HomeMy WebLinkAbout20080723.tiff INVENTORY OF ITEMS FOR CONSIDERATION
• Applicant Public Service Company of Colorado Case Number USR-1647
Submitted or Prepared
Prior to At
Hearing Hearing
N.' 1 Staff Comments X
N. Department of Planning Services Field Check Form X
Planning Commissioner Field Check Form -
is Letter to Applicant X
N Affidavit of sign posting X
N Legal Notifications X
N 2 Application X
N. Maps X
N Deed/Easement Certificate X
N. Surrounding Property/Mineral Owners X
.. Utilities X
3 Referral List X
Ni Referrals without comment
N Weld County Zoning Compliance,referral dated 1/3/2008
N. Town of Platteville,referral dated 1/4/2008
N Central Weld County Water District,referral dated 1/17/2008
N. Town of Johnstown,referral dated 1/4/2008
State of Colorado Division of Wildlife,referral dated 2/3/2008
N Town of Mead,referral dated 1/10/2008
N 4 Referrals with comments X
N State of Colorado Office of the State Engineer,referral dated 1/4/2008
N Platte Valley—Gilerest Fire Protection District,referral dated 2/1/2008
• N. Weld County Department of Planning Services Landscape,referral dated 1/2/2008
N, Weld County Department of Building Inspection,referral dated 1/7/2008
N. Weld County Department of Public Works,referral dated 1/2/2008
N Weld County Department of Public Health and Environment,referral dated 1/29/2008
N 5 Surrounding Property Owners X
N 6 PC Exhibits X
N a Letter from Mr amd Mrs. Swank Dated 1/7/2008 X
'J b Referral response packet from Xcel Energy dated 2/26/2008 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.
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Hannah L Hippely+ Planner >,n ..,/y
EXHIBIT
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2008-0723
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• Elk LAND USE APPLICATION
COLORADO SUMMARY SHEET
Case Number: USR- 1647
Hearing Date: February 19, 2008
Applicant: Public Service Company of Colorado
Address: 550 15th Street, Suite 700 Denver CO 80202
Request: A Site Specific Development Plan and Special Review Permit and 1041 Permit
for a Major Facility of a Public Utility (Fort St. Vrain Generating Facility and
associated natural gas pipelines) in the I-3 (Industrial) and A (Agricultural) Zone
District.
Legal Description: Parts of Section 3 and all of Section 10, both being located in Township 3 North,
Range 67 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 34 and east of and adjacent to County
Road 19.5
Size of Parcel: 1175 +/-total acres
100 +/-acre USR area
•
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review and 1041 Permit is listed in Chapter 21 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Zoning Compliance, referral dated 1/3/2008
• Weld County Department of Public Health and Environment, referral dated 1/29/2008
• Weld County Department of Public Works, referral dated 1/2/2008
• Weld County Department of Building Inspection, referral dated 1/7/2008
• Weld County Department of Planning Services Landscape, referral dated 1/2/2008
• Platte Valley—Gilcrest Fire Protection District, referral dated 2/1/2008
• Central Weld County Water District, referral dated 1/17/2008
• State of Colorado Division of Wildlife, referral dated 2/3/2008
• State of Colorado Office of the State Engineer, referral dated 1/4/2008
• Town of Platteville, referral dated 1/4/2008
• Town of Johnstown, referral dated 1/4/2008
• Town of Mead, referral dated 1/10/2008
• EXHIBIT
1 /
USR-1647, Public Service Company of Colorado,Page 1 of 10
'err
• hiDe
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
COLORADO
Planner: Hannah Hippely
Case Number: USR- 1647
Hearing Date: February 19, 2008
Applicant: Public Service Company of Colorado(PSCo)
Address: 550 15th Street, Suite 700 Denver CO 80202
Request: A Site Specific Development Plan and Special Review Permit and 1041 Permit
for a Major Facility of a Public Utility (Fort St. Vrain Generating Facility and
associated natural gas pipelines) in the 1-3 (Industrial) and A (Agricultural) Zone
District.
