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Home My WebLink About20082252.tiff INVENTORY OF ITEMS FOR CONSIDERATION • Applicant Great Western Oil &Gas Case Number USR-1656+ Company 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 Surrounding Property/Mineral Owners X Utilities 3 Referral List X Referrals without comment X N 4 Referrals with comments X Weld County Department of Public Works referral received 5/23/2008(2 pages) X • N Weld County Department of Public Health and Environment referral received X 6/10/2008(2 pages) Weld County Zoning Compliance Officer referral received 5/13/2008 X Union Colony Fire/Rescue Authority referral received 5/22/2008(2 pages) X City of Greeley referral received June 10,2008(3 pages) X ,' 5 Surrounding Property Owners/Mineral Owners -Letters 6 PC Exhibits 6A Sign posting affidavit (ItL 64,,L,‘„ ti+n.w(,i) X 6B Letter and exhibits from Eugene Reiber dated 7/31/2008(3 pages) X I hereby certify that the 11 items identified herein were submitted to the Department of Planning Services at or prior to the scheduled Planning Commissioners hearing. �I L� C. � l 1G1�LCL7�v Chris Gathman 4- Planner • EXHIBIT 2008-2252 (kV.I$'I(o5lo l • D USE APPLICATION WliReWLANSUMMARY SHEET COLORADO Case Number: USR-1656 Hearing Date: August 5, 2008 Applicant: Great Western Oil and Gas Company, LLC Address: 1700 Broadway, Suite 1170, Denver, CO 80290 Request: A Site Specific Development Plan and Special Review Permit for an Oil and Gas Production Facility (two oil and gas wells along with a tank battery site) in the R-1 (Lot Density Residential) and C-1 (Neighborhood) Commercial Zone District. Legal Description: Lot 4 of the NW4NW4 and Lot 1 of the SW4SW4 (Union Colony Subdivision) of Section 4, Township 5 North, Range 65 West of the 6th P.M., Weld County, Colorado Location: Approximately 1,000 feet east of State Highway 85, and approximately 1,200 feet north of East 8h Street(State Highway 263) Size of Parcel: 20 +/-Acres • POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code. The Department of Planning Services' staff has received responses from the following agencies: • Weld County Department of Public Health and Environment, referral received 6/10/2008 • Weld County Department of Public Works, referral received 5/23/2008 • Weld County Department of Building Inspection, referral received 10/11/2007 • Weld County Planning Department Landscape, referral received 10/1/2007 • Weld County Zoning Compliance, referral received 5/13/2008 • West Greeley Soil Conservation District, referral received 10/16/2007 • Colorado Division of Wildlife, referral received 10/26/2007 • City of Greeley, referral received 6/10/2008 Referrals have not been received from the following Agencies: • Colorado Oil &Gas Commission • Union Colony Fire/Rescue Authority • Colorado Division of Wildlife • Greeley-Weld County Airport Authority EXHIBIT 1 = 4111 USR-1656 Great Western Oil and Gas Company page 1 of 7 ($ \ SPECIAL REVIEW PERMITREVIEW • r \1 ADMINISTRATIVE REVIEW 1111k COLORADO Planner: C. Gathman Case Number: USR-1656 Hearing Date: August 5, 2008 Applicant: Great Western Oil and Gas Company, LLC Address: 1700 Broadway, Suite 1170, Denver, CO 80290 Request: A Site Specific Development Plan and Special Review Permit for an Oil and Gas Production Facility(two oil and gas wells along with a tank battery site) in the R-1 (Lot Density Residential) and C-1 (Neighborhood)Commercial Zone District. Legal Description: Lot 4 of the NW4NW4 and Lot 1 of the SW4SW4 (Union Colony Subdivision) of Section 4, Township 5 North, Range 65 West of the 6th P.M., Weld County, Colorado Location: Approximately 1,000 feet east of State Highway 85, and approximately 1,200 feet north of East 8'h Street(State Highway 263) Size of Parcel: 20 +/-Acres • Parcel Number: 0961 04 200002 Summary: This application proposes two oil and gas wellheads on two separate pad sites along with a tank battery facility.This site is currently in the boundaries of USR-1089(oil and gas production facilities)which was approved by the Board of County Commissioners on August 9, 1995.The recorded USR-1089 plat indicates an oil and gas wellhead on the north Y of this property along with a tank battery on the south % of this property.This proposed USR would add one additional wellhead on the south'%of this parcel.The applicants drilled and installed the wellheads and tank battery at their own risk and notified neighboring property owners within 500 feet of the property of their intent to drill early.The applicants are also requesting to be allowed to drill any additional wellheads which may in the future be allowed by the Colorado Oil and Gas Commission and which would be drilled from the same pad sites. The Department of Planning Services has not included the provision to allow any additional wellheads which may be in the future allowed by the Colorado Oil and Gas Conservation Commission because this could impact future development in this area and should be reviewed by the appropriate county process if and when additional wellheads are proposed on this site. 