HomeMy WebLinkAbout20160332.tiff 1861 - 2011
-� LAND USE APPLICATION
SUMMARY SHEET
WELD COUNTY
u
Planner: Diana Aungst Hearing Date: January 5, 2016
Case Number: USR15-0064
Applicant: Lester Stroh Revocable Living Trust, do Island Farms, LLC
Representative: Tim Naylor, AGPROfessionals, LLC
6050 67th Avenue Suite 200, Greeley, CO 80634
Site Address: 24804 CR 57, Kersey, CO 80644
Request: A Site Specific Development Plan and Use by Special Review Permit for agricultural
service establishments primarily engaged in performing agricultural, animal husbandry
or horticultural services on a fee or contract basis, including a livestock confinement
operation (10,000 head calf ranch) in the A (Agricultural)Zone District.
Legal Being part of W2NW4 Section 35, T5N, R64W of the 6th P.M., Weld County, CO
Description:
Location: South of and adjacent to CR 52 and east of and adjacent to CR 57
Size of Parcel: +/- 78.34 acres Parcel No. 0963-35-0-00-011
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
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:
Town of Kersey, referral dated November 3, 2015
State of Colorado, Division of Water Resources, referral dated October 15, 2015
• Weld County Department of Planning Services— Engineer, referral dated November 6, 2015
• Weld County Department of Public Health and Environment, referral dated November 3, 2015
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
➢ School District RE-7, referral dated October 23, 2015
➢ Colorado Parks and Wildlife, referral dated October 26, 2015
➢ Weld County Sheriff's Office, referral dated October 12, 2015
➢ Weld County Zoning Compliance, referral dated October 9, 2015
• Weld County Extension Office, referral dated November 2, 2015
• Central Weld County Water District, referral dated October 16, 2015
• Platte Valley Fire Protection District, referral dated October 13, 2015
• West Greeley Conservation District, referral dated November 9, 2015
USR15-0064
Page 1 of 11
• Northern Colorado Water Conservancy, referral dated October 16, 2015
• Central Colorado Water Conservancy District, referral dated November 12, 2015
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Latham Ditch
➢ Loloff Reservoir
➢ United States Department of Agriculture
➢ Weld County Department of Building Inspection
➢ Weld County Department of Public Works-Access
• State of Colorado Department of Public Health and Environment
uSR15-0064
Page 2 of 11
1861 - 2011
SPECIAL REVIEW PERMIT
- ADMINISTRATIVE REVIEW
WELD,COUNTY
Planner: Diana Aungst Hearing Date: January 5, 2016
Case Number: USR15-0064
Applicant: Lester Stroh Revocable Living Trust, cio Island Farms, LLC
Representative: Tim Naylor, AGPROfessionals, LLC
6050 67th Avenue Suite 200, Greeley, CO 80634
Site Address: 24804 CR 57, Kersey, CO 80644
Request: A Site Specific Development Plan and Use by Special Review Permit for agricultural
service establishments primarily engaged in performing agricultural, animal husbandry
or horticultural services on a fee or contract basis, including a livestock confinement
operation (10,000 head calf ranch) in the A (Agricultural)Zone District.
Legal Being part of W2NW4 Section 35, T5N, R64W of the 6th P.M., Weld County, CO
Description:
Location: South of and adjacent to CR 52 and east of and adjacent to CR 57
Size of Parcel: +/- 78.34 acres Parcel No. 0963-35-0-00-011
Case Summary:
The applicant is proposing a calf ranch with 10,000 head. There will be 15-20 full time employees and
the operating hours are 24 hours / 7 days a week. No additional buildings are proposed. New pens and
calf shades will be constructed on the north half of the site. No new landscaping is proposed with this
application.
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.Goal 1. states "Respect and encourage the continuation of agricultural
land uses and agricultural operations for purposes which enhance the economic health
and sustainability of agriculture." And Section 22-2-20 A.Goal 2.states: "Continue the
commitment to viable agriculture in Weld County through mitigated protection of
uSR15-0064
Page 3 of 11
established (and potentially expanding) agricultural uses from other proposed new uses
that would hinder the operations of the agricultural enterprises."
This USR will allow the site to continue with agricultural uses. The site has historically
been used as a use-by-right dairy and is being changed to a calf ranch with 10,000 head.
