HomeMy WebLinkAbout20071817.tiff RESOLUTION OF THE WELD COUNTY PLANNING COMMISSION
Moved by Doug Ochsner that the following resolution be introduced for passage by the Weld
County Planning Comrrp4s1pn. Be it resolved by the Weld County Planning Commission that
the application for:
CASE NUMBER: USR-1607
APPLICANT: Henry Johnston
PLANNER: .' Michelle-Martin
LEGAL DESCRIPTION: Part NW4 of Section 25, Ti N, R68W of the 6th P.M., Weld
County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a
Use Permitted as a Use by Right, an Accessory Use, or a Use by
Special Review in the Commercial or Industrial Zone Districts,
(outdoor and indoor storage of RV's, boats, including a dump
station, wash-bay, air, water, vacuum, office, lounge, retail store,
and a 24-hour rental kiosk) in the A (Agricultural) Zone District.
LOCATION: South of and adjacent to CR 6 and approximately 1/2 mile west of
CR 13.
be recommended favorably to the Board of County Commissioners 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 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
22-2-60 (A.Goal 4) states, "Conversion of agricultural land to nonurban
residential, commercial and industrial uses will be accommodated when
the subject site is in an area that can support such development. Such
development shall attempt to be compatible with the region." Application
materials indicate that the site can support the proposed use. Conditions
of Approval and Development Standards ensure that a reasonable
attempt will be made to be compatible with the region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of
the A (Agricultural) Zone District. Section 23-3-40.R of the Weld County
Code provides for a Site Specific Development Plan and Special Review
Permit for A Use Permitted as a Use by Right, an Accessory Use, or a
Use by Special Review in the Commercial or Industrial Zone Districts,
(outdoor and indoor storage of RV's, boats, including a dump station,
wash-bay, air, water, vacuum, office, lounge, retail store, and a 24-hour
rental kiosk) in the A (Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be
compatible with the existing surrounding land uses. The surrounding
property is prodominatly agricultural. The property west of and adjacent
to the proposed development is currently permited under USR-117 for
3000 turkeys. Other surrounding USRs include: USR-1351 for a t`
junk/salvage police impound, USR-1445 for storage of construction m
equipment and USR-1341 for gravel mining. The Department of
Planning Services has not received any letters from the surrounding
csi
property owners. The Development Standards and Conditions of
2007-1817
Resolutions USR-1607
Henry Johnston
Page 2
Approval will ensure compatibility with adjacent properties and the
character of the area.
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 subject property lies within the three mile
referral area of the City of Dacono, Town of Erie, City and County of
Broomfield, City of Northglenn, and Adams County. The City of Dacono
in their referral dated 3/23/07 stated that the proposed use represents a
substantial traffic generator 2.5 miles from 1-25. They also state that the
location of the abandoned Railroad right-of-way would be a logical place
to transition to residential not more industrial. The proposed
development is not located within Dacono's IGA boundary and the
applicant has met with the City of Dacono several times to address their
concerns. The Town of Erie and the City and County of Broomfield in
their referrals dated 2/8/07 and 3/1/07 indicated they have reviewed the
request and find no conflicts with their interests. The City of Northglenn
and Adams County have not responded to the referral request.
E. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the
Weld County Code. The site does not lie within any Overlay Districts.
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 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)
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 subject site is designated Prime Irrigated Farmlands
of National Importance by the 1979 USDA Soil Conservation Services
map. The lot consists of 13 acres and is too small to be a viable farming
operation as defined by Section 22-2-60.1 of the Weld County Code.
