HomeMy WebLinkAbout20133191.tiffPlanner:
C. Gathman
Case Number: USR13-0043
LAND USE APPLICATION
SUMMARY SHEET
Hearing Date: November 5, 2013
Applicant: E.L. Dodson — Wet Oilfield Services CIO Jenifer Hershfeldt
Site Address: 18331 County Road 29, Gilcrest, Colorado
Request: A Site Specific Development Plan and Use by Special Review Permit for a Mineral
Resource Development Facility including Oil and Gas Support and Service Facilities
(oilfield service company lay down yard, office and repair and maintenance shop for oil
and gas equipment) in the A (Agricultural) Zone District.
Legal Description: Lots A and B of Recorded Exemption RE -4214; located in Part of the N2SE4 of
Section 32, T4N, R66W.
Location: West of and adjacent to County Road 29 and approximately 400 feet south of Highway
85.
Size of Parcel: +/- 8.57 Acres
Parcel Number: 105732400002 & 105732400001
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
Without Comments:
Weld County Sheriff's Office, referral received August 19, 2013
Colorado Parks & Wildlife, referral received August 18, 2013
Town of Platteville, referral received August 23, 2013
Town of Milliken, referral received August 22, 2013
Platteville-Gilcrest Fire Protection District, referral received September 5, 2013
With Comments:
Weld County Department of Building Inspection, referral received September 3, 2013
Weld County Zoning Compliance Officer, referral received August 9, 2013
Weld County Department of Public Health and Environment, referral received September 5, 2013
Weld County Department of Public Works, referral received September 16, 2013
Colorado Division of Water Resources, referral received August 15, 2013
The following agencies have not responded:
Colorado Department of Transportation
Town of Gilcrest
USR13-0043, Dodson — Wet Oilfield Services, Page 1
Planner:
C. Gathman
Case Number: USR13-0043
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Hearing Date: November 5, 2013
Applicant: E.L. Dodson — Wet Oilfield Services C/O Jenifer Hershfeldt — Wet Oilfield Services
Site Address: 18331 County Road 29, Gilcrest, Colorado
Request: A Site Specific Development Plan and Use by Special Review Permit for a Mineral
Resource Development facilities including and Oil and Gas Support and Service
Facility (oilfield service company lay down yard, office and repair and maintenance
shop for oil and gas equipment) in the A (Agricultural) Zone District.
Legal Description: Lots A and B of Recorded Exemption RE -4214; located in Part of the N2SE4 of
Section 32, T4N, R66W.
Location:
Size of Parcel:
Parcel Number:
West of and adjacent to County Road 29 and approximately 400 feet south of
Highway 85.
+/- 8.57 Acres
105732400002 & 105732400001
Case Summary: The proposed use is a lay down yard for pipes and equipment (pumps and trucks) along
with an existing building on Lot A that is used as an office and repair shop. The applicants intend to
construct a new office and repair shop on Lot B. Currently 24 employees access the site and the
application indicates that the company plans to grow to a total of 50 employees. Of these employees, 5-
10 employees would be at the site on a regular basis with the remainder accessing the site only on an
occasional basis to pick up equipment and/or drop off equipment for repair. The company is a 24 -hour oil
and gas support business when operating at a location and 8-10 hours when not operating on location.
The application indicates that the company does not work out of the lay down/equipment yard the entire
time during the day and not on an everyday basis.
This application was submitted to address a pending zoning violation under case # ZCV13-00074-00098.
This violation was initiated due to the operation of an Oil & Gas Support and Services business without
first completing the necessary Weld County Zoning Permits. This case has not been presented to the
Weld County Court Magistrate through the Violation Hearing process. This application if approved by the
Board of County Commissioners and once a plat is recorded will correct the violation. If this application is
denied, all oil & gas operations and associated activities and/or storage shall be removed from the
property within 30 (thirty) days of denial or the violation will proceed in court accordingly.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
USR13-0043, Dodson — Wet Oilfield Services, Page 2
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 G.2. A.Policy 7.2. states: "Conversion of agricultural land to nonurban
residential, commercial and industrial uses should be accommodated when the subject
site is in an area that can support such development, and should attempt to be
compatible with the region."
Section 22-2-20 I. A.Goal 9. States: "Reduce potential conflicts between varying land
uses in the conversion of traditional agricultural lands to other land uses."
Section 22-2-20 1.3. A.Policy 9.3. States: "Consider mitigation techniques to address
incompatibility issues. Encourage techniques and incentives, such as but not limited to
clustered development and building envelopes, to minimize impacts on surrounding
agricultural land."
