HomeMy WebLinkAbout20011932.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Cockroft Dairy Farm Case Number USR-1327
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments (11 pages) X
3 Photograph of sign posting X
4 Department of Planning Services field check form X
5 Planning Commissioner field check form X
6 Memo requesting continuance X
7 Memo from Environmental Specialist X
8 Letter to Applicant X
9 Receipt X
10 Legal Notification X
11 Application (5 pages) X
12 Management Plan for Nuisance Control (8 pages) X
13 Nutrient Management Plan (63 pages) X
14 Referral List X
15 Referral Letter X
16 Platte Valley Fire Protection District, referral received 4/10/2001 X
17 West Greeley Soil Conservation District, referral received 4/2/2001 X
18 Town of Kersey, referral received 4/12/2001 X
19 Weld County Department of Public Health and Environment, referral X
received 4/25/2001 and 5/21/2001 (7 pages)
20 Weld County Department of Building Inspection, referral received X
3/24/2001
21 Weld County Department of Public Works, referral received X
4/30/2001 (2 pages)
22 Office of the State Engineer, Division of Water Resources, referral X
received 3/30/2001
23 Colorado Division of Wildlife, referral received 4/12/2001 (3 pages) X
24 County Zoning Compliance, referral received 4/25/2001
25 Weld County Extension Services, referral received 5/14/2001 (2 X
pages)
EJI,,HIBIT
2001-1932 1/"\1
use *i3.77
26 Maps (3 pages) X
27 8 1/2"X 11" maps submitted by applicant (6 pages) X
28 24"X 36" plats (2) X
29 Deed (3 pages) X
30 Certificate of Conveyance (12 pages) X
31 Surrounding Property Owners (10 pages) X
32 Letters from Surrounding Property Owners (2 pages) X
33 Water and Septic Information (5 pages) X
34 Soil Survey(9 pages) X
35 Photo mvc 007 s.jpg X
36 Photo mvc 006 s.jpg X
37 Photo mvc 005 s.jpg X
38 Photo mvc 004 s.jpg X
39 Photo mvc 002 s.jpg X
40 letter from Dairy Specialties X
Item submitted at planning commission
I hereby certify that the 40 items identified herein were submitted to the Department of Planning Services
at or prior to the scheduled Planning Commission hearing. I further certify that these items were
forwarded to the Clerk to the Board's office.
Sheri Lockman ❖ Planner II
Page 1
LAND USE APPLICATION
lURe SUMMARY SHEET
COLORADO
Case Number: USR-1327 Hearing Date: June 19, 2001
Applicant: Cockroft Dairy Farm Address: 27906 WCR 388
c/o AgPro Environmental Services, LLC Kersey, CO 80644
Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment and a Livestock Confinement Operation (1,350 head Dairy)
along with three mobile homes for employee housing in the A (Agricultural) Zone
District.
Legal Description: Part of Sections 10, 11, 14 and 15, T5N, R64W of the 6th P.M., Weld
County, Colorado
Location: Adjacent to Weld County Road 388 on the north and south; west of and adjacent
to Weld County Road 57.5
Size of Parcel: 250+/- 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 Zoning Compliance, referral received 4/25/2001
• Weld County Department of Public Health and Environment, referral received 4/25/2001
and 5/21/2001
• Weld County Department of Public Works, referral received 4/30/2001
• Weld County Department of Building Inspection, referral received 3/24/2001
• Platte Valley Fire Protection District, referral received 4/10/2001
• West Greeley Soil Conservation District, referral received 4/2/2001
• Weld County Extension Services, referral received 5/14/2001
• Colorado Division of Wildlife, referral received 4/12/2001
• Office of the State Engineer, Division of Water Resources, referral received 3/30/2001
• Town of Kersey, referral received 4/12/2001
EXHIBIT
Page 2
atcsirg
' SPECIAL REVIEW PERMIT
wineADMINISTRATIVE REVIEW
COLORADO
c/o AgPro Environmental Services, LLC
Planner: S Lockman
Case Number:USR-1327 Hearing Date: June 19, 2001
Applicant: Cockroft Dairy Farm Address: 27906 WCR 388
c/o AgPro Environmental Services, LLC Kersey, CO 80644
Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment and a Livestock Confinement Operation (1,350 head Dairy)
along with three mobile homes for employee housing in the A (Agricultural) Zone
District.
