HomeMy WebLinkAbout20123285.tiff 1861 -2011
LAND USE APPLICATION
SUMMARY SHEET
WELL-COUNTY
u
Planner: Kim Ogle Hearing Date: November 6, 2012
Case Number: USR12-0051
Applicant: Anadarko E & P Company, LP
1099 18th Street, Denver, Colorado 80202
Request: A Site Specific Development Plan and a Special Review Permit for Mineral Resource
Development including Oil and Gas Support and Service (Water Supply & Storage) in the A
(Agricultural) Zone District
Legal
Description: East Half Section 23, T2N, R66W of the 6th P.M., Weld County Colorado
Location: South of and adjacent to County Road 20; North of and adjacent to County Road 18 and 1.5
miles East of County Road 31
Size of Parcel: 320 Acres +/- Parcel No. 1309-23-0-00-004
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the following
agencies:
E. Weld County Department of Building Inspection, referral dated September 6, 2012
E. Weld County Department of Public Works, referral dated September 7, 2012
E. Weld County Department of Public Health and Environment, referral dated September 17, 2012
E. State of Colorado, Division of Water Resources, referral dated September 24, 2012
E. City of Fort Lupton, referral received October 15, 2012
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
E. Weld County Zoning Compliance, referral dated September 4, 2012
E. Colorado Department of Transportation, email dated September 12, 2012
E. Fort Lupton Fire Protection District, referral dated September 20, 2012
The Department of Planning Services' staff has not received responses from the following agencies:
E. School District RE-3J
0➢ Noble Energy, Inc.
Or Anadarko Petroleum Corporation
Or North Colorado Water Conversation Board
Or Colorado Parks and Wildlife
ANADARKO E&P COMPANY,LP.
USR12-0051,page 1
1861 - 2011 SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
1
WELD_-COUNTY
u
Planner: Kim Ogle Hearing Date: November 6, 2012
Case Number: USR12-0051
Applicant: Anadarko E & P Company, LP
1099 18th Street, Denver, Colorado 80202
Request: A Site Specific Development Plan and a Special Review Permit for Mineral Resource
Development including Oil and Gas Support and Service (Water Supply & Storage) in the A
(Agricultural) Zone District
Legal
Description: East Half Section 23, T2N, R66W of the 6th P.M., Weld County Colorado
Location: South of and adjacent to County Road 20; North of and adjacent to County Road 18 and 1.5
miles East of County Road 31
Size of Parcel: 320 Acres +/- Parcel No. 1309-23-0-00-004
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.
Section 22-2-20.C. A.Policy 3.3. states: "Land use regulations should consider the traditional
and future operational viability of water-delivery infrastructure when applications for proposed
land use changes are considered." The proposed facility will utilize excess water leased in 5-
year increments, from the City of Aurora, Prairie Waters Project operations. The lease is
temporary and would utilize excess water supply that allows the City of Aurora to efficiently
manage the water system while realizing the value for excess water. The lease is for 1500
acre-feet of fully consumable water most typically reusable effluent with water delivery evenly
distributed through the water year, either in the main stem of the South Platte River or
through temporary use of water to be stored in Aurora's storage facilities. Additionally, 1200
acre-feet of water has been leased from Front Range Resources (Renew Resources).
Delivery of the water will be via two 20 inch lines feeding the pond, buried at a minimum
ANADARKO E&P COMPANY,LP.
USR12-0051,page 2
depth of 4 feet outside the County Road right-of-way in an easement obtained from the
adjacent landowners. The existing water tap will be a 1.5 inch water tap that will be upsized
to a four (4) inch tap. The holding pond will be approximately 5.5 acres in size and will hold
an estimated sixty (60) acre feet of water.
Section 22-2-20.G. A.Goal 7. states "County land use regulations should protect the
individual property owner's right to request a land use change."
Section 22-2-20.G. 1. A.Policy 7.1. states "County land use regulations should support
commercial and industrial uses that are directly related to, or dependent upon, agriculture, to
locate within the agricultural areas, when the impact to surrounding properties is minimal, or
can be mitigated, and where adequate services are currently available or reasonably
obtainable. The proposed water storage facility will assist with Anadarko's drilling operations
in the Wattenberg Field and will supply water for the drilling and hydraulic fracturing of oil and
gas wells in the area.
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." The proposed facility is located approximately one (1) mile north and one mile
southwest of the City of Fort Lupton and is bordered by County Road 20 to the North,
County Road 18 to the South and 1.5 miles East of County Road 31. The facility will be
located on a 320-acre parcel formerly utilized as the Warren Turkey Farm. The reclaimed
site will utilize treated water released from the holding pond, pumped via pipeline to individual
oil and gas operation areas for use.
