HomeMy WebLinkAbout962402.tiff INVENTORY OF ITEMS SUBMITTED FOR CONSIDERATION
Applicant: Hirsch Dairy Case Number: USR-1091
Submitted or Prepared
Prior
to Hearing al Hearing
1. P.C. Resolution (10 pages)
2. Comments X
a. Staff summary X
b. Staff Recommendation (9 pages) X
c. Staff memo (Aug. 20, 1996) X
d. Fax from Ken Lind (Aug. 19, 1996) X
e. Staff letter to Mr. Chilson (May 23, 1996) X
f. Letter from John Chilson (April 5, 1996) X
g. Letter from John Chilson (August 14, 1996; 2 pages) X
h. Letter from John Chilson (August 12, 1996) X
i. Staff memo to PC (October 17, 1995) X
j. Letter from applicant (October 16, 1995) X
k. Staff memo to PC (September 7, 1995) X
1. Letter from applicant (August 31, 1995) X
m. Letter to applicant (July 3, 1996; 2 pages) X
n. Letter to applicant (July 28, 1995) X
o. Field Check X
3. Legals (3 pages) X
4. Application (140 pages) X
5. Plat (2 24"x36" sheets) X
6. DPS Maps Prepared by Planning Technician (3 pages) X
7. Referrals W/O Comments
a. Referral lists & letter X
b. Weld County Public Works (3 pages) X
c. North Weld County Water District (2 pages) X
d. Windsor Fire Department (2 pages) X
e. Weld County Building Inspection X
8. Referrals W/Comments
a. Weld County Health Department (8 pages) X
b. Corp of Engineers (2 pages) X
c. Town of Severance X
9. Deed (5 pages) X
10. SPO's (30 pages) X
11. Utilities (2 pages) X
12. SPO comments
a. Letter from Cabala (August 19, 1996) X
b. Letter from Rauh (August 19, 1996) X
c. Fax from Kenneth Lind (October 11, 1996) X
d. Letter from Cabala (August 8, 1996) X
e. Letter from Cabals (October 5, 1995; 6 pages) X
f. fax from Ken Lind (Oct. 15, 1996; 2 pages) X
g. fax from Ken Lind (Oct. 17, 1996) X
h. fax from Tom Hellerich (Oct. 17, 1996) X
13. Confined animal feeding operations control regulation X
962402
I hereby certify that the 40 items identified herein were submitted to the Department of Planning
Services at or prior to the scheduled Planning Commission hearing. I further certify that these
items were forwarded to the Attorney's office on Nove er 1,1996.
Todd A. Hodges
urrent Planner II
STATE OF COLORADO )
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COUNTY OF WELD )
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962402
•
COUNTY STAFF'S RECOMMENDATION FOR AMENDMENTS TO
THE PLANNING COMMISSION RESOLUTION
1. The attached Development Standards for the Special Review permit shall be adopted and placed on
the Special Review plat prior to recording the plat. The plat shall be delivered to the Department of
Planning Services and be ready for recording in the Weld County Clerk and Recorder's office within
15 days of approval by the Board of County Commissioners.
2. Prior to recording the plat:
a) The facility shall demonstrate compliance with the Confined Animal Feeding
Operations Control (CAFO) Regulation. This shall be demonstrated by submitting a
comprehensive manure run-off and process waste water handling plan, for a 2,000
head dairy,to the Weld County Health Department for rcview and approval. This plan
shall include, but not be limited to the following:
(1) Demonstration that all manure stockpile areas and wastewater collection,
conveyance,and retention facilities are adequately constructed and sized to
handle a twenty-five year, twenty-four hour storm event. This shall be
conducted by a Registered Professional Engineer.
(2) Demonstration that any waste water retention structure constructed after
August 30, 1992, has been constructed with a lining material which does not
exceed a seepage rate of 1/32"/day(1x10-6 cm/sec). This shall be conducted
by a Registered Professional Engineer.
(3) Demonstration that the facility has the ability to manage and land apply
manure and waste water at agronomic rates in accordance with the CAFO
Regulations.
(4) Demonstration that adequate measures are in place to prevent any discharges
except those which are allowed by the CAFO Regulations.
(5) The schedule at which manure and waste water will be removed and applied
to the land.
(6) Other necessary measures which are required in order to comply with the
CAFO Regulations.
b) A dust abatement plan shall be submitted to the Weld County Health Department for
review and approval. The facility shall have sufficient equipment available to
implement dust control as required by the Weld County Health Department.
c) A fly control plan shall be submitted to the Weld County Health Department for review
and approval.
3. Prior to recording the plat:
a. If applicable, the applicant shall submit to the Department of Planning Services evidence that
an Air Pollution Emission Notice (A.P.E.N.) and Emissions Permit for the facility has been
applied for.
9624^2
Planning Staff Recommendation
USR-1091, Hirsch Dairy
Page 2
b. The applicant shall submit to the Department of Planning Services evidence that,any existing
septic system(s)which is not currently permitted through the Weld County Health Department
has had an I.S.D.S. Evaluation done. In the event the system(s) is found to be inadequate,
the system(s) must be brought into compliance with current I.S.D.S. regulations.
c. The operator shall submit and have approved by the Weld County Public Works
Department a road improvements plan for the installation of a culvert on Weld County
Road 78 for the Smith lateral.
4. The Special Review activity shall not occur nor shall any building or electrical permits be issued on
the property until the Special Review plat is ready to be recorded in the office of the Weld County
Clerk and Recorder.
•
•
9624°2
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Hirsch Dairy
USR-1091
1. The Site Specific Development Plan and Special Review permit is for a maximum 2000 head dairy
operation(livestock confinement operation) in the A (Agricultural) zone district as submitted in the
application materials on file in the Department of Planning Services and subject to the Development
Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County
Zoning Ordinance.
3. Fugitive dust shall be controlled on this site.
4. All liquid and solid wastes shall be stored and removed for final disposal in a manner that protects
against surface and groundwater contamination.
