HomeMy WebLinkAbout20020059.tiff nr
DEPARTMENT OF PLANNING SERVICES (� ric ¶
' 1555 N. 17th Avenue, Greeley, CO 80631
Phone (970) 353-6100, Ext. 3540, Fax(970)304-6498 ��
USE BY SPECIAL REVIEW APPLICATION x)52 -
Application Fee Paid Receipt# Date
Recording Fee Paid Receipt# Date
Application Reviewed by:
TO BE COMPLETED BY APPLICANT: (Please print or type, except for necessary signature)
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA: SEE ATTACHED
PARCEL NUMBER: SEE ATTACHED (12 digit number-found on Tax I.D.
Information or obtained at the Assessor's Office.
Section 15 , T 3 N, R 66 W-Total Acreage 547 Zone District A Overlay Zone
Property Address (if available) 15121 Weld County Road 32, Platteville, CO 80651
Proposed Use Amend current USR Permit to increase egg production facility,
fertilizer & compost facility, and wood grinding facility
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW
PERMIT
Name: SEE ATTACHED Address:
City/State/Zip: Home Telephone: Business Telephone
Name: Address:
City/State/Zip: Home Telephone: Business Telephone
APPLICANT OR AUTHORIZED AGENT (if different than above)
Name:
Morning Fresh Farms, Inc.
Address: 15121 WCR 32 City/State/Zip: Platteville, CO 80651
Home Telephone: Business Telephone: 970/785-2889
DEPARTMENT OF PLANNING SERVICES USE ONLY
Case#
Floodplain: 0 Yes 0 No Geologic Hazard: ❑ Yes ❑ No
I hereby state that all statements and plans submitted with the application are true and correct to the best
of my knowledge.
Morning Fresh Farms, Inc.
Rev: 1-4-01 Signature: Owner or Au prized Agent
EXHIBIT
2002-0059
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FOR COMMERCIAL _ .CES, PLEASE FILL OUT THE FOLLOWI1 INFORMATION
BUSINESS EMERGENCY INFORMATION:
lsiness Name: Morning Fresh Farms, Inc. Phone: 970-785-2889
Address: 15121 Weld County Road 32, Platteville, CO, 80651
Business Owner: Joe Raith Phone: 970-785-6192
Home Address: 15103 Weld County Road 32 City: Platteville
List three persons in the order to be called in the event of an emergency:
NAME TITLE ADDRESS PHONE
Derek Yancey President 15113 WCR 32, Platteville 785-0826
Regan Noblett Electrician 15173 WCR 32, Platteville 785-2464
Joe Raith CEO 15103 WCR 32, Platteville 785-6192
Business Hours: 7:00 a.m. to 5:00 p.m. Days: Daily
Type of Alarm: None Burglar Holdup Fire Silent Audible
Name and address of alarm company: None
Location of Safe: None
MISCELLANEOUS INFORMATION: (Office Building)
Number of entry/exit doors in this building: 4 Location(s): South end, West side,
Northwest corner, North end
Is alcohol stored in building? No Location(s):
Are drugs stored in building? No _Location(s):
Are weapons stored in building? No Location(s):
The following programs are offered as a public service of the Weld County Sheriffs Office. Please indicate the programs
of interest.
Physical security check Crime Prevention Presentation
UTILITY SHUT OFF LOCATIONS:
Main electrical: Excel Pole east side of WCR 31 approx. 2600' N of intersection of WCR 32 & WCR 31
Gas shut off: So. side of WCR 32 directly across from main farm entrance
„xterior water shutoff: So. side of WCR 34, 1200' E. of corner of WCR 31 & WCR 34
ulterior water shutoff: 50' North of Bldg # 85
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^ LEGAL DESCRIPTION OF PROPERTY INCLUDED IN AMENDED USR REQUEST
Property Owner Legal Description
Joe Raith, LLC West 1/2 of Section 15, Township 3 North, Range 66
West (Parcel No. 121115300025) 320 acres.
