HomeMy WebLinkAbout20063460.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Johnson (JF Cattle) Case Number_ 2n°AMUSR-1282
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
V Department of Planning Services Field Check Form X
Letter to Applicant X
Legal Notifications X
2 Application X
Maps X
Deed/Easement Certificate X
Surrounding Property/Mineral Owners X
Utilities X
• 3 Referral List X
Referrals without comment X
USDA/APHIS Veterinary Services referral received 10/13/2006 X
Colorado Division of Wildlife referral received 10/30/2006 X
West Greeley Soil Conservation District referral received 10/19/2006 X
4 Referrals with comments X
Weld County Department of Public Works referral received 10/31/2006 (2 pages) X
Weld County Department of Public Health and Environment referral received X
11/21/2006 (3 pages)
Weld County Department of Building Inspection referral received 10/26/2006 X
Weld County Zoning Compliance Officer referral received 10/11/2006 X
Office of State Engineer—Division of Water Resources referral received X
10/25/2006
5 Surrounding Property-Omin'a/MinecaI Owncra Letters
_.6 P(`Fvhihits
-6A Sign posting affidavit X
6B twrirutter& Erten-inn Sne ' refcrrol rcooivod 11fln/2nnr_ X
6C Lotter from Susan L.Aldridge—Deatly&Wozniak, P.C. received 12/1/2000 (2- X
receive X
-z Ph ninn r Rs re
I hereby certify that the 16 items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Planning Commissioners hearing.
' Chris Gathman v Planner
'. 2006-3460
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COLORADO LAND USE APPLICATION
SUMMARY SHEET
Case Number: 2n°AMUSR-1282 Hearing Date: December 5, 2006
Applicant: John Johnson—JF Cattle C/O Cody Hollingsworth, AGRPROfessionals, LLC
4350 State Highway 66, Longmont, CO 80504
Situs Address: 23016 County Road 74
Request: 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, additional pens, and
removing the limit of 2,000 dairy cattle (out of the 11,240 head total) associated
with the operation) in the A(Agricultural)Zone District
Legal Description: Lot A of AMRE-499 and Lot B of RE-3535; located in part of the N2 and part of
the N2SW4 of Section 1, Township 6 North, Range 65 West of the 6th P.M.,
Weld County, Colorado
Location: East of and adjacent to County Road 47 and south of and adjacent to County
Road 74
Size of Parcel: +/-201.79 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 10/11/2006
• Weld County Department of Public Health and Environment, referral received 11/21/2006
• Weld County Department of Public Works, referral received 10/31/2006
• Weld County Department of Building Inspection, referral received 10/26/2006
• Colorado Division of Wildlife, referral received 10/30/2006
• West Greeley Soil Conservation District, referral received 10/19/2006
• Office of the State Engineer—Division of Water Resources, referral received 10/25/2006
• USDA-APHIS Veterinary Service, referral received 10/13/2006
EXHIBIT
1
Referral responses have not been received from the following agencies:
• Galeton Fire Protection District
• Agricultural Extension Service
• Greeley No. 2 Ditch
• Weld County Sheriff's Office
Johnson(JF Cattle)—2n°AMUSR-1282 2
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
COLORADO
Planner: C. Gathman
Case Number: 2n°AMUSR-1282 Hearing Date: December 5, 2006
Applicant: John Johnson—JF Cattle c/o Cody Hollingsworth, AGRPROfessionals, LLC
4350 Highway 66, Longmont, CO 80504
Situs Address: 23016 County Road 74
Request: A Site Specific Development Plan and Second 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, additional pens and
removing the limit of 2,000 dairy cattle (out of the 11,240 head total)associated
with the operation) in the A(Agricultural)Zone District
Legal Description: Lot A of AMRE-499 and Lot B of RE-3535; located in part of the N2 and part of
the N2SW4 of Section 1, Township 6 North, Range 65 West of the 6th P.M.,
Weld County, Colorado
Location: East of and adjacent to County Road 47 and south and adjacent to County Road
74
Parcel Size: +/-201.79 acres Parcel Number(s): 0803 01 000056 &0803 01 300089
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 ordinance 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." There is
an existing dairy currently operating at the site. The proposed amendment is to include
an additional milk parlor(one presently exists on site), an office/scale house and
additional pens. The proposed amendment will expand the boundaries of the USR from
a total of 136.6 acres to 201.79 acres. The additional proposed acreage will include a
calving operation (calving huts)at the western end (adjacent to County Road 47)and a
manure storage area(compost area)at the eastern end. The total number of cows
associated with the operation will not increase, however, this proposed permit
amendment will not limit the number of dairy cows to 2,000 total (as no limit is proposed)
as originally approved under AMUSR-1282.
