HomeMy WebLinkAbout20122427.tiff RESOLUTION
RE: APPROVE SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT, USR12-0030, FOR AN OIL AND GAS SUPPORT FACILITY
(ROUST-A-BOUT AND EXCAVATING SERVICE) IN THE A (AGRICULTURAL) ZONE
DISTRICT -ALEX PLATT
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners held a public hearing on the 12th day
of September, 2012, at the hour of 10:00 a.m., in the Chambers of the Board, for the purpose of
hearing the application of Alex Platt, 22670 CR 30, Hudson, Colorado 80462, for a Site Specific
Development Plan and Use by Special Review Permit, USR12-0030, for an Oil and Gas
Support Facility (roust-a-bout and excavating service) in the A (Agricultural) Zone District, on the
following described real estate, being more particularly described as follows:
Lot A of Recorded Exemption, RE-4583; being part
of Section 26, Township 3 North, Range 65 West of
the 6th P.M., Weld County, Colorado
WHEREAS, at said hearing, the applicant was present, and
WHEREAS, Section 23-2-230 of the Weld County Code provides standards for review of
said Use by Special Review Permit, and
WHEREAS, the Board of County Commissioners heard all of the testimony and
statements of those present, studied the request of the applicant and the recommendation of
the Weld County Planning Commission and all of the exhibits and evidence presented in this
matter and, having been fully informed, finds that this request shall 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 Board of County Commissioners that the applicant has
shown compliance with Section 23-2-230.B of the Weld County Code as follows:
A. Section 23-2-230.B.1 -- The proposed use is consistent with Chapter 22
and any other applicable code provisions or ordinance in effect.
1) Section 23-2-220.A.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." The roust-a-bout and excavating
service facility is presently in operation on the site and is located
in an area that allows good access to the oil field.
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2) Section 22-2-100.E (C.Goal 5) states, "Minimize the
incompatibilities that occur between commercial uses and
surrounding properties." The Department of Planning Services is
requesting a Screening Plan for the facility addressing the outside
storage component from public rights-of-way and adjacent
properties. Lands surrounding this facility are in pastureland for
the grazing of livestock with limited residential development,
primarily to the east of this property, with the closest residence
being approximately 160 feet east of the property line.
3) Section 22-2-20.6.2 (A.Policy 2.2) states, `Allow commercial and
industrial uses, which are directly related to, or dependent upon,
agriculture, to locate within agricultural areas when the impact to
surrounding properties is minimal or mitigated and where
adequate services and infrastructure are currently available or
reasonably obtainable. These commercial uses should be
encouraged to locate in areas that minimize the removal of
agricultural land from production." The site is Lot A of Recorded
Exemption, RE-4583, which consists of 10.79 acres with historic
use encumbrances. The surrounding properties are primarily
grazing lands with limited residential development primarily to the
east. The applicant is proposing an on-site septic system and the
water will be provided by an individual domestic well. The existing
residence on the property is also served by an Individual Sewage
Disposal System (I.S.D.S.), SP-0500267, and is permitted for
three (3) bedrooms or six (6) persons. In the event the applicant
intends to utilize the existing septic system at the home for
employee use, the septic system shall be reviewed by a Colorado
registered engineer. The applicant has a Domestic Well Permit
(Number 284299) that serves the existing residence and property.
This well may not be used for any of the business operations
unless the well is re-permitted, per the Colorado Division of Water
Resources requirements, as stated in the referral dated June 6,
2012.
The Weld County Department of Public Health and Environment
(WCDEH) has reviewed this proposal for an Oil and Gas Support
Facility, including roustabout and excavating services. Based on
the application, there is an existing shop building on the property
that is for personal use only and will not be used for the business
operations. There will be up to 25 employees accessing the site.
According to the applicant, the facility will mainly be used for
storage of equipment and employees will access the site to pick
up and return vehicles and equipment. It is the policy of the
WCDEH that portable toilets are allowed when employees or
contractors are on-site for less than two (2) consecutive hours a
day. As personnel will be on-site for a short duration, in
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accordance with WCDEH policy, the use of portable toilets is
allowed.
B. Section 23-2-230.6.2 -- 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 provides for Oil and Gas Support and Service as a Use by Special
Review in the A (Agricultural) Zone District.
C. Section 23-2-230.6.3 -- The uses which will be permitted will be
compatible with the existing surrounding land uses. The property is
currently in violation, Case Number ZCV11-00089, for the operation of an
oil and gas roust-a-bout and excavating business without first completing
the necessary Weld County Zoning Permits, and also has an active
violation case in County Court (11-C-694). The applicant has agreed to
an Amended Stipulated Agreement, which is recognized by the court,
which delineates the following timelines:
1) The Defendant will do everything possible, within his ability, to
ensure a hearing is conducted by the Planning Commission by
August 7, 2012.