Section 22-2-80 D. I.Goal 4. of the Weld County Code states: "All new industrial development
should pay its own way." Anadarko Petroleum Corporation, their affiliates and successors
will be paying for all on-site and offsite improvements associated with this use as required
through the Improvements Agreement.
Section 22-4-30.A. WA.Goal.1 states "Support the development of water that is put to
beneficial use, along with associated infrastructure." The proposed water storage and water
conveyance piping network will provide a valuable and indispensable service to oil and gas
operations conducted by Anadarko. The centralized location for water storage minimizes the
removal of agricultural land from production.
Section 22-6-20.C.1. ECON.Policy 3.1. County activities and regulation should protect the
rights of private property owners and the public health, safety and welfare, recognizing that
these basic rights and protections allow the free market to prosper and grow the local
economy.
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 provides for a Mineral Resource
Development Facility including Oil and Gas Support and Service (Water Supply & Storage)
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 facility is located on a 320 acre tract of land that was most
recently utilized for the Warren Farms 75,000 turkey facility. The Aristocrat Ranchettes
residential subdivision is located approximately one-half mile to the southwest with all other
lands in dryland agriculture and grazing lands. There are numerous existing oil and gas
facilities and an equal number of new well sites with associated encumbrances proposed per
the Colorado Oil and Gas Conservation Commission electronic datafile. In the immediate
area, there are three residential structures within 500 feet of the property line, with higher
ANADARKO E&P COMPANY,LP.
USR12-0051,page 3
density development one-half mile (Aristocrat Ranchettes). Development Standards and
Conditions of Approval will ensure that this use will be compatible with surrounding land uses.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of the Weld County Code and any other applicable
code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities. The site is located within the 3-mile referral for the City of Fort Lupton which
returned a referral response dated October 15, 2012 indicating a request to discuss the
potential for annexation.
E. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County Code.
The existing site is not within a recognized overlay district, including the Geologic Hazard,
Flood Hazard or Airport Overlay District. The existing site is within the County Road Impact
Fee Area and the Capital Expansion Impact Fee area.
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 proposed facility is
located on soils designated as "Prime if they Become Irrigated" and "Other" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. The entire site has
historically been the Turkey Farm, originally permitted in 1977 and recently vacated by Board
of County Commissioner Resolution. The applicant has indicated that the approximate six (6)
acre site will be removed from agricultural production, with the remaining lands maintained for
a buffer from adjacent properties.
G. Section 23-2-220.A.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
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.
SUMMARY OF USE: The proposed water storage facility will utilize leased treated water from the City of
Aurora and Front Range Resources (Renew Resources). Delivery of the water will be via two 20 inch
lines feeding the pond, buried at a minimum depth of 4 feet outside the County Road right-of-way in an
easement obtained from the adjacent landowners. The water tap will be a four (4) inch tap and the sixty
(60) acre feet water storage pond will be approximately 5.5 acres in size. Delivery of the treated water
from the storage pond will be via twin 20 inch diameter HDPE pipes located on the Northeast side of the
storage pond. The facility is proposed to operate 24 hours—7 days a week and will be utilized by
Anadarko and their contractors only.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the plat:
A. The plat shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
B. All sheets of the plat shall be labeled USR12-0051. (Department of Planning Services)
ANADARKO E&P COMPANY,LP.
USR12-0051,page 4
C. The plat shall be amended to delineate the following:
1) The attached Development Standards. (Department of Planning Services)
2) County Road 20 is designated on the Weld County Road Classification Plan as a
local gravel road, which requires 60 feet of right-of-way at full build out. The
applicant shall verify the existing right-of-way and the documents creating the
right-of-way and this information shall be noted on the plat. All setbacks shall be
measured from the edge of future right-of-way. If the right-of-way cannot be
verified, it shall be dedicated. This road is maintained by Weld County.
(Department of Public Works)
3) County Road 18 is designated on the Weld County Road Classification Plan as a
local paved road, which requires 60 feet of right-of-way at full build out. The
applicant shall verify the existing right-of-way and the documents creating the
right-of-way and this information shall be noted on the plat. All setbacks shall be
measured from the edge of future right-of-way. If the right-of-way cannot be
verified, it shall be dedicated. This road is maintained by Weld County.
