HomeMy WebLinkAbout20123187.tiff v.
A.
LAND USE APPLICATION
o SUMMARY SHEET
Planner: C. Gathman
Case Number: USR12-0038 Hearing Date: October 16, 2012
Applicant: Wells Ranch LLLP C/O Vince Harris—Baseline Corporation
Address: 700 12th Street, Suite 220, Golden, CO 80401
Site Address: 30985 County Road 64, Gill, CO 80624
Request: 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 (oil
and gas roustabout business) in the A (Agricultural) Zone District.
Legal Description: Part of the E2SE4 of Section 29 and Part of the SW4 of Section 30, T6N, R63W of the
6`h PM, Weld County, CO
Location: North of County Road 64 section line and 1 mile east of County Road 61.
Size of Parcel: 95.81 Acres
Parcel Number: 0799 29 300031
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 6/15/2012
With Comments:
Weld County Department of Public Works, Referral received 7/15/2012
Weld County Department of Public Health & Environment, Referral received 7/13/2012
Weld County Department of Building Inspection, Referral received 7/5/2012
Weld County Zoning Compliance, Referral received 1/3/2012
West Greeley Soil Conservation District, Referral received 6/26/2012
Colorado Division of Water Resources, Referral received 6/26/2012
The following agencies have not responded:
Colorado Parks&Wildlife
City of Greeley
Galeton Fire Protection District
USR12-0038, Wells Ranch LLP, Page 1
l"I
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: C. Gathman
Case Number: USR12-0038 Hearing Date: October 16, 2012
Applicant: Wells Ranch LLLP C/O Vince Harris—Baseline Corporation
Address: 700 12th Street, Suite 220, Golden, CO 80401
Site Address: 30985 County Road 64, Gill, CO 80624
Request: 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 (oil
and gas roustabout business) in the A (Agricultural) Zone District.
Legal Description: Part of the E2SE4 of Section 29 and Part of the SW4 of Section 30, T6N, R63W of the
6`h PM, Weld County, CO
Location: North of County Road 64 section line and 1 mile east of County Road 61 .
Size of Parcel: 95.81 Acres
Parcel Number: 079929300031
Summary: According to the application materials the proposed site is to be used by All Around
Roustabout, LLC; All Around Trucking LLC and Reliable Field Services Inc. for operation of a general
roustabout business in support of oil and gas production. Services include hotshoting, welding, fencing,
washing rigs and tanks, pipeline construction, access construction, concrete barrier erection,
maintenance of drilling rigs and tank batteries and related crane work, trucking services related to the
same, well head and tank battery fencing, and hauling of water. This application was submitted in
response to an active complaint from a private citizen (COMP11-00185) for operating a roustabout
business without obtaining the proper zoning permits. 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
commercial vehicles, employee parking, material storage and operations shall be removed from the
property. Additionally, if denied by the Board of County Commissioners please request this violation case
be referred to the County Attorney's Office with a delay of legal action for the 30 (thirty) days.
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:
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.
USR12-0038, Wells Ranch LLP, Page 2
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."
The Department of Planning Services is proposing conditions of approval requiring a
lighting plan and that the west side of the vehicle parking and storage area be screened
from the residence to the west.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural
(A) Zone District. Section 23-3-40.A.2 of the Weld County Code allows oil and gas
support 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 oil and gas roustabout operation is located approximately IA mile east of the nearest
residence and approximately 1/2 mile east of an existing dairy facility. There is an
existing feedlot facility on property owned by the applicant immediately to the north and
east of the roustabout operations. Land to the north and east is agricultural land owned
by the applicant. State Land Board land with existing oil and gas wells are located to the
south of the site. The Department of Planning Services is proposing conditions of
approval requiring a lighting plan and that the west side of the vehicle parking and
storage area be screened from the residence to the west.
No phone calls, e-mails or correspondence has been received from surrounding property
owners. However, a complaint was received from a private citizen in regards to this
operation that resulted in a violation and the initiation of this land use permit application.
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. This site is not located within a 3-mile referral area of any
municipality nor is it located within any existing Intergovernmental Agreement Area (IGA)
of a municipality.
