HomeMy WebLinkAbout850677.tiff RESOLUTION
RE: DENIAL OF USE BY SPECIAL REVIEW FOR LIVESTOCK CONFINEMENT AND
FINISHING OPERATION - DON CARLSON
WHEREAS, the Board of County Commissioners of Weld County,
Colorado, pursuant to Colorado statute and the Weld County Home
Rule Charter, is vested with the authority of administering the
affairs of Weld County, Colorado, and
WHEREAS , the Board of County Commissioners held a public
hearing on the 7th day of August, 1985 , at the hour of 2 :00
o'clock p.m. in the Chambers of the Board for the purpose of
considering the application of Don Carlson, 16696 Weld County Road
70 , Greeley, Colorado 80631 , for a Use by Special Review for a
livestock confinement and finishing operation on the following
described real estate, to-wit:
Part of the S' NE', Section 14 , Township 6
North, Range 66 West of the 6th P.M. , Weld
County, Colorado
WHEREAS, Section 24 .4 .2 of the Weld County Zoning Ordinance
provides standards for review of said Use by Special Review, and
WHEREAS, the Board of County Commissioners has heard all of
the testimony and statements of those present, studied the request
of the applicant, the recommendation of the Weld County Planning
Commission and all of the exhibits and evidence presented in this
matter, and having been fully informed, finds that said request
shall be denied for the following reasons:
1 . The agricultural activity which would be permitted will
not be compatible with the existing surrounding
land-uses and with future growth and development of the
surrounding residential subdivisions and the City of
Greeley.
2 . The proposed Operation Standards will not adequately
provide protection of the health, safety and welfare of
the neighborhood and County.
NOW, THEREFORE, BE IT RESOLVED by the Board of County
Commissioners of Weld County, Colorado, that the application for a
Use by Special Review for a livestock confinement and finishing
operation on the hereinabove described parcel of land be, and
hereby is, denied for the reasons as above stated.
Iota/Nolo
850677
Page 2
RE: DENY USR - CARLSON
The above and foregoing Resolution was, on motion duly made
and seconded, adopted by the following vote on the 7th day of
August, A.D. , 1985 .
\ Jy� ! BOARD OF COUNTY COMMISSIONERS
ATTEST: / ' IG7 7 e WELD COUNTY, COLORADO
Weld County Clerk and Recorder
and Clerk to the Boar J cqu ine J h son, Chairman
EXCUSED
°7}}c-yyt cR� Gene R. Brantner, Pro-Tem
putt' County Clerk
APPROVED AS TO FORM: C.W. Kir y
L L �
ounty Attorney t
Fra k Yamagu i
HEARING CERTIFICATION
DOCKET NO. 85-53
RE: USE BY SPECIAL REVIEW, LIVESTOCK CONFINEMENT AND FINISHING
OPERATION - DONALD CARLSON
A public hearing was conducted on August 7, 1985, at 2:00 P.M. , with
the following present:
Commissioner Jacqueline Johnson, Chairman
Commissioner Gene Brantner, Pro-Tem (Excused)
Commissioner C.W. Kirby
Commissioner Gordon E. Lacy
Commissioner Frank Yamaguchi
Also present:
Acting Clerk to the Board, Debbie Campbell
Assistant County Attorney, Bruce T. Barker
Planning Department representative, Gloria Dunn
The following business was transacted:
I hereby certify that pursuant to a notice dated July 15, 1985, and
duly published July 25, 1985, in the Johnstown Breeze, a public hearing
was conducted to consider the application of Donald Carlson for a Use
by Special Review for a livestock confinement and finishing operation.
Bruce Barker, Assistant County Attorney, made this matter of record.
Gloria Dunn, Planning Department representative, read the favorable
recommendation of the Planning Commission into the record, and stated
that there are eight Operation Standards associated with this request.
Don Carlson came forward to answer questions of the Board. He
explained his operation and reasons for the expansion. He will be
expanding his current operation to allow a maximum of 3,000 head of
cattle. Neighboring landowners speaking in opposition to the request
were Ron Choat; Janice Drovdal; Mike Roche; Mary Adams; Don Bartell;
and Deanna Butherus. Their concerns included the odor, safety for
school buses due to added truck traffic, plans for waste management,
property values decreasing, dust blowing, and enforcement of the
Operation Standards. Mr. Carlson addressed the concerns of the
neighbors. Commissioner Lacy moved to deny the request of Don Carlson
for a Use by Special Review for a livestock confinement and finishing
operation. Commissioner Kirby seconded the motion. After discussion,
the motion carried unanimously.
APPROVED:
•/n� �'� f-t BOARD OF COUNTY COMMISSIONERS
ATTEST °A `� ^" (144/� ' WELD COUNTY, COLORADO
Weld County Clerk and Recorder
and Clerk to the Board acqu ne Joh on, Chairman
/BY:- cr i/�/,l.( L i( A .�e.zi ¢iJ EXCUSED
eputy County CI rk Gene R. Brantner, Pro-Tem
C.W. K by��/�/ /
C
Go Lac
Frank
TAPE #85-69 & #85-70
DOCKET #85-53
LHR 2272
ATTENDANCE RECORD
TODAY ' S HEARINGS ARE AS FOLLOWS :
DOCKET #85-52 - USR, Boarding kennel facility, Janice and Joetta Meyer
DOCKET #85-51 - USR, Single family dwelling, Joseph and Elaine Hoff
DOCKET #85-54 - -USR, Auto body repair shop, G.A. Keiser
DOCKET #85-55 - USR to store oil and gas pipeline equipment, S .P . Simpson
DOCKET #85-53 - USR, Livestock confinement and finishing operation, Don Carlson
PLEASE write or print legibly your name , address and the DOC # (as listed
above) or the applicants name of the nearing you are attending.
NAME ADDRESS HEARING ATTENDING
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EXHIBIT INVENTORY CONTROL SHEET
Case 4SE -
Exhibit Submitted By Exhibit�/ Description
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NOTICE
Pursuant to the zoning laws of the State of Colorado and the Weld County
Zoning Ordinance, a public hearing will be held in the Chambers of the Board
of County Commissioners of Weld County, Colorado, Weld County Centennial
Center, 915 10th Street, First Floor, Greeley, Colorado, at the time
specified. All persons in any manner interested in the Use by Special
Review are requested to attend and may be heard.
Should the applicant or any interested party desire the presence of a
certified court reporter to make a record of the proceedings, in addition to
the taped record which will be kept during the hearing, the Clerk to the
Board's Office can be contacted for a list of certified court reporters in
the area. If a court reporter is obtained, the Clerk to the Board's Office
shall be advised in writing of such action at least five days prior to the
hearing. The cost of engaging a court reporter shall be borne by the
requesting party.
BE IT ALSO KNOWN that the text and maps so certified by the Weld County
Planning Commission may be examined in the office of the Clerk to the Board
of County Commissioners, located in the Weld County Centennial Center, 915
10th Street, Third Floor, Greeley, Colorado.
APPLICANT
DOCKET NO. 85-53 Donald Carlson
16696 Weld County Road 70
Greeley, Colorado 80631
DATE: August 7, 1985
TIME: 2:00 P.M.
REQUEST: Use by Special Review - Livestock confinement and finishing
operation
LEGAL DESCRIPTION: Part of the Si NE}, Section 14, Township 6 North, Range
66 West of the 6th P.M. , Weld County, Colorado
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: MARY ANN FEUERSTEIN
COUNTY CLERK AND RECORDER
AND CLERK TO THE BOARD
BY: Mary Reiff, Deputy
DATED: July 15, 1985
PUBLISHED: July 25, 1985, in the Johnstown Breeze
' NCTICe.'-v,•,
Pursuant to the c ,laws 0
the State of Colb end the.
Weld County Zonal finance,'
the Chama publicbers of the bit in AFFIDAVIT OF PUBLICATION
County, CColorado, Wed of
County
Centennial Center, 915 10th
Colorado,Fat First Floor,
ti Greeley, THE JOHNSTOWN BREEZE
specified.
All peal in to any manner STATE OF COLORADO I
interested in the ste to attend
I 55
are requested t6 attend
and may be heard. COUNTY OF WELD I
Should the `applicant, or any I, Clyde Briggs, do solemnly swear that I
interested, party desire the
presence of a certified court am publisher of The Johnstown Breeze;
reporter to make-a record of the that the same is a weekly newspaper
taped record whic in h wilt beition okepa printed, in whole or in part, and published
the l BoardsehOf hearing;
cIIn'bbe`on- in the County of Weld, State of Colorado,
tatted fora list or martlfled court - and has a general circulation therein; that
reporters in the area. '� t court
reporter is obtained, the Clerk to said newspaper has been published
the Board's Office Mall ba
•advised in writing of such action continuously and uninterruptedly in said
al least five days 1prior to the
hearing. The rust of t✓thorn,'' a County of Weld for a period of more than
court reporter shall be borne by fifty-two consecutive weeks prior to the
the rerlusling early:
al If Al I u KNOWN du❑ mei first publication of the annexed legal notice
toil and dials so cernbr.,t d, Ile or advertisement; that said newspaper has
mission"thief to I ""'"'"' r'""' been admitted to the United States mails as
std or' he , urnr.ed m Iha
ofhr.r"'I II..,U t eu is.,Ile:lid W second-class matter under the provisions of
Len the 4e l n e: tY ,heeled
IIthe Wahl"r�„e:.lv'ei;'rsi thee the Act of March 3, 1979 or any
0O1, III'. I fill 'Ieoul, lead
I001, ,ree,,Y r.,,,e,ai,, amendments thereof, and that said
newspaper is a weekly newspaper duly
qualified for publishing legal notices and
advertisements within the meaning of the
- laws of the State of Colorado.
