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Planner: Diana Aungst Hearing Date: June 17, 2014
Case Number: USR14-0016
Applicant: Long Meadow Farm, LLC and Lester& Sherrill Hardesty
Representative: AGPROfessionals do Tim Naylor
3050 67th Avenue Suite 200
Greeley, CO 80634
Request: A Site Specific Development Plan and Amended Use by Special Review Permit
(AmUSR-587) 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 (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.
Legal Lot B RE-2298, being part of the NW4 Section 10, T6N, R66W and Lot C RE-3211,
Description: being part of Section 3, T6N, R66W of the 6th P.M., Weld County, CO
Location: South and north of and adjacent to CR 72; east of and adjacent to CR 31
Size of Parcel: +/-284.8 acres Parcel Nos. 0805-10-0-00-011 and 0805-03-3-00-024
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:
y Weld County Building Department, referral dated May 13, 2014
• North Weld County Water District, referrals dated May 21, 2014
• Weld County Department of Public Works, referral dated May 6, 2014
Weld County Department of Public Health and Environment, referral dated May 12, 2014
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
City of Greeley, referral dated April 24, 2014
• Weld County Sheriffs Office, referral dated April 28, 2014
• Weld County Zoning Compliance, referral dated April 18, 2014
West Greeley Conservation District, referral dated April 20, 2014
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Town of Eaton
USR14-0016
Page 1 of 11
School District RE-2
Y Eaton Fire Protection District
Y Weld County Extension Office
Y Colorado Division of Parks and Wildlife
• United States Department of Agriculture
• State of Colorado, Division of Water Resources
• State of Colorado Department of Public Health and Environment
USR14-0016
Page 2 of 11
+�86�AlSPECIAL REVIEW PERMIT
11
ADMINISTRATIVE REVIEW
Planner: Diana Aungst Hearing Date: June 17, 2014
Case Number: USR14-0016
Applicant: Long Meadow Farm, LLC and Lester& Sherrill Hardesty
Representative: AGPROfessionals do Tim Naylor
3050 67th Avenue Suite 200
Greeley, CO 80634
Request: A Site Specific Development Plan and Amended Use by Special Review Permit
(AmUSR-587) 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 (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.
Legal Lot B RE-2298, being part of the NW4 Section 10, T6N, R66W and Lot C RE-3211,
Description: being part of Section 3, T6N, R66W of the 6th P.M., Weld County, CO
Location: South and north of and adjacent to CR 72; east of and adjacent to CR 31
Size of Parcel: +/-284.8 acres Parcel Nos. 0805-10-0-00-011 and 0805-03-3-00-024
Case Summary:
The applicant is proposing to increase the number of head of cattle of the existing dairy permitted under
amended AmUSR-587 in 1999 from 1,850 to 5,000. Approximately 50% of the total head will be milking
cows with the remainder being support stock. The existing (3) residences will continue to be used as
employee housing. There will be about 35 full-time employees and the hours of operation are 7-days a
week, twenty-four hours per day. There are no signs or landscaping proposed. The applicant is
proposing to expand the dairy onto the lot to the north of County Road 72. This addition of this northern
parcel will increase the size of the dairy by 151 acres. The southeastern section of this parcel is
proposed to be utilized for dairy related compost and manure management. The center pivot on this
parcel will remain.
The application materials state that the activities on the site include milking of dairy cows; feeding,
housing and raising of replacement stock; storing and processing feed; storing and maintaining dairy
equipment; and farming. The application also states that five (5) free stall barns, a hospital barn,
wastewater storage ponds, and livestock pens as well as associated appurtenances associated with the
dairy operation will be constructed on the site.
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.
USR14-0016
Page 3 of 11
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."
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."
The applicant is proposing to increase the number of head of cattle of the existing dairy
permitted under amended AmUSR-587 from 1,850 to 5,000. The existing (3) residences
will continue to be used as employee housing. The applicant is proposing to expand the
dairy onto the lot to the north of County Road 72. This addition of this northern parcel will
increase the size of the dairy by 151 acres. The southeastern section of this parcel will
be used for dairy related compost and manure management.
