HomeMy WebLinkAbout20070665.tiff DeHaan - USR-1583 ^ Page 1 of 1
Hannah Hippely
From: Hice-Idler, Gloria [Gloria.Hice-Idler@DOT.STATE.CO.US]
Sent: Thursday, October 26, 2006 3:54 PM
To: Hannah Hippely
Subject: DeHaan - USR-1583
Hannah,
I've reviewed this proposal, and think I understand where it's at and how it lays out. Based upon that
understanding, these are my comments.
Assuming the property borders SH 14, the projected right-of-way need is 100 feet either side of the highway
centerline. It's unclear if direct access from SH 14 is be sought, but it definitely appears that traffic will impact the
intersection of CR 39 and SH 14. A traffic impact study may be needed to determine if the proposal triggers the
warrant for highway improvements (auxiliary lanes) at that intersection.
If you have any questions, please do not hesitate to contact me.
Gloria Hice-Idler
Access Manager
CDOT Region 4
1420 2nd Street
Greeley CO 80631
(970) 350-2148
EX IBIT
2007-0665
11/09/2006
Oct . 12 . 2006 4 : 26PM TOWN -L-E AULT COLORADO No . 1226 D . 1
Weld County Referral
111kSeptember 26, 2006
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Margaret DeHann Case Number USR-1583
Please Reply By October 25, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and a Special Review Permit for a Agriculture
Service Establishment primarily engaged in performing agriculture, animal
husbandry or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (a dairy operation with a total of 8,000 head) in the A
(Agricultural)Zone District •
Legal Lot D of RE-4098 W2; Lot B of RE-965 W2NE4& NW4; Lot B of RE-1729 E2NE4
of Section 17, T7N, R65W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 14; east of and adjacent to CR 41 north of and
adjacent to CR 80; west of and adjacent to CR 39.
Parcel Number 0709 17 300057, 0709 17 00051 •
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. if you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services,.
Weld County Planning Commission Hearing (if applicable) December 5,2006
•
We have reviewed the request and find thatt . r.es n• comply with our Comprehensive Plan
We have reviewed the request and tied no cuh),.Crs w our interests.
See attached letter. /
Comment. l harc e Jc lair /JTAQ/1 ,an,,1Y .chfel Q6/- ure.19`iiai)
an d cap,. :c II? n- c ,, do dn r a Z a/ .in our PUNAf etn r t�c./
^ Signature �e� /� Date n / 2_, ,w//
Agency //e ft , / f
0 Weld County Planning Dept. 0918 1001 Street. Greeley. CO. 80631 O(970)353-6100 ext.3540 O(970)304-6498 fax
tt . ‘0,,
Weld County Referral
1111 October 24, 2006
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Margaret DeHaan Case Number USR-1583
Please Reply By October 25, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and a Special Review Permit for a Agriculture
Service Establishment primarily engaged in performing agriculture, animal
husbandry or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (a dairy operation with a total of 8,000 head) in the A
(Agricultural)Zone District
Legal Lot D of RE-4098 W2; Lot B of RE-965 W2NE4 & NW4; Lot B of RE-1729 E2NE4
of Section 17, T7N, R65W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Hwy 14; west of and adjacent to CR 41; north of and
adjacent to CR 80; east of and adjacent to CR 39.
Parcel Number 0709 17 300057, 0709 17 00051
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 5, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Gnmments-
Signature e Date /O/2-y/1O 6
Agency ^u�
+Weld County Planning Dept. 4918 lam Street, Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
a DEPARTMENT OF PLANNINSERVICES
KitBUILDING INSPECTION NORTH OFFICE
918 10th GREELEY, COLORADO 80631
PHONE (970) 353-6100, EXT.3540
WC FAX(970) 304-6498
SOUTH WEST OFFICE
COLORADO 4209 24.5 LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX(720)-65-4210
October 24, 2006
Applicant: Margaret DeHaan
Site Specific Development Plan and Special Review Permit for a Dairy Operation, performing
agriculture ,animal husbandry and or horticultural services located in the A (Agricultural) District.