APPLICANT
Donald Carlson That the annexed legal notice or advertise-
166a6 vnld�,�,codu tg ment was published in the regular and
Gieeblilobrorado entire issue of every number of said weekly
80631 newspaper for the period of consecu-
DOCKET NO. 85-53. tive insertions; and that the first
DATE: August 7; 1985 publication of said notice was in the issue of
�/Z Th
TIME: 2:00 P.M.. said newspaper dated .D. 145,—
REQUEST: Use by . Special and that the last publication of said notice
Review - Livestock confinement was in the issue of said newspaper dated
and finishing operation. , A.D. 19
LEGAL DESCRIPTION: -Part of In witness whereof I have ht'1'eupt0 set
the Soh NEV., Section•14, Town-
ship 6 North, Range 6$ West of my hand . /7. day of Qc
the 6th.P.M.,Weld County, A.D. 9 c
Colorado . .
-
BOARD.OR COUNTY
COMMISSIONERS a(�/
WELD COUNTY, ..•.
COLORADO Publisher
BY; MARY ANN
FEUERSTEIN
COUNTY CLERK AND
RECORDER AND CLERK TO THE BOARD Subscribed and sworn to before me, a
.
Notary Public in and for the County of
BY: Mary p Rputy W04, $tale of Colorado, this .../7. day of
DATED: July 15, 1985
C. tte- A.D. 19.,35:::.i.-.-
PUBLISHED: July 25, 1985, in � J/ �
the Johnstown Breeze �..:f rt1.G7...7,rs.9L.4 fee--Y::..
Planning Notary Public.
My commission expires
- _, a,id 14, 1987
•
BEFORE THE WELD COUNTY, COLORADO PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Paulette Weaver that the following resolution be introduced for
passage by the Weld County Planning Commission. Be it Resolved by the Weld
County Planning Commission that the application for: WEh C^'?rY romm ""'n''r S
CASE NUMBER: USR-684:85:28 D(l ' +' , Y' 6,
NAME: Donald Carlson
JUL 5 1985 I
ADDRESS: 16696 Weld County Road 70, Greeley, Colorado GREELEr. CO LO,
REQUEST: A Use by Sepcial Review Permit for a livestock confinement and
finishing operation
LEGAL DESCRIPTION: Part of the S' NEI4, Section 14, T6N, R66W of the 6th
P.M. , Weld County, Colorado
LOCATION: Approximately 1.5 miles north of Greeley City Limits; north of
Colorado Highway 392 and east of Weld County Road 33
be recommended favorably to the Board of County Commissioners for the
following reasons:
1. The submitted materials are in compliance with application
requirements of Section 24.7 of the Weld County Zoning Ordinance.
2. It is the opinion of Weld County Planning Commission that the
applicant has shown compliance with Section 24.3.1 et seq. of the
Weld County Zoning Ordinance as follows:
- The proposal is consistent with the intent of the Weld
County Comprehensive Plan. The Comprehensive Plan
encourages the development of agribusiness and
agriculturally oriented industry provided these
enterprises do not adversely affect the local economy or
environment;
- The proposed use is an agricultural activity and is,
therefore, consistent with the intent of the
agricultural district;
- The uses permitted will be compatible with the existing
surrounding land-uses and with future development of the
surrounding area as permitted by the agricultural zone
district;
- No overlay districts affect the site;
EX M)31 T
USR-684:85:28
Donald Carlson
July 2, 1985
Page 2
Use by Special Review Operations and Design Standards
provide adequate protection of the health, safety and
welfare of the neighborhood and County.
The Planning Commission's recommendation for approval is conditional upon
the following:
1 . The attached Standards for Use by Special Review be adopted and
placed on the Use by Special Review plat prior to recording.
2. The prescribed Use by Special Review activity shall not occur nor
shall any building or electrical permits be issued on the subject
property until the Use by Special Review plat has been delivered
to the Department of Planning Services office and the plat has
been recorded in the office of the Weld County Clerk and Recorder.
Motion seconded by Jack Holman.
Vote:
For Passage Abstain Against Passage
Lydia Dunbar Bob Ehrlich Doug Graff
Paulette Weaver
Bill McMurray
Louis Rademacher
Jack Holman
Sharon Linhart
The Chairman declared the Resolution passed and ordered that a certified
copy be forwared with the file of this case to the Board of County
Commissioners for further proceedings.
CERTIFICATION OF COPY
I, Bobbie Good, Recording Secretary of the Weld County Planning Commission,
do hereby certify that the above and foregoing Resolution is a true copy of
the Resolution of the Planning Commission of Weld County, Colorado, adopted
on July 2, 1985, and recorded in Book No. IX of the proceedings of the said
Planning Commisison.
Dated the 3rd day of July, 1985.
CP:: •ay_ ®000\
Bobbie Good, Secretary
OPERATION STANDARDS
Donald Carlson
USR-684:85:28
1. The uses permitted shall be a livestock confinement and finishing
operation to handle a maximum number of three-thousand (3000) cattle
and one-thousand-two-hundred (1,200) hogs as described in the
application materials on file with the Department of Planning Services
and subject to the Operation Standards hereon.
2. Retention of feedlot run-off shall be accomplished in accordance with
the Colorado Department of Health regulations. The applicant shall be
responsible for any additional requirements issued by the Colorado
Health Department, Water Quality Control Division.
3. There shall be no discharge of wastes into any streams, other bodies of
water, or adjacent drainage systems without obtaining a National
Polution Discharge Elimination System Permit from the Department of
Health.
4. The applicant shall comply with the design standards for the Use by
Special Review, Section 24.5 et seq. , of the Weld County Zoning
Ordinance.
5. The applicant shall comply with the Operation Standards for Uses by
Special Review, Section 24.6 et seq. , of the Weld County Zoning
Ordinance.
6. Representatives or members of the Weld County Health Department and
Weld County Department of Planning Services shall be granted access
onto the site at any reasonable time in order to insure the operations
carried out on the site comply with the Operation Standards stated
hereon and al.l applicable Weld County Regulations.
7. The Use by Special Review area shall be limited to the plans shown
hereon and governed by the Standards as stated above and all applicable
Weld County Regulations. Any material deviations from the plans and/or
Standards as shown or stated above shall require the approval of an
amendment of the Permit by the Weld County Planning Commission and the
Board of County Commissioners before such changes from the plans and/or
Standards are permitted. Any other changes shall be filed in the
office of the Department of Planning Services.
8. The property owner and/or operator of this operation shall be
responsible for complying with all of the above stated Standards.
Noncompliance with any of the above stated Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
ADDITIONAL COMMENTS
Donald Carlson
USR-684:85:28
The Greeley Planning Commission responded with no recommendation to this
proposal. The concerns of the Greeley Planning Commission are addressed in
the Operation Standards.
Summary of the Weld County Planning Commission Meeting
July 2, 1985
Page 9
MOTION:
Louis Rademacher moved Case Number USR-683:85:27 for S. P. Simpson for a Use
by Special Review Permit for storage of oil and gas pipeline construction
equipment be forwarded to the Board of County Commissioners with the
Planning Commission's recommendation for approval based upon the
recommendations, conditions, and operation standards as amended by the
Department of Planning Services staff and the testimony heard by the
Planning Commission. Motion seconded by Bill McMurray.
The Chairman asked the secretary to poll the members of the Planning
Commisison for their decision. Doug Graff - yes; Lydia Dunbar - yes;
Paulette Weaver - yes; Bill McMurray - yes; Louis Rademacher - yes; Jack
Holman - yes; Sharon Linhart - yes; Bob Ehrlich - yes. Motion carried
unanimously.
CASE NUMBER: USR-684:85:28
4 APPLICANT: Donald Carlson
REQUEST: A Use by Special Review permit for livestock confinement and
finishing operation.
LEGAL DESCRIPTION: Part of the S1 NEZ, Section 14, T6N, R66W of the
6th P.M. , Weld County, Colorado.
LOCATION: Approximately 11 miles north of the Greeley city limits;
north of Colorado Highway 392 and east of Weld County Road
33.
APPEARANCE:
Don Carlson, applicant, appeared to present this request.
Bob Ehrlich asked the applicant if he felt there would be a conflict with
his chairing the meeting because of the feedlots owned and operated by his
family? If so, he would step down.
Mr. Carlson stated he had no objections to Mr. Erhlich chairing the meeting.
Don Carlson reported this is a family owned and operated venture. This was
their Grandfather's farm and he and his brothers have slowly taken over
control. This application is to expand their current cattle feeding
operation from 850 to 3,000 head and the hog finishing operation from 575 to
1,200 head. He explained their plans for the feedlots, runoff, odor
control , and expected increase in traffic, etc. The farm is 240 acres and
the feedlot area is about in the center of the property. They began their
Summary of the Weld County Planning Commission Meeting
July 2, 1985
Page 10
hog setup in 1984, but the cattle setup has been there for a long time.
They are aware of County regulations and want to do everything legally. The
hog operation will be a finishing operation only. He is a Registered
Engineer in the State of Colorado and will design the compost piles and
runoff ditches. A letter was sent, as a courtesy, to the residents within
five hundred feet of the property informing them of their intentions. They
have tried to be good neighbors and they would not ask for this expansion if
they felt they were jeopardizing the neighborhood.
The Chairman called for discussion from the members of the audience.
Jeff Bedingfield, Attorney, represented some of the homeowners in Pinnacle
Park Subdivision. Many of the residents are within one-fourth mile of this
operation and they are objecting to dust, odors, and a devaluation in their
properties. There is a conflict between agriculture and residential
development. Residential rights must be protected as well as agricultural
rights. This proposal is going from a farm use to a commercial use, and he
does not feel this use is compatible with the use of the land. The people
here know this property was agricultural and have no complaints about the
current use, but they do not want to see this expanded. He submitted a
petition from some of the residents of Pinnacle Park Subdivision. This was
retained as evidence. He stated there are twenty-two residences in Filing 1
and 2.
Lee Morrison explained that Weld County's Comprehensive Plan was not
approved until after the first filing of Pinnacle Park was in effect.
