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MEMORANDUM
rTo: Julie Chester, W.C. Planning Date: May 14, 1999
From: Trevor Jiricek, W.C. Department of Public Health an
Environment
• Re: Hard-Le Holsteins, c/o Lester Hadesty
COLORADO
The Weld County Department of Public Health and Environment has reviewed this application.
We have compiled numerous recommended conditions and standards. We have attempted to
simplify our referral by separating the proposed conditions into conditions of approval and
development standards. Weld County Planning Dept.
The following are recommended to be conditions of approval: M 2 5 1999
1. Prior to recording the plat: RECEIVED
A) The facility shall demonstrate compliance with the Confined Animal Feeding
Operations Control (CAFO) Regulation and the additional requirements outlined
below. This shall be demonstrated by submitting a comprehensive manure and
waste water management plan, for a 1,850 head dairy,to the Weld County
Department of Public Health and Environment for review and approval. This plan
shall include, but not be limited to the following:
4) Demonstration that all manure stockpile areas and waste water collection,
•
conveyance, and retention facilities are adequately sized and constructed to
handle and retain six(6) months of process waste water and the storm
water run-off generated from a twenty-five year,twenty-four hour storm
ooLf-t-P ;�event. This shall be conducted by a Registered Professional Engineer .
`O Demonstration that any existing or proposed waste water retention
structure has been or will be constructed in accordance with the criteria
described in the CAFO Regulations. The demonstration shall be
conducted by a Registered Professional engineer.
4) A site map demonstrating the layout of the site. This should include the
locations of all pens, structures, feed storage areas, any water courses
through the property,manure storage areas, lagoons, etc.
h+) A surface contour map which demonstrates all surface water control
features on the site. This should include surveyed surface elevations,
indicate flow direction, run-on control features, etc.
L-(5) Demonstration that the facility has the ability to manage and/or land apply
•
HINT
991574 t
Hard-Le Holsteins, c/o Lester Hadesty
May 14, 1999
Page 2
manure and waste water at agronomic rates in accordance with the CAFO
regulations.
(i) In the event that the facility intends to land apply waste water or
manure on property not under the ownership or control of the
1-(et facility, or if waste water or manure will be given or sold to
individuals, agreements shall be provided that demonstrate that the
facility has the ability to adequately dispose of all manure and
waste water generated on the site.
46) Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO Regulations.
(7) Other necessary measures which are required in order to comply with the
CAFO Regulations.
/B) In accordance with CAFO,the applicant shall submit the facility's manure and
waste water management plan to the Colorado Department of Public Health and
Environment for review and comment.
,) A dust abatement plan shall be submitted to the Weld County Department of
Public Health and Environment for review and approval.
D) A fly control plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval.
An odor control plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval.
The following are recommended to be development standards:
Fugitive dust shall be controlled on this site. The facility shall be operated in accordance
with the approved dust abatement plan at all times.
2// All liquid and solid waste shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination.
There shall be no permanent disposal of solid wastes, as defined in the Regulations
Pertaining to Solid Waste Disposal Sites and Facilities(6 CCR 1007-2), at this site.
4. The facility shall maintain compliance with Confined Animal Feeding Operations
Hard-Le Holsteins, c/o Lester Hadesty
May 14, 1999
Page 3
Control Regulations (5 CCR 1002-19) and, Section 47 of the Weld County Zoning
Ordinance, as amended.
The maximum permissible noise level shall not exceed the light industrial limit of 70
/ db(A),measured according to Section 25-12-102, C.R.S.
-6. Any required NPDES Permit shall be maintained in compliance with the Water Quality
Control Division of the Colorado Department of Public Health&Environment.
VAll construction on the property shall be in accordance with the requirements of the Weld
County Building Code Ordinance, as amended.
8! The facility shall not discharge run-off or other waste waters to surface or groundwater
with exception to what is allowed by the Confined Animal Feeding Operations Control
Regulations.
Wastes materials, not specifically addressed by other development standards, shall be
handled, stored, and disposed in a manner that controls fugitive dust,blowing debris,
�._ and other potential nuisance conditions.