USR-1583
There are no historical permits for the two parcels.
1. A building permit shall be obtained prior to the construction of any new building.
2. A plan review is required for each building for which a building permit is required. Plans shall
include a floor plan. Plans shall bear the wet stamp of a Colorado registered architect or
engineer. Two complete sets of plans are required when applying for each permit. Include a
Code Analysis Data sheet provided by the Weld County Building Department with each Building
permits application. Building plans shall also be submitted to Ault Fire Protection District.
3. 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; 2003 International Fuel Gas Code; and the 2005 National Electrical Code and Chapter 29
of the Weld County Code.
4. The buildings will probably be classified as follows: F-2 (Dairy Processing) and B (Offices)
all buildings used by the public, including the bathrooms shall be accessible to persons with
disabilities. Plans should include detailed drawings showing the exiting and how accessibility will
be maintained through out the facility. Fire resistance of walls and openings, construction
requirements, maximum building height and allowable areas will be reviewed at the plan review.
Distances between buildings are not shown on the referral drawings. Setback and offset
distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 2003 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 23 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. When measuring
buildings to determine offset and setback requirements, buildings are measured to the farthest
projection from the building. Property lines shall be clearly identified and all property pins shall be
staked prior to the first site inspection.
7. All building plans shall be submitted to the Fire District having jurisdiction for review and approval
prior to issue of Building Permits
Please contact me for any further information regarding this project.
Sinc ly,
Frank Piacentino
Plans Examiner
Weld County Building Inspection Dept.
6
(117) Weld County Referral
! r,`L, [rr September 26, 2006
CI
:I SEP 2 9 'rigs,
COLORADO
WELD COUNTY PUBLIC WORKS DEPT
The Weld County Department of Plan ' e following item for review:
Applicant Margaret DeHIM Case Number USR-1583
Please Reply By October 25, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and a Special Review Permit for a Agriculture
Service Establishment primarily engaged in performing agriculture, animal
husbandry or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (a dairy operation with a total of 8,000 head) in the A
(Agricultural)Zone District
Legal Lot D of RE-4098 W2; Lot B of RE-965 W2NE4 & NW4; Lot B of RE-1729 E2NE4
of Section 17, T7N, R65W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to2t1-1-4; east of and adjacent to CR 41; north of and
r. adjacent to CR 80; west of and adjacent to CR 39.
Parcel Number 0709 17 300057, 0709 17 00051
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 5, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts with our interests.
41 See attached letter.
Comments.
Signature "PaliDate ID _ 9—o&
Agency V---KtfA4:c4rfe-A147---
+Weld County Planning Dept. •'x918 10th Street, Greeley, CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
Weld Count' r„ n_
MEMORANDUM
RELLs
TO: Hannah Hippely, Planning Services DATE: 10/10/2006
DO FROM: Donald Carroll, Engineering Administrator
• SUBJECT: USR-1583, Margaret DeHaan
COLORADO
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the
purview of the Use by Special Review Standards, Weld County Code, Chapter 23, Article II, Division 4, Section
23. Our comments and requirements are as follows:
COMMENTS:
Weld County Road Classification Plan (FHU): (June 2002)
WC 39 is a local paved road and requires a 60-foot right-of-way at full build out. There is presently a 60-foot
right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the Weld
County Zoning Ordinance (23-1-90), the required setback is measured from the future right-of-way line.
- Our most recent average daily traffic count (ADT) reflects 771 vehicles taken in 2004.
The applicant is indicating 40 employees at full build out working three shifts.
REQUIREMENT:
Access: The applicant shall use the new proposed access point from WCR 39. If a culvert is required, a15-
inch corrugated metal pipe is the county minimum size requirement.
Parking: The applicant needs to show on the plat drawing parking and loading zone by the milk parlor and
office building. Each space shall be equipped with wheel guards or curb blocks when necessary to prevent
vehicles from extending beyond the boundary of the space and coming into contact with other vehicles, walls,
fences or planting.
