HomeMy WebLinkAbout20042595.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Olando Ltd. Liability Company Case Number MZ-547
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
Letters regarding the accessory residential dwellings (.14/ situ /1/2.,
Department of Planning Services Field Check Form
Letter to Applicant
Affidavit and photograph of sign posting
Legal Notifications
2 Application X
Maps
Deed
Surrounding Property/Mineral Owners
Utilities
Soil Survey
• 3 Referral List X
Referrals without comment
Colorado Division of Wildlife, referral received 6/15/2004
4 Referrals with comments X
W. d County Department of Public Health and Environment, referral received
6//2004
Colorado Division of Water Resources, referral received S/9/2004 and 6/24/2004
Weld County Department of Public Works, referral received 6/10/2004 and
7/26/2004
Weld County Department of Building Inspection, referral received 6/17/2004
Weld County Sheriff's Office, referral received 6/15/2004
West Greeley Soil Conservation District, referral received 6/14/2004
Colorado Department of Transportation, referrals received 6/14/2004 and
7/22/2004
Code Compliance, referral received 6/2/2004
Platte Valley School District RE-7, referral received 6/14/2004
5 Surrounding Property Owners- Letters
Letter from Petroleum Development Corporation dated June 17,2004 ( em,b 1) X
EXHIBIT
2004-2595
^ v 6 PC Exhibits
a Letter from Judy Gonzales,dated March 31,2004 x
b Letter from Julie Boyle,dated Aug 3,2004 x
c Applicants presentation x
7 Planning Commisci —
I hereby certify that the 6 items identified herein were submitted to the Department of Planning Services at or prior to the
schedul d Planning Commissioners hearing.
aj rt' 4/tell
Sheri Lockman 4 Planner II
ft‘ttl*rig CHANGE OF ZONE
ADMINISTRATIVE RECOMMENDATION
COLORADO
CASE NUMBER: MZ-547 HEARING DATE: August 3, 2004
PLANNER: Sheri Lockman
APPLICANT: Olando Ltd. Liability Company c/o Todd Hodges Design, LLC
ADDRESS: 1269 N. Cleveland Avenue
Loveland, CO 80537
REQUEST: Minor Subdivision Change of Zone from A(Agricultural)Zone District to E(Estate)for nine
(9) residential lots. (Owl Creek Estates)
LEGAL DESCRIPTION: Lot B RE-2016;being Part of the SE4 of Section 16,Township 6 North, Range
64 West of the 6th P.M., Weld County, Colorado.
LOCATION: North of and adjacent to State Highway 392; ''A mile east of Weld County Road 53
ACRES: 73.26 +/- PARCEL NUMBER: 0801 16 000070
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Change of Zone application is listed in Section 23-2-30 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 6/20/2004
• Weld County Department of Public Works, referral received 6/10/2004
Weld County Department of Building Inspection, referral received 6/17/2004
•
Platte Valley School District RE-7, referral received 6/14/2004
• Colorado Division of Water Resources, referral received 6/9/2004 and 6/24/2004
• Code Compliance, referral received 6/2/2004
• Weld County Sheriffs Office, referral received 6/15/2004
• West Greeley Soil Conservation District, referral received 6/14/2004
• Colorado Department of Transportation, referrals received 6/14/2004 and 7/22/2004
Colorado Division of Wildlife, referral received 6/15/2004
The Department of Planning Services'staff has not received responses from the following agencies:
• Galeton Fire Protection District
• Weld County Building Inspection, addressing
MZ-547 Owl Creek Estates 1 EXHIBIT
‘111-klareg
CHANGE OF ZONE
ageADMINISTRATIVE RECOMMENDATION
COLORADO
CASE NUMBER: MZ-547 HEARING DATE: August 3, 2004
PLANNER: Sheri Lockman
APPLICANT: Olando Ltd. Liability Company c/o Todd Hodges Design, LLC
ADDRESS: 1269 N. Cleveland Avenue
Loveland, CO 80537
REQUEST: Minor Subdivision Change of Zone from A(Agricultural)Zone District to E(Estate)for nine
(9)residential lot. (Owl Creek Estates)
LEGAL DESCRIPTION: Lot B RE-2016;being Part of the SE4 of Section 16,Township 6 North, Range
64 West of the 6th P.M., Weld County, Colorado.
LOCATION: North of and adjacent to State Highway 392; 1/2 mile east of Weld County Road 53
ACRES: 73.26 +/- PARCEL NUMBER: 0801 16 000070
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
DENIED FOR THE FOLLOWING REASONS:
1. The submitted materials are not in compliance with Section 23-2-30 of the Weld County Code as
follows:
A. Section 23-2-30.A.1. The proposal is not consistent with Chapter 22 of the Weld County
Code.
