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Weld CountyPlannint eld COl1I1t �`Ref@/"i'al
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NOV 1 9 1998 October 28, 1998
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COLORADO
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The Weld County Department of Planning Services has received the following item for review:
Applicant Megan Harper Case Number USR-1205
Please Reply By November 19, 1998 Planner Julie A. Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service Establishment primarily engaged in Animal Training and
Boarding Facility.
Legal Lot B of RE-1687; being part of the N2NE4 of Section 16, T1 N, R67W of the 6th
P.M., Weld County, Colorado.
Location West of and adjacent to WCR 19 and south of WCR 10.
Parcel Number 1469 16 1000004
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 furtter questions
regarding the application, p'erse call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) December 15, 1998
❑ We have reviewed the request and find that it does/does not comply with our Ccmprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
t3' See attached letter.
Comments:
'7
Signature �� Date ////47//la--
,,
Agency ,yl,, -to-x/27L. C,(-)
+Weld County Planning Dept. +1400 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 +(970)35.
990481 %�-
Longmont Soil Conservation District
9595 Nelson Road, Box D-Longmont, CO 80501 -(303) 776-4034
November 16, 1998
Weld County Department of Planning Services
1400 N. 17th Avenue
Greeley, Colorado 80631
Subject : Case #USR-1205
Megan Harper, Applicant
Site Specific Development Plan, Use by Special
Review Application
This is a request for the development of a horse boarding
facility and indoor riding arena on approximately 20 acres .
The legal description is pt N2 NE4 Sec 16-T1N-R67W.
Applicant states approximately 30 horses and 30 cows are
planned for the site . Our primary concerns relate to impacts
on prime farmland, water quality, weed control, and soil
erosion. They are detailed as follows;
Prime farmland: Ulm clay loam 0-3% slope occupies over 50%
of the site . This soil is considered prime where irrigated.
Water quality: The proposed development is bordered on the
west side by Bull Canal irrigation ditch. The applicant
states that the ditch will receive the anticipated
stormwater runoff flows . Significant water quality issues
relating to noxious weed seeds, nitrates, and other
nutrients from animal wastes may adversely impact the
irrigation ditch waters if not mitigated.
For example, according to Colorado State University water
quality Best Management Practices guidelines, 30 cows and 30
horses will produce raw animal wastes exceeding 600 tons per
year. These wastes are estimated to contain over 6500 pounds
of total nitrogen. Additional relative amounts of
phosphorous and potassium are also inherent in animal
wastes . The applicant states that these wastes will be
applied to the surrounding 15 or so pasture acres for
disposal . Also according to the CSU BMP guidelines, this
amount of nitrogen far exceeds the 15 acres of pasture ' s
nitrogen requirements . We feel the applicants need to
address waste management issues including a waste disposal
or composting program in accordance with the standards of
the Colorado Water Quality Control. Commission.
Weed control and soil erosion: Without proper management,
the planned amount of livestock on less than 20 acres may
CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT I V/147/6/
6-... ;:••• Weld County Planning Dept.
MEMORANDUM Novi 31998
ED
TO: Julie A. Chester, W.C. Planning DATE: November 9, 1:9
FROM: Sheble McConnellogue, W.C. Health Departme t .` EXHIBIT
COLORADO CASE NO.: USR-1205 NAME: Harper, Megan I
Environmental Protection Services has reviewed this proposal. We have several recommended develop ... .., . .
one recommended condition of approval. They are as follows:
We recommend the following to be a condition of approval:
1) The applicant shall submit a manure management plan to the Weld County Health Department for review and approval.
The plan should describe how manure generated on site will be stored, managed, removed, land applied, etc.
We recommend the following to be development standards:
1) 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 any manure storage area 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 Operation Control Regulations(5 CCR 1002-19).
2) The facility shall maintain compliance with the Confined Animal Feeding Operation Control Regulations and the Weld
County Zoning Ordinance.
3) All liquid and solid wastes shall be stored and removed for final disposal in a manner that protects against surface and
groundwater contamination.
4) No permanent disposal of wastes shall be permitted at this site.
5) Waste materials shall be handled, stored,and disposed in a manner that controls fugitive dust,blowing debris, and other
potential nuisance conditions.
