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INVENTORY OF ITEMS FOR CONSIDERATION
Applicant r; ,i.Soakup lnvenstments, LLC Case Number USR-1135
CLET<. Submitted or Prepared
TO Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Comments X
a Land Use Application Summary Sheet X
b Special Review Permit Administrative Review X
c Additional Information X
d Field Check X
e Letter to Ms. Johnson X
Affadavits from Ms. Johnson X
g Letter to the Applicant X
h Letters from Surrounding Property Owners(2 letters) X
3 Legal Notification (2 pages) X
4 Application (12 pages) X
5 Referrals without Comments X
a Referral list and letter X
b Windsor-Severance Fire Protection District X
c Colorado Department of Transportation X
6 Referrals with Comments X
a Town of Windsor 11-22-96 X
b Weld County Public Works 11--26-96 X
c Weld County Health Department 10-29-96 X
d West Greeley Soil Conservation District(9pages) X
e Weld County Building Inspection 10-14-96 X
Planning Commissioner Fred Walker X
7 DPS Maps Prepared by Planning Technician (3 pages) X
8 Deed X
9 Surrounding Property Owners X
10 Utilities X
970443
a North Weld County Water District X
11 Soil Survey X
12 Planning Commission Exhibits X
I hereby certify that the 12 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office on December 6, 1996.
Kerri D. Keithley •8 Current Pla
STATE OF COLORADO )
COUNTY OF WELD )
SUBSCRIBED and SWORN TO BEFORE ME THIS igt-day of Li? . 19 %.
SEAL
N RY PUBLIC
MY COMMISSION EXPIRES 2 - '/7/- q/y
970441
LAND USE APPLICATION
SUMMARY SHEET
CASE NUMBER: USR-1135 HEARING DATE: December 3, 1996
APPLICANT: Soukup Investments,LLC
ADDRESS: 706 S. College Avenue
Fort Collins, Co. 80524
REQUEST: A Site Specific Development Plan and a Special Review Permit for a livestock
confinement operation(400 cattle), boarding facility(12 horses) and one additional
accessory to the farm residence in the A(Agricultural)zone district.
LEGAL DESCRIPTION: Part of the SE4 of Section 32, T7N, R67W of the 6th P.M., Weld
County, Colorado.
LOCATION: West of Colorado State Highway 257,north of and adjacent to Weld County Road 74;
adjacent to the Town of Windsor.
SIZE OF PARCEL: Approximately 20 acres,more or less.
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 24.3 of the Weld County Zoning
Ordinance.
The Department of Planning Services' staff has received responses from the following agencies:
1. Weld County Public Works Department
2. Weld County Health Department
3. Planning Commissioner Fred Walker
4. West Greeley Soil Conservation District
5. Weld County Building Inspection
6. Town of Windsor
7. Windsor/Severance Fire Protection District
8. Colorado Dept. of Transportation
9. Town of Severance
The Department of Planning Services' staff has received two letters of objection from surrounding
property owners. These letters are included in the Comments Section of the packet.
970443
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
CASE NUMBER: USR-1135 HEARING DATE: December 3, 1996
APPLICANT: Soukup Investments, LLC
ADDRESS: 706 S. College Avenue
Fort Collins, Co. 80524
REQUEST: A Site Specific Development Plan and a Special Review Permit for a livestock
confinement operation (400 cattle), boarding facility (12 horses) and three
accessory to the farm residences along with the principle residence (4 residences
total) in the A (Agricultural) zone district.
LEGAL DESCRIPTION: Part of the SE4 of Section 32, T7N, R67W of the 6th P.M., Weld
County, Colorado.
LOCATION: West of Colorado State Highway 257, north of and adjacent to Weld County Road
74; adjacent to the City of Windsor.
SIZE OF PARCEL: Approximately 20.5 acres, more or less.
