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COLORADO
October 9, 1996
CASE NUMBER: USR-1135
TO WHOM IT MAY CONCERN:
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
Weld County Planning De
OCT 1 5 1996
Enclosed is an application from Soukup Investments, LLC., for a Site Specific Development Plan and a
Special Review Permit for a livestock confinement operation (400 cattle) and boarding facility (12 horses).
The parcel of land is described as located in part of the SE4 of Section 32, T7N, R67W of the 6th P.M., Weld
County, Colorado. The location of the parcel of land for which this application has been submitted is west of
Highway 257, north of Weld County Road 74; adjacent to the Town of Windsor. For a more precise location,
see legal.
The application is submitted to your for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing
of the application. Please reply by October 30, 1996, so that we may give full consideration to your
recommendation. The failure of any agency to respond within 21 days may be deemed to be a favorable
response to the County. Please call Kerri D. Keithley; Current Planner if you have any questions.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it does/does not comply with our
Comprehensive Plan for the following reasons.
2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the
interest of our town for the following reasons.
3.
4.
5.
Signed:
Date:
We have reviewed the request and find no conflicts with our interests.
A formal recommendation is under consideration and will be submitted to you prior to
Please refer to the enclosed letter.
OtJ} t1I 1ggfo
Agency: tA aAX SCA)
970452
WEST GREELEY SOIL CONSERVATION DISTRICT
4302 West 9th Street Road
Greeley, Colorado 80634
(303) 356-6506
October 11, 1996 Weld County Planning Dept.
Kern Keithley, Current Planner
Department of Planning Services
1400 N. 17th Ave.
Greeley, CO 80631
Kern:
OCT 1 5 1996
D
The West Greeley Soil Conservation District has completed its review of Case Number USR-
1135 and has minor concerns about the development.
The site has been used as a feed lot in the past, and the proposed development will be the same
land use, only on a smaller scale. The only real concern the district has is the possibility that 4
septic systems and a feedlot on 20 acres might overload the soil's capacity to absorb effluent and
cause groundwater pollution. The soil survey shows a Kim Loam soil on the site, with only
slight limitations for septic systems. However, the subsoil in this soil type has rapid
permeability and sewage lagoons should be sealed.
Sincerely,
Michael Shay
District Manager
9;04_52
1 9 V0 COO FEE]
7 W.
1
2 Miles
Scale 1:24 000
5 000 Feet
LORADO, SOUTHERN PART NO.1
10 000 Feel
WINDSOR
I✓
3
10,000 -toot grid ticks
coordinate system. La
corners, it shown, are
positioned.
970452
WELD COUNTY, COLORADO, SOUTHERN PART 23
Windbreaks and environmental plantings of trees and
shrubs commonly grown in the area are generally well
suited to this soil. Cultivation to control competing
vegetation should be continued for as many years as
possible following planting. Trees that are best suited and
have good survival are Rocky Mountain juniper, eastern
redcedar, ponderosa pine, Siberian elm, Russian -olive, and
hackberry. The shrubs best suited are skunkbush sumac,
Siberian peashrub, lilac, and American plum.
Wildlife is an important secondary use of this soil. The
cropland areas provide favorable habitat for ring-necked
pheasant and mourning dove. Many nongame species can
be attracted by establishing areas for nesting and escape
cover. For pheasants, undisturbed nesting cover is essen-
tial and should be included in plans for habitat develop-
ment, especially in areas of intensive agriculture.
This soil has good potential for urban and recreational
development. Increased population growth in the survey
area has resulted in increased homesite construction. The
chief limiting feature for urban development and road
construction is the limited capacity of the soil to support
a load. Septic tank absorption fields function properly, but
community sewage systems should be provided if the
population density increases. Because of the permeability
of the substratum, sewage lagoons must be sealed.
