HomeMy WebLinkAbout20120813.tiff INVENTORY OF ITEMS FOR CONSIDERATION
• Applicant Dave's Oilfield Construction, LL Case Number USR11-0031
Submitted or Prepared
Prior to At
Hearing Hearing
\"' 1 Staff Comments X
Department of Planning Services Field Check Form X
Letter to Applicant X
Legal Notifications X
2 Application X
Maps X
Deed/Easement Certificate X
v Surrounding Property/Mineral Owners X
Utilities X
3 Referral List X
Referrals without comment X
Weld County Code Compliance, referral received 1/3/2012 X
Weld County Sheriffs Office, referral received 1/24/2012 X
• Platte Valley Fire Protection District, referral received 1/9/2012 X
4 Referrals with comments X
Weld County Department of Public Works referral received 1/23/2012 X
Weld County Department of Public Health and Environment referral dated X
1/24/2012
Weld County Department of Building Inspection referral received 12/29/2011 X
West Greeley Soil Conservation District, referral received 12/28/2011 X
Colorado Division of Water Resources, referral received 1/10/2012 X
--5- Surrounding Property Owners/Mineral Owners - Letters ti//
6 PC Exhibits
6A Sign posting affidavit X
6B Letter received 2/24/2012 from AGPRO re: pending conditions of approval X
-' 6C Letter dated 2/27/2012 from Molly Sommerville Buchanan, P.C. on behalf of Kerr- X
McGee
I hereby certify that the 15 items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Planning Commissioners hearing.
• _ Chris Gathman Planner
7 (p, EXHIBIT
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• LAND USE APPLICATION
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SUMMARY SHEET
Planner: C. Gathman
Case Number: USR11-0031 Hearing Date: March 6, 2012
Applicant: Dave's Oilfield Construction, LLC C/O AGPROfessionals, LLC
Address: 4350 Highway 66, Longmont, CO 80504
Site Address: 25728 County Road 40, LaSalle, CO 80645
Request: A Site Specific Development Plan and Use by Special Review Permit for an Oil and Gas
Support and Service Facility (oil field roustabout and painting business) in the A
(Agricultural) Zone District
Legal Description: Lot D of RECX11-0055; located in part of the W2E2 of Section 32 Township 4 North
Range 64 West of the 6th PM, Weld County, Colorado
Location: South of and adjacent to County Road 40 & 1/4 mile west of County Road 53
Size of Parcel: 159.57 Acres
Parcel Number: 105332000010
• 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 Sheriffs Office, Referral received 1/24/2012
Weld County Zoning Compliance, Referral received 1/3/2012
Platte Valley Fire Protection District, Referral received 1/9/2012
With Comments:
Weld County Department of Public Works, Referral received 1/23/2012
Weld County Department of Public Health & Environment, Referral received 1/24/2012
Weld County Department of Building Inspection, Referral received 12/29/2011
West Greeley Soil Conservation District, Referral received 12/28/2011
Colorado Division of Water Resources, Referral received 1/10/2012
The following agencies have not responded: EXHIBIT
Colorado Parks &Wildlife t
Colorado Oil & Gas Commission I
u5R-I I-0D31
•
2012-0813
USR11-0031, Dave's Oilfield Construction, LLC, Page 1
86
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SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: C. Gathman
Case Number: USR11-0031 Hearing Date: March 6, 2012
Applicant: Dave's Oilfield Construction, LLC C/O AGPROfessionals, LLC
Address: 4350 Highway 66, Longmont, CO 80504
Site Address: 25728 County Road 40, LaSalle, CO 80645
Request: A Site Specific Development Plan and Use by Special Review Permit for Oil and Gas
Support and Service (oil field roustabout and painting business) in the A (Agricultural)
Zone District.
Legal Description: Lot D RECX11-0055; located in part of the W2E2 of Section 32 Township 4 North
Range 64 West of the 6th PM, Weld County, Colorado
Location: South of and adjacent to County Road 40 & 1/4 mile west of County Road 53.
• Size of Parcel: 159.57 Acres
Parcel Number: 105332000010
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 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."
USR11-0031, Dave's Oilfield Construction, LLC, Page 2
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 proposed use is to be located on a turkey farm site that is no longer in operation.
Roust-a-bout and painting operations will either be located within either existing or
proposed buildings, however, the applicant is proposing outside storage of equipment,
raw materials and finished product utilized. The Department of Planning Services is
recommending that the storage area be screened from adjacent residences and county
right-of-way.
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 proposed use is located on a turkey farm site that is
no longer in operation. There are several turkey barns located on the property.
Additionally, three (3) single family residences were originally located on this property
and have been recently divided off from this USR site through the recorded exemption
process. Three (3) other single family residences are located on the property to the east
which is under common ownership with the USR parcel and was part of the original
turkey farm operation as well. An irrigated agricultural parcel lies to the north. A mobile
home is located on a property immediately to the west of the site adjacent to the
northwest corner of the site. Remaining lands immediately to the west and south are
unimproved with the exception of oil and gas production facilities (wells and wellheads,
tank battery and associated equipment).
