HomeMy WebLinkAbout971825.tiffSOUTHEAST WELD NATURAL RESOURCES
SOIL CONSERVATION CONSERVATION
DISTRICT SERVICE
**************************************
Shani L. Eastin
Weld County Planning Department
1400 N. 17th Ave.
Greeley, CO 80631
Dear Ms. Eastin:
57 W. BROMLEY LANE
BRIGHTON, CO 80601
(303)659-7004
**********************
June 3, 1997
We have received the application from Horton Cattle
Companies, Case # USR-1152. After our review of the application
and a site visit by Natural Resources Conservation Service
personnel, we have the following comments:
STORMWATER RETENTION
********************
In the Special Review Questionnaire, Horton Cattle Companies
indicates that their proposed expansion is not located in a Flood
Hazard Zone. In fact, the expansion crosses Box Elder Creek's
100 year flood boundary and the proposed stormwater retention
pond lies within this zone. If the pond is constructed in this
area, it should be designed for a 100 -year, 24 -hour rainfall
event.
SOIL LIMITATIONS
****************
Modular homes constructed on Colombo clay loam will
encounter severe limitations from occasional flooding. Vona
loamy sand has only slight limitations for modular home
construction.
The application was unclear as to whether the existing
septic system would be used for the additional twelve houses.
Further study should be conducted to determine if this system is
large enough to process the additional waste. If a new septic
system is needed, the Vona loamy sand has severe limitations for
septic system development because of poor filter materials. Only
moderate limitations from slow percolation and flooding will be
encountered if septic systems are developed in the Colombo clay
loam soil
Thank you for giving us the opportunity to comment on this
matter. If you have any questions or need comments on another
application, please contact us at the above address.
Sincerely,
Toni' Waldron
Southeast Weld Soil Conservation District
971825
'Mannino
JUN 0 6 1997
COLORADO
MAY 2 8 1997
County Referral
May 5, 1997
The Weld County Department of Planning Services has received the following item for review:
Applicant
Please Reply By
Project
Legal
Location
Parcel Number
Horton Cattle Companies Case Number USR-1152
I
May 26, 1997 Planner Shani L. Eastin
A Site Specific Development Plan and Special Use Permit for an expansion of a livestock
confinement operation (50,000 head feedlot, 12 accessory dwelling units).
The E2 of Section 18 and part of the NW4 of Section 17, T3N, R64W of the 6th P.M.,
Weld County, Colorado.
South of and adjacent to Weld County Road 34; west of and adjacent to Weld County
Road 51.
1215-17-000022 and 23; 1215-18-000007 and 08
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full
consideration to your recommendation. Any response not received before or on this date may be deemed to be a
positive response to the Department of Planning Services. If you have any further questions regarding the application,
please call the Current Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 17, 1997
❑ We have reviewed the request and find that it does / does not comply with our Comprehensive Plan
)L) We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
The plan presented by Horton Cattle Companies does not indicate the
Comments: type of housing units being proposed. The school district would encourage
Horton Cattle Companies to, at a minimum, invest in medium quality, long term
housing units which should provide greater stability of families allowing the
quality of education the school district can provide to be of a higher quality.
The stability of families increases the educational gains we can make with the children.
z /114th
Signature
Agency
Date
•Weld County Planning Dept *1400 N. 17th Ave. Greeley, CO. 80631 •(970) 353-6100 ext.3540 44970) 35
EXNISIT
at.
WIlD
COLORADO
rAacyn0" DeCt.
wo 2 31991 ..
OtVeld County Referral
May 5, 1997
The Weld County Department of Planning Services has received the following item for review:
Applicant Horton Cattle Companies Case Number USR-1152
Please Reply By May 26, 1997 Planner Shani L. Eastin
Project A Site Specific Development Plan and Special Use Permit for an expansion of a livestock
confinement operation (50,000 head feedlot, 12 accessory dwelling units).
Legal The E2 of Section 18 and part of the NW4 of Section 17, T3N, R64W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to Weld County Road 34; west of and adjacent to Weld County
Road 51.
Parcel Number 1215-17-000022 and 23; 1215-18-000007 and 08
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full
consideration to your recommendation. Any response not received before or on this date may be deemed to be a
positive response to the Department of Planning Services. If you have any further questions regarding the application,
please call the Current Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 17, 1997
❑ We have reviewed the request and find that it does / does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
A( See attached letter.
Comments:
Signature
Agency
a/ 2c
gate; inn.