PARCEL NUMBER: 0705 32 000037
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS
REQUEST BE DENIED FOR THE FOLLOWING REASONS:
1. It is the opinion of the Department of Planning Services's staff that the applicant has not
shown compliance with Section 24.3 of the Weld County Zoning Ordinance, as amended,
as follows:
a. Section 24.3.1.1 -- The applicant has not demonstrated that the proposal is
consistent with the Weld County Comprehensive Plan, as amended. The use
proposed is within the Urban Growth Boundary of the City of Windsor. The site is
a 20.5 acre agriculturally zoned parcel and is surrounded by Windsor on three
sides: north, east and west. The zoning around this property inside Windsor's city
limits is Planned Unit Development (PUD) allowing for industrial, commercial and
residential uses. The applicant has not shown how the proposed use will be
consistent with the urban-type uses planned for the adjacent properties.
Located south and adjacent to the proposed use is the Valley View Ranch Planned
Unit Development, a county subdivision, which encompasses approximately eleven
residential lots. Residences on the lots are currently existing with light commercial
C-1 and C-2 uses approved in the subdivision final plat. The applicant has not
shown how the proposed use will be consistent with the existing residential land
uses.
970443
USR-1135
Soukup Investments LLC
Page 2
b. Section 24.3.1.2 -- This proposal is not consistent with the intent of the district in
which it is located. Uses by Special Review (USRs) are uses which have been
determined to be more intense or to have a potentially greater impact than the Uses
Allowed by Right. As the impact or intensity of USRs are much greater, areas for
the conduct of these permits require additional consideration to ensure that they are
established and operated in a manner that is compatible with existing or planned
land uses and developments. The location of this parcel, adjacent to the City of
Windsor and a residential subdivision, is not a suitable location for the intensive type
of operation of a livestock confinement operation (400 cattle) and boarding facility
(12 horses) on the 20.5 acre site, as proposed in the application.
The proposal is also not consistent with the Agricultural Zone District which allows
for one (1) single family residence per legal lot. The applicant has four residences
on the site with an additional scale house that has the potential to be a residence
or has been utilized as a residence in the past. The eastern dwelling was converted
from a feed shop into a residence without the proper permits. The mobile home
was originally permitted as an office/manager residence and is now only a
residence. The multiple (4-5) residential structures on the 20.5 acre site is
equivalent to a minor subdivision in terms of impacts to roads, water and septic and
is not consistent with the intent of the zone district.
c. Section 24.3.1.3--The proposal is not consistent with Section 24.3.1.3 of the Weld
County Zoning Ordinance, as amended and will not be compatible with existing
development in the surrounding area. The proposed uses will not be compatible
with the existing residential development directly south of the site. Valley View
Ranch Subdivision (PUD) was approved by the Board of County Commissioners in
March 1992. As stated above, this is an eleven lot residential subdivision with
possible neighborhood commercial uses allowed at the intersection of Highway 257
and Weld County Road 74. Currently other land uses surrounding the parcel are
agricultural uses inside of Windsor's city limits. The parcels surrounding the site in
Windsor, however, are all zoned as Planned Unit Developments.
d. Section 24.3.1.4 -- The proposed uses will not be compatible with future
development of the surrounding area as projected by the Windsor future land use
plan. The parcel is surrounded by Windsor on the west, north and east. These
properties are zoned Planned Unit Development and would allow industrial,
commercial and residential uses. Windsor has reviewed this request and has
recommended conditional approval with stipulations addressing that if residential
development occurs within 1,000 feet of the site, the operation will cease within six
months. The Department of Planning Services' staff believes that the intense use
of the proposal on the 20.5 acre site will not be compatible with the projected future
land uses of the City of Windsor.
e. Section 24.3.1.5 -- The proposal is not located within the Overlay District Areas
identified by maps officially adopted by Weld County.