Legal Description: Parts of Section 3 and all of Section 10, both being located in Township 3 North,
Range 67 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 34 and east of and adjacent to County
Road 19.5
• Size of Parcel: 1175 +1-total acres
100 +/-acre USR area
Parcel Number: 1209 10 000006, 1209 03 000008, 1209 03 000021
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 Chapter 21 of the
Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with 21-3-340 of the Weld County Code as follows:
Section 21-3-340.A.1 — The health, welfare and safety of the citizens of the County will be
protected and served.
The Design Standards (Section 23-2-240), Operation Standards (Section 23-2-250), 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.
Section 21-3-340.A.2-The natural and socio-economic environment of the County will be
protected and enhanced.
The majority of this facility already exists; the two new proposed turbines will be placed in an area
• that is zoned for industrial uses. The installation of the new gas line will disturb agriculturally
zoned ground yet this use can be resumed once the pipeline is installed as the disturbed areas
will be returned to their original state. An existing gas line is currently being used to bring natural
gas to the site and this will remain as it is. Other than the area where the new turbines will be
USR-1647,Public Service Company of Colorado,Page 2 of 10
placed and the location of the new pipeline the site will remain as it currently exists any
agricultural and oil and gas uses will continue on the site as they have been. This expansion will
have minimal impact on the natural environment of the County. The expansion of this facility is
proposed in order to meet the peak energy needs of the community, the ability to meet this
• demand both protects and enhances the socio-economic environment of the County.
Section 21-3-340.A.3 -- All reasonable alternatives to the proposed action, including use of
existing rights-of-way and joint use of rights-of-way wherever uses are compatible, have been
adequately assessed and the proposed action is compatible with and represents the best
interests of the people of the County and represents a fair and reasonable utilization of resources
in the impact area.
The expansion of the facility at the Fort St Vrain site is the result of the termination of a purchase
power agreement between Squirrel Creek Energy LLC and Public Service Company of Colorado
(PSCo). Squirrel Creek Energy LLC was unable to meet its contract terms for provision of peak
demand capacity by the expected date of service of 2009. PSCo needed to find a way to make
up for the loss of peak capacity or face the possibility of power outages in the summer of 2009.
Options explored by PSCo to meet the shortfall included additional demand side management,
interruptible load, capacity from expiring contracts, market purchases using transmission import
capability, acceleration of other projects, and capacity available from area utilities. No resources
or combination of resources could meet the shortfall, a new project was deemed essential to
ensure the reliability of the system and PSCo chose to develop additional resource on a site
already owned by the company as this option was seen to be the most efficient option in terms of
the time constraint and cost. The Fort St. Vrain facility was selected for expansion after the
evaluation of several other potential sites. This site was selected as the preferred alternative for
the following reasons; there is sufficient land already zoned for industrial uses where the
expansion may take place, there is access to the necessary supplies of natural gas, injection
capacity on the electrical transmission lines exists, the existing facility's mechanical, water, and
wastewater systems can support the proposed expansion, and the site has good access to the
regional highways as well as rail access.
• Section 21-3-340.A.4--A satisfactory program to mitigate and minimize adverse impacts has been
presented.
The majority of this site is located at the center of a 640 acre parcel; adjacent property owners will
experience little change in the existing conditions. Changes to vegetation in the area will be
associated with the construction of the new pipeline, however, these areas will be restored once
the construction project is complete. Although, the river corridors in the area are home to a wide
range of wildlife, the project area itself is former farmland that is currently covered in short
grasses and non-invasive herbaceous weeds and thus provides little habitat to wildlife.
Construction of the proposed project will have a temporary impact on those species that use the
area as a foraging area. In the long term the site will have negligible impact. The State of
Colorado, Division of Wildlife (CDOW) responded in its referral dated 2/3/2008 that they had no
concerns with the proposal. Air quality of the proposed additional generators will be regulated by
the Colorado Department of Health and Environment Air Pollution Control Division through a
modification to the existing air emissions permit. A noise study was conducted to assess noise
levels from the existing and future operations on the site. The study concluded that the plant,
operating at maximum capacity, is expected to be well below the Colorado Department of Public
Health and Environment nuisance limit for residential property except certain areas east of the
plant may occasionally experience noise levels greater than 50 dBA (the residential limit). The
prediction for this area is a range from 38-52 dBA, the high end of the predicted sound level is
only 2 dBA greater than what is allowed in the residential zone district, a minimal impact.