Date
5=12-97
W• eld County Planning Dept. +1400 N. 17th Ave. Greeley, CO. 80631 4(970) 353-6100 ext.3540 4(970) 3
9'718"
ii"
May 22, 1997
'fanning Dept.
MAY 2 3 1997
VED
Shani L. Eastin, Planner
Weld County Planning Department
1400 N 17th Avenue
Greeley, CO 80631
Dear Ms. Eastin,
Cooperative Extension
Colorado State University
Weld County Extension Office
425 North 15th Avenue
Exhibition Building, Island Grove Park
Greeley, Colorado 80631
(970) 356-4000 Ext. 4465
FAX: (970) 351-0415
I have received and reviewed Horton Cattle Company's request for a Special Use Permit, Case
Number USR-1152, for expansion of a livestock confinement operation south of Kersey. Also, a
site inspection was made on May 20, together with Randy Saner from this office.
The size of the existing facility requires it to adhere to Confined Animal Feeding Operation
(CAFO) Regulations. Continued compliance must be observed through all phases of expansion.
This includes meeting proper sizing and permeability requirements for storm and process waste
water retention ponds. It is suggested that fences be constructed around all retention ponds,
existing and planned, for safety reasons.
Present animal density is approximately 300 square feet/animal, which is within recommended
guidelines (Feedlot Layout, Great Plains Beef Cattle Handbook, GPE-5201, copy enclosed) and
should be maintained. The proposed layout of pens appears adequate for proper drainage, animal
comfort, and maintenance.
With consideration of the above recommendation, Weld County Extension has no objection to
this proposal. If there are any questions, please do not hesitate to contact me.
Sincerely,
Keith R. Maxey
Extension Agent (Dairy/Youth)
971825
Colorado State University, U.S. Department of Agriculture and Weld County cooperating.
Cooperative Extension programs are available to all without discrimination.
•
•
•
ADDITIONAL HOLDING
PENS
FEED BUNK i FEED BUNK
HOLDING PEN
Figure 3.
DRIPPING
PENS
-•-- DIPPING
VAT
HOSPITAL
- LOCATION FOR
CAGE -TYPE
DIPPING VAT
might be installed between feedlots and the office
and shipping center. The number of holding pens
individually accessible from the movement alley can
be varied in size and number to fit individual needs.
The conditioning lot for caring for the newly received
animals can be near the office for supervision.
Hospital Facilities
A well -designed lot will provide pens for recovery
of sick animals. Sick pens are designed for isolation
of the sick from the healthy and are accessible to
working equipment used for convenient treatment.
Devote about 2 to 5 percent of the feedlot area
to hospital pens in lots feeding mostly yearling cattle.
Lots feeding calves need more intensive care areas.
Hospital facilities may be built close to working
5201.3
corrals and conditioning lots for starting new arrivals.
In larger lots, hospital facilities will also be needed
at several locations in the lot, or a trailer especially
designed for hauling sick cattle to the hospital area
will be needed. Some feedlots prefer to disperse the
hospital areas into sections of the feedlot providing
one hospital working area for about 6000 head of
cattle.
Hospital pens should be well -drained. Drainage
from the hospital pens should be directed out of the
lot and not run through other pens or alleys. Include
a shed designed to minimize stress and provide a place
that will contribute to the recovery of sick animals.
Also build solid fences in places where sick animals
might contact healthy animals. The hospital area
should be equipped with slings for supporting the
animal, with medical supplies, hot water, refrigerator
and a small record center for catalogs, records, in-
formational bulletins and similar decision making
aids.
Feeding Pens
Cattle feeding may be in open lots or in build-
ings. Open lots expose the cattle to heat, blizzards and
mud that reduce the efficiency of gain but the initial
cost and operating costs are lower in open lots. Rain-
fall and drainage are principal factors in the decision
between housing or open lot feeding. Mud can reduce
gains drastically.
Individual pens should be designed so cattle will
eat at the slightest whim. Activity necessary to eat,
drink and rest should be minimal. Design should
minimize stress of mud, heat and harassment from
wild animals or people.
Bunk space/head should be one of the first de-
cisions made in planning. The depth of the pen
needed depends on the bunk space/head and the plan-
ned area/head. For example, if the bunk space/head
is selected to be 12 inches and the area is 200 square
feet, the pen should be 200 feet deep.
Bunk space can vary from 9 inches to 24 inches
per head. Nine inches per head is recommended if
cattle have access to feed at all times.
