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Home My WebLink About990379.tiff DEPARTMENT OF PLANNING SERVICES Weld County Administrative Offices, 1400 N. 17th Avenue, Greeley, CO 80631 Phone (970) 353-6100, Ext. 3540, Fax(970) 353-6312 USE BY SPECIAL REVIEW APPLICATION Application Fee Paid /7O0, 6'D Receipt# `7-&-,7-- Date Recording Fee Paid Receipt# Date Application Reviewed by: TO BE COMPLETED BY APPLICANT: (Please print or type, except for necessary signature) LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA: 21450-A PT NE4 7 4 67 Beg 45.6'S of NE Cor SEC N87D58'W 180' M/L PARCEL NUMBER: 1 0 5 9 0 7 0 0 0 0 4 0 (12 digit number-found on Tax I.D. Information or obtained at the Assessor's Office. Section 07 , T 04 N, R 67 W-Total Acreage 6. 18 Zone District AG Overlay Zone_ Property Address (if available) 22915 Weld County Road 15 Johnstown, CO 80534 Proposed UseAgri-business office, ag product storage and feed trial research SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW PERMIT Name: Susan Emmons Address:22915 Weld County Road 15 City/State/Zip: Johnstown, CO Home Telephone: Business Telephone 80534 Name: Address: City/State/Zip: Home Telephone: Business Telephone APPLICANT OR AUTHORIZED AGENT(if different than above) Name: Cattleman's Choice Loomix, LLC Kenneth P. Munsch, President Address: PO Box 610 City/State/Zip: Johnstown, CO 80534 Home Telephone: N/A Business Telephone: 970-587-4626 DEPARTMENT OF PLANNING SERVICES USE ONLY Case# Floodplain: 0 Yes 0 No Geologic Hazard: ❑ Yes ❑ No I hereby state that all statements and plans submitted with the application are true and correct to the best of my knowledge. Rev: 1-27-97 Signature: Owner or Authorized Agent Road File# RE: EXHIBIT 1 990379 5 USE BY SPECIAL REVIEW QUESTIONNAIRE 1. Explain, in detail, the proposed use of the property. Cattleman's Choice Loomix, LLC with your permission plans to relocate its' business office to the former Virginia Lynn Dairy Farm located at 22915 Weld County Road 15,just west of Johnstown, Colorado. Our agri-business is similar to what was done on this farm in the past and use of the facilities will not be substantially different. The property is currently zoned agricultural and it is our intention to continue using the property for agricultural use. The two primaries uses for this site include: business office located in the larger home and feed trial research on the number of cattle allowed on this acreage. 94% of our sales last year was feed manufactured and shipped in semi-load containers from plants located in Johnstown, Colorado, Billings, Montana and Hereford, Texas. None of that business will be manufactured or shipped from the former Virginal Lynn Dairy Farm. The other 6% of our business are safe agricultural products that would be stored at this site and are shipped in by a freight company and/or an occasional shipment that would arrive in a semi trailer. Shipments by large trucks or semi-trailers are very infrequent. (Average less than one per month) They are then shipped out to customers normally in something similar to Yellow Freight or UPS. Detailed outline of use follows: SITE MAP This site map is very accurate but a little outdated. Since this picture was taken some improvements were made. The lawn south of the Primary House (A) has been landscaped and-a fountain was put in west of the house. A small pen was connected to the Stable, Pen & Pasture (D). An attachment was made to the Large Metal Building (E) to the north for an office when the rabbit business was in place. Primary House & Landscaped Lawn(A) Previous use was an agricultural residence and administrative/business office for the dairy and rabbit farm. Cattleman's Choice Loomix, LLC would use this building as its' business office. Approximately 7-10 management and staff employees would be running the day to day operation of our company. We will keep the main structure of the building in tact. The landscaped lawn will be maintained and used to add beauty to our office surroundings. Jr Guest House & Garage (B) Previous