Legal Description: Part of Sections 10, 11, 14 and 15, T5N, R64W of the 6th P.M., Weld
County, Colorado
Location: Adjacent to Weld County Road 388 on the north and south and west of and
adjacent to Weld County Road 57.5
Parcel Size: 250 +/- acres Parcel Number: 0963 14 000001, 0963 10 000023,
096311 000005 and 096315 000038
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS
REQUEST BE DENIED 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 not
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 not consistent with Chapter 22 and any
other applicable code provisions or ordinances in effect.
1) Section 22-4-10 confirms that impacts from proposed land uses on air,
water, waste, noise and public health should be considered. The section
states, "The condition of the environment has been of increasing concern
Page 3
for the residents of the entire nation and the County. Erosion,
sedimentation, reduced water quality, loss of productive farmland and
reduced fish and wildlife habitats are a few of the problems which are facing
County citizens. Environmental quality is inextricably tied to quality of life
and enjoyment of property."
2) Section 22-4-30.D.1 (WA.Goal 4) -- The County will strive to maintain the
quality of all public streams as outlined in the State and Federal Water
Discharge Quality Standards.
3) Section 22-4-80.C.1. states "Waste is both an important part of our local
environment and the economy. The County wishes to ensure there are no
negative impacts from waste on human health or the environment now or in
the future."
4) Section 22-4-100.A.1 (TPD.Goal 1) -- The County expects its businesses,
residents and landowners to prevent negative impacts on human health and
the environment from waste processing or disposal.
5) Section 22-5-30.A.2. (W.Policy1) -- Development and design of land uses
which require drainage, excessive removal of riparian vegetation and
alterations of river or stream banks shall be discouraged in order to protect
river or stream quality and to protect waterfowl areas. Conflicts with fish and
wildlife habitats and migration routes shall be considered in land
development. Developments adjacent to rivers and streams, waterfowl
areas and important or critical wildlife areas should incorporate reduced
densities, adequate setbacks and buffered areas as prescribed by the
Colorado Division of Wildlife.
b. Section 23-2-220.A.2--The proposed use is not consistent with the intent of the A
(Agricultural) Zone District. The dairy is documented as a non-conforming use for
621 head of cattle(NCU-216). However,the proposed expansion must obtain a Use
by Special Review per Section 23-3-40.B.16 of the Weld County Code which
provides for livestock confinement operations in the A (Agricultural) Zone District.
c. Section 23-2-220.A.3--The uses which will be permitted will not be compatible with
the existing surrounding land uses. Weld County staff has concluded that
inadequate protection exists to ensure water quality protection for the surrounding
properties. The area along the South Platte River is considered very important
wildlife habitat with a greater diversity of wildlife than any other habitat type in the
state. In a referral response dated April 12, 2001, the Colorado Division of Wildlife
voiced concerns regarding overflow of untreated sewage from the dairy entering the
South Platte River through flooding or percolation through the soil. The Division
noted two occasions of which they are aware of flooding causing overflow.
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
Page 4
and any other applicable code provisions or ordinances in effect, or the adopted
Master Plans of affected municipalities. The site lies within the three mile referral
area of the Town of Kersey. The Town of Kersey indicated no conflict with their
interests, however, Weld County staff has concluded that inadequate protection
exists to ensure water quality protection for future development in the area.
e. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld
County Code. The facility is located on the banks of the South Platte River. The
waste water retention structure is located approximately 50 feet from the main
channel of the South Platte River. According to Panel 0645 C of the Federal
Emergency Management Agency, Flood Insurance Rate Map, the retention
structure is located in Zone A. Zone A is defined as"Areas of 100-year flood; base
elevations and flood hazard factors are not determined." Given the location of the
retention structure, in relation to the actual location of the river channel, Weld
County staff questions whether flood proofing can be designed to protect the
structure from moving water during floods or other periods of high water. In
October 2000, Loren Cockroft advised the Weld County Department of Public
Health and Environment that within the past 3 years, on at least one occasion, the
lagoon was washed out during spring run-off.