Dale Majors, resident, Seeley's Lake, presented a petition with forty-eight
signatures opposing this request. This was retained as evidence. He stated
they are within a mile of this proposal. Their main concerns are the odor.
They sometimes get odor from Berg's Feedlot which was there when they moved
there, and so they expect that. He would like the planners to consider the
fact that Greeley is now known as "Stink City, U.S.A."
Steve Hill, Greeley City Planner, reported the City reviewed this request
and the Planning Commission had a rough time making a decision. The City's
boundaries are only about six thousand feet from this request. There are
Operation Standards that will need to be followed to eliminate odors. They
did not make a recommendation, but they sent a copy of the minutes. The
portion pertaining to this case were read into the record.
Don Bartel, property owner, Pinnacle Park, spoke against this proposal.
Tape 210 - Side 2
Summary of the Weld County Planning Commission Meeting
June 2, 1985
Page 11
Carl Erickson felt the Carlsons' are good neighbors, but he does not want to
see this approved because of dust and odors.
The Chairman asked Gloria Dunn to read the recommendations, conditions, and
operation standards into the record.
The Chairman asked Mr. Carlson if he had any objections to anything outlined
by the staff? He had none.
NOTICE: Bob Ehrlich, Chairman, asked to be excused from any further
proceedings on this request because of the amount of opposition to
this request he would not wish anyone to feel he had prejudicial
sympathies either for or against this request. Sharon Linhart,
Vice Chairman, is now chairing the meeting.
MOTION
Paulette Weaver moved Case Number USR-684:85:28 for a Use by Special Review
Permit for a livestock confinement and finishing operation be forwarded to
the Board of County Commissioners with the Planning Commission's
recommendation for approval based upon the recommendations, conditions, and
operation standards as outlined by the Department of Planning Services staff
and the testimony of the applicant. It this were for a new feedlot in this
area she would not make this recommendation, but it is existing and has been
existing for a long time. She feels it is very important to support
agricultural in this area and it is important to encourage young people to
stay on the farms when they are willing to continue farming, and she feels
they have a well planned operation. By granting a Use by Special Review
Permit there are certain standards which will have to be met that were not
previously applicable. Motion seconded by Jack Holman.
The Chairman called for discussion from the members of the Planning
Commission. Discussion followed.
The Chairman asked the secretary to poll the members of the Planning
Commission for their decision. Doug Graff - No, because the area is
basically in harmony as it is. To expand this operation will tend to throw
the area out of balance. It will have an impact on the area with increased
odors, dust, and traffic. Lydia Dunbar — yes; for reasons already stated.
Paulette Weaver — yes; Bill McMurray — yes; Louis Rademacher — yes; Jack
Holman — Yes, because the farm operation has been there for a number of
years and we do not want to jeopardize the fact that in order to survive
they have to expand the operation because of the economics of agriculture
Summary of the Weld County Planning Commission Meeting
July 2, 1985
Page 12
today. So, in order to make it a viable operation they have to expand or
quit. There can be odor and dust problems, but with the operation standards
as outlined they will be kept to a minimum. Sharon Linhart - yes, while
this is a questionable expansion she feels that the Use by Special Review
Operation Standards will be in effect and will protect the area and the
environment. Bob Ehrlich - Abstaining. The motion carried with six voting
for the motion, one voting against the motion, and one abstaining.
The meeting was adjourned at 4:20 p.m.
Respectfully submitted,
tao � O1oad
Bobbie Good
Secretary
TYVENTORY OF ITEMS SUBMITTED FOR CONSIDERATION
Case Number L>J /\ ev/ Ysr' 20 Submitted or Prepared
Prior
/ to Hearing At Hearing
1. Application /� Pages
2. 6 Application plat(s) / page(s)
3. DPS Referral Summary Sheet
4. PPS Recommendation
5. DPS Surrounding Propery Owner Mailing List
6. DPS Mineral Owners Mailing List
7. 3 DPS Maps Prepared by Planning Technician
8. DPS Notice of Hearing
9. DPS Case Summary Sheet
10. DPS Field
� Check
�
11. k 7Ycn. /icdn/t t A.ac t
Pa-ac f ( r o/)
12. Pe711 -1r, OproSi e / rd
o ( Oc��)
13. Pe h -1 evt Ore ()-P/ t ry A�-c�«.Y ("7 r 4 v.
14. I 0
15.
16.
17.
18.
19.
20.
I hereby certify that the /3 items identified herein were submitted to the
Department of Planning Services at or prior to the scheduled Planning Commission
hearing. I further c ify that these items wer forwarded to the Clerk to the
Board's office on 6 19 63 .
Curren�Pl$rn�
7
STATE OF COLORADO )
COUNTY OF WELD
5 SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF 4�N.,1. 19 %5 ,
SEAL p \
c\ to.
NdTARY PUBLICthad
My Lornrnissfun Expire, FdL. 13, 1989
MY COMMISSION EXPIRES_ EXniai 7
Date: July 2, 1985
CASE NUMBER: USR-684:85:28
NAME: Donald Carlson
ADDRESS: 16696 Weld County Road 70, Greeley, Colorado 80631
REQUEST: A Use by Sepcial Review Permit for a livestock confinement and
finishing operation
LEGAL DESCRIPTION: Part of the S1 NE1, Section 14, T6N, R66W of the 6th
P.M. , Weld County, Colorado
LOCATION: Approximately 1.5 miles north of Greeley City Limits; north of
Colorado Highway 392 and east of Weld County Road 33
THE DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with application
requirements of Section 24.7 of the Weld County Zoning Ordinance.
2. It is the opinion of the Department of Planning Services staff
that the applicant has shown compliance with Section 24.3. 1 et
seq. of the Weld County Zoning Ordinance as follows:
- The proposal is consistent with the intent of the Weld
County Comprehensive Plan. The Comprehensive Plan
encourages the development of agribusiness and
agriculturally oriented industry provided these
enterprises do not adversely affect the local economy or
environment;
- The proposed use is an agricultural activity and is,
therefore, consistent with the intent of the
agricultural district;
- The uses permitted will be compatible with the existing
surrounding land-uses and with future development of the
surrounding area as permitted by the agricultural zone
district;
- No overlay districts affect the site;
- Use by Special Review Operations and Design Standards
provide adequate protection of the health, safety and
welfare of the neighborhood and County.
USR-684:85:28
Donald Carlson
Page 2
The Department of Planning Services staff recommendation for approval is
conditional upon the following:
1. The attached Standards for Use by Special Review be adopted and
placed on the Use by Special Review plat prior to recording.
2. The prescribed Use by Special Review activity shall not occur nor
shall any building or electrical permits be issued on the subject
property until the Use by Special Review plat has been delivered
to the Department of Planning Services office and the plat has
been recorded in the office of the Weld County Clerk and Recorder.
OPERATION STANDARDS
Donald Carlson
USR-684:85:28
1. The uses permitted shall be a livestock confinement and finishing
operation to handle a maximum number of three-thousand (3000) cattle
and one-thousand-two-hundred (1,200) hogs as described in the
application materials on file with the Department of Planning Services
and subject to the Operation Standards hereon.
2. Retention of feedlot run-off shall be accomplished in accordance with
the Colorado Department of Health regulations. The applicant shall be
responsible for any additional requirements issued by the Colorado
Department, Water Quality Control Division.
3. There shall be no discharge of wastes into any streams, other bodies of
water, or adjacent drainage systems without obtaining a National
Polution Discharge Elimination System Permit from the Department of
Health.
4. The applicant shall comply with the design standards for the Use by
Special Review, Section 24.5 et seq. , of the Weld County Zoning
Ordinance.
5. The applicant shall comply with the Operation Standards for Uses by
Special Review, Section 24.6 et seq. , of the Weld County Zoning
Ordinance.
6. Representatives or members of the Weld County Health Department and
Weld County Department of Planning Services shall be granted access
onto the site at any reasonable time in order to insure the operations
carried out on the site comply with the Operation Standards stated
hereon and all applicable Weld County Regulations.
7. The Use by Special Review area shall be limited to the plans shown
hereon and governed by the Standards as stated above and all applicable
Weld County Regulations. Any material deviations from the plans and/or
Standards as shown or stated above shall require the approval of an
amendment of the Permit by the Weld County Planning Commission and the
Board of County Commissioners before such changes from the plans and/or
Standards are permitted. Any other changes shall be filed in the
office of the Department of Planning Services.
8. The property owner and/or operator of this operation shall be
responsible for complying with all of the above stated Standards.
Noncompliance with any of the above stated Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
ADDITIONAL COMMENTS
Donald Carlson
USR-684:85:28
The Greeley Planning Commission responded with no recommendation to this
proposal. The concerns of the Greeley Planning Commission are addressed in
the Operation Standards.
GREELEY CIVIC CENTER. GREELEY, COLORADO 80631 (303) 353-6123
\City of �
reeley/
June 28, 1985
Gloria Dunn , Current Planner
Geld County Planning Services
915 10th Street
Greeley, CO 80631
Dear Gloria :
The City of Greeley Planning Commission reviewed the request of Carlson
Brothers for a feedlot and finishing operation located in the South Half
of the Northeast Quarter of Section 14, Township 6 North , Range 66 West
at both their June 11th and 25th meetings . After considering the Greeley
Comprehensive Plan of 1971 and comments from the staff and the
petitioner , the City Planning Commission was not able to provide Weld
County Planning Commission with a recommendation for denial or no
objection with respect to this petition . The City' s Planning Commission
would , however , like to present the County Planning Commission the
following suggestions :
1 ) the County use the process of revising the Comprehensive Plan as
an opportunity to analyze and set policies in respect to the type
of agricultural uses that are compatible with urbanizing areas ;
and
2) Use by Special Review feedlot and finishing operations only be
permitted in the vicinity of the City of Greeley if measures are
employed to reasonably insure that the odor emanated from the
operation does not exceed the level of odor emitted from a more
traditional operation at use by right intensities . Measures
which may be reasonable in respect are enumerated as follows :
1 ) cleaning the feedlot pens when the manure becomes deeper than
a couple of inches and composting the manure ;
2) designing a drainage system and detention ponds to minimize
the frequency and depth of standing water ; and
3) construction of a swine barn with automatic waste removal and
underground waste storage .
