HomeMy WebLinkAbout20071219.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Garrett & Carla Devries Family Case Number USR-1595
Trust (Monts Vista Dairy)
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
Department of Planning Services Field Check Form X
Letter to Applicant X
Legal Notifications X
Sign Posting Affadavit X
'. 2 Application X
Maps X
Deed/Easement Certificate
Surrounding Property/Mineral Owners X
Utilities
3 Referral List X
Referrals without comment X
USDA Veterinary Services referral received 12/8/2007 X
Weld County Agricultural Extension referral received 1/3/2007 X
4 Referrals with comments X
Weld County Department of Public Works referral received 1/2/2007 (2 pages) X
Weld County Department of Public Health and Environment referral received X
1/18/2007 (3 pages)
Weld County Zoning Compliance Officer referral received 11/5/2006 X
Weld County Department of Building Inspection referral received 1/4/2007 (2 X
pages)
City of Greeley referral received 12/7/2006 X
State of Colorado Engineers Office—Division of Water Resources referral received X
1/5/2007 (2 pages)
` Platte Valley School District RE-7 referral received 12/28/2006 X
wners - Letters_
-fr--t3Efxhrbits—
I hereby certify that the 10 items identified herein were submitted to the Department of Planning Services at or prior to t
scheduled Planning Commissioners hearing.
> EXHIBIT
Chris Gathman .•. p �Y`StIL�--� - A
anner (ASQ #1595
2007-1219
itot4a:
COLORADO LAND USE APPLICATION
SUMMARY SHEET
Case Number: USR-1595 Hearing Date: February 6, 2007
Applicant: Garrett & Carla Devries Family Trust (Monta Vista Dairy), C/O Cody
Hollingsworth —AGPROfessionals, LLC; 4350 State Highway 66, Longmont, CO
80504
Situs Address: 30984 County Road 61
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 10,000 head of cattle
including a total of 5,000 milking cows, along with dry cows, heifers and calves)
in the A(Agricultural) Zone District
Legal Description: NW4 of Section 31, Township 6 North, Range 63 West of the 6th P.M., Weld
County, Colorado
Location: East of and adjacent to County Road 61 and south of and adjacent to County
Road 64
Size of Parcel: +/- 160 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 11/5/2006
• Weld County Department of Public Health and Environment, referral received 1/18/2007
• Weld County Department of Public Works, referral received 1/3/2007
• Weld County Department of Building Inspection, referral received 1/4/2007
• Colorado Division of Wildlife, referral received 10/30/2006
• Weld County School District RE-7, referral received 12/28/2006
• Office of the State Engineer— Division of Water Resources, referral received 1/5/2007
• USDA-APHIS Veterinary Service, referral received 12/8/2006
• City of Greeley, referral received 12/7/2006
• Agricultural Extension Service, referral received 1/3/2007
Devries(Manta Vista Dairy) 1 EXHIBIT
•
Referral responses have not been received from the following agencies:
• Galeton Fire Protection District
• Colorado Division of Wildlife
• Weld County Sheriff's Office
• North Weld County Water District
Devries(Monta Vista Dairy) 2
iSt
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
"Re.
COLORADO
Planner: C. Gathman
Case Number: USR-1595 Hearing Date: February 6, 2007
Applicant: Garrett & Carla Devries Family Trust (Monta Vista Dairy),c/o Cody Hollingsworth,
AGRPROfessionals, LLC -4350 Highway 66, Longmont, CO 80504
Situs Address: 30984 County Road 61
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 10,000 head of cattle
including a total of 5,000 milking cows, along with dry cows, heifers and calves)
in the A (Agricultural)Zone District
Legal Description: NW4 of Section 31, Township 6 North, Range 63 West of the 6th P.M., Weld
County, Colorado
Location: East of and adjacent to County Road 61 and south of and adjacent to County
Road 64
Parcel Size: +1- 160 acres Parcel Number: 0799 31 200009
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." Dairies
are considered agricultural related uses.