2) The Defendant will do everything possible, within his ability, to
ensure a hearing is conducted by the Board of County
Commissioners by August 22, 2012.
3) The Defendant will complete all Conditions of Approval and have
a final plat submitted to the Department of Planning Services by
December 20, 2012.
4) The Defendant agrees to contact the Weld County Zoning
Compliance Officer assigned to this case to arrange an inspection
of the property at least six (6) days prior to the review date set by
the Court.
The applicant review date in County Court is set for January 7, 2013, at
9:30 AM, in Division C. Assuming the applicant has complied with the
above terms of his Amended Stipulated Agreement, this date will be
vacated and the violation case closed.
The initial complaint was received on May 13, 2011. Due to records
release case law, complaint information can no longer be tracked;
however, the internal policy is that violations are no longer initiated due to
staff complaint.
If the application is approved and all Conditions of Approval are met and
the plat is recorded, the violation will be corrected. If the application is
denied, or the Conditions of Approval are not met, the commercial
business and storage shall be removed from the property within thirty (30)
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days or the violation case will proceed accordingly through the court
process.
The site is bordered by agricultural uses, which are predominately
pasture with sparsely populated residential development. There are ten
(10) property owners on ten (10) parcels within 500 feet of this proposed
facility. There are three (3) residences on three (3) parcels within 1,000
feet of the facility. The nearest residence is approximately 450 feet to the
east from the existing shop. There has been one letter from an adjacent
property owner and at least one telephone call from adjacent neighbors
with concerns of the current site operations for this property and the
proposed expansion of use. The Conditions of Approval and
Development Standards will ensure that this use will be compatible with
surrounding land uses.
D. Section 23-2-230.6.4 -- 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 not located within three (3) miles of a
municipality or county.
E. Section 23-2-230.6.5 -- The site does not lie within any Overlay Districts.
Effective April 25, 2011, building permits issued on the site will be
required to adhere to the fee structure of the County-Wide Road Impact
Fee Program. Effective April 25, 2011, building permits issued on the site
will be required to adhere to the fee structure of the County Facility Fee
and Drainage Impact Fee Programs.
F. Section 23-2-230.6.6 -- The applicant has demonstrated a diligent effort
to conserve prime agricultural land for the proposed use. The U.S.D.A.
Soils Maps of Prime Farmlands of Weld County, dated 1979, designated
the soils on this property as "Other"; however, given that the 10.79-acre
parcel contains the existing improvements, the applicant is utilizing the
property for the highest and best use.
G. Section 23-2-230.B.7 -- 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 ensure that
there are adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of
Weld County, Colorado, that the application of Alex Platt, for a Site Specific Development Plan
and Use by Special Review Permit, USR12-0030, for an Oil and Gas Support Facility (roust-a-
bout and excavating service) in the A (Agricultural) Zone District, on the parcel of land described
above be, and hereby is, granted subject to the following conditions:
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1. Prior to recording the plat:
A. The plat shall be prepared per Section 23-2-260.D of the Weld County
Code.
B. All sheets of the plat shall be labeled USR12-0030.
C. The plat shall be amended to delineate the following:
1) The attached Development Standards.
2) The approved Screening Plan, to ensure the parking of vehicles
and equipment, and the outdoor storage of materials, including the
trash dumpster associated with this facility, shall be screened from
adjacent properties, including the public rights-of-way.
3) County Road (CR) 30 is designated on the Weld County Road
Classification Plan as a collector road, which requires 80 feet of
right-of-way at full buildout. There is presently 60 feet of
right-of-way. An additional ten (10) feet shall be delineated on the
plat as future CR 30 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.
If the right-of-way cannot be verified, it shall be dedicated. This
road is maintained by Weld County.
4) The applicant shall delineate the Water Quality Depression for this
site. The area can be an existing on-site low point that will
capture the stormwater and hold any contaminants on-site or it
can be a shallow (1-2 feet deep) depression dug downstream of
the parking and storage area and labeled as a "No Build or
Storage Area." The water quality feature must be sized to contain
approximately 610 cubic feet of water.
5) All parking for this site must be off-street, internal and delineated
on the plat map. Each parking space shall be equipped with
wheel guards or curb blocks to prevent vehicles from coming into
contact with walls or other structures.
6) The application materials did not include a Lighting Plan. Should
exterior lighting be a part of this facility, all light standards shall be
delineated on the USR plat.
7) The application materials did not include a Sign Plan. Should
exterior signage be a part of this facility, all signs shall be
delineated on the USR plat.
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8) The applicant shall show the approved accesses on the plat and
label it with the approved access permit number (AP12-00192).