Section 21-3-340.A.5--The nature and location or expansion of the facility complies with all
applicable provisions of the master plan of this County, and other applicable regional,
metropolitan, state and national plans.
• The Towns of Platteville, Johnstown, and Mead responded to the referral dated 1/4/2008,
1/4/2008, and 1/10/2008 respectively indicating that they have reviewed the request and find no
conflicts with their interests.
USR-1647,Public Service Company of Colorado,Page 3 of 10
Section 21-3-340.A.6 --The nature and location or expansion of the facility does not unduly or
unreasonably impact existing community services.
There are no known existing community services that would be affected by this proposal within
• Weld County.
Section 21-3-340.A.7--The nature and location or expansion of the facility will not create an
expansion of the demand for government services beyond the reasonable capacity of the
community or region to provide such services, as determined by the Board of County
Commissioners.
The demand for government services in Weld County should not expand because of the project.
Section 21-3-340.A.8-- The facility site or expansion area is not in an area with general
meteorological and climatological conditions which would unreasonably interfere with or obstruct
normal operations and maintenance.
The proposed facility is not in an area having generally adverse meteorological and climatological
conditions which would interfere with or obstruct normal operations and maintenance.
Section 21-3-340.A.9—The nature and location of the facility or expansion will not adversely affect
the water rights of any upstream, downstream or agricultural users, adjacent communities or
other water users.
No long term impacts to jurisdictional wetlands, riparian areas, or floodplains are expected. The
Project will not impact hydrologic flow of either surface water or groundwater, nor will it affect
groundwater recharge. Existing drainage patterns will be preserved.
The facility will continue to use its current water rights. There are two existing diversions from St.
Vrain Creek and the South Platte River, a number of wells, and Central Weld County Water
• District currently serving the facility. Additional water needs resulting from the expansion of the
site is expected to be provided from Central Weld County Water District.
The Beeman Ditch, a concrete lined, channel, passes through the project site and crosses the
proposed pipeline alignment. This ditch will be temporarily disrupted and then repaired after the
construction is completed. As a Condition of Approval the applicant is being asked to supply an
agreement concerning the disruption of the ditch and conveyance of water to the Department of
Planning Services.
Section 21-3-340.A.10--Adequate water supplies are available for facility needs.
The facility will continue to use its current water rights. There are two existing diversions from St.
Vrain Creek and the South Platte River, a number of wells, and Central Weld County Water
District currently serving the facility. Additional water needs resulting from the expansion of the
site is expected to be provided from Central Weld County Water District.
Section 21-3-340.A.11— The nature and location of the facility or expansion will not unduly
interfere with existing easements, rights-of-way, other utilities, canals, mineral claims or roads.
While there are other easements, utilities and roads that exist in the area the expansion of this
site will not unduly interfere with them.
Section 21-3-340.A.12--Adequate electric, gas, telephone, water, sewage and other utilities exist
or shall be developed to service the site.
Conditions of Approval and Development standards will ensure that the facility is adequately
• served by the necessary services.
USR-1647,Public Service Company of Colorado,Page 4 of 10
Section 21-3-340.A.13-The nature and location for expansion of the facility will not unduly
interfere with any significant wildlife habitat or adversely affect any endangered wildlife species,
unique natural resource or historic landmark within the impact area.
• The Colorado Division of Wildlife, in their referral dated 2/3/2008, did not indicate any concern for
wildlife. The applicant's materials also indicate that there will be minimal impact to wildlife in the
area.
Previous surveys in the area and consultation with the Colorado Historical Society, Office of
Archaeology and Historic Preservation have indicated that there are archaeological or historic
sites of importance in the area. If cultural resources are discovered during construction, all land
altering activities at that location will be immediately suspended and the discovery left intact until
such time that Public Service Company of Colorado the consulting archaeologist, the State
Historical Society, and/or the State Archaeologist are notified and appropriate measures taken to
assure compliance with the National Historic Preservation Act and enabling legislation.
