HomeMy WebLinkAbout20160331.tiff EXHIBIT
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMIS
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY CO
Moved by Benjamin Hansford, 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: USR15-0064
APPLICANT: LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS, LLC
PLANNER. DIANA AUNGST
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 DESCRIPTION W2NW4 SECTION 35, T5N, R64W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 52 AND EAST OF AND ADJACENT TO CR
57.
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.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 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.
Olt-033/
RESOLUTION USR15-0064
LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS, LLC
PAGE 2
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 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.
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 Planning Commission 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)
RESOLUTION USR15-0064
LESTER STROH REV LIVING TRUST. c/o island farms, Ilc
PAGE 3
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)
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(cr�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)
RESOLUTION USR15-0064
LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS, LLC
PAGE 4
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)
Motion seconded by Michael Wailes.
VOTE:
For Passage Against Passage Absent
Benjamin Hansford
Bruce Johnson
Bruce Sparrow
Jordan Jemiola
Joyce Smock
Michael Wailes
Nick Berryman
Terry Cross
Gene Stille
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 5, 2016.
Dated the 5th of January, 2016
�Y� 4&iYL Digitally 0 y Kristine 700lem
Date:2016.01.07 15:11:00-07'00'
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Lester Stroh Revocable Living Trust, c/o 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)
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)
RESOLUTION USR15-0064
LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS. LLC
PAGE 6
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)
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)
RESOLUTION USR15-0064
LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS, LLC
PAGE 7
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. Budding 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.
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.
RESOLUTION USR15-0064
LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS, LLC
PAGE 8
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, 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.
PC o)J75
) - 2 - /co EXHIBIT
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION M: 5
.i ?iEM&
Tuesday, January 5, 2016
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,
Jordan Jemiola, at 12:30 pm.
Roll Call.
Present: Benjamin Hansford, Bruce Johnson, Bruce Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock,
Michael Wailes, Nick Berryman, Terry Cross.
Also Present: Kim Ogle, Chris Gathman, Diana Aungst, Department of Planning Services; Jennifer
Petrik, Department of Planning Services — Engineering Division; Lauren Light and Ben Frissell,
Department of Health; Bob Choate, County Attorney, and Kris Ranslem, Secretary.
Motion: Approve the December 1, 2015 Weld County Planning Commission minutes, Moved by Joyce
Smock, Seconded by Benjamin Hansford. Motion passed unanimously.
CASE NUMBER: USR15-0064
APPLICANT: LESTER STROH REV LIVING TRUST, C/O ISLAND FARMS, LLC
PLANNER: DIANA AUNGST
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 DESCRIPTION: W2NW4 SECTION 35, T5N, R64W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 52 AND EAST OF AND ADJACENT TO
CR57.
Diana Aungst, Planning Services, presented Case USR15-0064, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this
application along with conditions of approval and development standards.
Jennifer Petrik, Engineering, reported on the existing traffic, access and drainage conditions and the
requirements on site.
Ben Frissell, Environmental Health, reviewed the public water and sanitary sewer requirements, on-site
dust control, and the Waste Handling Plan.
Tim Naylor, AGPROfessionals, 3050 67th Ave, Suite 200, Greeley, Colorado, stated that this property is
proposed to have a 10,000 head dairy calf facility. He added that historically this property was used as a
dairy facility. He said that this facility will support surrounding dairy facilities.
Mr. Naylor said that much of the infrastructure will be utilized; however they do plan to construct new
pens, calf huts and stormwater facilities. The south portion of the property will remain in agricultural
production and the existing residence will continue to be used as a residence.
Commissioner Sparrow clarified if there are two (2) existing water taps and if they were for the dairy or if
they are residential taps. Mr. Naylor said that the taps were used for the previous dairy. He added that
they have been working with the Central Weld County Water District and are looking to supplementing
those as well.
Commissioner Stille asked if any calves would come from out of state. Mr. Naylor said that the intention
is to support the local dairy facilities but can't guarantee that there won't be calves coming from out of
state.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
JD Eckhardt,24205 CR 57,stated that he owns the Loloff Reservoir and is concerned with runoff from
the site into his reservoir. He added that he is also concerned if 10,000 head calves can fit into the
northern portion of the facility. He asked if there is any chance of moving the facilities on the southern
portion of the property.He added that he is also concerned with the amount of traffic.
Mr. Naylor said that this facility won't generate a lot of traffic. He added that it will mainly be trailers
bringing in calves;however there may be two to three semi-loads of cattle per week. He said that the
traffic will be present but it will be minimum.
If they would expand to the southern portion of the property,they would need to amend this permit. As
far as runoff into the reservoir, according to CAFO regulations they need to adhere to the run-off
requirements.
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 USR15-0064 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 Benjamin Hansford,Seconded by Michael Wailes.
Vote:Motion carried by unanimous roll call vote(summary:Yes=9).
Yes: Benjamin Hansford, Bruce Johnson, Bruce Sparrow, Gene Stille, Jordan Jemiola,Joyce Smock,
Michael Wailes,Nick Berryman,Terry Cross.
Meeting adjourned at 2:04 pm.
Respectfully submitted,
,,i5 -466„,_,A,,442,,,,_ Digitally signed by Kristine Ranslem
� Date:2016.01.07 15:09:29-07'00'
Kristine Ranslem
Secretary
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