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Home My WebLink About20111474.tiff I INVENTORY OF ITEMS FOR CONSIDERATION Applicant Peter's Ranch 313, Inc.,c/o Pecan Case Number USR-1772 Pipeline,Inc. Submitted or Prepared Prior to At Hearing Hearing I Staff Comments X Department of Planning Services Field Check Form X C/ Letter to Applicant X Legal Notifications X V 2 Application X Maps X Deed/Easement Certificate X Surrounding Property/Mineral Owners X Utilities X V 3 Referral List X Referrals without comment X Weld County Zoning Compliance referral dated January 17,2011 X I/ West Greeley Soil Conservation district referral dated January 19,2011 X t/ Pawnee Fire Protection District X 44. Vz 4 Referrals with comments X X Weld County Department of Health and Environment referral dated February 8,2011 Weld County Department of Public Works referral dated February 14,2011 X Weld County Building Department referral dated February 21,2011 X Division of Water Resources referral dated January 26,2011 X 5 Referrals with no response X Division of Wildlife X Weld County Sherriffs Office X Weld County Ambulance Services X School District RE-12 X Laramie County,WY X Colorado Interstate Gas X Warren Air Force Base X 6 Surrounding Property Owners/Mineral Owners -Letters X 7 PC:Exhibits 1/1/' r 7A Planning Commission Sign posting affidavit X 8 -r Iannfng-Clirond,,:ertRosou,rnn X • I hereby certify that the items identified herein were submitted to the Department of Planning Services at or prior to the scheduled Planning Commissioners hearing- - EXHIB Tom Parko Planning Manager f 2011-1474 1 1861 -2011 • W EL O•N T Y LAND USE APPLICATION J SUMMARY SHEET Planner: Tom Parko Case Number: USR-1772 Hearing Date: June 7, 2011 Applicant: Peter's 313 Ranch, Inc., c/o Pecan Pipeline, Inc., 600 17th Avenue; Suite 1000N Denver, Colorado 80202 Site Address: Peters 313 Ranch, Inc. P.O. Box M; Carpenter, WY 82054 Request: A Site Specific Development Plan and Special Review Permit for an Oil and Gas Support and Service Facility (field office, storage yard, warehouse, 150-foot communication tower, shop, power generation facility, processing plant, gas metering station, truck loading facility and parking ) in the "A" Agricultural Zone District. Legal Description: E % of the NE % of Section 26, Township 12 North, Range 63 West of the 61" Principal Meridian, Weld County, Colorado. Location: West of and adjacent to CR 71; North of and adjacent to CR 136.5. Size of Parcel: 80±Acres Parcel Number: 0043-26-0-00-001 • 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 responses from the following agencies: Without Comments: • Weld County Zoning Compliance referral dated January 17, 2011 • West Greeley Conservation District referral dated January 19, 2011 • Pawnee Fire Protection District referral dated February 10, 2011 With Comments: • Weld County Department of Health and Environment referral dated February 8, 2011 • Weld County Department of Public Works referral dated February 14, 2011 • Weld County Building Department referral dated February 21, 2011 • Division of Water Resources referral dated January 26, 2011 The following agencies have not responded: • Division of Wildlife • Weld County Sherriffs Office • Weld County Ambulance Services • • School District RE-12 • Laramie County EXHIBIT • Colorado Interstate Gas • Warren Air Force Base USR- 1772, Pecan Pipeline, Inc., Page 1 • 1861 -2011 WEL`I- oNTY u LAND USE APPLICATION SUMMARY SHEET Planner: Tom Parko Case Number USR-1772 Hearing Date: June 7, 2011 Applicant: Peter's 313 Ranch, Inc, c/o Pecan Pipeline, Inc., 600 171h Avenue; Suite 1000N Denver, Colorado 80202 Site Address: Peters 313 Ranch, Inc. P.O. Box M; Carpenter, WY 82054 Request: A Site Specific Development Plan and Special Review Permit for an Oil and Gas Support Facility (field office, storage yard, warehouse, 150-foot communication tower, shop, power generation facility, processing plant, gas metering station, truck loading facility and parking ) in the"A"Agricultural Zone District. Legal Description: E % of the NE 34 of Section 26, Township 12 North, Range 63 West of the 6'h Principal Meridian, Weld County, Colorado. • Location: West of and adjacent to CR 71; North of and adjacent to CR 136.5. Size of Parcel: 80±Acres Parcel Number: 0043-26-0-00-001 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 as follows: 2. It is the opinion of the Planning