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 22-5-80.8 (CM.Goal 2) states, • "Promote the reasonable and orderly development of mineral resources". The proposal will have little impact on the surrounding area or subject properties. The property where the new USR-1656 Great Western Oil and Gas Company,LLC page 2 of 7 facilities are located currently has two single-family residences at the south end of the property. The use by special review is necessary to permit the wells and tank battery facility • that have recently been added to the property. The property owner has reached an agreement with the facility operator regarding the surface use of the property. The permit is necessary in this case because the property is zoned R-1 (Low Density Residential) on its north half and C-1 (Commercial)on its south half. This permit allows for a multiple well pad site and tank battery site which supports the orderly development of the mineral resource. These facilities would be located on R-1 (Low Density Residential) portion of the site. b. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the R-1 (Low Density Residential) and C-1 Commercial Zone Districts. Section 23-3-110.D of the Weld County Code provides for oil or gas production facilities as a Use by Special Review in the R- 1 (Low Density Residential)Zone District and Section 23-3-210.D.6 of the Weld County Code provides for oil or gas production facilities as a Use by Special Review in the C-1 (Neighborhood Commercial)Zone District. c. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the existing surrounding land uses. Single family residences are located approximately 1/8 of a mile to the west of the northern wellhead location and existing industrial uses are adjacent to the west and south of the southern wellhead location. A gravel pit facility is located to the west and vacant R-1 property is located to the north.The Department of Planning Services has not included the provision to allow any additional wellheads which may be in the future allowed by the Colorado Oil and Gas Conservation Commission because this could impact future development in this area and should be reviewed by the appropriate county process if and when additional wellheads are proposed on this site. The tank batteries (the largest improvements on site)are located at the west end of the property and are screened from the west by existing mature trees.The property owner to the west of and adjacent to the access used to access this site expressed concerns with additional impacts to the access created by this use and impacts from existing 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 area for the City of Greeley. The City of Greeley's referral response received June 10, 2008 recommended approval of this application provided the applicant satisfies the access and tank permitting requirements of the Union Colony Fire/Rescue Authority. e. Section 23-2-220.A.5--The application complies with Section 23-5 of the Weld County Code. The site is affected by the FEMA FIRM Community Panel Map 080266 1541 E. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11) Effective August 1, 2005, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 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. The site is located on land designated as irrigated land(not prime)and other according to the according to the U.S.D.A. Soil Conservation Map,dated 1979.The site is only 20 acres in size and the placement of the two wellheads and associated tank battery facility occupy a small portion of the site,will not prevent agricultural production on the site,and the use of a shared pad site for multiple wells. • USR-1656 Great Western Oil and Gas Company, LLC page 3 of 7 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. 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 amended to delineate the following: 1) All sheets of the plat shall be labeled USR-1656.(Department of Planning Services) 2) The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 3) The setback radii of the proposed oil and gas facilities located on the property shall be delineated on the in accordance with section 23-3-50.E of the Weld County Code or as required by the Colorado Oil and Gas Conservation Commission regulations. (Department of Planning Services) 4) The applicant shall indicate specifically on the plat the type of right-of-way/easement and indicate whether it is dedicated, private, or deeded to provide adequate access to the parcel. (Department of Public Works) 5) Access shall be controlled by gates on the access roads unless and until a • subdivision is platted around the production site,at which time the well sites and tank batteries shall be fenced to prevent access. (Department of Planning Services) B. The access width requirements for emergency equipment(fire department)are a minimum of 20 feet. The applicant indicated that it has been cleared with the fire department and emergency services that the width and weight capacity of the access lane shall be adequate for emergency purposes. The applicant shall provide documentation to that effect. (Department of Public Works) C. The applicant shall