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INVENTORY OF ITEMS FOR CONSIDERATION
APPLICANT: Morning Fresh Farms Inc. CASE#: U'52,-/ 363
USR-1363
Submitted or Prepared
Prior to At
Hearing Hearing
1 Planning Commission Resolution
2 Department of Planning Services'Staff Review X
3 Department of Planning Services' Field Check X
4 Legal Notice X
5 Evidence of Posting X
6 Letter to Mineral Owners X
7 Letter to Applicant X
8 Application X
9 Site Layout, submitted by applicant X
10 Aerial map of facility X
11 Referral List, Referrals without Comments X
12 Weld County Department of Public Health and Environment, X
referral received 11-26-01.
13 Platte Valley Soil Conservation District, referral received X
11-15-01.
14 Weld County Department of Building Inspection, referral X
received 11-07-01.
15 Weld County Cooperative Extension Agency, referral received X
11-27-01.
16 Weld County Department of Public Works, referral received X
11-29-01.
17 Deed(s)/Certificate of Conveyance X
18 Surrounding Property/Mineral Owners X
19 Letter from Davis Graham and Stubbs LLP representing X
Kerr-McGee Rocky Mountain Corporation received 12/06/01
20 Soil Survey X
21 Patina letter x
22 Welborn et al letter x
23
24
Item(s) submitted at Planning Commission:
I hereby certify that the ?items identified herein (Inventory of Items for Consideration-Case # US -1363) were
submitted at or prior to the scheduled Planning Commission Hearing. I furt certify (hat thes itenisl re
subsequently forwarded to the Weld County Clerk to the Board's Office. /V')
Lauren Lig t>Planner
11 EXHIBIT
2002-0057
Page 1
ittarl
hiDe LAND
SUMMARY SHEET
COLORADO
Case Number: USR-1363 Hearing Date: December 18, 2001
Applicant: Morning Fresh Farms Address: 15121 Weld County Road 32
Platteville, CO 80651
Request: A Site Specific Development Plan and a Special Review Permit for a Livestock
Confinement Operation (Commercial Egg Farm, Compost Sales, Wood
Grinding Operation and Three Employee Residences) in the A (Agricultural)
Zone District
Legal Description: Pt. of Section 15, Township 3 North, Range 66 West of the 6th P.M., Weld
County, Colorado
Location: East of and adjacent to Weld County Road 31; South of and adjacent to Weld
County Road 34; West of and adjacent to Weld County Road 33; North of and
adjacent to Weld County Road 32
Size of Parcel: 547 +/- 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 11/26/2001
• Weld County Department of Public Works, referral received 12/4/2001
• Weld County Department of Building Inspection, referral received 11/07/2001
• Weld County Extension Service, referral received 11/29/2001
• USDA-APHIS Veterinary Service, referral received 11/19/2001
• Platte Valley Soil Conservation District, referral received 11/15/2001
• Town of Platteville, referral received 11/15/2001
* Xr�NIIIIT
n Page 2
gO)tri
wine. SPECIAL REVIEW PERMIT
COLORADO ADMINISTRATIVE REVIEW
Planner: Lauren Light
Case Number: USR-1363 Hearing Date: December 18, 2001
Applicant: Morning Fresh Farms Address: 15121 Weld County Road 32
Platteville, CO 80651
Request: A Site Specific Development Plan and a Special Review Permit for a Livestock
Confinement Operation (Commercial Egg Farm, Compost Sales, Wood
Grinding Operation and Three Employee Residences) in the A (Agricultural)
Zone District
Legal Description: Pt. of Section 15, Township 3 North, Range 66 West of the 6th P.M., Weld
County, Colorado
Location: East of and adjacent to Weld County Road 31; South of and adjacent to Weld
County Road 34; West of and adjacent to Weld County Road 33; North of and
adjacent to Weld County Road 32
Size of Parcel: 547 +/- acres
Parcel Numbers: 1211 15 300025, 1211 15 0000018, 1211 15 000031, 1211 15 000028
1211 15 000029
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 ordinances in effect. A.Goal 1 states,"Preserve
prime farmland for agricultural purposes which foster the economic health and
continuance of agriculture."The farm is located in an area designated by the USDA
Prime Farmlands Map as "Other" so prime farmground will not be taken out of
production. The surrounding properties are mostly agricultural in nature so this
Page 3
facility is compatible with the adjoining land uses. A.Policy 1 states, "Agricultural
zoning will be established and maintained to protect and promote the County's
agricultural industry." Morning Fresh Farms has been an approved use on this
property since approximately 1970. A Site Specific Development Plan and Special
Review Permit has been approved for a commercial egg facility since 1985 .