D. The applicant shall address the requirements and/or concerns of the
Colorado Division of Water Resources, as stated in the referral response
dated June 6, 2012. Evidence of such shall be submitted, in writing, to
the Weld County Department of Planning Services.
E. The applicant shall submit a Screening Plan to the Department of
Planning Services, for review and approval. With approval, the Screening
Plan information shall be graphically delineated on the USR plat.
F. The applicant shall submit a Sign Plan to the Department of Planning
Services for review and approval. With approval, the sign information
shall be graphically delineated on the USR plat.
G. The applicant shall address the requirements and/or concerns of the
Weld County Department of Building Inspection, specifically addressing
the change of use for each structure located on the property, as stated in
the referral response dated June 13, 2012. Evidence of such shall be
submitted, in writing, to the Weld County Department of Planning
Services.
H. The applicant shall address the requirements and/or concerns of the
Weld County Department of Public Health and Environment, specifically:
1) The applicant shall submit a revised Dust Abatement Plan to
include the proposed water source to be used for dust control, to
the Environmental Health Services Division of the Weld County
Department of Public Health and Environment.
2) In accordance with the Underground and Above Ground Storage
Tank Regulations (7 CCR 1101-14), a spillage retention berm
shall be constructed around the tank battery. The volume retained
by the spillage berm should be greater than the volume of the
largest tank inside the berm. Alternative protective measures may
be allowed, provided they comply with the Above Ground Storage
Tank Regulations.
3) The applicant shall submit evidence of an Aboveground Storage
Tank Permit from the Colorado Department of Labor and
Employment (CDL&E), Oil Inspection Section, for any
aboveground storage tanks located on the site. Alternately, the
applicant may provide evidence from the CDL&E, Oil Inspection
Section, that they are not subject to these requirements.
4) A signed copy of the Spill Prevention, Control and
Countermeasure Plan shall be provided to the Environmental
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Health Services Division of the Weld County Department of Public
Health and Environment, in accordance with Section 3-6-1 of the
Colorado Department of Labor and Employment Division of Oil
and Public Safety Storage Tank Regulations (7 C.C.R. 1101-14),
as well as EPA regulations (40 CFR Part 112).
5. The applicant shall submit a revised Waste Handling Plan, for
approval, to the Environmental Health Services Division of the
Weld County Department of Public Health and Environment. The
plan shall include, at a minimum, the following:
a. A list of the type and volume of chemicals expected to be
stored on the site.
I. The applicant shall submit a Lighting Plan to the Department of Planning
Services, for review and approval. With approval, the Lighting Plan
information shall be graphically delineated on the USR plat.
J. The applicant shall enter into an Improvements Agreement to cover
on-site and off-site improvements and road maintenance. Evidence of
Department of Public Works approval shall be submitted, in writing, to the
Weld County Department of Planning Services.
K. The applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning
Services.
2. Upon completion of Condition of Approval #1 above, 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 by
December 20, 2012. The applicant shall be responsible for paying the recording
fee.
3. 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.
4. In accordance with Weld County Code Ordinance #2012-3, approved April 30,
2012, should the plat not be recorded by December 20, 2012, a $50.00 recording
continuance charge may be added for each additional three (3) month period.
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5. Prior to the Release of Building Permits:
A. A building permit will be required for any buildings associated with
roust-a-bout and excavation services.
B. A Building Permit Application must be completed and two complete sets
of plans, including Engineered Foundation Plans bearing the wet stamp of
a Colorado registered architect or engineer, must be submitted for review.
C. A Geotechnical Engineering Report performed by a Colorado registered
engineer, shall be required.
D. The structures proposed to have change uses will require a commercial
building permit for change of use. A Code Analysis, Floor Plan and
complete set of plans for any alteration, and possibly a Structural Analysis
by a professional engineer, will be required.
E. Buildings and structures shall conform to the requirements of the various
codes adopted at the time of permit application. Currently, the following
have been adopted by Weld County: 2006 International Building Code,
2006 International Mechanical Code, 2006 International Plumbing Code,
2006 International Energy Code, 2006 International Fuel Gas Code, 2011
National Electrical Code, 2003 ANSI 117.1 Accessibility Code, and
Chapter 29 of the Weld County Code.
F. A plan review shall be approved and a permit must be issued prior to the
start of construction.
G. All Building Plans shall be submitted to the Platteville Fire Protection
District, for review and approval, prior to issuing building permits.
H. Should there be full-time employees, the applicant shall provide evidence
to the Weld County Department of Public Health and Environment that a
well has been appropriately permitted and installed to provide for potable
water and sanitary use for the facility.