5. The facility shall be operated in a manner to control flies.
6. No permanent disposal of solid wastes, as defined in the regulations pertaining to Solid Waste Disposal
Sites and Facilities (6 CCR 1007-2), shall be permitted at this site.
7. The facility shall maintain compliance with the Confined Animal Feeding Operations Control
Regulations (5 CCR 1002-19) and , Section 47 of the Weld County Zoning Ordinance, as amended.
8. The applicant or operator 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.
9. The maximum permissible noise level shall not exceed the industrial limit of 80 db(A), measured
according to Section 25-12-102, C.R.S.
10. Any required NPSES Permit shall be maintained in compliance with the Water Quality Control Division
of the Colorado Department of Health.
11. All construction on the property shall be in accordance with the requirements of the Weld County
Building Code Ordinance, as amended.
12. The property owner or operator shall be responsible for complying with the Design Standards of Section
24.5 of the Weld County Zoning Ordinance, as amended.
13. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 24.6 of the Weld County Zoning Ordinance.
14. The facility shall not discharge to surface or groundwater with exception to what is allowed by the
Confined Animal Feeding Operations Control Regulations.
15. Waste materials, not specifically addressed by other development standards, shall be handled,
stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential
nuisance conditions.
9624"2 •
Development Standards
Hirsch Dairy, USR-1091
Page 2
16. The facility shall be operated in accordance,at all times,with the approved dust abatement plan.
17. The facility shall maintain records on-site,available for inspection during business hours, at all
times,which demonstrates the following:
a. That the wastewater collection, storage, and land application facilities are adequately
constructed, and sized to handle a twenty-five year,twenty-four hour storm. These shall
include construction as-built, engineered drawings,etc.
b. The schedule in which manure will be removed and applied to land. This should also
include any agreements between the facility and other parties concerning the removal of
manure off-site for land application,treatment or disposal.
c. The method in which wastewater and/or manure will be applied to land, including the
procedure which will be used to insure that agronomic rates are not exceeded.
d. Other measures which are in place to insure that the facility is operating as a "No-
discharge"facility.
e. The liner for all process wastewater retention structures has been constructed of low
permeability materials so as not to exceed a seepage rate of 1/32"/day (1x10-6 cm/sec).
18. Personnel from the Weld County Health Department and Weld County Department of Planning Services
shall be granted access onto the property at any reasonable time in order to ensure the activities carried
out on the property comply with the Development Standards stated hereon and all applicable Weld
County regulations.
19. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing
standards and all applicable Weld County regulations. Any other changes shall be filed in the office of
the Department of Planning Services.
20. The property owner or operator shall be responsible for complying with all of the foregoing Development
Standards. Noncompliance with any of the foregoing Development Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
962402
4* MEMORANDUM
WIiDcTO: Board of County Commissioners November 18, 1996
COLORADO From: Todd Hodges g
SUBJECT: USR-1091 (Hirsch Dairy)
Attached are two additional memos from Trevor Jiricek with the Weld County Health Department.
Department of Planning Services staff recommends that the Board review the additional memos
and consider amending the Planning Commission's recommendation to incorporate the additional
conditions.
The condition in the memo dated October 29, 1996 would become condition of approval 3e in the
Planning Commission resolution.
The conditions in the memo dated November 7, 1996 would become condition of approval 4e in
the Planning Commission resolution.
The Department of Planning Services staff, through a phone conversation on Friday, November
15, 1996 with Kenneth Lind, have been made aware that the Town of Severance is planning
annexation of the NW/4 of section 25 located east and adjacent to WCR 23; south and adjacent
to WCR 78 and directly south of the Hirsch Dairy across WCR 78. As of today, the Department
of Planning Services' staff have not received any written confirmation of the Town of Severance's
plans for annexation. Mr. Lind also indicated that the Town of Severance, at their last meeting,
voted unanimously for the denial of the Hirsch Dairy proposal.
EX, � �— 962412
awi
ifr mEmoRAnDum
������• Todd Hodges, W.C. Planning Department Oc b r 29, 1996
To Date
COLORADO From Trevor Jiricek, Weld County Health Departmen
Subject: Case Number: USR-1091 Name: Hirsch Dairy
Upon review of our previously submitted referral (dated October 8, 1996), concerning the Hirsch
Dairy, we have found that an amendment is appropriate to adequately address the Divisions
concerns. We request that you add the following language as 2. E. to our previously submitted
referral:
2.E. The liner for all process wastewater retention structures has been constructed of low
permeability materials so as not to exceed a seepage rate of 1/32"/day (1 X 10-6 cm/sec).
tjA484
yh.i 1C' Cr+n^"rt r 9lannifil g Dept.
OCT 3 '_. 1996
Ewa
9624.02
mEmoRAnDum
Todd Hodges
Weld County Planning November 7, 1996 ;'J
COLORADO To te
Trevor Jiricek, Supervisor, EnviOreonmental Protection Services\
From
Case Number: USR-1091 Name: Hirsch Dairy
Subject:
As you are aware, it was our Departments intention to have reviewed, commented,
and approved, if appropriate, the manure and waste water management plan (the
plan) for the Hirsch Dairy prior to the Commissioner hearing. However, as of
today, our Department has not received a final version of the plan. Therefore,
we recommend that the following standard replace standard #1 as previously
submitted in our referral, dated October 8, 1996. This will also allow the
Colorado Department of Public Health & Environment to review and comment on the
plan. The standard is as follows:
1. Prior to recording the plat:
a) The facility shall demonstrate compliance with the Confined Animal
Feeding Operations Control (CAFO) Regulation. This shall be
demonstrated by submitting a comprehensive manure run-off and
process waste water handling plan, for a 2,000 head dairy, to the
Weld County Health Department for review and approval. This plan
shall include, but not be limited to the following:
(1) Demonstration that all manure stockpile areas and waste water
collection, conveyance, and retention facilities are
adequately constructed and sized to handle a twenty-five year,
twenty-four hour storm event. This shall be conducted by a
Registered Professional Engineer.