Section 22-2-60.D. (A.Goal 4.) -- Conversion of agricultural land to nonurban residential,
commercial and industrial uses will be accommodated when the subject site is in an area that
can support such development. Such development shall attempt to be compatible with the
region. This goal is intended to address conversion of agricultural land to nonurban uses.
Once converted, this land is less conducive to agricultural production. The site is less than
1000 feet from an existing dairy.The dairy is permitted for 3,600 head of cattle by Amended
Use By Special Review Permit 820.The applicant has included the Right-to-Farm Statement,
however,Planning Staff believes that an inadequate attempt has been made by the applicant
to ensure compatibility.
B. Section 23-2-30.A.2. states "That the uses which would be allowed on the subject property
by granting the Change of Zone will be compatible with the surrounding land uses."Given the
close proximity to the existing dairy,Conditions of Approval and Development Standards can
not ensure compatibility with surrounding properties.
MZ-547 Owl Creek Estates 2
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.
Should the Planning Commission choose to approve the Change of Zone from the A(Agricultural)to
E(Estate)Zone for nine(9)lots Planning Staff recommends the following be attached as Conditions
for approval:
1. Prior to scheduling a Board of County Commissioners hearing:
A. OG.Policy 1.1 of the Weld Comprehensive Plan states "new planned unit developments or
subdivisions should be planned to take into account current and future oil and gas drilling
activity to the extent oil and gas development can reasonably be anticipated." Application
materials include a letter from Petroleum Development Corporation stating that they do not
object to the development.However,no comments were included from the remaining mineral
lessees and owner. The applicant shall either submit to the Weld County Department of
Planning Services a copy of an agreement with the properties mineral owners and lessees
stipulating that the oil and gas activities have adequately been incorporated into the design
of the site or indicate the 400'x 400'and the 800'x 800'drilling envelope locations per state
statute.
B. County records indicate that Owl Creek is an active ditch. The applicant shall contact the
ditch company. Either a copy of an agreement with the ditch owner, stipulating that the ditch
activities have adequately been incorporated into the design of the site shall be submitted to
the Weld County Department of Planning Services or the applicant shall show evidence that
an adequate attempt has been made to mitigate their concerns. (Department of Planning
Services)
C. There are two water wells located on the property in the vicinity of Lots 1 and 5. (Well permit
numbers 228114 and 228115) that are not identified on any maps or discussed in the
application.The applicant shall submit information regarding the proposed use of these wells
to the Department of Planning Services for review. (Department of Public Health and
Environment)
2. Prior to recording the Change of Zone Plat:
A. The Change of Zone plat shall be amended to delineate the following:
1) All pages of the plat shall be labeled MZ-547
2) State Highway 392 right-of-way shall be shown as seventy-five (75) feet from
centerline. (CDOT)
3) Access to State Highway 392 will require compliance with the existing permit from
the Colorado Department of Transportation (CDOT), including: rights-of-way,
reservations,improvements,and future expansion. The State Highway right-of-way
shall be clearly identified or labeled on the change of zone plat. (Department of
Public Works)
4) In a referral dated June 4,2004,the Platte Valley School District has indicated that
a 100 foot turn around point near to Highway 392 should be designated for safe
pickup and drop off of students. The plat shall be amended to meet the Districts
requirements. Evidence of School District approval shall be submitted to the
Department of Planning Services. (Platte Valley School District)
MZ-547 Owl Creek Estates 3
5) The applicant shall submit written evidence from the Postal Service indicating that
delivery will be to individual lots. If a community box is required, the plat shall be
amended to include a pull off area outside of the road right-of-way.The pull off area
will be reviewed by the Departments of Planning Services and Public Works and the
Colorado Department of Transportation (if applicable)to determine adequacy prior
to approval. (Department of Planning Services)
6) The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with
a 65-foot radius,and dedicated to the public. The typical roadway section of interior
roadway should be shown as two 12-foot paved lanes with 4-foot gravel shoulders
on the change of zone plat. The cul-de-sac edge of pavement radius shall be
50-feet. Stop signs and street name signs will be required at all intersections.
