HomeMy WebLinkAbout20233647.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Rooster Land Company LLC Case Number USR23-0036
Submitted or Prepared
Prior to At
Hearing Hearing
1 Letter from Chris & Carrie Romer dated August 8 , 2023 X
2 Letter from Sharon Likes dated September 28 , 2023 X
3 E-mail response from David Dehaan per e-mail from Erin Kress X
(thengineering ) received November 27 , 2023
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I hereby certify that the items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commissioners hearing .
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Chris Gathman , Planner Ill
Chris and Carrie Romer
17141 County Road 22
Fort Lupton , CO 80621
8 August 2023
Chris Gatham
Weld County Planning Services
1402 North 17th Avenue
Post Office Box # 758
Greeley, CO 80632
Dear Mr. Gathman :
We are writing in reference to Case # USR23-0036 / Rooster Land Company LLC .
Our initial response to this proposed project is " NO , thank you " .
As we understand , there are currently one thousand ( 1 , 000 ) head of cattle on the property at
17171 CR 22 .
From the beginning Dave DuHaun (sp? ) has been a very kind and gracious neighbor. He is
open to our questions and concerns, and communicates with us what his plans are. We are
very grateful for that relationship. However, good relations do not make up for the negative
impact the RLC's productions have already had .
We anticipate expanding/doubling the R . L .C . herd would only exacerbate issues that we are
already dealing with :
Spacing : Our first and foremost concern is the location and congestion of the animals R. L .C .
already has . The entire operation is hugging our east fence-line. With over 130 acres , they
have all of the facilities and animals on the 10 acres adjacent to our land . If they are allowed
to double their animal load , this will , at the very least, double the fly and smell issues (see
following items ) we are already experiencing .
Flies : The number of flies has increased dramatically since R . L .C moved in . Mr. DuHaun had
shared that they were going to mitigate flies with wasp larvae and that the manure would be
removed regularly. The fly population in the area has grown exponentially with the
introduction of so many cows . Oftentimes the piles of manure are left sitting in the pens for
weeks.
Light: Part of the land development to this point involves a large calving barn . Attached to that
barn are flood I stadium lights that shine directly into our Master Bedroom window. We have
talked with Mr. DuHaun about this issue and he assured us that he would " immediately
address the issue" . It has yet to be addressed and we have had to install black-out blinds .
With the blinds in place , we are unable to utilize opening the window to get fresh , cool air
during hot summer months. I am not sure we would want to open the window due to the
smell .
EXHIBIT
Smell : The smell from RLC land is quite bad , particularly during wet weather. It smells like a
sewer treatment facility. We do not have central air-conditioning and therefore rely heavily on
the availability of opening windows for cross-ventilation and cooling . With the animals, and
their excrement, so close to our home, there is little room for the fragrance to dissipate before
wafting in through our windows .
Noise : A day for the RLC starts rather early. The trucks and tractors that bring feed , move
manure , and transport cows I calves start around 4 am . It would not be so bad if the trucks did
not BEEP so very loud in the constant comings and goings on the RLC property. We have to
sleep with a fan running (to produce white noise ) in order to mitigate the nearly constant
beeping in the hours just before dawn .
Dave DuHaun had been a great neighbor, and we are grateful for all his efforts. However
when we bought our home it was with the desire to get out and away from all the noise and
lights (and smells). Adding to the unwelcomed side-effects that comes with having a dairy for
a neighbor, is not something we care to do . We ask that you NOT allow the expansion of the
Rooster Land Company's property at 17171 CR 22 .
Our understanding is that the county has an animal per acre formula based on responsible
land usage and environmental impacts . I think that it would be best to adhere to that
established formula . Please do not grant a variance based on well water availability. There is
a bit too much commercial enterprise currently going on at this property.
Thank u ,
s -
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kit/ Pt 1
Chris a nS Carrie Romer
Sharon Likes 9/28/2023
Neighboring homeowner, 17069 CR 22, Fort Lupton , CO 80621
720-480-0868
Re : Rooster Land Company ( owner) Case# USR23-0036
Special Use Permit application for animal containment of up to 2, 000 head of cattle
Attn : c athman@weld . ov, Llight@weid .gov
Dear Chris Gathman ,
I am writing as the owner of my residence which is adjacent to the subject property at 17171 CR 22,
Fort Lupton .
I received notice of this pending case after the public comment deadline listed on the card , and
there is no sign posted on the property. It is only fair that neighbors in the area have posted notice of
this pending feed lot, and I urge you to facilitate posting the notice .
I am strongly opposed to the Special Use Permit being issued to Rooster Land Company due
to the issues and concerns listed below .