970443
USR-1 135
Soukup Investments LLC
Page 3
f. Section 24.3.1.6 -- The applicant demonstrated an effort to conserve productive
agricultural land for the use, however, the location of the use in the Urban Growth
Boundary area of the City of Windsor and the proximity of the use to Valley View
Ranch Subdivision is not compatible or consistent with the Weld County Zoning and
Subdivision Ordinance or the Weld County Comprehensive Plan.
g. Section 24.3.1.7 -- The applicant has not demonstrated that there is adequate
provisions for the protection of the health, safety and welfare of the inhabitants of
the neighborhood and the county. Two surrounding property owners have
expressed objections to the proposed use based upon the intensity of the use,
environmental concerns and the incompatibility with the existing residential uses in
the subdivision directly south of the site.
The Department of Planning Services' staff has concerns that the applicant is
requesting four residences with the potential for a fifth residence on a 20.5 acre site.
The applicant has indicated that this operation and Special Review Activity will only
occur during the winter months when the cattle are brought from another ranch.
The Department of Planning Services' staff does not believe that the proposed use
justifies the need for four to five residences on the site as Accessory to the Farm
structures. Accessory to the Farms structures require that residences be
principally employed on the farm. The Department of Planning Services requested
that the applicant submit W-2 forms for all residents at the site in order to ensure
that the residences are in compliance with the Weld County Zoning Ordinance. To
date, these forms have not been submitted to the Department. An affidavit was
submitted for three residents, which is included in the packet.
Staff believes that the number of residences that the applicant is requesting cannot
be adequately justified, even if the Special Review Activity was to be performed
year round. The previously approved USR for the site (AMUSR-735) for a 1,500
head cattle operation and 150 horse boarding facility was conditionally approved
with three residences: the property owners residence, one accessory to the farm
residence and an office/manager residence in the mobile home. The applicant's
request is substantially less animal units than the previous USR, with the Special
Review Activity only occurring during the winter months. The applicant, however,
is requesting three Accessory to the Farm residences (4 residences total) while
converting a scale house to be a potential residence. The number of residences
requested in this proposal is equivalent in impact to the required services (roads,
septics, water, etc.) as a minor subdivision.
970143
USR-1135
Soukup Investments LLC
Page 4
The Department of Planning Services recommends that this request be forwarded to the Board of
County Commissioners with an unfavorable recommendation due to the following:
1. Incompatibility of the use with existing land uses.
2. Incompatibility of the use with future development of the area.
3. Health code and building code violations with structures converted to
residences without appropriate permits.
4. Inadequate justification of 4-5 residences on a 20.5 acre site.
5. Numerous complaints from surrounding property owners.
In addition, the Department of Planning Services recommends the following:
1. The mobile home be either reverted to an office and all residential appliances such as an
oven, refrigerator, stove, etc., be removed or that the mobile home be removed
permanently from the site. The mobile home shall not be used on any basis as a dwelling
or as overnight or temporary housing for any person.
2. The feed shop that was converted into a residence either be converted to storage without
any residential appliances such as an oven, refrigerator, stove, etc., or be removed
permanently from the site. The feed shop may not be used on any basis as a dwelling or
as overnight or temporary housing for any person.
3. All utility hookups in the scale house of any type including septic systems, as well as any
kitchen accessories such as the oven, shall be removed. The scale house may not be used
on any basis as a dwelling or as overnight or temporary housing for any person.
4. A non-conforming use may be established for any residential structure that existed prior to
August 1972. The applicant shall submit evidence to the Department of Planning Services
that the residences existed at the site prior the this date.
970443
USR-I 135
Soukup Investments LLC
Page 5
ADDITIONAL INFORMATION
History of the Site
The original USR-735 was submitted in 1986 for a horse boarding facility. This request was
approved by the Board of County Commissioners in May of 1986. The applicant at the time, Joy
Jefferson, then submitted an application to amended the USR in June of 1990 to allow for a
livestock confinement operation (1500 cattle) and a horse boarding/training facility (150 head).