(Department of Planning Services)
7) The applicant shall indicate the location of the proposed subdivision sign.The sign
should be located on property to be owned and maintained by the Home Owners
Association, outside of the sight distance triangle. (Department of Planning
Services)
8) The applicant shall indicate the required setback in accordance with Section 23-3-
440. L of the Weld County Code from the existing well head located on Lot 1.
(Department of Planning Services)
B. The applicant shall submit two (2) paper copies of the plat for preliminary approval to the
Weld County Department of Planning Services. Upon approval of the paper copies the
applicant shall submit a Mylar plat and a digital file of all drawings associated with the
Change of Zone application. Acceptable CAD formats are .dwg, .dxf, and .dgn
(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and
Arclnfo Export files format type is .e00. The preferred format for Images is .tif(Group 4) ...
(Group 6 is not acceptable).The Mylar plat shall be recorded in the office of the Weld County
Clerk and Recorder by Department of Planning Services'Staff.The Mylar plat and additional
requirements shall be submitted within thirty(30)days from the date of the Board of County
Commissioners approval. The applicant shall be responsible for paying the recording fee.
(Department of Planning Services)
3. The Change of Zone is conditional upon the following and each shall be placed on the Change of
Zone plat as notes, prior to recording:
A. The Change of Zone allows for Estate uses and shall comply with the Estate Zone District
requirements as set forth in Section 23 of the Weld County Code. The Minor Subdivision
shall consist of nine (9) residential lots. (Department of Planning Services)
B. Water service shall be obtained from the North Weld County Water District. (Department of
Public Health and Environment)
C. A Weld County septic permit is required for each proposed septic system, which shall be
installed in according to the Weld County individual sewage disposal system regulations.
Each septic system shall be designed for site-specific conditions, including, but not limited
to: maximum seasonal high groundwater, poor soils, and shallow bedrock. (Department of
Public Health and Environment)
D. If required,the applicant shall obtain a storm water discharge permit from the Water Quality
Control Division of the Colorado Department of Public Health and the Environment. Silt
fences shall be maintained on the down gradient portion of the site during all parts of the
construction phase of the project. (Department of Public Health and Environment)
E. During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of
MZ-547 Owl Creek Estates 4
the Weld County Health Department, a fugitive dust control plan must be submitted.
(Department of Public Health and Environment)
F. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods which are technologically feasible and economically reasonable in order
to minimize dust emissions. (Department of Public Health and Environment)
G. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6
months in duration,the responsible party shall prepare a fugitive dust control plan,submit an
air pollution emissions notice,and apply for a permit from the Colorado Department of Public
Health and Environment. (Department of Public Health and Environment)
H. The access located at the southwest corner of the site is exclusively for accessing of the oil
and gas structures located on the site. The access shall be removed upon completion of oil
and gas production. (CDOT)
Weld County's Right to Farm, as stated on this plat, shall be recognized at all times.
(Department of Planning Services)
J. The site shall maintain compliance at all times with the requirements of Weld County
Government. (Department of Planning Services)
K. Weld County Government personnel 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.
(Department of Planning Services)
L. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code.
(Department of Planning Services)
M. A Home Owner's Association shall be established prior to the sale of any lot. Membership
in the Association is mandatory for each parcel owner. The Association is responsible for
liability insurance, taxes and maintenance of open space, streets, private utilities and other
facilities along with the enforcement of covenants. (Department of Planning Services)
N. No development activity shall commence on the property, nor shall any building permits be
issued on the property until the final plan has been approved and recorded. (Department of
Planning Services)
O. Building permits shall be obtained prior to the construction of any building. (Building
Inspection)
P. A plan review is required for each building. 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. (Building Inspection)
Q. Buildings shall conform to the requirements of the codes adopted by Weld County at the time
of permit application. Current adopted codes include the 2003 International Building Code;
2003 International Mechanical Code; 2003 International Plumbing Code; 2002 National
Electrical Code and Chapter 29 of the Weld County Code. (Building Inspection)
R. 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. (Building Inspection)
S. Building height shall be limited to the maximum height allowed per International Building
Code Table 503. Wall and opening protection and limitations shall be in accordance with
MZ-547 Owl Creek Estates 5
International Building Code Table 503. Separation of buildings of mixed occupancy
classifications shall be in accordance with International Building Code Table 302.3.2 and
Chapter 3. Setback and offset distances shall be determined by the Chapter 23 of the Weld
County Code. (Building Inspection)
T. Building height shall be measured in accordance with the 2004 International 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
23 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. (Building Inspection)
U. All landscaping within the sight distance triangles must be less than 3% feet in height at
maturity. (Department of Public Works)
V. The Weld County Sheriffs Office has limited traffic enforcement powers within subdivisions
where the roadways are not maintained or adopted by the County. (Sheriffs Office)
W. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11)
(Department of Planning Services)
4. At the time of Final Plat:
A. Prior to recording the final plat,the applicant shall provide written evidence from Platte Valley
School District which indicates that the $750 per lot cash-in-lieu fee has been paid.