use was as a rental home. Cattleman's Choice Loomix, LLC would rent this building to one of our employees or to the farmer/groundskeeper for the entire property. Carriage House - East End(C) Previous use was as an active working garage. This building is now used as a guest quarters. Meeting space on lower level and small sleeping quarters upstairs. Cattleman's Choice Loomix, LLC would use this building on a daily basis as a quiet place to get away to work on a project or a very small meeting with a customer or supplier. }�. w041°11.4: Alatitte't Stable, Pen& Small Pasture - West End(D) Previous use was to stable horses. Cattleman's Choice Loomix,LLC would use this building and land to keep a few head of cattle for ongoing research of our primary natural ingredients and their effect on natural forages and grass. Aie 4 44 • Large Metal Building (E) Previous use was for housing 5000 rabbits making it one of the largest rabbit businesses in Northern Colorado. It is currently being used to store automobiles. Cattleman's Choice Loomix, LLC will use this building to store safe agricultural products that will ultimately be shipped to our customers. oat Silo (F) Previous use was to store feed for the Virginia Lynn Dairy that existed at this spot. It is the last existing structure of that dairy. Cattleman's Choice Loomix, LLC intends to keep this silo maintained. The use for this structure has not yet been determined except we would paint the silo and put our company logo on the northwest side. 2. Explain how this proposal is consistent with the intent of the Weld County Comprehensive Plan. Weld County has a rich tradition as being a leader nationally in agricultural production. Agriculture and its' economic impact are important to the future and to the heritage of Weld County and Johnstown. Our intended use of this property would carefully preserve two pieces of agricultural history. The Virginia Lynn Dairy Farmhouse (which will become our business office) was built in 1880 and has been carefully preserved. Loomix, a high natural protein, vitamin and mineral supplement for the beef and dairy business has been a nationwide leader since the early 1950's. Johnstown, Colorado is home to one of the original manufacturing plants of the Loomix product line. The plant is still in existence and currently manufactures Loomix for cattle producer's in 9 Western states. This plant is located in downtown Johnstown, Colorado and will remain there. Currently the business office for Cattleman's Choice Loomix is located adjacent to the manufacturing plant in Johnstown, Colorado. Our intended use for this site is very consistent with Weld County Agricultural Goals and Policies. Goal 1 —Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture. Our use of this property will not interfere or be incompatible with existing land uses. It will help to preserve prime farmland, as this site has low capacity land for food production. Goal 2 —Allow commercial and industrial uses which are directly related to or dependent upon agriculture to locate within Agricultural zoning when the impact to surrounding properties is minimal, and where adequate services and infrastructure are available. Our business is directly dependent on the beef and dairy industry. The majority of Cattleman's Choice Loomix, LLC goods and services are directed towards the end- use producer. At this site, our impact to the surroundings will be extremely minimal, as either no new construction will be engaged nor will any of the existing structures be removed. Under Policy 2 of Goal 2,by locating our office in an existing facility it would eliminate the possibility of new construction on productive farm ground. Goal 7 —Protect agricultural land from encroachment by those urban uses which hinder the operational efficiency and productivity of the agricultural uses. This special use permit, if granted to Cattleman's Choice Loomix, LLC is a perfect example of maintaining agricultural productivity and contributing to the County's economy. In order to maintain the agricultural zoning on this acreage, it is restricted to an agri-business due to limited acreage available. 