FLOOD HAZARD DEVELOPMENT STANDARDS:
Part of north parcel is in the FEMA Flood Zone (Spring Creek). The applicant is not identifying any structures
within this drainage zone, additional expansions or structures in this area may require a flood hazard permit.
Storm Water Drainage: The applicant needs to supply Public Works (Drainage Div.) with your site grading
plan.
The Health Dept. will review the Colorado Confined Animal Feeding Operations Control Regulation
as it deal with animal unit.
pc: USR-1583
M:\PLANNING-DEVELOPMENT REVIEW\USR-Use by Special Review\USR-1583.DOC
Weld County Planning Department
GREELEY OFFICE
-- � MEMORANDUM NOV 27 2006
RECEIVED
TO: Donald Carroll, Eng. Admin. DATE: November 21, 2006
CFROM: Scot K. Lewis, P.E., Senior Traffic Engine r_cr
•
COLORADO SUBJECT: USR-1583, Great Western Dairy
Based on our on-site review of the above referenced plan the following recommendations are offered:
Access: The proposed access driveway on WCR 39 is located 100 ft. north of the existing access
into the property. Wherever possible, access driveways should be aligned. Moving the proposed
access further north to align with WCR 80.5 would provide a safer condition. A note should be added
to the plans confirming the removal of the existing access drive.
Sight Distance: WCR 39 maintains a 55mph speed limit. This equates to a minimum sight
distance requirement of 550 ft. The existing vertical aspects of the roadway appear to provide
adequate sight distances to allow the safe movement of a motorist using or passing the access.
_ raffic Impact Study: Typically, a development generating more than 100 vehicles per day
would require an impact study prepared by a registered professional engineer. It is difficult to
ascertain from the special review questionnaire if the proposed dairy operation will produce enough
traffic to require this study. A new traffic count reflecting current conditions is needed in front of the
proposed development as existing counts are over 2 years old. The applicant is required to pay any
applicable roadway impact fees.
Post-it®Fax Note 7671 Daterl oc Ipagest.
To From
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Phone# TL Phone#
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MEMORANDUM
TO: Hannah Hippely, Planning Services DATE: March 9, 2007
FROM: Donald Carroll, Engineering Administrator
SUBJECT: USR-1583, Margaret DeHaan
The applicant has realigned their main/primary entrance to the dairy directly across from the existing access
point as suggested. The access shall be hard surfaced concrete or asphalt with adequate turning radiuses to
accommodate large milk trucks for a minimum of 50 feet and match the edge of the pavement. The purpose of
the hard surface is to keep the edge of the pavement from breaking away and from tracking mud or debris on
to the asphalt surface.
The applicant indicated that the secondary access is to be utilized in harvest only. This location should be
gated and only utilized during the harvest period.
pc: USR-1583
EXHIBIT
7)13
th.Sk 4/583
Weld Comity Planning Department
r,RFFIFY OFFICE
MEMORANDUM c
TO: HANNAH HIPPELY,DEPT/OF PLANNING SERVTTCES"" V E D
"
FROM: TROY E. SWAIN 7/;74
SUBJECT: USR-1583,GREAT C. DATE: NOVEMBER 25,O06 WESTERN DAIRY
COLORADO
The Weld County Department of Public Health and Environment has reviewed this application.
We have also discussed the application with the applicant's consultant, AgPro. Representatives
of AgPro have indicated that the applicant intends to apply to the Water Quality Control Division
of the Colorado Department of Public Health & Environment for a discharge permit for the
facility. Therefore,our referral comments will reflect this fact.
The Weld County Department of Public Health and Environment has reviewed this application.
We recommend approval of the proposed dairy with the following recommendations:
The Department recommends the following requirement be met prior to allowing the plat to be
recorded:
1. Provide documentation,prepared by a Colorado Registered Professional Engineer,that
all wastewater impoundments for the confined animal feeding operation(CAFO)will
meet seepage rate standards of Colorado Water Quality Control Commission Regulation
81 [81.5(2)].
2. 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)].