Lawns, shrubs, and trees grow well. Capability class I ir-
rigated.
r 32 -Kim loam, 1 to 3 percent slopes. This is a deep,
well drained soil on smooth plains and alluvial fans at
elevations of 4,900 to 5,250 feet. It formed in mixed eolian
deposit and parent sediment from a wide variety of
bedrock. Included in mapping are small areas of soils that
have loamy sand underlying material.
Typically the surface layer is brown and pale brown
loam about 12 inches thick. The upper 28 inches of the un-
derlying material is pale brown loam. The lower part to a
depth of 60 inches is pale brown fine sandy loam.
Permeability is moderate. Available water capacity is
high. The effective rooting depth is 60 inches or more.
Surface runoff is medium, and the erosion hazard is low.
In irrigated areas this soil is suited to all crops com-
monly grown in the area, including corn, sugar beets,
beans, alfalfa, small grain, potatoes, and onions. An exam-
ple of a suitable cropping system is 3 to 4 years of alfalfa
followed by corn, corn for silage, sugar beets, small grain,
or beans. Land leveling, ditch lining (fig. 6), and installing
pipelines may be needed for proper water applications.
All methods of irrigation are suitable, but furrow ir-
rigation is the most common. Barnyard manure and com-
mercial fertilizer are needed for top yields.
In nonirrigated areas this soil is suited to winter wheat,
barley, and sorghum. Most of the acreage is planted to
winter wheat and is summer fallowed in alternate years
to allow moisture accumulation. Generally precipitation is
too low for beneficial use of fertilizer.
Stubble mulch fanning, striperopping, and minimum til-
lage are needed to control soil blowing and water erosion.
Terracing also may be needed to control water erosion.
The potential native vegetation is dominated by blue
grama. Several mid grasses, such as western wheatgrass
and needleandthread, are also present. Potential produc-
tion ranges from 1,600 pounds per acre in favorable years
to 1,000 pounds in unfavorable years. As range condition
deteriorates, the mid grasses decrease; blue grama, buf-
falograss, snakeweed, yucca, and fringed sage increase;
and forage production drops. Undesirable weeds and an-
nuals invade the site as range condition becomes poorer.
Management of vegetation on this soil should be based
on taking half and leaving half of the total annual produc-
tion. Seeding is desirable if the range is in poor condition.
Sideoats grama, little bluestem, western wheatgrass, blue
grama, pubescent wheatgrass, and crested wheatgrass are
suitable for seeding. The grass selected should meet the
seasonal requirements of livestock. It can be seeded into
a clean, firm sorghum stubble, or it can be drilled into a
firm prepared seedbed. Seeding early in spring has
proven most successful.
Windbreaks and environmental plantings of trees and
shrubs commonly grown in the area are generally well
suited to this soil. Cultivation to control competing
vegetation should be continued for as many years as
possible following planting. Trees that are best suited and
have good survival are Rocky Mountain juniper, eastern
redcedar, ponderosa pine, Siberian elm, Russian -olive, and
hackberry. The shrubs best suited are skunkbush sumac,
lilac, Siberian peashrub, and American plum.
Wildlife is an important secondary use of this soil. The
cropland areas provide favorable habitat for ring-necked
pheasant and mourning dove. Many nongame species can
be attracted by establishing areas for nesting and escape
cover. For pheasants, undisturbed nesting cover is essen-
tial and should be included in plans for habitat develop-
ment, especially in areas of intensive agriculture. Range-
land wildlife, for example, the pronghorn antelope, can be
attracted by developing livestock watering facilities,
managing livestock grazing, and reseeding where needed.
This soil has good potential for urban and recreational
development. Increased population growth in the survey
area has resulted in increased homesite construction. The
chief limiting soil feature for urban development and road
construction is the limited capacity of this soil to support
a load. Septic tank absorption fields function properly, but
community sewage systems should be provided if the
populationdensity increases. Because of the permeability
of the substratum, sewage lagoons must be sealed.
Lawns, shrubs, and trees grow well. Capability subclass
Ile irrigated, IVe nonirrigated; Loamy Plains range site.