(2) Demonstration that any waste water retention structure
constructed after August 30, 1992, has been constructed with
a lining material which does not exceed a seepage rate of
1/32" /day (1 X 10-6 cm/sec) . This shall be conducted by a
Registered Professional Engineer.
(3) Demonstration that the facility has the ability to manage and
land apply manure and waste water at agronomic rates in
accordance with the CAFO Regulations.
(4) Demonstration that adequate measures are in place to prevent
any discharges except those which are allowed by the CAFO
Regulations.
(5) The schedule at which manure and waste water will be removed
and applied to the land.
(6) other necessary measures which are required in order to comply � .
with the CAFO Regulations.
362402
U 996
Hirsch Dairy
November 7, 1996
Page 2 . ,_..
b) A dust abatement plan shall be submitted to the Weld County Health
Department for review and approval. The facility shall have
sufficient equipment available to implement dust control as required
by the Weld County Health Department.
c) A fly control plan shall be submitted to the Weld County Health
Department for review and approval.
The Division will likely place additional conditions upon the facility after
review of the plan. This is based on review of the preliminary plan which
indicates that the facility may not currently have adequate retention capacity
or available land for application of wastes for a 2,000 head dairy.
In addition, because items b and c (above) duplicate standards previously
submitted in our memo of October 8, 1996, the Division recommends that you delete
standard #12 and the second sentence of standard #13.
Further, we recommend the addition one more development standard. It is as
follows:
• The facility shall operate in accordance the approved dust abatement plan.
If you have any questions, please call me at extension 2232.
•
361:47492
STAFF SUMMARY SHEET
Planner: Todd A. Hodges
Case Number: USR-1091
Applicant: Hirsch Dairy
Request: To receive a Special Review Permit and Site Specific Development Plan for a
maximum 2000 head dairy (confined animal feeding operation) in the A
(Agricultural) zone district.
Legal Description: Located in Section 24, T7N, R67W of the 6th P.M., Weld County,
Colorado.
Location: North and adjacent to WCR 78; east and adjacent to WCR 23.
Acerage: 240 acres, more or less
Fire Protection: Windsor/Severance Fire Protection District
Referrals without concerns:
- Weld County Public Works Department
- North Weld County Water District
- Windsor Fire Department
- Weld County Building Inspection Department
Referrals with comments/conditions:
- Weld County Health Department
- Town of Severance
- Corps of Engineers
Department of Planning Services' staff recieved a letter of objection from a surronding property
owner and numerous phone calls concerning this case. The letter is included in the information
packet.
EXHIBIT
962402
HEARING DATE: October 15, 1996
PLANNER: Todd A. Hodges
CASE NUMBER: USR-1091
NAME: Hirsch Dairy
ADDRESS: 11283 Weld County Road 78
Eaton, CO 80615
REQUEST: A Site Specific Development Plan and Special Review Permit for a 2000
head dairy operation in the A (Agricultural) zone district.
LEGAL DESCRIPTION: Located in Section 24, T7N, R67W of the 6th P.M. , Weld
County, Colorado.
LOCATION: North and adjacent to Weld County Road 78; approximately 1/4 mile
east of Weld County Road 23 .
ACRES: 240 acres, more or less
PARCEL NUMBER: 0705 24 000016
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements
of Sections 24.7 of the Weld County Zoning Ordinance, as amended,.
2. It is the opinion of the Department of Planning Services' staff that the
applicant has shown compliance with Section 24.3 of the Weld County Zoning
Ordinance, as amended, as follows:
A. Section 24.3.1.1--This proposal is consistent with the Weld County
Comprehensive Plan, as amended. This proposal is for a maximum 2000 head
dairy and feed production on the site, all of which are agricultural
uses consistent with A.Goal 1 and O.Goal 1 of the Weld County
Comprehensive Plan, as amended by ensuring the preservation of prime
farmland for agricultural proposes which will foster the economic health
and continuance of agriculture.
B. Section 24.3 .1.2--This proposal is consistent with the intent of the A
(Agricultural) zone district. The property is zoned A (Agricultural)
and the proposed uses are provided for by approval of a Use by EXHIEUT
024i
96'4"2
USR-1091
Hirsch Dairy
Page 2
Review Permit. This proposal is consistent with A.Policy 1 of the Weld
County Comprehensive Plan, as amended by locating in the Agricultural
zone district which was established to protect and promote the County's
agricultural industry.
C. Section 24.3.1.3--The uses which will be permitted are compatible with
the existing surrounding land uses. The surrounding properties are
zoned A (Agricultural) . There is a sheep feeding operation to the
northeast of the property, residential and agricultural uses to the
east, agricultural production to the south, and a cattle feeding
operation to the west. This proposal is consistent with A.Policy 4.1.8
of the Weld County Comprehensive Plan, as amended by clustering the uses
on the site to minimize the impacts on the remainder of the site as well
as the surrounding agricultural land. Conditions of approval and
development standards ensure that the proposed uses will remain
compatible with the existing surrounding land uses.
D. Section 24.3.1.4--The proposed uses will be compatible with future
development of the surrounding area as permitted by the A (Agricultural)
zone district and with the future development as projected by the
Comprehensive Plan or Master Plan of affected municipalities. As stated
above, this site is located in the Agricultural zone district and the
proposed uses are agricultural. The site lies within the referral
boundary of the Town of Severance. The Town of Severance reviewed this
proposal and indicates there will be excessive traffic, too many
animals, and is not compatible with the surrounding agricultural uses.
The concerns of the Town of Severance dealing with excessive traffic and
too many animal units are addressed by the conditions of approval and
development standards. The concern about compatibility with surrounding
land uses is addressed in 2C above.
E. Section 24 .3 .1.5--This proposal is not located within the Overlay
District Areas identified by maps officially adopted by Weld County.