\ /
Recorded Exemption
June 28, 1985
Page 2
Attached are the minutes from Planning Commission ' s June 11 , and 25,
1985, meetings which may be helpful in understanding the issues which the
City reviewed in respect to this petition .
Thank you tor the opportunity to review this request . It you have any
questions , please do not hesitate to contact me .
Sincerely,
/ 17-
Stephen Hill
City Planner
LAND-USE APPLICATION
SUMMARY SHEET
Date: July 2, 1985
CASE NUMBER: USR-684:85:28
NAME: Donald Carlson
ADDRESS: 16696 Weld County Road 70, Greeley, CO 80631
REQUEST: Use by Special Review Permit for livestock confinement and
finishing operation.
LEGAL DESCRIPTION: Pt. S1 NEti of Section 14, T6N, R66W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: Approximately 11/2 miles north of Greeley, north of Colorado
Highway 392 and east of Weld County Road 33.
SIZE OF PARCEL: 18.4 acres - Use by Special Reveiw area
240 acres - total
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS:
The criteria for review of this proposal is listed in Section 24.3 of the
Weld County Zoning Ordinance. The Department of Planning Services has not
yet received a recommendation from the Greeley Planning Commission.
The Department of Planning Services has received two objections to this
proposal.
FIELD CHECK
FILING NUMBER: USR-684:85:28 DATE OF INSPECTION: June 12, 1985
NAME: Donald Carlson
REQUEST: A Use by Special Review Permit for a Livestock Confinement and
Finishing Operation
LEGAL DESCRIPTION: Part of the S NE4, Section 14, T6N, R66W of the 6th
P.M. , Weld County, Colorado
LOCATION: Approximately 1.5 miles north of Greeley; north of Colorado
Highway 392 and east of Weld County Road 33
LAND USE: N Oil and gas facility, cropland, and two residences.
E Weld County Road 35, two residences, farmland
S Cropland, Pinnacle Park Subdivision
W Farmland
ZONING: N Agricultural
E Agricultural
S Agricultural and R-1 (low density residential)
W Agricultural
COMMENTS:
Access is to Weld County Road 35, a paved road. The 18.4 acre Use by
Special Review site contains two residences, animal pens and outbuildings,
as shown on the Use by Special Review plat. The majority of expansion is
proposed to the north of the existing facilities. Cropland surrounds this
area on three sides.
Approximately six residences are within one-fourth mile of the proposed
operation. The subdivision located south of this area is one-fourth mile or
more from the subject site.
By: )
Gloria unn
Curre Planner
C
REFERRAL LIST
APPLICANT: Donald Carlson NUMBER: USR-684:85:28
SENT REFERRALS OUT: /4 3‘If---5- REFERRALS TO BE RECEIVED BY: June 21, 1985
NO SR NR NO SR NR
_ County Attorney X X Greeley Soil Conservation
District
X Weld County Health Dept. 4302 9th Street Road
Greeley, CO 80634
_ Engineering Department
X Doug Graff
X County Extension Agent Weld County Planning Comm.
3115 Grandview Drive
Office of Emergency Mngmt Greeley, CO 80631
_ State Engineer X X Eaton Fire Protection Dist
Division of Water Resources c/o Duane Wilson
1313 Sherman St. , Room 818 Rt. 2, Box 152
Denver, CO 80203 Eaton, CO 80615
State Highway Department
1420 2nd Street
Greeley, CO 80631
/\ X Colorado Department of Health
Water Quality Control Division
4210 East 11th Avenue
Denver, CO 80220
X Greeley Planning Commission
c/o Ann Jamison
919 7th Street
Greeley, CO 80631
Tri Area Planning Commission
P.O. Box 363
Frederick, CO 80530
NO=No Objection
SR=Specific Recommendations
NR=No Response
<--•••-----) United States Soil
4302 W. 9th St . Rd . , Greeley, CO 80634
Department of Conservation Agriculture Service
June 3, 1985
Milt Baumgartner, Pres .
West Greeley SCD
P.O. Box 86
Greeley, CO 80632
Dear Milt:
The Greeley field office staff reviewed the referral from the Weld Co. Plan-
ning Service for an application from Donald Carlson for a Use by Special
Review Permit for a livestock confinement and finishing operation. It is to
be located in the S? NE* of Section 14, TEN, R66W; miles north of Greeley,
north of Colorado Hwy . 392 and east of Weld Co. Rd . 33.
Our findings during review reveal the same information as stated in the
supplemental information and supporting documentation that a runoff detention
pond capable of storing a 25 year/24 hour storm will need to be constructed
as well as diking and diverting storm water from surrounding areas. We can ' t
evaluate the adequacy of the plan as no plan was submitted for our review.
Current Colorado State Health Department rules are very stringent as to
necessary facilities.
I would recommend that this operation be approved pending the submission of an
adequate animal waste containment and management plan for State Health
Department review and approval .
S ' ely,
Ronald D. Miller
District Conservationist
RDM:kep
4
ADVANCE
LAND-USE APPLICATION
SUMMARY SHEET
July 2, 1985 Planning Commission Agenda
CASE NUMBER: USR-684:85:28
NAME: Donald Carlson
ADDRESS: 16696 Weld County Road 70
Greeley, CO 80631
REQUEST: Use by Special Review permit for a livestock confinement and
finishing operation.
LEGAL DESCRIPTION: Pt. S1 NEti of Section 14, T6N, R66W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: Approximately 11 miles north of Greeley, north of Colorado
Highway 392 and east of Weld County Road 33.
SIZE OF PARCEL: 18.4 acres - Use by Special Review site.
240 acres - entire property.
rV
DEPARTMENT OF PLANNING SERVICES
Y S (� PHONE(303)356-4000 EXT.4400
ti 1 915 10th STREET
GREELEY,COLORADO 80631 t "rig i
a a
COLORADO
NOTICE OF PUBLIC BEARING
The Weld County Planning Commission will conduct a public hearing on July 2,
1985 at 1:30 p.m. to review a request for approval of a Use by Special
Review Permit for a livestock confinement and finishing operation from
Donald Carlson on a parcel of land described as S1 NE%,, of Section 14, T6N,
R66W of the 6th P.M. , Weld County, Colorado, containing 160 acres, more or
less.
The public hearing to be held by the Weld County Planning Commission for the
consideration of the above referenced request will be conducted in the Weld
County Commissioners' Hearing Room, First Floor, Weld County Centennial
Center, 915 Tenth Street, Greeley, Colorado. Comments or objections related
to the above request should be submitted in writing to the Weld County
Department of Planning Services, 915 Tenth Street, Room 342, Greeley,
Colorado 80631, before the above date or presented at the public hearing
on July 2, 1985.
Copies of the application are available for public inspection in the
Department of Planning Services, Room 342, Weld County Centennial Center,
915 Tenth Street, Greeley, Colorado, - Phone - 356-4000, Extension 4400.
Robert E. Ehrlich, Chairman
Weld County Planning Commission
To be published in the Johnstown Breeze
To be published one (1) time by June 6, 1985
Received by:
Date:
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MAILING LIST
Carlson
USR-684
surrounding property owners
Laura Rowe
1230 7th Street
Greeley, CO 80631
Everett Ottoson
Rt. 2, Box 20
Eaton, CO 80615
Mildred Johnson
16645 WCR 70
Greeley, CO 80631
John Maulsby
16531 WCR 70
Greeley, CO 80631
Richard Anderson
34426 WCR 33
Greeley, CO 80631
146 Company
P.O. Box 149
Greeley, CO 80631
Ray Berg
16473 Longs Peak Rd.
Greeley, CO 80631
Garry McElderry
16419 Longs Peak Rd.
Greeley, CO 80631
Curtis Shupe
33259 Pikes Peak Dr.
Greeley, CO 80631
William Alles
33226 Pikes Peak Dr.
Greeley, CO 80631
Robert McDonald
Rt. 2, Pinnacle Park #29
Greeley, CO 80631
Donald Broyles
16917 Longs Peak Drive
Greeley, CO 80631
MINERAL OWNERS
Carlson
USR-684
Mineral Owners
Donald & Ardeth Carlson
16696 WCR 70
Greeley, CO 80631
David & Gretchen Carlson
1215 Fifth St.
Eaton, CO 80615
Richard & Sheri Carlson
33533 WCR 35
Greeley, CO 80631
�.
