HomeMy WebLinkAbout991569.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Stephan Mokray that the following resolution, along with the addition of Condition of Approval#2L
with subsequent renumbering and lettering and amended Development Standard #20, be introduced for
passage by the Weld County Planning Commission. Be it resolved by the Weld County Planning Commission
that the application for:
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CASE NUMBER: AmUSR-587 Si frB
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APPLICANT: Sherrill and Les Hardesty, Hard-Le Holsteins Fit
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ADDRESS: 15274 WCR 72, Greeley, CO 80631 �'i
PLANNER: Julie A. Chester
REQUEST: A Site Specific Development Plan and a 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 DESCRIPTION: NW4 of Section 10, T6N, R66W of the 6th P.M.,Weld County, Colorado
LOCATION: South of and adjacent to WCR 72, East of and adjacent to WCR 31
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 24.7 of the
Weld County Zoning Ordinance, as amended.
2. It is the opinion of the Planning Commission 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 —That the proposal is consistent with the Weld County Comprehensive Plan.
A.Goal 1 states, "Preserve prime farmland for agricultural purposes which foster the
economic health and continuance of agriculture". The U.S.D.A. Soils map indicates that this
property is prime farmground, however,the property is currently being utilized for agricultural
purposes, including a dairy and feedlot. A.Policy 1 states, "Agricultural zoning will be
established and maintained to protect and promote the County's agricultural industry".
b. Section 24.3.1.2--The proposal is consistent with the intent of the district in which the use
is located. The property is zoned Agricultural and section 31.4.2 states that Agricultural
Service establishments primarily engaged in performing agricultural, animal husbandry, or
horticultural services on a fee or contract basis, including livestock confinement operations,
are permitted as a Use by Special Review in the Agricultural zone district.
c. Section 24.3.1.3 --The uses which would be permitted will be compatible with the existing
surrounding land uses. Existing surrounding land uses include farm fields of alfalfa and corn,
a feedlot, a few residences and other agricultural uses. USR-587 was originally approved
in October of 1983 for an expansion of a feedlot to 3000 head of cattle and 1000 hogs. On
April 3, 1990, Les Hardesty sent a letter to the Department of Planning Services requesting
this permit be abandoned, however the permit was never vacated. At the time of the request,
Mr. Hardesty informed the Planning Department that he would be operating a dairy with the
number of animals allowed by right. The dairy has been operating in this manner since at
least 1990 and will remain compatible with surrounding land uses.
9P1569 1.11
RESOLUTION,AmUSR-587
Sherrill and Les Hardesty
Page 2
d. Section 24.3.1.4—The uses which would be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by the comprehensive plan or master plans of affected
municipalities. This proposal is located within the three mile referral area of the City of
Greeley and the Town of Eaton. The Town of Eaton's referral response indicated no conflicts
with their interests and the City of Greeley's Planning Commission forwarded a
recommendation of no objection to the Weld County Planning Commission, based on the
submitted application.
e. Section 24.3.1.5—This proposal does not lie within any Overlay Districts.
f. Section 24.3.1.6 —If the use is proposed to be located in the A-District, the applicant shall
demonstrate a diligent effort to conserve prime agricultural land in the locational decision for
the proposed use. The entire area within the Special Review Permit area is designated as
prime farmground, however the entire parcel is engaged in agriculture for a dairy and crop
areas.
g. Section 24.3.1.7 -There is adequate provision for the protection of the health, safety and
welfare of the inhabitants of the NEIGHBORHOOD and the County.The attached Conditions
of Approval and Development Standards ensure the protection of the health, safety and
welfare of the inhabitants of the neighborhood and the County.
h. Section 47 —The applicant shall comply with the additional requirements of the Livestock
Feeding Performance Standards.
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 Planning Commission's 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 completed 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 60 days of approval by the Board of County Commissioners. (Dept. of Planning)
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 and waste water management plan, for a 1,850 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, in accordance with State regulations. (Health
Department)
(2) Demonstration that any existing or proposed waste water retention 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.