Section 21-3-340.A.14— The nature and location or expansion of the facility, including expected
growth and development related to the operation and provision of service, will not significantly
deteriorate water or air quality in the impact area.
The proposed expansion may have an impact on water or air quality yet the expansion is not
expected to significantly deteriorate water or air quality. The existing discharge permit issued by
the Colorado Department of Public Health and Environment, Water Quality Control Division
expired January 31, 2007, the applicant will need to supply a new discharge permit to the
Department of Planning Services as a Condition of Approval. The emissions associated with the
expansion of this facility are considered minor modification to a major source; emissions on the
site will continue to be regulated by the Colorado Department of Public Health and Environment,
Air Pollution Control Division.
Section 21-3-340.A.15— The geological and topographic features of the site are adequate for all
• construction, clearing, grading, drainage, vegetation and other needs of the facility construction or
expansion.
No hazardous geologic conditions exist within the proposed project area. No adverse geologic
effects would occur as a result of the Project.
Section 21-3-340.A.16— The existing water quality of affected state waters will not be degraded
below state and federal standards or established baseline levels.
The existing water quality of affected state waters will not be degraded below State and Federal
standards or established baseline levels by the project.
Section 21-3-340.A.17 — The proposed project will not have a significantly adverse net effect on
the capacities or functioning of streams, lakes and reservoirs in the impact area, nor on the
permeability, volume, recharge capability and depth of aquifers in the impact area.
According to the application, there will be no changes to the capacities or functioning of streams,
lakes and reservoirs in the impact area, nor on the permeability, volume, recharge capability and
depth of aquifers in the impact area.
Section 21-3-340.A.18— The benefits of the proposed developments outweigh the losses of any
natural resources or reduction of productivity of agricultural lands as a result of the proposed
development.
The proposed line will have minimal impact on existing and future land use. The property owned
by PSCo is not currently under agricultural production.
•
USR-1647,Public Service Company of Colorado,Page 5 of 10
Section 21-3-340.A.19— The applicant has obtained or will obtain all property rights, permits and
approvals necessary for the proposed project, including surface, mineral and water rights and
easements for drainage, disposal, utilities, access, etc. If the applicant has not obtained all
necessary property rights, permits and approvals, the Board may, at its discretion, grant the
• permit conditioned upon completion of the acquisition of such rights prior to issuance of a zoning
or building permit by the County.
The applicant has obtained or will obtain all property rights, permits and approvals necessary for
the proposed project, including surface, mineral and water rights and easements for drainage,
disposal, utilities, access, et cetera, with approval by the Board of County Commissioners.
Section 21-3-340.A.20 — The proposed project (nonlinear facilities) will not present an
unreasonable risk of exposure to or release of toxic or hazardous substances within the impact
area. The determination of effects of the project shall include the following considerations:
a. The means by which outdoor storage facilities for fuel, raw materials, equipment and related
items are adequately enclosed by a fence or wall.
b. The likelihood of hazardous materials or wastes being moved off the site by natural causes or
forces.
c. Containment of inflammable or explosive liquids, solids or gases.
All construction, operation and maintenance activities will comply with all applicable Federal,
State and local laws and regulations regarding the use of hazardous substances.
Section 21-3-340.A.21 — The scope and nature of the proposed project will not unnecessarily
duplicate existing services within the County.
The scope and nature of the proposed project will not duplicate existing services within the
• County. The proposed facility will address increasing demands for electricity in Colorado.
Section 21-3-340.A.22— If the purpose and need for the proposed project are to meet the needs
of an increasing population within the County, the area and community development plans and
population trends demonstrate clearly a need for such development.
The purpose of the proposed plant expansion is to provide electric service that reliably meets
peak energy needs and ensures an adequate and dependable supply of electrical power to meet
the needs of the Colorado community. The Public Utilities Commission (PUC) will determine
weather public convenience and necessity require the construction of this facility. Approval of this
application is contingent on a Certificate of Public Convenience and Necessity (CPCN) be
obtained from the PUC.
