HomeMy WebLinkAbout20063464.tiff CL Lf l
Weld County Referral
October 10, 2006
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant John Johnson Case Number 2AmUSR-1282
Please Reply By November 7, 2006 Planner Chris Gathman
Project A Site Specific Development Plan and Amended 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 livestock feeding operation for a total of
11.240 head of cattle including a dairy operation and 20 horses amended to
include an additional milk parlor. office/.scale house and additional pens) in the A
(Agricultural)Zone District
Legal Lot B of AmRE-499; Lot B of RE-3535; Pt N2 and Pt N2SW4 of Section 1, T6N,
R65W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 47; south of and adjacent to CR 74.
Parcel Number 0803 01 000056 &0803 01 300089
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 attach d letter. 1
Comments:
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Signature OLtLn ),Ac,-l> Date K---)_ky „
Agency rn OYII t (f\co to.ilc f
4Weld County Planning Dept. .918 10th Street, Greeley,CO.80631 4(97 EXHIBIT -6498 fax
2006-3464
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER of c
-division of Water Resources RQ-
Department of Natural Resources am%
1313 Sherman Street,Room 818 *re*
*
Denver,Colorado 80203 October 20, 2006 '1816'
Phone(303)866-3581
FAX(303)866-3589 Weld County Planning Department Bill Owens
www.water.state.co.us GHEE EY OFFICE Governor
Russell George
Mr. Chris Gathman OCT 2 5 2006 Executive Director
Weld County Planning Department Hal D.Simpson,P.E.
918 10th Street RECEIVED State Engineer
Greeley, Co 80631
Re: Johnson Dairy-Special Use Permit (Amendment)
Case No. 2AmUSR-1282
Sec. 1, T6N, R65W, 6th P.M
Water Division 1, Water District 1
Dear Mr. Gathman:
This referral for an amendment to an existing Special Use Permit for a feedlot/dairy
facility does not appear to qualify as a "subdivision" as defined in Section 30-28-101(10)(a),
C.R.S. Therefore, pursuant to the State Engineer's March 4, 2005 memorandum to county
planning directors, this office will only perform a cursory review of the referral information and
provide comments. An estimate of water use was not provided, thus it is not clear if the
proposed changes will result in additional water use at this site.
Based on the information from the referral material, the existing use of the property is a
feedlot/dairy facility that allows 11,240 head of cattle and 20 horses. This proposal is to amend
the existing special use permit to include the addition of a milk parlor to increase the facilities
efficiency, a scale house to help reduce traffic volume on WCR 74, and additional pens to allow
more space per cow in the pen system. The total number of head will not change however the
number of dairy cows will vary. The facility will continue to operate 24 hours per day (as it does
presently)with approximately 100 employees working over three shifts. The North Weld County
Water District ("District") is listed as the source of water for these facilities. A letter of
commitment from the District was not provided. Therefore, we recommend that the County
obtain a signed copy of the water service agreement from the District prior to the approval of the
proposed expansion of the feedlot/dairy facility.
If you have any question in this matter please contact loana Comaniciu of this office.
Sincerely,
D"!- ' L
tf
Jeff Deatherage, P.E.
Water Resource Engineer
cc: Jim Hall, Division Engineer
Brent Schantz, Water Commissioner, District 1
'^ JD/IC/Johnson Dairy
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DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
/^ I 918 10th Street
W I GREELEY, COLORADO 80631
C. PHONE (970) 353-6100, EXT.3540
FAX (9(970)304-.6498
SOUTHWEST OFFICE
COLORADO 4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
October 26, 2006
John Johnson
Site Specific Development Plan and Amended Special Review Permit for an Agricultrual service establishment to
include an additional milk parlor, office/scale house and additional pens the A (Agricultural)Zone District.
2AmUSR-1282
1. A building permit shall be obtained prior to the construction of any structures including the milk parlor or
the office/scale house.
2. A plan review is required for each building for which a building permit is required. 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 permit application.
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 structures will require an engineered foundation based on a site-specific geotechnical report or an
open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be
designed by a Colorado registered engineer.
