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LAND USE APPLICATION
SUMMARY SHEET
C. Gathman
Case Number: 4MJUSR16-03-1405
Hearing Date: January 17, 2017
Applicant: Platteville Dairy, LLC Rademacher Farms Limited Liability Company and Aurora
Organic Dairy
Address: 1919 14th Street, Suite 300, Boulder, CO 80302-5321
Representative: Anne Best Johnson — Tetra Tech, 1900 South Sunset Street, Suite 1-E, Longmont, CO.
80501
Request:
Legal
Description:
A Major Amendment to MUSR15-0019 to include additional parking, additional
expansion of the existing milk processing plant along with three (3) additional future
processing buildings, expansion of existing plant support buildings along with future
plant support buildings, and more than the number of cargo containers allowed as a
use by right per legal lot or parcel in the A (Agricultural) Zone District.
Part NW4NE4: Lot A and Lot B of Recorded Exemption RECX15-0134: Lot C and D of
Recorded Exemption RECX16-0091: all located in the E2 of Section 30, T3N, R67W of
the 6th PM, Weld County, CO
Location: South of and adjacent to State Highway 66 and approximately 2,500 feet east of
County Road 13.
Size of Parcel: +1- 268.05 acres
Parcel Nos. 120930100001
120930100002
120930100020
120930100021
120930000034
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
v Weld County Zoning Compliance, referral dated October 13, 2016
Y Weld County Department of Planning Services — Floodplain, referral October 19, 2016
Y Weld County Department of Public Works, referral dated November 3, 2016
Y Weld County Department of Building Inspection, referral dated September 3, 2013
Y Weld County Department of Public Health and Environment, referral dated November 9, 2016
Y Department of Planning Services — Engineer, referral dated November 14, 2016
Y Mountain View Fire Protection District, referral dated November 8, 2016
Y St. Vrain Sanitation District, referral dated October 14, 2016
Y Longmont Soil Conservation, referral dated November 7, 2016
AURORA ORGANIC DAIRY - 4MJUSR16-03-1405
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Weld County Sheriff's Office, referral dated October 17, 2016
The Department of Planning Services' staff has not received responses from the following agencies:
V V V V V V V V
Colorado Department of Transportation
Colorado Division of Wildlife
Town of Firestone
Town of Mead
Mountain View Fire Protection District
School District RE -1J
Little Thompson Water District
Sekich #3 Ditch
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
Planner:
Case Number:
Applicant:
Address:
Representative:
Request:
Legal
Description:
C. Gathman
4MJUSR16-03-1405
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Hearing Date: January 17,
2017
Platteville Dairy, LLC Rademacher Farms Limited Liability Company and Aurora
Organic Dairy
1919 14th Street, Suite 300, Boulder, CO 80302-5321
Anne Best Johnson — Tetra Tech, 1900 South Sunset Street, Suite 1-E, Longmont, CO.
80501
A Major Amendment to MUSR15-0019 to include additional parking, additional
expansion of the existing milk processing plant along with three (3) additional future
processing buildings, expansion of existing plant support buildings along with future
plant support buildings, and more than the number of cargo containers allowed as a
use by right per legal lot or parcel in the A (Agricultural) Zone District.
Part NW4NE4: Lot A and Lot B of Recorded Exemption RECX15-0134: Lot C and D of
Recorded Exemption RECX16-0091: all located in the E2 of Section 30, T3N, R67W of
the 6th PM, Weld County,
Location: South of and adjacent to State Highway 66 and approximately 2,500 feet east of
County Road 13.
Size of Parcel: +/- 268.05 acres
Case Summary:
Parcel Nos. 120930100001
120930100002
120930100020
120930100021
120930000034
The applicants are proposing to amend the Aurora Dairy facility last amended under MUSR15-0019 (a
minor amendment to a Site Specific Development Plan and Use by Special Review Permit 2nd AMUSR-
1405). The site currently has an existing milk processing plant that has raw milk delivery, processing,
packaging, dry storage, cold storage and truck loading. The proposed amendment includes an expansion
of the existing milk processing plant by up to 226,000 square feet for a total of 350,000 square feet. The
three (3) additional plants may occupy a maximum footprint of 1,050,000 square feet. The existing plant
expansion and additional plants will allow different services and products including ice cream, butter and
other dairy products. Other proposed buildings and expansions include a maintenance shop expansion of
up to 5,000 square feet, a guard house, up to six (6) conex storage units. Additionally, employee parking
and landscaping is proposed at the north end of the site. The existing wastewater treatment plant on site
may need to be relocated because it is located in the area of future expansion. The applicants have
indicated approximate envelopes on the USR map to account for relocation and future expansion should
it be needed. The applicants are proposing to use the existing access onto State Highway 66 and the
applicant is coordinating with Colorado Department of Transportation (CDOT) to install an additional
access point at the eastern boundary of the site. The facility currently operates and will continue to
operate 24/7, 365 days per year over three (3) shifts. There are currently 175 full-time employees at the
site. At full build out it is estimated there will be as many 425 full-time employees employed at the site.
