HomeMy WebLinkAbout951905.tiffUSE BY SPECIAL REVIEW APPLICATION
Department of Planning Services. 1400 N. 17th Avenue. Greeley. CO 80631
Phone (970) 353-6100. Ext. 3540. Fax (970) 3513-6312
TO BE COMPLETED BY APPLICANT: (Please print or type, except for necessary signature)
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA: part of the NE 1/4 of the NW1/
Section 24 . T 6 N, R 67 W- Total Acreage 0.34 A Present Zone A2. Overlay Zone none
PROPOSED USE Retail sale of buffalo meat products
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW PERMIT
Name: Boyd M. & Allison J. Meyer Address 913 16th Street
Greeley, CO
City/State/Zip: Home Telephone: 352-7679 Business Telephone 352-7679
Name: . Al& . , . - , ;Address
City/State/Zip:
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Home Telephone:74/2: - — Business Tele hone? //e.
APPLICANT OR AUTHORIZED AGENT (if different than above)
�Lalme: _
Address:
City/State/Zip:
Home Telephone: Business Telephone:
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Application Fee Paid
Receipt #
Date'.
Zoning District
Zoning Permit #
Chaindexed
Flood Plain: o Yes
o No Geologic Hazard:
o Yes
o No
Approved by: ❑ Staff
Board of County Commissioners - Hearing Date.
Recording Fee Paid
Receipt #
Date
ISSUED BY:
Date
I hereby state that all statements and plans submitted with the application are true and correct to the best of
my knowledge.
Si nature: Autho ized Agent
S519G5
Answers to Special Review Questionaire
1. This proposal is consistent with the Weld County Comprehensive Plan since the
proposal is for an agricultural activity related to agricultural and to agricultural
production.
2. This proposal meets the intent of the zone district in which it is located because it
can provide areas for the conduct of uses by special review which have been determined to
be more intense or to have a potentially greater impact than uses allowed by right. The
intent of the proposal is to comply with the regulations that have been established to
promote the health, safety, and general welfare of the present and future residents of Weld
County.
3. The proposal is a part of the agricultural industry in Weld County which is, as
stated in the Weld County Comprehensive Plan, a complete farm and food system. The
system begins with growing and raising farm produce and ends as a product ready for
purchase by consumers after it has been processed and transported to the market place.
This proposal is an example of that industry wherein the product is grown and raised on
farms and is processed and distributed to the ultimate consumer. Examples of such local
industries are meat, egg, dairy, and vegetable processing and distributing facilities, and
bakeries. This proposal fits within that description of the future development of Weld
County.
It also conforms to the A.Goal 2. under the agricultural heading in the revised
Weld County Comprehensive Plan which states, To allow commercial and industrial uses
that are directly related to or dependent upon prime agriculture to locate within
agricultural zoning when their impact on surrounding properties is minimal and adequate
services and infrastructure are available."
4. The type of uses that surround this site are primarily agricultural. To the southwest
of the site is a residential subdivision. To the west of the site is agriculture; to the north of
the site is agriculture. To the east of the site for at least a half (1/2) mile is agriculture
however, at the road intersection one-half (1/2) mile east of the site there is a chiropractic
center that has been approved by the county. The proposed use is compatible with the
surrounding uses because it does conform with the future development as stated in the
Weld County Comprehensive Plan since it is agriculturally associated.
5. The property is not located in a flood hazard zone, a geologic hazard zone, or
airport overlay zone.
6. Efforts will be made to conserve the productive agricultural land immediately
adjacent to the site. The site is now in grass and that grass will maintained except for the
immediate area of the location of the building and parking area which is estimated to be
about a hundred (100) feet square.
11:141 nnr
7. Public health will be protected by providing a public water service supply tothis
site and discharging of the domestic waste to a septic tank and leaching system. Any other
waste such as solid waste, fats, etcetera will be removed by waste haulers and handlers of
these specific wastes. There will be traps for collecting fat and any other waste not
compatible with the septic tank and leach field.
The safety in the area will be provided by a paved road access into the parking lot
with the building approximately four hundred (400) feet from the state highway. There
will not be immediate access to and from the enterprise directly to the highway.
The welfare of others will be properly discharged in the -development of a plan
compatible with the future development of the area. A paved roadway will replace the
existing gravel and dirt road from state highway 392 south to the irrigation canal, a
distance of approximately eight hundred feet (800').
8. The site will be used for the distribution directly to consumers of processed buffalo
products and related items for the purpose of promoting the use of buffalo meat. There
will be no butchering on site. The meat will be delivered to the site in a quartered form and
will be processed on site into steaks, roasts, hamburger, and other edible items.
The processed material will be refrigerated and sold to consumers on an as used basis.
The related items to be sold to consumers will be knick knacks and other items related to
the use of buffalo meat products such as limited art work, T-shirts, jackets, leather goods,
gifts, caps, and other buffalo oriented consumer products. The facility will include an
employee restroom.