Outdoor calf pens will be built on the north half of the property and the south half will
continue to be farmed.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District Sections 23-3-40.B.16 of the Weld County Code which allows
for a Site Specific Development Plan and Use by Special Review Permit for agricultural
service establishments primarily engaged in performing agricultural, animal husbandry or
horticultural services on a fee or contract basis, including a livestock confinement
operation (10,000 head calf ranch) 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 site is one and a-half miles southeast of the Town of Kersey and outside the Town of
Kersey's Intergovernmental Agreement boundary. The adjacent land uses are pastures,
crops, and rural residences. The closest residence is located west of the site and across
CR 57 there is also a residence located on the parcel south of and adjacent to the site.
There are three (3) USRs located within one mile of this parcel. USR13-0064 for a 16
inch natural gas line is located on the southern part of the subject property, USR-1749 for
a 195 foot telecommunication tower is located to the west of the site, and USR-879 for a
heliport is located south of the site. The Weld County Department of Planning Services
has not received any correspondence from surrounding property owners on this USR.
The Development Standards and the other Conditions of Approval for this proposal, will
assist in mitigating the impacts of the facility on the adjacent properties and ensure
compatibility with surrounding land uses.
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.
The site is located within the three (3) mile referral area of the Town of Kersey. The
Town of Kersey in their referral comments dated November 3, 2015 stated:
"Kersey Planning Commission reviewed this application and voted to forward to
Weld County with a recommendation for approval subject to the following:
- Require traffic leaving and entering the site to travel south on CR 57 to limit
impacts to Town of Kersey Streets and roads.
- Ask the applicant to keep the Town of Kersey informed as to who is managing
the property to maintain an open dialogue between the Town and the site
manager."
The applicant has addressed had a meeting with the Town of Kersey and has agreed to
the requests as listed in the Town of Kersey's referral comments.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County-Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County-Wide Road Impact Fee Program.
USR15-0064
Page 4 of 11
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 Program.
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 67 acres Prime (Irrigated) and
approximately 11 acres Irrigated Land (Not Prime) per the 1979 Soil Conservation
Service Important Farmlands of Weld County Map. This USR is for agricultural uses so
no Prime (Irrigated) Farmland will be taken out of production.
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 map:
A. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR15-0064. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per 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) The map shall delineate the existing landscaping and/or screening. (Department of
Planning Services)
6) The map shall delineate the lighting. (Department of Planning Services)
7) 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)
8) County Road 57 is a gravel road and is designated on the Weld County Road
Classification Plan as a local road which requires 60 feet of right-of-way at full buildout.
The applicant shall delineate on the site plan the existing right-of-way. All setbacks shall
be measured from the edge of right-of-way. This road is maintained by Weld County.
(Department of Planning Services - Engineer)
USR15-0064
Page 5 of 11
9) Show and label the approved accesses (AP15-00507), and the appropriate turning radii
on the site plan. (Department of Planning Services - Engineer)
10) Show and label all easements and right-of-way with the recorded document reception
number and date on the site plan. (Department of Planning Services- Engineer)
11) Show and label the approved tracking control on the site plan. (Department of Planning
Services- Engineer)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copies 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 map 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 CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The
preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
sent to maps@co.weld.co.us. (Department of Planning Services)
5. Prior to construction:
a. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Planning Services - Engineer)
b. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services - Engineer)
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 map is ready to be recorded in the office
of the Weld County Clerk and Recorder. (Department of Planning Services)
USR15-0064
Page 6 of 11
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Lester Stroh Revocable Living Trust, do Island Farms, LLC
USR15.0064
1. A Site Specific Development Plan and Use by Special Review Permit, USR15-0064, for
agricultural service establishments primarily engaged in performing agricultural, animal
husbandry or horticultural services on a fee or contract basis, including a livestock confinement
operation (10,000 head calf ranch) 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 / 7 days a week, as stated by the applicant.
(Department of Planning Services)
4. The number of on-site employees shall be 20, as stated by the applicant. (Department of
Planning Services)
5. The parking 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 existing landscaping/screening on the site shall be maintained. (Department of Planning
Services)
8. Should noxious weeds exist on the property or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Department of Planning
Services- Engineer)
9. The site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking. (Department of Planning Services- Engineer)
10. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Planning Services - Engineer)
11. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Planning Services - Engineer)
12. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services - Engineer)
13. The facility shall maintain compliance with the Confined Animal Feeding Operation (CAFO)
Control Regulations (5 CCR 1002-81), Colorado Discharge Permit System Regulations (5 CCR
1002-61) and Section 23-4-710 of the Weld County Code. (Department of Public Health &
Environment)
14. This facility shall adhere to the maximum permissible noise levels allowed in the Non-Specified
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health &
Environment)
uSR15-0064
Page 7 of 11
15. The facility shall not discharge runoff or other wastes waters to surface or groundwater with
exception to what is allowed by the CAFO Control Regulations. (Department of Public Health &
Environment)
16. Any required NPDES Permit shall be maintained in compliance with the Water Quality Control
Division of the Colorado Department of Public Health and Environment. (Department of Public
Health & Environment)
17. 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.