22-2-100 A.2. OG.Policy 1.2. states: "Oil and gas support facilities which do not rely on
geology for locations should locate in commercial and industrial areas, when possible,
and should be subject to review in accordance with the appropriate sections of this
Code."
Several conditions of approval and development standards are proposed (such as
requiring the applicant to adhere to county noise requirements and a lighting plan for
review and approval...) to ensure compatibility with existing surrounding land uses. The
proposed use is similar to an industrial use. The Industrial Zone District (Chapter 23,
Article IV) of the Weld County Code requires screening of outdoor storage areas from
adjacent properties and rights -of -way. Therefore Department of Planning Services is also
requiring a screening plan to be submitted and approved prior to recording the plat.
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.A.2 of the Weld County Code allows oil and
gas support and service facilities as a Use by Special Review 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 located adjacent to cropland to the east,
Highway 85 and the Union Pacific Railroad to the west and a rural agricultural lot to the
south. A 10,000 head feedlot (approved under USR-1197) is located approximately 1,000
feet to the north. The nearest residences are located approximately 1,000 feet and 1,500
feet to the south of this site.
No phone calls, e -mails or correspondence has been received from surrounding property
owners.
Several conditions of approval and development standards are proposed (such as
requiring the applicant to adhere to county noise requirements, submitting a screening
plan (due to the proximity to Highway 85) and a lighting plan for review and approval) to
ensure compatibility with existing 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 areas of the Towns of Platteville,
Milliken and Gilcrest. The site is also located within the Cooperative Planning (IGA)
USR13-0043, Dodson — Wet Oilfield Services, Page 3
boundary for the Town of Gilcrest. The Towns of Milliken and Platteville in their referral
comments received 8/22/2013 and 8/24/2013 indicated that they have no concerns. The
Town of Gilcrest returned a signed Notice of Inquiry form (with no comments) attached
with the original application submittal. No referral response has been received from the
Town of Gilcrest in regards to this case.
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 site is
identified as "Irrigated Not Prime" and "Prime" according to the Important Farmlands Map
of Weld and Larimer Counties. Existing building and structures are located on Lot A. Lot
B ecompasses 4.3 acres.
G. Section 23-2-220.A.7 — There are adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County. The proposed
development standards and conditions of approval will provide adequate provisions for
the protection of the 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 submit written evidence from the Colorado Division of Water
Resources demonstrating that one or both wells are appropriately permitted for the
commercial use. (Department of Public Health and Environment, Colorado Division of
Water Resources)
B. In the event the applicant intends to utilize the existing septic system at the home on Lot
A of RE -4214, for employee use, the septic system shall be reviewed by a Colorado
Registered Professional Engineer. 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 and Environment)
C. The applicant shall submit evidence of an Underground Injection Control (UIC) Class V
Injection Well permit from the Environmental Protection Agency (EPA) for any large -
capacity septic system (a septic system with the capacity to serve 20 or more persons
per day). Alternately, the applicant can provide evidence from the EPA that they are not
subject to the EPA Class V requirements. (Department of Public Health and
Environment)
USR13-0043, Dodson — Wet Oilfield Services, Page 4
D. The applicant shall designate the location of the septic systems (existing and any
proposed septic system) on the plat. No vehicle access drives, vehicle parking or
equipment storage shall be located in the area of the septic system. The septic system
must be protected from vehicle traffic. (Department of Public Health and Environment)
E. The applicant shall revise the dust abatement plan to include the dust suppressant to be
used to mitigate onsite dust. The revised plan shall be submitted to the Environmental
Health Services, Weld County Department of Public Health & Environment for review and
approval. (Department of Public Health and Environment)
F. In the event washing of vehicles will occur on site the applicant shall ensure that any
vehicle washing area(s) shall capture all effluent and prevent discharges from the
washing of vehicles in accordance with the Rules and Regulations of the Water Quality
Control Commission, and the Environmental Protection Agency. Vehicle washing areas
should be designated on the plat. (Department of Public Health and Environment)
G. The applicant shall submit documentation that floor drain wastes from any vehicle
maintenance facility is captured in a watertight vault and hauled off for proper disposal.