address the concerns and requirements of the Weld County Department of Public Works as outlined in the referral dated 5/21/2008. Written evidence that these concerns have been addressed shall be submitted to the Department of Planning Services. (Department of Planning Services) D. The applicant shall address the concerns and requirements of the Weld County Department of Public Health and Environment as outlined in the referral dated 10/31/2007. Written evidence that these concerns have been addressed shall be submitted to the Department of Planning Services. (Department of Planning Services) E. A field check of the site has indicated that there are two residences on the southern portion of this property.This area is zoned C-1 (Neighborhood Commercial).Single family residences are not allowed as a principal use in the C-1 zone district unless considered nonconforming uses per Article VII of the Weld County Code. The property owner shall submit a nonconforming use application to the Department of Planning Services. (Department of Planning Services) F. The applicant shall submit a dust abatement plan for review and approval, to the • Environmental Health Services, Weld County Department of Public Health & Environment. (Department of Public Health and Environment) USR-1656 Great Western Oil and Gas Company,LLC page 3 of 7 G. The applicant shall submit evidence of an Air Pollution Emission Notice(APEN)application from the Air Pollution Control Division, Colorado Department of Health and Environment. Alternately, the applicant can provide evidence from the APCD that they are not subject to • these requirements. (Department of Public Health and Environment) H. The applicant shall vacate the portion of USR-1089 located within the proposed boundaries of USR-1656 utilizing the procedures outlined under Section 23-2-200.G of the Weld County Code. (Department of Planning Services) Easement and right-of-way grants pertaining to the access road accessing this site contain the provision "The grantee, their successor and assigns shall have the responsibility for maintaining the right-of-way and access easement in an attractive or serviceable manner at their own expense."There are currently four(4)different properties utilizing this access road. The applicant shall provide a plan to the Department of Planning Services addressing how any additional impacts created by the use to this access road will be addressed.(Department of Planning Services) J. USR-1089 had a provision that the 2. 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 thirty(30) 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. 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 maps(c�co.weld.co.us. (Department of Planning Services) 4. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat not be recorded within the required sixty(60)days from the date the Administrative Review was signed a $50.00 recording continuance charge may be added for each additional 3 month period.(Department of Planning Services) • USR-1656 Great Western Oil and Gas Company,LLC page 4 of 7 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT Great Western Oil and Gas Company, LLC DEVELOPMENT STANDARDS 1111 USR-1656 1. A Site Specific Development Plan and a Special Review Permit for an Oil and Gas production facility (two oil and gas wells along with a tank battery site) in the R-1 (Lot Density Residential) and C-1 (Neighborhood) Commercial Zone Districts 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.)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. (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 nuisance conditions. (Department of Public Health and Environment) 6. 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) . 7. The operation shall comply with all applicable State noise statutes and/or regulations.(Department of Public Health and Environment) 8. If applicable,the applicant shall obtain a stormwater discharge permit from the Colorado Department of Health and Environment, Water Quality Control Division. (Department of Public Health and Environment) 9. All potentially hazardous chemicals must be stored and 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). (Department of Public Health and Environment) 10. The applicant must take into consideration storm water capture/quantity and provide accordingly for Best Management Practices. (Department of Public Works) 11. The applicant is required to comply with all Colorado Department of Health and Environmental (CDPHE)regulations regarding berming and spill prevention for materials and liquids stored on site. (Department of Public Works) 11. The applicant is required to comply with Weld County Code (Section 23-5 and 23-5-260-N) requirements for anchoring oil and gas facilities located in floodplains and floodways where applicable. (Department of Public Works) 12. Access shall be controlled by gates on the access roads unless and until a subdivision is platted around the production site, at which time the well sites and tank batteries shall be fenced to prevent access. (Department of Planning Services) 13. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to • the fee structure of the County Road Impact Program.(Ordinance 2002-11) (Department of Planning Services) USR-1656 Great Western Oil and Gas Company, LLC page 5 of 7 14. Effective August 1, 2005, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. • (Ordinance 2005-8 Section 5-8-40) (Department of Planning Services) 15. 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) 16. 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) 17. Weld County personnel 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. (Department of Planning Services) 18. 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. (Department of Planning Services) 19. 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) 20. The property owner or operator shall comply with all applicable rules and regulations of State and Federal agencies, including but not limited to the Colorado Oil and Gas Conservation Commission rules and regulations, and the Weld County Code. (Department of Planning Services) • • USR-1656 Great Western Oil and Gas Company,LLC page 6 of 7 DEPARTMENT OF PLANNING SERVICES • NORTH OFFICE 918 10TH Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 FAX: (9(970) 304-6498 IllipC. COLORADO August 20, 2008 Brian Harrell c/o William Crews, CPL PO Box 336337 Greeley CO 80633 Subject: USR-1656- Request for a Site Specific Development Permit and a Special Review Permit for Oil and Gas Production Facilities(two oil and gas wells-and any additional wells allowed by the Colorado Oil and Gas Conservation Commission drilled from the same pad along with a tank battery site)in the A(Agricultural) Zone District on a parcel of land described as Lot 4 of the NW4NW4 and Lot 1 of the SW4SW4 of Section 4,T5N, R65W of the 6th P.M.,Weld County, Colorado. • Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on August 5,2008,at 1:30 p.m. This meeting will take place in the Hearing Room, Greeley Planning Department,918 10th Street, Greeley,Colorado. A subsequent hearing will be held on August 20, 2008 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 has provided the Weld County Planning Department with written certification indicating the above requirements have 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 packets one week prior to the scheduled Planning Commission Hearing. If you have any questions concerning this matter, please call. Respectfully, Chris Gathman • Planner 1 DEPARTMENT OF PLANNING SERVICES 114Ka0 NORTH OFFICE 918 10T"Street GREELEY, CO 80631 • PHONE: (970) 353-6100, Ext. 3540 111k COLORADO May 12, 2008 Brian Harrell c/o William Crews, CPL PO Box 336337 Greeley CO 80633 Subject: USR-1656- Request for a A Site Specific Development Permit and a Special Review Permit for oil and gas production facilities (two oil and gas wells - and any additional wells allowed by the Colorado Oil and Gas Commission drilled from the same pad along with a tank battery site)in the A(Agricultural)Zone District on a parcel of land described as Lot 4 of the NW4NW4 and Lot 1 of the SW4SW4 of Section 4, T5N, R65W 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. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property 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 Greeley Planning Commission for their review and comments. Please call Greeley at 970-350-9770 for further details regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be in attendance at the Greeley Planning Commission meeting to answer any questions the Commission members may have with respect to your application. If you have any questions concerning this application, please call. Respectfully, „.„43 Chris Gathman Planner • • PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS July 26, 2008. 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, CHRIS GATHMAN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING FOR USR-1656 IN THE A (AGRICULTURAL) ZONE DISTRICT. CHRIS GATHMAN Name of Person Posting Sign � • �� (�'GZr.v� ,i\C Signature of Person Posting Sign STATE OF COLORADO ) ss. 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I !I, ` • 1 r1, 4 \t , • - • , •' I • FIELD CHECK inspection date:7/26/2008 APPLICANT: Great Western Oil & Gas Company CASE #: USR-1656 REQUEST: A SSDP & Special Review Permit for an Oil and Gas Production Facility(two oil and gas wells along with a tank battery site) in the R-1 (Lot Density Residential) and C-1 (Neighborhood)Commercial Zone Districts LEGAL: Lot 4 of the NW4NW4 and Lot 1 of the SW4SW4 (Union Colony Subdivision)of Section 4, Township 5 North, Range 65 West of the 6th P.M., Weld County, Colorado LOCATION: Approximately 1,000 feet east of State Highway 85, and approximately 1,200 feet north of East 8th Street(State Highway 263) PARCEL ID #: 0961 04 200002 ACRES: +/- 20 Acres Zoning Land Use N R-1 N Vacant land E A E Gravel pit site S 1-2 S Industrial Uses W R-1, C-1 and C-3 W Single family residences approx. 1/8 west from N2 of site and industrial uses west of the S2 of site. • COMMENTS: Two existing residences (stick built home and modular/mobile home)with outbuildings on south end of property. Chris Gathman - Planner II 41 Hello