3. Explain how this proposal is consistent with the intent of the Weld County Zoning Ordinance and the zone district in which it is located. The A District is established to maintain and promote agriculture as an essential feature of Weld County. Providing for areas of conduct of agricultural activities, those related to agriculture and agricultural production. The A District is also intended to provide areas for conduct of Uses by Special Review which is required for Cattleman's Choice Loomix, LLC. Upon studying Weld County Zoning Policies Cattleman's Choice Loomix is consistent with the following 31.2.8, 31.3.1, 31.3.2, 31.3.5, 31.4 and 31.4.2. 31.2.8 —Cattleman's Choice Loomix, LLC. will feed a minimum number of cattle periodic throughout the year performing field research on feed supplements. 31.3.1 —Cattleman's Choice Loomix, LLC. will store (in an existing structure) safe agricultural products that will be shipped to our customers. 31.3.2—Cattle mentioned above will have access to one existing barn for protection in adverse weather conditions. 31.3.5 —Cattleman's Choice Loomix, LLC. will utilize the larger home for our business office which is included under Weld County Use by Special Review guidelines. 31.4—Our business is 100%based on agricultural. We do not provide any products or service that are not related to an agri-business. 31.4.2 —Cattleman's Choice Loomix, LLC. is included in this ordinance as a distributor of feed supplements (grain and feed sales). 4. What type of uses surround the site? Explain how the proposed use is consistent and compatible with surrounding land uses. A variety of land uses surround this site. North—Johnstown Fire Protection District station house, built in 1998 East—Residential housing subdivision. South—Production agricultural properties. West—Production agricultural properties. In answering this question, I put myself in the shoes of the surrounding landowners. As a home owner I would prefer this property to remain as is and preserve Johnstown history as to a number of other options: Land developer purchasing and dividing into small housing lots or commercial development. As an adjoining farmer/rancher, I understand the importance of agri-business in completing agriculture production and the economic impact of agri-businesses in Weld County. As the Fire Protection District, I realize the property will be well maintained and be in compliance with the city fire code and any requirements per insurance companies. With Cattleman's Choice Loomix, LLC. not building or destroying any of the present structures the surrounding land owners will probably not notice any differences at this site. 5. Describe, in detail, the following:. a. How many people will use this site? This will be limited to office employees on a daily basis and occasional appointments with customers or suppliers. b. How many employees are proposed to be employed at this site? Presently we have 5 staff members who work at our office on a daily basis. We have 2 sales managers located in Fort Collins, Colorado who come to the office on the average of twice weekly. Total management personnel fluctuates between 7 and 10 employees. This number has been real constant and we do not see any major changes in the immediate future c. What are the hours of operation? Monday through Friday, 8:00 a.m. to 5:00 p.m. d. What type and how many structures will be erected(built) on this site? No additional structures will be built by Cattleman's Choice Loomix, LLC. e. What type and how many animals, if any, will be on this site? Livestock will be limited to beef cattle. Cattle will only be present in limited time frames (2-4 months)when feed trial research is being performed. The number would never be greater than what is allowed per the county on acreage of this size. (4) f. What kind (type, size, weight) of vehicles will access this site and how often? Daily employee vehicles will access, these include: Toyota Camry, Mercury Cougar, Mitsubishi Galant, Dodge V2 ton Pickup and Ford Expedition. Weight ranges from 2400 pounds to 3700 pounds. Weekly deliveries/pickups from UPS and Federal Express. Delivery units vary in weight but average 5000 pounds. Annually 4-6 deliveries from Semi/Tractor Trailers. A semi with a full load weighs 72,000 pounds. (Semi tractor/trailer 24,000 pounds, load 48,000 pounds) g. Who will provide fire protection to the site? Johnstown Fire Protection District h. What is the water source on the property? Domestic—Town of Johnstown, water meter, out of town Irrigation—Non Applicable i. What is the sewage disposal system on the property? Septic System,no changes required. j. If storage or warehousing is proposed, what type of items will be stored? Forage Gro Forage Gro MC Organic liquid fertilizer for alfalfa in 2.5 gallon containers. Two containers per cardboard box. Sun Glo Feeds Show Calf Feed— 50 pound bags Show Hog Feed— 50 pound bags 6. Explain the proposed landscaping for this site. Non Applicable—all existing landscaping will remain and is reflected on map. 7. Explain any proposed reclamation procedures when termination of the Use by Special Review activity occurs. Non Applicable 8. Explain how the storm water drainage will be handled on the site. Non Applicable 9. Explain how long it will take to construct this site and when construction and landscaping is scheduled to begin. Non Applicable 10. Explain where storage and/or stockpile of waste will occur on this site. Beyond normal office trash no other waste will accumulate. Trash will be stored in a 90-gallon toter and weekly placed at curb for pickup by local vendor. Upon pickup toter will be pulled back to barn. Evidence of adequate water supply: 22915 Weld County Road 15 is serviced by domestic water from the Town of Johnstown, out of town meter. Water usage is projected to remain the same or less. Water usage for grounds should be the same as no landscape changes are anticipated. House usage should be less as no one will be living in the house. • 44. 6 " p yes, i i '22 GIP I: I st ,c,-..;.0, v m, 5'` 1 - I(q,- O S. Gt• O b@ A 6 O 9 O.� 0 00 0.1 O iO 1 m 0 is O QI q O © O O O U 0 O O P N G ;.O N S. �I'y.N CC O 0 O O m O OS. 0,2 O O O O I2 O Op fn . I PW ,'I . 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N MT01.2C10 Po0) 0m \ 0) Olvc I; 4l Plnm Q., g.,•• 0{ O 'p I�• sa.• •V 101 OI.V Ol a• Of O Ol P� Q �{ ")e P \rf N'\rl' s e•1 ti\9 N -------"2,20 B -------20 M O d P N OO O ^ P M in MiM:M N Nv M n y�-1. "AO 20 x O (yj `I �'N O`er IQeb UYd vl 1M M M: N':N In *'i° .�..-t.; .-I ..a.,N OO 2' Yl z ef. I `i �a '1e,, h. Iri ` x 4 of LI "$ d0 Y CO C 9• Co• IC S.0 hi 0 PO I:.: CO ? W C C . C 6 'lam yam ';r. 1 m 1IIO N o co a m 0. N ` v N m >_ m ki _ 5L .'1 1L m LO C_ N N 3 I3 0 e4) N 41-' N O C "€� -U N U W U U1. W m 'U M �U O) rU = 0 m_- 0 0_M 3 Z 2 O o E0 7 E0 0 o a E s £ ! E 1 E E E £ V DL- LC6 £ 6 £ £ £ £ *s 4 E w w II w: E w w w W X I M in w I J O J 0 2nVI Evidence of adequate sewage disposal: 22915 Weld County Road 15 recent inspection of septic systems has been approved by Weld County Environmental Protection Specialist. Copes of such approval are attached. OCT-27-1998 15 13 P.01 •IL:. /fit ; Post-it Nolte 7671 �e jVI3 jPayea► t I To . Fran Phond N Phones ' .tt le i Faye Faze' 1 -u Wye 1517 1E ti tlr `( I ., .,. : ; . : I' H .: • ,(9.70)'3`-- --- -- s + ! ' SEPTIC LOAN APPROVAL I. I i. CIoii• ng;Date: 12/12/19981 Request No : 98-086 I ; Ne'w 'Loan : Y Date Received: .10/13/1998 Red-Financed' ': N • tQ , 2 IT +Y. CONCERN: *uielw.:and inspection report regarding water and the sewage disposal system 'for. an''existing We'llinsc $END1T0: S sail Emmons i Realtor Phone : 2 ,191.5 'Weld: County Road 15 I Owner Phone (H) : (970) 587-2128 Johnstown Colorado 80534 Owner Phone (W) : __:_ .:toRMATION ' Address : 22915 WCRD. 15 ;JOHNSTOWN CO 80534 : Legal: . : 21450-A PT NE4 7 4 67 BEG 45.6'Sec/Twn/Range:C' N8 Subdivsiors/Leg al',: ?roperty O?