Commission 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.B.2.A.Policy 2.2 - Allow commercial and industrial uses, which are directly related to or dependent upon agriculture, to locate within agricultural areas when the impact to surrounding properties is minimal or mitigated and where adequate services and infrastructure are currently available or reasonably obtainable. These commercial and industrial uses should be encouraged to locate in areas that minimize the removal of agricultural land from production. Section 22-2-20.G.A.Goal 7 - County land use regulations should protect the individual property owner's right to request a land use change. • A. Policy 7.1. 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. USR- 1772, Pecan Pipeline, Inc., Page 2 • A.Policy 7.2. 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. A.Goal 9. Reduce potential conflicts between varying land uses in the conversion of traditional agricultural lands to other land uses. The proposed oil and gas support and service facility, including a processing facility preserves the property rights of citizens to own and use their property. The current surface estate owner, Peter's 313 Ranch has executed an option to sell an 80-acre tract to Pecan Pipeline from an existing 470± acre parcel. The remaining acreage will be preserved for Agricultural production and will continue to provide a natural landscape buffer from surrounding properties. B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural (A) Zone District. Commercial and Industrial use are supported in the Agricultural zone so long as those uses conform to the requirements under the Use by Special Review process. Resolution USR-1772 Pecan Pipeline, Inc. Page 2 The proposed oil and gas support and service facility is located in the "A" Agricultural zone, which is consistent with other facilities located throughout Weld County. • Commercial and Industrial activities are already shaping and transforming the landscape in north Weld County with the production and exploration from the Niobrara play. Section 23-3-40.A.2 states Oil and Gas support and Service is allowed under Uses by Special Review. C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. There is currently a large number or oil and gas operations in the vicinity of this project that include drilling for oil and natural gas and a proposed commercial water facility. The project will look to conserve as much agricultural property as possible and provide natural buffers from adjacent properties. The majority of surrounding properties are dry-land pasture. The nearest residence is one (1) mile south of the proposed facility on CR 71. The next nearest residence is the Peter's homestead located approximately 1.3 miles to the southwest. 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. There are no communities within the vicinity of this facility that have an IGA with the County. or are within a three mile area. Oil and gas production continue to alter the landscape of this region and well into the future. Weld County can anticipate similar facilities and uses in this area and support this development. • 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. USR- 1772, Pecan Pipeline, Inc., Page 3 Effective April 25, 2011, Building Permits issued on the proposed lots will be required to • adhere to the fee structure of the County Road Impact Program. (Ordinance 2011-2) Effective April 25, 2011, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee. (Ordinance 2011-2, Section 5-8-40) 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. This property is not located in an area described as important farmlands of national importance and the soil conservation district did not object or provide comments. The project will preserve the remaining balance of a 470 acre tract associated with the Peter's 313 Ranch. 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. This facility will be staffed with full-time employees and will be secured. The facility complies with all Federal, State and Local laws. Applicable permits are obtained. This recommendation is based, in part, upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. The Planning Commission recommendation for approval is conditional upon the following: 1. The plat shall be amended to delineate the following: Resolution USR-1772 Pecan Pipeline, Inc. • A. All sheets of the plat shall be labeled USR-1772. (Department of Planning Services) B. The attached Development Standards. (Department of Planning Services) C. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) D. 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 right-of-ways and adjacent properties. These areas shall be designed and used in a manner that will prevent wind or animal scattered trash. In addition, the applicant will screen the lay down yard with opaque material around the entire perimeter. (Department of Planning Services) E. CR 71 & CR 136.5 are local gravel roads and requires a 60-foot right-of-way at full build out. There is presently a 60-foot right-of-way. These roads are maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way line. 2. The applicant shall address the requirements (concerns) of Weld County Department of Building Inspection, as stated in the referral response dated January 4, 2011. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Building Inspection) 3. An Improvements Agreement between the Applicant and the County will be required for this project. It will detail the approved haul route(s), any onsite and offsite requirements, and a • maintenance agreement including dust control for the haul routes shall be reviewed and approved by the Department of Public Works and the Department of Planning Services. Acceptance of the Improvements Agreement is required by the Board of County Commissioners. USR- 1772, Pecan Pipeline, Inc., Page 4 4. A signed and stamped Final Drainage Report, following the checklist available on the Public • Works website, must be reviewed and approved before the Final Plat is recorded. Please provide full size(24"x36") drawings with the Final Drainage Report.(Department of Public Works) 5. Upon completion of 1-4 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) 6. In accordance with Weld County Code Ordinance 2006-7 approved June 1, 2006, should the plat not be recorded within the required thirty (30) 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) 7. 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 dhuerterna,co.weld.co.us (Department of Planning Services) 8. 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) • USR- 1772, Pecan Pipeline, Inc., Page 5 SITE SPECIFIC DEVELOPMENT PLAN • SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Pecan Pipeline, Inc. USR- 1772 1. A Site Specific Development Plan and Special Review Permit for an Oil and Gas Support and Service Facility (field office, storage yard, warehouse, 150-foot communication tower, shop, power generation facility, processing plant, gas metering station, truck loading facility and parking 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 fifteen (15). (Department of Planning Services) 4. The hours of operations shall be twenty-four (24) hours per 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. No third party sale of power is allowed as specified by the applicant. (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. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges from the washing in accordance with the Rules and Regulations of the Water Quality Control Commission, and the Environmental Protection Agency. (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 Industrial Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and Environment) 12. Adequate drinking, hand washing and toilet facilities shall be provided at all times. (Department of Public Health and Environment) 13. Sewage disposal for the facility shall be by septic system. Any septic system located on the • property must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and Environment) 14. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. USR- 1772, Pecan Pipeline, Inc., Page 6 (Department of Public Health and Environment) • 15. 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). (Department of Public Health and Environment) 16. 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. (Department of Public Health and Environment) 17. The Spill Prevention, Control and Countermeasure Plan shall be available on site, at all times. (Department of Public Health and Environment) 18. This application is proposing a well 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) 19. 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) • 20. The applicant shall comply with all provisions of the State Underground and Above Ground Storage Tank Regulations. (Department of Public Health and Environment) 21. 