The Planning Commission recommended denial of the request to the Board of County
Commissioners. At the Board of County Commissioners hearing, the request was approved with
conditions that attempted to addresses the incompatibility of the use with any future development
occurring around the site. These conditions included the following:
•
Condition of Approval #5 for AMUSR-735:
5. All cattle feeding operations shall cease within six months and that portion of this
Use by Special Review allowing cattle feeding shall become void under the following
conditions:
a. If substantial development occurs on property located within 1,000 feet of
the Use by Special area pursuant to building permits issued by the Town of
Windsor and pursuant to an approved Development Master Plan and Utility
Plan and approved final plat as required by the Town of Windsor annexation
agreement or regulations; or
b. If substantial development occurs on property located within 1,000 feet of
the Use by Special area pursuant to building permits issued by Weld County
and pursuant to a recorded final P.U.D. plan or final subdivision plat
approved by the Weld County Board of County Commissioners.
c. "Substantial development" shall mean issuance of a Certificate of
Occupancy by the Town or County for a residential structure or for a
commercial or industrial structure with greater than 5,000 square feet of
floor area.
This condition required that in 1992 when the final PUD plan for Valley View Ranch
was approved with residential development beginning to the south of the site,
AMUSR-735 should have, at that time, become void and the Special Review Activity
cease to operate.
Condition of Approval number 8 for AMUSR-735:
8. Notwithstanding the foregoing, the portion of the Use by Special Review
authorizing cattle feeding shall become void on September 12, 1995.
Applicant may reapply for a Use by Special Review according to the then
970443
USR-1135
Soukup Investments LLC
Page 6
existing procedures for that use, without fee, on or before that date if
applicant wishes to continue the cattle feeding operation.
This condition required that the applicant apply for a new USR before Sept. 12,
1995 in order for the Special Review activity to continue. A new USR was not
applied for at this time. The cattle feeding operation should have, at that time,
become void and the activity cease to operate.
Development Standard number 12 for AMUSR-735:
12. The Special Review permit shall not be transferable to any successors in
interest to the described property and shall terminate automatically upon
conveyance or lease of the property to other for operation of the facility.
In October 1995, the property owner, Joy Jefferson, sold the property to the
applicant, Brian Soukup. At this time, the Special Review permit should have been
void and the activity cease to operate.
In March 1996, the Department of Planning Services received the initial complaint that there
were over 1,000 head of cattle at the site, with five residences. The complaint was referred
to Julie Chester, Zoning Compliance Officer, who then proceeded to inspect the property
and found that it was not in compliance. A five day letter was sent to the applicant
requesting that he come discuss the problems with Ms. Chester. A second complaint was
received. A violation hearing was scheduled for the Board df County Commissioners.
In May 1996, AMUSR-735 was vacated by the Board of County Commissioners. On
October 3, 1996, the applicant submitted a Use by Special Review application.
The Department of Planning Services has concerns that there are health and building code
violations with the site. The applicant has converted a feed shop into a residence without
the appropriate permits. People are currently residing in this structure. The applicant has
also converted a small scale house into a residence without proper permits. While this
structure appears to be vacant at this time, there are several features such as an oven in
the structure that indicate that it was previously inhabited or will be inhabited in the future.
The property is also not in compliance with the number of household pets allowed. Under
the Weld County Zoning Ordinance, seven household pets of one species is the maximum
number allowed in an unplatted agricultural zone district. While on the site, staff noted over
seven dogs at the residences, constituting a kennel.
970143
CONDITIONS OF APPROVAL
Soukup Investments, LLC, USR-1135
1. The attached Development Standards for the Special Review Permit shall be adopted
and placed on the Special Review Plat prior to recording the plat. The completed plat
shall be delivered to the Department of Planning Services and be ready for recording in
the Weld County Clerk and Recorder's Office within 15 days of approval by the Board of
County Commissioners.