The suggested feeding pen space allowance per
head is 125 to 400 square feet if the lot is unpaved
except for paving around waterers and along bunks.
The number of pens required is extremely vari-
able but in general the minimum number of pens
is preferred. Investment and operational costs may be
reduced by using fewer but larger pens. Pens sized to
hold multiples of 60 head are more convenient be-
cause of • trucking requirements. In custom feedlots
the majority 'of pens with a capacity for 120 head ap-
pears to be desirable because of customer convenience.
The maximum number of head per pen is limited by
the financial capital of the feeder and the ability of
971825
Weld County Referral
May 5, 1997
The Weld County Department of Planning Services has received the following item for review:
Applicant Horton Cattle Companies Case Number USR-1152
Please Reply By May 26, 1997 Planner Shani L. Eastin
Project A Site Specific Development Plan and Special Use Permit for an expansion of a livestock
confinement operation (50,000 head feedlot, 12 accessory dwelling units).
Legal The E2 of Section 18 and part of the NW4 of Section 17, T3N, R64W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to Weld County Road 34; west of and adjacent to Weld County
Road 51.
Parcel Number 1215-17-000022 and 23; 1215-18-000007 and 08
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full
consideration to your recommendation. Any response not received before or on this date may be deemed to be a
positive response to the Department of Planning Services. If you have any further questions regarding the application,
please call the Current Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) June 17, 1997
❑ We have reviewed the request and find that it does / does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature
Agency
dfrAsetta
NAIL_ . Iiaaa,
Date 5:- a R _ e( -�
+Weld County Planning Dept. ♦1400 N. 17th Ave. Greeley, CO. 80631 x(970) 353-6100 ext.3540 4.(970) 3
971823
IEXHIBIT
US(G-(1St-
Wine
COLORADO
MEMORANDUM
TO: Shani Eastin, Current Planner DATE: June 5, 1997
FROM: Don Carroll, Project Administrator i.Q
SUBJECT: USR-1152, Horton Cattle Company
The Weld County Public Works Department has reviewed this proposal; the following comments
are recommended to be a part of any approval:
1. Right -of -Way: On WCR 51 between WCR 32 and WCR 34, the Clerk to the Board has
verified that the County has records of 30 feet on the west side of the mile section with no
verification of the additional 30 feet on the east side. I recommend a dedication of 30 feet on
the east side of WCR 51.
I would like to have the applicant verify that the storm water retention ponds parallel WCR 51
on the west side do not fall within the County's 30 foot right-of-way from the section line. The
Planning Department has indicated that there is no setback requirement in an agricultural zone
for this type of retention pond.
In the expansion area, I recommend that the new retention pond section parallel to the County
road have a setback of at least 20 feet from the property line. This buffer would insure that
there is some distance from the ponds to the County road in case of leeching, softening of the
road base, or undermining with additional moisture from the pond. Attached is a
recommended cross section showing roadway, berm, pond, right-of-way, and setback.
2. Storm Water Retention Ponds: The Weld County Health Department will respond on the
drainage based on a 25 -year, 24 -hour rainfall retention facility with a minimum of two feet of
freeboard for a 168 feedlot pen area. This retention facility deals with animal units and has
different regulations than the Public Works Department's drainage requirements.
3. Access Plan/Traffic Circulation: The applicant has indicated that are well over 20 accesses
to the facility. I am attaching a revised access/traffic circulation plan map indicating the closure
of several access points. The closure recommendation includes closing circle drive accesses
and any accesses with a 45° angle, etc. The proposed additional residential housing should
utilize the existing residential access. A proposed internal road circulation system is identified
on the attached map. There is an internal road system located directly between the pens and
the retention ponds. The applicant should utilize this lane and close direct access on to WCR
51. This would minimize multiple accesses to the County road.
9718?5
Shani Eastin, Current Planner
USR-1152, Horton Cattle Company
Page 2
4. Upgrading WCR 34 and WCR 51: The following ADT counts were taken mid -week on
5/14/95. These counts are as follows:
WCR 34 in the vicinity of the intersection, 327 vehicles
WCR 51 south of the intersection, 241 vehicles
WCR 32 west of the intersection, 37 vehicles
With these counts presently exceeding over 200 vehicles per day, the Weld County Public
Works Department recommends the applicant enter into a Road Improvements Agreement to
pave WCR 34 and WCR 51. The applicant should be required to pay their proportionate share
based on the traffic generated by the feed lot. The applicant should provide information on the
truck traffic generated by the feedlot.