(Department of Planning Services)
B. Prior to recording the final plat,the applicant shall submit a signed Water Service Agreement
with North Weld County Water District. (Department of Planning Services)
C. Prior to submitting the final plan application, the applicant shall contact Lin Dodge with the
Weld County Building Inspection Department to obtain preliminary addresses for the lots.
(Department of Planning Services)
D. Prior to submitting the final plan application,the applicant shall contact the appropriate postal
service for review of the preliminary addresses and street name. Evidence of review by the
postal Service shall be submitted to the Department of Planning Services. (Department of
Planning Services)
E. The final plan application packets shall include copies of the preliminary addresses and street
name for review by the appropriate referral agencies. (Department of Planning Services)
F. The Weld County Sheriffs Office has indicated that the entrance sign should include a detail
of the subdivision and addresses. The final plan application shall include a detail of the sign
which addresses the Sheriff's Office concerns. (Sheriffs Office)
G. Intersection sight-distance-triangles at the development entrance will be required. All
landscaping within the triangles must be less than 3%feet in height at maturity, and noted
on the final roadway plan. (Department of Public Works)
H. The applicant shall submit to Public Works stamped, signed and dated final plat drawings
and roadway/construction&grading plan drawings for review(with the final application)and
approval. Construction details must be included. This is consistent with County Code:Sec.
24-3-50,"The minor subdivision final plat submitted shall contain the original signatures and
seals of all parties required." (Department of Public Works)
MZ-547 Owl Creek Estates 6
^ I. Stop signs and street name sign locations must be shown on the final roadway construction
plans. Stop signs and street name signs will be required at State Highway 392.(Department
of Public Works)
J. The applicant shall submit an Improvements Agreement According to Policy Regarding
Collateral For Improvements(Private Road Maintenance)with the final plan application. This
agreement must be reviewed by the Departments of Public Works and Planning Services
and shall be approved by the Board of County Commissioners prior to recording the final plat.
(Departments of Public Works and Planning Services)
K. The applicant shall submit covenants for Owl Creek Estates. The covenants shall be
approved by the Weld County Attorney's Office prior to recording the final plat. (Department
of Planning Services)
L. The applicant shall submit paperwork regarding the incorporation of the Home Owners
Association.The paperwork shall be approved by the Weld County Attorney's Office prior to
recording the final plat.(Department of Planning Services)
M. The Final Drainage And Erosion Control Report for Owl Creek Estates dated May 21,2004,
by North Star Design must be revised and resubmitted to Public Works.The engineer must
address a larger off-site tributary watershed area showing the 'big picture' drainage
surrounding the proposed development.The engineer shall discuss a possible flood hazard
of Owl Creek, especially the inundation area along the creek caused by a 100-year storm,
since the creek crosses SH 392. The State Highway may restrict the flows of Owl Creek
during a major storm event. (There may be areas of lots that adjoin Owl Creek, which are
not suitable for building.)The engineer shall specifically research and document the 100-year
storm, and the over-topping event of Howards Lake. There does not appear to be any
-- consideration for an over-topping event of the lake and the potential damaging effect on
residential homes downstream. (Department of Public Works)
N. A final drainage report stamped,signed and dated by a professional engineer licensed in the
State of Colorado shall be submitted with the final plan application. The 5-year storm and
100-year storm drainage studies shall take into consideration off-site flows both entering and
leaving the development. Increased runoff due to development will require detention of the
100-year storm developed condition while releasing the 5-year storm existing condition.The
final drainage report shall include a flood hazard review documenting any FEMA defined
floodways. The engineer shall reference the specific map panel number,including date. The
development site shall be located on the copy of the FEMA map. (Department of Public
Works)
O. The applicant shall prepare a construction detail for typical lot grading with respect to
drainage at final plan. Front, rear and side slopes around building envelopes must be
addressed. In addition, drainage for rear and side lot line swales shall be considered.
