HomeMy WebLinkAbout20170274.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Jordan Jemiola. that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER:
APPLICANT:
PLANNER.
REQUEST
LEGAL DESCRIPTION
LOCATION
4MJUSR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND
RADEMACHER FARMS LLC
CHRIS GATHMAN
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)
PART E2 SECTION 30 T3N. R67W OF THE 6TH P M WELD COUNTY.
COLORADO
SOUTH OF AND ADJACENT TO STATE HIGHWAY 66 AND APPROXIMATELY
2.500 FEET EAST OF CR 13
be recommended favorably to the Board of County Commissioners 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 Planning Commission 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
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.
RESOLUTION 4MJUR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS LLC
PAGE 2
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.
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.
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
Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and Xl. 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_
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 Planning Commission recommendation for approval is conditional upon the following
1 Prior to recording the plat:
RESOLUTION 4MJUR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS LLC
PAGE 3
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)
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)
RESOLUTION 4MJUR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS LLC
PAGE 4
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 mapscco.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)
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)
Motion seconded by Bruce Johnson.
VOTE
For Passage
Bruce Johnson
Bruce Sparrow
Jordan Jemiola
Joyce Smock
Michael Wailes
Terry Cross
Tom Cope
Gene Stifle
Against Passage Absent
Cherilyn Barringer
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I. Kristine Ranslem, Recording Secretary for the Weld County Planning Commission. do hereby certify that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County,
Colorado. adopted on January 17, 2017.
Dated the 17th of January, 2017
43\tbeilat-- 4,11-Lthin_
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Platteville Dairy, LLC and Aurora Organic Dairy
4MJUSR16-03-1405
A Site Specific Development Plan and Use by Special Review Permit, 4MJUSR16-03-1405, forA 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)
16. The facility shall comply with all provisions of the State Underground and Above Ground Storage Tank
Regulations. (Department of Public Health and Environment)
RESOLUTION 4MJUR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS LLC
PAGE 6
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
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
RESOLUTION 4MJUR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS LLC
PAGE 7
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 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
RESOLUTION 4MJUR16-03-1405
PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS LLC
PAGE 8
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.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETIN
Tuesday. January 17. 2017
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building. Hearing Room. 1150 O Street. Greeley. Colorado. This meeting was called to order by Chair,
Bruce Sparrow. at 12:30 pm.
Roll Call.
Present. Bruce Johnson, Bruce Sparrow, Gene Stifle, Jordan Jemiola. Joyce Smock, Michael Wades. Terry
Cross. Tom Cope.
Absent. Cherilyn Barringer
Also Present Chris Gathman and Kim Ogle. Department of Planning Services: Hayley Balzano,
Department of Planning Services — Engineering Division. Lauren Light. Department of Health: Evan
Pinkham, Public Works: Bob Choate, County Attorney. and Kris Ranslem. Secretary.
Motion: Approve the January 3, 2017 Weld County Planning Commission minutes, Moved by Bruce
Johnson, Seconded by Joyce Smock Motion passed unanimously.
CASE NUMBER 4MJUSR16-03-1405
APPLICANT PLATTEVILLE DAIRY LLC AND AURORA DAIRY CORPORATION AND
RADEMACHER FARMS LLC
PLANNER CHRIS GATHMAN
REQUEST 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)
LEGAL DESCRIPTION PART E2 SECTION 30 T3N, R67W OF THE 6TH P M , WELD COUNTY,
COLORADO
LOCATION SOUTH OF AND ADJACENT TO STATE HIGHWAY 66 AND APPROXIMATELY
2,500 FEET EAST OF CR 13
Chris Gathman, Planning Services, presented Case 4MJUSR16-03-1405. reading the recommendation
and comments into the record Mr Gathman noted that no letters or correspondence were received from
surrounding property owners. The Department of Planning Services recommends approval of this
application with the attached conditions of approval and development standards.
Evan Pinkham, Public Works. reported on the access to the site.
Hayley Balzano. Engineering. reported on the drainage conditions for the site
Lauren Light. Environmental Health. reviewed the public water and sanitary sewer requirements. on -site
dust control and the Waste Handling Plan.
Anne Johnson. Tetra Tech, 1900 South Sunset. Longmont. Colorado. stated that Aurora Organic Dairy is
proposing an expansion to their existing dairy operation. The applicants plan to increase the land area to
provide room for plant expansion, employee parking. maintenance shop and CNG/fueling station. Ms.
Johnson stated that it is a 24 hour, 7 days per week operation and added that at full build -out there may be
up to 425 full-time employees and 275 trucks accessing the site.
1
Commissioner Smock asked if all the milk is produced on site. John Butler. 8406 Spiniker Bay Drive,
Windsor. Colorado. stated that the milk processed on site comes from dairy farms in the panhandle of
Texas as well as Northeastern Colorado.
Commissioner Cope asked for an explanation of the drainage on site. Jeff Butson, Tetra Tech. 1900 South
Sunset Street. Longmont. Colorado stated that drainage flows to the south and will go into a storm sewer
or channel and taken to the river. depending on how build -out progresses. Mr Cope mentioned that he
was surprised that there is no requirement of a detention pond given the size of roofs on site Ms Balzano
said that there are some exceptions allowed in the code and in this case the parcel is connected to the
actual floodplain channel therefore it meets the list of exceptions.
Commissioner Smock asked to provide a description of how the access will work Ms. Johnson stated that
there will be two deceleration lanes. One deceleration lane will be coming from the west. approaching the
east. She added that there will be a westbound deceleration lane, coming from the east. Gene Capola,
9323 Ermandale Drive. Lonetree, Colorado. stated that there will also be a left and right turn lane. He
added that the right turn lane will be on the south side of the street and the left turn lane. as you are going
west. will be in the center of the road. Commissioner Cope asked where the majority of traffic will be coming
from/going to. Mr. Capola said they will be coming and going from the west of the site.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case 4MJUSR16-03-1405 to the Board of County Commissioners along with the
Conditions of Approval and Development Standards with the Planning Commission's recommendation of
approval. Moved by Jordan Jemiola, Seconded by Bruce Johnson.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8)
Yes: Bruce Johnson, Bruce Sparrow, Gene Stille. Jordan Jemiola. Joyce Smock. Michael Wailes, Terry
Cross. Tom Cope.
Meeting adjourned at 2 07 pm
Respectfully submitted46.1.66/11-- 'kanolkileu
Kristine Ranslem
Secretary
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