6) Fugitive dust shall be controlled on this site.
7) The maximum permissible noise level shall not exceed the residential limit of 55 db(A)as measured according to 25-12-
102, Colorado Revised Statutes.
8) Adequate toilet facilities shall be provided for the public.
9) An individual sewage disposal system is required for each of the proposed structures (mobile home and indoor
arena/barn)and shall be installed according to the Weld County Individual Sewage Disposal Regulations. The septic
system for the indoor arena/barn shall be designed by a Colorado Registered Professional Engineer according to the
Weld County Individual Sewage Disposal Regulations. The restrooms in the arena/barn shall be available for patron
usage.
10) In the event more than 25 people are daily served by the on-site well and water supply, the water system shall comply
with the requirements for a non-community water system as defined in the Primary Drinking Water Regulations(5 CCR
1003-1).
g9oy1"
OS
4; is eld County Planning Dept.iC
• 1St Nov 2 41998 Weld County ReferralP el
Y `D October 28, 1998
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Megan Harper Case Number USR-1205
Please Reply By November 19, 1998 Planner Julie A. Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service Establishment primarily engaged in Animal Training and
Boarding Facility.
Legal Lot B of RE-1687; being part of the N2NE4 of Section 16, T1 N, R67W of the 6th
P.M., Weld County, Colorado.
Location West of and adjacent to WCR 19 and south of WCR 10.
Parcel Number 1469 16 1000004
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) December 15, 1998
❑ 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.
N( See attached letter.
Comments:
Signature /iv. C e Date ii/u/1ya
Agency EY S,e -
EXHIBIT
"Weld County Planning Dept. 41400 N. 17th Ave.Greeley,CO.80631 "(970)353-6100 ext.3540 4(970)352 'r ,
ic3
990 V8/
Col
University
Cooperative Extension
Colorado State University
Weld County Extension Office
425 North 15th Avenue
Exhibition Building.Island Grove Park
Greeley,Colorado 80631
November 20, 1998 (970)356-4000 Ext.4465
FAX:(970)351-0415
Julie Chester, Planner
Weld County Planning Department
1400 N 17th Avenue
Greeley, CO 80631
Dear Ms. Chester:
I have received and reviewed Megan Harper's request for a Use by Special Review Permit, Case Number
USR-1205, for construction and development of an animal training and boarding facility. In addition, a
site inspection was made to view the property where the facility is to be built.
There are two items I propose for consideration. First,the applicant's map does not show a residence on
Lot A, property which is directly north and adjacent to where the new facilities are being constructed. I
would suggest the map be amended to show that residence.
Second, the applicant implies, based on their response to question eight on the USR questionnaire, that
Bull Canal Lateral #4 will serve to handle storm water drainage from the facility. The operation, based on
its proposed number of animal units, would probably be classified as an Animal Feeding Operation (AFO).
According to existing Colorado water quality regulations (Confined Animal Feeding Operations Control
Regulation)an AFO should employ Best Management Practices (BMPs)to reduce their impact on waters
of the state. This means, in this particular situation, that the applicant should take steps to avoid having
runoff enter Bull Canal Lateral#4. A copy of the AFO section of the Regulation, which includes
suggested BMPs, is enclosed and should be reviewed by the applicant so they can plan an effective runoff
strategy. I would recommend that strategy be included on the application.
With these considerations in mind, Weld County Extension has no objection to this proposal. If there are
any questions, please do not hesitate to contact me.
Sincerely,
Keith R. Maxey
Extension Agent(Dairy/Youth)
Colorado State University,U.S.Department of Agriculture and Weld County cooperating.
Cooperative Extension programs are available to all without discrimin tt i
(B) Treatment and Discharge:
If treatment other than land application is utilized
prior to discharge to state waters a CDPS permit shall
be required for the operation.
4 .8 . 6 ANIMAL FEEDING OPERATIONS- BEST MANAGEMENT PRACTICES
The following Best Management Practices (BMPs) shall be
utilized by animal feeding operations, as appropriate
based upon existing physical conditions, and site
constraints. Best management practices means, for
purposes of this regulation, activities, procedures, or
practices necessary for the reduction of impacts from
animal feeding operations, as described in 4 .8.6.