(Department of Public Health and Environment)
H. The applicant shall submit a Lighting Plan (if onsite lighting is proposed) to the
Department of Planning Services, for review and approval. (Department of Planning
Services)
The applicant shall submit a Screening Plan (to address screening of the proposed pipe
and equipment lay down/storage yard from Highway 85 and residences to the south of
the site) to the Department of Planning Services, for review and approval. A minimum 6 -
foot tall opaque fence is considered adequate for screening purposes. (Department of
Planning Services)
J. The plat shall be amended to delineate the following:
1. All sheets of the plat shall be labeled USR13-0043 (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
4. The applicant shall delineate the trash collection areas. Section 23-3-350.H of
the Weld County Code addresses the issue of trash collection areas. Areas used
for storage or trash collection shall be screened from adjacent properties and
public rights -of -way. These areas shall be designed and used in a manner that
will prevent trash from being scattered by wind or animals. (Department of
Planning Services)
5. The plat shall delineate the approved Screening Plan. (Department of Planning
Services)
6. County Road 29 is designated on the Weld County Road Classification Plan as a
local gravel road, which requires sixty (60) feet of right-of-way at full buildout.
There is presently sixty (60) feet of right-of-way. The applicant shall verify and
delineate on the plat the existing right-of-way and the documents creating the
right-of-way. All setbacks shall be measured from the edge of future right of
way- This road is maintained by Weld County. (Department of Public Works)
7. Show the approved access(es) on the plat and label with the approved access
USR13-0043, Dodson — Wet Oilfield Services, Page 5
permit number. (Department of Public Works)
8. Show on the plat the limits of this minimum required water quality volume. Label
the water quality feature as "Water Quality Feature, No Build/Storage Area"
(Department of Public Works)
9. Show on the plat drainage flow arrows. (Department of Public Works)
10. Show on the plat a 45 -foot turning radius to accommodate commercial vehicles.
(Department of Public Works)
11. Make rReference on the plat to the improvements at Hwy 85 and County Road
22 as outlined in the US85 Access Control Plan 1-76 to County Road 80,
December 1999. (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 maps@co.weld.co.us. (Department of Planning Services)
5. Prior to release of building permits:
A septic permit will be required for future building additions. The septic system is required to be
designed by a Colorado Registered Professional Engineer according to the Weld County
Individual Sewage Disposal Regulations. The septic system shall be installed according to the
Weld County Individual Sewage Disposal Regulations. (Department of Public Health and
Environment)
6. Prior to Construction:
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)
7. 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. (Department of Planning Services)
USR13-0043, Dodson — Wet Oilfield Services, Page 6
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
E.L. Dodson — Wet Oilfield Services
USR13-0043
1. A Site Specific Development Plan and Use by Special Review Permit, USR13-0043, is for A Site
Specific Development Plan and Use by Special Review Permit for a Mineral Resource Development
Facility including an Oil and Gas Support and Service Facility (oilfield service company lay down yard,
office and repair and maintenance shop for oil and gas equipment) in the A (Agricultural) Zone District
and 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 operation shall comply with all applicable rules and regulations of local, state and federal
agencies and the Weld County Code. (Department of Planning Services)
4. 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)
5. The hours of operation for the lay down yard are daylight hours Monday — Friday and hours of
operation for the office/repair and maintenance shop are 8:00 AM - 5:00 PM Monday - Friday, as
stated by the applicant(s). (Department of Planning Services)
6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, Section
30-20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
7. 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, as amended. (Department of Public Health and
Environment)
8. 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 the approved "Waste Handling Plan", at all times. (Department of
Public Health and Environment)
9. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be
operated in accordance with the approved "Dust Abatement Plan", at all times. (Department of Public
Health and Environment)
10. This facility shall adhere to the maximum permissible noise levels allowed in the (Commercial) Zone
District, as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
11. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency. (Department of Public Health and Environment)
12. 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
USR13-0043, Dodson — Wet Oilfield Services, Page 7
pollutants (HAP's) and volatile organic compounds (VOC's). All chemicals must be stored secure, on
an impervious surface, and in accordance with manufacturer's recommendations. (Department of
Public Health and Environment)
13. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of
the facility, at all times. (Department of Public Health and Environment)
14. Sewage disposal for the facility shall be by septic system. Any septic system located on the property
must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal
Systems. (Department of Public Health and Environment)
15. In the event the facility's water system serves more than 25 persons on a daily basis the water
system shall comply with the Colorado Primary Drinking Water Regulations (5 CCR 1003-1). If not
subject to these requirements, the Weld County Department of Public Health and Environment
strongly encourages well users to test their drinking water prior to consumption and periodically
thereafter. (Department of Public Health and Environment)
16. All potentially hazardous chemicals must be handled in a safe manner in accordance with product
labeling. All chemicals must be stored secure, on an impervious surface, and in accordance with
manufacturer's recommendations. (Department of Public Health and Environment)
17. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency. (Department of Public Health and Environment)
18. Floor drain wastes from any vehicle maintenance facility shall be captured in a watertight vault and
hauled off for proper disposal. Records of installation, maintenance, and proper disposal shall be
retained. (Department of Public Health and Environment)
19. The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
20. 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)