(Health Department)
RESOLUTION, AmUSR-587
Sherrill and Les Hardesty
Page 3
(3) 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. (Health Department)
(4) 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. (Health Department)
(5) Demonstration that the facility has the ability to manage and/or land apply
manure and waste water at agronomic rates in accordance with the CAFO
regulations. (Health Department)
(6) Demonstration that adequate measures are in place to prevent any discharges
except those which are allowed by the CAFO Regulations. (Health Department)
(7) Other necessary measures which are required in order to comply with the
CAFO Regulations. (Health Department)
B. The facility shall demonstrate compliance with Section 47 of the Weld County Zoning
Ordinance. (Planning Department, Health Department)
C. 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. Evidence of Weld County Health Department approval shall be submitted to
the Weld County Planning Department. (Health Department)
D. The applicant shall obtain ISDS permits, from the Weld County Health Department, for any
structure where people live, work, or congregate and insure that the structure contains an
adequate, convenient, sanitary toilet and sewage disposal system in good working order.
Any structure that will be served by a septic system, and have a design hydraulic flow of
greater than 3,000 gallons(according to the Weld County ISDS Regulations), must receive
approval of the Colorado Department of Public Health and Environment in accordance with
the Regulations for the Site Application Process(5 CCR 1002-22). (Health Department)
E. A dust abatement plan shall be submitted to the Weld County Health Department for review
and approval. Evidence of Weld County Health Department approval shall be submitted to
the Weld County Planning Department. (Health Department)
F. A fly control plan shall be submitted to the Weld County Health Department for review and
approval. Evidence of Weld County Health Department approval shall be submitted to the
Weld County Planning Department. (Health Department)
G. An odor control plan shall be submitted to the Weld County Health Department for review and
approval. Evidence of Weld County Health Department approval shall be submitted to the
Weld County Planning Department. (Health Department)
H. The applicant shall enter into an agreement with Patina Oil and Gas Corporation regarding
the relocation of flowlines and modification of wellheads. (Patina Oil)
There are five existing accesses to the facility, two residential and three agricultural. The
western access has a"V" split. The eastern portion of the split shall be closed to minimize
r^ access points onto WCR 72. The internal road access shall enter onto WCR 72 at a 90
degree angle to provide adequate sight distance in both directions. This access shall
RESOLUTION, AmUSR-587
Sherrill and Les Hardesty
Page 4
accommodate the two proposed residential structures designated on the plat. (Public Works)
J. The cul-de-sac shall have a fifty(50)foot turn-around radius. (Public Works)
K. The new internal roadway shall be a minimum of twenty (20) feet wide to accommodate
emergency equipment and two-way traffic. (Public Works)
L. Non-Conforming Use applications and permits will be establlished on the two accessory
structures located on the property.
M. The plat shall be amended to delineate the following:
1) The existing and proposed landscaping indicated in the application materials.
(Planning)
2) All Oil and Gas equipment located on the property. (Planning)
3) The access points approved by the Weld County Department of Public Works
3. 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. (Planning)
Motion seconded by Cristie Nicklas.
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VOTE:
For Passage
Cristie Nicklas
Arlan Marrs
Fred Walker
Stephan Mokray
Jack Epple
Bruce Fitzgerald
Bryant Gimlin
The Vice-Chairman declared the resolution passed and ordered that a certified copy be forwarded with the file
of this case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Jennifer Mehring, Recording Secretary for the Weld County Planning Commission, do hereby certify that the
above and foregoing resolution, is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on June 15, 1999.
Dated the 15th of June, 1999.004
to•-% Jennifer Mehring
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Sherrill and Les Hardesty, Hard-Le Holsteins
AmUSR-587
1. The Site Specific Development Plan and Special Use Permit is for a Dairy and Animal Feeding Operation
for 1850 head of cattle in the A(Agricultural)zone district, as indicated in the application materials on file
in the Department of Planning Services and subject to the Development Standards stated hereon.