't0. The applicant shall remove, handle, and stockpile manure from the livestock area in a
manner that will prevent nuisance conditions. The manure piles shall not be allowed to
exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests,or
pollutant runoff. The surface beneath the manure storage areas shall be of materials
which are protective of State waters. These areas shall be constructed to minimize
seepage or percolation of manure contaminated water. In no event shall the facility
impact or degrade waters of the State in violation of the Confined Animal Feeding
Operations Control Regulation(5 CCR 1002-19).
4-i". The facility shall be operated in a manner which controls odor. Odors detected off site
shall not equal or exceed the level of fifteen-to-one dilution threshold, as measured
pursuant to Regulation 2 of the Colorado Air Pollution Control Regulations. The odor
abatement plan shall be implemented at the request of the Weld County Department of
Public Health and Environment in the event odor levels detected off site of the facility
meet or exceed the level of fifteen-to-one dilution threshold, or in the judgement of the
/ Weld County Health Officer,there exists an odor condition requiring abatement.
Y2' The facility shall maintain records on-site,available for inspection during business hours,
at all times, which demonstrates the following:
A. That the waste water collection and storage facilities are adequately constructed,
Hard-Le Holsteins, c/o Lester Hadesty
May 14, 1999
Page 4
and sized to handle a 25-year 24-hour storm event.
• The manner in which manure and waste water has been removed and applied to
land. This should also include any agreements between the facility and other
parties concerning the off-site removal of manure or waste water for land
application,treatment or disposal.
The method in which waste water and/or manure will be applied to land, including
the procedure which will be used to insure that agronomic rates are not exceeded.
i4. A spillage retention berm shall be required around any fuel container with a volume
greater than 50 gallons. The volume retained by the spillage berm should be greater than
the volume of the largest tank inside the berm.
1_,V The facility shall be operated in a manner to control flies. The facility shall be operated
in accordance, at all times, with the approved fly control plan. Additional fly control
measures shall be implemented at the request of the Weld County Department of Public
Health and Environment in the event that flies (which can be determined to be associated
with the facility) are in such a number to be considered a nuisance condition. The plan
shall also be implemented in the event the Weld County Department of Public Health and
Environment receives a significant number of fly(associated with facility)complaints,
•
and in the judgement of the Weld County Health Officer,there exists a fly condition
requiring abatement.
j.e. Any septic system located on the property must comply with all provisions of the Weld
County Individual Sewage Disposal System Regulations.
ly There shall be no burning conducted at the site,with exception to burning defined as
"agricultural open burning" as defined by Regulation No. 1 of the Colorado Air Quality
Control Commission Regulations.
it The facility shall be operated in accordance with the approved manure and waste water
management plan.
Please note: In Conditions of Approval 1.A(1) and 1.A(5)(i)we have recommended requirements
that are slightly different and more stringent that what we have required in previous referrals for
similar facilities. In Condition of Approval 1.A(1)we have recommended that the facility have
the capacity to retain and store six(6)months of process waste water and the 25 year, 24 hour
storm event. We believe that this is necessary to hold waste water during periods when it cannot
be applied to the land(generally October through March) and still have the capacity to hold
Hard-Le Holsteins, c/o Lester Hadesty
May 14, 1999
Page 5
spring storm events like we received in the spring of 1995 and this year. While it is not specific
in the CAFO Regulations that this is required, we have discussed this with representatives of the
Colorado Department of Public Health and Environment and they too believe that this is a
reasonable and appropriate request. Condition of Approval 1.A(5)(i) has been recommended so
that the operator must demonstrate that he has the ability to appropriately manage manure
generated on the facility. We believe that this is a necessary condition as it puts the burden on
the operator to demonstrate that they have the means available to dispose of the manure without
creating water quality issues or nuisance conditions.
tj\1261
t
Weld County PlannIn8 yep
r 4S t � O121 1999
RECE "VD'eld County Referral
i1
April 28, 1999
•. ORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, c/o Lester Case Number AmUSR-587
Hadesty
Please Reply By May 19, 1999 Planner Julie Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service establishment primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations (a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M., Weld County, Colorado.