21. The screening on the site shall be maintained in accordance with the approved Screening Plan.
(Department of Planning Services)
22. 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 Public Works)
23. The historical flow patterns and runoff amounts will be maintained on the site. (Department of Public
Works)
24. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
25. There shall be no parking or staging of vehicles on County roads. On -site parking shall be utilized.
(Department of Public Works)
26. Building permits maybe required per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2006 International Residential Building Code; 2012
International Energy Code; 2006 International 2011 National Electrical Code; and Chapter 29 of the
USR13-0043, Dodson — Wet Oilfield Services, Page 8
Weld County 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.
a. All building permit requirements can be found on the Weld County web -site.
www.co.weld.co.us/Departments/BuildingDepartment/BuildingPermits/Commercial (Department
of Building Inspection)
27. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
28. 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.
29. 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.
30. 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.
31. 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.
USR13-0043, Dodson — Wet Oilfield Services, Page 9
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.
USR13-0043, Dodson — Wet Oilfield Services, Page 10
September 26, 2013
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
HERSHFELDT JENIFER
18331 CR 29
PLATTEVILLE, CO 80651
Subject: USR13-0043 - A Site Specific Development Plan and Use by Special Review Permit for a
Mineral Resource Development Facility including and Oil and Gas Support and Service Facility (oilfield
service company laydown yard, office and repair and maintenance shop for oil and gas equipment) in
the A (Agricultural) Zone District.
On parcel(s) of land described as:
PT N2SE4 SECTION 32, T4N, R66W LOT B REC EXEMPT RE 4214 of the 6th P.M., Weld County,
Colorado.
Lot A of Recorded Exemption RE -4214; located in Part of the N2SE4 of Section 32, T4N, R66W of the
6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on November 5, 2013, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 20,
2013 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
v',w.weldcountyplanningcases.orq
If you have any questions concerning this matter, please call.
Respectfully,
Chris Gathman
Planner
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.09.26 09:34:53 -06'00'
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
August 09, 2013
HERSHFELDT JENIFER
18331 CR 29
PLATTEVILLE, CO 80651
Subject: USR13-0043 - A Site Specific Development Plan and Use by Special Review Permit for a
Mineral Resource Development Facility including and Oil and Gas Support and Service Facility (oilfield
service company laydown yard, office and repair and maintenance shop for oil and gas equipment) in
the A (Agricultural) Zone District.
On parcel(s) of land described as:
PT N2SE4 SECTION 32, T4N, R66W LOT B REC EXEMPT RE 4214 of the 6th P.M., Weld County,
Colorado.
Lot A of Recorded Exemption RE -4214; located in Part of the N2SE4 of Section 32, T4N, R66W 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:
Platteville at Phone Number 970-785-2245
Gilcrest at Phone Number 970-737-2426
Milliken at Phone Number 970-587-4331
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,
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.08.09 10:02:04 -06'00'
Chris Gathman
Planner
FIELD CHECK
inspection dates: 10/24/2013
APPLICANT: EL Dodson
CASE #: USR13-0043
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Mineral Resource
Development Facility including Oil and Gas Support and Service Facilities (oilfield service
company lay down yard, office and repair and maintenance shop for oil and gas equipment)
in the A (Agricultural) Zone District.
LEGAL: Lots A and B of Recorded Exemption RE -4214; located in Part of the N2SE4 of Section
32, T4N, R66W
LOCATION: West of and adjacent to County Road 29 and approximately 400 feet south of Highway
85.
PARCEL ID #: 105732400002 & 105732400001
ACRES:
+/- 8.57 acres
Zoning
Land Use
N
A
N
Feedlot approx. ''A mile to the north
E
A
E
Ag Land
S
A
S
Ag Land/Residence approx.1/4 mile to the south
W
A
W
Railroad and Highway 85.
COMMENTS:
Fenced storage/staging area on the south lot existing residence and garage/outbuilding on north lot.
Chris Gathman - Planner Ill
Hello