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The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 12th day of September, A.D., 2012.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST: •
Seam . C wa , Chair
Weld County Clerk to the :.t d s
Nni
�.0 ,� f m=�'s� ;Will F. arc , Pro-Tem
•
BY: S i �
Deputy Clerk to the Bo!'(r i `4� 'EXCUSED
®uy�s s Batbara Kirkmeyer
APP A RM:
David E. Long
nt ttorney M t1pU
ougl Rademac r
Date of signature: it
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
ALEX PLATT
USR12-0030
1. The Site Specific Development Plan and Use by Special Review Permit, USR12-0030, is
for an Oil and Gas Support Facility (roust-a-bout and excavating service) in the
A (Agricultural) Zone District, as indicated in the application materials on file and subject
to the Development Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of
the Weld County Code.
3. 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.
4. 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.
5. 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.
6. The applicant shall operate in accordance with the approved Waste Handling Plan, at all
times.
7. The applicant shall comply with all provisions of the State Underground and Above
Ground Storage Tank Regulations.
8. 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.
9. This facility shall adhere to the maximum permissible noise levels allowed in the
Residential Zone District, as delineated in Section 14-9-30 of the Weld County Code.
10. Adequate drinking, hand washing and toilet facilities shall be provided for employees
and patrons of the facility, at all times. Portable toilets and bottled water are allowed for
employees or contractors that are on-site for less than two (2) consecutive hours per
day.
11. In the event the domestic well (Permit No. 284299) on the property is used for the
business operations, the well shall be re-permitted for commercial use per the Colorado
Division of Water Resources requirements in the referral, dated June 6, 2012. The
applicant should be made aware that groundwater may not meet all drinking water
standards as defined by the Colorado Department of Public Health and Environment
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DEVELOPMENT STANDARDS (USR12-0030) -ALEX PLATT
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(CDPHE). The applicant is strongly encouraged to test their drinking water prior to
consumption and periodically test it over time.
12. Any septic system located on the property must comply with all provisions of the Weld
County Code, pertaining to Individual Sewage Disposal Systems.
13. In the event the applicant intends to utilize the existing septic system at the home for
employee use, the septic system shall be reviewed by a Colorado registered 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.
14. All potentially hazardous chemicals must be handled in a safe manner, in accordance
with product labeling, and in a manner that minimizes the release of Hazardous Air
Pollutants (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.
15. The Spill Prevention, Control and Countermeasure Plan shall be available on the site, at
all times.
16. The operation shall comply with all applicable rules and regulations of state and federal
agencies and the Weld County Code.
17. Access to the site shall be from County Road (CR) 30, at the location designated by the
approved Access Permit.
18. The off-street parking spaces, including the access drive, shall be surfaced with gravel,
asphalt, concrete or the equivalent and shall be graded to prevent drainage problems.
The applicant shall utilize the existing access and departure points.
19. The historical flow patterns and runoff amounts will be maintained on the site in such a
manner that will reasonably preserve the natural character of the area and prevent
property damage of the type generally attributed to runoff rate and velocity increases,
diversions, concentration and/or unplanned ponding of storm runoff.
20. Weld County shall not be responsible for the maintenance of on-site drainage related
facilities.
21. Pursuant to Chapter 15, Articles I and II, of 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.
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22. There shall be no parking or staging of vehicles on the County Road. The on-site
parking area shall be utilized.
23. In the event that one (1) or more acres are disturbed during the construction and
development of the site, the applicant shall obtain a stormwater discharge permit from
the Water Quality Control Division of the Colorado Department of Public Health and
Environment.
24. If more than one (1) acre is to be disturbed, a grading permit will be required prior to the
start of construction. The Grading Permit Application must contain: an Erosion and
Sediment Control Plan; a Grading Plan, installation details of all Best Management
Practices (BMPs) to be utilized, typical installation and maintenance notes for all BMPs
to be utilized, and a copy of the approved Colorado Department of Public Health and
Environment Stormwater Permit.
25. All structures shall require building permits.
26. Any lighting, including light from high temperature processes such as welding or
combustion, 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; 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; and no colored lights may be used which may be confused with, or
construed as, traffic control devices.
27. Hours of operation shall be 24 hours a day, seven (7) days a week.
28. The number of employees associated with this facility is limited to twenty-five (25)
persons.
29. Effective April 25, 2011, building permits issued on the site may be required to adhere to
the fee structure of the County-Wide Road Impact Fee Program.
30. Effective April 25, 2011, building permits issued on the site will be required to adhere to
the fee structure of the County Facility Fee and Drainage Impact Fee Programs.
31. 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.
32. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240 of the Weld County Code.
33. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250 of the Weld County Code.
34. 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
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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 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.
36. 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.
37. The Weld County Right to Farm Statement, as it appears in Section 22-2-20.J.2 of the
Weld County Code, shall be placed on the plat and recognized at all times.
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