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 of the Weld County Code provides for
Livestock Confinement Operations as a Use by Special Review in the A
(Agricultural)Zone District. Poultry is defined as livestock in the Weld County Code
and an operation which exceeds the number of birds allowed in the bulk
requirements for the zoning district is defined as a Livestock Confinement
Operation.The farm will consist of 3,200,000 layers and 800,000 replacement hens.
The additional uses requested with this permit are directly associated with the
operation of the poultry operation. The wood grinding operation supplies wood
which is utilized in the composting operation. The compost operation utilizes poultry
waste for the production of lawn and garden fertilizer. The resulting products from
the composting are sold to garden centers, discount and grocery stores.
c. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the
existing surrounding land uses. Uses within the area consist of crop production in
all directions. Morning Fresh Farms owns the majority of adjoining land which
significantly reduces the impact to surrounding properties. AMSUP-44 was
approved by the Board of County Commissioners in 1985 for a commercial table-
egg production complex. An additional amendment was approved in 1992 for a
livestock confinement operation and composting facility. The Board determined that
those uses were compatible with existing, surrounding land uses at the time those
permits were reviewed. The Conditions of Approval and Development Standards
will ensure that any incompatibilities will be mitigated and provide for the health,
safety and welfare of the citizens of Weld County.
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 does not lie within the Urban
Growth Boundary of any municipality but does lie within the referral area for the
Town of Platteville. The Town's Planning Commission returned the referral
response indicating no conflicts 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 not indicated as having prime soils, as stated previously, and the use of a
commercial egg facility has occurred on the property since 1970.
Page 4
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. The attached Development Standards for the Special Review Permit shall be adopted and
placed on the Special Review Plat prior to recording. The completed plat shall be delivered
to the Weld County Department of Planning Services and be ready for recording in the
Weld County Clerk and Recorder's Office within 180 days of approval by the Board of
County Commissioners. (Department of Planning Services)
2. Prior to recording:
A. The plat shall be amended to delineate the following:
1) Conform to Section 23-2-260.D of the Weld County Code which refers to
requirements for the special review permit plan map.
2) Indicate proposed landscaping as well as maintenance and replacement of dead
or diseased plants.
3)A total of 40 feet from the centerline of Weld County Road 32 shall be delineated
right-of-way on the plat.
4)A total of 30 feet from the centerlines of Weld County Roads 31 and 34 shall be
delineated right-of-way on the plat.
B. The applicant shall attempt to address the requirements (concerns) of The Platte
Valley Soil Conservation District, as stated in the referral response received
11/15/01. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
C. 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 residence located at 15103 WCR 32. 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
Page 5
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. Written evidence of approval from the Department of Public
Health and Environment shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
D. Based upon information from the Environmental Protection Agency, vehicle wash
facilities that dispose of waste water through a septic system are considered to be
Class V injection wells and are prohibited. The facility shall provide evidence to the
Weld County Department of Public Health and Environment that the septic system
currently serving the vehicle wash facility has been appropriately permitted by the
EPA or and alternate disposal system is constructed. Written evidence of approval
from Weld County Department of Public Health and Environment shall be submitted
to the Department of Planning Services. (Department of Public Health and
Environment)
E. 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 the proposed operation to the Weld County
Department of Public Health and Environment for review and approval. Written
evidence of approval from the Department of Public Health and Environment shall
be submitted to the Department of Planning Services. This plan shall include, but
not be limited to the following: (Department of Public Health and Environment)
(1) Demonstration that all 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 barns, structures, feed storage areas, any water courses
through the property, lagoons, etc.
