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Home My WebLink About20132631.tiffo w I USE BY SPECIAL REVIEW USR13-0001 LOT A & B OF RECXI2-0073 BEING PART OF THE E th OF THE E'I/: SECTION 29, TOWNSHIP 3 NORTH, RANGE 65 WEST OF THE 6TH P.M, WELD COUNTY, COLORADO. MO 6 RR IT RUTH FC+FR VICINITY MAP ale 1' i to omen,amps motmr pAups 0„E r E5 Ap tv =ic1:), ud os ewneee Z,, tnz t, nvy nr on vne CR 32 CR 00 RR 2E lo tental Wit 19 SITE PLAN LOT B 25.0 ACRES TRUCK PARKING SOILS INFORMATION 44 Olney loamy sand, I to percent slopes 0.3% 49 Osgood send, G to 3 percent slopes 18.8% 70 Went sand, 3 to9 percent slopes 80.9% LIQUID NATURAL GAS TRANSFER FACILITY ENVELOPE WATER TRANSFER FACILITY & BAYS LOTA - 25.0 ACRES WATER QUALITY -NO BUILD OR STORAGE AREA DRAINAGE COLLECTION AREA. VEGETATIVE SWALE DIRECTS RUN Off TO NATURAL DRAINAGE. 80' FUTURE 0.0.5. syy, COUNTY ROAD 28 STOP SIGN 80014 15, PAGE 151 00 -FOOT RIGHT OF WAY COUNTY ROAD 41 a0 -roar FUTURE R.O.W. BOOK n, PAGE 082 I. 1 BO -FOOT RIGHT OF WAY 00 -FOOT FUTURE R.O.W. COOT WNCR BARRIER STATION LIQUID NATURAL GAS TRANSFER FACILITY & LOADING BAYS USR/PROPERTY 'BOUNDARY TRUCK PARKING SCALE (FOR DAIRY USE) STAGING AREA LEGEND DRAINAGE ARROWS TING GMBOUND 30' ACCESS EASEMENT ACCESS PERMIT / # AP12-00390 USR ,,-000, SITE PLAN Cl) NI 1--L MORWAI WATER PROJECT USE BY SPECIAL REVIEW USR 13-0001 oo7s MSINNFART 001800 a OF THE e 8 SP.CTON 25. (MUMPS NORTH. RANGE 00 WEST OF THE MTM P.M. OSLO COMPSY.COLDRADD. AcrxLTURE OnaIM. LLC - e 4350 Highway 66, Longmont, CO 80504 (970)535-9318• fax: (970) 535-9854 E € g imi'Sts 014 v), 2013-2631 USE BY SPECIAL REVIEW USR13-0001 LOT A & B OF RECXI2-0073 BEING PART OF THE E Y= OF THEE': SECTION 29, TOWNSHIP 3 NORTH, RANGE 65 WEST OF THE 6TH P.M, WELD COUNTY, COLORADO. PLAT NOTES: 1. Site Specific Development Plan and Use by Special Review Permit, USR13-0001, is for Mineral Resource Development. including Oil and Gas Support and Service (water supply and storage) and any use permitted as a Use by Right, Accessory Use or Use by Special Review in the Commerctl or Industrial Zone Districts. (non -retail transient liquefied natural gas (LNG) fueling station and a panting area) In the A (Agricultural) Zone District, and subject to the Development Standards stated hereon. 2. Approval of this plan may create a vested pmpedy right pursuant to Section 23-5-10 of the Weld County Code. Hours of opereson shall be 24 -hours a day. seven (7) days per week, 4. The water supply and storage, LNG facility, and pasting are operated as an unmanned site. 5. All (quid and solid wastes (as defined in the Sold Wastes Olsposal Sites and Facilities Act. Section 30-20-100.5 C.R.5.) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. 6. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes specifically excluded from the deenleon of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, Section 30-20-1005. ORS. 5. 7. Waste materials shall be handled, stored, and disposed of in a manner teat controls fugitive dust, fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The applicant shall operate in accordance with the approved Waste Handling Plan, atoll times, 8. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shell be operated In accordance with the approved Oust Abatement Plan, el all times. 9. This fealty shall adhere to the maxmum permissible noise levels allowed In the non -specified Zone District as delineated in Section 14-aa0 of the Weld County Code. 10. Adequate drinking, hand washing and toilet facilities shall be provided for employees end patrons of the facility, at all times. As employees or contractors are on site for less than two (2) consecutive hours a day and there am 10 or less customers or visitors per day, portable toilets are acceptable. Records of maintenance and proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the Weld County Department of Public Health and Environment Portable toilets shall be serviced by a cleaner licensed in Weld County and shall contain hand saniticers. 11. Any septic system located on the property must comply with all smolders of the Weld County Code, pertaining to Individual Sewage Disposal Systems (LS.0.5.). 2. The fresh water sbmge end loatlln5 system shall be operated in a manner to minimize spills. Fresh water spills should be captured in aboveground containment areas for reuse or allowed to Infiltrate. There shall be no discharge from this process to surface waters or to the facility's stormwater management system, In accordance with the Rules and Regulations of the Colorado Water Quality Control Commission, and the Environmental Protection Agenq, 13. The operation shall comply with an applicable oil and gas operations regulated by the Colorado Oil and Gas Conservation Commission. 4. The applicant shall comply with all provisions of the Underground and Above Ground Storage Tank Regulations (7 CCR 1101-14), as applicable. 5. The operation shall comply with all applicable rules and regulations of stale and federal agendas and the Weld County Coda. 6, The LNG facility, as permitted, is not pen for sale to the general public. Should this designation change, an amendment may be required Private contrails era expressly permitted 7. There shall be no parking or staging of vehicles on County roads. 8. Pursuant to Chapter 15, Articles I antl II. at the Weld County Code, If 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. All vegetation. other than grasses, needs to be maintained at a maximum height of 12 inches until the area Is completely developed, 9. The historical flaw patterns end runoff amounts will be maintained on the she in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to runoff rate end velocity Increases, diversions, concentration and/or unplanned pending of storm moor/ 20. The applicant must take into consideration stormwater capture/quantity and provide accordingly for Best Management Practices (BMP's). 21. Weld County is not responsible for the maintenance of on -site drainage related features. 22. This area is not in a Special Rood Hazard Area (SFHA), as determined by the Federal Emergency Management Agency (FEMA). 23. The lighting on tee sae shall be maintained In accordance with the approved Lighting Plan, 24, 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 of the adjacent propanies in accordance with the plan. Neither the direct, not reflected, light torn any tight source may create a traffic hazard to operators of motor vehicles on public or ptivete streets. No colored lights may be used which may be confused with, or construed as, traffic control devices. 