F. Section 24 .3 .1.6--The applicant has demonstrated a diligent effort to
conserve productive agricultural land by the design of the site. The
pens and structures are clustered and the remainder of the site will
remain in feed production. - `
962402
USR-1091
Hirsch Dairy
Page 3
G. Section 24.3.1.7--The Design Standards (Section 24.5 of the Weld County
Zoning Ordinance, as amended) , Operation Standards (Section 24.6 of the
Weld County Zoning Ordinance, as amended) , Livestock Feeding Performance
Standards (Section 47, Weld County Zoning Ordinance, as amended) ,
conditions of approval, and Development Standards ensure that there is
adequate provision for the protection of the health, safety, and welfare
of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials
submitted by the applicant, other relevant information regarding the request, and
responses from referral entities.
The Department of Planning Services' staff recommendation for approval is
conditional upon the following:
1. The attached Development Standards for the Special Review permit shall be
adopted and placed on the Special Review plat prior to recording the plat.
The plat shall be delivered to the Department of Planning Services and be
ready for recording in the Weld County Clerk and Recorder's office within
15 days of approval by the Board of County Commissioners.
2. Prior to increasing the number of cows on-site beyond 1572 the facility
shall submit an amendment to the Manure and Wastewater Plan to the Weld
County Health Department for review and approval. The Plan shall
demonstrate the following:
A. Storage volume is available in the on-site retention basin for the
additional cows.
B. A description of the method which the facility will incorporate to
manage excess wastewater. In the event Waste water will be hauled off
the property the applicant shall provide the owner and location of any
application area or disposal and treatment facility.
3. The facility shall maintain records on-site, available for inspection during
business hours, at all times, which demonstrates the following:
A. That the wastewater collection, storage, and land application facilities
are adequately constructed, and sized to handle a twenty-five year,
twenty-four hour storm. These shall include construction as-built,
962402
engineered drawings, etc.
B. The schedule in which manure will be removed and applied to land. This
should also include any agreements between the facility and other
parties concerning the removal of manure off-site for land application,
treatment or disposal.
C. The method in which wastewater and/or manure will be applied to land,
including the procedure which will be used to insure that agronomic
rates are not exceeded.
D. Other measures which are in place to insure that the facility is
operating as a "No-discharge" facility.
4. Prior to recording the plat:
A. If applicable, the applicant shall submit to the Department of Planning
Services evidence that an Air Pollution Emission Notice (A.P.E.N. ) and
Emissions Permit for the facility has been applied for.
B. The applicant shall submit to the Department of Planning Services
evidence that any existing septic system(s) which is not currently
permitted through the Weld County Health Department has had an I.S.D.S.
Evaluation done. In the event the system(s) is found to be inadequate,
the system(s) must be brought into compliance with current I.S.D.S.
regulations.
C. A dust abatement plan shall be submitted to the Weld County Health
Department for review and approval for the expansion of the facility.
The facility shall have sufficient equipment available to implement the
dust control as required by the Health Department.
D. A fly control plan shall be submitted to the Weld County Health
Department for review and approval. The plan shall be implemented at
the request of the Weld County Health Department in the event that flies
(which can be determined to be associated with the facility) are in such
number to be considered a nuisance condition.
5. The Special Review activity shall not occur nor shall any building or
electrical permits be issued on the property until the Special Review plat
is ready to be recorded in the office of the Weld County Clerk and
Recorder.
962402
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Hirsch Dairy
USR-1091
1. The Site Specific Development Plan and Special Review permit is for a
maximum 2000 head dairy operation(livestock confinement operation) in the
A (Agricultural) zone district as submitted in the application materials on
file in the Department of Planning Services and subject to the Development
Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to
Section 90 of the Weld County Zoning Ordinance.
3 . Fugitive dust shall be controlled on this site.
4. All liquid and solid wastes shall be stored and removed for final disposal
in a manner that protects against surface and groundwater contamination.
5. The facility shall be operated in a manner to control flies.
6 . No permanent disposal of solid wastes, as defined in the regulations
pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2) ,
shall be permitted at this site.
7. The facility shall maintain compliance with the Confined Animal Feeding
Operations Control Regulations (5 CCR 1002-19) and , Section 47 of the Weld
County Zoning Ordinance, as amended.
8 . The applicant or operator 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.
9. The maximum permissible noise level shall not exceed the industrial limit
of 80 db(A) , measured according to Section 25-12-102, C.R.S.
10. Any required NPSES Permit shall be maintained in compliance with the Water
Quality Control Division of the Colorado Department of Health.
11. All construction on the property shall be in accordance wj..th ...the
requirements of the Weld County Building Code Ordinance, as amended.
962402-
USR-1091
Hirsch Dairy
Page 6
12. The property owner or operator shall be responsible for complying with the
Design Standards of Section 24.5 of the Weld County Zoning Ordinance, as
amended.
13 . The property owner or operator shall be responsible for complying with the
Operation Standards of Section 24.6 of the Weld County Zoning Ordinance.
14. 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 manure
storage site shall have a water-tight surface which does not permit seepage
or percolation of manure pollutants into the ground.
15. The facility shall not discharge to surface or groundwater with exception
to what is allowed by the Confined Animal Feeding Operations Control
Regulations.
16. Waste materials shall be handled, stored, and disposed in a manner that
controls fugitive dust, blowing debris, and other potential nuisance
conditions.
17. Personnel from the Weld County Health Department and Weld County Department
of Planning Services shall be granted access onto the property at any
reasonable time in order to ensure the activities carried out on the
property comply with the Development Standards stated hereon and all
applicable Weld County regulations.
18. The Special Review area shall be limited to the plans shown hereon and
governed by the foregoing standards and all applicable Weld County
regulations. Any other changes shall be filed in the office of the
Department of Planning Services.
19. The property owner or operator shall be responsible for complying with all
of the foregoing Development Standards. Noncompliance with any of the
foregoing Development Standards may be reason for revocation of the Permit
by the Board of County Commissioners.