E. Section 23-2-220.A.5 -- The application complies with Article V of the Weld County Code.
This site is not located within a floodplain, geological hazard area or within an airport
overlay district. The existing site is within the County Road Impact Fee Area and the
Capital Expansion Impact Fee area.
USR12-0038, Wells Ranch LLP, Page 3
Effective April 25, 2011, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-
2)
Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee.
(Ordinance 2011-2)
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 "Other" according to the Prime and Important Farmlands Map of Weld
County.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of health, safety,
and welfare of the inhabitants of the neighborhood and County. The attached
development standards and conditions of approval will ensure adequate provisions for
the protection of health, safety and welfare of the inhabitants of the neighborhood and the
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.
1. Prior to Recording the Plat:
A. The plat shall be amended to delineate the following:
1. All sheets of the plat shall be labeled USR12-0038. (Department of Planning
Services)
2. Parking spaces (including ADA) spaces shall be indicated in accordance with
Article VI, Division I, Appendix 23-A and Appendix 23-B of the Weld County
Code. (Department of Planning Services)
3. The attached Development Standards. (Department of Planning Services)
4. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
5. 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 public
rights-of-way and adjacent properties. These areas shall be designed and used
in a manner that will prevent wind or animal scattered trash. (Department of
Planning Services)
6. Show and label the 30 feet of unmaintained County Road 64 section line right-of-
way. (Department of Public Works)
7. The plat shall delineate the approved Screening Plan. (Department of Planning
Services)
8. The plat shall delineate the approved Lighting Plan. (Department of Planning
Services)
USR12-0038, Wells Ranch LLP, Page 4
9. Provide revised Water Quality Feature calculations. Show the boundaries of the
depression on the site plan and label it as "Water Quality — No Build or Storage
Area" (Department of Public Works)
B. The applicant shall address the requirements of the Weld County Department of Public
Works, as stated in the referral response dated July 12, 2012:
1. A Nonexclusive License Agreement is required for use of the unmaintained
County Right-of-Way along the CR 64 section line.
2. An Improvements and Road Maintenance agreement is required. Access
improvements shall include double cattle guards. A haul route will be determined
and maintenance on the haul route will be required. Dust control and damage
repair will be required on the haul route. The County's standard triggers for
paving and turn lanes will also be included. The improvements agreement and
collateral (if collateral is required) shall be accepted by the Board of County
Commissioners prior to recording the plat. (Department of Public Health and
Environment)
C. The applicant shall address the requirements of the Weld County Department of Building
Inspection as stated in their referral dated July 5, 2012:
A building permit will be required for any buildings associated with roust-a-bout
and excavation services. A building permit application must be completed and
two complete sets of engineered plans including engineered foundation 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. The structures proposed
to have changes uses will require commercial building permit for change of use.
A code analysis, floor plan a complete set of plans for any alteration and a
structural analysis by a professional engineer will be required. (Department of
Building Inspection)
D. The applicant shall revise the dust abatement plan indicating the proposed water source
are other appropriate material for mitigating dust, for submittal to the Environmental
Health Services, Weld County Department of Public Health and Environment.
(Department of Public Health and Environment)
E. In the event washing of vehicles and equipment will occur on site the applicant shall
ensure that any vehicle and equipment 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)
F. An individual sewage disposal system is required for the proposed facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. The
septic system is required to be designed by a Colorado Registered Professional Engineer
according to the Weld County Individual Sewage Disposal Regulations. (Department of
Public Health and Environment)
G. The applicant shall designate the location of the 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)
USR12-0038, Wells Ranch LLP, Page 5
H. 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)
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 can provide
evidence from the (CDL&E), Oil Inspection Section that they are not subject to these
requirements. (Department of Public Health and Environment)
J. A signed copy of the Spill Prevention, Control and Countermeasure Plan shall be
provided to Environmental Health Services Division of the Weld County Department of
Public Health & 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).