}mer: Emmons, .Susan Licensed: 'apIcAPump dn.: 07/02/199.8' By: Art.' Sanitation A)C? ;ON;' RSEORD.:. Permit No: G19780130i SOE(Y/N) : N Year Installed: 1978' (original. I e'r c BLEHM' & EMMOMS . • 'iBath . 1' Bed: 3 Acres: 6.00 Date of Final Insp: 05/15/1978 lWater Sup Y;y I ;, PubIIC t . Utility Name: Little Thompson yPsivfat t i, • Cistern: Wtl1: - Permit Number:. Tasl)C Capa i�.ty. 1000 gallons I Field Size: 594 square feet INSPECTION !INDINGS.: Date of Inspection: 10/14/1998 � ' Soil'Condi ions Dry:' XX Saturated: Snow-covered: • Res;idencei;; dccupied: XX Vacant: Other: ;.Sewage,.ti ,oral System: - Satisfactory: XX ; Baote'roldgical Water Test - Acceptable: XX Other: •Cc*q#7S;a AtIltime. of inspection there were lip apparent signs of system failure. `, signature: CIPA '.. Date: f ��l! `u Environmental Protection Specialist H. I Iemployees undertake or assume any liability-,to'ehe,owner the shops.property:�. peither;.ohe:asenty of Veld. anorany props of its .agents or t in connection of on with sifter its.: •`, toleny pure aser of ithe above property'onto'any lending agenry making a loan on the above leoper Y 1. esaaiution"of the property or:in the'?eport• '' e'inspection was Iconductea solely for the purpose of detecting health hazards observable at the time of inspection, and does net cast&tytea !errantly that :ebb system is without flaw or that �t will continue to function in the future. Inspections requested.; I during periods of.stow cover and high soil'saturation may be of) questionable value to potential buyers doe to adverse conditions I• iI . �I I' le was taken. Evaluations hued on-' � �Watsz epaplerbport� ze£leet the hacteriologieal Quality o£ th9 water supply at the rime the sample � � > + ,1 events ; 'I' under Oath, indicating current status ofthe'syetea: . SFatements of'Exist in9 1806) relies'on SOfotmation the propercy� owner provides, ; aPd representing to the hear e!'h1s/hsr, knowledge the system is not failing ee function properly' 7-Yf- ic -'-1 � bl { ' I; I .. 0CT-26-1998 11 13 ?.d2 WELD COUNTY HEALTH DEPARTMENT ,tirigge. OLORADO 1517 16TH AVENUE COURT, GREELEY, CO 80631 (970) 353-0635 EXT 2225 FAX (970) 356-4966 SEPTIC LOAN APPROVAL Closing Date: 12/12/1998 Request No : 98-086 New Loan : Y Date Received: 10/13/1998 Re-Financed : N • TO WHOM IT MAY CONCERN: .Review and inspection report regarding water and the sewage disposal system for an existing dwelling: SEND TO: Susan Emmons Realtor Phone : 22915 Weld County Road 15 Owner Phone (H) : (970) 587-2128 Johnstown Colorado 80534 Owner Phone (W) : INFORMATION: Address: 22915 WCRD. 15 JOHNSTOWN CO 80534 Legal : 21450-A PT NE4 7 4 67 BEG 45 .6'Sec/Twn/Range:C N8 Subdivision/Legal : Property Owner: Emmons, Susan Tank Pumped On: 07/02/1998 By: Art' s Sanitation Licensed: EMIT ON RECORD: Permit No: G19780130 SOE (Y/N) : N Year Installed: 1978 Original Owner: BLEHM & EMMOMS Bath: 1 Bed: 3 Acres: 6 .00 Date of Final Insp: 05/15/1978 Water Supply - Public : Y Utility Name: Little Thompson Private: Cistern: Well: Permit Number: Tank Capacity: gallons Field Size: 594 square feet INSPECTION FINDINGS: Date of Inspection: 10/14/1998 Soil Conditions - Dry: XX Saturated: Snow-covered: Residence - Occupied: XX Vacant: • Sewage Disposal System - Satisfactory: XX Other: Bacteriological Water Test - Acceptable: XX Other: COMMENTS: At time of inspection there were no apparent J„„ signs of system failure. • Date: �Dl l Signature: (VV1C l Environmental Protection Specialist ' 8either the County of Weld, nor any of its agents or employees undertake or assume any liability to the owner of the above property, to any purchaser of the above property or to any lending agency making a loan on the above property in connection with either its examination of the property or in the report. s Inspeetion was conducted solely for the purpose of detecting health hazards observable at the time of inspection, and does not constitute a warranty that the system is without flaw or that it will continue to function in the future. Inspections requested daring periods of snow cover and high soil saturation may be of questionable value to potential