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) 22. Effective April 25, 2011, Building Permits issued on the lot will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2) (Department of Planning Services) 23. Effective April 25, 2011, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2011-2, Section 5-8-40) (Department of Planning Services) 24. 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) 25. The Screening on site shall be maintained in accordance with the approved Screening Plan. The lay down yard shall be screened with an opaque fence around the entire parameter.(Department of Planning Services) 26. 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) 27. The historical flow patterns and runoff amounts will be maintained on site in such a manner that it USR- 1772, Pecan Pipeline, Inc., Page 7 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) 28. Weld County is not responsible for the maintenance of drainage related features. 29. The project will disturb over an acre of land, therefore a Weld County Grading Permit will be required before construction. (Department of Public Works) 30. The project will disturb over an acre of land therefore a State approved Stormwater Management Plan will be required. With the submittal of the Final Drainage Report, please provide a copy of Storm Water Management Plan application as submitted to the State. Please provide a copy of the approved permit once it has been obtained. The applicant is required to comply with all Colorado Department of Health and Environment, Water Quality Control Division regulations regarding storm water quality permitting and protection and construction storm water discharges. (Department of Public Works) 31. The applicant must take into consideration storm water capture/quantity and provide accordingly for best management practices. (Department of Public Works) 32. 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 Development Standards stated herein and all applicable Weld County regulations. 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 USR- 1772, Pecan Pipeline, Inc., Page 8 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, sandburs, puncture vines, territorial farm dogs and livestock, and open burning present real threats. Controlling children's activities is important, not only for their safety, but also for the protection of the farmer's livelihood. • • USR- 1772, Pecan Pipeline, Inc., Page 9 DEPARTMENT OF PLANNING SERVICES 1 8 6 1 2 0 1 I 1555 N 17th AVE GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 r � FAX:X: (9(970)304-6498 WELD,COUNTY April 12, 2011 Peters 313 Ranch, Inc. c/o Greg Jacobsen Pecan Pipeline(RM)Inc. 600 17th St, Ste 1000N Denver CO 80202 Subject: USR-1772-A Site Specific Development Plan and Use by Special Review Permit for an Oil and Gas Support Facility (offices, storage yard and warehouse) in the A (Agricultural) Zone District on a parcel of land described as E2E4 of Section 26, T12N, R63W of the 6th P.M.,Weld County, Colorado. Dear Applicants: • I have scheduled a meeting with the Weld County Planning Commission on May 3, 2011, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 918 101" Street, Greeley, Colorado. A subsequent hearing will be held on June 15, 2011 at 10:00 a.m., in the Chambers of the Board of County Commissioners, Weld County Centennial Center, 915 10th Street, First Floor, 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 http://vvww.co.weld.co.us/Departments/PlanninqZoninq/PlanninqDepartment/index.htrnl If you have any questions concerning this matter, please call. Respectfully. Digitally signed by Kristine Ranslem \t Reason:I am the author of this document / //ir() Location:1555 N 17th Ave Date:2011.04.12 08:25:13-06'00' Tom Parko Planner • PLANNING COMMISSION SIGN POSTING CERTIFICATE • THE LAST DAY TO POST THE SIGN IS FEBRUARY 22, 2011. THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT- OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, TOM PARKO , HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE BOARD OF COMMISSIONERS HEARING FOR USR-1772 IN THE AGRICULTURAL ZONE DISTRICT. 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I `I 4 . . - ,' 1• el 7 • f.),- - . .'' V • �� . II . it. iii : r i 1 , t+ 1 I J / . if. . i I f 'AL ! i . 1 i , y ....„ , , r_ L, ..: s _ .. ,,. ... , i „ .