The URL can be used to link to this page

Browse Search

Home My WebLink About20022828.tiff INVENTORY OF ITEMS FOR CONSIDERATION Applicant Highland Dairy LLC Case Number USR-1395 Submitted or Prepared Prior to At Hearing Hearing 1 Staff Comments X Department of Planning Services Field Check Form X Letter to Applicant X Affadavit of sign posting X Legal Notifications X 2 Application X Maps X Deed/Easement Certificate X Surrounding Property/Mineral Owners X 3 Referral List X Referrals without comments X 4 Referrals with comments X Weld County Department of Public Health and Environment, referral received X 7/29/2002 Weld County Department of Public Works, referral received 7/17/02 X Weld County Department of Building Inspection, referral received 7/24/02 X State Division of Water Resources, referral received 7/10/02 X 5 Surrounding Property Owners-Letters X 6 PC Exhibits IC Planning Commission Resolution I hereby certify that the6 items identified herein were submitted to the Department of Planning Services at or prior to the scheduled Board of County Commissioners hearing. '\iv') (.441'Sci Lauren Light E• Planner 11 EXh IBIT use.#13% 2002-2828 LAND USE 'ON SUMMARY SHEET COLORADO Planner: Lauren Light Case #: USR-1395 Hearing Date: August 20, 2002 Applicant: Highland Dairy LLC, do AgPro Environmental Services LLC Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural Service establishment primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including Livestock Confinement Operations (a dairy of 10,000 head of cattle, with six mobile homes as accessory to the farm) in the A (Agricultural) Zone District Legal SW4 and W2W2 of the SE4 of Section 17, Township 8 North, Range 65 West of Description: the 6th P.M., Weld County, Colorado Location: East of and adjacent to Weld County Road 39; north of and adjacent to Weld County Road 92 Parcel #'s: 0551 17 000013 and 0551 17 000021 Parcel Size: +/- 180 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 Department of Public Health and Environment, referral received 7/29/2002 • Weld County Department of Public Works, referral received 7/17/2002 • State Division of Water Resources, referral received 7/10/2002 • West Greeley Soil Conservation District, referral received 7/1/2002 • Town of Pierce, referral received 7/9/2002 • USDA-APHIS Veterinarian Service, referral received 6/28/2002 • Weld County Zoning Compliance, referral received 7/29/2002 r USR-1395 Highland Dairy LLC 1 EXHIBIT ! 1 The Department of Planning Services' staff has not received responses from the following agencies: • Weld County Extension Office • Nunn Fire Protection District • State of Colorado, Division of Wildlife USR-1395 Highland Dairy LLC 2 SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW COLORADO Planner: Lauren Light Case #: USR-1395 Hearing Date: August 20, 2002 Applicant: Highland Dairy LLC, c/o AgPro Environmental Services LLC Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural Service establishment primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including Livestock Confinement Operations (a dairy of 10,000 head of cattle, with six mobile homes as accessory to the farm) in the A (Agricultural) Zone District Legal SW4 and W2W2 of the SE4 of Section 17, Township 8 North, Range 65 West of Description: the 6th P.M., Weld County, Colorado Location: East of and adjacent to Weld County Road 39; north of and adjacent to Weld County Road 92 Parcel #'s: 0551 17 000013 and 0551 17 000021 Parcel Size: +/- 180 acres THE DEPARTMENT OF PLANING 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. A.Goal 1 states, "Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agricultural." The U.S.D.A. Soil Conservation Map indicates that the property is"prime". A portion of the land is presently being utilized as a dairy which furthers economic health as well as continuance of agricultural. The remainder of the property is currently planted in corn. USR-1395 Highland Dairy LLC 3 A. Policy 1 states"Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry." Weld County ranks first in the state for agricultural products sold and third in the Country. Most of the corn grown in the County is used for feed at commercial feedlots, farm feedlots and dairies. This proposal will benefit the farmers who will provide feed and other products to the dairy. The citizens of the County who consume dairy products will also benefit as the dairy provides a desired commodity for the community. b. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section 23-3-40.6.16 of the Weld County Code provides for Agricultural Service Establishments primarily engaged in performing agricultural, animal husbandry, or horticultural services on a fee or contract basis, including livestock confinement operations as a Use by Special Review in the A (Agricultural) Zone District. The intent of the Agricultural Zone District states "Agriculture in the County is considered a valuable resource which must be protected from adverse impacts resulting from uncontrolled and undirected business, industrial and residential land uses. The A (Agricultural) Zone District is established to maintain and promote agriculture as an essential feature of the County. The A(Agricultural) Zone District is intended to provide areas for the conduct of agricultural activities and activities related to agriculture and agricultural production without the interference of other, incompatible land uses. The A (Agricultural) Zone District is also intended to provide areas for the conduct of uses by Special Review which have been determined to be more intense or to have a potentially greater impact than uses Allowed by Right. The A(Agricultural) Zone District regulations are established to promote the health, safety and general welfare of the present and future residents of the County." c. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the existing surrounding land uses. A special use permit was approved 01/07/71 for a 500 head dairy on 15 acres, which is currently part of this property. The current capacity of the dairy is 720 head which meets the requirements of 4 head per acre. The surrounding land uses consist of rural residences and agricultural uses in all directions. There are eight smaller parcels located to the east of the dairy which were created in 1972, prior to subdivision regulations. In order to ensure the dairy will be compatible with the existing homes to the east and west, staff has required buffering and landscaping. 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 with less cattle. Dust, odor and flies are frequently a concern with dairy operations,from adjacent property owners, the applicant is required to submit specific plans to the Weld County Department of Public Health and Environment which address the above issues. Those plans are reviewed and approved by the Weld County USR-1395 Highland Dairy LLC 4 Department of Health and Environment and the applicant is responsible to operate the dairy in compliance with the approved plans. If complaints are received the Weld County Department of Public Health and Environment will investigate and if there is a problem noted the applicant risks the possibility the Special Use Permit could be revoked by the Board of County Commissioners, after appropriate public hearings. Since there are numerous regulations involved which the applicant is required to adhere to, staff believes the use will be compatible with the 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 proposed expansion is not within the Urban Growth Boundary (UGB) or Intergovernmental Agreement (IGA) of any municipality. The site is within the three mile referral area for the Town of Pierce and the Town indicated no conflict with their interests. e. Section 23-2-220.A.5 -- The site does not lie within any Overlay Districts. 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 property is designated as prime farm ground according to the U.S.D.A. Soil Conservation Map, dated 1979. The expansion of the dairy will take land out of crop production but the land will still remain as an agricultural 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. h. Section 23-4-710 - The applicant shall comply with the additional requirements of the Livestock Feeding Performance Standards. 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. The Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the plat: A. All pages of the plat shall be labeled USR-1395 (Department of Planning Services) B. The plat shall be amended to delineate the following: 1) The attached Development Standards. (Department of Planning Services) USR-1395 Highland Dairy LLD 5 2) Conform to Section 23-2-260.D of the Weld County Code which refers to Special Review Permit Plan Map requirements. (Department of Planning Services) C. Submittal and approval of a Buffer/Landscape Plan to the Weld County Department of Planning Services which provides for additional landscaping and buffering adjacent to Weld County Road 39 as well as bordering the manure/composting area on the eastern edge of the property. Additional buffering shall also be provided along the eastern edge of the property to provide screening from the properties