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 Planning Commission's recommendation for approval is conditional upon the following:
Resolutions USR-1607
Henry Johnston
Page 3
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant shall either submit a copy of an agreement with the
property's mineral owner/operators stipulating that the oil and gas
activities have been adequately incorporated into the design of the site or
show evidence that an adequate attempt has been made to mitigate the
concerns of the mineral owner/operators. Drill envelopes can be
delineated on the plat in accordance with the State requirements as an
attempt to mitigate concerns. The plat shall be amended to include any
possible future drilling sites. (Department of Planning Services)
2. 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-1607. (Department of
Planning Services)
2) The attached Development Standards. (Department of Planning
Services)
3) The approved Landscape/Screening Plan. The applicant shall
delineate a plant list to coincide with the Landscape Plan. The list
shall include how the plants will be maintained and irrigated. All
landscaping except for the native grasses shall be removed from
County Road right-of-way and future right-of-way. (Department of
Planning Services)
4) County Road 6 is classified by the County as a collector road,
which requires 80 feet of right-of-way at full build out. The
applicant shall verify the existing right-of-way and the documents
creating the right-of-way. The plat shall delineate the existing
right-of-way and the documents which created it along with any
additional right-of-way required. (Department of Public Works)
5) The off-street parking spaces including the access drive, the alley
ways, the dump station and wash bay shall be surfaced with
asphalt, concrete, or the equivalent and shall be graded to
prevent drainage problems. Each paved parking space shall be
equipped with wheel guards or curb stops where needed to
prevent vehicles from extending beyond the boundaries of the
space and from coming into contact with other vehicles, walls,
fences, or plantings. (Department of Public Works)
6) This facility shall adhere to the number of on-site parking spaces
indicated in Appendix 23-B of the Weld County Code. The total
number of on-site parking for this facility shall be one hundred
twenty six (126) spaces, of which one (1) shall be a van
accessible handicapped parking stall meeting all of the
requirements as set forth in the Americans with Disabilities Act.
(Department of Planning Services and Public Works)
Resolutions USR-1607
Henry Johnston
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7) The applicant shall address and adhere to the American with
Disabilities Act and ADA standards for this facility at all times.
Non-ambulatory/ambulatory parking spaces shall be identified
and shown on the plat. This site will be required to meet all
requirements of the Americans with Disabilities Act. At least one
space must be van accessible. The parking spaces must be the
closest possible to the entrance. Signing will be required. Curb
cuts, ramps and other methods of providing accessibility shall be
required to reasonably attempt to meet the requirements of this
Act. Should the applicant elect to not adhere to the previously
discussed Federal Standards, this office requests that the
applicant outline how their proposed site design mitigates the
requirements of the American's with Disabilities Act. (Department
of Planning Services)
8) The applicant has proposed a 6' x 10' sign. The location and
diagram shall be noted on the plat. (Department of Planning
Services)
9) The plat shall be prepared in accordance with Section 23-2-260.D
of the Weld County Code. The plat scale shall be enlarged to
1"=40'. (Department of Planning Services)
10) The applicant shall delineate the trash collection areas. Section
23-3-350.H of the Weld County Code addresses the issue of trash
collection areas. Areas used for storage or trash collection shall
be screened from adjacent public rights-of-way and adjacent
properties. These areas shall be designed and used in a manner
that will prevent wind or animal scattered trash. (Department of
Planning Services)
11) The applicant shall delineate all onsite lighting. Section
23-3-360.F of the Weld County Code, addressing the issue of
on-site lighting, including security lighting if applicable, states "any
lighting ... shall be designed, located and operated in such a
manner as to meet the following standards: sources of light shall
be shielded so that beams or rays of light will not shine directly
onto adjacent properties...." (Department of Planning Services)
12) The Storm water detention pond shall be located outside the
existing and future right of way of County Road 6. (Department of
Public Works)
13) The applicant shall show the location of all approved fire hydrants
as approved by the Greater Brighton Fire Protection District.
(Greater Brighton Fire Protection District)
14) All structures shall be meet the setback and offset requirements
of Section 23-3-50.B and 23-3-50.C of the Weld County Code.
(Department of Planning Services)
15) The plat shall include a chart listing all the types of storage units
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Henry Johnston
Page 5
and their size. (Department of Planning Services)
16) The lighting plan shall adhere to the lighting requirements for
off-street parking spaces per Section 23-4-30.E of the Weld
County Code and shall adhere to the lighting standards, in
accordance with Section 23-3-360.F and Section 23-2-250.D of
the Weld County Code. Furthermore, the approved Lighting Plan
shall be delineated on the plat. (Department of Planning
Services)
B. The applicant shall enter into an Improvements Agreement according to
policy regarding collateral for improvements and post adequate collateral
for all required improvements. The agreement and form of collateral shall
be reviewed by County Staff and accepted by the Board of County
Commissioners prior to recording the USR plat. The improvements
agreement will not be needed if the necessary improvements are done to
the satisfaction of the Department of Public Works and the Department of
Planning Services. (Department of Planning Services)
C. The applicant shall attempt to address the requirements (concerns) of the
Greater Brighton Fire Protection District, as stated in the referral
response dated 3/12/07. Evidence of such shall be submitted in writing
to the Weld County Department of Planning Services. (Greater Brighton
Fire Protection District)
D. The applicant shall attempt to address the requirements (concerns) of the
Weld County Ambulance Services as stated in the referral response
dated 3/5/07. Evidence of such shall be submitted in writing to the Weld
County Department of Planning Services. (Weld County Ambulance
Services)
E. The applicant shall submit a dust abatement plan for review and
approval, to the Environmental Health Services, Weld County
Department of Public Health & Environment. Evidence of such shall be
submitted to the Weld County Department of Planning Services.