(Department of Public Health and Environment)
K. The applicant shall address the requirements of the Colorado Division of Water
Resources as stated in their referral dated June 26, 2012. The applicant shall submit
written evidence from the Colorado Division of Water Resources, demonstrating that the
well(s) are/is appropriately permitted for the commercial use. (Colorado Division of Water
Resources)
L. In the event the facility's water system serves more 25 persons on a daily basis the water
system shall comply with the Colorado Primary Drinking Water Regulations (5 CCR
1003-1). Evidence shall be provided to the Weld County Department of Public Health
and Environment that the system complies with the Regulations. (Department of Public
Health and Environment)
M. 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)
O. The applicant shall submit a waste handling plan, for approval, to the Environmental Health
Services Division of the Weld County Department of Public Health & Environment. The plan
shall include at a minimum, the following:
1) A list of wastes which are expected to be generated on site (this should include
expected volumes and types of waste generated).
2) A list of the type and volume of chemicals expected to be stored on site.
3) The waste handler and facility where the waste will be disposed (including the
facility name, address, and phone number). (Department of Public Health and
Environment)
P. If exterior lighting is proposed, the applicant shall submit to the Department of Planning
Services a Lighting Plan for review and approval. (Department of Planning Services)
Q. The applicant shall submit to the Department of Planning Services with a Screening Plan
for review and approval. Work vehicle and equipment parking shall be screened from the
nearest residence to the west. (Department of Planning Services)
USR12-0038, Wells Ranch LLP, Page 6
2. Upon completion of 1. above the applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the
paper copies 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 Department of Planning Services' Staff. 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 2006-7 approved June 1, 2006, should the plat
not be recorded within the required one-hundred twenty (120) days from the date the Board of
County Commissioners resolution a $50.00 recording continuance charge shall added for each
additional 3 month period. (Department of Planning Services)
4. The Department of Planning Services respectively requests the surveyor provide a digital copy of
this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files
format type is .e00. The preferred format for Images is .tif(Group 4). (Group 6 is not acceptable).
Thisdigitalfilemaybesenttodhuerter@co.weld.co.us. (Department of Planning Services)
5. The Special Review activity shall not occur nor shall any building or electrical permits is issued on
the property until the Special Review plat is ready to be recorded in the office of the Weld County
Clerk and Recorder. (Department of Planning Services)
6. Prior to Release of Building Permits:
A. Buildings and structures shall conform to the requirements of the various codes adopted
at the time of permit application. Currently the following has 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. (Department of Building Inspection)
B. Prior to the release of building permit, the applicant shall submit evidence of approval
from the Galeton Fire Protection District to the Weld County Building Department.
USR12-0038, Wells Ranch LLP, Page 7
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Wells Ranch LLP
USR12-0038
1. 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 (oil and gas roustabout
business) in the A (Agricultural) Zone District. (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 full-time on-site employees shall be limited to six (6) full-time employees as stated
in the application. (Department of Planning Services)
4. The facility operates twenty-four (24) hours a day, seven (7) days a week. (Department of
Planning Services)
5. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
6. 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, C.R.S., as amended. (Department of Public Health
and Environment)
7. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions.
(Department of Public Health and Environment)
8. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
9. The applicant shall comply with all provisions of the State Underground and Above Ground
Storage Tank Regulations. In accordance with the Underground and Above Ground Storage Tank
Regulations (7 CCR 1101-14) a spillage retention berm shall be constructed around the
aboveground fuel tanks. 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. (Department of Public
Health and Environment)
10. 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)
11. This facility shall adhere to the maximum permissible noise levels allowed in the Non-specified
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
12. 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)
USR12-0038, Wells Ranch LLP, Page 8
13. 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. (Department of Public Health
and Environment)
14. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. (Department of Public Health and Environment)
15. 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)
16. In the event the facility's water system serves more 25 persons on a daily basis the water system
shall comply with the Colorado Primary Drinking Water Regulations (5 CCR 1003-1). Evidence
shall be provided to the Weld County Department of Public Health and Environment that the
system complies with the Regulations. (Department of Public Health and Environment)
17. This application is proposing a well(s) as its source of water. The applicant should be made
aware that while they may be able to obtain a well permit from the Office of the State Engineer,
Division of Water Resources, the quantity of water available for usage may be limited to specific
uses, i.e. domestic use only, etc. Also, 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. We strongly encourage the applicant to test their drinking water prior to
consumption and periodically test it over time. (Department of Public Health and Environment)
