plans shall include a floor plan. Building plans shall bear the wet stamp of a Colorado registered engineer or architect. Two complete sets of plans are required when applying for each permit. A Code Analysis Date sheet, provided by the Weld County Building Department shall be submitted with each building permit application. (Department of Building Inspection) B. A building permit shall be obtained prior to the construction of any structures. (Department of Building Inspection) 6. Prior to Certificate of Occupancy/finaling building permits: A. A letter of approval shall be provided from the Galeton Fire Protection District. (Department of Building Inspection/Galeton Fire Protection District) 7. The Special Review activity shall not occur nor shall any building or electrical permits be issued on the property until the Special Review plat is ready to be recorded in the office of the Weld County Clerk and Recorder. (Department of Planning Services) • Cockcrofts Dairy, LLC 7 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Brad & Scott Cockcrofts Dairy LLC USR-1602 1. The Site Specific Development Plan and Special Use Permit is for an Agricultural Service Establishment primarily engaged in performing agricultural, animal husbandry, or horticultural services on a fee or contract basis including Livestock Confinement Operations (a dairy operation for a total of 4,500 head of cattle including milking cows and dry cows) in the A(Agricultural)Zone District, as indicated in the application materials on file and subject to the Development Standards stated hereon. (Department of Planning Services) 2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County Code. (Department of Planning Services) 3. Historical flow patterns and run-off amounts will be maintained on site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to run-off rate and velocity increases, diversions, concentration and/or unplanned ponding of storm run-off. (Department of Public Works) 4. There shall be no parking or staging of semi-tractor trailers or associated vehicles on County Roads. Utilize on-site parking. (Department of Public Works) 5. The applicant must take into consideration storm water capture/quality and provide accordingly for best management practices. (Department of Public Works) 6. The applicant shall utilize the proposed internal roadway system for the site. The roadway shall be a graded and paved roadway to provide an all weather surface. (Department of Public Works) 7. Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist on the property or become established as a result of the proposed development, the applicant/landowner shall be responsible for controlling the noxious weeds. (Department of Public Works) 8. The operation shall be limited to a total of fifty (50) employees as stated in the application materials. (Department of Planning Services) 9. Semi tractor-trailers picking up milk shall be limited to 14 (fourteen) to 21 (twenty-one) per week, commodity farm trucks shall be limited to five (5) per week, and semi-tractor commodity trailers shall be limited to ten (10) per week as stated in the application materials. (Department of Planning Services) 10. If dust control becomes a problem on County Road 59. If dust control becomes a problem due to the dairy heavy hauling, the applicant shall apply dust suppressant chemical (magnesium chloride or calcium chloride) on County Road 59 adjacent to the existing residential structures between the secondary dairy access and State Highway 392. Dust suppressant shall be applied no less than twice a year or more often as determined by the Weld County Public Motor Grader Supervisor. The application would be 300 feet of frontage. (Department of Public Works) Cockcrofts Dairy, LLC 8 11. The off-street parking spaces including the access drive shall be surfaced with gravel or the equivalent and shall be graded to prevent drainage problems. Each parking space adjacent to the milking parlor and office shall be equipped with wheel guards or curb stops where needed to prevent vehicles from extending beyond the boundaries of the spaces and from coming into contact with other vehicles, walls, fences, or plantings. (Department of Public Works) 12. The hours of operation in the milking parlors and related facilities will be 24 hours a day, 365 days a year. However, equipment operations, trucks, farming activities and maintenance activities other than emergencies shall occur primarily during daylight hours, as stated in the application. (Department of Planning Services) 13. The facility shall operate in compliance with Colorado Water Quality Control Commission Regulation Number 81. (Department of Public Health & Environment) 14. The facility shall maintain CAFO Colorado Discharge Permit coverage and operate in compliance with Colorado Water Quality Control Commission Regulation Number 61. There shall be no discharge of manure or process wastewater, except as provided in the facilities CAFO Colorado Discharge Permit. (Department of Public Health & Environment) 15. Any manure or process wastewater applications shall be at agronomic rates and in accordance with the Nutrient Management Plan or Manure &Wastewater Management Plan. There shall be no discharge from land application areas except for agricultural stormwater. (Department of Public Health & Environment) 16. The facility shall be operated and maintained in a manner to prevent nuisance conditions and operate in accordance with their approved Management Plan for Nuisance Control. (Department of Public Health & Environment) 17. The facility shall control fugitive dust on this site and be operated and maintained in a manner to prevent nuisance conditions. The facility shall be operated in accordance, at all times, with their current approved Management Plan for Nuisance Control. (Department of Public Health & Environment) 18. The facility shall be operated in a manner to control pests. The facility shall be