(Department of Public Health and Environment)
F. The applicant shall provide a detailed design and operation plan for the
area used for vehicle washing. The washing area shall be designed and
constructed to capture all effluent and prevent any discharges in
accordance with the Rules and Regulations of the Water Quality Control
Commission and the Environmental Protection Agency. Evidence of such
shall be submitted to the Weld County Department of Planning Services.
(Department of Public Health and Environment)
G. The applicant shall provide written documentation, and diagram(s)
illustrating how the vehicle wash water recycler operates. Evidence of
such shall be submitted to the Weld County Department of Planning
Services. (Department of Public Health and Environment)
H. The applicant shall provide a detailed design and operation plan for the
RV dump station. The dump station shall be designed and constructed to
Resolutions USR-1607
Henry Johnston
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capture all effluent in a permitted vault with a signal device to indicate
when pumping is necessary in accordance with the Weld County
Individual Sewage Disposal Regulations, the uniform plumbing code and
the Water Quality Control Commission. Evidence of such shall be
submitted to the Weld County Department of Planning Services.
(Department of Public Health and Environment)
The applicant shall submit a waste handling plan, for approval, to the
Environmental Health Services Division of the Weld County Department
of Public Health & Environment. Evidence of Department of Public
Health and Environment approval shall be submitted to the Department of
Planning Services. The plan shall include at a minimum, the following:
1) A list of wastes which are expected to be generated on site (this
should include expected volumes and types of waste generated).
2) A list of the type and volume of chemicals expected to be stored
on site.
3) The waste handler and facility where the waste will be disposed
(including the facility name, address, and phone number).
(Department of Public Health and Environment)
J. The applicant shall attempt to address the requirements (concerns) of the
Farmers Reservoir& Irrigation Company as stated in the referral
response dated 3/7/07. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (The Farmers
Reservoir& Irrigation Company)
K. The applicant shall address the requirements (concerns) of the Weld
County Department of Public Works as stated in the referral response
dated 3/23/07. Evidence of such shall be submitted in writing to the Weld
County Department of Planning Services. (Weld County Department of
Public Works)
L. The applicant shall attempt to address the requirements (concerns) of the
Weld County Sheriffs Office as stated in the referral response dated
4/6/07. Evidence of such shall be submitted in writing to the Weld
County Department of Planning Services. (Weld County Department of
Public Works)
M. 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)
3. Upon completion of 1. and 2. 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
Resolutions USR-1607
Henry Johnston
Page 7
applicant shall be responsible for paying the recording fee. (Department of
Planning Services)
4. Prior to Construction:
1. A stormwater discharge permit may be required for a
development/redevelopment/construction site where a contiguous or
non-contiguous land disturbance is greater than or equal to one acre in
area. Contact the Water Quality Control Division of the Colorado
Department of Public Health and the Environment at
www.cdphe.state.co.us/wq/PermitsUnit for more information.
(Department of Public Health and Environment)
5. Prior to issuance of the Certificate of Occupancy:
A. Any building plans shall be submitted to the fire district for approval.
(Greater Brighton Fire Protection District)
B. An individual sewage disposal system is required for the proposed office
and public restroom and shall be installed according to the Weld County
Individual Sewage Disposal Regulations. (Department of Public Health
and Environment)
C. The septic system is required to be designed by a Colorado Registered
Professional Engineer according to the Weld County Individual Sewage
Disposal Regulations. (Department of Public Health and Environment)
6. 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 mapse.co.weld.co.us. (Department of Planning Services)
7. 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)
8. 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 Board of County Commissioners resolution was signed a $50.00
recording continuance charge may be added for each additional 3 month period.