The following practices to decrease runoff volume from
animal feeding operations are BMPs within the meaning
of this regulation:
(1) Operators of animal feeding operations shall
divert runoff from uncontaminated areas away from
animal confinement areas and manure and process
wastewater control facilities to the maximum extent
practicable through:
(a) Construction of ditches, terraces or other
waterways;
(b) Installation of gutters, downspouts and buried
conduits to divert roof drainage;
(c) Construction of roofed areas over animal
confinement areas everywhere it is practicable.
(2) Practices to decrease open lot surface area:
(a) Where practicable, operators of animal
feeding operations shall:
(i) Reduce lot size;
(ii) Improve lot surfacing to support increased
animal density;
(iii) Provide roofed area to the maximum extent
practicable.
(iv) Collect manure frequently; and
(v) Eliminate animal confinement areas and manure
and process wastewater control facilities in areas
16
c79047/S-/
that slope in directions such that
wastewater/rainfall cannot be collected.
(3) Practices to decrease water volume:
(a) Operators of animal feeding operations shall
repair or adjust waterers and water systems to
minimize water wastage.
(b) Operators of animal feeding operations shall
use lowest practical amounts of water for manure
and process wastewater flushing.
(c) Water used to flush manure from paved surfaces
or housed confinement areas shall be recycled if
practical and applicable.
(4) Practices to decrease wastewater discharges to
watercourses: ya„oif 7
(a) Operators of animal feeding operations shall
collect and allow wastewater to evaporate.
(b) Operators of animal feeding operations shall
collect and evenly apply wastewater to land at
proper agronomic rates.
(c) Operators shall not deposit such material
which might pollute waters of the state in
such locations that storm water run-off or
normally expected high stream flow will carry
such material into the waters of the state.
(d) Process wastewater retention structures shall
not be located within a mapped 100 year flood
plain as designated and approved by the Colorado
Water Conservation Board (CWCB) unless proper
flood proofing measures (structures) are designed
and constructed.
(5) Practices to minimize solid manure transport to
watercourses:
(a) Manure stockpiles shall be located away from
watercourses and above the 100 year flood plain as
designated and approved by CWCB unless adequate
flood proofing structures are provided.
(b) Operators of animal feeding operations shall
provide adequate manure storage capacity based
upon manure and wastewater production.
17
(c) Settleable solids shall be removed by the use
of solids-setting basins, terraces, diversions, or
other solid removal methods. Construction of
solids-settling facilities shall not be required
where the division determines existing site
conditions provide adequate settleable solids
removal.
(d) Removal of settleable manure and process
wastewater solids shall be considered adequate
when the velocity of waste flows has been reduced
to less than 0.5 foot per second for a minimum of
five minutes. Sufficient capacity shall be
provided in the solids-settling facilities to
store settled solids between periods of manure and
process wastewater disposal.
(e) Operators of animal feeding operations shall
apply solid manure to suitable agricultural land
at appropriate times and rates through the
following practices:
(i) Adjustment of timing and rate of
applications to crop needs, in assuming usual
nutrient losses, expected precipitation and
soil conditions;
(ii) Avoidance of applications on saturated
soils; and
(iii) Avoidance of land subject to excessive
erosion.
(f) Operators of animal feeding operations shall
use edge-of-field, grassed strips filter fences or
straw bales to separate eroded soil and manure
particles from the field runoff.
(g) Off-site areas for manure shall be applied in
a manner consistent with paragraphs (1) through
(4) of this section.
(6) Practices to Protect Groundwater.
(a) Operators of animal feeding operations shall
locate manure and process wastewater management
facilities hydrologically downgradient and a
minimum horizontal distance of 150 feet from all
water supply wells.
(b) When applying manure and process wastewater to
land, operators of animal feeding operations shall
utilize a buffer area around water wells
18
sufficient to prevent the possibility of waste
transport to groundwater via the well or well
casing.