(Department of Public Works)
4) The facility has proposed one access for the site. Please show the approved
access on the Plat and label them with the Access Permit number (will be
provided). (Department of Public Works)
5) Show and label the 30 foot wide facility access road from County Road 20 shall
be graded and drained to provide all-weather access with a minimum width of 20
feet for emergency responders shall be shown clearly on the plat. (Department
of Public Works)
6) A vehicle tracking control pad consisting of a minimum of 50-feet in length, 20
feet in width, 3/4-inch rock, 6-inches in depth (Field Access to Gravel County
Road) will be required to prevent tracking of material from the site in the way of
mud or debris onto Weld County Roads. The Public Works standard tracking
pad detail consists of back to back cattle guards. This site specific feature shall
be delineated on the plat drawing across all traffic lanes. (Department of Public
Works)
7) All approved accesses shall be clearly shown on the plat. The applicant shall
contact the Weld County Department of Public Works to determine if a culvert is
necessary at any approved road access point. If a drainage culvert is required, a
15 inch Corrugated Metal Pipe (CMP) is Weld County's minimum size. If the
applicant chooses to place a larger culvert please contact the Weld County
Department of Public Works to adequately size the culvert. (Department of
Planning Services)
8) The applicant shall identify the 50-foot pipeline easement from County Road 20
into the proposed facility. The pipeline easement shall be referenced on the plat
by the Weld County Clerk and Recorders reception number. (Department of
Planning Services)
ANADARKO E&P COMPANY,LP.
USR12-0051,page 5
9) It is requested that the applicant screen at 50% the topography associated with the
site. (Department of Planning Services)
10) The approved Lighting Plan. (Department of Planning Services)
11) The applicant shall identify the Public Service of Colorado Electric Transmission
Line owner(s) and the respective easement(s) associated with the overhead
Transmission Line(s). The electric utility service provider easement shall be
referenced on the plat by the Weld County Clerk and Recorders reception
number. (Department of Planning Services)
12) Oil and Gas encumbrances including gathering lines with appropriate setbacks
shall be delineated on the plat. (Department of Planning Services)
13) All recorded Easements of record which encumber this site shall be delineated
and referenced on the plat by the Weld County Clerk and Recorders reception
number. (Department of Planning Services)
D. The applicant shall address the requirements (concerns) of the Division of Water
Resources, as stated in their referral response dated September 24, 2012. (Division of
Water Resources Department of Planning Services)
E. The applicant shall obtain a stormwater discharge permit from the Water Quality Control
Division of the Colorado Department of Public Health and Environment. (Departments of
Public Works)
F. The applicant shall submit a Landscape Plan to address the temporary topsoil stockpile
area, delineating the method used to control erosion via wind and weather elements.
(Department of Planning Services)
G. If exterior lighting is a part of this facility, all light standards shall be delineated in
accordance with Section 23-3-250.B.6 of the Weld County Code. (Department of
Planning Services)
2. The applicant shall submit three (3) paper copies of the plat for preliminary approval to the Weld
County Department of Planning Services. (Department of Planning Services)
3. Upon completion of 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 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 sixty (60) 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)
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)
ANADARKO E&P COMPANY,LP.
USR12-0051,page 6
5. Prior to the Release of Building Permits:
A. 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. A geotechnical engineering report performed by a
registered State of Colorado engineer shall be required. (Department of Building
Inspection)
B. 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)
C. Building height shall be measured in accordance with the 2006 International Building
Code for the purpose of determining the maximum building size and height for various
uses and types of construction and to determine compliance with the Bulk Requirements
from Chapter 23 of the Weld County Code. Building height shall be measured in
accordance with Chapter 23 of the Weld County Code in order to determine compliance
with offset and setback requirements. Offset and setback requirements are measured to
the farthest projection from the building. (Department of Building Inspection)
D. Building permits are required for buildings, structures and change of use for buildings
which required permits before the beginning of construction or the proposed change of
use. (Department of Building Inspection)
E. A building permit will be required for any new construction, alteration, or addition to any
building on the property. It is recommended that a code analysis be done on the project
by a design professional with experience in this area. (Department of Building
Inspection)
F. A plan review shall be approved and a permit must be issued prior to the start of
construction. (Department of Building Inspection)
G. A letter is required from the Fort Lupton Fire Protection District as to whether a fire permit
will be required. (Department of Building Inspection)
6. One month prior to the start of construction:
A. In the event that 1 or more acres are disturbed during the construction and development
of this site, the applicant shall obtain a stormwater discharge permit from the Water
Quality Control Division of the Colorado Department of Public Health and Environment.