r^ Location South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 15, 1999
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
)$ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: jai Q kiteGr -aL 4 Ateket..n 4oaar+r Main
57714 l4 444, 1 f /-we& ia4w.t atm curie Aar-e- Ler. as .C 'F caree
r^ Signature ice' Date S-/9/7 )"
Agency gy, Kfi
+Weld County Planning Dept. 41555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 6(970)311111
RECEIVED
APR 2 81999
PUBLIELD LIC WORKS DEPT
Weld County Referral
� Iu
April 28, 1999
•
COLO': ADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, do Lester Case Number AmUSR-587
Ha$esty
Please Reply By May 19, 1999 Planner Julie Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service establishment primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations (a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M., Weld County, Colorado.
n Location South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 15, 1999
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
ASee attached letter.
Comments:
Signature 4,411 014743-yrua"am
// Date 5-- I q , 9.9
Agency tA �
•
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
t0,
MEMORANDUM
1 a
.
....r - .• TO: Julie Chester, Planner DATE: May 21, 1999
I •
, ,/ �
w
`
FROM: Donald Carroll, Engineering Administrator 7`"'"
„ �t, " SUBJECT: AmUSR-587; Hard-Le Holsteins, c/o Lester Hardesty
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under purview
of the Weld County Use by Special Review Standards. Our requirements are as follows:
CO:ta TC
WCR 72 is designated fan the Transportation Plan Map as a local gravel road. WCR's 31 and 33 are designated
as collector stake roads. AD these made are maintained by Weld County.
REQU _. TS
z
1. There are five(5) existing accesses to the facility, two residential and three agricultural.
The' arms has a "V" split The eastern portion of the split shall be closed to minimize
access ost%A R'72. The Internal road access shall enter onto WCR 72 at a 90° angle to
(-'"• provssequato ter distance in both directions. This assess shall accommodate the two
propcialeiebethilltial sureis designated on the plat.
A. Tile cul-de-sac shall have a fifty (50) feet turn-around radius.
B. The'jnaw*ems roadway shall be a minimum of 20 feet wide to accommodate emergency
G r eqUipMera and two-way traffic.
��qq �n
e/ The feed,atey access contains concrete bunkers on both sides which extend to the road right-of-
way. Mt trucks utilise the wide feed alley access for milk pickup.
A
Ci- The atpidicart is Sleeting a proposed berm at the existing access west of the sludge ponds and
-2• lagoon teat. I recommend that this access point be closed. Dimity east of the lagoon area, there
is an eidefillg ditch ended and gas access road. This access point appears to have mixed uses.
I have no cCnflict With this access point.
4. O n-U t� The on-site parking appears to be adequate for the facility and the circulation
appeared, good. I have no conflict with this item.
A As i Storm water drainage will be referred to the Weld County Health
��It inwitiled agriculture and animals.
4. A TWOS Coat An average daily traffic count was completed at this location on May
18, 10100. ,The couniwaa 39 vehicles west and 86 vehicles east of the dairy. Both counts were
taken on WAR 72 between WCR 31's and 33.
Weld County Planning Dept.
rte.
cc:AmUSR-587 MAY 24 1999
i.
.. plan30 ' RECEIVED
7,14:%).
tisgif
Weld County Referral
"' p'• April 28, 1999
•
COLO► ' ADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, do Lester Case Number AmUSR-587
Hadesty
Please Reply By May 19, 1999 Planner Julie Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service establishment primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations (a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 15, 1999
❑ }1>e have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: *QUI, tik VA
01/4-1 419th
Signature a Date g- 3•- 1 9
Agency
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)
r^
0
16)Ctig
Weld County Referral
April 28, 1999
•
Cow ` ADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, do Lester Case Number AmUSR-587
Hadesty
Please Reply By May 19, 1999 Planner Julie Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service establishment primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations (a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 15, 1999
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
yV We have reviewed the request and find no conflicts with our interests.