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 site is
designated "Prime" north of and "Other" south of Weld County Road 388 by the
USDA Soil Conservation Services.
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 can not ensure that there are adequate
provisions for the protection of health, safety, and welfare of the inhabitants of the
neighborhood and County.
1) The facility is proposing to have the majority of the cattle on 10 acres.
Limiting the area for necessary water quality protection measures. For
example, the facility does not have adequate capacity on the south side of
WCR 388 for process and storm water collection and storage. As a result,
the applicant is proposing a pump station to move waste water one-half of
a mile to the north for storage. This is a labor intensive process that relies
on management and electricity to assure transport of water. Failure of this
system would likely result in a discharge of wastewater in the South Platte
River.
2) The owners and operators of this facility have routinely violated the Confined
Animal Feeding Operations Control (CAFO)Regulations. The Weld County
Department of Public Health and Environment has documented that the
facility discharged contaminated waste water directly to the South Platte
River in November 1996, October 2000, and as recently as April 2001. The
facility was cited and fined by the Colorado Department of Public Health and
Environment (CDPHE) for the October 2000 discharge. The CDPHE is
Page 5
currently evaluating the most recent discharge for additional possible action.
The facility has also had other violations of the CAFO Regulations,including
construction of a lagoon, in the flood plain without a liner, and flood irrigation
of waste water without tail water ponds.
3) Due to the necessity of pumping wastewater to the north and limited waste
water storage capacity on the south side of the WCR 388, the facility has
very few safeguards in the event of excess water usage, electrical failure,
accumulation of solids in the primary lagoon (reducing the volume of the
lagoon), etc. to prevent future discharges to the South Platte River.
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 Weld County Planning Commission choose to approve this request, the Department
of Planning Services' staff recommends the following be attached as conditions:
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 90 days of approval by the Board of County
Commissioners. (Department of Planning Services)
2. Prior to recording the plat:
A. The applicant shall enter into an Improvements Agreement according to policy
regarding collateral for improvements and post adequate collateral for proposed
improvements to wastewater processing facilities and interior roads. The
agreement and form of collateral shall be reviewed by County Staff and accepted
by the Board of County Commissioners prior to recording the plat. (Department of
Planning Services)
B. The plat shall be amended to delineate the following:
1) The boundaries of the Use by Special Review Permit south of Weld County
Road 388. (Department of Public Works and Planning Services)
2) The location of the existing mobile homes. (Department of Planning
Services)
3) Weld County Road 388 is designated on the Weld County Transportation
Plan Map as a collector status road, which requires 80 feet of right-of-way
at full build out. There is presently 60 feet of right-of-way. A total of 30 feet
from the centerline of Weld County Road 388 shall be delineated on the plat
as right-of-way and an additional 10 feet as right-of-way reservation for
future expansion of Weld County Road 388. (Department of Public Works)
Page 6
4) One access to the operations north of Weld County Road 388. (Department
of Public Works)
C. 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 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 the existing waste water retention structure has been
constructed with a liner, similar to the liners described in the CAFO
Regulations, that does not exceed a seepage rate of 1/32"/day (1 X 10-6
cm/sec). The demonstration shall be conducted by a Registered
Professional engineer.
3) Demonstration that any proposed waste water retention structure will be
constructed in accordance with the criteria described in the CAFO
Regulations. The demonstration shall be conducted by a Registered
Professional engineer.
4) 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.
5) 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.
6) 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.
7) Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO Regulations.
8) Other necessary measures which are required in order to comply with the
CAFO Regulations.
9) A description of the types of records that will be maintained on the facility,
as required by the CAFO Regulations.
Page 7
10) A detailed design and description of the pump and all associated equipment
that will be used to maintain the southern-most pond to a liquid level of not
more than 1.5 feet from the design base elevation of the retention structure.