• No phone calls, e-mails or correspondence has been received from surrounding property
owners.
The Department of Planning Services is requiring a screening plan as a condition of
approval of this application to screen outdoor storage of equipment, materials and raw
product from nearby residences and from the County Road. Additionally, several
development standards are proposed (such as requiring the applicant to adhere to county
noise requirements...) to ensure compatibility with existing surrounding land uses.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities. 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.
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)
USR11-0031, Dave's Oilfield Construction, LLC, Page 3
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 Lands" according to the Prime and Important Farmlands Map of
Larimer Counties.
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 USR11-0031 (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. County Road 40 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. There is
presently 60 feet of right-of-way. The applicant shall verify and delineate on the
plat the existing right-of-way and the documents creating the right-of-way. All
setbacks shall be measured from the edge of future right-of-way. If the right-of-
way cannot be verified, it shall be dedicated. This road is maintained by Weld
County. (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 (if applicable). (Department of
Planning Services)
9. Show the existing access point on the Plat and label it with the Access Permit
number(will be provided). (Department of Public Works)
• 10. Show adequate (minimum 60-foot) radiuses at the access point along with cattle
guards for tracking control and a stop sign at the exit. (Department of Public
Works)
USR11-0031, Dave's Oilfield Construction, LLC, Page 4
11. Provide an enlarged detail view of the operations area with buildings, storage,
and all parking clearly identified. (Department of Public Works)• 12. 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)
13. 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. (Department of Public Works)
B. The applicant shall address the requirements (concerns) of Weld County Department of
Building Inspection, as stated in the referral response dated December 29, 2011.
(Department of Building Inspection)
C. The applicant shall address the requirements of the Weld County Department of Public
Works, as stated in the referral response dated January 23, 2012:
Provide revised Water Quality Feature calculations for review and approval by the
Department of Public Works. (Department of Public Works)
D. In the event the applicant intends to utilize the existing septic system at the home, for
business use, the septic system shall be reviewed by a Colorado Registered Professional
Engineer. The review shall consist of observation of the system and a technical review
describing the system's ability to handle the proposed hydraulic load. The review shall be
submitted to the Environmental Health Services Division of the Weld County Department
of Public Health and Environment. In the event the system is found to be inadequately
sized or constructed the system shall be brought into compliance with current
• Regulations. (Department of Public Health and Environment)
E. The applicant shall submit evidence of an Air Pollution Emission Notice (A.P.E.N.) and
Emissions Permit application from the Air Pollution Control Division, Colorado
Department of Health and Environment, if applicable. Alternately, the applicant can
provide evidence from the APCD that they are not subject to these requirements.
(Department of Environmental Health)
F. 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 & Environment)
G. In the event washing of vehicles will occur on site the applicant shall ensure that any
vehicle washing area(s) shall capture all effluent and prevent discharges from the
washing of vehicles in accordance with the Rules and Regulations of the Water Quality
Control Commission, and the Environmental Protection Agency. Vehicle washing areas
should be designated on the plat. (Department of Public Health & Environment)
H. 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 & Environment)
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:
USR11-0031, Dave's Oilfield Construction, LLC, Page 5
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).
J. 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 & Environment)
K. 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)
L. The applicant shall submit to the Department of Planning Services with a Screening Plan
for review and approval. Outdoor storage & work vehicle and equipment parking shall be
screened from nearby residences and from county road right-of-way. (Department of
Planning Services)
M. The applicant shall enter into a Private Improvements Agreement according to policy
regarding collateral for improvements and post adequate collateral for all transportation
(access drive, parking areas, haul route maintenance, et cetera) and non-transportation
(fencing, screening, drainage et cetera). The agreement and form of collateral shall be
reviewed by County Staff and accepted by the Board of County Commissioners prior to
recording the USR plat. The applicant may submit evidence that all the work has been
completed and reviewed by the Department of Planning Services and the Department of
Public Works. The agreement shall detail road maintenance requirements. (Department
• of Planning Services)
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 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)
3. In accordance with Weld County Code Ordinance 2006-7 approved June 1, 2006, should the plat
not be recorded within the required sixty (60) 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).
This digital file may be sent to dhuerterco.weld.co.us. (Department of Planning Services)
5. 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)
• 6. Prior to Release of Building Permits:
USR11-0031, Dave's Oilfield Construction, LLC, Page 6
A. A building permit will be required for any new construction, alteration, or addition to any
• building on the property. (Department of Building Inspection)
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. A geotechnical engineering report performed by a
registered State of Colorado engineer shall be required. 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)
C. 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
possibly a structural analysis by a professional engineer will be required. (Department of
Building Inspection)
D. 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)
E. Prior to the release of building permit, the applicant shall submit evidence of approval
from the Platte Valley Fire Protection District to the Weld County Building Department.
