HomeMy WebLinkAbout20141974.tiff MEMORANDUM
i86? ,_ TO: Dianna Aungst, Planning Service DATE: May 6, 2014
1rl � FROM: Donald Carroll, Engineering Administrator
1 11U�i Public Works Department
�uI j 2 SUBJECT: USR14-0016, Long Meadow Farm LLC
(5000 Head Dairy)
The Weld County Public Works Department has reviewed this proposal. This project falls under the
Use by Special Review Standard, Weld County Code, Chapter 23, Article II, Division 4, Section 23.
Staff comments made during this phase of the Use by Special Review process may not be all inclusive;
as other issues may arise during the remaining application process.
COMMENTS:
CR 72 is a local gravel road and requires a 60-foot right-of-way at full build out. There is presently a
60-foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK
in the Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way
line.
CR 31 is a local paved road and requires a 60-foot right-of-way at full build out. There is presently a
60-foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK
in the Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way
line.
REQUIREMENTS:
Site Plan:
Watch your setback from the right-of-way line to proposed pond and pen locations.
Access Permit Application:
Show the approved accesses on the plat and label it with the approved access permit number (AP#).
Noxious Weeds:
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 Section 15-1-180 of the Weld County Code.
Traffic Study:
A traffic narrative was submitted; the traffic pattern to and from the site is west on CR 72 to CR 31 and
proceed south to State Highway 392. The route will include feed and hay delivery trucks, semi
tractor/trailers for milk pick-up, employee and owner vehicles, and animal product vendors.
Drainage Report:
Not required by Public Works. The storm water drainage has been referred to the Department of Health
and Environment, as it deals with animal units. The applicant is required to comply with the Colorado
Confined Animal Feeding Control Regulations (State of Colorado).
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Grading Permit: If more than one acre is to be disturbed, a Weld County Grading Permit will be
required prior to the start of construction.
Flood Hazard Development Standards:
This area IS NOT in a Special Flood Hazard Area (SFHA) as determined by the Federal Emergency
Management Agency (FEMA).
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"8 _i MEMORANDUM
_ _-E \ TO. DIANNA AUNGST, PLANNING SERVICES
i
BN T Y - FROM: HEATHER BA RBA RE, ENVIRONMENTAL HEALTH
GO --T
SUBJECT: USR14-0016, LONG MEADOW FARM LLC
(5000 HEAD DAIRY)
DATE: MAY 12, 2014
Environmental Health Services has reviewed this proposal for Amendment to USR-587 for agricultural
services and a livestock confinement operation(5,000 head dairy).
✓ The applicant has submitted an approved Management Ran for Nuisance Control.
✓ The applicant has submitted an approved Waste Management Ran.
✓ The appl i cant has submitted evidence of existi ng I SD S permit.
We have no objections to the proposal. We do recommend that the fol I owi ng requirements be
incorporated into the permit as development standards:
1. The facility shall operate in compliance with CDPHE Water Quality Control Commission
Regulation 81 (5 CCR 1002-81) and 61 (5 CCR 1002-61).
2. The facility shall register as a Confi ned A ni mal Feeding Operation (CA FO)with the Colorado
Department of Publ ic Health& Environment upon rea'hi ng the registration threshold.
3. Ri or to wastewater entering new or expanded impoundments, the fad I ity shal I demonstrate
compliance with the setback to water wells, separation from seasonal high groundwater, and that
the impoundment's I i ner(s) meat the seepage rate standards requi red by Colorado Water Qual ity
Control Commission Regulation Number 81.
4. There shall be no discharge of manure or wastewater to surface waters, unl c al I owed by
Regulation 81 or by Confined Animal Feeding Operation(CA FO) Colorado Discharge Permit
issued in accordance with Regulation 61.
5. Laid applications of manure and wastewater shall be made at agronomic rates using practices and
procedures, which a re protective of ground and surface waters. Laid applications shall be in
accordance with the fad I iti es Manure and Wastewater Management Ran, Fad I ity Management
R an, or Nutrient Management R an. There shal I be no discharge from laid application areas
except for agricultural stormwater.
6. The facility shal I be operated i n a manner to control pests. The facility shall be operated i n
accordance, at all times, with the r current approved Management Ran for Nuisance Control.
Additional control manures shall be implemented at the request of the Weld County Department
of Publ ic Health & Environment i n the event that rodents(which can be determined to be
associated with the faci I ity) are i n such a number to be considered a nuisance condition.
7. The faci lity shall be operated in a manner to control flies. The fadlity shall be operated in
accordance, at all times, with the r current approved Management Ran for Nuisance Control.
Additional fly control measures shall be i mplemented at the request of the Weld County
Department of Publ ic Health& Environment i n the event that f I i es(which can be determi ned to
be associated with the fad I ity) are i n such a number to be considered a nuisance condition.
Additional controls shat I also be implemented i n the event the Weld County Department of Public
Health and Environment receives a significant number of fly (associated with facility)
complaints, and in thej udgment of the Wed County Health Officer,there exists a fly condition
requi ring abatement.
8. The faci I ity shall be operated i n a manner to control odors and i n accordance with the r approved
nuisance control plan. Odors detected off site shat I not equal or exceed the level of fifteen-to-one
di I uti on threshold, as measured using methods set forth i n Regulation 2 of the Colorado Air
Poll uti on Control Regulations. Additional controls shall be implemented at the request of the
Wed County Department of Public Health and Environment in the event odor levels detected off
site of the faci I ity meet or exceed the level of fifteen-to-one di I uti on threshold, or i n thej udgment
of the Weld County Health Officer, thereexistsan odor condition requiring abatement.