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 labeled USR-1647. (Department of Planning Services)
B. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
• 2. County Road 19.5 is a collector road and requires an 80-foot right-of-way at full
build out. There is presently a 60-foot right-of-way. An additional 10 feet shall be
shown on the plat as future right of way. (Department of Public Works)
USR-1647,Public Service Company of Colorado,Page 6 of 10
3. Existing outdoor lighting shall be delineated on the plat. If additional lighting will
be part of the expansion, new lighting must comply with Section23-3-360.F, the
applicant shall show evidence that new lighting will comply with this standard.
. (Department of Planning Services)
4. All existing gas lines serving the existing facility shall be delineated on the plat.
(Department of Planning Services)
5. The Reclamation Plan concerning the restoration of the areas disturbed due to
the construction shall be delineated on the plat. This plan shall be reviewed an
approved by the Department of Planning Services. (Department of Planning
Services)
C. The applicant shall submit to the Department of Planning Services evidence that a
Certificate of Public Convenience and Necessity(CPCN) has been issued by the Public
Utilities Commission (PUC). (Department of Planning Services)
D. The applicant shall submit to the Department of Planning Services evidence that a new
discharge permit has been issued from the CDPHE as the permit submitted with the
application has expired. A copy of the draft permit is acceptable. (Department of Public
Health and Environment)
E. The applicant shall submit to the Department of Planning Services evidence that the
emissions permit for the facility has been amended to include the new facilities.
(Department of Public Health and Environment)
F. Evidence that all items of concern listed in the referral from the Weld County Department
of Public Health and Environment dated 1/29/08, have been addressed shall be
submitted to the Department of Planning Services. (Department of Planning Services)
. G. Evidence that all items of concern listed in the referral from the Weld County Public
Works Department dated 1/28/08, have been addressed shall be submitted to the
Department of Planning Services. (Department of Planning Services)
H. Evidence that all items of concern listed in the referral from the Platteville-Gilcrest Fire
Protection District dated 2/1/08, have been addressed shall be submitted to the
Department of Planning Services. (Department of Planning Services)
The applicant shall submit evidence to the Department of Planning Services evidence
that the Colorado Office of the State Engineer, Division of Water resources concerns as
outlined in their referral dated 1/4/2008 have been addressed. (Department of Planning
Services)
J. SUP—43 shall be fully vacated and the portion of USR-1063 covering the power plant
shall be vacated (partial vacation of USR-1063).The applicant shall submit a letter
requesting the vacation to the Department of Planning Services for processing. The
vacations shall be approved by the Board of County Commissioners. (Department of
Planning Services)
K. The applicant shall supply to the Department of Planning Services evidence that the
Beeman Ditch users have been adequately informed of the proposed construction project
and that any of their concerns have been addressed. (Department of Planning Services)
L. The applicant shall submit two(2) paper copies of the plat for preliminary approval to the
Weld County Department of Planning Services. (Department of Planning Services)
USR-1647,Public Service Company of Colorado,Page 7 of 10
2 Upon completion of 1. 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(o�co.weld.co.us. (Department of Planning Services)
4. Prior to construction:
A. The applicant shall submit evidence of a Colorado Discharge Permit System or CDPS
permit from the Colorado Department of Public Health and Environment(CDPH&E),
Water Quality Control Division, to cover stormwater discharges from construction sites (5
CCR-1002-61) Alternately, the applicant can provide evidence from CDPH&E that they
are not subject to the CDPS requirements. (New rule effective 3/2/2001).