The surface beneath the manure storage areas shall be of materials which are protective of State
waters. These areas shall be constructed to minimize seepage or percolation of manure
contaminated water. In no event shall the facility impact or degrade waters of the State in
violation of Regulation 81. (Department of Public Health & Environment)
18. The facility shall be operated in accordance with the odor control measures described in the
approved Management Plan for Nuisance Control. Odors detected off the site shall not equal or
exceed the level of fifteen-to-one dilution threshold, as measured pursuant to Regulation 2 of the
Colorado Air Pollution Control Regulations. Additional controls shall be implemented at the
request of the Weld County Department of Public Health and Environment in the event odor
levels detected off-site meets or exceed the level of fifteen-to-one dilution threshold or in the
judgment of the Weld County Health Officer, there exists an odor condition requiring abatement.
(Department of Public Health & Environment)
19. That facility shall be operated in a manner to control flies. The facility shall be operated, at all
times, in accordance with the measures described in the approved Management Plan for
Nuisance Control. Additional fly control measures shall be implemented at the request of the
Weld County Department of Public Health and Environment 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. (Department of Public Health & Environment)
20. Fugitive dust shall be controlled on this site. At all times, the facility shall be operated in
accordance with the control measures described in the approved Management Plan for Nuisance
Control. (Department of Public Health & Environment)
21. 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. The facility shall contract with (a)
commercial waste hauler(s)to dispose of non-agricultural wastes and dead animals. (Department
of Public Health & Environment)
22. 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 & Environment)
23. The facility shall comply with the composting section (Section 14) of the Regulation Pertaining to
Solid Waste Sites and Facilities, 6 CCR 1007-2, Part 1, if applicable. (Department of Public
Health & Environment)
24. All pesticides, fertilizer, and other potentially hazardous chemicals must be handled in a safe
manner, in accordance with product labeling, and in a manner that minimizes the release of
hazardous air pollutants (HAPs) and volatile organic compounds (VOCs). All chemicals must be
stored securely, on an impervious surface, and in accordance with manufacturer's
recommendations. (Department of Public Health & Environment)
USR15-0064
Page 8 of 11
25. Sewage disposal for the facility shall be by septic system. The septic system shall be reviewed by
a Colorado registered professional engineer if the usage surpasses septic permit SP-9700399
sizing limitations. The review shall consist of observation of the system and a technical review
describing the system's ability to handle the proposed hydraulic load. The review shall be
submitted to the Environmental Health Services Division of the Weld County Department of
Public Health and Environment. In the event the system is found to be inadequately sized or
constructed, the system shall be brought into compliance with current regulations. (Department of
Public Health & Environment)
26. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. The
facility shall utilize the existing public water supply. (Department of Public Health & Environment)
27. The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Public Health & Environment)
28. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan. 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)
29. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2012 International Codes; 2006 International
Energy Code; 2014 National Electrical Code; A building permit application must be completed
and two 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 registered State of Colorado engineer shall be required or an open hole inspection.
(Department of Building Inspection)
30. Building Permits issued on the lot will be required to adhere to the fee structure of the County-
Wide Road Impact Fee Program.
31. Building Permits issued on the lot will be required to adhere to the fee structure of the County
Facility Fee and Drainage Impact Fee Programs.
32. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
33. 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.
34. 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.
35. 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.
USR15-0064
Page 9 of 11
36. 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.
37. 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,
USR15-0064
Page 10 of 11
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, sand burs, 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.
USR15-0064
Page 11 of 11
H N DEPARTMENT OF PLANNING SERVICES
a $6i 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3524
p v i FAX: (970) 304-6498
December 07, 2015
NAYLOR TIM
3050 67TH AVE STE 200
GREELEY, CO 80634
Subject: USR15-0064 - A Site Specific Development Plan and Use by Special Review Permit for
agricultural service establishments primarily engaged in performing agricultural, animal husbandry or
horticultural services on a fee or contract basis, including a livestock confinement operation (10,000
head calf ranch) in the A(Agricultural)Zone District.