buyers due to adverse conditions. Water sample reports reflect the bacteriological quality of the water supply at the time the sample was taken. Evaluations based on Statements of existing (SOS) relies on information the property owner provides, under oath, indicating current status of the system aid representing to the best of his/bar knowledge the system is net failing to function properly. _ _ OCT-26-1998 11: 12 P.01 r CWELD COUNTY HEALTH DEPARTMENT COLORADO 1517 16TH AVENUE COURT, GREELEY, CO 80631 (970) 353-0635 EXT 2225 FAX (970) 356-4966 SEPTIC LOAN APPROVAL Closing Date : 12/12/1998 Request No : 98-086 New Loan : Y Date Received: 10/13/1998 Re-Financed : N TO WHOM IT MAY CONCERN: Review and inspection report regarding water and the sewage disposal system for an existing dwelling: SEND TO: Susan Emmons Realtor Phone : 22915 Weld County Road 15 Owner Phone (H) : (970) 587-2128 Johnstown, Colorado 80534 Owner Phone (W) : ====== • ' INFORMATION: Address: 22857 WCRD. 15 JOHNSTOWN CO 80534 Legal: 21450-A PT NE4 7 4 67 BEG 45 .6' Sec/Twn/Range :C N8 Subdivision/Legal : Property Owner: Emmons, Susan - Tank Pumped On: 07/02/1998 By: Art's Sanitation Service Licensed: Y • ,KNIT ON RECORD: Permit No: G19780129 SOE(Y/N) : N Year Installed: 1978 Original Owner: BLEHM & EMMOMS Bath: 1 Bed: 2 Acres: .50 Date of Final Insp: 05/07/1978 Water Supply - Public : ; Y Utility Name: Johnstown Water • Private: Cistern: Well : Permit Number: Tank Capacity: 1000 gallons Field Size : 871 square feet INSPECTION FINDINGS: Date of Inspection: 10/14/1998 Soil Conditions - Dry: XX Saturated: Snow-covered: Residence - Occupied: XX Vacant: Sewage Disposal System - Satisfactory: XX Other: Bacteriological Water Test - Acceptable: XX Other: COM TS:At time of inspection there were no apparent signs of system failure. Date: tolZlYt4 Signaturey`-' Environmental Protection Specialist Neither the County of Weld, nor any of its agents or employees undertake or assume any liability to the owner of the above property, to any purchaser of the above property or to any lending agency making a loan on the above property in connection with either its examination of the property or in the report- '.a inspection was conducted solely for the purpose of detecting health hazards observable at the time of inspection, and does not constitute a warranty that the system is without flaw or that it will continue to function in the future. Inspections requested during periods of anew cover and high soil saturation may be of questionable value to potential buyers due co adverse conditions. dater sample reports reflect the bacteriological quality of the water supply at the time the sample was taken. Evaluations based on Statements of Existing (SOs) relies on information the property owner provides, under oath, indicating current. status of the system aid representing to the best of his/her knowledge the system is not failing to function properly. I ' % „ I�1 IN ACCOUNT WITH St! f ART'S SANITATION SERVICE r ARTHUR C. BEIERLE / BRADLEY A. BEIERLE ' 16373 Weld Co. Rd. 28, Platteville, Colorado 80651 Hey, Mom... Call Art Metro: (303) 659-2355 Cesspools, Septic Tanks, Platteville: (970) 785-6335 Grease Traps, Basements, Holding Tanks, Aeratores, etc. Greeley: (970) 352-5007 ELECTRONIC LOCATOR Prompt, Dependable Service Every Day Except Saturdays RECOMMENDED SEPTIC TANK CLEANING- 1 TO 2 PERSONS, ONCE EVERY 3 TO 4 YEARS; 3 TO 5 PERSONS, ONCE EVERY 2 YEARS; 5 TO 7 PERSONS, ONCE EVERY YEAR; 7 TO 12 PERSONS, ONCE EVERY 6 MONTHS. OPERATOR . Twi Sugiaan Evwn`as. S T7- z( 2 8' 2.91c Lief lc 7-?r I'S yvvittv kilo (A_,_ 229/s LC) (_/C_/J CI-Got/La salle-C 71-11A-K- A19,MX /ono 5 ry i t 1 t o,fri r u e I'w'l4, i -f-cc, oi Sys ,o, . ( Luc'/et ter. ) 7 s- �' 7- 2 -Sf Pi IA.A-1 I. USJ2_ z. Ps-,7 2-v e.e /s- c ite.w a.A_ s fl r -i$i'x lava 5J1 1 cow,.pa rrim.,.1 C c , "cc es, snip, mo"...1 cos/rims Li. / 7 S 0" -2-148 kctk ii 44 J /,.b.1t a.C°° �_ p C tic, `leT,A I 4 G n o >posal Fees—Permit—Bonds—Ins.--Etc. 7 Aed 3O Please use Invoice Na on your check Nil 20152 Hello