❑ See attached letter. •
Comments: .1A42- 410.¢11,1 (/,i/rS Al / to ahe F'u9iiueo,Ro41 art„("Wide
IFTYon"yrst ..2nsSviYarr the ST ichme. A// mrAial. STtvcruylf W;/(
44 L�r� i To € LSI pia/ v q,i Qrclir t ov E//pi. -0,- 4ceoMc
lot 7 e 3Tort of Co/ore d''' 7)5 inchi foa4 del no4S•
Signature 4,p/ çJ.12
Date S-7"
7_9 y�
Agency / _- --i/ idSAc7/a..,
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)3
3 5 1z (;Qdt6?
91/40
Weld County Planning Dept.
W l 'Y0bfiht Referral
KECEIVE�y
Qrll 28, 1999
�i
ADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, do Lester Case Number AmUSR-587
Hadesty
Please Reply By May 19, 1999 Planner Julie Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service establishment primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations (a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 15, 1999
❑ ye have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: i]I,®p# G'Qcca - ,Q. qa� c ,�' _ *z,a to iC
Signature 1 1 a-� • --- Date 5/e/q1,
Agency ,tOL G St-f
+Weld County Planning Dept. .1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304
05-18-1999 08:03AM FROM EatonRE2 TO 3046498 P.03
(irkWeld County Referral
April 28, 1999
ADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, clo Lester Case Number AmUSR-587
Hadesty •
Please Reply By May 19, 1999 Planner Julie Chester
•
Project • Site Specific Development Plan and Use by Special Review Permit for en
Agricultural Service establishment primarily engaged in performing agricuttural,
• animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations(a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M . Weld County, Colorado.
•
Location • South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. My comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request
•
Weld County Planning Commission Heating(if applicable) June 15, 1999
❑ We have reviewed the request end find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
11( See attached letter.
Comments:
•
Signature Date 5heAQ9
Agency gA L� J Se-lwot. tse tisr Rrra
0wdd County Planning Dept. 01855 N.17th Ave.Greeley.CO.80631 0(970)353-6100 ext3540 +(970)3046498 Ito
•
05/18/99 07:15 TX/RX NO.5845 P.003
05-18-1999 08:02RM FMUM EatonRE2 TO 3046498 P.02
EATON SCHOOL DISTRICT RE-2
Jerry VVeisaih 200 Park Avenue
Superintendent
Eaton.Colorado 80615
("1704444402
170)4343012 Fa
•
May 18, 1999
Ms. Julie Chester
Weld County Planning Department
1400 17th Avenue
Greeley, CO 80631
RE: Hard-Le Holsteins, do Lester
Hadesty-Site Specific Development
Dear Ms. Chester:
We have reviewed the above applicant's request. The Eaton School District has
a process In place addressing growth within the District.
If this application includes the building of a residence on this site, I have enclosed
Information that requests either a dedication of land or payment of a cash amount
in lieu of land from the applicant.
We would like to discuss with the nature of their request end how they will help
the Eaton School District accommodate the increase In student population from
this request If a residence is built upon the site.
Please let me know if you have any questions.
•
Sincerely,
Timothy Unrein
Business Services Director •
Enc.
r
05/18/99 07:15 TX/RX NO.5845 P.002 ■
05-18-1999 08:0381 hkuM EatonRE2 TO 3046498 P.04
EXHIBIT A
Weld County Reorganized School District RE-2
Eaton, Colorado
School District Planning Standards
I. Student Yields
Elementary School 0.29 per dwelling unit
Middle School 0.15 per dwelling unit
High School 0.23 per dwelling unit
IL School Facility Enrollment Capacities
Elementary School 500 students
Middle School 700 students
High School 900 students
IIL School Site Acreage Requirements
Elementary School 10 acres
Middle School 25 acres
High School 45 acres
IV. Developed Leak!Mahn
To be determined on a case-by-case basis.