On parcel(s)of land described as:
W2NW4 SECTION 35,T5N, R64W OF THE 6TH P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on January 5, 2016, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on January 27, 2016
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.weldcou ntyplanningcases.org
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:2015.12.07 13:19:54-0700'
Diana Aungst
Planner
N DEPARTMENT OF PLANNING SERVICES
i 1555 N 17th AVE
j ' r ^ GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970)353-6100, Ext. 3524
ti ' Y FAX: (970)304-6498
October 09, 2015
NAYLOR TIM
3050 67TH AVE SUITE 200
GREELEY, CO 80634
Subject: USR15-0064 - A Site Specific Development Plan and Use by Special Review Permit for
agricultural service establishments primarily engaged in performing agricultural, animal husbandry or
horticultural services on a fee or contract basis, including a livestock confinement operation (10,000
head calf ranch) in the A(Agricultural)Zone District.
On parcel(s)of land described as:
W2NW4 SECTION 35, T5N, R64W 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 Commission(s)for their review and comments:
Kersey at Phone Number 970-353-1681
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Vti1 �.� Digitally o signed by Khi oef Ra lm
Reason:I the author of this document
Date:2015.10.09 14:37:23-06'00'
Diana Aungst
Planner
Diana Aungst
From: Tim Naylor <tnaylor@agpros.com>
Sent: Friday, November 06, 2015 9:33 AM
To: Diana Aungst
Subject RE: Form Returned: Referral Form.pdf
Thanks
I met with them last Tuesday night and agreed to the terms they requested. The property owner will contact the Town next
week to introduce himself.
Thanks again
Tim Naylor
AGPROfessionals
3050 67th Avenue, Suite 200
Greeley, CO 80634
970-535-9318 office
970-535-9854 fax
(303) 870-0013 mobile
www.agpros.com
Original Message
From: Diana Aungst[mailto:daungst@co.weld.co.us]
Sent: Friday, November 06, 2015 9:21 AM
To: Tim Naylor
Subject: FW: Form Returned: Referral Form.pdf
Tim:
Comments from Kersey.
Thanks,
Diana Aungst, AICP, CFM
Planner II
Weld County Department of Planning Services
1555 N. 17th Avenue - Greeley, Colorado 80631
970-353-6100 ext. 3524
Fax: (970) 304-6498
daungst@weldgov.com
www.weldgov.com
Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the
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1
Original Message
From: Julie Piper[mailto:jpiper@ci.kersey.co.us]
Sent: Friday, November 06, 2015 8:27 AM
To: Diana Aungst <daungst@co.weld.co.us>
Subject: Form Returned: Referral Form.pdf
Form Returned: Referral Form.pdf
The attached file is the filled-out form. Please open it to review the data.
2
Diana Aungst
From: Tim Naylor <tnaylor@agpros.com>
Sent: Monday, December 28, 2015 3:23 PM
To: Diana Aungst
Subject USR 15-0064
Diana
As required in the Division of Water Resources referral dated October 15, 2015, Island Farms will operate the on-site
wells in accordance to the well permits associated with the property.The calf facility will use a Central Weld County
Water District tap for the source of the commercial water.
Please accept this as written evidence addressing the requirements of the Division of Water Resources referral and
completion of the Condition of Approval 1.A.
Thanks
Tim Naylor
AGPROfessionals
3050 67th Avenue,Suite 200
Greeley, CO 80634
970-535-9318 office
970-535-9854 fax
(303) 870-0013 mobile
www.agpros.com
MMI AGPROfessionals
1
FIELD CHECK Inspection Date: 12/23/15
Case Number: USR15-0064
Applicant: Lester Stroh Revocable Living Trust, do Island Farms, LLC
Representative: Tim Naylor, AGPROfessionals, LLC
6050 67th Avenue Suite 200, Greeley, CO 80634
Site Address: 24804 CR 57, Kersey, CO 80644
Request: A Site Specific Development Plan and Use by Special Review Permit for
agricultural service establishments primarily engaged in performing
agricultural, animal husbandry or horticultural services on a fee or contract
basis, including a livestock confinement operation (10,000 head calf ranch) in
the A (Agricultural) Zone District.
Legal Being part of W2NW4 Section 35, T5N, R64W of the 6th P.M., Weld County,
Description: CO
Location: South of and adjacent to CR 52 and east of and adjacent to CR 57
Size of Parcel: +/- 78.34 acres Parcel No. 0963-35-0-00-011
Zoning Land Use
N A (Agricultural) N AG/Rural Residential
E A (Agricultural) E Agriculture
S A (Agricultural) S AG/Rural Residential
W A (Agricultural) W AG/Rural Residential
COMMENTS:
The site contains a single family residence about a dozen outbuildings. There about 6 access
points into the site from CR 57.
Diana Aungst, Planner
Hello