962402
OCT-15-1996 09=36 P.01
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10/15/96 08:31 TX/RX N( 9624')2 li
Todd Hodges
Weld County Planning October 8, 1996
Trevor Jiricek,Supervisor, Environmental Protection Services
Case Number: USR-1091 Name: Hirsch Dairy
SE4 of Section 03,Township 05 North, Range 64 West
Environmental Protection Services has reviewed this proposal; the following conditions are
recommended to be part of any approval:
1. The updated Manure and Wastewater Management Plan (the Plan), dated ??????,states
that the facility's retention basin currently has adequate storage volume for wastewater
generated by approximately 1,774 cows. In addition,the Plan states that the facility has
enough land to surface apply Waste water generated by 1,572 cows. Therefore, prior to
increasing the number of cows on-site beyond 1,572 the facility shall submit an
amendment to the Plan for review and approval to the W.C. Health Department which
demonstrates the following:
A) Storage volume is available in the on-site retention basin for the additional cows.
B) A description of the method which the facility will incorporate to manage excess
wastewater. In the event Waste water will be hauled off the property the applicant
shall provide the owner and location of any application area or disposal and
treatment facility.
2. The facility shall maintain records on-site, available for inspection during business hours,
at all time which demonstrate the following:
A. That the wastewater collection,storage, and land application facilities are
adequately constructed,and sized to handle a twenty-five year twenty-four hour
storm.These shall include construction as-built,engineered drawings, etc.
B. The schedule in which manure will be removed and applied to land. This should
also include any agreements between the facility and other parties concerning the
removal of manure off-site for land application,treatment or disposal.
C. The method in which wastewater andlor manure will be applied to land, including
the procedure which will be used to insure that agronomic rates are not exceeded.
D. Other measures which are in place to insure that the facility is operating as a
"No-discharge"facility.
3. 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.
Emma
$62402
4. The facility shall operate in compliance with the Confined Animal Feeding Operations
Control Regulations (5 CCR 1002-19)and Weld County Zoning Ordinance, Section 47.
5. All liquid and solid wastes shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination.
6. The facility shall not discharge to surface or groundwater with exception to what is allowed
by the Confined Animal Feeding Operations Control Regulations.
7. An Air Pollution Emission Notice(A.P.E.N.)and Emissions Permit maybe required for this
facility. If applicable,the applicant shall submit an application to the Air Pollution Control
Division, Colorado Department of Health.
8. No permanent disposal of solid wastes, as defined in the Regulations Pertaining to Solid
Waste Disposal Sites and Facilities(6 CCR 1007-2),shall be permitted at this site.
9. Waste materials shall be handled,stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions.
10. Fugitive dust shall be controlled on this site.
11. Any existing septic system(s)which is not currently permitted through the Weld County
Health Department will require an I.S.D.S. Evaluation prior to the issuance of the required
septic permit(s). In the event the system(s) is found to be inadequate,the system(s) must
be brought into compliance with current I.S.D.S. regulations.
12. A dust abatement plan shall be submitted to the Health Department for approval prior to
any expansion of the operation. The facility shall have sufficient equipment available to
implement the dust control as required by the Health Department.
13. The facility shall be operated in a manner to control flies. A fly control plan shall be
submitted to the W.C. Health Department for review and approval. The plan shall be
implemented at the request of the W.C. Health Department 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. This plan shall be implemented in the event the W.C. Health
Department receives a significant number of fly (associated with the facility)complaints
and, in the judgement of the Health Officer,there exists a fly condition requiring
abatement.
TJ/463
9624g2
10/11/96 14:37 e9703561111 THE LAW BUILDING 0002/003
LIND, LAWRENCE & OnENIJOFF
ATTORNEYS AT LAW
THE LAW BUILDING
1011 ELEVENTH AVENUE
P.O.BOX 326
GREELEY.COLORADO 80632
GEORGE H.orrENHOFF
KENNETH F.LINO (970)35HON3
KIM R.LAWRENCE 356.91
(970)356.9160
JEFFREY R.BURNS 970)
( COPQ!R
(970)356-1111
October 11, 1996
Mr. Victor Sainz, P.E.
District Engineer
Colorado Department of Health
Water Quality Control Division
4300 cherry Creek Drive South
Denver, CO 80222-1530
Re: Hirsch Dairy
(West Half of Section 24, T7N-R67W, Weld County)
Dear Mr. Sainz ;
As a follow-up to our letter dated October 3, 1996, we have
received information from an employee of the Hirsch Dairy as to the
actual number of livestock on premises at the Hirsch Dairy. You
had previously informed me that Mr. Hirsch stated that he had a
maximum of 650 head of liveatock at the dairy.
Information we have received indicates that there are
substantially more livestock at the dairy than reported. The
Hirsch Dairy employee indicated that during September and October
of 1996 there were between 750 and 775 head of milking cows; 150
head of dry cows; between 50 and 100 calves; and between 100 and
150 younger heifers located on the hill East of the Smith lateral;
and approximately 20 cows in sick pens .
Needless to say, if you use the regulation factor of 1 .4 for
a mature caw, it is only necessary to take into account the milking
cows to reach the 1, 000 head threshold for the months of September
and October, 1996. For months prior to September and October of
1996, this employee reported that there have been 725 milking cows
in the dairy since April of 1996. The numbers of dry cows, calves,
heifers and sick cows were approximately the same figures provided
for September and October. Thus, for the time period from April to
September of 1996, using 725 milking cows plus only 100 dry cows.
again you reach the 1, 000 head threshold.
F:\KFL\LINO\SAENz.2 p1an��ng peps.
�1eld 00101 EXHIBIT
o 1 111996 1 ��
et)
. 362492
10/11/96 14:37 TX/RX N0.5zco
10/11/96 14:37 O9703561111 [HE LAW BUILDING O003/003
Mr. Victor Sainz, P.E.