There will be about 35 full-time employees and the hours of operation are 7-days a week,
twenty-four hours per day. No additional landscaping is proposed. The Department of
Planning Services is requesting a Lighting Plan be submitted to address the impacts from
this facility on neighboring properties.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District Section 23-3-40.6.16. and 23-3-40.M. which allows for a Site
Specific Development Plan and Amended Use by Special Review Permit (AmUSR-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.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The adjacent properties are mainly utilized for pastures, crops, and rural residences.
County Road 74 borders the site on the north, County Road 31 borders the site on the
west and County Road 72 bisects the USR site. The adjacent properties to the north
south and west are cropland.
The closest residences are west of and adjacent to County Road 31 but the residence
closest to the dairy operations is located on the northwest corner of County Road 72 and
County Road 31. There are about ten (10) USRs located within one mile of these parcels.
USR-675 for a landscape and nursery and USR-709 for processing and selling of forestry
items are located northwest of the site. USR-1036 and USR-681 are both for single-
family dwellings and are located southwest of the site. USR-1540 for a rodeo arena is
located south of the site. USR-288 and USR-480 each for 3,000 head of cattle, and
USR-529 for 10,000 head of cattle are located southeast of the site. USR-10 for a
residence is also located southwest of the site. USR-1434 for a water tank is located
east of the site. The Weld County Department of Planning Services has received one
phone call from the surrounding property owner located on the northwest corner of CR
Roads 31 and 72 who expressed opposition to this expansion.
As a condition of approval the Department of Planning Services is requesting a Lighting
Plan be submitted to address the impacts from this facility on neighboring properties.
USR14-0016
Page 4 of 11
This lighting plan, in conjunction with 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 Town of Eaton and the City of
Greeley. The City of Greeley's referral dated April 24, 2014 indicate no concern and the
Town of Eaton did not submit referral agency 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 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 285 acres "Prime (Irrigated) per the
1979 Soil Conservation Service Important Farmlands of Weld County Map. The site has
been historically utilized agricultural uses and per this USR will continue to be used for
agricultural uses.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the plat:
A. The applicant shall address the requirements of the North Weld County Water District, as
stated in the referral response dated May 21, 2014, to include entering into a Water Service
Agreement and paying the required fee for the infrastructure upgrade. Written evidence of
such shall be submitted to the Weld County Department of Planning Services. (Department
of Planning Services)
B. The applicant shall submit a Lighting Plan to the Department of Planning Services, for review
and approval. Any lighting poles and lamps shall comply with Section 23-3-360.F. which
states, in part, that, "any lighting shall be designed, located, and operated in such a manner
as to meet the following standards: sources of light shall be shielded so that beams or rays of
light will not shine directly onto adjacent properties." (Department of Planning Services)
USR14-0016
Page 5 of 11
C. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR14-0016. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The plat shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The approved Lighting Plan. (Department of Planning Services)
5) County Road 72 is designated on the Weld County Road Classification Plan as a local
gravel road, which requires 60 feet of right-of-way at full build out. There is presently 60
feet of right-of-way. All setbacks shall be measured from the edge of future right-of-way.
The applicant shall verify the existing right-of-way and the documents creating the right-
of-way and this information shall be noted on the plat. If the right-of-way cannot be
verified, it shall be dedicated. This road is maintained by Weld County. (Department of
Public Works)
6) County Road 31 is designated on the Weld County Road Classification Plan as a local
paved road, which requires 60 feet of right-of-way at full build out. There is presently 60
feet of right-of-way. All setbacks shall be measured from the edge of future right-of-way.
The applicant shall verify the existing right-of-way and the documents creating the right-
of-way and this information shall be noted on the plat. If the right-of-way cannot be
verified, it shall be dedicated. This road is maintained by Weld County. (Department of
Public Works)
7) Show the approved access on the plat and label it with the approved access permit
number(AP). (Department of Public Works)
8) Ensure that the setback distance for all structures, pens and ponds meet the required
setback from the right-of-way line. (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit three (3) paper
copies or one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the plat the applicant shall submit a Mylar
plat along with all other documentation required as Conditions of Approval. The Mylar plat 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 plat 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
plat 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 mapsco.weld.co.us. (Department of Planning Services)
5. Prior to construction:
USR14-0016
Page 6 of 11
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 Public Works)
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)
USR14-0016
Page 7 of 11
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Long Meadow Farm, LLC.