operated in accordance, at all times, with their current approved Management Plan for Nuisance Control. Additional control measures shall be implemented at the request of the Weld County Department of Public Health and Environment in the event that rodents (which can be determined to be associated with the facility) are in such a number to be considered a nuisance condition. (Department of Public Health & Environment) 19. The facility shall be operated in a manner to control flies. The facility shall be operated in accordance, at all times, with their current approved Management Plan for Nuisance Control. Additional fly control measures shall be implemented at the request of the Weld County Department of Public Health and Environment in the event that flies (which can be determined to be associated with the facility)are in such a number to be considered a nuisance condition. Additional controls shall also be implemented in the event the Weld County Department of Public Health and Environment receives a significant number of fly (associated with facility)complaints, and in the judgment of the Weld County Health Officer, there exists a fly condition requiring abatement. (Department of Public Health & Environment) Cockcrofts Dairy, LLC 9 20. The facility shall be operated in a manner to control odors. The facility shall be operated in accordance, at all times, with their current approved Management Plan for Nuisance Control. Odors detected off site shall not equal or exceed the level of fifteen-to-one dilution threshold, as measured using methods set forth in Regulation 2 of the Colorado Air Pollution Control Regulations. Additional controls shall be implemented at the request of the Weld County Department of Public Health and Environment in the event odor levels detected off site of the facility meet or exceed the level of fifteen-to-one dilution threshold, or in the judgment of the Weld County Health Officer, there exists an odor condition requiring abatement. (Department of Public Health & Environment) 21. The applicant shall remove, handle, and stockpile manure from the livestock area in a manner that will prevent nuisance conditions. The manure piles shall not be allowed to exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests, or pollutant runoff. The surface beneath the manure storage areas shall be of materials which are protective of State waters. These areas shall be constructed to minimize seepage or percolation of manure contaminated water. In no event shall the facility impact or degrade waters of the State in violation of Colorado Water Quality Control Commission Regulation Number 81. (Department of Public Health & Environment) 22. Any Individual Sewage Disposal System (I.S.D.S.) on the property shall be permitted, installed, maintained and operated in compliance with Weld County I.S.D.S. Regulations. (Department of Public Health & Environment) 23. The facility shall operate in compliance with applicable Colorado Air Quality Control Commission Regulations. There shall be no open burning except"agricultural open burning" as defined by Colorado Air Quality Control Commission's Regulation 9. (Department of Public Health & Environment) 24. There shall be no permanent disposal of solid wastes, as defined in the Regulations Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site. (Department of Public Health & Environment) 25. The facility shall adhere to the maximum permissible noise levels allowed in the Light Industrial Zone as delineated in Section 25-12-103 C.R.S, as amended. (Department of Public Health & Environment) 26. Waste materials, not specifically addressed by other development standards, shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. (Department of Public Health & Environment) 27. If required, a stormwater discharge permit shall be obtained from the Colorado Water Quality Control Division for construction activities. (Department of Public Health & Environment) 28. The dairy facility shall use North Weld County Water as stated in the application materials. (Department of Planning Services) 29. A plan review is required for each building for which a building permit is required. Plans shall include a floor plan. Building plans shall bear the wet stamp of a Colorado registered engineer or architect. Two complete sets of plans are required when applying for each permit along with a Code Analysis Data sheet, provided by the Weld County Building Department. (Department of Building Inspection) Cockcrofts Dairy,LLC 10 30. Buildings shall conform to the requirements of the various codes adopted at the time of permit application. Currently the following has been adopted by Weld County: 2003 International Building Code, 2003 International Mechanical Code, 2003 International Plumbing Code, 2005 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 31. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of determining maximum and height for various uses and types of construction and to determine compliance with the Bulk Requirements from Chapter 27 of the Weld County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset and setback requirements. Offset and setback requirements are measured to the farthest projection from the building. (Department of Building Inspection) 32. A separate building permit shall be obtained prior to construction of any building. (Department of Building Inspection) 33. Prior to the release of building permit, the applicant shall submit evidence of approval from the Galeton Fire Protection District to the Weld County Building Department. (Department of Building Inspection) 34. In the event that 5 or more acres are disturbed during the construction and development of this site, the applicant shall obtain a storm water discharge permit from the Water Quality Control Division of the Colorado Department of Public Health and Environment. (Department of Public Health and Environment) 35. Effective January 1, 2003, Building Permits issued on the proposed site will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of Planning Services) 36. Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40) (Department of Planning Services) 37. The property owner acknowledges that mineral owners and lessees have real property interests that entitle them to surface use in accordance with Colorado State Statutes and applicable Colorado oil and Gas Conservation Commission regulations. (Department of Planning Services) 38. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 39. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 40. The property owner or operator shall be responsible for complying with the Livestock Confinement Operation standards of Section 23-4-350 of the Weld County Code. 41. The property owner or operator shall be responsible for complying with the Livestock feeding performance standards of Section 23-4-710 of the Weld County Code. 42. The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. Cockcrofts Dairy,LLC 11 43. Personnel from the Weld County Departments of Public Health and Environment, Planning Services and Public Works shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Development Standards stated herein and all applicable Weld County regulations. 44. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing standards and all applicable Weld County regulations. Substantial changes from the plans or Development Standards as shown or stated shall require the approval of an amendment of the Permit by the Weld County Board of County Commissioners before such changes from the plans or Development Standards are permitted. Any other changes shall be filed in the office of the Department of Planning Services. 45. The property owner or operator shall be responsible for complying with all of the foregoing Development Standards. Noncompliance with any of the foregoing Development Standards may be reason for revocation of the Permit by the Board of County Commissioners. Cockcrofts Dairy, LLC 12 DEPARTMENT OF PLANNING SERVICES a NORTH OFFICE .-� 0-0‘\( 918 10TH Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 IFAX: (970) 304-6498 111k. COLORADO January 15, 2007 Cockroft Dairy do Cody Hollingsworth 4350 Hwy 66 Longmont CO 80504 Subject: USR-1602- Request for A Site Specific Development Plan and a Special Review Permit for an Agricultural Service Establishment primarily engaged in performing agriculture,animal husbandry, or horticultural service on a fee or contract basis including Livestock Confinement Operations (a dairy operation for a total of 4500 cattle including milking co'fand dry cows)in the A(Agricultural) Zone District on a parcel of land described as Lot A of Am RE-178; Section 11, T6N, R64W of the 6th P.M., Weld County, Colorado. Dear Applicant: Your application and related materials for the request described above are being processed. I have scheduled a meeting with the Weld County Planning Commission for April 3, 2007, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 918 10'" Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members may have. It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all mineral estate owners 30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written certification indicating the above requirements have been met. A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway(access drive) intersects a publicly maintained road right-of-way. The Department of Planning Services' staff will make a recommendation concerning this application to the Weld County Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission hearing to make arrangements to obtain the recommendation. If you have any questions concerning this matter, please call. Respectfully, 3LO Cgti "— Chris Gathman Planner PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS March 24, 2007. THE SIGN(S) 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, CHRIS GATHMAN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING FOR USR-1602 IN THE A (AGRICULTURAL) ZONE DISTRICT. CHRIS GATHMAN Name of Person Posting Sign ( O ✓� l- Signature of Person Posting Sign STATE OF COLORADO ) ss. COUNTY OF WELD The foregoing instrument was subscribed and sworn to me this C.ft;day of Y 'I , 2007. WITNESS my hand and official seal. �Q 41 P. ' a iO "� BETHANY Nptary Public SALZh1AN in t qfF•.........` My Commission Expires: \ .(t 1"l- 1 �, - •; '4 . .—. .>z #�a �R�aaanoex -�s'�°r' r ; : , S '','v- �p P F :.E.:::,:„4.,‘,.:.?:..",-.r» �'- ` < p 9 .,a5 ap r a a s {u�i�`!� Ia t /R�M{ 111 1 " * RiNc NOTICE Bhc t i A Ut FA^ 1 1gffi -?!.*:/":7H.; "s4,...01:;t1:1/1a ruazao RTT WIL aBE IIEL nc " 1 � �6�E qA�I as 1X19 RXaRERiX Yflu AE NFW�F - '4� - "' -r.,-;.,.a .:.,.!!w,."'.. €xa' ., 4t M�'?Cfi '� 'S�s � k�i'u'� y '" d t-�"— ,J{ tixr s•-.w.,.'x -'. . ..m. ,. `.1`.02 -..-:v ,...L._,,„4",,-".:.:7!;-.4.,...,....,-,./..., 'kn i +Y 1 ° -',gyp.„.,...„.h4•!,9%,10-0i.4,4,:i7�. 44 r "' 7'� ,:.,;::;:vi t, xaRe w ,„,:i-ox wu ' +4 .- 5 k11S M , -w X1RLa Rooxrr aERFRiwtxroi- .,� E 1� € '� — RLFXXIx4aERY1GERFi .p.;, r �� jry� - 4. h^t'`^` 7 gx,Rmo { s.1 — .x M +ll &l4031fs 1.0.Ifk € a-s''1°gN " �,, t,s:..^. 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I,:• 440 ,_ 'tiff ` r \ , , n - Cpl , ., �� 77 ...•. k: FIELD CHECK inspection dates:3/15/2007 APPLICANT: Cockcrofts Dairy, LLC CASE #: USR-1602 REQUEST: A SSDP & Special Review Permit (a dairy operation for a total of 4,500 head of cattle including dry and milking cows) in the A (Agricultural) Zone District LEGAL: Lot A AMRE-178; Section 11, T6N, R64W of the 6th P.M., Weld County, Colorado LOCATION: South of and adjacent to CR 72 and east of and adjacent to CR 57 PARCEL ID #: 0801 11 000030 ACRES: +/- 591 Acres Zoning Land Use N A N Agland E A E Agland S A S Agland W A W Agland COMMENTS: Dairy buildings constructed on site. Rural residences to the north, south, east and west of the site. Nearest residence is 1/4 mile from the site. Lf�L✓� cvl Chris Gathman - Planner II Hello