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 agricultural in character with existing
residences located in close proximity to the east and south of the site. There are three
existing residences located within 500-feet east of the site(across the Greeley No. 2
Canal), there are also two existing residences located adjacent to and across the street
from the feed storage area and composting area for the dairy. There is another existing
residence located approximately 1/8t of a mile to the south of the operation. Feed
storage areas and manure storage(compost)areas have expanded approximately 1,200
feet to the south since AMUSR-1282 was approved in 2003. Although the number of
cows associated with the operation has not increased, the number of employees
associated with the business has increased substantially from a total of nineteen (19)
employees originally approved under AMUSR-1282 to a total of one-hundred (100)
employees proposed for the dairy operation under this application. The applicant is
required to submit a Landscape and Screening Plan demonstrating how they have
mitigated the impact to the neighboring residences. The applicant will be required to
adhere to specific Development Standards imposed by the County as well as Confined
Animal Feeding Operation (CAFO)regulations. This will ensure the facility is operating in
compliance with numerous conditions which would not be required for a facility operating
as a use-by-right. Conditions of Approval and Development Standards will ensure that
the operation is compatible with existing surrounding land uses.
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)
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Johnson(JF Cattle)—2n°AMUSR-1282 4
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 majority of the
site is designated"Prime"with a portion of the site designated as "irrigated non-prime"
according to the U.S.D.A. Soil Conservation Map, dated 1979. Dairy facilities are
considered an agricultural related use.
g. Section 23-2-220.A.7--The Design Standards (Section 23-2-240, Weld County Code),
Operation Standards(Section 23-2-250, Weld County Code), Conditions of Approval and
Development Standards ensure that there are adequate provisions for the protection of
health, safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
1. Prior to recording the plat:
A. Each sheet of the plat shall be labeled 2n°AMUSR-1282. (Department of Planning
Services)
B. 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. Written evidence of the Department of Public
Works approval shall be submitted to the Department of Planning Services. (Department
of Planning Services)
C. The applicant shall submit a Landscape Plan/Screening Plan to the Department of
Planning Services for review and approval. The applicant shall place"plant material"or
other acceptable screening material to mitigate the impacts of the facility from adjacent
properties to the south and west of the site. 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. Upon approval, the Landscape Plan shall be placed on the plat.
(Department of Planning Services)
D. 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)
E. The applicant shall work with the Weld County Department of Public Works to minimize
access points that are not crucial to the operation. Any access points not required shall
be removed and not be indicated on the plat. Written evidence of such shall be provided
to the Department of Planning Services. (Department of Public Works)
F. 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 landscaping 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)
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G. 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
County Road 47 adjacent to the USR. (Department of Public Works)
H. The applicant has not delineated any on-site sign(s). If on-site sign(s)are desired the
signs shall adhere to Article IV Division 2 of the Weld County Code as it related to signs
in the A(Agricultural)Zone District. Further, the location of the sign, if applicable shall be
delineated on the USR plat. (Department of Planning Services)
The applicant shall 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)]. (Department of Public Health)
J. 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 approval shall be
provided to the Departments of Planning Services and Health. (Department of Public
Health)
K. The existing residence and metal shed in the northwest corner of the property are located
within the proposed future right-of-way for County Road 47. The applicant shall submit a
non-conforming structure application to the Department of Planning Services for review
and approval. (Department of Planning Services)
L. 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)
M. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
2. County Roads 47 and 74 are designated on the Weld County Road Classification
Plan as major arterial roads, which require 140 feet of right-of-way at full build out
(70-feet from the centerline of County Road 47 and 74). 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)
3. 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
Johnson(JF Cattle)—2'"AMUSR-1282 6
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)
4. The approved parking and circulation plan. (Department of Planning Services)
5. The approved lighting plan, if applicable. (Department of Planning Services)
6. The approved landscape/screening plan. (Department of Planning Services)
7. Any approved signs, if applicable. (Department of Planning Services)
8. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
M. 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 thirty(30)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 mapsWco.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 including the
milk parlor or the office/scale house. (Department of Building Inspection)
5. 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)
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SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
(Johnson)JF Cattle
2nd AMUSR-1282
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 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, 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)
ee"" 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. Dust suppressant chemical shall be applied to County Road 47 no less than twice a year or more
often as determined by the Weld County Public Works Motor Grader Supervisor. (Department of
Public Works)
7. The operation shall be limited to a total of one-hundred (100) employees as stated in the
application materials. (Department of Planning Services)
8. Semi tractor-trailers picking up milk shall be limited to 15 per 24-hour period and semi-trailer
commodity trucks (feed/compost) shall be limited to 15 per day from 7:00 A.M. to 5:00 P.M. as
stated in the application materials. (Department of Planning Services)
9. The hours of operation in the milking parlors and related facilities will be 24 hours a day, 365 days
a year. Equipment operations, trucks, farming activities and maintenance activities other than
emergencies will occur primarily during daylight hours as stated in the application. (Department of
Planning Services)
10. The facility shall operate in compliance with Colorado Water Quality Control Commission
Regulation Number 81. (Department of Public Health & Environment)
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Johnson(JF Cattle)-2n°AMUSR-1282 8
11. 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)
12. 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. (Department of Public Health &
Environment)
13. 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)