11
05/18/99 07:15 TX/RX N0.5845 P.004 U
05-18-1999 08t03AM FROM EatonRE2 TO 3046498 P.05
n EXHIBIT B
Weld County Reorganized School District RE-2
Eaton, Colorado
School District Methodology
Based on the School District Planning Standards contained in Exhibit A and the presumption of
developed land value of 830,000.00/acre, calculation of land dedication or in-lieu payments uses
the following procedures:
Elementary School Procedure
(500 Students+ 10 acres- .020 acres/students)
1) .29 x .020=0058 x$30,000=flj4.®
Middle School Procedure
(700 Students+25 acres- .036 acres/student)
!^ 1) .15 x.036=.0054 x$30,000—$162.00
High School Procedure
(900 Students+45 acres= .050 acres/student)
1) .23 x .050 Q .0115 x$30,000—,S345.00
Summeay
The total land dedication or in-lieu payment per dwelling unit is:
LAND IN-LIEU PAYMENT
Elementary School .0058 acres or $174.00
Middle School .0054 aces or 8162.00
. High School .011$acres or $345.00
TOTAL .0227 acres or 8681.00
12
TOTAL P.05
05/18/99 07:15 TX/RX NO.5845 P.005
•
Q
. ". Weld County Planning Dept.alita3/4KIN at i°Weld County Referral
, w • p �\/-�
0 R t L � B April 28, 1999
j i
CONti , ADO
•
The Weld County Department of Planning Services has received the following item for review:
Applicant Hard-Le Holsteins, do Lester Case Number AmUSR-587 •
Hadesty •
Please Reply By May 19, 1999 Planner Julie Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service establishment primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including:
Livestock Confinement Operations(a dairy for 1850 head of cattle).
Legal The NW4 of Section 10, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Weld County Road 72 and east of and adjacent to Weld
County Road 31.
Parcel Number 0805 10 000009
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 15, 1999
•
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ ja/e have reviewed the request and find no conflicts with our interests.
rE See attached letter.
Comments:
Signature Date c/2,s/41
Agency Qnt1 abeen,
*Weld County Planning Dept. +1555/ N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 0(970)304
r OFFICE OF COMMUNITY DEVELOPMENT
1100 10TH STREET,GREELEY,COLORADO 80631 (970)350.9780 FAX(970)350-9800,
May 25, 1999
Ms. Julie Chester
Weld County Planning Dept.
1555 N. 17th Avenue
Greeley, CO 80631
Re: AmUSR-587
Dear Ms. Chester:
The Greeley Planning Commission reviewed the application by Lester and Sherrill Hardesty for
a Use by Special Review for an agricultural service(AmUSR-587) on May 25, 1999. The
Greeley Planning Commission forwarded a recommendation of no objection to the Weld County
Planning Commission based on the submitted application.
If you have any questions or comments, please do not hesitate to give me a call at 350-9823.
Sincerely:
Tom Leeson
Planner II
/e" PLANNING COMMISSION SUMMARY
ITEM: Weld County Referral for a Use by Special Review for a
Livestock Feeding/Animal Confinement Operation
PROJECT: Hardesty Weld County Referral
LOCATION: South of and Adjacent to Weld County Road 72 and East of
and Adjacent to Weld County Road 31
APPLICANTS: Lester and Sherrill Hardesy
PLANNING COMMISSION BEARING DATE: May 25, 1999
PLANNING COMMISSION FUNCTION:
Review the proposal for compliance with the City of Greeley Comprehensive Plan and
make a recommendation the Weld County Planning Commission.
PROJECT OVERVIEW AND BACKGROUND:
The request is for an agricultural service including milk production, raising
replacement heifers, growing steers, feeding beef cattle and farming. The proposal is
for 1,850 animals, the addition of four cattle housing structures, one new corral area, a
feed storage area, and one wastewater and one stormwater retention structure. The
proposal also includes the addition of two modular homes for employee housing. The
subject property is currently being used for commercial beef production and a dairy
facility for milk production. The property currently has about 400 animals and
operates as a use by right. Weld County allows up to four animals per acre as a use by
right.
The Hardesty property has approval for a special use permit for a feedlot facility only.
The special use permit would allow for 3,000 head of cattle and 1,000 hogs. The
current proposal is an amendment to that special use permit to allow both a dairy
facility and a feedlot, with 1,850 head of cattle. An amendment is required because the
proposed use (dairy facility/feedlot) is different than the approved use (feedlot only).