October 11, 1996
Page 2
Due to the large discrepancy in numbers being reported to you
by Mr. Hirsch versus the statement of the employee, we would
suggest that a count be taken. This employee also reported that
records of cow numbers are kept in the feed trucks and those
records are kept on a weekly basis which would confirm the numbers
reported by this employee. Additionally, Mr. Hirsch retains a
computer record program which provides information on the cows,
their numbers, milk production and other information. We would
suggest that you request this information from Mr. Hirsch at a
personal visit so that there is no opportunity for these records to
be lost or misplaced.
Very truly yours,
LIND, LA N E ENHOFF
Kenneth F. Lind
KFL/cg
pc : Trevor Jiricek, Weld County Department of Health
Todd Hodges, Weld County Department of Planning Services
F:\KFL UND\SAEN2.2
10/11/96 14:37 TX/RX N0.5225 P.003
MEMORANDUM
II`Pe TO: Weld County Planning Commission August 20, 1996
COLORADO From: Todd A. Hodges /^1/
SUBJECT: USR-1091(Hirsch Dairy)
The applicant is requesting a continuance of USR-1091 to address the issues of Trevor Jiriceck's
memo dated July 24, 1996 and the fact that the applicant's representative could not be present for
todays hearing. The Weld County Health Department is also requesting a continuance until the
applicant has demonstrated that the facility can comply with the Confined Animal Feeding
Operation Regulations.
Attached is a letter from Kenneth Lind dated August 19, 1996 indicating that a continuance to
October 1, 1996 is not an acceptable date. Mr. Lind indicates that the October 15, 1996 or the
November hearing dates would be acceptable.
Weld County Department of Planning Services' staff recommends that the hearing for USR-1091
be continued to October 15, 1996.
962492
EXHIBIT
a,✓
08/19/96 10:29 '5'9709561111 THE LAW BUILDING IZI 002/002
LIND, LAWRENCE & OITENHOFF
ATTORNEYS AT LAW
771E LAW BUILDING
1011 BLRVRNTN AVi.IUB
Y.O.BOX 326
[mLA'.COLORADO 60634
GEORGE N.ODtF$NOPF TBLIIPHONE
W(NE1'H F.LIND '-.--X7323
XBN R.LAWRm7CB 0170)356.9360
TEL13COFIER
JEFFREY R.BURNS (170)356-1611
August 19, 1996
Via: Facsimile and Parcel Post
Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 60631
RE: OBR-1091(Hirsoh Dairy)
Attn: Todd Hodges
Dear Mr. Hodges:
- We have been provided a copy of your letter dated August 15,
1996 concerning a request to continue this item to October 1, 1996.
Please be advised that October 1, 1996 is not an acceptable date.
This firm represents parties opposing the dairy, and my calendar
had been arranged to be present for the August 20, 1996 hearing.
I have a scheduling conflict for October 1, 1996 and object to the
matter being continued to that date. However, I am available for
October 15, 1996 and November dates are also open. I am further
advised that another representative, Tom Hellerich, also has
scheduling conflicts for October 1, 1996 and requests that the
matter be rescheduled to October 15, 1996.
Very truly yours,
LIND, LAWR CE & ENHOFF
Ka a ind
KFL/en
Weld County Planning Dept.
A:Va'L\LETCPR91 WCFLANNI.L1R
AUG 1 9 1996
CEIVEr 962402
EXHIBIT
IJa2a 08/19/96 10:29 TX/RX NO.4802 P.002 II
DEPARTMENT OF PLANNING SERVICES
PHONE (303) 353-3845, EXT.3540
C. WELD COUNTYGREELEY, AVENUE
E 0 N. 17TH
1
COLORADO
May 23, 1996
John H. Chilson
6610 Chokecherry Drive
Loveland, CO, 80537
Subject: USR-1091 (Hirsch Dairy)
Dear Mr. Chilson:
Thank you for your letter of March 6, 1996 concerning the additional information for the Hirsch Dairy
Special Review application. I have reviewed the questionnaire response and it appears to be much more
comprehensive than the previous submittal, however did not address the existing housing or ditch located on
the site. Prior to setting a hearing date before the Weld County Planning Commission, the applicant must
submit to the Department of Planning Services copies of the complete application packet for referral review.
The following is a list of the items required to proceed with the review and hearing process:
1. An updated surrounding property owner list,
2. 19 copies of the complete application materials,
3. 10 additional copies of the revised site plan.
Once the required application materials are submitted to the Department of Planning Services, a Planning
Commission hearing date will be scheduled. I have enclosed a USR procedural guide for your convenience.
If you have any questions, I may be reached at the number or address above.
Sincerely,
Todd A. Hodges
Lead Planner
pc: USR-1091 case file
enclosure EXHIBIT
I
cz
962402
JOHN H. CHILSON
Weir' _.,_ . r'!nInning Dept. Attorney At Law
6610 Chokecherry Drive
Loveland, Colorado 80537
eat.* APR 0 8 1996 303-667-3214
EECEIVED E IV E D April 5, 1996
Mr. Todd Hodges
Weld County Planning Division
1400 N. 17th Avenue
Greeley, CO 80631
RE: Hirsch Dairy Special Review
Dear Mr. Hodges :
I have not received a response concerning the completeness of the
submittals for this special review nor as to the timing for the
planning commission hearing. Could you please advise me if there
is anything additional for the applicant to submit to you and
also as to when the planning commission hearing will be set.
I will be out of the state for the next 15 days, so would you
please send a copy of your reply to Mr. Jake Hirsch, Jr. so that
if additional submittals are necessary, he can get to work on
them.
Thank you for your assistance in this matter.
----Truly yours,
John H. Chilson
JHC: lm
Copy: Jake Hirsch, Jr.
mfimij
L
962402
AUG-14-1996 11'53 HAMMOND, CLARK & WHITE 9706699380 P.02
I
JOHN H. CHILSON
Attorney At Law - -)r,pt,
6610 Chokecherry Drive k _
Loveland, Colorado 80537 WC
303-667-3214 i
August 14, 1996 ABU ' 4r ]3
i`i
Mr. Todd Hodges CEI Y ED
Weld County Planning Department fl
It 1400 Korth 17th Avenue
Greeley, Colorado 80631
Re: Hirsch Dairy
Dear Todd,
This will confirm our telephone conversation today about
the continuance of the planning commission pubilic hearing
on the above special-review application.