18. The Spill Prevention, Control and Countermeasure Plan shall be available on site, at all times.
(Department of Public Health and Environment)
19. Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and
hauled off for proper disposal. Records of installation, maintenance, and proper disposal shall be
retained and available for review upon request. (Department of Public Health and Environment)
20. A building permit will be required for any new construction, alteration, or addition to any building
on the property. (Department of Building Inspection)
21. Buildings and structures shall conform to the requirements of the various codes adopted at the
time of permit application. Currently the following has 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.
(Department of Building Inspection)
22. Prior to the release of building permit, the applicant shall submit evidence of approval from the
Galeton Fire Protection District to the Weld County Building Department.
23. 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)
24. Effective April 25, 2011, Building Permits issued on the proposed lots will be required to adhere to
the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2)
25. Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to adhere
to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2)
26. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
USR12-0038, Wells Ranch LLP, Page 9
27. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code.
28. 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 constructed as traffic control devices. (Department of
Planning Services)
29. The Screening on site shall be maintained in accordance with the approved Screening Plan.
(Department of Planning Services)
30. 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)
31. 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.
32. The historical flow patterns and runoff amounts will be maintained on site 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 run-off rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm run-off. (Department of Public Works)
33. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Public Works)
34. The 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.
35. 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.
36. 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
USR12-0038, Wells Ranch LLP, Page 10
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.
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.
USR12-0038, Wells Ranch LLP, Page 11
DEPARTMENT OF PLANNING SERVICES
1861
1555 N 17th AVE
Tr,; \ GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
I\ E-MAIL: cgathman@co.weld.co.us
PHONE:
tit (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
July 23, 2012
Vincent Harris
Baseline Corporation
700 12th Street, Suite 220
Golden, CO 80401
Subject: USR12-0038 - 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 (oil and gas
roustabout business) in the A (Agricultural) Zone District.
On parcel(s) of land described as:
Part NW4 of Section 32; Part of the E2SE4 of Section 30; and Part of Section 29; All in T6N R63W of
the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on August 7, 2012, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on August 22, 2012
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 0 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.weldcou ntvol ann i n acases.orq
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
OD Reason:I am the author of this document
/1 __ Location:1555 N 17th Ave
Date:201207.23 07:90:26-06130'
Chris Gathman
Planner
1861 DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
J-JEEI,W GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100,Ext. 3537
G 0_ �_ FAX: (970)304-6498
June 15, 2012
Vincent Harris
Baseline Corporation
700 12th Street, Suite 220
Golden, CO 80401
Subject USR12-0038 - 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 (oil and gas
roustabout business) in the A (Agricultural)Zone District.
On parcel(s)of land described as:
PT NW4 of SECTION 32, T6N, R63W of the 6th P.M.,Weld County, Colorado.
PT SECTION 29, T6N, R63W 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:
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,
Digit l signed by Kristine Ranslem
�1I� - Reason:lamtheauthorofthisdocument
i` uw : 16�w � Location:1555 N 17th Ave
Date:2012.06.150840:23-06'00
Chris Gathman
Planner
FIELD CHECK inspection dates: 9/6/2012
APPLICANT: Wells Ranch LLLP O/O Vince Harris—Baseline Corporation
CASE #: USR12-0038
REQUEST: 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 (oil and gas
roustabout business) in the A (Agricultural) Zone District.
LEGAL: Part of the E2SE4 of Section 29 and Part of the SW4 of Section 30, T6N, R63W of the 6th
PM, Weld County, CO.
LOCATION: North of County Road 64 section line and 1 mile east of County Road 61.
PARCEL ID #: 0799 29 300031
ACRES: 95.81 acres
Zoning Land Use
N A N Feedlot/agland
E A E Feedlot
S A S O&G Storage/staging
W A W Ag land/Single-Family residence located approx. ''A
mile to the west.
COMMENTS:
Existing building and outdoor parking &storage area.
Chris Gathman - Planner Ill
Hello