11) A detailed design and description of the easily readible depth gauge that will
be permanently attached to the southern-most pond so that the liquid level
of the pond can be easily observed.
12) Evidence that all portions of the facility located in the flood plain are
adequately flood proofed to prevent inundation or removal during storm
events up to and including a 100-year event. This shall be conducted by a
Registered Professional Engineer. (Department of Public Health and
Environment)
D. In accordance with CAFO,the applicant shall submit the facility's manure and waste
water management plan to the Colorado Department of Public Health and
Environment for review and comment. (Department of Public Health and
Environment)
E. A dust abatement plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. Evidence of approval shall be
submitted to the Weld County Department of Planning Services. (Department of
Public Health and Environment)
F. A fly control plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. Evidence of approval shall be
submitted to the Weld County Department of Planning Services. (Department of
Public Health and Environment)
G. An odor control plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. Evidence of approval shall be
submitted to the Weld County Department of Planning Services. (Department of
Public Health and Environment)
H. The facility shall rectify the non-compliant septic system serving the residence
located at 30906 WCR 388. Evidence that the septic system has met all Public
Health and Environment criteria shall be submitted to the Weld County Department
of Planning Services. (Department of Public Health and Environment)
All septic systems located on the property shall have appropriate permits from the
Weld County Department of Public Health & Environment. Environmental Health
Division of the Weld County Department of Public Health&Environment was unable
to locate a septic permit for the septic systems currently serving the milking parlor
and the 3 mobile homes existing on the property. Any existing septic system 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. In the event the system is found to be inadequate, the system must
be brought into compliance with current I.S.D.S. Regulations. Evidence that the
Page 8
septic systems have met all Public Health and Environment criteria shall be
submitted to the Weld County Department of Planning Services. (Department of
Public Health and Environment)
J. The applicant shall provide evidence to the Weld County Departments of Public
Health and Environment and Planning Services that the facility is covered under the
Colorado Discharge Permit System General Permit for Concentrated Animal
Feeding Operations from the Colorado Department of Public Health and
Environment. (Department of Public Health and Environment)
K. All vehicles located on the property must be operational with current license plates,
or be screened from all adjacent properties and public rights of way, or be removed
from the property. All other items considered to be part of a noncommercial
junkyard must also be removed from the property or screened from adjacent
properties and public rights-of-way. The property is in violation of Chapter 23 of the
Weld County Code (Violation Number VI-0000309). The applicant shall schedule
a final inspection with the Weld County Zoning Compliance Officer and submit a
copy of the closure letter indicating compliance with Chapter 23 of the Weld County
Code. (Weld County Zoning Compliance)
3. Prior to construction:
A. The applicant shall acquire an utility permit from the Weld County Department of
Public Works for the proposed pipeline crossing Weld County Road 388 to the
waste water ponds. (Department of Public Works)
4. The Special Review activity shall not occur nor shall any building or electrical permits be
issued on the property until the Special Review plat is ready to be recorded in the office of
the Weld County Clerk and Recorder. (Department of Planning Services)
Page 9
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
COCKROFT DAIRY FARM
USR-1327
1. The Site Specific Development Plan and Special Use Permit is for an Agricultural Service
Establishment and a Livestock Confinement Operation (1,350 head Dairy)along with three
mobile homes for employee housing in the A(Agricultural)Zone District, as indicated in the
application materials on file and subject to the Development Standards stated hereon.
(Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the
Weld County Code. (Department of Planning Services)
3. Fugitive dust shall be controlled on this site. The facility shall be operated in accordance
with the approved dust abatement plan at all times. (Department of Public Health and
Environment)
4. All liquid and solid wastes shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
5. There shall be no permanent disposal of solid wastes, as defined in the Regulations
Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site.