3. Demonstrate that impoundments meet required setbacks to water wells and groundwater
required by Colorado Water Quality Control Commission Regulation Number 81. [81.5
(6)].
4. Provide evidence that a CAFO Colorado Discharge Permit has been applied for or
obtained from the Colorado Water Quality Control Division.
The Department recommends the following requirements be incorporated into the permit as
development standards:
1. The facility shall operate in compliance with Colorado Water Quality Control
Commission Regulation Number 81.
2. 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 into surface water,except
as provided in the facilities CAFO Colorado Discharge Permit.
3. Manure and process wastewater shall be applied 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.
4. The facility shall be operated and maintained in a manner to prevent nuisance conditions.
5. The facility shall control fugitive dust on this site and operate in accordance with their
current approved Management Plan for Nuisance Control.
6. 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.
7. 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.
8. The facility shall be operated in accordance with the approved nuisance control plan.
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.
9. 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
2
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.
10. An individual sewage disposal system(I.S.D.S.) is required for the proposed facility and
must be designed by a Colorado Registered Professional Engineer and in accordance with
Weld County Individual Sewage Disposal Regulations. Any I.S.D.S. on the property
shall be permitted, installed, maintained and operated in compliance with Weld County
I.S.D.S. Regulations.
1 I. 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.
12. 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.
13. 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.
14. 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.
15. If required, a stormwater discharge permit shall be obtained from the Colorado Water
Quality Control Division for construction activities.
3
sit; Weld County Referral
September 26, 2006
ID
Weld County Planning Department
WI C GP,FELEY OFFICE
OCT 19 Z006
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Margaret DeHann Case Number USR-1583
Please Reply By October 25, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and a Special Review Permit for a Agriculture
Service Establishment primarily engaged in performing agriculture, animal
husbandry or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (a dairy operation with a total of 8,000 head) in the A
(Agricultural)Zone District
Legal Lot D of RE-4098 W2; Lot B of RE-965 W2NE4 & NW4; Lot B of RE-1729 E2NE4
of Section 17, T7N, R65W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 14; east of and adjacent to CR 41; north of and
adjacent to CR 80; west of and adjacent to CR 39.
Parcel Number 0709 17 300057, 0709 17 00051
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 5, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments. ►('�\
Signature ( \ `� Date `D.\\_ Q D
l
Agency \ll( E—O
❖Weld County Planning Dept. ❖918 10'h Street,Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
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‘If?:1141 Weld County Referral
111k.
November 3, 2006
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Margaret DeHaan Case Number USR-1583
Please Reply By October 25, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and a Special Review Permit for a Agriculture
Service Establishment primarily engaged in performing agriculture, animal
husbandry or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (a dairy operation with a total of 8,000 head) in the A
(Agricultural)Zone District
Legal Lot D of RE-4098 W2; Lot B of RE-965 W2NE4 & NW4; Lot B of RE-1729 E2NE4
of Section 17, T7N, R65W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Hwy 14; west of and adjacent to CR 41; north of and
adjacent to CR 80; east of and adjacent to CR 39.
Parcel Number 0709 17 300057, 0709 17 00051
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 5, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ -We have reviewed the request and find no conflicts with our interests.
ASee attached letter.
Comments•
Signature Date t\, 4 ,
Agency P ( At-4
+Weld County Planning Dept. ❖918 10th Street, Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
Kit
MEMORANDUM
WC To: Hannah Hippely, Planner
From: Kim Ogle, Planning Manager
COLORADO
Date: October 25, 2006
Subject: Landscape Referral, USR-1563
Margaret & Larry DeHaan, Applicants
The Department of Planning Services has reviewed the Site Specific Development Plan and
Special Review Permit for an Agricultural Services Establishment - a dairy operation with a total
of 8000 head in the Agricultural Zone District
The proposed use of the property is a dairy located on two contiguous parcels of approximately
365 acres. The number of employees at full build-out is forty (40) persons working three shifts.
North Weld County Water District provides potable water and new individual sewage disposal
systems will handle the effluent flows.
