HomeMy WebLinkAbout20011934.tiff DEPARTMENT OF PLANNING SERVICES
1555 N. 17th Avenue, Greeley, CO 80631
Phone (970) 353-6100, Ext. 3540, Fax(970)304-6498
USE BY SPECIAL REVIEW APPLICATION
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:Parts of the NE /4 of Section 15,
parts of the SE '/, of Section 10,parts of the SW% of Section 11, and parts of the NW 1/4 of
Section 14, all located in T5 N, R 64 W of the 6th Principal Meridian, Weld County, Colorado
PARCEL NUMBERS: 096314000001, 096310000023, 096311000005, 096315000038
Total Acreage e950 acres, more or less Zone District: Agricultural Overlay Zone: N/A
Property Address: 27906 WCR 388, Kersey, CO 80644
Proposed Use: Use by Special Review for a Dairy Facility previously listed as a Non-conforming Use
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW PERMIT
Name: Cockroft Dairy Farm, Scott Cockroft Mailing Address: 27906 WCR 388, Kersey, CO 80644
Home Telephone: 970-353-3299 Business Telephone: 970-353-3299
APPLICANT OR AUTHORIZED AGENT (if different than above)
Name: AgPro Environmental Services, LLC (Thomas Haren)
Address:4311 Highway 66, Suite 4, Longmont, CO 80504
Home Telephone: 303-877-7747 Business Telephone: 970-535-9318
DEPARTMENT OF PLANNING SERVICES USE ONLY
Case#
Floodplain: O Yes O No Geologic Hazard: O Yes O No
I hereby state that all statements and plans submitted with the application are true and correct to the best of my
knowledge.
-�-
Signature: Owner or Authorized Agent
EXHIBIT
2001-1934 1 //
March 15, 2001
Weld County Planning Department
1551 N. 17th Avenue
Greeley, CO 80631
To Whom it May Concern,
I have contracted with AgPro Environmental Services, LLC, to process all work related
to a Use by Special Review application to be filed at Weld County. Tom Haren, Eric
Dunker, and Sharyn Frazer are authorized to represent Cockroft Dairy throughout this
process.
Sincerely,
Stt_e
gektrr
Scott Crockroft
USE BY SPECIAL REVIEW QUESTIONAIRE
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 respond with "not applicable",with an explanation as to why the question is not
applicable.
1. Explain, in detail,the proposed use of the property.
The proposed use of this property is for revisions to an existing dairy facility. A dairy has existed at this location
since approximately 1900 and is in need of modernization for financial, operational, regulatory and environmental
purposes. Specifically, revisions are necessary for the legal use of non-contiguous property according Weld
County regulations and policy and to update and modernize the historically existing structures. The dairy currently
owns 250 acres bisected by Road 388, a public road.The plans include updating the environmental control
systems, modifying existing pen layouts, and adding roof structures over existing pen areas and commodity
holding areas. The existing milking facility could milk up to 900 cows 3-times per day in its current condition.
Approximately 450 additional animals include dry cows, heifers, and young stock. This permit is for 1,350 total
animal units on 250 acres plus associated environmental improvements.
2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22.
This use is consistent with the Weld County Code, Chapter 22 through the preservation, enhancement and
growth of agriculture. This facility was designed to protect prime farmland. The facility supports commercial and
industrial uses directly related to or dependent upon agriculture. Efforts to preserve productive agriculture land
include the maintenance, enhancement and growth of a viable, profitable agricultural business. The site, once
improved, is not located within a flood hazard zone,geologic hazard zone or airport overlay zone. The use is
necessary in Weld County to preserve the agricultural economic base historically attributed to the area.
Typically, dairy operations generate three times their gross sales into the local economy.
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.
This proposal meets the intent of the agricultural zone district where the site is located. A livestock confinement
operation exceeding four(4) animal units is permitted in the A(Agricultural) zone district as a Use-by-Special
Review. Public health safety and welfare are protected through adherence to applicable county, state and
federal regulations and requirements.
4. What types of uses surround the site? Explain how the proposed use is consistent and
compatible with surrounding land uses.
The types of uses surrounding the site are primarily agricultural with some single-family residences. Significant
farming and ranching operations exist around the dairy. There are several significant feedyard and dairy
operations within a 2.5 mile radius of this facility. This proposed expansion is compatible with the surrounding
area.
5. Describe, in detail,the following:
a. How many people will use this site?