Adverse Affect on Property Values
Rooster Land Co purchased the property aware that they would be operating at 4 head per acre, and
are surely aware the extreme hardship a feed lot would impose on the adjacent residential
properties' quality of life and property values . This is not their right now and it should not be handed
to them at the expense of neighbors and the surrounding community. They could have bought
elsewhere to avoid adverse impacts to others, or permit their Front Range Dairy as a feed lot instead .
It cannot be overstated the damage this would do to the value of my property. - - -
I depend on my equity as my only major asset and my future . I estimate I would immediately lose
$ 200,000 in equity if this permit were to be approved , if a buyer willing to live next to a feed lot can
be found at all . I would ask any planner or county commissioner what discount would induce them to
buy and live next to a feed lot with 2,000 cows .
After 15 years of hard work and investment on my property, I am deeply disheartened and fearful
that everything myself and my neighbors have invested in hangs in the balance over this case .
Current Operations
Since Rooster Land Co took ownership 4/ 11/22, huge manure piles as tall as the roof on my house
have caused noxious odors . I can no longer hang clothes outside to dry as I had for years due to the
smell . Semi tractor trailers come and go at all hours of the day and night . The number of cattle have
increased dramatically from the small family dairy that existed when I bought my property in 2008 .
I became alarmed and contact Maxwell Nader by email on 5/ 18/23 at Weld County who was to look
into the matter .
Land Use
The area surrounding subject property is made up of residential on 40 acres or less, with some
grazing land , and is incompatible with a feed lot in the midst of pre-existing residential homes .
EXHIBIT
Traffic and Noise
Noisy semi tractor trailers come and go day and night already with hay, equipment, animal transport,
etc . , which will triple and equate to a 24/7 commercial operation next to residential homes if this
permit is approved .
County Road 22 has become increasingly busy with semis and traffic .
A hill approx 1/2 mile to the west of Rossets Land Co . ' s driveway will blind drivers travelling in a 55mph
zone to semi trailers pulling onto CR 22 slowly with living cattle aboard , creating a hazard for
accidents .
It also adds to the traffic entering CR22 overall, whereas Weld County would not allow another
curb cut on my property to access CR22 .
Odors and Visual Impacts
There have already been strong odors of manure . I can no longer hang my laundry outside to dry
for that reason . This could become intolerable for me with 1,000 to 2,000 cows . A feed lot is visually
depressing and incompatible with the area . My front door looks directly at their property.
Please deny approval of this special use permit application Case# USR23-0036, I took forward to any
updates on this case of additional information I can provide you . Thank you for your consideration of
my concerns .
Sincerely,
Sharon Likes
Adjacent property owner
720-480-0868
sharonlikes22@gmail . com
Additional email contact pattypalladinol@gmail . com
See map and photos below .
SUPPORTING INFORMATION RE OBJECTION TO APPROVAL Case# USR23-0036
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My entire east property line borders Rooster Land Co which is directly visible from my
front door . Semi trailer traffic in the middle of the night is very audible to me . This old
aerial photo doesn 't show current corrals ( below ) and outbuildings on their property.
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Cattle currently kept at Rooster Land Co property, and view of the facilities up to 2, 000 cattle will be
confined in . What that might look like is below . It will dramatically harm property values in the area .
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Chris Gathman
From: Erin Kress < erin@thengineeringonline.com >
Sent: Monday, November 27, 2023 12 : 18 PM
To: Chris Gathman
Subject: Re: FW: Case# USR23 -0036
Caution : This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Hi Chris,
I asked David DeHaan about the neighbor concerns and he passed the following information on to me :
Good morning Erin,
I have not talked to Sharon, but to address her concerns :
Our normal operating hours where equipment is running is 6am -5pm . Only in emergencies do we have major
equipment running after those hours.
I have a good relationship with Chris Romer. We have or it is on the electricians list to move the light that he was
complaining about . That was a construction mishap
I believe we can work through other issues together. He seems to be a fairly reasonable guy.
David
I will forward over the TN shortly .
Thanks !
Erin
On Mon, Nov 20, 2023 at 10 :42 AM Chris Gathman <cgathman@weld .gov> wrote :
Dear Travis & Erin,
I am working on the staff recommendation for this case . I am a bit behind because I missed some time due to illness .
The staff recommendation will be provided to you next week.
EXHIBIT
That being said — I have a few questions/clarifications/items : �_ }
•
• I wanted to verify that 2, 000 animals was the maximum anticipated for the entire site ( including the
current operations ) .
• Melissa is still requesting additional traffic information ( per the attached e-mail )
• Have you had any contact with the surrounding property owner who provided the attached letter?
1
Hello