Morning Fresh Farms, Inc. North % of the Northeast '% of Section 15, Township 3
North, Range 66 West (Parcel No. 121115000018)
80 acres.
Morning Fresh Farms, Inc. Parcel "B" of Recorded Exemption No. 1211-15-1-
RE224 Recorded September 3, 1976 in Book 776
As Reception No. 1698055, being a part of the South
'/z of the Northeast '/. of Section 15, Township 3 North,
Range 66 West of the 6th P.M. (Parcel No.
121115000031) Approx. 67 acres.
Morning Fresh Farms, Inc. North ''/ of the North '% of the Southeast '/. of Section
15, Township 3 North, Range 66 West. (Parcel No.
121115000028) 40 acres.
Morning Fresh Farms, Inc. South 1/2 of the North 'A of the Southeast 1/4 of Section
15,Township 3 North, Range 66 West. (Parcel No.
121115000029) 40 acres.
Joe Raith, LLC
15103 Weld County Road 32
Platteville, CO 80651
Morning Fresh Farms, Inc.
15121 Weld County Road 32
Platteville, CO 80651
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USE BY SPECIAL REVIEW QUESTIONNAIRE
The following questions are to be answered and submitted as part of the USR application. If a
question does not pertain to your use, please response with "not applicable", with an explanation
as to why the question is not applicable.
1. Explain, in detail, the proposed use of the property.
EGG FARM
The primary use of the property is the operation of a commercial egg farm by Morning
Fresh Farms, Inc. Eggs are produced, washed, graded, packaged, and sold to various
wholesalers and grocery stores in the region. Additionally, an"egg-breaking" operation
for further processing of fresh eggs would be added to the current egg plant.
The maximum number of birds contemplated is 3,200,000 layers and up to 800,000
replacement hens (one day to 16 weeks old) for a total of four million birds. The current
operation has 1,200,000 layers and up to 240,000 replacement hens.
A feed mill for the production of poultry feed, as well as grain storage of slightly more
than 1 million bushels is included.
Poultry waste is promptly (every 3 days) removed from the poultry barns. About 85% of
the waste is immediately dehydrated using large gas fired dryers. The remainder is
composted. Most of the dried poultry waste (DPW) is sold to our subsidiary Organix
Supply Company.
FERTILIZER AND COMPOST
Organix Supply Company utilizes the DPW purchased from Morning Fresh as the base
ingredient for the production of lawn and garden fertilizer. Organix also utilizes about
15% of the poultry waste for the production of organic compost. Ground wood is mixed
with the poultry waste and composted in windrows for about 120 days. The fertilizer and
compost products are bagged and sold to garden centers, discount stores and grocery
chains in the region.
WOOD GRINDING
In order to insure a consistent supply of ground wood for our composting operation,
Wood Recovery Systems, Inc. located near Longmont was recently acquired. This small
operation grinds used pallets and recycled wood from construction sites for use as
landscape mulch, animal bedding and the composting needs of Organix Supply
Company. In order to reduce costs and insure a quality operation, we wish to move this
business to the Morning Fresh/Organix location. We believe this business is compatible
with and will enhance our current operations. Additionally, since Organix has
historically been the largest customer of Wood Recovery, we expect significant freight
and operational savings.
The following structures and equipment will be required: (1) storage building 30' x 60';
(2) concrete ramp 4.5' high, 18' wide and 144' long; (3) installation of an electric
powered grinder, several conveyors, screeners, and wood mulch colorant equipment.
Stockpiles of ground and/or shredded wood for mulch will be stored on site. Inventories
of wood waiting to be ground have historically been minimal. Since the capacity to grind
wood substantially exceeds the available supply, we have not experienced any problems
keeping up with the inflow of wood to be ground.
2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter
22.