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-20.A A.Goal 1. of the Weld County Code states: "Respect and encourage
the continuation of agricultural land uses and agricultural operations for purposes which
enhance the economic health and sustainability of agriculture."
The existing milk plant is an agricultural use and the proposed expansion will create
additional agriculturally related jobs.
Section 22-2-220.A.5 A.Policy 1.5. of the Weld County Code states: "Support and entice
agriculturally related businesses and processing facilities."
This is an expansion to an existing dairy processing facility.
The proposed use is in an area that can support this development and the Development
Standards, and the Conditions of Approval will assist in mitigating the impacts of the
facility on the adjacent properties and ensure compatibility with surrounding land uses
and the region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.B of the Weld County Code allows
"Agricultural Service establishments primarily engaged in performing agricultural, animal
husbandry or horticultural services on a fee or contract basis" in the A(Agricultural) Zone
District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses. The existing facility is located adjacent to a dairy facility
(MUSR15-0013 — dairy facility for up to 3,000 cows) operated by Aurora Dairy, existing
cropland is located to the west and directly to the north of the proposed dairy expansion.
Additionally, the Grandview Estates subdivision (located within the boundaries of the
Town of Mead) is located to the northwest of the proposed plant expansion. The St. Vrain
River is located to the south of the site.
The site slopes drastically from north to south and the existing processing plant and
proposed new processing plants are located well below the elevation of State Highway
66.
No letters or correspondence have been received from surrounding property owners in
regards to this case.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities.
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
The site is located within the three (3) mile referral areas of the Town of Firestone and
the Town of Mead. No referral response has been received from the Town of Firestone
and the Town of Mead in regards to this case.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of
the Weld County Code.
The site is in a floodplain and any development in the floodplain is subject to Weld
County Floodplain regulations.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County -Wide Road Impact Fee Program.
Building Permits issued on the proposed lot will be required to adhere to the fee structure
of the County Facility Fee and Drainage Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use.
The proposed facility is located on approximately 268.05 acres delineated as "Prime
(Irrigated)" and "Irrigated Land (Not Prime)" and "Other" per the 1979 Soil Conservation
Service Important Farmlands of Weld County Map.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the plat:
A. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled 4MJUSR16-03-1405 (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
4. The applicant shall delineate on the map the trash collection areas. Section
23-3-350.H of the Weld County Code addresses the issue of trash collection areas.
(Department of Planning Services)
5. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV,
Division 2 and Appendices 23-C, 23-D and 23-E of the Weld County Code.
(Department of Planning Services)
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
6. The map shall delineate the lighting. (Department of Planning Services)
7. The applicant shall show and label the accepted drainage features and drainage flow
arrows. (Department of Planning Services - Engineer)
8. A separate USR map sheet(s) shall clearly identify the existing plant and site
improvements and existing USR boundary. (Department of Planning Services)
9. A separate USR map sheet(s) shall clearly identify proposed parking, landscaping,
circulation and buildings along with the USR boundary proposed through this USR.
These improvements shall not overlay existing improvements on the map.
(Department of Planning Services)
10. The phrase "Master Plan" shall be removed from all USR map sheets. (Department
of Planning Services)
11. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
12. The Colorado Department of Transportation (CDOT) has jurisdiction over all
accesses to state highways. Show the approved CDOT accesses on the map and
label with access permit number if applicable. (Department of Public Works)
13. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (Department of Planning Services)