•
•
USR-1647,Public Service Company of Colorado,Page 8 of 10
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
• Public Service Company of Colorado
USR- 1647
1. The Site Specific Development Plan and Special Review Permit and 1041 Permit for a Major
Facility of a Public Utility(Fort St. Vrain Generating Facility and associated natural gas pipelines)
in the 1-3 (Industrial) and A (Agricultural) Zone District. Subject to the Development Standards
stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. All liquid and solid wastes(as defined in the Solid Wastes Disposal Sites and Facilities Act, 30 20
100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
4. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30 20 100.5, C.R.S., as amended. (Department of Public
Health and Environment)
5. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
blowing debris, and other potential nuisance conditions. (Department of Public Health and
Environment)
6. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone
as delineated in 25 12 103 C.R.S., as amended. (Department of Public Health and Environment)• 7. 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)
8. If applicable, the applicant shall obtain and maintain compliance with a stormwater discharge
permit from the Colorado Department of Public Health & Environment, Water Quality Control
Division. (Department of Public Health and Environment)
9. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment)
10. Adequate hand washing and toilet facilities shall be provided for employees and visitors.
(Department of Public Health and Environment)
11. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Central Weld Water District) Department of Public Health and Environment)
12. Portable toilets and bottled water for drinking and sanitary purposes may be utilized during the
construction of the project. (Department of Public Health and Environment)
13. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere
to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department
of Planning Services)
14. Effective August 1, 2005, 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 2005-8 Section 5-8-40) (Department of Planning Services)
15. A building permit shall be obtained prior to the construction of any structure, the change of use of
any existing structure, and for the location of temporary structures on site as required by Weld
USR-1647,Public Service Company of Colorado,Page 9 of 10
County Code. (Department of Building Inspection)
16. A plan review is required for each building for which a building permit is required. Plans will be
required to bear the wet stamp of a Colorado registered architect or engineer. Two complete sets
• of plans are required when applying for each permit. (Department of Building Inspection)
17. Provide letter of approval of building plans from the Platteville - Gilcrest Fire Protection District to
the Weld County Building Department prior to the issuance of any building permit as evidence of
adequate fire protection. (Department of Building Inspection)
18. All disturbed areas shall be reclaimed according to the Reclamation Plan. (Department of
Planning Services)
19. The property owner shall allow any mineral owner the right of ingress or egress for the purposes
of exploration development, completion, recompletion, re-entry, production and maintenance
operations associated with existing or future operations located on these lands. (Department of
Planning Services)
20. The property owner acknowledges that mineral owners and lessees have real property interests
that entitle them to surface use in accordance with Colorado State Statutes and applicable
Colorado Oil and Gas Conservation Commission regulations. (Department of Planning Services)
21. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240,Weld County Code.
22. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250,Weld County Code.
23. Applicant must obtain all required Weld County permits required by the Department of Public
Works as necessary for working in Weld County rights-of-Way, temporary road closures, etc.
pertaining to this project.
24. The applicant shall maintain compliance with all state permits associated with this facility.
(Department of Planning Services)
25. The applicant shall maintain compliance with Migratory Bird Treaty Act. (Department of Planning
Services)
26. The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code. (Department of Planning Services)
27. If cultural resources are discovered during construction, all land altering activities will be
immediately suspended and the discovery left intact until such time that Public Service Company
of Colorado the consulting archaeologist, the State Historical Society, and/or the State
Archaeologist are notified and appropriate measures taken to assure compliance with the
National Historic Preservation Act and enabling legislation. (Department of Planning Services)
28. Personnel from the Weld County Government 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.
29. ' 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.
• 30. 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.
USR-1647, Public Service Company of Colorado,Page 10 of 10
• •
DEPARTMENT OF PLANNING SERVICES
NORTH OFFICE
918 10TH Street
• Kit
GREE6 CO 83541
PHONE: (970) 353-61O1O 0, Ext. 3540
FAX: (970) 304-6498
"lige
COLORADO
January 2, 2008
Public Service Company of Colorado
Rick Thompson
Jason Manassee
550 15 St, Ste 700
Denver Co 80202
Subject: USR-1647- Request for a Site Specific Development Plan and a Special Review Permit for a Major Facility
ofa Public Utility(electric power plant and associated gas pipeline)in the 1-3(Industrial)and A(Agricultural)
Zone District on a parcel of land described as Parts of Section 3 and Section 10 of T3N, R67W of the 6th
P.M., Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are being processed. I have scheduled a meeting
with the Weld County Planning Commission for February 19, 2008, at 1:30 p.m. This meeting will take place in the
Hearing Room,Southwest Weld County Planning Department,4209 CR 24.5,Longmont,Colorado. It is recommended
that you and/or a representative be in attendance to answer any questions the Planning Commission members may
have.