Steven Butherus
16963 Longs Peak Dr.
Greeley, CO 80631
William Adams
16904 Longs Peak Dr.
Greeley, CO 80631
George Tombropoulos
5820 Plateau Ct.
Ft. Collins, CO 80526
Ronnie Choate
P.O. Box 1727
Greeley, CO 80631
Bernard Spanogle
16640 Longs Peak Rd.
Greeley, CO 80631
Richard Johnson
16698 Longs Peak Drive
Greeley, CO 80631
Carl Erickson
16691 Longs Peak Rd.
Greeley, CO 80631
Gary Sack
16637 Longs Peak Road
Greeley, CO 80631
Gary Frank
5100 N. Brookline STE900
Oklahoma City, OK 73112
Stanley Van Dyke
16527 Longs Peak Rd.
Greeley, CO 80631
APPLICATION
USE BY SPECIAL REVIEW
Department of Planning Services, 915 Tenth Street, Greeley, Colorado 80631
Phone - 356-4000 - Ext. 4400
Case Number Date Received
Application Checked by Mylar plat submitted
Application Fee Receipt Number_
Recording Fee Receipt Number
TO BE COMPLETED BY APPLICANT: (please print or type, except for necessary signature)
I (we), the undersigned, hereby request hearings before the Weld County Planning Commission and
the Weld County Board of County Commissioners concerning the proposed Special Review Permit of
the following described unincorporated area of Weld County Colorado: y;
�
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA:S� 1V��`/ Section
T 6 N, R 66 W
LEGAL DESS�CyRRIPT�I))O�NN,,/of contiguous property owned upon which Special Review Permit is
proposedLSI /Q54 Section T 6 N, R 66 W
Property Address (if available) 33535 W.C.R. 35, Greeley, CO 80631
PRESENT ZONE A-E&l CC/c'(urztC OVERLAY ZONES H6lib
TOTAL ACREAGE
PROPOSED LAND USE AgriCUltUre
EXISTING LAND USE Agriculture
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE USE BY SPECIAL REVIEW:
Name: Donald & Ardeth Carlson zi 80631
Address: 16696 W.C.R. 70 city Greeley, CO p
Home Telephone # 352—0160 Business Telephone #
Name: David & Gretchen Carlson y Eaton, CO zip 80615
Address: 1215 5th Street city
Telephone #
Home Telephone * 454-3193
Name: Richard & Sheri Carlson City Greeley, CO zip 80631
Address: 33533 W.C.R. 35
Home Telephone # 356-6025 Business Telephone #
APPLICANT OR AUTHORIZED AGENT (if different than above):
Name: (Donald Carlson) - Zip
Address: City
Home Telephone # Business Telephone #
List the owner(s) and/or lessees of mineral rights on or under the subject properties of record.
Name: Donald & Ardeth Carlson zip 80631
Address: 16696 W.C.R. 70 City Greeley P
Name: David & Gretchen Carlson zip 80615
Address: 1215 5th Street City Eaton
Name: Richard & Sheri Carlson zi 80631
Address: 33533 W.C.R. 35 city Greeley P
I hereby depose and state under the penalities of perjury that all statements, proposals and/or
plans submitted with or contained within this application are true and correct to the best of my
knowledge.
COUNTY OF WELD ) // /'1
STATE OF COLORADO ) / �P1,4(777/C�,e
Signature; Owner of Authorized Agent/7 � IS
19 0 S .
Subscribed and sworn to before me this// / day of y�/y�/�"
SEAL (�J"i`a rQ/liJ
NOTARY PUC d
My Commission Expires U
My commission expires__ August 22, j9R7
SUPPLEMENTAL INFORMATION
1. Proposed Use
The proposed use is for confined cattle feeding and swine
finishing operations. Currently, cattle feeding and swine
finishing operations are in existence. We are interested
in expanding our operations.
2. Need For Use
Cattle feeding and swine finishing provides a market for
the crops raised on our 240-acre farm and spreads our labor
throughout the year. Intensifying our operations hopefully
will provide income for our three families.
3 . Existing Uses On Surrounding Properties
All property to the east, north and west is used for farming
operations and livestock operations of variable sizes and
types. South of our farm is a rural subdivision.
4 . Distance to Residential Structures
East - Owner ' s houses within farmstead (1/8 mile)
North - Owner ' s house (3/8 mile)
West - Neighbor (3/4 mile)
South - Subdivision (1/4 mile)
5. Maximum Number Users, Etc.
Feeding operations require no outside people, just one to
three operators. Marketing and loading activities will
involve one to five additional people at the feedlot. The
hog operation is 90 percent automated, with no outside
people.
Supplemental Information
Page 2
6. Employees, Shifts, Hours
No employees are involved, just three partners on call at
all times with normal daytime feeding operations .
7 . Water
North Weld Water District water is currently used and will
be used in the future.
8 . Access Route
One access is provided on the east boundary from W.C.R. 35
through farmstead area to livestock and feeding operations.
9. Vehicular Traffic
Currently (as well as planned) , feeding operations for the
cattle requires one to three feed trucks. Transporting
cattle and hogs occurs on a weekly basis using an operator-
owned 20-foot trailer and contracted semi-trailer rigs.
10 . Sewage Facilities
Not applicable.
11. Fire Protection
Easy access for emergency vehicles is provided, along with
adequate water.
12. Types/Number Of Animals
Cattle - 3, 000 head of cattle ranging from 400 pounds to
1, 200 pounds.
Hogs - 1, 200 head of hogs ranging from 30 pounds to 230 pounds.
Supplemental Information
Page 3
13. Waste Management
Facilities to contain and control runoff from a 25-year/
24-hour precipitation event will be provided for the cattle
feedlot. Solid manure will be temporarily stored in the
pens, then either transported to fields during the spring
or fall or to composting facilities.
Wastes from the hog operation are removed from the enclosed
building by a scraper system to underground storage tanks.
From there, it is pumped to a slurry spreader and used as
fertilizer during the fall, winter and spring. During
summer months, it will be used to provide moisture for
composting operations.
14. Stormwater Retention
Unpolluted runoff will be diverted around the livestock area
to existing drainage areas. Runoff from the feedlot area
will be diverted to a solids settling pond, then to a second
pond which will contain primarily runoff water. Facilities
will be designed and constructed in accordance with accepted
engineering practices.
15. Waste Removal
Manure will be removed from facilities throughout the year
as weather provides. Fertilization will generally take place
during the fall, with minor applications during winter and
spring months.
16. Landscaping/Erosion Control
Minimal landscaping in terms of plants, etc. will be provided.
However, slopes are minimal, and diversion ditches with
culvert crossings are used and will be provided as necessary.
It is economically necessary to maintain dry, well-graded
traffic and cattle lanes at all times.
Supplemental Information
Page 4
17 . Reclamation Upon Cessation
Corrals would be cleaned thoroughly to minimize need for
any other maintenance of runoff facilities.
18 . Timetable
Anticipated construction for the feedlot expansion is 1985.
Hog facility expansion is anticipated in 1986 or 1987 .
SUPPORTING DOCUMENTATION
1. Weld County Comprehensive Plan
This proposal is consistent with the Weld County Comprehensive
Plan in that the use will continue to be for agricultural
purposes. This proposal is for expansion of existing facilities
and uses.
2. District
The proposal is simply to intensify livestock operations
within the existing agricultural district. Therefore, the
proposal is consistent with the intent of the district.
3 . Agricultural District
The area is located within an agricultural district currently,
and the proposed use is agricultural.
4 . Health, Safety and Welfare Provisions
The health, safety and welfare of the inhabitants of the
neighborhood and county will not be adversely affected.
The design and operation of the facilities are state-of-art
in terms of environmental protection. Air and water quality
standards have been fully incorporated into the design of
existing and proposed facilities.
5. Surrounding Land Uses
All surrounding land, except to the south, is used for crop
and livestock production. Most of the crops grown on
neighboring farms is for livestock feed, and all of the
crops grown on our farm are for livestock feed. Properties
located to the south (1/4 mile from feedlot) are 2. 5-acre
subdivision lots with homes and pastures. Many people keep
livestock (horses and cattle) on these properties year round.
Supporting Documentation
Page 2
6. Future Development
The proposed use, agricultural livestock operations, is
permitted in the existing zone and is located outside of
the city limits of Greeley and Eaton. Future development
in the zone will be compatible with agricultural uses .
7. Special Areas
The use by special review area is not located in a flood
plain, geologic hazard or Weld County Airport overlay district
area.
8 . Proof Of Water Supply
(See attachments. )
9. Copy Of Deed
(See attachments. )
10. Noise Report
Waived.
11. Soil Report
(See attachments . )
12. Certified List of Adjacent Property Owners
(See attachment. )
13 . Certified List of Mineral Owners
(See attachment. )
ERNESTT IGGES ECTORS '°-4°-;y.. NORTH WELD COUNTY WATER DISTRICT
ALEX HEIDENREICH .,ht- r,
ROBERT MAREF HIGHWAY 85 LUCERNE,COLORADO 80846
GARY SIMPSON �.I 'I.V LYLE NELSON,MGR.
W.M.MoKAY P.O.BOX 56 - PHONE 356-3020
May 15 , 1985
RE : Water Service - Carlson Bros.
Dear Sirs,
This letter is in response to your inquiry regarding water service
to the following described property:
Sec. 14-6-66 Meter # 107 .
1 . X Water service is presently being provided to the above
described property.
2 . X Water service can be made available to the above
described property provided all requirements of the
District are satisfied.
If contracts have not been consumated with North Weld County Water
District within one year from date of this letter, this letter shall
become null and void .
•
Additional comments :
Sincerely,
NORTH WELD COUNTY A ER DISTRICT
Ly D. Nelson , Manager
LDN/wb
U. S. DEPARTMENT OF AGRICULTURE
SOIL CONSERVATION SERVICE
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WELD COUNTY, COLORADO, SOUTHERN PART 23
Windbreaks and environmental plantings of trees and The potential native vegetation is dominated by blue
shrubs commonly grown in the area are generally well grama. Several mid grasses, such as western wheatgrass
suited to this soil. Cultivation to control competing and needleandthread, are also present. Potential produc-
vegetation should be continued for as many years as tion ranges from 1,600 pounds per acre in favorable years
possible following planting. Trees that are best suited and to 1,000 pounds in unfavorable years. As range condition
have good survival are Rocky Mountain juniper, eastern deteriorates, the mid grasses decrease; blue grama, buf-
redcedar, ponderosa pine, Siberian elm, Russian-olive, and falograss, snakeweed, yucca, and fringed sage increase;
hackberry. The shrubs best suited are skunkbush sumac, and forage production drops. Undesirable weeds and an-
Siberian peashrub, lilac, and American plum. nuals invade the site as range condition becomes poorer.