Mr. Jake Hirsch, the applicant, and I first became aware
of a potential problem with this application involving
waste disposal when I talked with you by phone; during the
last week in July. At that time, I was unaware! that a firm
date for the hearing had been set for August. 20th. In that
conversation, I informed you that I wanted to get Mr. Hirsch's
engineers together with the County Health Department staff
in order to resolve apparent discrepancies in their respect-
ive analyses . You agreed that would be the best procedure.
You then informed me that a planning commission hearing had
been scheduled. I responded that the hearing would have to
be continued so that we could get the waste disposal situ-
ation resolved because it was a major health and safety
issue and no applicant could expect a favorable decision
against a negative health department report. You acknowleged
that this was true and stated that a continuance would be
the best alternative. We then discussed a possible date for
a meeting with the health department, you, Mr. Hirsch and
his engineers . August 20th was mentioned as a possibility.
I said I would have Mr. Hirsch contact his engineers and then
get in touch with you directly.
At no time during this conversation did you inform me
that the applicant should make a formal written request for
a planning commission continuance. You and I agreed that
a continuance was justified and necessary to cone with an
issue which had been raised only at the last minute. This
application and its waste disposal design havelbeen under
processing by your department for over nine months , with no
prior indication from you or the health departtent of any
problem. Only after a hearing date has been set does this
problem get raised. And today you inform me for the first
time that a formal request for continuance is needed, that
the planning commission has discretion not to grant a
continuance, that no notice has been given to the commission
or other interested parties of a continuance, and that it's
possible that the hearing may be held anyway. !
A continuance of the August 20, 1996 planning commission
hearing on this application is requested, just as it was
back in July when there was plenty of time to notify all _�
!
li EXHIBIT� 962402
� 08/14/96 10:46 TX/RX N0.4771 P.002 IN
PUG-14-1996 11:54 HAMMOND, CLARK & WHITE 9706699380 P.03
loan xoages is/14/96
Page 2
concerned.
This situation involves an issue of basic fairness to
Mr. Hirsch. I was not notified of the hearingldate, when
it was set, and I have a long-standing commitment which
will take me outside the state from August 16to 25 . Had
I received notice, an immediate request for continuance
would have been made. I simply cannot be present for an
August 20 hearing. Without my presence, Mr. Hirsch alone
cannot cope with the complex issues raised bythe health
department, nor with the considerable opposition of which
you are aware and which involves two private attorneys
against him.
Fault, if any exists , requiring this continuance does
not lie with Mr. Hirsch. There has been no failure on his
part d in providing all documentation and information in
a timely manner as requested by your department. My
representation of him in this matter. has been of record
since last November.
Lastly, it is the purpose of special review proceedings
to ensure that the proposed use poses no healthand safety
threats to the surrounding area. How can such a purpose
be carried out in a hearing at a time when a 'firm of
environmental engineers says one thing and the county
health department says another? Public hearings are not
problem-solving forums, and the public will be 'poorly
served by a process which favors expediency- over substantive
planning and engineering.
Truly yours ,
John H. Chilson
•
cc : Jake Hirsch
Pat Stratton •
Lee Morrison
TOTAL P.03
9624.2
08/14/96 10:46 TX/RX NO.4771 P.003
JOHN H. CHILSON
Attorney At Law
6610 Chokecherry Drive
Loveland, Colorado 80537
303-667-3214
August 12 , 1996
Mr. Todd Hodges
Weld County Planning Department
1400 North 17th Ave
Greeley, Colorado 80631
Re: Hirsch Dairy
Dear Todd;
I am sorry that we have such a hard time reaching each-
other. Summer is a difficult time for me as I farm two
places - which is my main summer_ business - and I know it
is often difficult to get me by phone. I certainly apprec-
iate your efforts , however.
Jake Hirsch called me last week in a panic over the
posting of his property with notice of a planning Com-
mission hearing for August 20th. I assured him that the
posting was a mistake , since you and I had discussed the
matter and had agreed to postpone the public hearing until
after we could all meet on the lagoon/wastewater issues
raised by the county health department .
Jake indicated that August 20th might be the date for a
meeting with you and the health department when he could
have a member of his engineering firm present . I told him
that I would be out of the state that week and could not
attend, but that if the 20th was agreeable to everyone else,
the meeting should be held. Of course, I would prefer that
the meeting occur when I 'm available, since the issue is a
critical one in the special review process . If there ' s any
possibility of holding it the following week, I am available
at any time; therefore, I would appreciate any help you can
give in setting it up between the 26th and the 30th.
Could you please call Jake and let him know that the
planning commission hearing will not take place on August
20th. It will be a relief to him to hear it from you.
Truly yours ,
Pelt � • �
plane►119 John H. Chilson
WeldCountl
IWO 13 1996
RECEIVI 0.2k
ED examen
9624i2
� tw MEMORANDUM
TO: Weld County Planning Commission October 17, 1995
COLORADO From: Todd Hodges
SUBJECT: USR-1091
The Department of Planning Services' staff and the applicant requests that the hearing for
USR-1091 be continued to a later date.
The applicant has been working on gathering additional information for the review of this
proposal and the new information has not been forwarded to the referral agencies for review
and the opportunity to comment based on the information.
Staff is requesting that case USR-1091 be continued indefinitely to give the applicant the
opportunity to provide all pertinent information and for referral agencies to have an opportunity
to review the information and comment on the proposal. When a new date can be set, the
Department of Planning Service's Staff will notify the surrounding property owners, post a new
sign, give notice in the paper.
The additional information will be either mailed or hand delivered to you after the applicant has
gathered the pertinent information to this proposal.