• It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. 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 shall provide the Weld County Planning Department with written
certification indicating the above requirements have been met.
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 Johnstown,Mead,Milliken,and Platteville Planning Commission for
their review and comments. Please call Johnstown at 970-587-4664, Mead at 970-838-4477,Milliken at 970-587-4331,
and Platteville at 970-785-2245 for further details regarding the date,time,and place of this meeting. It is recommended
that you and/ora representative be in attendance at the Johnstown,Mead,Milliken,and Platteville Planning Commission
meeting to answer any questions the Commission members may have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum often 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. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It
is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
• Hannah Hippely1.\1\1\
Planner
BOARD OF COUNTY COMMISSIONERS' SIGN POSTING
CERTIFICATE
•
THE LAST DAY TO POST THE SIGN IS 10/24/2008 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, Hannah L Hippely ,HEREBY CERTIFY UNDER PENALTIES OF PERJURY
THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE
BOARD OF COMMISSIONERS HEARING FOR A Site Specific Development Plan and Special
Review Permit and 1041 Permit for a Maior Facility of a Public Utility(Fort St. Vrain Generating
Facility and associated natural gas pipelines) in the 1-3 (Industrial) and A (Agricultural)Zone
District.
Hannah L Hippely
Name of Person P ting Sign
•
• Signature of rson Postin ign
STATE OF COLORADO
) ss.
COUNTY OF WELD
pi�� q
The foregoing instrument was subscribed and sworn to me thi 0 day of F �Cl , 200 .
WITNESS my hand and official seal.
WENDI INLOES
1)71117 ( NOTARY PUBLIC
STATE OF C0L0RAC^
Notary Public "'•R�*
My Commission Expires: I-- 'Y
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PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
• THE LAST DAY TO POST THE SIGN IS 2/9/2008 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, Hannah L Hippely , HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE BOARD OF
COMMISSIONERS HEARING FOR A Site Specific Development Plan and Special Review
Permit and 1041 Permit for a Major Facility of a Public Utility(Fort St. Vrain Generating Facility
and associated natural gas pipelines) in the 1-3 (Industrial)and A (Agricultural) Zone District.
Hannah L Hippely
Name o Per n P sting Sign
• Signature of erson Post Sign
STATE OF COLORADO )
)ss.
COUNTY OF WELD ) �!
The foregoing instrument was subscribed and sworn to me this j I day of V-t° CZ , 2008.
WITNESS my hand and official seal. JI
Qa-
WENDUNLOES
1
NOTARY 7UBLIC 4
TATE
o ary Public .
41.1-0
My Commission Expires:
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FIELD CHECK Inspection Date:
• APPLICANT: Public Service Company of Colorado CASE#: USR-1647
REQUEST: A Site Specific Development Plan and a Special Review Permit for a Major Facility of a
Public Utility(electric power plant and associated gas pipeline) in the 1-3(Industrial)and
A(Agricultural)Zone District.
LEGAL: Parts of Section 3 and Section 10 of T3N, R67W of the 6th P.M., Weld County, CO
LOCATION: North of and adjacent to County Road 34, and adjacent to the east and west of County
Road 19.5.
PARCEL ID#:1209 10 000006 ACRES: 1175 +1-Total
1209 03 000008 100 +/- USR Area
1209 03 000021
Zoning Land Uie
N N
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LA _4r
S - 0` S
417:1
W W (J
Afri
Comments: 7
• Nip Crops ox it R,
o
• RIO, road =1-Iiiiit"
,� �. _ -
annah pe y, ner
Y House(s) Derelict Vehicles
X, Outbuilding(s) gNon-commercial junkyard (list components)
'Access to Property Irrigation Sprinkler
Crop Productions Crops
• Site Distance Wetlands
Mobile Home(s) Oil & Gas Structures
A,Other Animals On-Site pti Wildlife
.Water Bodies X Utilities On-Site (transmission lines)
v3 Ditch y_Topography
Note any commercial business/commercial vehicles that are operating from the site.
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