located to the east. The Plan shall also address lighting on the site. (Department of Planning Services) D. The applicant shall address the concerns of the State Division of Water Resources as stated in the referral response dated July 8, 2002. Evidence of the State Division of Water Resources approval of the water usage shall be submitted in writing to the Weld County Department of Planning Services. (Department of Planning Services) E. All items identified in the referral from the Weld County Department of Public Works, dated July 12, 2002, shall be addressed. Evidence of such shall be submitted in writing to the Weld County Departments of Public Works and Planning Services. (Department of Planning Services) F. The applicant shall submit a letter to the Weld County Department of Planning Services requesting the vacation of SUP-74. (Department of Planning Services) G. The applicant shall address the requirements of the Department of Building Inspection as stated in the referral response dated July 24, 2002 regarding building permits and requirements. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Building Inspection) H. The facility shall demonstrate compliance with the Confined Animal Feeding Operations Control (CAFO) Regulations and the additional requirements outlined below. This shall be demonstrated by submitting a comprehensive manure and waste water management plan, for a 10,000 head dairy, to the Weld County Department of Public Health and Environment for review and approval. This plan shall include, but not be limited to the following: (Department of Public Health and Environment) 1) Demonstration that all manure stockpile areas and waste water collection, conveyance, and retention facilities are adequately sized and constructed to handle and retain the storm water run-off generated from a twenty-five year,twenty-four hour storm event.This shall be conducted by a Registered Professional Engineer. 2) Demonstration that any existing or proposed waste water retention structure has been or will be constructed in accordance with the criteria described in the CAFO Regulations. The demonstration shall be conducted by a Registered Professional engineer. r. USR-1395 Highland Dairy LLC 6 3) A site map demonstrating the layout of the site. This should include the locations of all pens, structures, feed storage areas, any water courses through the property, manure storage areas, lagoons, etc. 4) A surface contour map which demonstrates all surface water control features on the site. This should include surveyed surface elevations, indicate flow direction, run-on and run-off control features, etc. 5) Demonstration that the facility has the ability to manage, dispose, and/or land apply manure and waste water at agronomic rates in accordance with the CAFO regulations. 6) Demonstration that adequate measures are in place to prevent any discharges except those which are allowed by the CAFO Regulations. 7) Other necessary measures which are required in order to comply with the CAFO Regulations. 8) A description of the types of records that will be maintained on the facility, as required by the CAFO Regulations. 9) Evidence that no cattle have direct access to Waters of the State, except access that is allowed by the CAFO Regulations. 10) Demonstration that the"Off-site Drainage Diversion" improvements, on the north side of the property, are adequate to divert drainage up to and including a 25-year,24-hour storm. This shall be conducted by a Registered Professional Engineer. 11) Evidence that the site is graded to convey stormwater or other waste waters to retention facilities in order to prevent stagnant or pooling water. In accordance with CAFO,the applicant shall submit the facility's manure and waste water management plan to the Colorado Department of Public Health and Environment for review and comment. (Department of Public Health and Environment) J. A dust abatement plan shall be submitted to the Weld County Department of Public Health and Environment for review and approval.