2. Prior to recording the plat:
A. The applicant shall submit, for review and approval, a plan which describes how the
facility intends to handle manure and wastewater. The plan shall be submitted to
the Environmental Protection Division of the Weld County Health Department and
the Department of Planning Services. At a minimum, the plan shall demonstrate:
1) How manure generated at the site will be managed. This should include the
frequency at which pens are cleaned, manure storage locations, manure
land application sites, etc.
2) How precipitation and flow-through water which has come into contact with
manure is managed. This should include any control structures such as
lagoons, ditches, terraces, etc. which will be in place to control manure
contaminated runoff.
3) How the facility will prevent discharges off-site, with the exception of that
which is allowed by the Confined Animal Feeding Operation Regulations (5
CCR 1002-19). Specifically, how the facility will prevent contaminated water
discharges to the irrigation ditch which dissects the property.
4) Any other features which will be incorporated at the facility to manage
manure and manure contaminated water.
B. Any existing septic system(s) which is not currently permitted through the Weld
County Health Department 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.
C. A dust abatement plan shall be submitted to the Health Department for approval
prior to any expansion of the operation. The facility shall have sufficient equipment
available to implement the dust control as required by the Health Department.
D. The facility shall be operated in a manner to control flies. A fly control plan shall be
submitted to the W.C. Health Department and the Department of Planning Services
9'70 43
USR-1135
Soukup Investments, LLC
Page 8
for review and approval. The plan shall be implemented at the request of the W.C.
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. This
plan shall be implemented in the event the W.C. Health Department receives a
significant number of fly (associated with the facility) complaints and, in the
judgement of the Health Officer, there exists a fly condition requiring abatement.
E. All accesses shall be clearly delineated on the plat.
F. All utility hookups in the scale house of any type including septic systems, as well
as any kitchen accessories such as the oven, shall be removed. The scale house
may not be used on any basis as a dwelling or as overnight or temporary housing
for any person.
3. The access point to the silage pit from Weld County Road 74 shall be closed. No direct
access will be allowed from the silage pit on to Weld County Road 74. The silage pit may
be accessed from the scale house area through an internal road system.
4. The applicant shall submit to the Department of Planning Services an access easement
agreement with the adjacent property owner to the east allowing the existing access to the
site across the adjacent property owners land. This access shall be clearly delineated on
the plat. Both the applicant and the party involved shall sign the plat.
5. 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
same time the application is made for a building permit.
6. Any residential development which qualifies as a "major subdivision" within the corporate
limits of Windsor and is within one thousand (1,000) feet of any of the property lines of the
subject property, the operation will be required to cease and desist on a permanent basis
at the end of the six-month operating period in which the preliminary subdivision plat is filed.
7. The Special Review activity shall not occur nor shall any building or electrical permits be
issued on the property until the Special Review plat is ready to be recorded in the office of
the Weld County Clerk and Recorder.
8. All Accessory to the Farm residential structures shall be inhabited only for those time
periods in which the Special Review Activity is occurring. Residents occupying these
accessory structures shall be given two weeks after the Special Review Activity ceases to
relocate from the property.
9'70443
USR-1 l35
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Soukup Investments, LLC, USR-1135
1. The Site Specific Development Plan and Special Use Permit is for a livestock confinement
operation (400 cattle), boarding facility (12 horses) and three accessory to the farm
residences along with the principle residence (4 residences total) in the A (Agricultural)
zone district, as indicated in the application materials on file in the Department of Planning
Services and subject to the Development Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld
County Zoning Ordinance, as amended.
3. 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.
4. The facility shall operate in compliance with the Confined Animal Feeding Operations
Control Regulations (5 CCR 1002-19) and Weld County Zoning Ordinance, Section 47.
5. All liquid and solid wastes shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination.
6. The facility shall not discharge to surface or groundwater with exception to what is allowed
by the Confined Animal Feeding Operations Control Regulations.
7. No permanent disposal of solid wastes, as defined in the Regulations Pertaining to Solid
Waste Disposal Sites and Facilities (6 CCR 1007-2), shall be permitted at this site.
8. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions.
9. Fugitive dust shall be controlled on this site.
10. All Accessory to the Farm residential structures shall be inhabited only for those time
periods in which the Special Review Activity is occurring. Residents occupying these
accessory structures shall be given two weeks after the Special Review Activity ceases to
relocate from the property.
11. The Special Review permit shall not be transferrable to any successors in interest to the
described property and shall terminate automatically upon conveyance or lease of the
property to others for operation of the facility.
970443
USR-1135
12. The site shall maintain compliance with the number of household pets constituting a kennel
as stated in the definition of a kennel in the Weld County Zoning Ordinance, as amended.
13. The property owner or operator shall be responsible for complying with the Design
Standards of Section 24.5 of the Weld County Zoning Ordinance, as amended.
14. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 24.6 of the Weld County Zoning Ordinance, as amended.
15. Personnel from the Weld County Health Department and Weld County Department of
Planning Services shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Development
Standards stated hereon and all applicable Weld County regulations.
16. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Major changes from the
plans or Development Standards as shown or stated shall require the approval of an
amendment of the Permit by the Weld County Planning Commission before such changes
from the plans or Development Standards are permitted. Any other changes shall be filed
in the office of the Department of Planning Services.
17. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards
may be reason for revocation of the Permit by the Board of County Commissioners.
970143
Kit e;Nit
4 DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVETIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
C.
COLORADO
•
October 9, 1996
Soukup Investments, LLC.
706 S. College Avenue
Fort Collins, CO 80524
Subject: USR-1135 - Request for a Site Specific Development Plan and a Special Review Permit for a
livestock confinement operation (400 cattle) and boarding facility (12 horses) on a parcel of land
described as located in part of the SE4 of Section 32, T7N, R67W of the 6th P.M., Weld County,
Colorado.
Dear Applicant:
Your application and related materials for the request described above are being processed. I have scheduled
a meeting with the Weld County Planning Commission for December 3, 1996, at 1:30 p.m. This meeting will
take place in the County Commissioners' Hearing Room, First Floor, Weld County Centennial Center, 915
10th Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the
property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Towns of Severance and Windsor
Planning Commission for their review and comments. It is recommended that you and/or a representative
be in attendance at the Towns of Severance and Windsor Planning Commission meeting to answer any
questions the Commission members may have with respect to your application. Please call Gene Rider, with
the Town of Severance, at(970)686-1218, and Joe Plummer, with the Town of Windsor, at (970) 686-7476
for further details regarding the date, time, and place of this meeting.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly
maintained road right-of-way, one sign will be posted in the most prominent place on the property and a
second sign posted at the point at which the driveway (access drive) intersects a publicly maintained road
right-of-way.
9r!C C13
Soukup Investments, LLC.
USR-1135
Page 2
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24) hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services' office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respecff ,
�Jilw
Kerri D. Keithley,
Current Planner
970443
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
C
FAX (970) 352-6312 WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
COLORADO
November 20, 1996
Jacqueline Johnson
822 7th Street, Suite 760
Greeley, Co. 80631
Subject: USR-1135, Soukup Investments, LLC located in part of the SE4 of Section 32, T7N,
R67W of the 6th P.M., Weld County, Colorado.
Dear Ms. Johnson:
Enclosed are the surrounding property owner's letters and a referral from the Weld County Health
Department that you requested. I have not yet received the W-2 forms for the occupants of the
four residences on the property, which I requested on our meeting at the property on Wednesday,
November 6, 1996. This information is vital in the evaluation and recommendation of this request.
Please submit this information to the Department of Planning Services on or before November 25.
If this information is not received by this date, the Department of Planning Services' staff may either
not support this request or may ask for a continuance at the Planning Commission hearing on
December 3, 1996.
If you have any questions, please do not hesitate to contact me.