The application materials did not explain the proposed landscaping for the site, either in writing
or graphic delineation. The applicant shall submit a Landscape Plan to the Department of
Planning Services for review and approval. Upon approval the Landscape Plan shall be placed
on the plat, prior to scheduling the Board of County Commissioners Hearing.
The application materials state that sales representatives and supply delivery people
will frequent the site. That being said, the applicant shall, prior to recording the plat
provide written and graphic evidence that the following issues have been addressed:
❑ This site will be required to meet all requirements of the American Disability Act (ADA).
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. Further, a
portion of the structure will also be required to meet accessibility requirements.
❑ The dairy service yard parking area shall adhere to off-street Parking and Loading
Requirements, per Appendix 23-A, 23-B, Section 23-3-350.B of the Weld County Code.
Spaces reserved for the parking of vehicles shall be delineated on the plat.
El The applicant shall delineate parking stalls for the office facility in addition to the ADA
parking stalls discussed previously. The dimensions of the parking stalls shall adhere to
Appendix 23-A of the Weld County Code. The proposed off-street parking shall be
sufficiently screened and paved parking areas shall be provided to meet the
requirements of employees, company vehicles, visitors and customers of the uses
allowed by right and accessory uses.
❑ The vehicle parking and office area shall adhere to off street parking and Loading
Requirements, per Appendix 23-A, 23-B, Section 23-3-350.B of the Weld County Code.
❑ In accordance with Section 23-3-350.B, Section 23-3-350.C, Section 23-3-350.D and
Section 23-4-30.C all parking, loading areas and street access drives shall be paved
with asphaltic concrete pavement or equal. Further, all parking areas shall be surfaced
in accordance with Appendix 23-A, 23-B, Section 23-3-350.B
❑ The applicant shall delineate the location of all curb stops in the parking areas per
Section 23-4-30.D of the Weld County Code.
0 The applicant shall adhere to the lighting requirements for off-street parking spaces per
Section 23-4-30.E of the Weld County Code.
❑ The applicant shall adhere to the lighting standards, in accordance with Section 23-3-
360.F of the Weld County Code
❑ The applicant shall place "plant material" to mitigate the impacts of the facility from
adjacent properties. The plant material screen shall be placed between the road right-
of-way and the proposed improvements. The buffer strip shall be a minimum of ten (10)
feet in width and run the length of the property line. Further, the applicant shall adhere to
all landscape requirements of Section 23-3-350.G.1 and Section 23-3-350.G.2 of the
Weld County Code.
The applicant shall address the issues outlined herein and prepare revised drawings to
specifically delineate the approved Landscape and Screening Plan, thereby addressing
the issue of compatibility between this proposed facility and the surrounding properties.
Further, the Right-to-Farm Statement shall be placed on the plat and be recognized at
all times.
End Memorandum
ta*--40. ,
Weld County Referral
IllI 11MG Weld Candy Planning Department November 8, 2006
6REEEFY' OFFICE
NOV 30 2006
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Michael Faulkner, Faulkner Case Number AmUSR-1133
Dairy
Please Reply By November 29, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for an Agriculture
Service Establishment primarily engaged in performing agriculture, animal
husbandry, or horticultural services on a fee or contract basis, including Livestock
Confinement Operation (a Dairy operation with a total of 5,400 head) including the
accessory to the farm mobile homes (6 total) in the A(Agricultural)Zone District
Legal SW4 Section 29, T7N, R64W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 51; north of and adjacent to CR 76.
Parcel Number 0711 29 000025, 0711 29 000026
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) January 2, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: / G /'�
Signature i, t /l Date /7-24 -0/
Agency l— r1Jf, UUU
❖Weld County Planning Dept. x'•918 10"Street, Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
November 28, 2006
Hannah Hippely, Planner
Weld County Planning Department
918 10th Street
Greeley, CO 80631
Dear Ms. Hippely,
I have received and reviewed Margaret DeHaan's (Great Western Dairy) Use by Special Review
Permit application, Case Number USR-1583, for an 8000 head dairy east of Ault, Colorado.