The proposed use would be very similar to-how the property is currently being used;
however, the number of animals on the property would increased by roughly 4.5 times.
to'` The site measures 136 acres and is located roughly two miles north of the Greeley city
limits. The property is located outside the Long-Range Expected Service Area
(LREGA). By virtue of Section 19.7 of the City Charter and the Weld County policy
of referring land-use proposals for review and comments to appropriate jurisdictions,
the proposal is within the purview of the Greeley Comprehensive Plan.
It is the practice of the City of Greeley Planning Commission to review Weld County
requests principally for conformance with the City's Comprehensive Plan policies.
Specific design issues are addressed only to the degree necessary to ensure consistency
with the City's Comprehensive Plan and Development Code.
Under the Greeley Development Code, the proposed agricultural use would not be
permitted in any zoning district. In fact, in the last year, the City of Greeley has been
active in eliminating feedlots within the city limits and converting them to uses more
consistently found in urban settings. The elimination of feedlots within the city limits
has been a conscious effort to mitigate some of the odor problems Greeley has dealt
with in the past.
SITE DATA:
Property Zoning Weld County A (Agricultural)
Surrounding Zoning County A (Agricultural)
Surrounding Land Uses Rural Residential & Farming
Size of Site 136 Acres
Hours of Operation 24 Hours
No. of Employees 16
KEY ISSUES/ANALYSIS:
1. Does the proposal comply with the Greeley Comprehensive Plan?
The applicable City Comprehensive Plan policies which address the uses proposed
for this site include:
Planning Comm. Summary 2 WCR/Hardesty Agricultural Service
Comprehensive Plan Policy 3.1
Industrial development is encouraged to be geographically separated from existing
or anticipated commercial and residential land uses if it is of high-impact
agricultural or industrial nature that generates significant negative external
impact.
Staff Comment: The subject property is located roughly two miles north of
Greeley's Long-Range Expected Growth Area (LREGA)
and roughly three miles from existing and anticipated
residential land uses. Based on the nature of the agricultural
use, the distance from the City's LREGA and city limits,
and from previous experience from other agricultural uses
close to the city limits, the staff feels the proposed use will
generate significant negative external impacts on the city.
Comprehensive Plan Policy 4.3
All development is encouraged to be designed to promote compatibility among
neighboring land uses of differing intensity and character.
r�
Staff Comment: Intense agricultural uses, such as feedlots, are not
compatible with urban uses. As the city continues to expand
towards intense agricultural uses in the county, the
challenge of diminishing the impacts of such uses on the
urban area becomes greater. Residents complain of odors,
loud noises, traffic, and other such common impacts these
types of uses have on urbanized areas. Due to the nature of
these types of agricultural uses (feedlots), it has been
determined that it is not possible to make them compatible
with urban uses; therefore, the City of Greeley does not
permit feedlots within the city limits. Therefore, the current
proposal to amend the special use permit from a feedlot
facility with 3,000 head of cattle and 1,000 hogs to a
dairy/feedlot facility with 1,850 animals brings the property
more into conformance with the City of Greeley
Comprehensive Plan.
/"`
Planning Comm. Summary 3 WCR/Hardesty Agricultural Service
,- ADMINISTRATIVE REVIEW TEAM COMMENTS:
The Administrative Review Team informally reviewed this proposal on May 12, 1999.
No comments or concerns were raised by the members.
PLANNING STAFF RECOMMENDATION:
Based on the application received, and the preceding analysis, the Planning staff
recommends the City of Greeley Planning Commission find that while the proposed use
by special review is not consistent with the Greeley Comprehensive Plan, the proposed
amendment brings it in closer conformity with the Comprehensive Plan. Therefore, it
is recommended the Plc nnthg Commission forward a recommendation of no objection
to the Weld County Planning Commission for the proposed use by special review for a
livestock feeding/animal confinement operation with 1,850 animals.
ATTACBMENTS:
Attachment A - Vicinity Map
'' Attachment B - Existing Site Plan
Attachment C - Proposed Site Plan
Planning Comm. Summary 4 WCR/Hardesty Agricultural Service
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