(Department of Public Health and Environment) K. A fly control plan shall be submitted to the Weld County Department of Public Health and Environment for review and approval. (Department of Public Health and Environment) L. An odor control plan shall be submitted to the Weld County Department of Public Health and Environment for review and approval. (Department of Public Health and Environment) USR-1395 Highland Dairy LLC 7 M. All septic systems located on the property shall have appropriate permits from the Weld County Department of Public Health & Environment. The Environmental Health Division of the Weld County Department of Public Health&Environment was unable to locate a septic permit for the septic system serving the existing shop on the property. Any existing septic system(s)which is not currently permitted through the Weld County Department of Public Health&Environment will require an I.S.D.S. Evaluation prior to the issuance of the required septic permit(s). In the event the system(s)is found to be inadequate,the system(s)must be brought into compliance with current I.S.D.S. regulations. (Department of Public Health and Environment) N. 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) O. The applicant shall enter into an Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for buffering and landscaping requirements or complete all buffering and landscaping requirements prior to recording the plat. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the plat. (Department of Planning Services) P. Written evidence shall be provided to the Department of Planning Services indicating all requirements of the Weld County Department of Public Health and Environment have been met. (Department of Planning Services) 2. Upon completion of 1 above the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat and additional requirements shall be submitted within one-hundred eighty(180)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 maps(a�co.weld.co.us. (Department of Planning Services) 4. 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) r USR-1395 Highland Dairy LLC 8 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Highland Dairy LLC USR-1395 1. The Site Specific Development Plan and Special Use Permit is for an Agricultural Service establishment primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including Livestock Confinement Operations (a dairy of 10,000 head of cattle, with six mobile homes as accessory to the farm) 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. Fugitive dust shall be controlled on this site. The facility shall be operated in accordance with the approved dust abatement plan at all times. (Department of Public Health and Environment) 4. All liquid and solid waste shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. (Department of Public Health and Environment) 5. 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 and Environment) 6. The facility shall maintain compliance with Confined Animal Feeding Operations Control Regulations (5 CCR 1002-19) and the Weld County Code, as amended. (Department of Public Health and Environment) 7. 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 and Environment) 8. Any required CDPS Permit shall be maintained in compliance with the Water Quality Control Division of the Colorado Department of Public Health&Environment. (Department of Public Health and Environment) 9. The facility shall not discharge run-off or other waste waters to surface or groundwater with exception to what is allowed by the Confined Animal Feeding Operations Control Regulations. (Department of Public Health and Environment) 10. Wastes 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 and Environment) USR-1395 Highland Dairy LLC 9 11. 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 the Confined Animal Feeding Operations Control Regulation (5 CCR 1002-19). (Department of Public Health and Environment) 12. The facility shall be operated in accordance with the approved odor abatement plan. Odors detected off site shall not equal or exceed the level of fifteen-to-one dilution threshold, as measured pursuant to 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 judgement of the Weld County Health Officer, there exists an odor condition requiring abatement. (Department of Public Health and Environment) 13. A spillage retention berm shall be required around any fuel container with a volume greater than 50 gallons. The volume retained by the spillage berm should be greater than the volume of the largest tank inside the berm. (Department of Public Health and Environment) 14. The facility shall be operated in a manner to control flies. The facility shall be operated in accordance,at all times,with the approved fly control plan. 