USR14-0016
1. A Site Specific Development Plan and Amended Use by Special Review Permit (AmUSR-587),
USR14-0016, 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, 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 number of on-site employees shall be commensurate with the number of persons which the
septic system may accommodate in accordance with the requirements of the Weld County Code,
pertaining to Individual Sewage Disposal Systems (I.S.D.S.) Regulations. (Department of
Planning Services)
4. The three single-family dwelling-units on the parcel located south of County Road 72 shall be
used as employee housing. (Department of Planning Services)
5. The hours of operation are 24-hours, 7-days, as stated by the applicant(s). (Department of
Planning Services)
6. The lighting on the site shall be maintained in accordance with the approved Lighting Plan.
(Department of Planning Services)
7. 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. (Department of Public Works)
8. The facility shall operate in compliance with CDPHE Water Quality Control Commission
Regulation 81 (5 CCR 1002-81) and 61 (5 CCR 1002-61). (Department of Public Health and
Environment)
9. The facility shall register as a Confined Animal Feeding Operation (CAFO) with the Colorado
Department of Public Health & Environment upon reaching the registration threshold.
(Department of Public Health and Environment)
10. Prior to wastewater entering new or expanded impoundments, the facility shall demonstrate
compliance with the setback to water wells, separation from seasonal high groundwater, and that
the impoundment's liner(s) meet the seepage rate standards required by Colorado Water Quality
Control Commission Regulation Number 81. (Department of Public Health and Environment)
11. There shall be no discharge of manure or wastewater to surface waters, unless allowed by
Regulation 81 or by Confined Animal Feeding Operation (CAFO) Colorado Discharge Permit
issued in accordance with Regulation 61. (Department of Public Health and Environment)
12. Land applications of manure and wastewater shall be made at agronomic rates using practices
and procedures, which are protective of ground and surface waters. Land applications shall be in
accordance with the facilities Manure and Wastewater Management Plan, Facility Management
Plan, or Nutrient Management Plan. There shall be no discharge from land application areas
except for agricultural stormwater. (Department of Public Health and Environment)
USR14-0016
Page 8 of 11
13. The facility shall be operated in a manner to control pests. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Additional control measures shall be implemented at the request of the Weld County Department
of Public Health & Environment in the event that rodents (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 and Environment)
14. The facility shall be operated in a manner to control flies. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Additional fly control measures shall be implemented at the request of the Weld County
Department of Public Health & 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.
Additional controls shall also be implemented in the event the Weld County Department of Public
Health and Environment receives a significant number of fly (associated with facility) complaints,
and in the judgment of the Weld County Health Officer, there exists a fly condition requiring
abatement. (Department of Public Health and Environment)
15. The facility shall be operated in a manner to control odors and in accordance with their approved
nuisance control plan. Odors detected off site shall not equal or exceed the level of fifteen-to-one
dilution threshold, as measured using methods set forth in 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 of the facility meet 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 and Environment)
16. Any Individual Sewage Disposal System (ISDS) on the property shall be in compliance with all
provisions of the Weld County Code, pertaining to ISDS. (Department of Public Health and
Environment)
17. The facility 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 Quality Control Commission's Regulation 9. (Department of Public Health and
Environment)
18. Composting operations shall comply with Section 14 of the Regulations Pertaining to Solid Waste
Sites and Facilities (6 CCR 1007-2, Part 1). (Department of Public Health and Environment)
19. Waste materials, not specifically addressed by other development standards, shall be handled,
stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential
nuisance conditions. The facility shall operate in accordance with the approved "Waste Handling
Plan" and Management Plan for Nuisance Control, at all times. 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, 30 20
100.5, CRS, as amended. (Department of Public Health and Environment)
20. The facility shall provide adequate drinking water, hand washing, and toilet facilities. (Department
of Public Health and Environment)
21. The facility shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
22. 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)
USR14-0016
Page 9 of 11
23. Building permit maybe 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; 2011 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)
24. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
25. 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.