Sincerel
Kerri D. K ithley
Current Planne
enclosure
970443
NOV-26-96 11 :03 FROM:WOBB ID=97025231G5 PAGE 1/f
WITWER,OLDENBIJRG,BARRY & BEDINGFIELD, LLP •
Attorneys at Law
Of Counsel
Stow L.Witwer,Jr. 822 7th Street,Suite 760 Marilyn J.David
R.Sam Oldenburg Greeley,CO 80631
Jelin J.Bury Telephone 970-352-3161 Jacqueline Jobm on
Jeffrey T.Bedingfeld Facsimile 970-352-3165 Curtis R-Sears
FAX Transmission Sheet
Date: November 26, 1996VgaCi 1C s r°
To: Kerri Keithly
352-6312
From: Jackie Johnson
• Subject: Soukup
You should receive 6 page(s)including this cover sheet. If you do not receive all pages,please call
and ask for Nancy_
COMMENTS: Per my voice mail message yesterday, we are working on more complete
documentation of employment for each current resident I will forward as soon as it is available.
Thank you for your patience-
•
CONFIDENTIALITY NOTICE
This facsimile transmission may contain confidential information which is protected by the atto y/client privilege. The information is intended
only fbr the toe of the individual or airily named above. If you are not the intended recipient,you are hereby noo&ed that any dscloewo,copying,
distnbutien or the taking of any action in reliance on the contents of this iufcnna0.uo is strictly prohibited. If you have received this transmission
in error,please immediately notify w by telephone to aeaoge for return of the demonism.
970 443
11/26/96 11: 11 TX/RX NO.5625 P.001
NOV-26-96 11 :04 FROM=VOBB
ID=97035231GS PAGE 2/b
P.O1
Mov- L'_.- fib U3 AL JV __ - -
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AFFIDAVIT 1�
STATE OF COLORADO )
) ss. ss i- z3-3 VI
COUNTY OF WELD )
X R a hrc es- Lea /6'lare c44dL being fiat dolt'swum,upon my oath
ante as£ottows; a Ea C wa*-Fur de)
1_ 1 made at /VT C luck -74! Weld Count', Cotatado_
2_ I am employed by t3rKa(t Sou u lc, tPa-1-52 fond?
3_ I an wastcam¢ily employed flat coeval in the confinement opera oet- The
awakes I perforea W say employment ate Cate and Pa-ltfe- -
4_ Ian paid S C so lhr fox the ser vi es I ✓parfaits in my employeteat.
5_ In 1995, I was paid S 8sb.°' _
6. This paymralt was made in the form of Chet iLLS -
7. I have attached hereto copies of chides Car adser endear)which wine paid so
We for services performed m my attploymen A 1G-
5t If lfa 1+ " my papas
$, trly emploYmntl by t 1'3rcan-S ..r tiucM - r 1.s
/ r4`5 SKI*
smote of iecomr<
Further Adam sayedt not
Dated this-2C day of Player ) Lur i996_
Xf jeLt �Lce.7iz-t74W7
{Type MR* of Armin)
5ubsaded and !wont to before me this 23 day of l lour 1�Cal , 1996,
by TZ ) eec#t l D t war—'t"rs+Dp '
� f r co.
NOV .,
970443
11/26/96 11: 11 TX/RX NO.5625 P.002
ID•97035231GS PAGE 3/6
NOV-20-96 11 =04 FROM.W009
P_O1
Mov-za-06 117=49A.
ticht oyerainiatt.t
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FORT COLLINS.CO 60525 _ cam �9910—
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BUFFALO PASS RANCH ioaa
USN T SOUKUP SWUM
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970443
11/26/96 11: 11 TX/RX NO.5625 P.004
NOV-26-96 ] 1 : 04 FROM:WOBB ID;S7 3523165 PAGE SYS
Kov-Z`i-96 1n r San ... ._ . p..O1 c.. u
��������� AFFIDAVIT
STATE OF COLO ADO )
3 ra
COLINIT OF WELD
5c.crtr•/ ^' -' `epti .bang ant doily noon;113011 my oath
state as follows:
1_ I inside at !off( Weld County, Colorado.