5. People/Hours Utilizing the Site: The applicant has indicated that perhaps 50 people may
be employed at a maximum capacity. Other than the 50 employees, the owners, owners'
family, veterinarian, various sales representatives, supply and delivery traffic will visit the site.
plan4
871825
clitz
IIIlk
COLORADO
MEMORANDUM
To: Shani L. Eastin, W.C. Planning Date: June 6, 19 ;7
From: Trevor Jiricek, W.C. Health Departmen`(0'�'
Re: Horton Cattle Companies, USR-1152
The Environmental Protection Division has reviewed this application. We have compiled
numerous recommended conditions and standards for this application. We have attempted to
simplify our referral by separating the proposed conditions of approval and development
standards.
The following are recommended to be conditions of approval:
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 and waste water handling plan, for a 50,000 head
feedlot, 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 I/4"/day (1x10-5 cm/sec). This shall be
conducted by a Registered Professional engineer.
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.
(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.
Demonstration that the facility has the ability to manage and/or land apply
manure and waste water at agronomic rates in akkordauce;with thy -CAM
regulations.
(3)
(5)
971825
JUN 0
EXHIBIT
US12— ( 1.57.
(7)
Horton Cattle Companies
USR-1152
Page 2
(6) Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO Regulations.
Demonstration that no process wastewater retention structures are located
within a mapped 100 year flood plain unless proper flood proofing
structures are provided. If flood proofing structures are provided they
shall be reviewed and approved by a Colorado Registered Professional
Engineer.
(8) 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.
D) An odor abatement plan shall be submitted to the Weld County Health
Department for review and approval.
E) The facility shall demonstrate compliance with Section 47 of the Weld County
Zoning Ordinance.
F) 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.
G) The septic system serving the eastern -most home on the property has a failing
septic system. The system shall be repaired in accordance with the Weld County
Individual Sewage Disposal Regulations.
H) The Weld County Health Department was unable to locate septic permits for any
of the five (5) existing septic systems currently located on the property. Any
existing septic system(s) which is not currently permitted through the Weld
County Health Department must be permitted. Each unpermitted septic system
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.
971825
Horton Cattle Companies
USR-1152
Page 3
1) The two (2) septic systems serving the office and the veterinarians shop
must be reviewed by a Colorado Registered Professional Engineer. The
review shall consist of observation of the system and a technical review
describing the systems ability to handle the proposed hydraulic load. The
review shall be submitted to the Environmental Protection Division of the
Weld County Health Department. In the event the system is found to be
inadequately sized or constructed the system shall be brought into
compliance with current regulations.
The following are recommended to be development standards:
1. Fugitive dust shall be controlled on this site. The facility shall be operated in accordance,
at all times, with the approved dust abatement plan.
2. All liquid and solid waste shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination.
3. There shall be no permanent disposal of solid wastes, as defined in the Regulations
Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site.
4. The facility shall maintain compliance with confined Animal Feeding Operations Control
Regulations (5 CCR 1002-19) and, Section 47 of the Weld County Zoning Ordinance, as
amended.
5. The maximum permissible noise level shall not exceed the light industrial limit of 70
db(A), measured according to Section 25-12-102, C.R.S.
6. Any required NPDES Permit shall be maintained in compliance with the Water Quality
Control Division of the Colorado Department of Public Health & Environment.
7. All construction on the property shall be in accordance with the requirements of the Weld
County Building Code Ordinance, as amended.
8. The facility shall not discharge run-off or other waste waters to surface or groundwater
with exception to what is allowed by the Confined Animal Feeding Operations Control
Regulations.
9. 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.
9711325
Horton Cattle Companies
USR-1152
Page 4
10. 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).
11. 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.
12. 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.
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.
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.
13. 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.
14. The facility shall be operated in a manner to control flies. The fly control 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 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
971825
Horton Cattle Companies
USR-1152
Page 5
facility) complaints, and in the judgement of the Weld County Health Officer, there exists
a fly condition requiring abatement.
15. Any septic system located on the property must comply with all provisions of the Weld
County Individual Sewage Disposal System Regulations.
A) Any future commercial type structure, i.e. offices, shops, veterinarian clinics, etc.
shall be served by a septic system. The system shall be designed by a Colorado
Registered Professional Engineer according to the Weld County Individual
Sewage Disposal Regulations.
16. 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.
tj\657
97182.5
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