HomeMy WebLinkAbout971833.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 //ii
Application Fee Paid Hoe, 6° Receipt#WQ&1 CO Date "7_9—9 -7
Recording Fee Paid Receipt# Date
Application Reviewed by: ��/ q'
TO BE COMPLETED BY APPLICANT: (Please print or type, except for necessary signature) j
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA: NW/, WY,NE%, NW/SE%
PARCEL NUMBER: 1313-12-0-00036&1313-12-0-00037
Section 12,Twp.2N, Rge.68W Total Acreage:280 Zone District: Ag Overlay Zone: none
Property Address(if available) 5484 WCR 24, Longmont,CO 80504
Proposed Use: Existing dairy, buildings and dwellings with future expansion to 6,000 total animal-units,
{(� additional office buildings, accessory to farm dwellings, milking parlors and storage
oQ co, buildings/equipment necessary to manage a dairy with a 2,500 milking-cow herd and
ancillary animals
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW PERMIT
Name: Francis D.&Phyllis Jean Gregerson Address: 5484 WCR 22
City/State/Zip: Longmont, CO 80504 Home Tel.: (303) 776-2783 Business Tel.:same
APPLICANT OR AUTHORIZED AGENT(if different than above)
Name:William G.Crews,Attorney-in-Fact
Address: 1223 28th Avenue, Suite 2 City/State/Zip: Greeley, CO 80631
Home Telephone: (970) 352-4010 Business Telephone: (970) 351-0733 / fax'. LT1o)35 I— Or&1
DEPARTMENT OF PLANNING SERVICES USE ONLY
Case# _
Floodplain: 0 Yes ❑ No Geologic Hazard: ❑ Yes o No
I hereby state that all statements and plans submitted with the application are true and correct to the best of
my knowledge. 11 S ry 4 ct.
Rev: 1-27-97 Sig ature: William G. Crews
APP , 177 Attorney-in-Fact
971833
Narrative and Questionnaire-Gregerson Dairy USR Application
This application is made at the request of the Weld County Planning Department to bring the existing dairy
into compliance the Weld County Zoning Ordinance, as amended, and to provide for future expansion of
the diary.The applicants have been operating a dairy at the site since acquiring their property in the E%of
Section 12 in 1965.The dairy, on February 1, 1997, had the following inventory of animals on the involved
280-acre USR area:
Cows 1,473
Bred Heifers 542
Open Heifers 600# 319
Open Heifers 400# 80
Heifer Calf Weaned 300# 156
Baby Calves 277
Total Cows& Heifers: 2,847
Fat Steers 296
Feeder Steers 150
Bull Calves 93
Feeders 183
Bulls for Sale 23
Total Steers& Bulls: 745
TOTAL LIVESTOCK: 3,592
ellSteers are normally sold, but recent cattle prices have dictated that the steers on hand be kept until
improvement in prices is seen.
IA� ' This application is made not only to bring the dairy into compliance, but also to provide for future expansion
(� / of the dairy for a total herd of 6,000 animal units(about 2,500 milking cows and the same approximate
percentages, based on the above numbers,of heifers, bulls,fat steers, etc.).The application contemplates
the addition of up to 10 additional accessory to farm dwellings(not counting the three for which permits are
pending), up to two additional office structures, another milking parlor, and storage sheds which may be
necessary to store and protect equipment.
The following answers to the questions in the USR application packet are submitted in connection with this
application:
1. How is this proposal consistent with the Weld County Comprehensive Plan?
This application is for a current 1,500±milking cow dairy(plus additional ancillary animals) and
feed production facility, which will be expanded in the future to a maximum 6,000 animal-unit dairy.
Dairy operations and feed production on the site are both agricultural uses consistent with A.Goal 1
and O.Goal 1 of the Weld County Comprehensive Plan,as amended, by ensuring the preservation
of prime farmland for agricultural purposes which will foster the economic health and continuance
of agriculture.
2. How does this proposal meet the intent of the zone district it is located in?
The application is consistent with the intent of the A(Agricultural)zone district.The property is
zoned Agricultural and the proposed uses are provided for by approval of a Use by Special Review
permit.This proposal is consistent with the Agricultural Goals and Policies to support, preserve and
promote the county's agricultural industry.
Page 1 of 4
971833
3. How is this use compatible with future development as stated in the Weld County Comprehensive
Plan?
The proposed uses with be compatible with future development of the surrounding area as
permitted by the A(Agricultural)zone district.The site is currently being utilized for a 1,500 head
dairy(plus ancillary animals)and surrounding properties are all agricultural based uses.The
expansion of the dairy and accessory to the farm residences are compatible with the surrounding
area.
4. What type of uses surround this site? Is this request compatible with surrounding uses?
Agricultural,with a feed lot to the north of the main dairy area and irrigated farmland in other
directions.There are some smaller tracts to the south and east of the property which are used for
residences on large tracts.