Devries(Monta Vista Dairy) 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 site is surrounded by agricultural land. The nearest
single-family residences are located '/ mile to the north, south and east of the site. The
next nearest residence is located %mile to the west of the site.
d. Section 23-2-220.A.4 --The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities. The site is not located within the three-mile referral area of any
municipalities.
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 "irrigated non-prime" and "prime if irrigated" 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 scheduling a Board of County Commissioners hearing:
A. The applicant shall submit a detailed signage plan to the Department of Planning
Services, including location and size. (Department of Planning Services)
B. The applicant shall either submit to the Weld County Department of Planning Services a
copy of an agreement with the properties mineral owners/operators 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)
Devries(Monts Vista Dairy) 4
C. The applicant shall provide both the Weld County Department of Public Works and the
Department of Planning Services with a detailed access, site circulation, loading, and
parking plan for review and approval. The applicant shall identify and separate employee
and visitor parking spaces and indicate on the site plan review map. Each parking space
shall be equipped with wheel guards or curb blocks when necessary to prevent vehicles
from extending beyond the boundary of the space and from coming into contact with
other vehicles, walls and fencing.Written evidence of the Department of Public Works
approval shall be submitted to the Department of Planning Services. (Department of
Planning Services)
2. 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 intended lights, 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 accordance with
Section 23-3-360.F and Section 23-2-250.D of the Weld County Code. Further, the
approved Lighting Plan shall be delineated on the plat. (Department of Planning
Services)
B. The applicant shall enter into an Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for all required materials
(parking and transportation related 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 apply for the appropriate permits for the existing buildings/structures
that have been and/or are being constructed that are not covered under existing building
permits. Written evidence that these permits have been applied for shall be provided to
the Department of Planning Services. (Department of Planning Services)
F. 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)
Devries(Monts Vista Dairy) 5
G. 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)
H. 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-1595. (Department of Planning
Services)
4. County Roads 61 and 64 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
(30-feet from the centerline of County Roads 61 and 64). 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 radius'for existing oil and gas tank battery located in the
northeast corner of the site shall be indicated. (Department of Planning Services)
10. The two westernmost access points off of County Road 64 shall each be labeled
"existing access to be removed'. (Department of Public Works)
Devries(Monta Vista Dairy) 6
11. The access off of County Road 61 shall be relocated south a minimum of 150-
feet away from the intersection of County Roads 61 and 64. The access shall
come to County Road 61 at a 90 degree angle for a minimum of 2-3 truck
lengths. (Department of Public Works)
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)
2. 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)
3. 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 mapsco.weld.co.us. (Department of Planning Services)
4. 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)
5. Prior to Operation:
A. The applicant shall provide written evidence from the Department of Public Works that
the following access revisions have been made to the satisfaction of the Department of
Public Works:
1. The access from WCR 61 in the northwest corner of the property shall be
relocated south a minimum of 150' feet away from the intersection of WCR's 61
and 64.
2. The access shall come to WCR 61 at a 90 degree angle for a minimum of 2-3
truck lengths to provide adequate vehicle staging and sight distance.
3. All trees in the sight distance triangle shall be cut below 3 '/z feet to provide
sight distance a minimum of 550'down WCR 61.