This plan calls for the construction of a new dairy, including construction of new corrals, milking
parlor, and process and storm water retention facilities. There appears to be adequate evidence in
the plan that the dairy will be in compliance with the State's Confined Animal Feeding Operation
(CAFO) Regulations. There also appears to be adequate distance between the retention
structures and neighboring residences.
The plan calls for up to 40 employees, or about one employee per 200 animals. This is somewhat
less than industry standards but is workable depending on technology and management practices
that the dairy might use, and the number of family members that will be involved in the
operation.
Weld County Extension has no objection to this proposal. If there are any questions, please do
not hesitate to contact me.
Sincerely,
Keith R. Maxey
Extension Agent
STATE OF COLORADO
Bill Owens,Governor
DEPARTMENT OF NATURAL RESOURCES �� O
DIVISION OF WILDLIFE Cr
AN EQUAL OPPORTUNITY EMPLOYER 3 -,
Bruce McCloskey,Director �fOA, r-
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6060 Broadway OF
Denver,Colorado 80216 For ldtldlife-
Telephone:(303)297-1192 For People
wadi ife.state.co.us
s tale.c o.us
November 28,2006
Hannah Hippely--Planner Margaret DeHaan -Applicant
Weld County Planning Department PO Box 40
918 10"'Street Mead,CO 80542
Greeley,CO 80631
RE: Case Number USR-1583
Dear Hannah,
The Colorado Division of Wildlife(CDOW)has reviewed the proposal for a Site Specific Development Plan and a
Special Review Permit for a Agriculture Service Establishment primarily engaged in performing agriculture,
animal husbandry or horticultural services. During the review,Troy Florian-District Wildlife Manager,made a
site visit to the parcel. In this letter you will find the Division of Wildlife comments concerning the proposal.
The site is located between WCR 39 and WCR 41,and between WCR 80 and Hwy 14. The majority of this
section contains agricultural fields that appear to be irrigated by center pivot sprinklers. There are two irrigation
canals and one creek that cross 3 corners of the section: the Eaton ditch and a lateral ditch off of the Eaton ditch
system crosses the northwest comer flowing from the northeast to the southwest and the southwest corner flowing
from northwest to the southeast respectively, Spring Creek crosses the northeast corner flowing from the northwest
to the southeast.
The Division of Wildlife recommends that:
• Waste storage facilities be designed, built and maintained as outlined in the Natural Resources
Conservation Service's(NRCS)Conservation Practice Standard, Waste Storage Facility,Code 313.
• Noxious weed and re-vegetation management plans are developed and implemented in areas where there
will be ground disturbance due to construction activities.
• Any fences built arc recommended to be three or four strand fencing with a bottom strand height of 17
inches and a maximum top strand height of 42 inches,along with installation of double stays between
posts.
• Future agricultural business owners/operators are made aware of traditional land uses that may impact
them.
• Future agricultural business owners/operators are made aware of nuisance wildlife in the area.
DEPARTMENT OF NATURAL RESOURCES,Russell George,Executive Director
WILDLIFE COMMISSION,Jeffrey Crawford,Chair•Tom Burke,Vice Chair•Claire O'Neal,Secretary
Members,Robert Bray•Brad Coors•Rick Enstrom•Richard Ray•James McAnally•Ken Torres
Ex Officio Members,Russell George and Don Ament
Waste Storage Facility. Properly designed, placed,built and maintained agricultural waste storage facilities can
prevent and/or minimize detrimental impacts to aquatic wildlife and habitats,especially to areas in or adjacent to
man-made or natural waterways. The Division of Wildlife strongly encourages the developer and operator of this
.—. agricultural facility to strictly adhere to the standards listed in the NRCS's Conservation Practice Standard for
Waste Storage Facilities. Since this project will be adjacent to a natural creek and major irrigation delivery systems
that flow into the South Platte River basin, it is crucial that waste storage facilities are located as far as possible
from these natural and man made drainages. In addition to site location,the Division recommends that waste
storage facilities are designed and built to contain agricultural waste,even during times when weather patterns
reach levels similar to 100 year flood events. It is recommended that the waste storage facilities are lined to
prevent any seepage of contamination into the local ground water supply. The Division of Wildlife recommends
that a standard operation and maintenance plan be developed, implemented and maintained throughout the life of
the dairy to ensure that the waste storage facilities are functioning in the way that they were designed to. We
recommend that this plan includes measures to monitor adjacent waterways and wetlands for contamination
resulting from this operation. Additionally,we encourage the operator to establish an emergency response plan to
follow in the event that the waste storage facility fails and/or spills waste into natural and man made waterways
adjacent to the operation. Such items to address could include who will be responsible for decontamination
measures and fish/wildlife losses, how the decontamination measures will be implemented, and who will be
contacted in the event that this type of circumstance occurs. Lastly,in the event that this facility stops operation in
the future,the Division of Wildlife recommends that the waste storage areas be reclaimed to pre-construction/pre-
operation conditions.