Wildlife is an important secondary use of this soil. The Management of vegetation on this soil should be based
cropland areas provide favorable habitat for ring-necked on taking half and leaving half of the total annual produc-
pheasant and mourning dove. Many nongame species can tion. Seeding is desirable if the range is in poor condition.
be attracted by establishing areas for nesting and escape Sideoats grama, little bluestem, western wheatgrass, blue
cover. For pheasants, undisturbed nesting cover is essen- grama, pubescent wheatgrass, and crested wheatgrass are
tial and should be included in plans for habitat develop- suitable for seeding. The grass selected should meet the
ment, especially in areas of intensive agriculture. seasonal requirements of livestock. It can be seeded into
This soil has good potential for urban and recreational a clean, firm sorghum stubble, or it can be drilled into a
development. Increased population growth in the survey firm prepared seedbed. Seeding early in spring has
area has resulted in increased homesite construction. The proven most successful.
chief limiting feature for urban development and road Windbreaks and environmental plantings of trees and
construction is the limited capacity of the soil to support shrubs commonly grown in the area are generally well
a load. Septic tank absorption fields function properly, but suited to this soil. Cultivation to control competing
community sewage systems should be provided if the vegetation should be continued for as many years as
population density increases. Because of the permeability possible following planting. Trees that are best suited and
of the substratum, sewage lagoons must be sealed. have good survival are Rocky Mountain juniper, eastern
Lawns, shrubs, and trees grow well. Capability class I ir- redcedar, ponderosa pine, Siberian elm, Russian-olive, and
rigated. hackberry. The shrubs best suited are skunkbush sumac,
32—Kim loam, 1 to 3 percent slopes. This is a deep, lilac, Siberian peashrub, and American plum.
well drained soil on smooth plains and alluvial fans at Wildlife is an important secondary use of this soil. The
elevations of 4,900 to 5,250 feet. It formed in mixed eolian cropland areas provide favorable habitat for ring-necked
pheasant and mourning dove. Many nongame species can
deposit and parent sediment from a wide variety of rnesti
bedrock. Included in mapping are small areas of soils that be attracted by establishing areas for nesting and escape
loamy sand underlying material. cover. For pheasants, undisturbed nesting cover is essen-
have the surface layer is brown and pale brown tial and should be included in plans for habitat develop-
Typically Range-
loam about 12 inches thick.The upper 28 inches of the un- ment, especially for y in e ml of intensive igh pronghornag antelope,ure.
derl land wildlife, example, the antelope, can be
ying material is pale brown loam. The lower part to a attracted by developing livestock watering facilities,
depth of 60 inches is pale brown fine sandy loam. managing livestock grazing, and reseeding where needed.
Permeability is moderate. Available water capacity is This soil has good potential for urban and recreational
high. The effective rooting depth is 60 inches or more. development. Increased population growth in the survey
Surface runoff is medium, and the erosion hazard is low. area has resulted in increased homesite construction. The
In irrigated areas this soil is suited to all crops com- chief limiting soil feature for urban development and road
monly grown in the area, including corn, sugar beets, construction is the limited capacity of this soil to support
beans, alfalfa, small grain, potatoes, and onions. An exam- a load. Septic tank absorption fields function properly, but
ple of a suitable cropping system is 3 to 4 years of alfalfa community sewage systems should be provided if the
followed by corn, corn for silage, sugar beets, small grain, population density increases. Because of the permeability
or beans. Land leveling, ditch lining (fig. 6), and installing of the substratum, sewage lagoons must be sealed.
pipelines may be needed for proper water applications. Lawns, shrubs, and trees grow well. Capability subclass
All methods of irrigation are suitable, but furrow ir- IIe irrigated, IVe nonirrigated; Loamy Plains range site.
rigation is the most common. Barnyard manure and com- 33—Kim loam, 3 to 5 percent slopes. This is a deep,
mercial fertilizer are needed for top yields. well drained soil on plains and alluvial fans at elevations
In nonirrigated areas this soil is suited to winter wheat, of 4,900 to 5,250 feet. It formed in mixed eolian deposits
barley, and sorghum. Most of the acreage is planted to and parent sediment from a wide variety of bedrock. In-
winter wheat and is summer fallowed in alternate years eluded in mapping are small areas of soils that have
to allow moisture accumulation. Generally precipitation is loamy sand underlying material.
too low for beneficial use of fertilizer. Typically the surface layer is brown and pale brown
Stubble mulch fanning, striperopping, and minimum til- loam about 10 inches thick. The upper 28 inches of the un-
lage are needed to control soil blowing and water erosion. denying material is pale brown loam. The lower part to a
Terracing also may be needed to control water erosion. depth of 60 inches is pale brown fine sandy loam.
24 SOIL SURVEY
Permeability is moderate. Available water capacity is land wildlife, for example, the pronghorn antelope, can be
high. The effective rooting depth is 60 inches or more. attracted by developing livestock watering facilities,
Surface runoff is medium, and the erosion hazard is managing livestock grazing, and reseeding where needed.
moderate. This soil has good potential for urban and recreational
In irrigated areas this soil is suited to crops commonly development. Increased population growth in the survey
grown in the area. Perennial grasses and alfalfa or close area has resulted in increased homesite construction. The
grown crops should be grown at least 50 percent of the chief limiting soil feature for urban development and road
time. Contour ditches and corrugations can be used in ir- construction is the limited capacity of this soil to support
rigating close grown crops and pasture. Furrows, contour a load. Septic tank absorption fields function properly, but
furrows, and cross slope furrows are suitable for row community sewage systems should be provided if the
crops. Sprinkler irrigation is also suggested. Keeping til- population density increases. Because of the permeability
lage to a minimum and utilizing crop residue help to con- of the substratum, sewage lagoons must be sealed.
trol erosion. Maintaining fertility is important. Crops Lawns, shrubs, and trees grow well. Capability subclass
respond to applications of phosphorus and nitrogen. IIIe irrigated, IVe nonirrigated; Loamy Plains range site.
In nonirrigated areas this soil is suited to winter wheat,
barley, and sorghum. Most of the acreage is planted to 34—Kim loam, 5 to 9 percent slopes. This is a deep,
winter wheat. The predicted average yield is 28 bushels well drained soil on plains and alluvial fans at elevations
per acre. The soil is summer fallowed in alternate years of 4,900 to 5,250 feet. It formed in mixed eolian deposits
to allow moisture accumulation. Generally precipitation is and parent sediment from a wide variety of bedrock. In-
too low for beneficial use of fertilizer. eluded in mapping are small areas of soils that have
Stubble mulch farming, striperopping, and minimum til- loamy sand underlying material.
lage are needed to control soil blowing and water erosion. Typically the surface layer is brown and pale brown
Terracing also may be needed to control water erosion. loam about 10 inches thick. The upper 25 inches of the un-
The potential native vegetation is dominated by blue derlying material is pale brown loam. The lower part to a
grama. Several mid grasses, such as western wheatgrass depth of 60 inches is pale brown fine sandy loam.
and needleandthread, are also present. Potential produc- Permeability is moderate. Available water capacity is
tion ranges from 1,600 pounds per acre in favorable years high. The effective rooting depth is 60 inches or more.
to 1,000 pounds in unfavorable years. As range condition Surface runoff is rapid, and the erosion hazard is
deteriorates, the mid grasses decrease; blue grama, buf- moderate.
falograss, snakeweed, yucca, and fringed sage increase; This soil is suited to limited cropping. Intensive
and forage production drops. Undesirable weeds and an- cropping is hazardous because of erosion. The cropping
nuals invade the site as range condition becomes poorer. system should be limited to such close grown crops as al-
Management of vegetation on this soil should be based falfa, wheat, and barley. This soil also is suited to ir-
on taking half and leaving half of the total annual produc- rigated pasture. A suitable cropping system is 3 to 4
tion. Seeding is desirable if the range is in poor condition. years of alfalfa followed by 2 years of corn and small
Sideoats grama, little bluestem, western wheatgrass, blue grain and alfalfa seeded with a nurse crop.
grama, pubescent wheatgrass, and crested wheatgrass are Close grown crops can be irrigated from closely spaced
suitable for seeding. The grass selected should meet the contour ditches or sprinklers. Contour furrows or sprin-
seasonal requirements of livestock. It can be seeded into klers should be used for new crops. Applications of
a clean, firm sorghum stubble, or it can be drilled into a nitrogen and phosphorus help in maintaining good produc-
firm prepared seedbed. Seeding early in spring has tion.
proven most successful. The potential native vegetation is dominated by blue
Windbreaks and environmental plantings of trees and grama. Sideoats grama, little bluestem, western wheat-
shrubs commonly grown in the area are generally well grass, and sedge are also prominent. Potential production
suited to this soil. Cultivation to control competing ranges from 1,800 pounds per acre in favorable years to
vegetation should be continued for as many years as 1,500 pounds in unfavorable years. As range condition
possible following planting. Trees that are best suited and deteriorates, the sideoats -grama and little bluestem
have good survival are Rocky Mountain juniper, eastern decrease; forage production drops; and blue grama, buf-
redcedar, ponderosa pine, Siberian elm, Russian-olive, and falograss, and several perennial forbs and shrubs in-
hackberry. The shrubs best suited are skunkbush sumac, crease. Undesirable weeds and annuals invade the site as
lilac, Siberian peashrub, and American plum. range condition becomes poorer.