9. Any I ndi vi dud Sewage Disposal System(I SDS) on the property 5h211 be in compliancewith all
provisions of the Wed County Code, pertaining to ISDS.
10. The faci lity shall operate in compliance with applicable Colorado Air Quality Control
Commission Regulations. There shall be no open burning except "agricultural open burning" as
defined by Colorado Air Qua1 ity Control Commission's Regulation 9.
11. Composting operations shall comply with Section 14 of the Regulations Pertaining to Soli d
Waste Sites and Facilities(6 CCR 1007-2, Part 1).
12. Waste materials, not specifically addressed by other development standards, Shall be handled,
stored, and disposed i n a manner that controls f ugi ti ve dust, blowing debri s, and other potential
nuisance conditions. The fad I ity shall operate i n accordance with the approved "Waste Handling
Ran" and Management Ran for Nuisance Control, at all times. No permanent disposal of wastes
shall be permitted at this site. This is not meant to ind ude those wastes specifically excl uded
from the defi niti on of a sot id waste i n the Solid Wastes Disposal Sites and Fad I iti es Act, 30 20
100.5, CRS, as amended.
13. The facility shall provide adequate dri nki ng water, hand washing, and toilet facilities.
14. The operation shat I comply with al I applicable rules and regulations of State and Federal agencies
and the Wed County Code.
2
Submit by Email
'O1/4�� Weld County Referral
T **NOTE[} CHANGELTO[12EQUEST**0
April 28, 2014
The Weld County Department of Planning Services has received the following item for review:
Applicant: Long Meadow Farm, LLC Case Number: USR14-0016
Please Reply By: May 16, 2014 Planner: Diana Aungst
Project: A Site Specific Development Plan and Amended Use by Special Review Permit (USR-587) for
an agricultural service establishments primarily engaged in performing agricultural, animal husbandry or
horticultural services on a fee or contract basis, including a livestock confinement operation (5,000 head
dairy) and a use similar to the Uses listed in Section 23-3-40 as Uses by Special Review (three single
family residences on one parcel) as long as the Use complies with the general intent of the A
(Agricultural)Zone District.
Location: South and north of and adjacent to County Road 72; east of and adjacent to County Road 31.
Parcel Number: 080510000011-R8125100 Legal: PART NW4 SECTION 10, T6N, R66W LOT B REC
EXEMPT RE-2298 of the 6th P.M., Weld County, Colorado.
Parcel Number: 080503300024-R1367202 Legal: PART SECTION 3, T6N, R66W LOT C REC
EXEMPT RE-3211 of the 6th P.M., Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
nWe have reviewed the request and find that it does/does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Leann Koons 05/22/2014
Signature Date
Agency North Weld County Water District
Weld County Planning Dept. 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax
BOARD OF DIRECTORS NORTH WELD COUNTY WATER DISTRICT
CHARLES ACHZIGER
/ 32825 CR 39 • LUCERNE. CO 80646
® �
GENE STILLE ®_ DON POSSELT, DISTRICT MANAGER
GARY SIMPSON
TODD BEAN Jtii P.O- BOX 56 • BUS: 970-356-3020 • FAX.970-395-0997
wATr-.a<,
ROBERT ARNBRECHT www.nwcwd.org • e-mail.water Cnwcwd.org
May 21, 2014
Weld County Department of Planning Services
Diana Aungst, AICP, CFM
Planner II
1555 N. 17th Avenue
Greeley, Colorado 80631
970-353-6100 ext. 3524
Fax: (970) 304-6498
RE: Long Meadow Farm, LLC applicant of USR14-0016
Dear Ms. Aungst,
North Weld County Water District has received and reviewed the application of Long Meadow Farm, LLC. The
application noted that Meter Number 681 served the property and this is incorrect. Meter Numbers 2065, with
a Water Allocation of 3 and Plant Investment Allocation of 16,and Meter Number 163,with a Water Allocation
of 1 and Plant Investment Allocation of 2, serve the property. The applicant's proposal increases the water
demand to between 40-90 gallons per minute (gpm) with an average of 65 gpm as calculated by the District.
The current Plant Investment Allocations on the account allow for 90 gpm therefore the District will not require
any upfront Plant Investment Allocation increase. The applicant will be subject to surcharge rates for any usage
beyond the Allocation annually.
The infrastructure serving Meter Numbers 2065 and 163 must be upgraded in order to provide the demand the
applicant has requested. Approximately 4,000 feet of 6-inch waterline will be installed and the District
estimates this infrastructure enhancement fee to be approximately$84,000. The Infrastructure Enhancement
Fee will be detailed in the Water Service Agreement and is required in full within 90 days after the USR approval.
Meter Number 163 qualifies for a 1-Inch meter upgrade due to the Plant Investment Allocation of 2 already
associated with the meter This voluntary upgrade would allow the applicant more flow capacity through the
meter. The Meter Installation Fee for this upgrade is $2,500 and is payable upon the request from the applicant
to perform the work. The District would prefer to install the new meter at the same time the infrastructure
enhancement is completed by the District.
The District will not approve USR14-0016 until a Water Service Agreement is signed by both the District and
Long Meadow Farm, LLC.
Please feel free to contact me with any questions or concerns at (970) 356-3020.
Respectfully,
Leann Koons
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