• . ‘i , , t ... . ., . . . IA 1 . I i, I s • • `0 - II + • I , r } c •\ , . -1 f, . i . . i . ‘ .... • TId i I • 1 • ] . 5 I. ;: .0 I ` 1 1 • • • 1 • 1 _ I�' , .+' '• ` + •' • t. • . A . .1 - ' I ►\ . !'1 , I I ', \ I v c .Y .? ., , , I . it. FIELD CHECK Inspection Date: May 1, 2011 • Applicant: Peter's 313 Ranch, do Peacan Pipeline Case #: USR-1772 Request: A Site Specific Development Plan and Special Review Permit for an Oil and Gas Support Facility (offices, storage yard and warehouse) in the "A" Agricultural Zone District. Legal: E % of the NE 1/4 of Section 26, Township 12 North, Range 63 West of the 6th Principal Meridian, Weld County, Colorado. Location: West of and adjacent to CR 71; North of and adjacent to CR 136.5. Parcel ID #:0043-26-0-00-001 Acres: 80 ± Zoning Land Use N "A" Agriculture N Pasture E "A" Agriculture E Pasture S "A" Agriculture S Pasture W "A" Agriculture W Pasture • Comments: The property is vacant with no buildings or structures. It is in dry land pasture with heavy oil and gas operations in the vicinity. Signature House(s) Derelict Vehicles Outbuilding(s) o Non-commercial junkyard (list components) Access to Property o Irrigation Sprinkler o Crop Productions o Crops ❑ Site Distance ❑ Wetlands ❑ Mobile Home(s) D Oil & Gas Structures ❑ Other Animals On-Site o Wildlife o Water Bodies ❑ Utilities On-Site (transmission lines) Ditch ❑ Topography 41 Note any commercial business/commercial vehicles that are operating from the site. • 1 6 6 1 - 2 0 1 I DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 FAX:X: (9(970) 3044-6498 WELD,CCOUNTY January 17, 2011 Peters 313 Ranch, Inc. do Greg Jacobsen Pecan Pipeline (RM) Inc. 600 17'" St, Ste 1000N Denver CO 80202 Subject: USR-1772 - Request for a Site Specific Development Plan and Use by Special Review Permit for an Oil and Gas Support Facility (offices, storage yard and warehouse) in the A (Agricultural) Zone District on a parcel of land described as E2E4 of Section 26, T12N, R63W of the 6th P.M., Weld County, Colorado. • Dear Applicants: Your application and related materials for the request described above are being processed. I will schedule a meeting with you to discuss the referrals after we have received them. Once the concerns and requirements of the referral agencies have been met or the applicant has shown an attempt to meet their concerns and requirements, a Planning Commission Hearing will be scheduled. If you have any questions concerning this application, please call. Respectfully. \l Digitally signed by Kristine Ranslem Reason:I am the author of this document yv///' Location:1555 N 17th Ave / -J Date:2011.01.1710:05:40-07'00' Tom Parko Planner • Kristine Ranslem em: Kristine Ranslem :nt: Monday, January 17, 2011 10:59 AM To: 'Erich Ehrlich' Subject: USR-1772 Field Inspection Attachments: FIELD CHECK.docx We have just received a case (USR-1772) in which we ask that you review the material and send the attached field inspection form to us by February 17, 2011. The following is a quick link to the case in question: http://www.co.weld.co.us/Departments/PlanninqZoninq/PlanningDepartment/index.html#1772 If you have any questions, please don't hesitate to contact me at the number below. Thank you! K i,stLuve 12Si AS Levy. Planning Technician Weld County Planning Services 1555 N 17th Ave, Greeley CO 80631 970-353-6100 ext. 3519 • • 1 Tom Parko iliom: Greg_Jacobsen@pecanpipeline.com nt: Thursday, January 20, 2011 11:10 AM o: Tom Parko Subject: 7-Day Completeness Review Return Receipt Your document: 7-Day Completeness Review was received by: Greg Jacobsen(ipecanpipeline.com at: 01/20/2011 11:10:04 AM • • 1 • 1861 -2011 WEL CO NTY 7-Day Completeness Review January 20, 2011 Applicant: Peters 313 Ranch, Inc, c/o Pecan Pipeline, Inc. Case #: USR-1772 Request: A Site Specific Development Plan and Special Review Permit for an Oil and Gas Support Facility (offices, storage yard and warehouse) in the"A" Agricultural Zone District. Legal Description: E %z of the NE '/a of Section 26, Township 12 North, Range 63 West of the 6`h Principal Meridian, Weld County, Colorado. Location: West of and adjacent to CR 71; North of and adjacent to CR 136.5. • Size of Parcel: 471.85 +/- acres Parcel Number: 0043-26-0-00-0031 X Public Works X Health X Planning Attn: Pecan Pipeline, Inc. do Greg.Jacobsen 600 17` Street, Suite 1000N Denver, Colorado 80202 Dear Mr. Jacobsen: The following completeness review