HomeMy WebLinkAbout20022832.tiff Memorandum
TO: Lauren Light, Department of Planning
DATE: July 29, 2002
• FROM: Trevor Jiricek, Department of Health and
COLORADO Environment
SUBJECT: USR-1395, Highland Dairy, LLC
The Weld County Department of Public Health and Environment has reviewed this
application. We recommend for approval of the dairy with numerous recommended
conditions and standards. We have attempted to simplify our referral by separating the
proposed conditions into conditions of approval and development standards.
The following are recommended to be conditions of approval:
1. Prior to recording the plat:
A) 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:
(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.
(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.
EXHI IT
2002-2832
Highland Dairy, USR-1395
Page 2
(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.
B) 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.
C) A dust abatement plan shall be submitted to the Weld County Department
of Public Health and Environment for review and approval.
D) A fly control plan shall be submitted to the Weld County Department of
Public Health and Environment for review and approval.
E) An odor control plan shall be submitted to the Weld County Department of
Public Health and Environment for review and approval.
F) 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
Highland Dairy, USR-1395
Page 3
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.
The following are recommended to be development standards:
1. Fugitive dust shall be controlled on this site. The facility shall be operated in
accordance with the approved dust abatement plan at all times.
2. All liquid and solid waste shall be stored and removed for final disposal in a
manner that protects against surface and groundwater contamination.
3. 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.
4. The facility shall maintain compliance with Confined Animal Feeding Operations
Control Regulations (5 CCR 1002-19) and the Weld County Code, as amended.
5. 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.
6. Any required CDPS Permit shall be maintained in compliance with the Water
Quality Control Division of the Colorado Department of Public Health &
Environment.
7. 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.
8. 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.
9. The applicant shall remove, handle, and stockpile manure from the livestock
area in a manner that will prevent nuisance conditions. The manure piles shall
not be allowed to exist or deteriorate to a condition that facilitates excessive
odors, flies, insect pests, or pollutant runoff. The surface beneath the manure
storage areas shall be of materials 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
Highland Dairy, USR-1395
Page 4
Regulation (5 CCR 1002-19).
10. 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.
11. 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.
12. 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.
13. Any septic system located on the property must comply with all provisions of the
Weld County Individual Sewage Disposal System Regulations.
14. 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.
15. The facility shall be operated in accordance with the approved manure and
waste water management plan.
16. 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).
0'.\CAFO\Highland Dairy\REFERRAL.wpd
•
''�■� Weld County Referral
June 20, 2002
RECEIVED
COLORADO JUN 2 4 2002
WELD COUNTY
PUBLIC WORKS nrrT
The Weld County Department of Planning Services has received the following item for review:
Applicant Highland Dairy LLC do AgPro Case Number USR-1395
Environmental Services LLC
Please Reply By July 19, 2002 Planner Lauren Light
Project 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.
Legal SW4 and W2W2 of the SE4 of Section 17, T8N, R65W of the 6th P.M.,Weld County,
Colorado.
Location East of and adjacent to WCR 39; north of and adjacent to WCR 92.
Parcel Number 0551 17 000013, 0551 17 000021
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.
Weld County Planning Commission Hearing (if applicable) August 6, 2002
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O��/ We have reviewed the request and find no conflicts with our interests.
T See attached letter.
Comments:
Signature Si ,_, /4 Date 7 (g- Oz,
Agency 'f /,/4 )O-fa
:•Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO. 80631 :•(970)353-6100 ext.3540 +(970)304-6498 fax
Weld County Planning Department
HEELEY OFFICE
4 JUL 2 5 2002
rres cee- ,„ R E r ED
MEMORANDUM
IDC TO: Lauren Light, Planner DATE: July 23, 2002
•COLORADO FROM: Donald Carroll, Engineering Administrator ti# -
SUBJECT: USR-1395
Highland Dairy LLC do AgPro
Environmental Services LLC
The Weld County Public Works Department has reviewed this proposal; this project fall primarily
under the purview of the Use by Special Review Standards,Weld County Code, Section 23,Article
II, Division 4, Section 23. Our comments and requirements are as follows:
COMMENTS:
WCR 39 and WCR 92 are both designated on the Transportation Plan Map as local gravel roads.
WCR 39 has an average daily traffic (ADT) count of 83 vehicles taken 9/11/1998. There is no
count for WCR 92. During my site and surrounding area investigation, there was very little traffic
present.
REQUIREMENTS:
Access: The applicant shall utilize the main access point to the dairy from WCR 39. There is
adequate sight distance in both directions.
The applicant proposed future employment housing units, which would access from WCR 92. I
recommend one shared access point from WCR 92 to accommodate future housing.
Storm Water Drainage: The storm water drainage will be referred to the Department of Health
and Environment as it deals with animal units.
Traffic Circulation: The traffic circulation pattern appears to be adequate for the proposed
expansion and existing facility.
Off-Street Parking: The off-street parking spaces including the access drive shall be surfaced
with gravel and shall be graded to prevent drainage problems.
Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist on the
property or become established as a result of the proposed development, the applicant/landowner
shall be responsible for controlling the noxious weeds.
pc: USR-1395 M:\WPFILES\D0N-C\4-USR.WPD
(f"-----Cri '�■� Weld County Referral
WIlD
June 20, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Highland Dairy LLC do AgPro Case Number USR-1395
Environmental Services LLC •
Please Reply By July 19, 2002 Planner Lauren Light
Project Site Specific Development Plan and Special Review Permit for an Agricultural Service I
establishment primarily engaged in performing agricultural, animal husbandry or C
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 I
farm) in the Agricultural Zone District.
Legal SW4 and W2W2 of the SE4 of Section 17,T8N, R65W of the 6th P.M., Weld County,
-^ Colorado.
Location East of and adjacent to WCR 39; north of and adjacent to WCR 92.
Parcel Number 0551 17 000013, 0551 17 000021
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.
Weld County Planning Commission Hearing (if applicable) August 6, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
SignatureV . a 0-Likwicry. Date J ay z 1 1°,02_1°,02_Ai
Agency I
4-Weld County Planning Dept. :•1555 N. 17th Ave. Greeley,CO. 80631 ->(970)353-6100 ext.3540 +(970)304-6498 fax
4 DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
Fax(970)304-6498
COLORADO
July 24, 2002
Highland Dairy LLC c/o AgPro Environmental Services LLC
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.
USR-1395
1. A separate building permit for each building shall be obtained prior to any construction.
Buildings that meet the definition of an Ag Exempt building as specified in Section 29-3-20B.13
of the Weld County Code do not need building permits, however those buildings shall obtain a
Certificate of Compliance in accordance with Section 29-3-20B.13b. An electrical permit shall
be required for any electrical work in an Ag Exempt building.
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.
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: 1997 UBC, 1998
IMC, 1997 IPC, 1999 NEC and Chapter 29 of the Weld County Code.
4. Each building 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. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Wall and
opening protection and limitations shall be in accordance with UBC Table 5-A. Separation of
buildings of mixed occupancy classifications shall be in accordance with UBC Table 3-B and
Chapter 3. Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 1997 Uniform 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 27 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.
Offset and setback requirements are measured to the farthest projection from the building.
Service,Teamwork, Integrity,Quality
Page 2
7. A Flood Hazard Development Permit shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
Building Official
r
Service,Teamwork, Integrity, Quality
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER oF_co2
Division of Water Resources o
Department of Natural Resources tic 6 r�tv.eci`
R
1313 Sherman Street, Room 818 Weld County Planning Department ��ao j/
Denver,Colorado 80203 GREELEY OFFICE /a,6'
Phone(303)866-3581
FAX(303)866-3589 July 8, 2002 JUL 10 2002 Bill Owens
www.water.state.co.us Governor
Ms. Lauren Light RE
CE IV ED
® Greg E.Walcher
Executive Director
Weld County Planning Department Hal D.Simpson,RE.
1555 North 117th Ave. State Engineer
Greeley Co 80631
Re: Highland Diary LLC-Expansion and Improvements
Case No. USR-1395
SW1/4 and W1/2 of the W1/2 of the SE1/4 of Sec. 17, T8N, R65W, 6th P.M.
Water Division 1, Water District 1
Dear Ms. Light:
We have reviewed the above referenced proposal for a Site Specific Development Plan
of a Livestock Confinement Operations consisting of a dairy with 10,000 head of cattle and six
mobile homes as accessories to the farm. Although this referral does not appear to qualify as a
"subdivision of land as defined in Section 30-28-101(10)(a) C.R.S.," the State Engineer's office
-- will provide comments in order to assist the county on the decision making for this proposal.
The diary farm includes an existing milking facility and a proposed new milking facility.
Domestic water to this property is currently served by North Weld County Water District
(District) and a letter from the District confirming the commitment was included in the submittal
material. Additionally, based on the information provided by the applicant there are five
irrigation wells and 2 domestic/livestock wells that provide water to this property. These wells
are identified as follows: 8-RDBR, 22019-F, 22020-F, 17291-F, 2609-AD, 46379 and 46380.
According to this office records only four of the five irrigation wells listed above have valid
permits and were decreed in the Division 1 Water Court in case no. W-1328. These four
irrigation wells with permits no. 8-RDBR, 22019-F, 22020-F and 17291-F according to said
decree may only be used for irrigation unless a change of the water right is approved by the
Division 1 Water Court.
The two domestic/livestock wells with permits no. 46379 and 46380 decreed by the
Division 1 Water Court in the same case no. W-1328 may be used to supply water to the diary
operation. However since this is an expansion in use this office cannot determine if the water
pumped from these two wells will be sufficient to supply the existing and the proposed facilities.
Also a court approved plan for augmentation may be required to cover out-of-priority depletions
consumed by this expansion in use. Based on the information provided this office cannot
determine if any injury to the vested water rights will not occur with this expansion in use.
Weld County Planning Department Page 2
Highland Diary
If you have any questions in this matter, please contact loana Comaniciu of this office.
Sincerely,
c?..trt.1/4 - -
' + Kenneth W. Knox
Assistant State Engineer
cc: Richard Stenzel, Division Engineer
File
KWK/IC/Highland Diary
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