33 —Kim loam, 3 to 5 percent slopes. This is a deep,
well drained soil on plains and alluvial fans at elevations
of 4,900 to 5,250 feet. It formed in mixed eolian deposits
and parent sediment from a wide variety of bedrock. In-
cluded in mapping are small areas of soils that have
loamy sand underlying material.
Typically the surface layer is brown and pale brown
loam about 10 inches thick. The upper 28 inches of the un-
derlying material is pale brown loam. The lower part to a
depth of 60 inches is pale brown fine sandy loam.
X70452
1
2 Miles
Scale 1:24 000
5 000 Feet
.ORADO, SOUTHERN PART NO. 1
10 000 Feel
10,000 -toot grid ticks
coordinate system. Le
corners, if shown, are
positioned.
970452
WELD COUNTY, COLORADO, SOUTHERN PART 23
Windbreaks and environmental plantings of trees and
shrubs commonly grown in the area are generally well
suited to this soil. Cultivation to control competing
vegetation should be continued for as many years as
possible following planting. Trees that are best suited and
have good survival are Rocky Mountain juniper, eastern
redcedar, ponderosa pine, Siberian elm, Russian -olive, and
hackberry. The shrubs best suited are skunkbush sumac,
Siberian peashrub, lilac, and American plum.
Wildlife is an important secondary use of this soil. The
cropland areas provide favorable habitat for ring-necked
pheasant and mourning dove. Many nongame species can
be attracted by establishing areas for nesting and escape
cover. For pheasants, undisturbed nesting cover is essen-
tial and should be included in plans for habitat develop-
ment, especially in areas of intensive agriculture.
This soil has good potential for urban and recreational
development. Increased population growth in the survey
area has resulted in increased homesite construction. The
chief limiting feature for urban development and road
construction is the limited capacity of the soil to support
a load. Septic tank absorption fields function properly, but
community sewage systems should be provided if the
population density increases. Because of the permeability
of the substratum, sewage lagoons must be sealed.
Lawns, shrubs, and trees grow well. Capability class I ir-
rigated.
32 —Kim loam, 1 to 3 percent slopes. This is a deep,
well drained soil on smooth plains and alluvial fans at
elevations of 4,900 to 5,250 feet. It formed in mixed eolian
deposit and parent sediment from a wide variety of
bedrock. Included in mapping are small areas of soils that
have loamy sand underlying material.
Typically the surface layer is brown and pale brown
loam about 12 inches thick. The upper 28 inches of the un-
derlying material is pale brown loam. The lower part to a
depth of 60 inches is pale brown fine sandy loam.
Permeability is moderate. Available water capacity is
high. The effective rooting depth is 60 inches or more.
Surface runoff is medium, and the erosion hazard is low.
In irrigated areas this soil is suited to all crops com-
monly grown in the area, including corn, sugar beets,
beans, alfalfa, small grain, potatoes, and onions. An exam-
ple of a suitable cropping system is 3 to 4 years of alfalfa
followed by corn, corn for silage, sugar beets, small grain,
or beans. Land leveling, ditch lining (fig. 6), and installing
pipelines may be needed for proper water applications.
All methods of irrigation are suitable, but furrow ir-
rigation is the most common. Barnyard manure and com-
mercial fertilizer are needed for top yields.
In nonirrigated areas this soil is suited to winter wheat,
barley, and sorghum. Most of the acreage is planted to
winter wheat and is summer fallowed in alternate years
to allow moisture accumulation. Generally precipitation is
too low for beneficial use of fertilizer.
Stubble mulch farming, striperopping, and minimum til-
lage are needed to control soil blowing and water erosion.
Terracing also may be needed to control water erosion.
The potential native vegetation is dominated by blue
grama. Several mid grasses, such as western wheatgrass
and needleandthread, are also present. Potential produc-
tion ranges from 1,600 pounds per acre in favorable years
to 1,000 pounds in unfavorable years. As range condition
deteriorates, the mid grasses decrease; blue grama, buf-
falograss, snakeweed, yucca, and fringed sage increase;
and forage production drops. Undesirable weeds and an-
nuals invade the site as range condition becomes poorer.