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. The plan 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 judgement of the Weld County Health Officer, there exists a fly condition requiring abatement. (Department of Public Health and Environment) 15. Any septic system located on the property must comply with all provisions of the Weld County Individual Sewage Disposal System Regulations. (Department of Public Health and Environment) 16. There shall be no burning conducted at the site, with exception to burning defined as "agricultural open burning" as defined by Regulation No. 1 of the Colorado Air Quality Control Commission Regulations. (Department of Public Health and Environment) 17. The facility shall be operated in accordance with the approved manure and waste water management plan. (Department of Public Health and Environment) 18. No cattle shall have direct access to Waters of the State except access that is allowed per the Confined Animal Feeding Operations Control Regulation (5 CCR 1002-19). (Department of Public Health and Environment) USR-1395 Highland Dairy LLC 10 19. Off-street parking spaces including the access drive shall be graded and surfaced with gravel to prevent drainage problems. (Department of Public Works) 20. Off-street parking adjacent to WCR 39 or 92 shall not be allowed. Utilize on site parking only. (Department of Planning Services) 21. The hours of operation are up to 24 hours per day, 365 days per year. Equipment operations, trucks, farming activities and maintenance activities, other than emergencies, will occur primarily during daylight hours. (Department of Planning Services) 22. At such time the dairy operation should cease, the mobile homes which are accessory to the Special Review Permit must be removed from the property or the appropriate zoning and building permits shall be applied for and approved for an acceptable use. (Department of Planning Services) 23. The facility shall maintain compliance with Section 23-4-350 of the Weld County Code. (Department of Planning Services) 24. The landscaping on site shall be maintained in accordance with the approved Landscape Plan. (Department of Planning Services) 25. 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) 26. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 27. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 28. 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. 29. 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. 30. 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. USR-1395 Highland Dairy LLC 11 I DEPARTMENT OF PLANNING SERVICES WngePHONE (970) 353-6100,(91 E4.6498 FAX (970)3004-6498 1555 N. 17TH AVENUE COLORADO GREELEY, COLORADO 80631 June 20, 2002 Thomas Haren do AgPro Environmental Services LLC 4311 Hwy 66, Suite 4 Longmont CO 80504 Subject: USR-1395- Request for a Site Specific Development Plan and Special Review Permit for an Agricultural Service establishment primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis,including Livestock Confinement Operations(a dairy of 10,000 head of cattle,with six mobile homes as accessory to the farm)in the Agricultural Zone District on a parcel of land described as the SW4 and W2W2 of the SE4 of Section 17, T8N, R65W of the 6th P.M., Weld County, Colorado. Dear Applicants: 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 August 6,2002,at 1:30 p.m. This meeting will take place in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, 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 Pierce Planning Commission for their review and comments. Please call Pierce at(970)834-2851 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 Pierce 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 o Lauren Light Planner PLANNING COMMISSION SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS: 00 C...1 !© , 20001 . THE SIGN SHALL BE POSTED ADJACENT TO AN VISIBLE FROM A PUBLICLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW OR CHANGE OF ZONE IS NOT ADJACENT TO A PUBLICLY 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 PUBLICLY MAINTAINED ROAD RIGHT-OF-WAY. I HEREBY CERTIFY UNDER THE PENALTIES OF PERJURY THT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE PLANNING COMMISSION HEARING FOR CASE UDR- I 5THE SIGN WAS POSTED BY: n oc q e)-(D c) a NAME O PERSON POSTING SIGN C3 SIGNATURE FOR PERSON POSTIN GN STATE OF COLORADO ) )ss. COUNTY OF WELD ) SUBSCRIBED AND SWORN TO ME THIS DAY OF ` t 20 ra � c�2 --caTt 4k, NOTARY PUBLIC MY COMMISSION EXPIRES: /- 9"0.6 THIS FORM SHALL BE PLACED IN THE APPROPRIATE FILE FOR THE ABOVE CASE. FIELD CHECK inspection date: July 26, 2002 CASE NUMBER: USR-1395 APPLICANT: Highland Dairy LLC LEGAL DESCRIPTION: SW4 and W2W2 of the SE4 of Section 17, Township 8 North, Range 65 West of the 6th P.M., Weld County, CO. LOCATION: East of and adjacent to Weld County Road 39; North of and adjacent to Weld County Road 92 Zoning Land Use N A (Agricultural) N Rural Residence/Crop E A (Agricultural) E Rural Residences S A (Agricultural) S Rural Residence/Crop W A (Agricultural) W Rural Residences/Crop COMMENTS: There are two homes adjacent to Weld County Road 39 across from the dairy, several homes adjacent to Weld County Road 92 and numerous homes adjacent to Weld County Road 41 . There is an existing cattle operation to the east of Weld County Road 41 and another west of Weld County Road 39 and Weld County Road 90. The site was clean, not dusty and not many flies the day of the field check. Staff did not notice any odor off of the site. CASE NUMBER: USR-1395 a ;, t ""° APPLICANT: Highland Dairy LLC,c/o AgPro :Jr''x ' ` ry Environmental Services LLC ; • " P. WIli. ax,, PLANNER: Lauren Light d > , C, r .: LEGAL DESCRIPTION:SW4 and W2W2 of the SE4 of xi •,I : Section 17,T8N,R65W of the 6th P.M.,Weld County, '(y Colorado. .4 u$d ii gl..!!� -,,. t'INT , r.,. REQUEST: Site Specific Development Plan and +t V} s* # Special Review Permit for an Agricultural Service IG ` I establishment primarily engaged in performing agricultural, ,"� ? t ° animal husbandry or horticultural services on a fee or contract basis,including Livestock Confinement Operations t,{,3 x T ,rq;' C (a dairy of 10,000 head of cattle,with six mobile homes as t ra 2 # accessory to the farm)in the Agricultural Zone Distnet. �� Raf a LOCATION: East of and adjacent to WCR 39,north r,.. r of and adjacent to WCR 92. W«1 • t 8 I{ ---- - — y„ WACKER THORNTON CITY OF O I I I CL,ARV { I OWENS -. STATE OF COLORADO - - T III Highland D w PIERCE o i i °i o sI a 3 cc'sc1�III III'. 1 4 1 e , 'NCR 92 o • —F i Podtbu,gDaryl!III O PODTBURG DAIRY WACKER O S Z S 0 O• I ADJOINING PROPERTY OWNERS 2 � , ,.., .....,....‹ 4 4,w,...7`1 ,...:42:Wiii:;;;"1.'....i,;-:le.: 11.7V ' r.444-4424,1.11.-.4iaiTtt*r 1 ' . ;,;a 4 5',a >z . C., h' 1 7 nf . " ,r yppa. y a 4+ asn. i ary, , i , f telt',.... *.- •-• ."0:e4I', J;'ert.1/20!I 4. 1 - ":t41 it:I'a...14;i2kti,.:,.,"iiHr> -i• r .t t`. a v � u r h4 5xi^ . .. '� T' 41 O 'Cr.' 1 R S 45: + )`1-.4:- t Yiew,ale{ i f trrom Ctt 39 ; + `' ar +q .,Yew of Aairy from CR39 t;a-,."," k '� '"S . r j,'',," .y�F:R ,. . ., '1 . 2.^`*:� _ � s yr.�z �,�{�t�i 70p��F t.w 3 I Iii I C- rra 'T+t #k° n.. o R,Mi? F v A, yt s '° x s'R.Q'A..7 x^ ti ,• ',y,„ 22'2.,,',W2.,..7..' a 'n r w, ' 1 1. ,yea e f :,,,,4,,,A,, s i n y ^Y+F� a et1.i a A> c a, 6, s;a 4 3 . ' r k-,i- _ .....sue.-S„.i r , >u7,1 .! :vi r 6 t h .h WI t x - x -,+z.� z� �y.' lei �_ _ , "Pr ggt anew-, ! ., °R sttz "� .:. e, �{'ttt �+••,S-,. , �4'X'14,�nry .. ...✓,�k'i5V•sNer=tM ra:XMJ'K., ,-.--:. 4 It`; `k v'w ,xr ' - 1 gi ;;.-,/<.....3;-•-c-- 1 sur.. "� wx s< , y sFr 1 +,,,. P xP a _ waft 44....4,44.,.....„4. 4,,,,.. 4.,;,,,„.„....„ � ' �nb �ay�o �rti y 1!"*.,� .t w t � � , , I C ra. ,..,„,...1O,;(:,...,,:- ,. J ,�4i j. � �k t .: ''µ.l." t I . „apt hhN'+�# ^.rtoi� lM r+ ads . si e � "Eix „ r ylerd South 17 m CQ 94,,,,C ft,3� IIUUI{U�i�{tA�t��"SiP"�i ti4.h �n 3{ 4 a ''''.;;L:*''' W t R".t"C ,'..*..„,,,,.;.,4,1-:<,"."tiai'� .h '"? . , .: w y cy •"t ` "" t " y!P t ti,,,:k...,'� ��` 4 {h"S� t t7 nf'K*,,,-. tt ,;i�s , ), a - + � C. Ti.- � t q 1 ,^ ^r'•••Imo• v s '• , 6 ,tk tt ,tr. 5 j t R ' i --2-----4' 9lW Pt*liHtW 4 t w 4*+ 1 66 nkwm ,y�r j!w � .:SY i - � i 4,,,,,,..,-- yih qy i�3 tax "„�+'M`+u i!� �'F 1 `fi �'- H4n,Sas _ -tiY 's'F vsG y F 'At;'Me p F kr'" ,N��,kpg i s z f t 95C Cl , ry�$}(�ac n{x.W,. _ �,n5l Of tn„c ?k.- ( ? �.V i;itik.r lb""`r' ..../' .44.,„n• .,„ • �,7yr..r„ ib D.U../: .�4,2_1.c:ha-L.. }atd'Ywfw:JF'4........Ziaa..s..,^. 7% '� N .wrt+p � `k� �4v'R't✓�aw;.^°' „4.1...;,.*y fib-' Wt.,silt ,Q.py t.41';X",—,44 t !4 "r y� 'S 1 �y . 5 .k e`5 .4! `..r6,a 5 8 +`Ruq r`•d'0k t 7'}'' S era t , .i 4. �6 ' � $ JaceR �', eye ,teebe0 i p n yJ .... ��_�i�►. f m b tSryyS4 1♦ - t" rt'� !y (.may `Y�V{' Mw�Yt_ - 'y#•t�r�:- '�F. e � e .• !adjacenttoCR 41 ..' - y ,1 f •'A"F 4 - ., 51f[p� 'r 3 ...I.,, „'";'4-1 .,41,e'444' yf t t gym.• ... _ a0.,-*y.x y f } * r ",4 Example of!_„1 e' •'",.,.a•_'a a � .'"' � i �' ..Ex •� ..:of t I' * may" r% 7 IIIIIIIIIII. . , .. . __. . ... . .. . ... • • I � EX nple'of landscapf a, ;, �,-.w`r"war m1t 3- " �""vrF "synrx 177:_ ... . CASE NUMBER: PZ-613 APPLICANT: Cattail Creek Group,LLC PLANNER: Sheri Lockman LEGAL DESCRIPTION:Lot C of RE-2637;being part of the SW4 of Section 9,T6N,R66W of the 6th PM.,Weld County,Colorado. REQUEST: Change ofZone from A(Agricultural)to PUD r ' ' `.. ,sl,t,' far 8 lots with Estate Zone Uses and 1 lot with Agricultural Zone Uses along with 30.13 acres of open space. LOCATION: North of and adjacent to WCR 70 and approximately 800 feet east of WCR 29. Example of landscaping .* e i 8 Hello