•
EXHIBIT
azi
962412
HIRSCH DAIRY
/1283 Weld County Rd 78
Eaton, Co.
October 16 , 1995
Weld County Planning Commission
Weld County Offices
Greeley, Colorado
This letter is to request a continuance of the
planning commission hearing on my special-use request
for the expansion of my dairy herd.
When I first started this process , I didn' t under-
stand how complicated it was . I thought since my land
is in an Agricultural zone, I could pretty much handle
the paper work myself. But even though the planning staff
has been very helpful, I now have to admit that I don' t
know how to do all of the things that are needed. So I
have recently hired some help , but not in enough time to
get ready for this hearing on October 17 , 1995 .
Mr. Todd Hodges of the planning department has been
working with me on this and can tell you that while I
have supplied a lot of information, more is needed before
the matter should come before you.
My lawyer has advised me that at least two more months
will be needed to do the work properly and that since I
have the burden of proof, I can' t afford to go to a hearing
with you until I am totally prepared. So I am asking that
my hearing date be continued to your meeting date in
January of 1996.
I regret any inconvenience which this request may cause
you or other citizens who are interested in this matter .
But my financial future is at stake here and I want to
make sure that everything is done which should be done before
my case is presented to you.
Sincerely,
AP-c-2
l (
EXHIBIT
36241
i&t(ftri MEMORANDUM
TO: Weld County Planning Commission September 7, 1995
COLORADO From: Todd Hodges
SUBJECT: USR-1091
The Department of Planning Services' staff and the applicant requests that the hearing for
USR-1091 be continued to a later date.
Additional information has surfaced and requires review by referral agencies and staff prior to
making a recommendation. Staff recommends that the hearing for USR-1091 be continued to
October 17, 1995.
EXHIBIT
96:7,112
put -31-95 THU 03 :33 PM HIRSCH DAIRY 303 223 3625 P_ O2
•
cc) ty
HIRSCH DAIRY O r.43
11283 WELD COUNTY RD. 78 .Ft
EATON. COLORADO 80615 Q tj)�-
PHONE: ( 970) 686-5380
August 31, 1995
Dept. of Planning Services
Weld County Administrative Offices
1400 North 17th Ave.
Greeley, co. 80631
RE: USR -1091
Attention Mr. Todd Hodges:
We request a continuance of the meeting schedule for September 7,
1995 due to additional data needed.
Thank you.
HIRSCH DAIRY
Jake irgch II
Own
JII:AML
EXHIBIT
_ ate_
962402
08/31/95 14:39 TX/RX N0.1781 P.002
cit
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
C. WELD COUN REDEILEINISTRATIVE OFFICES
4 00COLORADON17THVENU
80631
COLORADO
July 3, 1996
Hirsch Dairy
11283 WCR 78
Eaton, CO 80615
Subject: USR-1091 - Request for a Site Specific Development Plan and Special Review Permit on a parcel
of land described as located in Section 24, T7N, R67W of the 6th P.M., Weld County, Colorado.
Dear Applicant:
Your application and related materials for the request described above are being processed. I have scheduled
a meeting with the Weld County Planning Commission for August 20, 1996, at 1:30 p.m. This meeting will
take place in the County Commissioners' Hearing Room, First Floor, Weld County Centennial Center, 915
10th Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the
property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Town of Severance Planning
Commission for its review and comments. Please call Terrie Wilder at (303) 659-6273 for further details
regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be
in attendance at the Planning Commission meeting to answer any questions the Commission members may
have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly
maintained road right-of-way, one sign will be posted in the most prominent place on the property and a
second sign posted at the point at which the driveway (access drive) intersects a publicly maintained road
right-of-way.
EXHIBIT
I -a _
962492
Page 2
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24) hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services' office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectf Ily,
Todd A. Hodges
Lead Planner
962492
‘itHe
rs(tf
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
C. WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
COLORADO
July 28, 1995
Hirsch Dairy
11283 Weld County Road 78
Eaton, CO 80615
Subject: USR-1091 - Request for a Site Specific Development Plan and a Special Review permit for a
2000 head dairy on a 240 acre parcel in the A (Agricultural) zone district on a parcel of land
described as a portion of Section 24,T7N, R67W of the 6th P.M., Weld County, Colorado.
Dear Sirs:
Your application and related materials for the request described above are being processed. I have scheduled
a meeting with the Weld County Planning Commission for September 7, 1995, at 1:30 p.m. This meeting will
take place in the County Commissioners'Hearing Room,First Floor, Weld County Centennial Center, 915 10th
Street,Greeley,Colorado. It is recommended that you and/or a representative be in attendance to answer any
questions the Planning Commission members may have.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained
road right-of-way, one sign will be posted in the most prominent place on the property and a second sign
posted at the point at which the driveway (access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation conceming this application to the Weld
County Planning Commission. This recommendation will be available twenty-four (24) hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services' office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
Todd Hodges
Current Planner
962492
Weld County Planning Dept.
FIELD CHECK JUL 2 6 1996
RECEIVED
FILING NUMBER: USR-1091 DATE OF INSPECTION: %' z3' /-4
APPLICANTS NAME: Hirsch Dairy
CURRENT PLANNER: Todd A. Hodges
REQUEST: Site Specific Development Plan and Special Review Permit fora 2,000 Head Dairy in the A
(Agricultural) zone district.
LEGAL DESCRIPTION: Located in Section 24, T7N, R67W of the 6th P.M., Weld County, Colorado.
LOCATION: North and adjacent to Weld County Road 78; approximately 1/4 mile east of Weld County
Road 23. For a more precise location, see legal.
LAND USE: N f��� �a 9 R.•�'J� SA4 y
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W<IRA,/ 6711c) •J W,I4 1--,9P,47 f 4,//S S,.74J/ CSC//,.
ZONING: (N A(Agricultural)
LE A(Agriculturral)
CS A(Agricultural)
W A(Agriculture
COMMENTS:
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EXHIBIT
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962402
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