14. The facility shall be operated and maintained in a manner to prevent nuisance conditions.
(Department of Public Health & Environment)
15. The facility shall control fugitive dust on this site and operate in accordance with their current
approved Management Plan for Nuisance Control. (Department of Public Health & Environment)
16. 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)
17. 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)
18. 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. (Department of Public
Health & Environment)
19. 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
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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)
20. 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.
(Department of Public Health & Environment)
21. 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)
22. 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)
23. 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)
24. 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)
25. If required, a stormwater discharge permit shall be obtained from the Colorado Water Quality
Control Division for construction activities. (Department of Public Health & Environment)
26. 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)
27. The hospital parlor will required 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. (Department of Building
Inspection)
28. 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, 2002
National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building
Inspection)
29. A separate building permit shall be obtained prior to construction of any building. (Department of
Building Inspection)
Johnson(JF Cattle)—2"d AMUSR-1282 10
30. 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)
31. 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)
32. 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)
33. 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)
34. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
35. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code.
36. 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.
37. 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.
38. The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code.
39. 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.
40. 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.
41. 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.
DEPARTMENT OF PLANNING SERVICES
rit—t NORTH OFFICE
918 10TH Street
GREELEY, CO 80631
PHONE: (970) 353-6100, Ext. 3540
"DC.
FAX: (970) 304-6498
COLORADO October 10, 2006
John Johnson
do Cody Hollingsworth
4350 Hwy 66
Longmont CO 80504
Subject: 2AmUSR-1282- Request for 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 on a parcel of land described as 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.
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 December 5, 2006, at 1:30 p.m. This meeting will take place in the
Hearing Room, Weld County Planning Department, 918 10th 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 Planning Commission for their review and comments. Please call
for further details regarding the date,time,and place of this meeting. It is recommended that you and/or a representative
be in attendance at the 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.
Respectfully,
7
Chris Gathman
Planner
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS November 26, 2006. 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 2n° AMUSR-1282 IN THE A (AGRICULTURAL) ZONE
DISTRICT.
CHRIS GATHMAN
Name of Person Posting Sign
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Signature of Person Posting Sign
STATE OF COLORADO
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COUNTY OF WELD ) ``))(� \\
The foregoing instrument was subscribed and sworn to me this ( J day of � (C_h\.!
I` 'fi t/- , 2006.
WITNESS my hand and official seal.
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A PUBLIC HEARING CONCERNING
THIS PROPERTY WILL BE HELD At:
p PUBLIC HEARING CONCERNIHELDNT -
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1. SS10A�i.';f IY`�y1FLD COINTY SENVICt 5EPAKIji RTE p1 PLANNING SERVICE$ AT /22�2006
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ites NOTICE ,1n
A PUBLIC HEARING CONCERNINC NOTICE WI
THIS PROPERTY WILL BE HELD AC 'CRC
- A PUBLIC HEARING CONCERNING
- THIS PROPERTY WILL BE HELD AT:
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FOR MORE INFORMATION CALL n0wa,= C, �., _
IMO COUNTY DEPARTMENT Of ' -
PUNNING SERVICES AE - TOR MOVE INFORMATION CAlLI -
L�TO)353-6100 elf
3510 WEED COUNTY DEPARTMENT Of ` " �q��l //
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PLANNING
(9101351-600 vs' 3510 SERVICES AT 11/22/2006
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FIELD CHECK inspection date: 11/20/06
CASE NUMBER: 2"d AMUSR-1282
APPLICANT: John Johnson - JP Cattle
LEGAL DESCRIPTION:Lot B of AMRE-499 & Lot B of RE-3535; Part
N2 and Part N2 SW4 1-6-65
LOCATION: East of and adjacent to WCR 47, South of and adjacent to
WCR 74
Zoning Land Use
N A (Agricultural) N Agland/Existing Feedlot Facility
E A (Agricultural) E 3 Single Family residences/Ditch
S A (Agricultural) S Single-family house 1/8 south & single-family
residence immediately adjacent to feed
storage area
W A (Agricultural) W Agland (Single Family Residence)
COMMENTS:
* Existing feedlot facility on the site.
* Existing single family residences and large ditch to the east of the site.
* Single family residence on northeast corner of property.
* Site slopes from west to east (toward existing detention ponds).
* Oil and gas production facility at south end of site (adjacent to calf huts).
Chris Gathman, Current Planner
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