(Department of Public Health and Environment)
6. The facility shall maintain compliance with the Confined Animal Feeding Operation Control
Regulations(5 CCR 1002-19)and Section 23-4-710 of the Weld County Code. (Department
of Public Health and Environment)
7. The facility shall adhere to the maximum permissible noise levels allowed in the Light
Industrial Zone as delineated in Section 25-12-103 C.R.S.(Department of Public Health and
Environment)
8. Any required NPDES Permit shall be maintained in compliance with the Water Quality
Control Division of the Colorado Department of Public Health&Environment. (Department
of Public Health and Environment)
9. The facility shall not discharge run-off or other waste waters to surface or groundwater with
exception to what is allowed by the Confined Animal Feeding Operations Control
Regulations. (Department of Public Health and Environment)
10. Waste materials, not specifically addressed by other development standards, shall be
handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and
other potential nuisance conditions. (Department of Public Health and Environment)
Page 10
11. The applicant shall remove, handle, and stockpile manure from the livestock area in a
manner that will prevent nuisance conditions. The manure piles shall not be allowed to
exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests, or
pollutant runoff. The surface beneath the manure storage areas shall be of materials which
are protective of State waters. These areas shall be constructed to minimize seepage or
percolation of manure contaminated water. In no event shall the facility impact or degrade
waters of the State in violation of the Confined Animal Feeding Operations Control
Regulation (5 CCR 1002-19).(Department of Public Health and Environment)
12. The facility shall be operated in accordance with the approved odor abatement plan. Odors
detected off site shall not equal or exceed the level of fifteen-to-one dilution threshold, as
measured pursuant to Regulation 2 of the Colorado Air Pollution Control Regulations.
Additional controls shall be implemented at the request of the Weld County Department of
Public Health and Environment in the event the odor levels detected off-site meet or exceed
the level of fifteen-to-one dilution threshold, or in the judgement of the Weld County Health
Officer, there exists an odor condition requiring abatement. (Department of Public Health
and Environment)
13. A spillage retention berm shall be required around any fuel container with a volume greater
than 50 gallons. The volume retained by the spillage berm should be greater than the
volume of the largest tank inside the berm. (Department of Public Health and Environment)
14. The facility shall be operated in a manner to control flies. The facility shall be operated in
accordance, at all times,with the approved fly control plan. Additional fly control measures
shall be implemented at the request of the Weld County Department of Public Health and
Environment in the event that flies (which can be determined to be associated with the
facility) are in such a number to be considered a nuisance condition. The plan shall also
be implemented in the event the Weld County Department of Public Health and
Environment receives a significant number of fly (associated with facility) complaints, and
in the judgement of the Weld County Health Officer, there exists a fly condition requiring
abatement. (Department of Public Health and Environment)
15. Any septic system located on the property must comply with all provisions of the Weld
County Individual Sewage Disposal System Regulations. (Department of Public Health and
Environment)
16. There shall be no burning conducted at the site, with exception to burning defined as
"agricultural open burning" as defined by Regulation No. 1 of the Colorado Air Quality
Control Commission Regulations. (Department of Public Health and Environment)
17. The facility shall be operated in accordance with the approved manure and waste water
management plan. (Department of Public Health and Environment)
18. The southern-most pond shall be equipped with a permanent easily readable depth gauge
so that the liquid level of the pond can be easily observed. The liquid level shall be
maintained at a depth of not more than 1.5 feet from the design base elevation of the
retention structure. (Department of Public Health and Environment)
Page 11
19. New roof structures and any significant remodel or addition to existing buildings require
review and building permits. (Department of Building Inspection)
20. All feed alleys shall be surfaced with gravel and shall be graded to prevent drainage
problems. (Department of Public Works)
21. No off-street parking adjacent to Weld County Road 388 shall be allowed. (Department of
Public Works)
22. If any work associated with this project requires the placement of dredged or fill material,
and any excavation associated with a dredged or fill project,either temporary or permanent,
in waters of the United States which may include streams, open water lakes, ponds or
wetlands at this location,the applicant shall obtain a Department of Army,404 Clean Water
Act permit. (Department of Planning Services)
23. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240, Weld County Code.
24 The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250, Weld County Code.
25. Personnel from the Weld County Departments of Public Health and Environment 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.
26. 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.
27. 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.