Any meat scrap waste will be contained in a cooler for pick up on a weekly basis.
A grease pit will be provided for fat trimmings. It will be cleaned on a weekly basis and
the material removed. The waste to the septic tank and the leach field will be domestic,
floor washings, and attendant washings. The meat product will be purchased from
buffalo producers in the area.
9. The closest residential structure to the proposed site is some six hundred (600) feet
away. There are others in the general vicinity but all other are more than eight hundred
(800) feet away and most are more than a quarter (1/4) mile away.
10. The enterprise expects to employee one to two people on site at any one time.
The outlet will be open six days per week, nine hours per day, generally from nine a.m. to
six p.m..
11. The maximum customer service anticipated at the site would be sixteen (16) per
day once the outlet reaches its full capacity sometime in the future. Initially it is expected
that five to seven customers might enter the site.
951995
12. There will be no live animals on the site used in the specific processing. However,
this owner does own approximately 130 acres in the vicinity with 7 acres immediately
adjacent to the site and west of the access road. The owner expects to keep on the site up
to six (6) buffalo at any one time simply as an advertising item and enhance the historical
significance of this type of operation to Weld County.
13. The processing equipment to be utilized on site will consist of a meat saw,
cryovac machine, a meat tenderizer, and other miscellaneous meat processing equipment.
There will be refrigeration equipment for the coolers as well as heating and ventilating for
the building itself.
14. There will be one building erected at the site. It will be 35 feet by 55 feet, metal
building with the east and north sides with wood facing. The building will be dark brown
with a porch on the front to appear in a rustic ( Old -West ) mode. The building will be set
on a concrete slab and adjacent to the asphalt surface parking lot.
15. The vehicles accessing the site will be personal vehicles used by the buyers of the
merchandise and employees. Truck deliveries will be by a single axle dual tired
refrigeration truck. It is expected that these deliveries will occur once per week by one
truck of 20,000 pounds. By-products and ordinary trash will each be picked up weekly.
The size of these trucks will vary up to a maximum of about 55,000 pounds.
16. The site will be served by a septic system including grease traps, septic tanks, and
leach fields to the south of the building.
17. There is no proposed storage or stockpile of waste of any kind on the site.
18. Debris, junk, or waste will be disposed of weekly via trash service provided
through contract with licensed trash haulers.
19. Construction is expected to begin within ninety days. It will take approximately
sixty days to build the facility and prepare it for use.
20. The site is grassed at the present time. The grass will remain as the primary
landscaping. There will be shrubbery planted at the front side of the building as shown on
the plan.
21. At such time as the facility is no longer used, reclamation will be accomplished by
removal of the building and parking lot and restoring the grass on the site.
22. There is a growing need for the activity that is proposed here as shown by the
increased interest of customers in the use of buffalo meat as -a food item. Buffalo meat
outlets are very limited in the area and thereby the need for a facility.
95195
23. Fire protection will be provided by the Windsor Fire Protection district.
24. North Weld Water District will provide the domestic water to the site. There is an
existing water tap from the North Weld District to this specific site. That tap will be
activated when the building is constructed.
25. Storm water drainage will be detained in a small pond as required along the south
side of the pavement area and outside of the leach field area.
951995
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Answers to Special Review Questionaire
1. This proposal is consistent with the Weld County Comprehensive Plan since the
proposal is for an agricultural activity related to agricultural and to agricultural
production.
2. This proposal meets the intent of the zone district in which it is located because it
can provideareasfor the conduct of uses by special review which have been determined to
be more intense -or to have a potentially greater impact than uses allowed by right. The
intent of the proposal is -to comply with the regulations that have been established to
promote the health, safety, and general welfare of the present and future residents of Weld
County.
3 The proposal is a part of the agricultural industry in Weld County which is, as
stated in the Weld County Comprehensive Plan, a complete farm and food system. The
system begins with growing and raising farm produce and ends as a product ready for
purchase by consumers after it has been processed and transported to the market place.
This proposal is an example of that industry wherein the product is grown and raised on
farms and is processed and distributed to the ultimate consumer. Examples of such local
industries are meat, egg, dairy, and vegetable processing and distributing facilities, and
bakeries. This proposal fits within that description of the future development of Weld
County.
It also conforms to the A. Goal 2. under the agricultural heading in the revised
Weld County Comprehensive Plan which states, To allow commercial and industrial uses
that are directly related to or dependent upon prime agriculture to locate within
agricultural zoning when their impact on surrounding properties is minimal and adequate
services and infrastructure are available."
4. The type of uses that surround this site are primarily agricultural. To the southwest
of the site is a residential subdivision. To the west of the site is agriculture; to the north of
the site is agriculture. To the east of the site for at least a half (1/2) mile is agriculture
however, at the road intersection one-half (1/2) mile east of the site there is a chiropractic
center that has been approved by the county. The proposed use is compatible with the
surrounding uses because it does conform with the future development as stated inthe
Weld County Comprehensive Plan since it is agriculturally associated.