The Weld County Code ("Comprehensive Plan"), Section 22-2-20 states that the
"...agricultural industry in the County is a complete farm and food system. This system
begins with growing and raising farm produce and ends as a product ready for purchase
by consumers after it has been processed and transported to the marketplace." Morning
Fresh Farms is simply taking its products from inception to logical conclusion, including
selling the eggs and fertilizer that is a by-product of the operation.
The Comprehensive Plan, at 22-2-20 C states that the "agricultural industry is an
important element in the County economy", and describes the chain reaction of the
dollars invested and spent in the agricultural industry. Morning Fresh Farms contributes
not only to the agricultural industry in Weld County, but also to the Town of Platteville
as well.
The Comprehensive Plan, at 22-2-60 A 1, states the number one goal of the County is to
preserve prime agricultural land. Morning Fresh Farms contributes significantly to this
goal since it buys grain from local farmers and produces agricultural commodities for
sale.
The Comprehensive Plan, at 22-2-60 B, states the number two goal of the County is to
allow commercial and industrial uses which are directly related to or dependent upon
agriculture to locate within agricultural zoning when the impact to surrounding properties
is minimal, and where adequate services and infrastructure are available. This is exactly
what Morning Fresh is doing, with little or no impact on surrounding neighbors.
2.
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3. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter
23 and the zone district in which it is located.
The Weld County Zoning Ordinance, at 23-3-10, states:
"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 application being filed fits the above criteria precisely. Agricultural uses, i.e., the expansion
of an existing agricultural use is exactly what the ordinance permits.
4. What type of uses surround the site? Explain how the proposed use is consistent and
compatible with surrounding land uses.
The uses surrounding this site are agricultural. All of the property owners adjacent to the
site either raise farm crops or have livestock.
5. Describe, in detail, the following:
a. How many people will use this site?
Not counting employees or residents, an average of approximately 30 people per day
currently use this site. This may eventually increase to approximately 50 per day.
b. How many employees are proposed to be employed at this site?
There are currently 85 employees. Although the intent is to double the operations, this
can only be accomplished by greater use of automation. It is anticipated the number of
employees will not exceed 125.
c. What are the hours of operation?
Operation hours are 7:30 a.m. to 5:00 p.m. 365 days per year. A few employees arrive at
6:00 a.m. and the last employees leave at approximately 8:00 p.m.
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d. What type and how many structures will be erected (built) on this site?
Existing Planned Total
42 36 78 Poultry Barns
25 8 33 Grain Storage Tanks
7 7 14 Generator Buildings
5 4 9 Fertilizer Bagging/Storage Bldg.
5 3 8 Residences
5 1 6 Shop& Equip. Storage
1 1 2 Feed Mill
1 1 2 Egg Processing/Storage
1 1 2 Office
92 62 154 Totals
e. What type and how many animals, if any, will be on this site?
Laying Hens 3,200,000
Replacement Hens 800,000
Total Chickens 4,000,000
f'. What kind (type, size, weight)of vehicles will access this site and how often?
Vehicle Description Approximate Number Per Day
Passenger Cars (primarily employees) 130
Light Trucks& Vans (deliveries/FedEx, etc.) 10
Heavy Truck to 85,000 lbs(feed deliveries,
egg and fertilizer shipping) 40
g. Who will provide fire protection to the site?
Platteville Gilcrest Fire Protection District. In addition, Morning Fresh has an
operational pumper truck with employees trained in its use, and numerous strategically
located water hydrants throughout the facility.
h. What is the water source on the property? (Both domestic and irrigation).
Central Weld supplies water for drinking, bird watering, egg washing, and the five
residences.
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•
•
Morning Fresh has 8 permitted wells which are used for irrigating 200 acres of farm land
as well as a back up water supply for drinking, bird watering, etc.
i. What is the sewage disposal system on the property? (Existing and proposed).
Existing: There are 13 approved septic systems on the property.
Proposed: Applications for 10 to 12 additional septic systems will be applied for as
needed. At a minimum, the following structures will need septic systems:
ITEM DESCRIPTION
B Office Building
I Employee Residence
J& O Egg Processing Plants (2)
Q Feed Mill
R Employee Residence (3)
U& V Shower Buildings (3)
j. If storage or warehousing is proposed, who type of items will be stored?