(Planning)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County
Zoning Ordinance, as amended. (Planning)
3. Fugitive dust shall be controlled on this site. The facility shall be operated in accordance, at all times,
with the approved dust abatement plan. (Health Department)
4. All liquid and solid waste shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Health Department)
5. 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. (Health Department)
6. The facility shall maintain compliance with confined Animal Feeding Operations Control
Regulations(5 CCR 1002-19) and, Section 47 of the Weld County Zoning Ordinance, as
amended. (Health Department)
7. 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. (Health Department)
8. Any required NPDES Permit shall be maintained in compliance with the Water Quality Control Division
of the Colorado Department of Public Health & Environment. (Health Department)
9. All construction on the property shall be in accordance with the requirements of the Weld County Building
Code Ordinance, as amended. (Weld County Building Inspection, Health Department)
10. 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. (Health Department)
11. 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. (Health Department)
12. 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). (Health Department)
13. 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 Health Department 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. (Health Department)
DEVELOPMENT STANDARDS, AmUSR-587
Sherrill and Les Hardesty, Hard-Le Holsteins
Page 2
14. 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, and sized to
handle a 25-year 24-hour storm event. (Health Department)
B. 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. (Health
Department)
C. 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. (Health Department)
15. 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. (Health Department)
16. 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 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. The plan
shall also be implemented in the event the Weld County Health Department 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. (Health Department)
17. Any septic system located on the property must comply with all provisions of the Weld County Individual
Sewage Disposal System Regulations. (Health Department)
18. 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.
(Health Department)
19. The facility shall be operated in accordance with the approved manure and waste water management
plan. (Health Department)
20. At such time the dairy operation should cease, the two structures for employee housing, which are
accessory to the Special Review Permit, must be removed from the property or the appropriate zoning
and building permits shall be applied for and approved for the appropriate use. (Planning)
21. The hours of operation are up to 24 hours per day, 365 days per year. Equipment operations, trucks,
farming activities and maintenance activities other than emergencies will occur primarily during daylight
hours. (Planning)
22. All construction on the property shall be in accordance with the Weld County Building Code Ordinance.
(Planning)
23. Patina Oil &Gas Corporation own oil and gas leasehold rights under the lands of this Special Review
Permit. The property owner shall allow Patina, or any other mineral owner, the right of ingress and
egress for the purposes of exploration, development, completion, recompletion, re-entry, production and
maintenance operations associated with the Hardesty 10-5G6 and Carlson 10-1 wells located on these
lands. (Patina Oil and Gas Corporation)
24. The property owner or operator shall be responsible for complying with the Design Standards of Section
DEVELOPMENT STANDARDS, AmUSR-587
Sherrill and Les Hardesty, Hard-Le Holsteins
Page 3
24. 5 of the Weld County Zoning Ordinance, as amended.
25. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 24.6 of the Weld County Zoning Ordinance, as amended.
26. Personnel from the Weld County Health Department and Weld County Planning Department 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 herein and all applicable Weld County
Regulations.
27. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing
standards and all applicable Weld County regulations. Substantial changes from the plans or
Development Standards as shown or stated shall require the approval of an amendment of the Permit
by the Weld County Planning Commission before such changes from the plans or Development
Standards are permitted. Any other changes shall be filed in the office of the Department of Planning
Services.
28. 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.
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
June 15, 1999
Page 4
Cristie Nickles moved that Case.USR-1233, be forwarded to the-Board of County Commissioners along with
the Conditions of Approval and Development Standards with the Planning Commissions recommendation of
approval. Stephan Mokray seconded the motion.
The Vice-Chairman asked the secretary to poll the members of the planning Commission for their decision.
Man Marrs,yes; Cristle Nickles,yes; Stephan Mokray,yes; Bryant Gimlin,yes; Bruce Fitzgerald,yes; Jack
Epple, yes; Fred Walker,yes. Motion carried unanimously.
CASE NUMBER: AMOR' -857.
APPLICANT: Hard-Le Holsteins, cto Lester Hardesty
PLANNER: Julie Chester
LEGAL DESCRIPTION: The NW4 of Section 10, T6N, R66W of the 6th P.M.,Weld County, Colorado.
REQUEST: 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).
LOCATION: South of and adjacent to Weld County Road 72 and east of and adjacent to Weld County
Road 31.