Building envelopes must be planned to avoid storm water flows, while taking into account
adjacent drainage mitigation. (Department of Public Works)
P. Final drainage construction and erosion control plans (conforming to the drainage report)
stamped,signed and dated by a professional engineer licensed in the State of Colorado shall
be submitted with the final plan application. (Department of Public Works)
Q. Easements shall be shown in accordance with County standards and / or Utility Board
recommendations on the final plat. (Department of Public Works)
R. Prior to recording the final plat, the applicant shall submit a digital file of all drawings
associated with the Final Plan application. Acceptable CAD formats are.dwg, .dxf,and.dgn
(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and
Arclnfo Export files format type is .e00. The preferred format for Images is .tif(Group 4) ...
(Group 6 is not acceptable). (Department of Planning Services)
MZ-547 Owl Creek Estates 7
sss
DEPARTMENT OF PLANNING SERVICES
iii.f PHONE (970)353-6100, EXT.3540
FAX (970)304-6498
1555 N. 17TH AVENUE
WIIDc. GREELEY, COLORADO 80631
COLORADO June 1, 2004
Olando Ltd Liability
do Todd Hodges
1269 N. Cleveland Ave
Loveland, CO 80537
Subject: MZ-547- Request for a Minor Subdivision Change of Zone from A(Agricultural)Zone District
to E (Estate) for nine (9) residential lots. (Owl Creek Estates) on a parcel of land described as
Lot B RE-2016; Pt of the SE4 of Section 16, T6N, R64W 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 August 3, 2004, at 1:30 p.m. This
meeting will take place in the Conference Room, Weld County Planning Department, 918 10`" Street,
Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any
questions the Planning Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all
mineral estate owners 30 days prior to any public hearing. The applicant shall provide the Weld County
Planning Department with written certification indicating the above requirements have been met.
A representative from the Department of Planning Services will be out to the property a minimum of fifteen
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,
,g; �- /
� 9
Sheri Lockman
Planner
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS July 19, 2004 THE SIGN SHALL BE POSTED
ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT
ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT
OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON
THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY
(ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
I, SHERI LOCKMAN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN
WAS POSTED ON THE PROPERTY AT LEAST FIFTEEN DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR MZ-594 IN THE A (AGRICULTURAL) ZONE DISTRICT.
SHERI LOCKMAN
Name of Person Posting Sign
•
Signatur of Person Posting Sign
STATE OF COLORADO
)ss.
COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me thisa day of
WITNESS my hand and official seal.
Notary Public
My Commission Expires: /1
ft
'tile NOTICE W«Dc
A PUBLIC HEARING CONCERNING
THIS PROPERTY WILL BE HELD AT:
ON • - . 20 ._ Al
NAME �:_-
REQOESE - - .
CASE N0. _:_ ACRES
FOR MORE INFORMATION CALL
WELD COUNTY DEPARTMENT OF
PLANNING SERVICES AT
1970)353-6100 ext. 3540
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FIELD CHECK inspection date: 7/19/2004
CASE NUMBER: MZ-547
APPLICANT: Olando Limited Liability Co.
LEGAL DESCRIPTION: Lot B RE-2016; being Part of the SE4 of Section 16, T6N, R64W of the
6th P.M., Weld County, Colorado.
LOCATION: North of and adjacent to State Highway 392 &''A mile east of County Road 53
Zoning Land Use
N A (Agricultural) N Agricultural / Residential
E A (Agricultural) E Agricultural / Residential
S A (Agricultural) S Agricultural / Residential
W A (Agricultural) W Agricultural / Residential
COMMENTS: The site has no improvements. The site slopes to the
south. Owl creek boarders the east side of the property.
There is a very large dairy operation 1/4 mile to the east.
/i
Jet ik pg,,,,„
Sheri Lockman , Planner II
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