25. Building permits issued on the properly will be required to adhere to the tae structure of the County -Wide Road Impact Fee Program. 20. Building permits issued on the property will be required to adhere to the fee structure of the County Facility Fee and Drainage Impact Fee Programs 27. A Building Permit Application must be completed and two (2) complete sets of plans, Including Engineered Foundation Plans beating the wet stamp of a Colorado registered architect or engineer, must he submitted for review. A Geotechnical Engineering Report performed by a registered Colorado engineer shall be required. 28. Buildings end structures shall mnlmm to the requirements of the various codes adopted at the time of permit application. Currently, the following have been adopted by Weld County: 2012 International Building Code, 2012 International Mechanical Code, 2012 International Plumbing Code, 2006 International Energy Code, 20121nlematlonal Fuel Gas Code, 2011 National Electrical Code, 2003 ANSI 117.1 Accessibility Code, and Chapter 29 W the Weld County Code. Building height shall be measured in accordance with the 2012 intemaneeet Building Cede ton the purpose of determining the maximum building size and height for various uses and types of construction and to determine compliance with the Bulk Requirements from Chapter 23 or the Weld County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County Code In order to determine compliance with offset and setback requirements. Offset end setback requirements are measured to the farthest projection from the building. 30. Building permits may be required for buildings, structures and change Wyse for buildings which required permits before the beginning of construction or the proposed change of use. 31. A building permit may be required for any new constmNon, alteration. or addition to any building on the property. It Is recommended that a code analysis be done on the project by a design professional with experience In Ms area. 32. A plan review shall be approved, and a permit must be Issued. prior to the start of construction. 33. If required. the applicant will obtain a fire permit 34. 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 35. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240 of the Weld County Code, 36. The properly owner or operator shall be responsible for complying with the Operation Standards of Section 232-250 of the weld County Code 37, Necessary personnel from the Weld County Departments of Planning Services, Pubic Works, and Public Health and Environment shall be granted access onto the property at any reasonable time In order to ensure the activities carded out on the property comply with the Conditions of Approval and Development Standards stated herein and all applicable Weld County regulations. 35. The Use by Special Review area shall be limited to the plans shown hereon and governed by the foregoing standards end 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. 39. The properly owner or operator shall be responsible for complying WM all of the foregoing Development Standards, Noncompliance with any of the foregoing Development Standards may be reason for revocation of the perms by the (bard of County Commissioners. 40. Weld Comity Is one of the most productive ambit:Ea] counties In the United States, typically tanking in the top ten counties in the country in total market value of agricultural products sold, the rural amen of Weld County may be open and spacious, but they are Intensively used for agriculture. Persons moving Into a coral area must recognize and accept there are dawbadm, including conflicts with long -Minding agricultural pacaces and a lower Tavel 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, lads of city noise and congestion, and the coral atmosphere and way of fife. Without neighboring farms, those features which attract urban dwellers to rural Weld County would qulcty be gone forever. Agricultural users of the land should not be expected to charge 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 vehides on coral roads: dust from animal pens, field wore, harvest and gravel roads: odor torn animal conMement, silage end msmoke horn ditch burning; flies and mosquitoes; hunting and capping activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in the fields, including the use of aerial spaying. s is common practice for agricultural pmtlucea to utilize en 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. Seaton 353.5102, C.B.S., provides that en agricultural operation shall not be found to be a public or private nuisance If the agricultural operation eloped 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 dtches and reservoirs may simply be moved "out of the way' of residential development. When moving to the County, property owners end residents must realne they cannot take water from Irrigation ditches, ekes 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 sloe (Wm the size of the State of Delaware) with more than three thousand seven hundred (3.700) miles of slate and County roads outside of municipalities. The sheer magnitude of the area to be served stretches available sources. 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 emergendes. 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 prtonges mean that roads from subdivisions to arterials may not be cleared for several days after a major snowstorm. Serviced in rural areas, in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be more sessuthmeni 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, highspeed traffic, sand burs, puncture vines, tenitodal fame dogs end livestock end open burning present real threats. Controlling children's activities Is Important not only for their safety, but also for the protection of the farmers livelihood. (Weld County Code Ordinance 2002-6', Weld County Code Ordinance 2008-1a) SHEET: SP -2 2 OF I MORWAI WATER PROJECT ■ USE BY SPECIAL REVIEW USR 13-0001 AGPROfeasionala, LLc ■ - ''' _ a i s mrnaSoy0ccxtz.aml Demo TOWNSHIP I NORTH, RANCH es wesro me 4m THE maocoUNTY.cowaaaano. 4350 Highway 66, Longmont, CO 80504 (970)535-9318 • fax: (970) 535-9854 Hello