notes are provided as a courtesy to the applicant. While we strive to identify significant issues, the following notes may not identify all issues, even major ones that may be raised during the formal review of your application. The information contained herein has been placed on file with the Department of Planning Services. • • REVIEW: The Departments of Public Health and Environment, Public Works and Planning are in receipt of the seven (7) day packets received January 6, 2011. Departmental staff has completed their review and offer the following comments. Please address these: Environmental Health The following information shall be provided / addressed per the Weld County Department of Health — Environmental Health Division. The comments below are from Lauren Light with EH: 1. A water source is not indicated. The application states they will use bottled water which is not supported by EH. They will need to apply for a well permit and it cannot be a domestic permit. 2. A septic system is required and as the application states they will install a septic they need water as a vault is not acceptable for a full time business. 3. The waste plan needs to be specific and include which company will provide the disposal and provide their name, address and phone number. Some of the companies listed in the application may not travel that far north to recycle. Provide a copy of the • SPCC plan. 4. Provide documentation that the shop will not have a floor drain that drains into the septic system. An enclosed system which drains to a vault is acceptable but we need documentation if floor drains will be utilized. 5. Who will supply the water for dust control? 6. Will noise be an issue from compressors or other equipment? If so, how will it be contained? 7. 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). 8. Is an APEN required from the State? We will need documentation. 9. 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 twenty (20) or more persons per day). 10. Will there be any above or below ground fuel storage tanks? If so, the State will need to permit the tanks. • • Planning The following information shall be provided / addressed per the Department of Planning Services: 1. Applicant will provide a deed to the County as a condition of approval as evidence that Pecan purchased the 80+/- parcel as depicted on the plat. Public Works The following information shall be provided/addressed per the Department of Public Works. Comments were prepared by Heidi Hanson with PW: I (Heidi Hanson) have reviewed the 7-Day Completeness Review. Public Works shall be looking for five critical items: > Site Plan—Submitted > Traffic Study—Submitted > Preliminary Drainage Report—Submitted ➢ Geotechnical Report—Not Required • > Flood Hazard Development Standards—Not in a FEMA Floodplain This phase of the planning process is a content review of the submitted materials, NOT a technical review. Comments made during this phase of the process will not be all- inclusive. The Public Works Department will perform a detailed technical review of the project once the submittal application is deemed acceptable and is promoted to the review phase of the planning process. This completes our portion of the 7-Day Completeness Review. Please address the items above and if you have any questions please feel free to call or email us. tparko(iWco.weld.co.us hhanson@co.weld.co.us Ilight(ii;co.weld.co.us Sincerely, R9..a.YU9ned by Tom Park° /0446 Dee n110110101116 0700 Tom Parko Planning Manager ec: L. Light, Environmental Health H. Hanson, Public Works File: Pre-Application Pecan—PA10-023 • aMEMORANDUM TO: Tom Parko, Planning Services DATE: January 11, 2011 IC FROM: Heidi Hansen, RE., Public Works Department COLORADO SUBJECT: 7-Day Completeness Review— Pecan Pipeline Inc. c/o Greg Jacobsen I have reviewed the 7-Day Completeness Review. Public Works shall be looking for five critical items: ➢ Site Plan— Submitted ➢ Traffic Study— Submitted ➢ Preliminary Drainage Report— Submitted ➢ Geotechnical Report— Not Required ➢ Flood Hazard Development Standards—Not in a FEMA Floodplain This phase of the planning process is a content review of the submitted materials, NOT a technical review. Comments made during this phase of the process will not be all-inclusive. The Public Works Department will perform a detailed technical review of the project once the submittal application is deemed