14. Show and label the floodplain and floodway (if applicable) boundaries on the map.
Label the floodplain boundaries with the FEMA Flood Zone and FEMA Map Panel
Number or appropriate study. (Department of Planning Services - Floodplain)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copy or one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the map the applicant shall submit a Mylar
map along with all other documentation required as Conditions of Approval. The Mylar map shall
be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning
Services. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D
of the Weld County Code. The Mylar map and additional requirements shall be submitted within
one hundred twenty (120) days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee. (Department of Planning
Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co us. (Department of Planning Services)
5. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction. (Department of Planning Services - Engineer)
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
B. A Flood Hazard Development Permit application (FHDP) is required to be submitted and
approved prior to construction within the floodplain on this site. (Department of Planning
Services - Floodplain)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review plat is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Platteville Dairy, LLC and Aurora Organic Dairy
4MJUSR16-03-1405
1. A Site Specific Development Plan and Use by Special Review Permit, 4MJUSR16-03-1405, for A
Major Amendment to MUSR15-0019 to include additional parking, additional expansion of the existing
milk processing plant along with three (3) additional future processing buildings, expansion of existing
plant support buildings along with future plant support buildings, and more than the number of cargo
containers allowed as a use by right per legal lot or parcel in the A (Agricultural) Zone District, subject
to the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The hours of operation are 24 hours a day/365 days a year. (Department of Planning Services)
4. The number of on -site employees shall be 425. (Department of Planning Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the
Weld County Code. (Department of Planning Services)
7. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
8. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, Section
30-20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
9. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, Section 30-20-100.5, C.R.S. (Department of Public Health and Environment)
10. Fugitive dust should attempt to be confined on the property. Uses on the property should comply
with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health and
Environment)
11. Waste materials shall be handled, stored, and disposed of in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The applicant
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health and Environment)
12. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
13. A permanent, adequate sewer service shall be provided for sanitary purposes. (Department of
Public Health and Environment)
14. The facility shall adhere to the maximum permissible noise levels allowed in the Light Industrial Zone
as delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
15. All potentially hazardous chemicals must be handled in a safe manner, in accordance with
product labeling. All chemicals must be stored securely, on an impervious surface, and in
accordance with manufacturer's recommendations. (Department of Public Health and Environment)
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
16. The facility shall comply with all provisions of the State Underground and Above Ground Storage
Tank Regulations. (Department of Public Health and Environment)
17. The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
18. The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code. (Department of Public Works)
19. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services - Engineer)
20. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services - Engineer)
21. If parcel 120930100002 (Lot B of Recorded RECX15-0134) changes ownership or is removed from
4MJUSR16-03-1405, the drainage plan for the USR will need to be modified to ensure that it is
brought into compliance with Weld County Code, (Department of Planning Services - Engineer)
22. Sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent
properties. Sources of light should not cause a nuisance or interfere with the use on the adjacent
properties in accordance with the map. Neither the direct, nor reflected, light from any light source
may create a traffic hazard to operators of motor vehicles on public or private streets. No colored
lights may be used which may be confused with, or construed as, traffic control devices. (Department
of Planning Services)
23. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C -1885E effective date January 20, 2016 (St. Vrain Creek Floodplain).
Any development shall comply with all applicable Weld County requirements, Colorado Water
Conservation Board requirements as described in Rules and Regulations for Regulatory Floodplains
in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65.
The FEMA definition of development is any man-made change to improved or unimproved real
estate, including but not limited to buildings or other structures, mining, dredging, filling, grading,
paving, excavation, drilling operations, or storage of equipment and materials. (Department of
Planning Services - Floodplain)
24. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any
development activities, the owner should contact Weld County to determine if the floodplain
boundaries have been modified. (Department of Planning Services - Floodplain)
25. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2012 International Codes, 2006 International Energy
Code, and 2014 National Electrical Code. A Building Permit Application must be completed and two
(2) complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or
engineer must be submitted for review. A Geotechnical Engineering Report performed by a Colorado
registered engineer shall be required or an Open Hole Inspection. (Department of Building Inspection)
26. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
27. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment 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 Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations.
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
28. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial 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 Board of County Commissioners 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.
29. 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.
30. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and coal.
Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the state's
commercial mineral deposits are essential to the state's economy; (b) the populous counties of the
state face a critical shortage of such deposits; and (c) such deposits should be extracted according to
a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption
of the ecology and quality of life of the citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and person moving into these
areas must recognize the various impacts associated with this development. Often times, mineral
resource sites are fixed to their geographical and geophysical locations. Moreover, these resources
are protected property rights and mineral owners should be afforded the opportunity to extract the
mineral resource.
31. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural counties
in the United States, typically ranking in the top ten counties in the country in total market value of
agricultural products sold. The rural areas of Weld County may be open and spacious, but they are
intensively used for agriculture. Persons moving into a rural area must recognize and accept there
are drawbacks, including conflicts with long-standing agricultural practices and a lower level of
services than in town. Along with the drawbacks come the incentives which attract urban dwellers to
relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and congestion, and the
rural atmosphere and way of life. Without neighboring farms, those features which attract urban
dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural
activities will generate off -site impacts, including noise from tractors and equipment; slow -moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from
animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and
trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and
fertilizers in the fields, including the use of aerial spraying. It is common practice for agricultural
producers to utilize an accumulation of agricultural machinery and supplies to assist in their
agricultural operations. A concentration of miscellaneous agricultural materials often produces a
visual disparity between rural and urban areas of the County. Section 35-3.5-102, C.R.S., provides
that an agricultural operation shall not be found to be a public or private nuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice
the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of
state and county roads outside of municipalities. The sheer magnitude of the area to be served
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
stretches available resources. Law enforcement is based on responses to complaints more than on
patrols of the County, and the distances which must be traveled may delay all emergency responses,
including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who
must leave their jobs and families to respond to emergencies. County gravel roads, no matter how
often they are bladed, will not provide the same kind of surface expected from a paved road. Snow
removal priorities mean that roads from subdivisions to arterials may not be cleared for several days
after a major snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal
services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their
safety, but also for the protection of the farmer's livelihood.