Wildlife is an important secondary use of this soil. The Management of vegetation should be based on taking
cropland areas provide favorable habitat for ring-necked half and leaving half of the total annual production. Seed-
pheasant and mourning dove. Many nongame species can ing is desirable if the range is in poor condition. Sideoats
be attracted by establishing areas for nesting and escape grama, little bluestem, western wheatgrass, and pu-
cover. For pheasants, undisturbed nesting cover is essen- bescent wheatgrass are suitable for seeding. The grass
tial and should be included in plans for habitat develop- selected should meet the seasonal needs of livestock. It
ment, especially in areas of intensive agriculture. Range- can be seeded into a clean, firm sorghum stubble, or it
32 - SOIL SURVEY
are Rocky Mountain juniper, eastern redcedar, ponderosa ble years to 1,800 pounds in unfavorable years. As range
pine, Siberian elm, Russian-olive, and hackberry. The condition deteriorates, the sand bluestem, sand reedgrass,
shrubs best suited are skunkbush sumac, lilac, and Siberi- and switchgrass decrease and blue grama, sand dropseed,
an peashrub. and sand sage increase. Annual weeds and grasses invade
Wildlife is an important secondary use of this soil. The the site as range condition becomes poorer.
cropland areas provide favorable habitat for ring-necked Management of vegetation on this soil should be based
pheasant and mourning dove. Many nongame species can on taking half and leaving half of the total annual produc-
be attracted by establishing areas for nesting and escape tion. Seeding is desirable if the range is in poor condition.
cover. For pheasants, undisturbed nesting cover is essen- Sand bluestem, sand reedgrass, switchgrass, sideoats
tial and should be included in plans for habitat develop- grama, blue grama, and pubescent wheatgrass are suite-
--ment, especially in areas of intensive agriculture. ble for seeding. The grass selected should meet the
Rapid expansion of Greeley and the surrounding area seasonal requirements of livestock. It can be seeded into
has resulted in urbanization of much of this Olney soil. a clean, firm sorghum stubble, or it can be drilled into a
This soil has good potential for urban and recreational firm prepared seedbed. Seeding early in spring has
development. The only limiting feature is the moderately proven most successful.
rapid permeability in the substratum, which causes a Windbreaks and environmental plantings are generally
hazard of ground water contamination from sewage suited to this soil. Soil blowing, the principal hazard in
lagoons. Lawns, shrubs, and trees grow well. Capability establishing trees and shrubs, can be controlled by cul-
class I irrigated. tivating only in the tree row and by leaving a strip of
47—Olney fine sandy loam, 1 to 3 percent slopes. vegetation between the rows. Supplemental irrigation
This is a deep, well drained soil on plains at elevations of may be needed at the time of planting and during dry
4,600 to 5,200 feet. It formed in mixed outwash deposits. periods. Trees that are best suited and have good survival
Included in mapping are small areas of soils that have a are Rocky Mountain juniper, eastern redcedar, ponderosa
dark surface layer. Some small leveled areas are also in- pine, Siberian elm, Russian-olive, and hackberry. The
eluded. shrubs best suited are skunkbush sumac, lilac, and Siberi-
Typically the surface layer of this Olney soil is grayish an peashrub.
brown fine sandy loam about 10 inches thick. The subsoil Wildlife is an important secondary use of this soil. The
is yellowish brown and very pale brown sandy clay loam cropland areas provide favorable habitat for ring-necked
about 14 inches thick. The substratum to a depth of 60 pheasant and mourning dove. Many nongame species can
inches is very pale brown, calcareous fine sandy loam. be attracted by establishing areas for nesting and escape
, Permeability and available water capacity are cover. For pheasants, undisturbed nesting cover is essen-
{ moderate. The effective rooting depth is 60 inches or tial and should be included in plans for habitat develop-
more. Surface runoff is medium, and the erosion hazard is ment, especially in areas of intensive agriculture. Range-
low. land wildlife, for example, the pronghorn antelope, can be
In irrigated areas this soil is suited to all crops com- attracted by developing livestock watering facilities,
monly grown in the area, including corn, sugar beets, managing livestock grazing, and reseeding where needed.
beans, alfalfa, small grain, potatoes, and onions. An exam- Rapid expansion of Greeley and the surrounding area
ple of a suitable cropping system is 3 to 4 years of alfalfa has resulted in urbanization of much of the Olney soil.
followed by corn, corn for silage, sugar beets, small grain, This soil has good potential for urban and recreational
or beans. Land leveling, ditch lining, and installing development. The only limiting feature is the moderately
pipelines may be needed for proper water application. All rapid permeability in the substratum, which causes a
methods of irrigation are suitable, but furrow irrigation is hazard of ground water contamination from sewage
the most common. Barnyard manure and commercial fer- lagoons. Lawns, shrubs, and trees grow well. Capability
tilizer are needed for top yields. subclass Ile irrigated, IVe nonirrigated; Sandy Plains
In nonirrigated areas this soil is suited to winter wheat, range site.
barley, and sorghum. Most of the acreage is planted to 48—Olney fine sandy loam, 3 to 5 percent slopes.
winter wheat. The predicted average yield is 28 bushels This is a deep, well drained soil on plains at elevations of
per acre. The soil is summer fallowed in alternate years 4,600 to 5,200 feet. It formed in mixed outwash deposits.
to allow moisture accumulation. Generally precipitation is Included in mapping are small areas of soils that have a
too low for beneficial use of fertilizer. dark surface layer and small areas of soils that have
Stubble mulch farming, striperopping, and minimum til- sandstone and shale within a depth of 60 inches.
lage are needed to control soil blowing and water erosion. Typically the surface layer of this Olney soil is grayish
Terracing also may be needed to control water erosion. brown fine sandy eley loam about 8 inches thick. The sub-
The potential native vegetation on this range site is soil is yellowish brown and very pale brown fine sandy
)urinated by sand bluestem, sand reedgrass, and blue loam about 12 inches thick. The substratum to a depth of
grama. Needleandthread, switchgrass, sideoats grama, 60 inches is very pale brown, calcareous fine sandy loam.
nd western wheatgrass are also prominent. Potential Permeability and available water capacity are
production ranges from 2,200 pounds per acre in favors- moderate. The effective rooting depth is 60 inches or
NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET
Please print or type
NAME ADDRESS, TOWN/CITY, ASSESSOR'S PARCEL
STATE AND ZIP CODE IDENTIFICATION #
Rowe, Laura 1230 7th St. , Greeley, CO 80631 62080513000028
Ottoson, Everett _ Rt. 2, Box 20, Eaton, CO 80615 62080513000034
Ottoson, Everett Rt. 2, Box 20, Eaton, CO 80615 62080512000010
Johnson, Mildred 16645 W.C.R. 70, Greeley. CO 80631 62080511000009
Maulsby, John 16531 W.C.R. 70, Greer, CO 80631 62080511000025
Anderson, Richard 34426 W.C.R. 33, Greeley, CO 80631 62080511000024
146 Company P.O. Box 149, Greeley, CO 80631 62080514000001
Berg, Ray 16473 Longs Peak Rd. , Greeley, CO 80631 62080514305014
MOElderry, Garry 16419 Longs Pk. Rd., Greeley, CO 80631 62080514305015
Sy, Curtis 33259 Pikes Pk. Dr., Greeley, CO 80631 62080514402001
Alles, William 33236 Pikes Pk. Dr. , Greeley, CO 80631 62080514401001
McDonald, Robert Rt. 2, Pinnacle Park #29, Greeley 80631 62080514401002
Broyles, Donald 16917 Longs Pk. Dr. , Greeley, CO 80631 62080514401003
Butherus, Steven 16963 Longs Pk. Dr., Greeley, CO 80631 62080514401004
Adams, William 16904 Longs Pk. Dr., Greeley, CO 80631 62080514404001
Tcmhrcpoulos, George 5820 Plateau.rt. . Ft. Collins. CO 80526 62080514404006
Choatei_Ronnie P.O. Box 1727, Greeley, CO 80631 62080514405007
Spanogle, Bernard 16640 Longs Pk. Rd., Greeley, CO 80631 62080514405008
Johnson. Richard 16698 Longs Pk. Dr. , Greeley, CO 80631 62080514405009
Erickson, Carl 16691 Longs Pk. Rd., Greeley, CO 80631 62080514405010
Sack, Gary 16637 Longs Pk. Rd. , Greeley, CO 80631 62080514405011
Frank, Gary 5100 N. Brookline STE900, Oklahoma City, 62080514405012
OK 73112
Van Dyke, Stanley 16527 Longs Pk. Rd. , Greeley, CO 80631 62080514405013
AFFIDAVIT OF INTEREST OWNERS
SURFACE ESTATE
Application No.
Subject Property
STATE OF COLORADO )
ss.
COUNTY OF WELD )
THE UNDERSIGNED, being first duly sworn, states that to the best of his
or her knowledge the attached list is a true and accurate list of the names,
addresses and the corresponding Parcel Identification Number assigned by the
Weld County Assessor of the owners of property (the surface estate) within
five hundred (500) feet of the property subject to the application. This list
was compiled from the records of the Weld County Assessor, or an ownership
update from a title or abstract company or attorney, derived from such
records, or from the records of the Weld County Clerk and Recorder. The list
compiled from the records of the Weld County Assessor shall have been
assembled within thirty (30) days of the application submission date.
61.(1,(
The foregoing instrument was subscribed and sworn to before me this / 7
day of 19pS
WITNESS my hand an official seal.
My Commission Expires
My Commission expires: August 22, 1987 .
&4/99
Notary Pu c
MINERAL OWNERS
Donald C. and Ardeth A. Carlson
16696 Weld County Road 70
Greeley, Colorado 80631
David and Gretchen Carlson
1215 Fifth Street
Eaton, Colorado 80615
Richard and Sheri Carlson
33533 Weld County Road 35
Greeley, Colorado 80631
Leased to PRC, Inc . , Cadillac, Michigan
AFFIDAVIT OF INTEREST OWNERS
MINERALS AND/OR SUBSURFACE
Application No.
Subject Property
STATE OF COLORADO )
ss.
COUNTY OF WELD )
THE UNDERSIGNED, being first duly sworn, states that to the best of his
or her knowledge the attached list is a true and accurate list of the names
and addresses of all mineral owners and lesses of mineral owners on or under
the parcel of land which is the subject of the application as their names
appear upon the records in the Weld County Clerk and Recorder's Office, or
from an ownership update from a title or abstract company or an attorney.
/ /1
The foregoing instrument was subscribed and sworn to before me this / 794-
day of , 191'5.
WITNESS my hand nd official seal.