5. Is this property located within a-Flood Hazard zone, Geologic Hazard zone, or Airport Overlay
zone-and does it meet these special requirements?
No.This property is not located in any such zones.
6. What efforts have been made to conserve productive agricultural land?
There has been a great amount of planning, as the dairy has grown, in the placement of pens,
barn, lagoons and accessory housing to least involve productive agricultural land.
7. How will public health,safety and welfare be protected?
The existing handling of liquid and solid waste has been carefully planned to ensure that the public
health,safety and welfare of both those working at the dairy and the surrounding owners are
protected. Liquid waste is run into a lagoon system to settle out solids, and it is then applied to
adjacent fields at agronomic rates.Solid waste is frequently removed from pens and is either
hauled from the site or is applied to the adjacent irrigated fields.
8. What will the site be used for?
The site will continue to be used (and expanded) as a diary,with all associated activities including
the housing of employees in accessory to farm dwellings, and for the growing and storage of feed.
9. How close is this site to other residential structures?
The closest residential structures are at the existing dairy.The applicants'home is located at the
site.There are eight accessory dwellings located in the WANE% (with three additional dwellings
awaiting applied-for accessory dwelling permits) and eight in the NW%.There are no other
residential structures close to the dairy.
10. How many people will be employed at this site and what hours will they work?
There are currently 35 employees and dairy operations are conducted 24 hours a day.When the
dairy is expanded to the maximum size of 6,000 animal units, it is anticipated that the number of
employees will increase to 50 or 60.
11. How many people will use this site?
There will be no non-dairy/feed production and related activities at the site.Therefore, only the
employees are expected to regularly access the site,with visits as necessary by veterinarians,
vendors, etc.
971819
Page 2 of 4
12. What type and how many animals, if any,will be on this site?
There will be a wide variety of diary cattle at the site,since replacement cow production is critical to
the success of the dairy operation.An approximate percentage of each type, based on a milking
cow headcount of 1,500,is found at the beginning of this narrative.As the milking cow head count
increases to 2,500,the number of other animals will increase in approximately the same
proportions to total 6,000 animal units.
13. What type and how much, if any, operating and processing equipment will be utilized on site?
There are existing facilities for milking, milk storage, animal hospital treatment,feed storage and
feed handling at the site. Equipment will be upgraded and additions will be made as necessary.
14. What type and how may structures will be erected (built) on this site?
There are no plans to construct additional structures in the near future except the three accessory
dwellings for which permits are pending. In the future, additional office space will be added (up to
two additional structures or an addition to the existing office plus one additional office building), and
additional pens, milking facilities, milk storage tanks and other necessary structures will be erected
as expansion of the dairy creates the need for such structures. It is likely that as expansion of the
pens takes place to the south and east of existing pens there will be a need to move the milking
barn to place it closer to the herd.
Additional accessory to farm dwellings will become necessary as the herd size increases.This
application is intended to cover the addition of up to 10 additional accessory to farm dwellings to
house the additional employees which will become necessary with expansion.These dwellings will
likely be placed north of the existing dwellings in the NW%and south and/or east of the existing
dwellings in the NW%NE%. Necessary septic systems will be designed and permits for these will
be obtained from the Weld County Health Department as each dwelling is added. The North Weld
Water District has confirmed the availability of domestic water for the three accessory to farm
dwellings for which permits have been applied.
15. What kind (type, size,weight) of vehicles will access this site and how often?
Feed trucks weighing, on average,40 tons fully loaded and milk transport trucks weighing 40 tons,
fully loaded,access the site as needed. On a typical day,there are from one to three feed trucks
and two milk trucks accessing the site. Other vehicles which access the site are pickup trucks and
the automobiles of employees.As future herd expansion takes place,truck traffic is expected to
increase proportionately.
16. Will this site use a septic system or public sewer facilities? Enclose a letter from the sanitary sewer
district or a copy of the septic permit.
Septic.There will be no immediate changes to any septic systems.This USR permit is initially
intended to bring the existing dairy into compliance,since its use was grandfathered at time of
adoption of the Weld County Zoning Ordinance in 1972.All existing dwellings and the three
pending accessory to farm dwellings have separate septic systems and permits. Septic systems will
be designed and permits will be obtained as needed for additional dwellings and office buildings as
dairy expansion takes place.
17. Are you proposing storage or stockpile of wastes on this site? if so,what is the size and type
proposed?
Liquid waste is stored in both primary and secondary lagoons on the site, and solid waste is stored
at a manure storage area until the manure is either spread or hauled from the premises. Liquid
waste is applied to the adjacent fields at agronomic rates via a series of ditches. Some manure is
applied to these fields,and the remainder is trucked from the premises.
971833
Page 3 of 4
18. How often will debris,junk, or waste be disposed of? By what means?
Trash is hauled by commercial trash companies.
19. How long will it take to construct this site and when will construction begin?
No immediate construction,other than the accessory dwellings for which permits are pending, is
anticipated.