(4) 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.
Page 6
(5) The method that wastewater, produced from washing the interior of the
barns,will be collected,treated, and/or disposed. Including a description of
all containment features and any specific practices that will be incorporated
to prevent a discharge from the facility.
(6) Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO Regulations.
(7) 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 control features, etc.
(8) A description of the types of records that will be maintained on the facility,
as required by the CAFO Regulations.
(9) Other necessary measures which are required in order to comply with the
CAFO Regulations.
F. 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. Written evidence of review from the
Department of Public Health and Environment shall be submitted to the Department
of Planning Services. (Department of Public Health and Environment)
G. A dust abatement plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. Written evidence of approval from
the Department of Public Health and Environment shall be submitted to the
Department of Planning Services. (Department of Public Health and Environment)
H. A fly control plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. Written evidence of approval from
the Department of Public Health and Environment shall be submitted to the
Department of Planning Services. (Department of Public Health and Environment)
An odor control plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. Written evidence of approval from
the Department of Public Health and Environment shall be submitted to the
Department of Planning Services. (Department of Public Health and Environment)
J. Provide evidence to the Weld County Department of Public Health and Environment
that the existing Emissions Permit has been appropriately modified for the
expanded facility. Written evidence of approval from the Department of Public
Health and Environment shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
Page 7
K. Provide written justification to the Department of Public Works for utilization of an
additional access for the feed mill/grain storage area. Written evidence of approval
from the Department of Public Works shall be submitted to the Department of
Planning Services. (Department of Public Works)
L. The applicant shall address the concerns of Kerr-McGee Rocky Mountain
Corporation as stated in the response received 12/6/01. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
3. 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^
/-� Page 8
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
MORNING FRESH FARMS
USR-1363
1. The Site Specific Development Plan and Special Use Permit is for a Livestock Confinement
Operation (Commercial Egg Farm, Compost Sales, Wood Grinding Operation and Three
Employee Residences) 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. Adequate restroom facilities shall be provided for employees and customers. (Department
of Planning Services)
4. Hours of operation for compost sales and wood grinding shall be from sunrise to sunset,
Monday through Saturday. Hours of operation may be extended with specific permission
from the Weld County Board of County Commissioners. (Department of Planning
e•-• Services)
5. Fugitive dust shall be controlled on this site. At all times, the facility shall be operated in
accordance with the control measures described in the Management Plan for Nuisance
Control, dated February 19, 2001. (Department of Public Health and Environment)
6. 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)
7. 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)
8. The facility shall maintain compliance with Confined Animal Feeding Operations
Control Regulations (5 CCR 1002-19)and, Section 23-4-710 of the Weld County Code, as
amended. (Department of Public Health and Environment)
9. 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)
10. Any required NPDES Permit shall be maintained in compliance with the Water Quality
Control Division of the Colorado Department of Public Health&Environment. (Department
r•-• of Public Health and Environment)
Page 9
11. 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)
12. Wood shavings, sawdust and waste material, 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, Department of Planning Services)
13. The applicant shall remove and handle manure and waste water from the poultry houses
in a manner that will prevent nuisance conditions. 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)
14. 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)
15. 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)
16. 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)
17. 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)
18. 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)
Page 10
19. The facility shall attempt to assure that any individual, corporation, etc. that removes
manure from the property has the ability to manage the manure to prevent nuisance
conditions and has the ability to comply with any Local, State, or Federal rules. The facility
shall provide an accurate analysis of the nutrient content of any manure produced on the
property to any individual, corporation, etc. that removes the manure from the site.