The property owners and owner's families, employees, maintenance workers,vendors, feed and product
suppliers,veterinarians, milk truck drivers, local and state milk quality inspectors and regulatory
personnel, local, in-state and out-of-state visitors will be using this site.
b. How many employees are proposed to be employed at this site?
Up to 15 employees will be employed at this facility
c. What are the hours of operation?
The facility will continue to operate 24 hours per day as it does presently. Equipment operations,trucks,
farming activities and maintenance activities other than emergencies will occur primarily during daylight
hours.
d. What type and how many structures will be erected (built)on this site?
No significant additional structures will be built at this site. This proposal includes, berms and diversions,
ditches and piping installation for flood control and stormwater run-on and runoff control,stormwater and
process wastewater containment structures designed by a professional engineer in accordance with the
Colorado Confined Animal Feeding Control Regulations, and roof structures over existing pens and
commodity storage areas.
e. What type and how many animals, if any,will be on this site?
The existing milking facility could milk up to 900 cows 3-times per day in its current condition. Approximately
450 additional animals include dry cows, heifers, and young stock. This permit is for 1,350 total animal units
on 250 acres.
f. What kind (type,size,weight) of vehicles will access this site and how often?
Typical vehicles accessing this site include feed and hay delivery trucks and semi-tractors and trailers,
employee and owner vehicles, animal product vendors, and ag-related equipment. Operating equipment
includes typical farming equipment,tractors, loaders and attachments.
Semi-Tractor Livestock Trucks 2-5/wk
Semi-Tractor Commodity Truck 5/wk
Commodity Farm Trucks 5/vk
Hay Trucks, Semi-Tractors daily during hay season
Silage—daily during silage cutting season
Rendering Truck—when needed
Milk Tanker Trucks— 1/day
g. Who will provide fire protection to the site?
Cockroft Dairy is in the Kersey Volunteer Fire District
h. What is the water source on the property? (Both domestic and irrigation)
Domestic and Livestock Well Permit#127905-A and a water tap provided by North Weld County Water
District. Copies of the permit and a letter from the water district are included.
What is the sewage disposal system on the property? (Existing and proposed).
The facilities and associated residences are on existing septic systems. No changes are planned for the
facilities or sewage disposal systems.
j. If storage or warehousing is proposed,what type of items will be stored?
Storage and warehousing are not proposed as the primary use of this site. Feedstuffs, livestock bedding,
manure, equipment path and supplies typical of farming activities are stored on site.
_ 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.
No additional landscaping is currently planned except as outlined in the Nuisance Management Plan.
7. Explain any proposed reclamation procedures when termination of the Use by Special Review
activity occurs.
Reclamation procedures include compliance with applicable regulations such as the Colorado Confined Animal
Feeding Control Regulations to manage solid manure and stormwater runoff until all relative material is
adequately removed. Should the facility be permanently discontinued for use as a dairy, it would be marketed
under applicable county planning and zoning regulations to its greatest and best use.
8. Explain how the storm water drainage will be handled on the site.
Stormwater drainage will be managed according to the Colorado Confined Animal Feeding Control regulations
and applicable requirements. Stormwater from upgradient of the facility will be diverted around the pens and
operation and will not be contained. Uncontaminated stormwater from roofs within the operation will be diverted
and directed offsite. Stormwater that comes in contact with manure, bedding, feedstuffs, animals or other areas
on the ground within the facility will be contained in a series of structures designed to contain at least a 25-year,
24-hour storm event plus any water that falls on the containment structure, plus 2 feet of free board and a
designed safety factor.
9. Explain how long it will take to construct this site and when construction and landscaping is
scheduled to begin.
Construction will begin immediately upon approval. Construction will be complete within 18 months.
10. Explain where storage and/or stockpile of wastes will occur on this site.
Most of the manure produced at the facility is land applied to crops immediately after being removed from pen
surfaces. Should manure stockpiles be necessary,they will be located on the farm ground north of road 388 in
an area where stormwater will be contained within the stockpile area or where stormwater runoff can be directed
to a stormwater containment structure. Storm water and process wastewater will be stored in wastewater
retention structures designed to meet State CAFO regulations. No hazardous material storage is proposed for
this site. Stormwater and wastewater will be periodically land applied at agronomic rates. Details of the manure
management system are outlined in the Comprehensive Nutrient Management Plan. Debris and refuse are
collected and removed by BFI trash service.
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