My Commission Expires
My Commission expires: August 22, 1987
Notary Pu
June 24 , 1985
Dear Pinnacle Park Residents :
Recently you should have received a notice from Weld
County Department of Planning concerning a special
use permit for livestock operation expansion. We
felt you would be interested in some of the details
regarding our plans.
During the past 50 years, our grandfather and parents
farmed and raised livestock on this farm. My two
brothers, myself and our families operate the farm
and livestock facilities today.
In order to support three families, we hope to expand
our operations and spread our labor more evenly through-
out the year. Our plans are to construct five pens
for feeding cattle, three small "show" pens, two small
receiving pens and a hospital area for treating sick
animals . All of these will be built to the north of
our present lots which includes 11 pens and two small
"sick" pens and a working and loading area . The maximum
total capacity at any one time would be 3000 head; however,
the show pens and receiving pens will be empty much of
the time, and the feeding pens are generally operated
at 75 to 90 percent capacity. We hope to maintain an
average of 2500 animals .
In order to minimize environmental impact from the
cattle feedlot, we will be incorporating several proce-
dures into our operations, including: 1) Sprinkler
systems for dust control and for cooling cattle;
2) Continuous cleaning of manure from pens for aerobic
production of compost; 3) On-site runoff retention and
control. Storm runoff water will be collected and
pumped back onto pen surfaces to control dust and to
keep the holding pond dry.
Also, we hope to build a second hog confinement barn.
Our present building holds 600 hogs ranging from 30 to
230 pounds . A second building would hold 480 hogs .
We would then use our existing barn for grower pigs
(30 to 130 pounds) and the second barn for finish hogs
(130 to 230 pounds) . It will also be located north of
the existing facilities. The building and waste manage-
ment system will be totally enclosed, as with our current
hog facility. The hog buildings are naturally cooled
and heated, utilize foggers for cooling and dust control
and have completely automatic, computerized feeding
systems.
Although the timetable for expansion is uncertain, we
would like to obtain all necessary permits now.
Please give me a call anytime if you have any questions.
We intend to do all we can to be good neighbors.
Cordially,
WELD Com, fl,,,., ;';m,
a.
July 9, 1985
Utt 1 a 1985 A,
Board of Weld County Commissioners rR etkv bo
915 10 Street
Greeley, CO 80631
Dear Commissioners:
On Tuesday July 2, 1985 I attended the public hearing before the Weld
County Planning Commission. I presented them with petitions signed
by 48 property owners in the Seeley Lake area to deny the enlargement
of a feedlot owned by Donald Carlson. The room was filled with
residents of that area opposed to this change.
I felt the commission has completely ignored the fact that this feedlot
is being expanded within a very short distance to many homes included
in the Seeley Lake and Pinnacle Park Subdivisions. In addition it
is within approximately 1 mile of recent annexed land by the City
of Greeley.
Greeley has earned the reputation of being the smelliest city in
Colorado due to other feedlots that were located too close to our city.
I ask that you turn down this request and start a trend to eliminate
some of these odors.
Mr. Carlson could probably purchase 10 or 12 feedlots in Weld County
that have been closed down due to economic conditions.
I believe the planning commission needs to take residential property
owners into consideration as well as farmers.
The Berg feedlot which is just 11/2 miles Northwest of Seeley Lake puts
out about all the odor that we can stand. By doubling the livestock
in the area, I feel Greeley will again have to live down their
reputation as the smelliest city in the West.
I ask you, would you want 3,000 cattle and 1 ,200 hogs living '/4 to '/Z
a mile north of you? I hope your answer is no.
rs truly,
•
Dale L. Majors
DLM/jr
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July 9, 1985 _; i
I kk 1 21985
Board of Weld County Commissioners erzeEtE,.,.
915 10 Street
Greeley, CO 80631
Dear Commissioners:
On Tuesday July 2, 1985 I attended the public hearing before the Weld
County Planning Commission. I presented them with petitions signed
by 48 property owners in the Seeley Lake area to deny the enlargement
of a feedlot owned by Donald Carlson. The room was filled with
residents of that area opposed to this change.
I felt the commission has completely ignored the fact that this feedlot
is being expanded within a very short distance to many homes included
in the Seeley Lake and Pinnacle Park Subdivisions. In addition it
is within approximately 1 mile of recent annexed land by the City
of Greeley.
Greeley has earned the reputation of being the smelliest city in
Colorado due to other feedlots that were located too close to our city.
I ask that you turn down this request and start a trend to eliminate
some of these odors.
Mr. Carlson could probably purchase 10 or 12 feedlots in Weld County
that have been closed down due to economic conditions.
I believe the planning commission needs to take residential property
owners into consideration as well as farmers.
The Berg feedlot which is just 1'/2 miles Northwest of Seeley Lake puts
out about all the odor that we can stand. By doubling the livestock
in the area, I feel Greeley will again have to live down their
reputation as the smelliest city in the West.
I ask you, would you want 3,000 cattle and 1 ,200 hogs living 'b to '/_
a mile north of you? I hope your answer is no.
truly,
Dale L. Majors
DLM/jr
PETITION IN OPPOSITION TO
DONALD CARLSON' S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the Pinnacle Park Subdivision,
wish to express their concern and opposition to Donald C. Carlson's request for
a use by special review permit for a livestock confinement and finishing opera-
tion. Mr. Carlson is requesting to increase his herd capacity from his current
legal capacity of 600 hogs and 840 cattle to 1200 hogs and 3,000 cattle.
As homeowners living on adjacent property immediately south of Mr. Carlson' s
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3i) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
The Pinnacle Park Subdivision was developed while the Carlsons' current farm-
ing operation was effective. We bought our homes based upon the current level of
operations conducted by Mr. Carlson and believed the operations would not adversely
affect our lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens, and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this 1St day of July , 1985.
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STATE /COLORADO ) Subscribed and sworn to before me this 1st day of July,
COUNTY OF WELD ) ss' 1985. My Commission expires: September lb, 1986.
(1&-/ -L<-1/2
Notary Public
PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the Pinnacle Park Subdivision,
wish to express their concern and opposition to Donald C. Carlson's request for
a use by special review permit for a livestock confinement and finishing opera-
tion. Mr. Carlson is requesting to increase his herd capacity from his current
legal capacity of 600 hogs and 840 cattle to 1200 hogs and 3,000, cattle.
As homeowners living on adjacent property immediately south .of..,Mr. •Carlson'.s .
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3') fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
The Pinnacle Park Subdivision was developed while the Carlsons' current farm-
ing operation was effective. We bought our homes based upon the current level of
operations conducted by Mr. Carlson and believed the operations would not adversely
affect our lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens, and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this 1st day of July , 1985.
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STATE OF COLORADO ) ss Subscribed and sworn to before me this 1st day of Jul ,
COUNTY OF WELD ) 1985. My Commission expires: Septemb 15, 1986.
Notary Public
PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson's request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson' s
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3z) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons ' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens , and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this / day of 9o-44 , 1985.
U
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PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson's request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to 1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson's
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3z) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens , and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this / day of 14-, , 1985.
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PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson 's request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to 1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson's
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3z) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons ' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens , and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this J day oft:.e� , 1985.
ClET;e-42—E.N_
c5;79/i Cfr.-j,� pod; P; .
9 L
PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson's request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to 1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson's
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3z) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens , and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this / day of , 1985.
%/12.4.02
j Y
PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson's request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson' s
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3§) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens , and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
Respectfully submitted this I day of 944-1`j' ,/ 1985.
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PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson' s request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to 1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson 's
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3 ) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens, and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application. Grand (�
32)4 U Vie., Dr_ Creek<er.,,
PETITION IN OPPOSITION TO
DONALD CARLSON'S APPLICATION
FOR USE BY SPECIAL REVIEW PERMIT
FOR A LIVESTOCK CONFINEMENT AND FINISHING OPERATION
The undersigned, all being homeowners in the neighborhood, wish to express
their concern and opposition to Donald C. Carlson 's request for a use by special
review permit for a livestock confinement and finishing operation. Mr. Carlson
is requesting to increase his herd capacity from his current legal capacity of
600 hogs and 840 cattle to 1 ,200 hogs and 3,000 cattle.
As homeowners living in the neighborhood immediately south of Mr. Carlson' s
proposed confinement and finishing operation, we are deeply concerned about the
increase in odor that will necessarily accompany the three and one-half (3i) fold
increase in the cattle operation and the two (2) fold increase in the hog operation.
Our neighborhood was developed while the Carlsons' current farming operation
was effective. We bought our homes based upon the current level of operations
conducted by Mr. Carlson and believed the operations would not adversely affect our
lifestyles.
The requested use by Mr. Carlson would certainly affect our lifestyles and
property uses adversely by increasing the traffic, dust from livestock pens , and,
of course, the odor of manure.
While we have no problems with the current operations of Mr. Carlson, we op-
pose the use by special review he is requesting and we ask the Weld County Planning
Commission to deny Mr. Carlson's application.
/ t
DATE: July 15 , 1985
TO: The Board of County Commissioners
Weld County, Colorado
FROM: Clerk to the Board Office
Commissioners:
If you have no objections, we have tentatively set the
following hearings for the 7th day of August, 1985 , at 2 : 00 P.M.
Docket No. 85-51 - Joseph A. & Elaine D. Hoff - USR, Single family
dwelling
Docket No. 85-52 - Janice L. & Joetta L. Meyer - USR, Boarding
kennel facility
Docket No. 85-53 - Donald Carlson - USR, Livestock confinement and
finishing opertion
Docket No. 85-54 - G.A. Keiser - USR, Auto body repair shop
Docket No. 85-55 - S.P. Simpson - USR, Store oil and gas pipeline
contruction equipment
OFFICE OF THE C ERK TO THE BOARD
BY: 2?42, Deputy
The above mentioned hearing date and hearing time may be scheduled
on the agenda as stated above.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
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