5. The buildings will be classified as U (Milking parlor and B(office)occupancy. Fire resistance of walls and
openings, construction requirements, maximum building height and allowable areas will be reviewed at the
plan review. 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. Provide letter of approval from Galeton Fire protection District prior to construction of any structure.
o-. 8. There are 2 active building permits and 4 with final status on record.
Sinr.ly,�
RV' i1
Building Official
Weld County ha,nn;ng Department
° MEMORANDUM PLFICE
TO: Chris Gathman, Planning Services I AT / NLl P
FROM: Donald Carroll, Engineering Administrator 0
O
SUBJECT: 2AmUSDR-1282, John Johnson
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 49 and 47 Arterial Corridor Study: WCR 49 and 47 are classified by the County as
major arterials and require 140-foot of right-of-way. These roads are 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.
Average daily traffic count (ADT): Out most current traffic counts were taken in 2006, WCR 47 between
WCR 72 and WCR 74. The account reflects between 150 and 160 vehicles taken in a 72-hour period. WCR
,-74 between 47 and WCR 49, the count reflects approximately 1300 vehicles taken in a 72-hour period.
REQUIREMENTS:
Setback: 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. The applicant is proposing new structures adjacent to
WCR 47 such as a new milking parlor, scale house, scale, and corral improvements.
Right-of-Way: The applicant shall show on the plat drawing future right-of-way for both WCR 74 and WCR
47. The setbacks to future improvements should be based on future right-of-way line of both roadways.
Access: Field verifying 11 access points from WCR 47, the applicant is proposing to close one of these
existing accesses adjacent the residence. There is an existing road system east of WCR 47, and the concrete
ditch is being utilized for feed alley access at many locations. The applicant shall work with the Weld County
Public Works Department to minimize access points that are not crucial to the operation.
Parking: There shall be parking or staging of semi-tractor trailers on Weld County roads. Utilize on-site
parking.
Employee Parking: Utilize existing parking locations adjacent to existing and future milking parlor and scale
house area.
Off-Street Parking Spaces: 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
he boundaries the space and from coming into contact with other vehicles, walls, fences, or plantings.
Chris Gathman, Planning Services
2AmUSDR-1282, John Johnson
0/30/2006
Page 2
Dust Suppressant: The additional semi-tractor trailer traffic, employees, and direct access from WCR 47
trigger the existing and proposed traffic count to exceed the 200 vehicles per day threshold to require dust
suppressant. The applicant shall enter into a Road Maintenance and Improvements Agreement with the Weld
County Public Works Department for applying a dust suppressant chemical on WCR 47 adjacent to the USR.
Appendix 8-D in the Weld County Code defines the approved dust suppressant chemical to be used. The
application shall be applied no less than twice a year or more often as determined by the Weld County Public
Works Motor Grader Supervisor.
Storm Water Drainage: The applicant has provided a Management Plan for Nuisance Control. I am referring
this to the Department of Health and Environment as it deals with animal units.
Final drainage construction and erosion controls plans (conforming to the final drainage report) stamped,
signed, and dated by a professional engineer license in the State of Colorado shall be submitted with each
plan (phase). These plans (storm water management plans) shall be based upon urban drainage methodology.
(Weld County Public Works, Drainage Division)
pc: 2AmUSR-1282 M:\PLANNING—DEVELOPMENT REVIEW\USR-Use by Special Review\2AmUSR-1282.DOC
MEMORANDUM
TO: CHRIS GATHMAN, DEPT OF PLANNING SERVICES
' FROM: TROY E. SWAIN SUBJECT: 2ND C. , 0
12826 JF CATTLE COMPANY
DATE: NOVEMBER 21
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. The applicant has
applied 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. 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)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)].
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, except as provided in the
facilities CAFO Colorado Discharge Permit.
3. The facility shall comply with the Notice of Violation/Cease &Desist Order/Clean-up
Order Number CO-051014-1 (dated October 14,2005) and any subsequent orders issued
by the Colorado Department of Public Health&Environment.
4. 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.
5. The facility shall be operated and maintained in a manner to prevent nuisance conditions.
6. The facility shall control fugitive dust on this site and operate in accordance with their
current approved Management Plan for Nuisance Control.
7. 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.
8. 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.
9. 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.
10. 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.
2
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
es, 16. If required, a stormwater discharge permit shall be obtained from the Colorado Water
Quality Control Division for construction activities.
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