Kita
4t.--.....";%\\
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
ig
FAX (970) 304-6498
C. 1555 N. 17TH AVENUE
GREELE
WlY, COLORADO 80631
COLORADO
March 22, 2001
AgPro Environmental Services, LLC
Attn: Tom Haren
4311 Hwy 66 Ste 4
Longmont, CO 80504
•
Subject: USR-1327- Request for a Site Specific Development Plan and Special Review Permit for an
Agricultural Service Establishment and a Livestock Confinement Operation (1,350 head Dairy)
in the A(Agricultural)Zone District on a parcel of land described as Part of Sections 10, 11, 14,
and 15, Township 5 North, Range 64 West of the 6th P.M., Weld County, Colorado.
Dear Mr. Haren:
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 May 15,2001, 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 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 Kersey Planning Commission for
their review and comments. Please call the Town of Kersey at 970-353-1681 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 Kersey Planning Commission meeting to answer any questions the Commission members may have
with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained
road right-of-way, one sign will be posted in the most prominent place on the property and a second sign
posted at the point at which the driveway (access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24)hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
4r 7 '/
-z ,c, c-/o-/i&dr't
Sheri Lockman EXHIBIT
Planner
WELD COUNTY.COLORADO
DEPARTMENT OF PLANNING SERVICES
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•
MAT MEMORANDUM
W Imot
TO: Weld County Planning Commission May 8, 2001
COLORADO FROM: Sheri Lockman, Planner 11
SUBJECT: USR-1327
The Weld County Department of Planning Services is requesting that USR-1327 for Cockroft
Dairy Farm be continued until June 19, 2001. Because of ongoing issues regarding violations
of CAFO regulations, it has been difficult to obtain referral comments.
EXHIBIT
FIELD CHECK
CASE NUMBER: USR-1327 DATE OF INSPECTION: 0416t\ a
APPLICANT'S NAME: Cockroft Dairy Farm
PLANNER: Sheri Lockman
REQUEST: Site Specific Development Plan and Special Review Permit for an Agricultural Service
Establishment and a Livestock Confinement Operation(1,350 head Dairy)in the A(Agricultural)
Zone District.
LEGAL DESCRIPTION: Part of Sections 10, 11, 14, and 15,Township 5 North, Range 64 West of the 6th
P.M., Weld County, Colorado.
LOCATION: Adjacent to WCR 388 on the North and South and West of and adjacent to WCR 57.5.
LAND USE:
N Ac\ u t-\o 3/4 W4LG
E A6 LI01'ND
s A4 v.,‘-nA- 5. pux.r€A wt,i E F.%u�rc
W Ac) coe i c,6„,0
ZONING: N A(Agricultural)
E A(Agricultural)
S A(Agricultural)
W A(Agricultural)
COMMENTS:
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/Loc ns-o NcAca t3`(• lVrss -DA my is weasno-n) tnt opCf> t% sl
PG-) A r QtM3sto*) w0'aL Ga ?AlrBce WLTd- 1'+}e AP64.
P.C. Member
EXHIBIT
5
FIELD CHECK inspection date: 4/24/2001
CASE NUMBER: USR-1327
APPLICANT: Cockroft Dairy Farm
c/o AgPro Environmental Services, LLC
LEGAL DESCRIPTION: Part of Sections 10, 11, 14 and 15, T5N, R64W of the 6th P.M.,
Weld County, Colorado
LOCATION: Adjacent to Weld County Road 388 on the north and south; west of and adjacent
to Weld County Road 57.5
Zoning Land Use
N A (Agricultural) N Agricultural / Residential
E A (Agricultural) E Agricultural / Residential
S A (Agricultural) S South Platte River
W A (Agricultural) W Agricultural / Residential
COMMENTS: The site inspection was done the morning after a
significant rain. Roads within the site were not passable
without a four wheel drive vehicle. The calving area on
the north side of WCR 388 was being accessed at
multiple locations. Employees parking along WCR 388 to
the north is not adequate and could be a safety concern.
The waste water lagoon adjacent to the South Platte
River was very near capacity. The site has derelict
vehicles (very poor condition) which are not operational
with current license plates nor screened from all adjacent
properties and public rights of way.
Sheri Lockman , Planner II
EXHIBIT
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