7. Prior to issuance of Certificate of Occupancy:
• A. 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)
•
USR11-0031, Dave's Oilfield Construction, LLC, Page 7
• SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Dave's Oilfield Construction, LLC
USR11-0031
1. A Site Specific Development Plan and Special Review Permit for an Oil and Gas Support and
Service Facility (oil field roustabout and painting 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 on-site employees shall be limited to fifty-five (55) full-time employees as stated in
the application. (Department of Planning Services)
4. The hours of operation shall be limited to 5:00 AM - 10:00 PM Monday—Sunday as stated in the
application. (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. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall
be operated in accordance with the approved "dust abatement plan", at all times. (Department of
Public Health and Environment)
10. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
11. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency. (Department of Public Health and Environment)
12. All 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)
13. 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)
USR11-0031, Dave's Oilfield Construction, LLC, Page 8
• 14. Any septic system located on the property must comply with all provisions of the Weld County
Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and
Environment)
15. A permanent, adequate water supply shall be provided for drinking and sanitary purposes (Well
Permit No. 287450). (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. (25 people per day over a 60 day period). (Department
of Public Health and Environment)
17. 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)
18. A building permit will be required for any new construction, alteration, or addition to any building
on the property. (Department of Building Inspection)
19. 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. 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)
• 20. Any structures proposed to have a use change will require commercial building permit for change
of use. A code analysis, floor plan a complete set of plans for any alteration and possibly a
structural analysis by a professional engineer will be required. (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
Platte Valley 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.
27. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code.
USR11-0031, Dave's Oilfield Construction, LLC, Page 9
• 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. 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.
34. 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.
35. 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
USR11-0031, Dave's Oilfield Construction, LLC, Page 10
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.
•
•
USR11-0031, Dave's Oilfield Construction, LLC, Page 11
DEPARTMENT OF PLANNING SERVICES
• '1/410%.
1555 N 17th AVE
r t GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
rE-MAIL: cgathman@co.weld.co.us
i PHONE: (970) 353-6100, Ext. 3537
1 IC p NJ 77 FAX: (970) 304-6498
February 15, 2012
Tim Naylor
AGPROfessionals, LLC
4350 Highway 66
Longmont, CO 80504
Subject: USR11-0031 -A Site Specific Development Plan and Use by Special Review Permit for an Oil
and Gas Support and Service (oil field roust-a-bout and painting business) in the A (Agricultural) Zone
District.
On parcel(s)of land described as:
W2E2 SECTION 32, T4N, R64W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 6, 2012, at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on March 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.weldcountyplanningcases,orq
If you have any questions concerning this matter, please call.
Respectfully,
ALL__
Digitally signed by Kristine Ranslem
�d {r-- Reason: the author of this document
✓IWI/.w Location:1555 N 17th Ave
Date:2012.02.15 09:27:31-0700'
Chris Gathman
Planner
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• FIELD CHECK inspection dates: 2/24/2012
APPLICANT: Dave's Oilfield Construction, LLC C/O AGPROfessionals, LLC
CASE #: USR11-0031
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for an Oil and Gas
Support and Service Facility(oil field roustabout and painting business)in the A(Agricultural)
Zone District.
LEGAL: Lot D of RECX11-0055; located in part of the W2E2 of Section 32 Township 4 North
Range 64 West of the 6th PM, Weld County, Colorado .
LOCATION: South of and adjacent to County Road 40 & 1/4 mile west of County Road 53.
PARCEL ID#: 105332000010
ACRES: +/- 159.57 acres
Zoning Land Use
N A N Agricultural Land
E A E Old turkey farm & 3 single family residences
S A S Agricultural (O&G tank batteries and wellheads)
W A W Single-Family Residence/Agricultural/O&G -tank
batteries and wellheads
•
COMMENTS:
Existing turkey barns and shop building located on the site.
Chris Gathman - Planner Ill
•
t=
DEPARTMENT OF PLANNING SERVICES
• 1555 N 17th AVE
GREELEY, CO 80631631 WEBSITE: www.co.weld.co.us
' E-MAIL: cgalhman@co.weld.co.us
D PHONE: (970) 353-6100, Ext. 3537
FAX: (970)304-6498
COLORADO
December 27, 2011
Tim Naylor
AGPROfessionals, LLC
4350 Highway 66
Longmont, CO 80504
Subject: USR11-0031 - A Site Specific Development Plan and Use by Special Review Permit for OIL
AND GAS SUPPORT AND SERVICE (oil field roustabout and painting business) in the A (Agricultural)
Zone District.
On parcel(s)of land described as:
W2E2 SECTION 32, T4N, R64W of the 6th P.M., Weld County, Colorado.
Dear Applicant:
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.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
Reason',l am the author of this document
Location:1555 N 17th Ave
Date:2011.12.27 1397:22-0700'
Chris Gathman
Planner
•
Hello