5. The property is not located in a flood hazard zone, a geologic hazard zone, or
airport overlay zone.
6. Efforts will be made to conserve the productive agricultural land immediately
adjacent tothesite. The site is now in grass and that grass will maintained except for the
immediate area of the location of the building and parking area which is estimated to be
about a hundred (100) feet square.
9519"5
7. Public health will be protected by providing a public water service supply to this
site and discharging of the domestic waste to a septic tank and leaching system. Any other
waste such as solid waste, fats, etcetera will be removed by waste haulers and handlers of
these specific wastes. There will be traps for collecting fat and any other waste not
compatible with the septic tank and leach field.
The safety in the area will be provided by a paved road access into the parking lot
with the building approximately four hundred (400) feet from the state highway. There
will not be immediate access to and from the enterprise directly to the highway.
The welfare of others will be properly discharged in the development of a plan
compatible with the future development of the area. A paved roadway will replace the
existing gravel and dirt road from state highway 392 south to the irrigation canal, a
distance of approximately eight hundred feet (800').
8. The site will be used for the distribution directly to consumers of processed buffalo
products and related items for the purpose of promoting the use of buffalo meat. There
will be no butchering on site. The meat will be delivered to the site in a quartered form and
will be processed on site into steaks, roasts, hamburger, and other edible items.
The processed material will be refrigerated and sold to consumers on an as used basis.
The related items to be sold to consumers will be knick knacks and other items related to
the use of buffalo meat products such as limited art work, T-shirts, jackets, leather goods,
gifts, caps, and other buffalo oriented consumer products. The facility will include an
employee restroom.
Any meat scrap waste will be contained in a cooler for pick up on a weekly basis.
A grease pit will be provided for fat trimmings. It will be cleaned on a weekly basis and
the material removed. The waste to the septic tank and the leach field will be domestic,
floor washings, and attendant washings. The meat product will be purchased from
buffalo producers in the area.
9. The closest residential structure to the proposed site is some six hundred (600) feet
away. There are others in the general vicinity but all other are more than eight hundred
(800) feet away and most are more than a quarter (1/4) mile away.
10. The enterprise expects to employee one to two people on site at any one time.
The outlet will be open six days per week, nine hours per day, generally from nine a.m. to
six p.m..
11. The maximum customer service anticipated at the site would be sixteen (16) per
day once the outlet reaches its full capacity sometime in the future. Initially it is expected
that five to seven customers might enter the site.
9519)5
12. There will be no live animals on the site used in the specific processing. However,
this owner does own approximately 130 acres in the vicinity with 7 acres immediately
adjacent to the site and west of the access road. The owner expects to keep on the site up
to six (6) buffalo at any one time simply as an advertising item and enhance the historical
significance of this type of operation to Weld County.
13. The processing equipment to be utilized on site will consist of a meat saw,
cryovac machine, a meat tenderizer, and other miscellaneous meat processing equipment.
There will be refrigeration equipment for the coolers as well as heating and ventilating for
the building itself.
14. There will be one building erected at the site. It will be 35 feet by 55 feet, metal
building with the east and north sides with wood facing. The building will be dark brown
with a porch on the front to appear in a rustic ( Old -West ) mode. The building will be set
on a concrete slab and adjacent to the asphalt surface parking lot.
15. The vehicles accessing the site will be personal vehicles used by the buyers of the
merchandise and employees. Truck deliveries will be by.a single axle dual tired
refrigeration truck. It is expected that these deliveries will occur once per week by one
truck of 20,000 pounds. By-products and ordinary trash will each be picked up weekly.
The size of these trucks will vary up to a maximum of about 55,000 pounds.
16. The site will be served by a septic system including grease traps, septic tanks, and
leach fields to the south of the building.
17. There is no proposed storage or stockpile of waste of any kind on the site.
18. Debris, junk, or waste will be disposed of weekly via trash service provided
through contract with licensed trash haulers.
19. Construction is expected to begin within ninety days. It will take approximately
sixty days to build the facility and prepare it for use.
20. The site is grassed at the present time. The grass will remain as the primary
landscaping. There will be shrubbery planted at the front side of the building as shown on
the plan.
21. At such time as the facility is no longer used, reclamation will be accomplished by
removal of the building and parking lot and restoring the grass on the site.
22. There is a growing need for the activity that is proposed here as shown by the
increased interest of customers in the use of buffalo meat as a food item. Buffalo meat
outlets are very limited in the area and thereby the need for a facility.
951905
23. Fire protection will be provided by the Windsor Fire Protection district.
24. North Weld Water District will provide the domestic water to the site. There is an
existing water tap from the North Weld District to this specific site. That tap will be
activated when the building is constructed.
25. Storm water drainage will be detained in a small pond as required along the south
side of the pavement area and outside of the leach field area.
951995
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