4 . 8.7 MANURE AND PROCESS WASTEWATER MANAGEMENT PLANS
All new, reactivated, reconstructed or expanded
concentrated animal feeding operations and existing
concentrated animal feeding operations which have been
determined by the Director to be in significant
noncompliance with these regulations shall submit a
manure and process wastewater management plan to the
Division. The Division will provide comments on the
adequacy of the plan within 45 days of receipt of such
submittal, except for the land application plan
portion, if required, the review of which is governed
by subsection 4.8.5(A) (5) (c) . This plan, shall
include details demonstrating the facilities' adequacy
to comply with these regulations. The plan, at a
minimum, shall include the following: legal owner,
local contact, legal description of the site, surface
area of the site along with a drainage schematic, the
design animal unit capacity, storm water and wastewater
conveyance facilities, manure and process wastewater
containment and treatment facilities, and information
on the manure and process wastewater disposal sites.
The Division may require additional information
characterizing the manure and process wastewater if
deemed necessary to insure protection of state waters.
Process wastewater retention structures or manure
stockpiles shall not be located within a mapped 100-
year floodplain as designated and approved by CWCB
unless proper flood proofing measures (structures) are
designed and constructed. Facility designs as required
under this section shall be prepared by a registered
professional engineer, the USDA Soil Conservation
Service or qualified Agricultural Extension Service
Agent or other individual with demonstrated expertise
in the design of such facilities.
4 . 8 .8 MONITORING
Existing concentrated animal feeding operations which
are in compliance with the provisions of sections
4 .8. 3 , 4 .8.4, and 4 .8.5 shall not be required to
conduct water quality monitoring except as provided
under subsection 4.8.5(A) (5) (c) . The Division may
request the Commission to require an operator of a
concentrated animal feeding operation to perform site-
specific water quality monitoring whenever the Division
determines that the facility poses a significant
potential risk to beneficial uses of state waters. In
making a determination of whether monitoring should be
19
. RECEIVED
f al,,,,. Cr a
or 2 9 1998
vv, V R S D
PUBLIC WORKS DEPT
Weld Count Referral
WIlD
Calm Planning Dept. County
C
1�l&d October 28, 1998
041998
COLORADO °��'
The Weld County Department of Planning Services has received the following item for review:
Applicant Megan Harper Case Number USR-1205
Please Reply By November 19, 1998 Planner Julie A. Chester
Project Site Specific Development Plan and Use by Special Review Permit for an
Agricultural Service Establishment primarily engaged in Animal Training and
Boarding Facility.
Legal Lot B of RE-1687; being part of the N2NE4 of Section 16, Ti N, R67W of the 6th
P.M., Weld County, Colorado.
Location West of and adjacent to WCR 19 and south of WCR 10.
Parcel Number 1469 16 1000004
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 4
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) December 15, 1998
❑ We have reviewed the request and find that it does/does net comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
Vl See attached letter.
Comments:
1\
Signature JAMI ) Date la_ .3 _ i gv
Agency Pt.It t lc,�t b4a�
4Weld County Planning Dept. 41400 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)352-6312 fax
6,-) 0(78"/
MEMORANDUM
WII TO: Julie Chester, Current Planner DATE: December 3, 1998
C� FROM: Donald Carroll, Engineering Administrator i
COLORADO
SUBJECT: USR-1205; Megan Harper
The Weld County Public Works Department has reviewed this proposal. The project falls primarily under the
purview of the Weld County Use by Special Review Standards. Our requirements are as follows:
1. WCR 19: WCR 19 is designated on the Transportation Plan Map as a Collector Status road which
requires 80 feet of right-of-way at full build out. There is presently 60 feet of right-of-way. This road
.is maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning
Ordinance (Ordinance 89, as amended), the required setback is measured from the future right-of-
way line.
A. The access is 25 feet wide which is adequate to accommodate two-way traffic to the parcel.
2. Gravel Parking: The applicant has identified the parking area as being 50' x 300'. I performed a
field investigation and determined that the parking lot needs to be extended to the edge of
the indoor arena/barn area.
A. If the expansion of the parking lot is not workable, two other parking locations were approved.
B. No direct access from the parking lot will be allowed onto WCR 19.
3. Storm Water Drainage: The applicant is indicating that a ditch surrounding the property will
accommodate any storm water drainage on site.
A. The applicant has indicated that any storm water generated off the indoor arena/barn area
will be captured in a V-ditch and carried toward the rear of the property to the pasture area.
cc: USR-1205 rr��
planl7
DEC 0 4 1998
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EXHIBIT
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