B. If more that 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 for all BMPs to be utilized, typical
installation and maintenance notes for all BMPs to be utilized, and a copy of the
approved CDPHE stormwater permit. The erosion and sediment control plan set must be
wet stamped, signed, and dated by a registered professional engineer licensed in the
State of Colorado. Please note that the grading permit will not be released until the
applicant has signed the improvements agreement, posted collateral, and submitted the
USR plat for recording. Evidence of Department of Public Works approval shall be
submitted in writing to the Weld County Department of Planning Services. (Department
of Public Works)
ANADARKO E&P COMPANY,LP.
USR12-0051,page 7
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Anadarko Petroleum Corporation
Gobbler Water Storage Facility
USR12-0051
1. A Site Specific Development Plan and a Special Review Permit for a Mineral Resource
Development Facility including Oil and Gas Support and Service (Water Supply & Storage) 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. 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)
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, 30-20-100.5, C.R.S., as amended. (Department of Public
Health and Environment)
5. 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)
6. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
7. 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)
8. 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)
9. The fresh water storage and loading system shall be operated in a manner to minimize spills.
Fresh water spills should be captured in above-ground containment areas for reuse or allowed to
ANADARKO E&P COMPANY,LP.
USR12-0051,page 8
infiltrate. There shall be no discharge from this process to surface waters or to the facility's
stormwater management system, in accordance with the Rules and Regulations of the Colorado
Water Quality Control Commission, and the Environmental Protection Agency. (Department of
Public Health and Environment)
10. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado
Department of Public Health & Environment, Water Quality Control Division. (Department of
Public Health and Environment)
11. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the
facility. As employees or contractors are on site for less than 2 consecutive hours a day portable
toilets are acceptable. (Department of Public Health and Environment)
12. 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)
13. Adequate toilet facilities (portable toilets) and hand washing units shall be provided during the
construction of the facility. (Department of Public Health and Environment)
14. Bottled water shall be utilized for drinking during construction of the project. (Department of Public
Health and Environment)
15. There shall be no parking or staging of vehicles on County roads. (Department of Public Works)
16. 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. (Department of Public Works)
17. The historical flow patterns and run-off 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)
18. The applicant must take into consideration storm water capture/quantity and provide accordingly
for best management practices. (Department of Public Works)
19. Weld County will not maintain on-site drainage related areas or medians. (Department of Public
Works)
20. This is an unmanned facility with no personnel on site for periods exceeding two hours except in
case of emergency. (Department of Planning Services)
21. This facility operates twenty-four hours/day 365 days per year. (Department of Planning
Services)
22. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties; and
Neither 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. (Department of Planning Services)
23. 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) (Department of
Planning Services)
24. Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to adhere
ANADARKO E&P COMPANY,LP.
USR12-0051,page. 9
to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2)
(Department of Planning Services)
25. 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. A geotechnical engineering report performed by a registered State
of Colorado engineer shall be required. (Department of Building Inspection)
26. 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)
27. Building height shall be measured in accordance with the 2006 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 23 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
Offset and setback requirements are measured to the farthest projection from the building.
(Department of Building Inspection)
28. Building permits are required for buildings, structures and change of use for buildings which
required permits before the beginning of construction or the proposed change of use.
(Department of Building Inspection)
29. A building permit will be required for any new construction, alteration, or addition to any building
on the property. It is recommended that a code analysis be done on the project by a design
professional with experience in this area. (Department of Building Inspection)
30. A plan review shall be approved and a permit must be issued prior to the start of construction.
(Department of Building Inspection)
31. A letter is required from the Fort Lupton Fire Protection District as to whether a fire permit will be
required. (Department of Building Inspection)
32. The Special Review activity shall not occur nor shall any building or electrical permits be 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)
33. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code. (Department of Planning Services)
34. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code. (Department of Planning Services)
35. 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.
(Department of Planning Services)
36. 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
ANADARKO E&P COMPANY,LP.
USR12-0051,page. 10
plans or Development Standards are permitted. Any other changes shall be filed in the office of
the Department of Planning Services. (Department of Planning Services)
37. 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. (Department of
Planning Services)
38. 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.
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.
ANADARKO E&P COMPANY,LP.
USR12-0051,page. 11
a\ 1861 DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
l .... \ GREELEY, CO 80631
I WEBSITE: www.co.weld.co.us
1 I\ E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
October 19, 2012
NATHAN KEISER
ANADARKO PETROLEUM COMPANY
1099 19TH STREET, ROOM 12011
DENVER, CO 80202
Subject USR12-0051 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT INCLUDING OIL AND GAS SUPPORT AND
SERVICE (WATER SUPPLY & STORAGE) IN THE A (AGRICULTURAL) ZONE DISTRICT
On parcel(s) of land described as:
PART E2 SECTION 23, T2N, R66W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on November 6, 2012, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 28,
2012 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration
Building, 1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcou ntvol ann i n acases.ora
If you have any questions concerning this matter, please call.