Julie Chester, Department of Planning Services, presented case AmUSR-587, and read the recommendation
into the record. The Department of Planning Services is recommending approval of the application along with
the Development Standards and Conditions of Approval.
r Les Hardesty, applicant, explained that the competitive nature of the dairy Industry has brought them to apply
for this permit The dairy industry is a rapidly changing industry, and the lowest cost of production will be the
rule in the future. This industry favors most efficient production and the economic conditions now and in the
future will dictate how large dairies'are. Mr. Hardesty concluded that he hopes this permit will set the stage
for the future of their family farm.
Stephan Mokray asked Mr. Hardesty how many head of cattle they have at the present time. Mr. Hardesty
replied that they have 700 head of cattle.
Sherrill Hardesty, applicant, stated that they are not applying for this permit strictly for economic reasons.
Their intentions are to take care of their cows and to keep their business running in the tame manner, but to
be economical in the future.
Stephan Mokray asked the applicants if they are aware of the several letters from surrounding property
owners addressing concerns of the run off issue. Mrs. Hardesty said that they were aware of the letters.
Stephan then asked the applicants if they are currently taking any actions in regard to these letters. Mrs.
Hardesty replied that they have taken action to help resolve the issue. The pictures of the run off are from
a very difficult storm that produced dose to ten inches of rain in a ten day period. Mrs. Hardesty said that
although they did what they could to prevent the run off,they were unable to control the situation. Currently
with the help of EnviroStock,they have implemented part of a management plan and have placed three foot
berms along the roads. She added that they have not had any problems with the new management plan and
don't anticipate any more problems with-the run off.
Phil Brink, EnviroStock and representative for the applicants, was present and had no comments.
The Vice-Chairman asked if there was anyone in the audience who wished to speak for or against this
application.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
June 15, 1999
Page 5
Doug Campbell, Patina Oil and Gas Corporation, stated that they are not opposed to the expansion of this
dairy operation. He reiterated whatwas stated in a letter from Patina Oil and Gas Corporation. He added that
he wanted to work with the applicants on additional language to keep their access to the wills available.
Lonnie Ochner,Agricultural Banker, commented that he was in favor of this case. He said that he felt it was
important to promote and preserve good agricultural operators. He has worked with the Hardesty's for a long
time and is aware of how they operate and manage their dairy. Mr. Ochner stated that the,Hardesty's keep
their dairy very clean and well maintained. The corrals drain well and don't have any water pools. He added
that the Hardesty's have great management skills and feels that they have the ability to expand in an
appropriate manner with the least amount of impact on surrounding property owners.
Bill Wailes, Extensionary Specialist at Colorado State University, stated that it was very easy for him to
recommend this application because the Hardesty's run one of the best dairy operations in the State of
Colorado and in the United States. He said that they have cow comfort and cleanliness. Mr. Wailes
concluded that Mr. Hardesty is a member and chairman on several different dairy advisory committees.
Richard Doll, Dairy Veterinarian, explained that he has worked with approximately 12,000 milk cows in 25
dairies, in and around Weld County. With this experience he felt that the Hardesty's run a top notch dairy.
Mr. Doll said that the Hardesty's exceed their everyday duties on the dairy. He added that the Hardesty's
cows are well-taken care of and that shows in their milk production.
Stephan Mokray stated that the Hardesty's proposal shows a tremendous amount of growth. He then asked
the applicants to explain what they have done to their facility to anticipate the growth. Mr. Hardesty replied
that most of the needed structures and corrals are already intact They will add a couple of employee housing
units and one more corral. Mr. Hardesty also stated that they are working with EnviroStock to retain their
drainage.
Bryant Gimlin commented that one of the surrounding property owners had written a letter regarding the down
stream drainage. He then asked the applicants how they intend to address the down stream drainage when
it leaves their property. Mr. Hardesty answered that they have talked with their neighbors and have a plan that
can work,once it has been implemented. Phib Brink, representative for the applicant, explained that they have
currently constructed a berm to the north perimeter of the facility. The run off will be contained in an existing
lagoon and a new lagoon that will be placed in the future.