• Egg packaging materials(cartons, boxes, pallets)
• Packaged eggs (short term refrigerated storage)
• Bagged and palletized fertilizer, compost and potting soils.
• Fertilizer& compost packaging materials.
• Ground or shredded wood and colored wood mulch.
• Dried Poultry Waste, peat, pumice, pearlite
• Fertilizer components such as; urea, ammonium sulfate, muriate/potash, ferrous
sulfate (NO AMMONIUM NITRATE).
• Feed ingredients—corn, soybean meal, limestone, meat& bone meal, vitamins,
amino acids, etc.
6. Explain the proposed landscaping for the site. The landscaping shall be separately
submitted as a landscape plan map as part of the application submittal.
High Quality, well maintained, mature landscaping is in place. Future construction will
be landscaped and maintained in a suitable manner.
7. Explain any proposed reclamation procedures when termination of the Use by Special
Review activity occurs.
We do not believe any significant reclamation procedures will be required. It is
anticipated the current use as a poultry farm will continue until the value of the land for
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other uses makes it impractical. At that point, removal of the equipment and demolition
of the structures will be relatively easy.
8. Explain how the storm water drainage will be handled on the site.
A lined wastewater lagoon system has been constructed at the lowest point on the
property (structure#87 on the site plan). The property has been graded so storm water
flows to this area where it is pumped into the lagoon. The main lagoon is continuously
aerated and the water is tested before it is used to irrigate crops. There is currently
sufficient land space for expansion, when necessary, of the wastewater lagoon system.
9. Explain how long it will take to construct this site and when construction and landscaping
is scheduled to begin.
Construction of items"A" and "C" will commence as soon as possible. Items"B", "D",
and "H" will be started in the spring of 2002. Beyond this, timing will depend on
business conditions and the needs of our customers.
10. Explain where storage and/or stockpile of wastes will occur on this site.
On days poultry waste is being dehydrated, freshly collected manure is temporarily
storage on a concrete pad at Building #70 or#71. Typically, all waste is collected each
day and dehydrated that same day. In the event, we are unable to dehydrate the waste on
the collection day, it is covered to prevent odor and fly problems, and dehydration is
completed the next morning.
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PLANNED CONSTRUCTION
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A. WOOD GRINDING OPERATIONS: area is approximately 250' x 850'. Structures
include:
1) Concrete Ramp, 4.5' high 1W wide and 144' long.
2) Storage Building for landscape mulch colorant and misc. supplies approx. 30' x 60'
wood frame/metal exterior.
3) Receiving Building, wood frame/metal exterior two walls and roof over concrete pad
to serve as wood receiving and short term storage for pallets and wood to be ground.
Size approx. 80' x 130'.
4) Storage/Truck Loading Tanks approx. 12' x 50' metal overhead tanks for short-term
storage and loading of ground wood.
Equipment to be installed/used: electric powered grinder, conveyors, screeners, radial
stacker and wood mulch colorant system.
B. OFFICE. TRUCK SCALES: approx. 50' x 100' wood frame office building with brick &
metal exterior and a 10' x 70' truck scale. Parking for employees and visitors.
C. COMPOST LOT: as the demand for compost and the availability of poultry waste
dictate, the area utilized for composting ground wood and chicken waste will increase
to approximately 1,200' x 1,300'.
-- D. COMMODITY STORAGE BUILDING: Approx. 50' x 450' concrete and steel building
used to store bulk items such as peat, pumice stone, and dried poultry waste.
E. TRUCK SCALES & OVERHEAD LOAD OUT TANKS: Approx. 10' x 70' scale and
metal tanks for short term storage and truck loading of poultry feed.
F. DEHYDRATOR: Expand and upgrade existing Poultry Waste Dryers. Possibly
including a third dryer, biomass burners, a heat recovery system or electric generation
unit.