acceptable and is promoted to the review phase of the planning process. • Public Works has adequate information to review this submittal pc: 7-Day Completeness, Pecan Pipeline • M:\PLANNING\T.Parko\Cases\USR\USR-1772_Pecan\PW-Pecan Pipeline 7-Day.doc Tom Parko �From: Lauren Light ent: Tuesday, January 11, 2011 11:07 AM To: Tom Parko Subject: FW: 7 day completeness review for Pecan pipeline- USR-1772 I hit send to soon. Here is the rest. Lauren Light, M.B.S. Environmental Planner, Environmental Health Services Weld County Department of Public Health & Environment 1555 N. 17th Ave. Greeley, CO 80631 llight0co.weld.co.us 970-304-6415 Ext. 2211 (office) 970-304-6411 (fax) From: Lauren Light Sent: Tuesday, January 11, 2011 11:04 AM •To: Tom Parko Subject: 7 day completeness review for Pecan pipeline - USR-1772 1. A water source is not indicated. The application states they will use bottled water which is not supported by EH. They will need to apply for a well permit and it cannot be a domestic permit. 2. A septic system is required and as the application states they will install a septic they need water as a vault is not acceptable for a full time business. 3. The waste plan needs to be specific and include which company will provide the disposal and provide their name, address and phone number. Some of the companies listed in the application may not travel that far north to recycle. Provide a copy of the SPCC plan. 4. Provide documentation that the shop will not have a floor drain that drains into the septic system. An enclosed system which drains to a vault is acceptable but we need documentation if floor drains will be utilized. 5. Who will supply the water for dust control? 6. Will noise be an issue from compressors or other equipment? If so, how will it be contained? •7. 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). 1 8. Is an APEN required from the State? We will need documentation. 9. 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). 10. Will there be any above or below ground fuel storage tanks? If so, the State will need to permit the tanks. Lauren Light, M.B.S. Environmental Planner, Environmental Health Services Weld County Department of Public Health & Environment 1555 N. 17th Ave. Greeley, Co 80631 llight@co.weld.co.us 970-304-6415 Ext. 2211 (office) 970-304-6411 (fax) • • 2 i WELD COUNTY, COLORADO DEPARTMENT OF PLANNING SERVICES 1555 N 17TH AVENUE GREELEY,CO 80631 PHONE:970-353-6100, EXT. 3540/FAX:970-304-6498 Date: I. /2 Receipt No. 1 5 h 1 2 Received From: /4r,,,4./ f'i pc AA n t Sr II , Permit Type No. Description Fee 4221-RE/SE 4221-ZPMH 4221-USR —0,; Cc ,•i,cu , ,.J c0 4221-SITE PLAN REVIEW 4221-CHANGE OF ZONE 4221-PUD 4221-MINOR/MAJOR SUB • #OF BUILDABLE LOTS 4221-ADDITIONAL 30% FEE FOR SUB's 4221-RE-SUBDIVISIONS 4221-BOA 4221-ZPCV/ZPAS 4430-MAPS/POSTAGE 4430-COPIES 4730-INVESTIGATION FEE (0-RECORDING FEE ) Z -1 I I 2/3GOCre lJ ❑CASH HECK NOR'"Oo`r ❑CREDIT CARD TOTAL FEE �l ^ Receipted By: 7 k7' DL# Exp. • tinge APPLICATION FLOW SHEET COLORADO APPLICANT: Pecan Pipeline, Inc. SE# : USR-1772 QUEST: A Site Specific Development Plan and Use by Special Review Permit for a gas processing plant(offices, storage yard and warehouse) in the A(Agricultural)Zone District. LEGAL: The East 1/2 of the NE''/.of S 26,T 12N, R 63W of the 6t4 P.M.,Weld County, CO. LOCATION: West of and adjacent to CR 71 and North of and adjacent to CR 136.5 PARCEL ID#: 0043-26-0-00-001 ACRES: 77.422+/-acres DATE BY Application Received 01/6/11 TP Application Complete 01/10/11 TP Referrals returned Meeting with applicant 01/6/11 TP Neighborhood Meeting Referrals Listed 01/11/11 TP File Assembled !//-7) I I Chaindexed Step#1 Referrals Mailed L Step#1 Letter to Applicant Mailed PC Hearing Date: Action: atility Board Date: PC Sign to be Posted: Referrals Listed Step#2 Referrals Mailed Step#2 Letter to Applicant Mailed Step#2 Surrounding Property Letters Mailed 1I till! Date Public Notice Published in County Newspaper Planning Technician Maps Prepared Field Check by DPS Staff Planning Commission Resolution Sent to Applicant Planning Commission Meeting Minutes Filed in Case Case Sent to Clerk to the Board CC Hearing: Action: CC Sign to be Posted: Plat and/or Resolution Recorded Recorded on Maps and filed <rlay Districts ning Agricultural MUD Yes_No_X_ IGA Yes__ No X_ Airport Yes_No_X_ Geologic Yes_ No_X_ Flood Hazard Yes_No_X_ Road Impact Area WELD Hello