Management of vegetation on this soil should be based
on taking half and leaving half of the total annual produc-
tion. Seeding is desirable if the range is in poor condition.
Sideoats grama, little bluestem, western wheatgrass, blue
grama, pubescent wheatgrass, and crested wheatgrass are
suitable for seeding. The grass selected should meet the
seasonal requirements of livestock. It can be seeded into
a clean, firm sorghum stubble, or it can be drilled into a
firm prepared seedbed. Seeding early in spring has
proven most successful.
Windbreaks and environmental plantings of trees and
shrubs commonly grown in the area are generally well
suited to this soil. Cultivation to control competing
vegetation should be continued for as many years as
possible following planting. Trees that are best suited and
have good survival are Rocky Mountain juniper, eastern
redcedar, ponderosa pine, Siberian elm, Russian -olive, and
hackberry. The shrubs best suited are skunkbush sumac,
lilac, Siberian peashrub, and American plum.
Wildlife is an important secondary use of this soil. The
cropland areas provide favorable habitat for ring-necked
pheasant and mourning dove. Many nongame species can
be attracted by establishing areas for nesting and escape
cover. For pheasants, undisturbed nesting cover is essen-
tial and should be included in plans for habitat develop-
ment, especially in areas of intensive agriculture. Range-
land wildlife, for example, the pronghorn antelope, can be
attracted by developing livestock watering facilities,
managing livestock grazing, and reseeding where needed.
This soil has good potential for urban and recreational
development. Increased population growth in the survey
area has resulted in increased homesite construction. The
chief limiting soil feature for urban development and road
construction is the limited capacity of this soil to support
a load. Septic tank absorption fields function properly, but
community sewage systems should be provided if the
population density increases. Because of the permeability
of the substratum, sewage lagoons must be sealed.
Lawns, shrubs, and trees grow well. Capability subclass
Ile irrigated, IVe nonirrigated; Loamy Plains range site.
33 —Kim loam, 3 to 5 percent slopes. This is a deep,
well drained soil on plains and alluvial fans at elevations
of 4,900 to 5,250 feet. It formed in mixed eolian deposits
and parent sediment from a wide variety of bedrock. In-
cluded in mapping are small areas of soils that have
loamy sand underlying material.
Typically the surface layer is brown and pale brown
loam about 10 inches thick. The upper 28 inches of the un-
derlying material is pale brown loam. The lower part to a
depth of 60 inches is pale brown fine sandy loam.
970.52
0**,‘ MEMORANDUM
TO: Kerri Keithley, Current Planner October 14, 1996
COLORADO From: Edwin D. Stoner, Lead Combination Inspector
SUBJECT: USR-1135
The appropriate permits will be required for the conversion of the existing store to a single
family residence. A floor plan showing the changes will be required to be submitted at the time
the application is made for a building permit.
97011/452
FIELD CHECK
CASE NUMBER: USR-1135 DATE OF INSPECTION
APPLICANT'S NAME: Soukup Investments, LLC.
CURRENT PLANNER: Kerri D. Keithley
REQUEST: Site Specific Development Plan and a Special Review Permit for a
operation (400 cattle) and boarding facility (12 horses).
LEGAL DESCRIPTION: Located in part of the SE4 of Section 32, T7N, R67W
County, Colorado.
LOCATION: West of Highway 257, north of Weld County Road 74; adjacent to the
a more precise location, see legal.
LAND USE:
N et
E
livestock confinement
of the 6th P.M., Weld
Town of Windsor. For
W / A
ZONING: N A (Agricultural)
E A (Agricultural)
S A (Agricultural)
W A (Agricultural)
COMMENTS: p * it -0A `.0.1.0tc-e-t-
V co—C.a—*
9 015
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