Respectfully.
DRiasolly n:Isigned
mtheauthorofthise om
Reason:Iamtheau Krohn this document
Location:1555 N 17th Ave
Date:2012.10.19 08:4551 -06'00'
Kim Ogle
Planner
1861 DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
•I ' r GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
�• E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100,Ext. 3549
G 0 FAX: (970)304-6498
August 31, 2012
NATHAN KEISER
ANADARKO PETROLEUM COMPANY
1099 19TH STREET, ROOM 12011
DFNVFR CO 80707
Subject USR12-0051 -A SITE SPECIFIC DEVELOPMENT PLAN AND A SPECIAL REVIEW PERMIT
FOR A MINERAL RESOURCE DEVELOPMENT FACILIILTY, INLCUDING AN OIL AND GAS
SUPPORT AND SERVICE FACILITY (WATER SUPPLY & STORAGE) IN THE A (AGRICULTURAL)
ZONE DISTRICT.
On parcel(s)of land described as:
PT E2 SECTION 23, T2N, 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:
Fort Lupton at Phone Number 303-857-6694
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,
Dr n, R ion:1amthgned by authorofth ndom
Reason:lamtheautho�ofthadocument
Location:1555 N 17th Ave
L te:2012.08.311335:13-06'00
Kim Ogle
Planner
FIELD CHECK INSPECTION DATE:OCTOBER 23, 2012
CASE NUMBER: USR12-0051 HEARING DATE: NOVEMBER 6, 2012
APPLICANT: ANADARKO E &P COMPANY, LP
1099 18TH STREET, DENVER,COLORADO 80202
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND A SPECIAL REVIEW PERMIT FOR MINERAL
RESOURCE DEVELOPMENT INCLUDING OIL AND GAS SUPPORT AND SERVICE (WATER SUPPLY
&STORAGE) IN THE A(AGRICULTURAL)ZONE DISTRICT
LEGAL
DESCRIPTION: EAST HALF SECTION 23,T2N, R66W OF THE 6TM P.M.,WELD COUNTY COLORADO
LOCATION: SOUTH OF AND ADJACENT TO COUNTY ROAD 20; NORTH OF AND ADJACENT TO COUNTY
ROAD 18 AND 1.5 MILES EAST OF COUNTY ROAD 31
SIZE OF PARCEL: 320 ACRES+/- PARCEL NO. 1309-23-0-00-004
ZONING LAND USE
N AGRICULTURE N DRYLAND AGRICULTURE
E AGRICULTURE E DRYLAND AGRICULTURE
S AGRICULTURE S DRYLAND AGRICULTURE
W AGRICULTURE W DRYLAND AGRICULTURE
COMMENTS:
THIS IS A FORMER TURKEY FARM WITH MULTIPLE TURKEY SHEDS,TWO MOBILE HOMES AND ONE STICK BUILT
STRUCTURE !RE LOCTED IN THE SOUTH H!LF OF THE SECTON. IN GENER!L THE PROPERTY'S STRUCTURES !RE
UNSECURED AND HAVE BEEN VANDALIZED. A SINGLE POINT OF INGRESS AND EGRESS FROM COUNTY ROAD 18
THERE IS NO ACCESS FROM COUNTY ROAD 35 AND ACCESS IS FROM CR 2O TO THE NORTH. ACCESS AND
INTERNAL ROAD IS A WELL MAINTAINED ALL WEATHER ROAD. INTERNAL ACCESS ROUTES FOR THE TURKEY FARM
ARE ERODED DUE TO WIND AND WATER.
THERE IS SUBSTANTIAL OIL AND GAS ACTIVITY ON-SITE, SOME AREAS ARE UNDER CONSTRUCTION WITH NEW
PIPING AND EQUIPMENT SETS. NO RIGS ON SITE DURING THE SITE VISIT. HEAVY TRUCK HAULING ACCESSING
FROM NORTH
SIGNATURE
❑ HOUSE(S) ❑ DERELICT MOBILE HOMES(2) ❑ ACCESS TO PROPERTY
❑ DERELICT OUTBUILDING(S) ❑ OUTBUILDINGS ❑ OIL&GAS STRUCTURES
❑ SITE DISTANCE ❑ TOPOGRAPHY
❑ NON-COMMERCIAL JUNKYARD(LIST COMPONENTS): TIRES,WOOD, HOUSEHOLD TRASH, INSULATION,TIN
NOTE ANY COMMERCIAL BUSINESS/COMMERCIAL VEHICLES THAT ARE OPERATING FROM THE SITE.
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