G. STORAGE BUILDING: Approx. 80' x 280' wood frame/metal exterior building used to
seasonally store bagged/palletized fertilizer.
H. POULTRY BARNS: Approx. 50' x 375' wood frame/metal exterior structure used to
house replacement hens.
I. EMPLOYEE RESIDENCE: (One) Approx. 2,000 sq. ft. wood frame/brick veneer house
located on southeast corner of property adjacent to WCR 32.
J. WASH RACK: Enlarge existing wash rack to approx. 30' x 80' and enclose.
K. POULTRY BARNS: Approx. 50' x 380' wood frame/metal exterior for egg production
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L. EGG PROCESSING PLANT: Approx. 500' x 500' metal building for egg washing,
grading, breaking and packaging. Includes refrigerated warehouse, packaging
storage, loading docks, offices and restrooms.
M. POULTRY BARNS: Approx. 60' x 550' wood frame/metal exterior for egg production.
N. POULTRY BARNS: Approx. 60' x 550' wood frame/metal exterior for replacement
hens.
O. POULTRY BARNS: Approx. 50' x 300' wood frame/metal exterior for egg production.
P. EGG PROCESSING PLANT: Approx. 75' x 100' metal building for egg processing and
refrigeration. Includes loading docks, storage and rest rooms.
Q. POULTRY BARNS: Approx. 50' x 300' wood frame/metal exterior for replacement
hens.
R. FEED MILL AND GRAIN STORAGE: Approx. 200' x 300' Feed Mill complex for
production of organic poultry feed. Includes 400,000 bushels of grain storage, office,
scales and restrooms.
S. EMPLOYEE RESIDENCES: (Two), Approx. 2,000 sq. ft. wood frame/brick veneer
houses located on north edge of property adjacent to WCR 34.
T. GENERATOR BUILDINGS: Approx. 12' x 18' metal buildings to house emergency
electric generators.
U. MANURE CONVEYORS: Automated manure removal/transportation equipment. May
be either above ground covered or covered trench system.
V. SHOWER BUILDINGS: Approx. 50' x 100' wood frame/metal exterior employee
shower, breakroom and restroom facility.
W. SHOWER BUILDINGS: Approx. 30' x 40' wood frame/metal exterior employee shower,
breakroom and restroom facility.
X. WASTEWATER LAGOON: Approx. 120' x 600' expansion of existing wastewater
lagoon system.
Road File#
RE:
Other Case No.
APPENDIX B
WELD COUNTY ROAD ACCESS INFORMATION SHEET
Weld County Public Works Department Date:
1111 H Street,P.O.Box 758, Greeley,CO 80632
Phone: (970)356-4000,Ext. 3750 Fax: (970)304-6497
1. Applicant Name Morning Fresh Farms, Inc. Phone 970-785-2889
Address 15121 Weld County Road 32 City Platteville State CO Zip 80651
2. Address or location of access 15121 Weld County Road 32
Section 15 Township .iN Range 66W
Subdivision Block Lot
Weld County Road # 32 Side of Road North Distance from nearest intersection 1,800'
3. Is there an existing access to the property? Yes X No #of accesses 4
4. Proposed Use:
Permanent Et Residential/Agricultural ❑ Industrial
❑ Temporary ❑ Subdivision 11 Commercial ❑ Other
**********************************************************************************************************
5. Site Sketch
Legend for Access Description:
AG = AgriculturalLars
RES = Residential " •
- Q&G= Oil&Gas
.R. = Ditch Road ATTACHED
***********************************************************************************************************
OFFICE USE ONLY:
Road ADT Date Accidents Date
Road ADT Date Accidents Date
Drainage Requirement Culvert Size Length_
Special Conditions
***********************************************************************************************************
❑ Installation authorized ❑ Information Insufficient
.eviewed By: Title:
8
Attachment to
WELD COUNTY ROAD ACCESS INFORMATION SHEET
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