4. The remaining access points off of County Road 64 (with the exception of the
existing access north of the Ag/equipment shop)shall be removed. (Department
of Public Works)
Devries(Monts Vista Dairy) 7
6. The Special Review activity shall not occur nor shall any building or electrical permits be issued
on the property until the Special Review plat is ready to be recorded in the office of the Weld
County Clerk and Recorder. (Department of Planning Services)
Devries(Monta Vista Dairy) 8
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
(Devries) Monta Vista Dairy
USR-1595
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 10,000 head of cattle including a total of 5,000 milking cows, along with dry cows,
heifers and calves) 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 off-street parking spaces including access drive shall be surfaced with gravel, asphalt,
concrete or the equivalent and shall be graded to prevent drainage problems. Each space shall
be equipped with wheel guards or curb stops where needed to prevent vehicles from extending
beyond the boundaries of the space and coming into contact with other vehicles, walls, fences, or
plantings. (Department of Public Works)
6. There are presently two access points for oil and gas roadways. One access is located at the
northeast corner of the property (County Road 64), and another access is located at the
southwest corner of the property (County Road 61). The applicant/owner shall continue to utilize
these two access points for oil and gas purposes only. (Department of Public Works)
7. 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)
8. 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)
9. The operation shall be limited to a total of fifty (50) employees as stated in the application
materials. (Department of Planning Services)
10. Semi tractor-trailers picking up milk shall be limited to four (4) per 24-hour period, commodity
farm trucks shall be limited to three (3) per 24-hour period, and semi-tractor commodity trailers
shall be limited to ten (10) per week as stated in the application materials. (Department of
Planning Services)
Devries(Monta Vista Dairy) 9
11. 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)
12. The facility shall operate in compliance with Colorado Water Quality Control Commission
Regulation Number 81. (Department of Public Health & Environment)
13. 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)
14. 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)
15. 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)
16. 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)
17. 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)
18. 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)
19. 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
Devries(Month Vista Dairy) 10
County Health Officer, there exists an odor condition requiring abatement. (Department of Public
Health & Environment)
20. 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)
21. 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)
22. 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)
23. 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)
24. 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)
25. 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)
26. If required, a stormwater discharge permit shall be obtained from the Colorado Water Quality
Control Division for construction activities. (Department of Public Health & Environment)
27. The dairy facility shall use North Weld County Water as stated in the application materials.
(Department of Planning Services)
28. 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)
29. 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)
Devries(Monta Vista Dairy) 11
30. A separate building permit shall be obtained prior to construction of any building. (Department of
Building Inspection)
31. 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)
32. 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)
33. 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)
34. 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)
35. The property owner shall allow any mineral owner the right of ingress or egress for the purposes
of exploration development, completion, recompletion, re-entry, production and maintenance
operations associated with existing or future operations located on these lands. (Department of
Planning Services)
36. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
37. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250,Weld County Code.
38. 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.
39. 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.
40. The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code.
41. 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.
42. 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.
Devries(Monta Vista Dairy) 12
43. 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.
Devries(Month Vista Dairy) 13
DEPARTMENT OF PLANNING SERVICES
NORTH OFFICE
918 10TH Street
GREELEY, CO 80631
PHONE: (970) 353-6100, Ext. 3540
1 FAX: (970) 304-6498
WI`Pe.
COLORADO December 5, 2006
Garrett & Carla DeVries
do Cody Hollingsworth
4350 Hwy 66
Longmont CO 80504
Subject: USR-1595- Request for A Site Specific Development 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 Confinements Operations(a dairy operation for a total of 10,000
head of cattle including milking cows,dry cows,heifers and calves)in the A(Agricultural)Zone District on
a parcel of land described as NW4 of Section 31,T6N, R63W 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 February 6, 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.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has
forwarded a copy of the submitted materials to the Greeley Planning Commission for their review and comments. Please
call Greeley at 970-350-9780 for further details regarding the date,time, and place of this meeting. It is recommended
that you and/ora representative be in attendance at the Greeley Planning Commission meeting to answer any questions
the Commission members may have with respect to your application.
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.
R
e
spectfully,
Chris Gathman
Planner
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS January 27, 2007. 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, 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-1595 IN THE A (AGRICULTURAL) ZONE
DISTRICT.
CHRIS GATHMAN
•
Name of Person Posting Sign
Sivo
Signature of Person Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD ) r
The foregoing instrument was subscribed and sworn to me this (_p'day of Id2L 1 , 2007.
WITNESS my hand and official seal.
N tary ublic i I8P7140 Y
! SAL '
My Commission Expires: I .( Li -CT] •FQ'F. ..Oda
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A PUBLIC HEARING CONCERNING y - y 1
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FIELD CHECK inspection dates:1/25/2007
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 #: 0799 31 200009 ACRES: +/- 160 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.
Chris Gathman - Planner II
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