AURORA ORGANIC DAIRY — 4MJUSR16-03-1405
December 27, 2016
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
JOHNSON ANNE
1900 SOUTH SUNSET ST STE 1-E
LONGMONT, CO 80501
Subject: 4MJUSR16-03-1405 - A Major Amendment to MUSR15-0019 (A Minor Amendment to Site
Specific Development Plan and Use By Special Review Permit 2nd AMUSR-1405) to include additional
parking, additional expansion of the existing milk processing plant along with three (3) additional future
processing buildings, expansion of existing plant support buildings along with future plant support
buildings, and more than the number of cargo containers allowed as a use by right per legal lot or parcel
in the A(Agricultural) Zone District.
Note: The original 4MJUSR16-03-1405 application that was submitted in June 2016 has been modified
to include one (1) additional processing building (350,000 square feet maximum size) and the boundary
of the permit has been expanded to include two additional parcels (Lot C and D of RECX16-0091).
On parcel(s) of land described as:
PT E2 SECTION 30, T3N, R67W OF THE 6TH P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on January 17, 2017, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on February 1, 2017
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
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.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
Page 2 of 2
If you have any questions concerning this matter, please call.
Respectfully,
ei .
Chris Gathman
Planner
1
October 12, 2016
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
JOHNSON ANNE
1900 SOUTH SUNSET ST STE 1-E
LONGMONT, CO 80501
Subject: 4MJUSR16-03-1405 - A Major Amendment to MUSR15-0019 (A Minor Amendment to Site
Specific Development Plan and Use By Special Review Permit 2nd AMUSR-1405) to include additional
parking, additional expansion of the existing milk processing plant along with three (3) additional future
processing buildings, expansion of existing plant support buildings along with future plant support
buildings, and more than the number of cargo containers allowed as a use by right per legal lot or parcel
in the A(Agricultural) Zone District.
Note: The original 4MJUSR16-03-1405 application that was submitted in June 2016 has been modified
to include one (1) additional processing building (350,000 square feet maximum size) and the boundary
of the permit has been expanded to include two additional parcels (Lot C and D of RECX16-0091).
On parcel(s) of land described as:
PART NW4NE4 SECTION 30, T3N, R67W OF THE 6TH P.M., WELD COUNTY, COLORADO.
PART E2NE4 SECTION 30, T3N, R67W LOT A REC EXEMPT RECX15-0134 OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
PART W2E2 SECTION 30, T3N, R67W LOT D REC EXEMPT RECX16-0091 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
PART W2E2 SECTION 30, T3N, R67W LOT C REC EXEMPT RECX16-0091 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
PART E2NE4/NE4SE4 SECTIION 30, T3N, R67W LOT B REC EXEMPT RECX15-0134 OF THE 6TH
P.M., WELD COUNTY, COLORADO.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration 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 following Planning Departments for their review and comments:
Firestone at Phone Number 303-833-3291
Mead at Phone Number 970-535-4477
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
Page 2 of 2
If you have any questions concerning this matter, please call.
Respectfully.
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2016.10.12 10:13:30 -06'00'
Chris Gathman
Planner
FIELD CHECK inspection dates: 1/7/2017
APPLICANT: Platteville Dairy, LLC Rademacher Farms Limited Liability Company and Aurora Organic
Dairy
CASE #: 4MJUSR16-03-1405
REQUEST: A Major Amendment to MUSR15-0019 to include additional parking, additional expansion of
the existing milk processing plant along with three (3) additional future processing buildings,
expansion of existing plant support buildings along with future plant support buildings, and
more than the number of cargo containers allowed as a use by right per legal lot or parcel in
the A (Agricultural) Zone District.
LEGAL: Part NW4NE4; Lot A and Lot B of Recorded Exemption RECX15-0134; Lot C and D of
Recorded Exemption RECX16-0091; all located in the E2 of Section 30, T3N, R67W of
the 6th PM, Weld County, CO
LOCATION: South of and adjacent to State Highway 66 and approximately 2,500 feet east of County
Road 13.
PARCEL ID #s: 120930100001, 120930100002, 120930100020, 120930100021, 120930000034
ACRES:
+/- 268.05 acres
Zoning
Land Use
N
A
N
Cropland/Grandview Estates to NW
E
A
E
Existing Dairy Facility for up to 3,000 cows —
MUSR15-0013)
S
A
S
St. Vrain River
W
A
W
Cropland, SF residence
COMMENTS:
Existing Aurora Dairy plant on portion of USR site.
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Chris Gathman - Planner III
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