20. Explain the proposed landscaping plans and erosion control measures associated with this site.
No landscaping is anticipated, since future expansion will take place at the center of dairy area
which is not readily visible from homes or public roads. No additional erosion is foreseen when
additional pens and milking facilities are constructed.
21. Explain any proposed reclamation procedures when termination of the Special Review use begins.
Accessory dwellings will be removed and the liquid waste lagoons will be filled and leveled..
22. Explain the need for the proposed use (activity) in Weld County.
The current dairy is one of Weld County's largest and most successful dairies. It employs a
significant number of people and contributes greatly to the economy of the area.
23. Who will provide fire protection for this site?
Fire protection is provided by the Mountain View Fire Protection District, located less than one-half
mile from the site.There is a fire hydrant on the USR site which is connected to the 16'water main
alongside WCR 24.
24. What or who will provide water to this site?
Domestic water is being provided by the Central Weld Water District,and there are also permitted
wells on the property(3 domestic, 1 irrigation).
25. How will storm water drainage be handled on the site?
There has been no problem with storm water drainage at the current facility, and none is foreseen
with future expansion due to very little additional non-permeable material, like cement, being used.
SOIL CLASSIFICATIONS: The soil classifications of the soils within the USR area are varied and are
shown on a copy,included herewith, of a portion of Sheet 21 from Soil Survey of Weld County, Colorado,
Southern Part, U.S. Department of Agriculture, September, 1980, -Gowanda Quadrangle. Pages
describing all soil types referenced are also included with this Application.
971820
Page 4 of 4
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_I —
933 North 11th Avenue, P.O. Box 758,Greeley, Colorado
Phone: (970) 356-4000, Ext. 3750
1. Applicant Name Francis D. Gregerson Phone 303-776-2783
Address 5584 WCR 24, Longmont, CO 80504
2. Address or location of access Existing main access E. of N. 1/4 corner, farm/oilfield road at N 16th corner of the
NE'%,and dwelling/farm access at W 16th corner of the NW'/.
Section 12,Township 2 North, Range 68 West
Subdivision Block Lot
Weld County Road#24 Side of Road:South
Distance from &number of intersecting: .4 miles west of WCR 24&WCR 13
3. Is there an existing access to the property? Yes X No
#of accesses 2 direct, 1 indirect
4. Site Sketch:
_ JL___
WCR 24 iY
3�Main
Access Secondary
Access
.4111 ►
- — � NW/4 Access
5. Propo
sed use:
X Permanent X Residential/Agricultural _ Industrial
_ Temporary _ Commercial _ Subdivision _ Other
OFFICE USE ONLY
Road ADT Date Accidents Date
Road ADT Date Accidents Date
Drainage Requirement: Culvert Size Length
Other Comments:
Installation authorized Information Insufficient
Special Conditions
Reviewed by: Title:
9'7183,3
LIMITED POWER OF ATTORNEY
The undersigned, FRANCIS D. GREGERSON and PHYLLIS JEAN GREGERSON,
individuals whose address is 5584 WCR 24, Longmont, CO 80504, do hereby make, constitute
and appoint WILLIAM G. CREWS, whose office address is 1223 28th Avenue, Suite 2, Greeley,
CO 80631, their lawful agent and attorney-in-fact to do, as fully and completely as the
undersigned themselves might do, any and all things necessary or convenient in connection with
obtaining a Use by Special Review to operate a dairy on their property in Section 12, Township
2 North, Range 68 West, Weld County, Colorado. The powers herein granted to William G.
Crews include, but are not limited to, the powers:
1. To execute applications of every kind and character, sign plats, execute septic
permit applications and any other instruments or documents necessary or convenient for obtaining
a Use by Special Review on behalf of the undersigned; and
2. To appear on behalf of the undersigned before the Board of Weld County
Commissioners and such other regulatory or governmental agencies, boards or commissions as
William G. Crews may deem necessary or convenient; and
3. To do such other acts, whether or not similar to the foregoing, as William G.
Crews may deem necessary or convenient in connection with obtaining the Use by Special
Review.
This Limited Power of Attorney shall remain in full force and effect until a written
revocation of the Limited Power of Attorney has been sent via certified mail, return receipt
requested, to William G. Crews at his address set forth above. Persons dealing with William G.
Crews may conclusively rely on his authority to act on behalf of the undersigned. A photocopy
or faxcimile of this instrument shall be as valid for all purposes as the original hereof.
roA
IN WITNESS WHEREOF, this instrument is executed this; / day of March, 1997.
f� ���jj /
Tn IA f t� k( rt-r �s/1 —
Francis D. Gregerson Phyllis Joan Gregerson
STATE OF COLORADO )
) ss.
COUNTY OF WELD )
The foregoing instrument was acknowledged before me thisa7 —day of March, 1997, by
Francis D. Gregerson and Phyllis Jean Gregerson.
Witness my hand and official seal.
My commission expires: /�, �✓ �%
My Commission Expires (/X
01/03/2000 Notary Public
971&2.3
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