(Department of Public Health and Environment)
20. The facility shall contract with a commercial waste hauler to dispose non-agricultural
wastes. (Department of Public Health and Environment)
21. The facility shall only compost manure that is generated on the facility. This is not meant
to include the addition of bulking materials such as wood chips, straw,etc. that is necessary
for the composting process. (Department of Public Health and Environment)
22. The operation shall be operated in compliance with the conditions of approval for the
substitute water supply plan as set forth in the July 27, 1992 letter from the Office of the
State Engineer, Division of Water Resources, and shall be operated in compliance with the
subsequent plans and permits approved by the State Engineer's Office. (Department of
Planning Services)
23. If required by the Colorado Department of Health and the Weld County Environmental
Protection Services Division, the facility shall provide protection under the compost piles so
that leachates do not infiltrate through the surface of the ground and contaminate any
groundwater table which may exist below the facility. (Department of Planning Services)
24. The facility shall be sufficiently designed to control run-on and run-off of any precipitation
and/or flood waters which would be associated with a significant precipitation event. All run-
off which is accumulated on the site shall be diverted to a lined containment pond and the
contaminated water shall be disposed of in a manner which protects against contamination.
The containment pond shall be protected by a berm around the outside so that flood waters
cannot run onto the pond and combine with the polluted waters associated with the
composting facility itself. (Department of Planning Services)
25. After October 1, 1992, all construction activities that disturb more than five (5) acres of
ground shall obtain a stormwaterdischarge permit from the Colorado Department of Health,
Water Quality Control Division. (Department of Planning Services)
26. All future water lines supplying fire department outlets shall be a minimum of four inches
in size. (Department of Planning Services/Fire District)
27. No parking or staging of vehicles or equipment shall be allowed on the Weld County Roads
adjacent to the facility either during construction or operation of the facility. Utilize on-site
parking areas. (Department of Public Works, Department of Planning Services)
28. Access to the feed mill/grain elevator shall be restricted to internal access. (Department
of Public Works)
Page 11
29. The access lane and off-street parking spaces shall be surfaced with gravel, asphalt,
concrete, or equivalent and shall be graded to prevent drainage problems. (Department
of Public Works)
30. A building permit shall be obtained prior to any construction of any building. A building
permit may be required for any change in the use of any building. (Department of Building
Inspection)
31. A plan review will be required for all buildings. Plans shall bear the wet stamp of a
Colorado registered architect or engineer. Two complete sets of plans are required when
applying for the permit. (Department of Building Inspection)
32. Buildings shall conform to the requirements of the 1997 UBC, 1998 IMC, 1997 IPC, 1999
NEC and Chapter 29 of the Weld County Code. (Department of Building Inspection)
33. 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. (Department
of Building Inspection)
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. Personnel from the Weld County Departments of Public Health and Environment, Public
Works and Planning Services 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.
37. 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.
38. 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
W� CPHONE (970)353-6100, EXT.3540
FAX (97(970)3004-6498
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
November 2, 2001
Morning Fresh Farms, Inc
15121 WCR 32
Platteville CO 80651
Subject: USR-1363- Request for a Site Specific Development Plan and a Special Review Permit for a Livestock
Confinement Operation (Commercial Egg Farm, Compost Sales, Wood Grinding Operation, and Two (2)
Employee Residences)in the A(Agricultural)Zone District on a parcel of land described as Part of Section
15,T3N, R66W 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 18,2001,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 Platteville Planning Commission for their review and comments.
Please call Platteville at (970)785-2245 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 Platteville 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.
Res ectfully,
Lauren Light
Planner
EXHIBIT
Access Road into Facility
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Existing Employee Housing Adjacent to Weld County Road 32
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Poultry Barns
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View from Weld County Road 32
FIELD CHECK Inspection date: November 15, 2001
CASE NUMBER: USR-1363
APPLICANT: Morning Fresh Farms
LEGAL Section 15, Township 3 North,Range 66 West of the 6th PM, Weld County, CO
DESCRIPTION:
LOCATION: East of and adjacent to WCR 31; South of and adjacent to WCR 34; West of
and adjacent to WCR 33; North of and adjacent to WCR 32
Zoning Land Use
N A (Agricultural) N Crop
E A (Agricultural) E Crop
S A (Agricultural) S Crop
W A (Agricultural) W Crop
COMMENTS: This is a very well maintained facility. Owners home is located onsite across
from office. Existing employee housing is well kept. Majority of the adjacent land to the facility
is owned by Morning Fresh which significantly lessens impacts to homes located near the farm.
Lagoons and composting area are interior to the farm.
Lauren Light, Planner
EXHIBIT
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