Weed Management. Noxious weeds reduce property value and wildlife habitat. With new construction taking
place and machinery being transported from one site to another, it is important to help prevent the spread of
noxious weeds.Equipment should be cleaned periodically to remove weed seeds even if no weeds are recognized.
It is recommended that noxious weeds are actively eradicated. A working weed management and disturbed area
reclamation plan should be developed and implemented throughout construction and until all disturbed areas are
properly re-vegetated to prevent erosion and invasions by weeds. The applicant may want to contact the Weld
County Weed Inspector to facilitate development of reclamation and weed management plans for the development.
Fencing. We are concerned for the safety of the wildlife in the area if fences are erected,as some types of fencing
can be dangerous and even fatal to wildlife. Therefore,we recommend that if any fencing is to he used within or
around development sites,either during or after the project, it should be the type that would allow the free passage
of wildlife. The Division of Wildlife prefers the use of three or four strand fencing with a bottom strand height of
17 inches and a maximum top strand height of 42 inches,along with installation of double stays between posts.
Fencing plans should avoid the use of woven wire type fences that will trap or prevent movement of wildlife,
unless it is necessary to protect agricultural forage stored for the sole purpose of livestock feed.
Traditional Land Uses. As this area develops, it is important to maintain the legacy of traditional agricultural
land uses. Hunting is one such activity that provides recreation and income to landowners and businesses along the
1-25 corridor. Geese,ducks, pheasants and doves are a few of the wildlife species that are hunted in this area. In
fact surveys indicate that Weld and Larimer Counties are among the most important in Colorado in the popularity
of small game and waterfowl hunting activities. People travel from all over the United States to hunt waterfowl
along the 1-25 corridor. Hunting is not only a recreational activity and economic asset, but also an important
management tool used by the Colorado Division of Wildlife to manage wildlife populations. Hunting is used as the
primary tool to balance wildlife populations with available habitat. With increasing rural development, it is
advisable that new residents be informed of traditional land uses,such as hunting,occurring on adjacent land that
may impact them.
Living with Wildlife. It is recommended that the business owner and future homeowners aware of nuisance
animals that are found in rural areas. Coyotes,raccoons,skunks,foxes and prairie dogs can all potentially present
problems for landowners. Business owners/homeowners should he made aware of the potential problems that
coyotes and skunks can cause with domestic dogs and cats. The new business owner/home owner should be made
aware that it is their responsibility to prevent and handle any problems that may arise. The Division of Wildlife has
brochures available for homeowners that talk about living with wildlife and is also able to provide suggestions on
how to prevent any potential problems.
On behalf of the Division of Wildlife, I would like to thank you for the opportunity to review and comment on this
proposal. If you or the applicant has any further questions,please feel free to call Troy Florian at(970)443-1993.
Sincerely,
v •1
i
Dave Clarkson
Area Wildlife Manager
Cc:J. Bredehoft—Assistant Director
S. Hoover—Regional Manager
Troy Florian, District Wildlife Manager DOW
Mike Sherman, Habitat Biologist DOW
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