2_ I am employed by �i1 iav� StatAMP _
3. I na atstomanly dyed at and canal in the confinement operation. The
services I palv[m in my employment at Ise,.[LwaHl.J w.of4.s,.1i a—OWAS� k. .(t'H
4. I am paid S 7#/h r for the saviors I path in my altIth ymmc.
5_ In 1995,I was paid s
6. This payment was made in the fait of C.L1ack -
7. I have atenit d hereto copier of chat(or other t%'itp dc)which were paid b
ma for services pefotmed in my a tdoymeat
8. My employment by groine, Sou- p is my peineipal
a tt of income.
Further AfFant Earth not
Dined this__day of I996_
awe name of
9obsaxthed sad sworn m before me this day of 1996,
by
Notary Pnblit
My commission expire& - -
970443
11/26/96 11:11 TX/RX NO.5625 P.005
NOV-29-SO II OS FROM WOOD ID=97035231GS PAGE S S
Nov-25-96 1O: 54A Y_O2
STATE OF COLORADO )
) ss_
COUNTY OF WELD
/ �� being at ddy swarm, upon my oath
state as follows:
1. I snide at 7% r 1J4A 711 weld Canty, Colorado_
2. I am employed by f5r,..r7 fie`,
3. I an ataomarily employed at geld engaged in 4* /c ufinemmt opaance. The
swim I pafetm in my employment ate f .•.n r
4. I am paid S 'r_ 4 e7 in- for the services I perform in my deployment.
5. In 1995,I was pad S D
6. This payment was made in the teem of
7_ I have attached haeao copies of chocks(ear other ate)which were paid to
me for services performed in my employment
S. b'Iy aaploylmtnt by .k ..1r.ee is my principal
solace of inane. / �.5e
Further Adam saytt not J/
Dared this .� f5 day of .t 4 S'em hate-- , I996.
(71
name
olil8 )
Subscribed and sweet to before me this day of I996,
by
Notary Public
My aoron anus:
970443
11/26/96 11: 11 TX/RX NO.5625 P.006 ■
Field Check inspection date: October 28, 1996
Case Number USR- 1 135
Applicant Soukup Investments, LLC.
Request Livestock Confinement Operation (400 cattle) & boarding
facility (I 2 horses)
Legal Description Pt. SE4 of Section 32, T7N, R67W of the 6th P.M.
Parcel Number 0705 32 000037
Location West pf Hwy 257, north of& adj. to WCR 74; adj. to the
Town of Windsor
c r it ,ri_ i i i i. wy9p i ir. v u ti x i ,d ..��'i t
. _k{ � :i n i k ti �h v � 5'�p 4 Iv ;j!
� Zk
N City of Windsor- PUD N Agricultural production
(Industrial &Commercial)
E City of Windsor- PUD E agricultural production, State Highway 257
(Industrial & Commercial)
S PUD-RI, C I, and C2 S WCR 74, residential, Valley View Ranch Subdivision
W City of Windsor- PUD W Agricultural production and residential
(Industrial & Commercial)
Unsafe Conditions: There are no apparent unsafe conditions on the site. There
are 4 accesses to the site off of WCR 74, an arterial road.
Comments:
Access to the site is from WCR 74, a paved county arterial road. The property is as
shown on the plat. There are cattle existing on the site. There are four residences
being lived in with a possible fifth residence. The scale house which is indicated as not
being a residence has a stove and other features which make it apparent that it was or
will be lived in. There are many vehicles on site, however no one is at home at any of
the residences. There are eight dogs which I counted on site. There is one sem i truck
(a Total semi) parked on the site. This use does not appear to bj ompatible . j the
area.
Kerri D. Kei ley+ Cura -anner
970443
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