26. 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.
27. 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.
28. 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.
USR14-0016
Page 10 of 11
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, 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.
USR14-0016
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
C v i FAX: (970)304-6498
r
May 27, 2014
NAYLOR TIM
3050 67TH AVE STE 200
GREELEY, CO 805631
Subject: USR14-0016 -A Site Specific Development Plan and Amended Use by Special Review Permit
(AmUSR-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.
On parcel(s)of land described as:
LOT B REC EXEMPT RE-2298; PART NW4 SECTION 10, T6N, R66W of the 6th P.M., Weld County,
Colorado.
LOT C REC EXEMPT RE-3211; PART SECTION 3, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on June 17, 2014, at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on July 9, 2014 at 10:00
a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150 O
Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respectfully,
s �L Digitally signed by Kristine Ranslem Ai‘k-
Ftason:lam the author of thisdocument
Il Date:2014.05.2713:18:16-06'00'
Diana Aungst
Planner
h N DEPARTMENT OF PLANNING SERVICES
"••••• Lia ti 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
, ' / FAX: (970)304-6498
April 18, 2014
NAYLOR TIM
3050 67`"AVE STE 200
GREELEY, CO 80501
Subject: USR14-0016 - 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 (5,600 head dairy) and one (1) single-family dwelling unit per lot other than those permitted
under Section 23-3-20 a (second single family dwelling unit) in the A(Agricultural)Zone District.
On parcel(s)of land described as:
PT NW4 SECTION 10, T6N, R66W LOT B REC EXEMPT RE-2298 of the 6th P.M., Weld County,
Colorado.
PT SECTION 3, T6N, R66W LOT C REC EXEMPT RE-3211 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:
Eaton at Phone Number 970-454-3338
Greeley at Phone Number 970-350-9741
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,
b � Digitally signed by Kristine Ranslem
N`Qe Feason:lam the author of this document
l Date:2014.04.1811:06:09-06'00'
Diana Aungst
Planner
Diana Aungst
From: Heather Barbare
Sent: Monday, May 12, 2014 3:58 PM
To: Diana Aungst
Cc: Tim Naylor
Subject: Waste Handling Plan and Management Plan for Nuisance Control: Long Meadow
Environmental Health has reviewed the Waste Handling Plan submitted May 12, 2014 and the Management Plan for
Nuisance Control dated January 2014 for Long Meadow Farm LLC and considers both to be approved.
Please feel free to contact me with any additional questions.
Heather Barbare
Environmental Health Specialist, Waste Program Coordinator
Weld County Department of Health & Environment
1555 N 17th Ave
Greeley, CO 80631
hbarbare@co.weld.co.us
970-304-6415 Ext. 2223
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1
FIELD CHECK Inspection Date: 6/6/14
Case Number: USR14-0016
Applicant: Long Meadow Farm, LLC and Lester & Sherrill Hardesty
Representative: AGPROfessionals do Tim Naylor
3050 67th Avenue Suite 200
Greeley, CO 80634
Request: A Site Specific Development Plan and Amended Use by Special Review
Permit (AmUSR-587) 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 (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.
Legal Lot B RE-2298, being part of the NW4 Section 10, T6N, R66W and Lot C RE-
Description: 3211, being part of Section 3, T6N, R66W of the 6th P.M., Weld County, CO
Location: South and north of and adjacent to CR 72; east of and adjacent to CR 31
Size of Parcel: +/- 284.8 acres Parcel Nos. 0805-10-0-00-011 and 0805-03-3-00-024
Zoning Land Use
N A (Agricultural) N Agriculture
E A (Agricultural) E Agricultural
S A (Agricultural) S Agricultural
W A (Agricultural) W Agricultural/Rural Residential
COMMENTS:
The parcel to the south of CR 72 has a variety of dairy related structures including a milk parlor,
buildings and corrals for livestock husbandry, equipment storage, maintenance facilities, waste-
management control structures, three-employee residences, etc. The parcel to the north has a
center pivot and two ponds located on the southeast corner. There are about four access points
into the south and two access points into and oil and gas facility the north off of County Road
72.
Diana Amu gsa a
Planner
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