Jack Epple asked if the calculations for the lagoon were based from the 25-year, 24-hour storm. Mr. Brink
replied yes, that both the existing and new lagoon would be adequate to hold a 25-year, 24-hour storm event
The Vice-Chairman asked the Hardesty's if they were in agreement with the Conditions of Approval and
Development Standards. Mr. Hardesty replied that they had one concem. Mr. Brink stated that on
Development Standard*20, it indicates that all four structures for employee housing shall be removed or
appropriate permits shall be obtained if the dairy operation should cease. He explained that there are three
structures currently on site, one is a modular and the other two homes were built prior to this dairy operation.
The two stick built structures should qualify as existing structures. Therefore, they would like this
Development Standard to indicate two structures instead of four. Julie commented that there will be five total
structures, one of which will be the principal dwelling. The other four would be accessory structures,although
they can set two of these structures up as nonconforming uses. Lee Morrison, Assistant County Attorney;
stated that if these two houses are established as non-conforming uses, there is a process that will allow
them to remain on the property, if the dairy operation should cease.
Julie said that building permits have been required when there is a change of occupancy of the building use.
Because of these types of circumstances, this Development Standard is placed in this kind of Special Use
Permits.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
June 15, 1999
Page 6
Stephan Mokray moved to add Condition of Approval#2L to read, "Non-Conforming Use applications and
permits will be established on the two accessory structures located on the property,"along with subsequent
renumbering and to change the number of structures in Development Standard#20, from four to two. Arlan
Mars seconded the motion.
The Vice-Chairman asked the secretary to poll the members of the Planning Commission for their decision.
Man Marrs,yes; Gristle Nickles,yes; Stephan Mokray,yes; Bryant Gimlin,yes; Bruce Fitzgerald,yes; Jack
Epple, yes; Fred Walker, yes. Motion carried unanimously.
Stephan Mokray moved that Case AmUSR-587, be forwarded to the Board of County Commissioners along
with the amended Conditions of Approval and Development Standards with the Planning Commissions
recommendation of approval. Cristie Nicklas seconded the motion.
The Vice-Chairman asked the secretary to poll the members of the Planning Commission for their decision.
Man Marrs,yes; Cristie Nickles,yes; Stephan Mokray,yes; Bryant Gimlin,yes; Bruce Fitzgerald,yes; Jack
Epple, yes; Fred Walker, yes. Motion carried unanimously.
CASE NUMBER: USR-1232
APPLICANT: James Anderson and Mike Smith
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: Lot A of RE-281; the NE4 and the E2 of the NW4 and Part of the N2 of the SE4
of Section 32, T2N, R68W of the 8th P.M., Weld County, Colorado.
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a guest farm in the
r-. Agricultural Zone District.
LOCATION: East of and adjacent to Weld County Road 3 %,west of and adjacent to Weld County Road
5 and 1/4 mile north of State Highway 52.
Sheri Lockman, Department of Planning Services, presented Case USR-1232. The Department of Planning
Services is recommending approval of the application along with the Conditions of Approval and the
Development Standards. Sheri then read the recommendation into the record.
James Anderson, applicant, explained that this farm has been in his family for more than 40 years and the
guest farm would bring in a little extra income to keep up with the farm without having to sell the ground. The
farm will continue to be a working farm, which will produce com,wheat, and alfalfa. In addition to the normal
farming activities, they would like to share this farm with their surrounding neighbors and create a guest farm.
Mr.Anderson said that they would like to hold several different farm activities throughout the year a pumpkin
harvest, hayrides, corn field maze, wedding receptions, family gatherings, etc. He concluded that he hopes
that this farm would be able to educate people on agriculture and in turn generate extra income to keep this
farm.
The Vice-Chairman asked if there was anyone in the audience who wished to speak for or against this
application. No one wished to speak.
The Vice-Chairman asked the applicant if he was in agreement with the Conditions of Approval and
Development Standards. Tom Haren, representative for the applicant, stated that they had concerns on a
couple of the Development Standards. On Development Standard#14,the number of people allowed to use
the facility shall not exceed 400 people. Mr. Haren said that there will be occasions when they hold special
events,where this number might exceed 400 people. Mr. Haren then addressed the issue on the secondary
parking. He said that the secondary parking was an alfalfa field and the applicants were not worried that this
parking might damage any crops.
Lee Morrison, Assistant County Attorney, stated that they would need specific references to the temporary
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