(Department of Planning Services)
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Donald Eymann
USR-1607
1. A Site Specific Development Plan and Special Review Permit for A Use Permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (outdoor and indoor storage of RV's, boats,
including a dump station, wash-bay, air, water, vacuum, office, lounge, retail store,
and a 24-hour rental kiosk) 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. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30 20 100.5, C.R.S., as amended) shall be stored and removed for
final disposal in a manner that protects against surface and groundwater
contamination. (Department of Public Health and Environment)
4. No permanent disposal of wastes shall be permitted at this site. This is not meant
to include those wastes specifically excluded from the definition of a solid waste in
the Solid Wastes Disposal Sites and Facilities Act, 30 20 100.5, C.R.S., as
amended. (Department of Public Health and Environment)
5^ Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions. (Department of Public Health and Environment)
6. The applicant shall operate in accordance with the approved"waste handling plan".
(Department of Public Health and Environment)
7. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The
facility shall be operated in accordance with the approved dust abatement plan at
all times. (Department of Public Health and Environment)
8. This facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in 25 12 103 C.R.S., as amended. (Department of
Public Health and Environment)
9. Any vehicle washing area(s) shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control
Commission, and the Environmental Protection Agency. (Department of Public
Health and Environment)
10. The RV dump station shall capture all effluent in a permitted vault with a signal
device to indicate when pumping is necessary in accordance with the Weld County
Individual Sewage Disposal Regulations. (Department of Public Health and
Environment)
11. Sewage disposal for the office and public restrooms 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)
12. The facility shall utilize the existing public water supply. (Central Weld County Water
District) (Department of Public Health and Environment)
1. The operation shall comply with all applicable rules and regulations of the State and
Federal agencies and Weld County Code. (Department of Public Health and
Environment)
14. 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)
15. 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)
16. The Landscaping/Screening on site shall be maintained in accordance with the
approved Landscape/Screening Plan. (Department of Planning Services)
17. As indicated by the application material the hours of operation will be limited to
twenty four (24) hours a day seven (7) days a week. (Department of Planning
Services)
18. The number of employees for the business shall be limited to one (1) person as
stated in the application. (Department of Planning Services)
19. All vehicles located on the property must be operational and with current license
plates and tags. (Department of Planning Services)
20. The historical flow patterns and run-off amounts will be maintained on site in such
a manner that will reasonably preserve the natural character of the area and not
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)
21. 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 Planning Services)
22. A building permit application must be completed and two complete sets of plans
including engineered foundation plans bearing the wet stamp of a Colorado
registered architect or engineer must be submitted for review. A geotechnical
engineering report preformed by a registered State of Colorado engineer shall be
required. (Department of Building Inspection)
23. A plan review must be approved and a permit must be issued prior to the start of
construction on the site. (Department of Building Inspection)
24. The new building shall conform to the requirements of the 2003 International
Building Codes and the 2005 National Electrical Code and Chapter 29 of the Weld
County Code. (Department of Building Inspection)
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25. Setback and offset distances shall be determined by the 2003 International Building
Codes and Chapter 23 of the Weld County Code (Offset and setback distances are
measured from the farthest projection from the structure). (Department of Building
Inspection)
26. Any building plans shall be submitted to the Platteville/Gilcrest Fire District fire
protection district for approval. (Department of Building Inspection)
27. On-site lighting, including security lighting if applicable shall maintain compliance
with Section 23-3-250.B.6 of the Weld County Code. (Department of Planning
Services)
28. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240, Weld County Code.
29. The property owner or operator shall be responsible for complying with the
Operation Standards of Section 23-2-250, Weld County Code.
30. 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.
31. 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.
32. 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.
Motion seconded by Tom Holton.
VOTE:
For Passage Against Passage Absent
Chad Auer - Chair
Doug Ochsner- Vice Chair
Paul Branham
Erich Ehrlich
Bruce Fitzgerald
Tom Holton
Mark Lawley
Roy Spitzer
James Welch
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The Chair declares the resolution passed and orders that a certified copy be placed in the file of
this case to serve as a permanent record of these proceedings.
CERTIFICATION OF COPY
I, Donita May, Recording Secretary for the Weld County Planning Commission, do hereby
certify that the above and foregoing resolution is a true copy of the resolution of the Planning
Commission of Weld County, Colorado, adopted on April 17, 2007.
Dated the 17th of April, 2007.
'
Donita May
Secretary
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Bruce Fitzgerald asked that street addresses be included with these applications to aid them in finding the property when
they make their site inspections.
The Chair read the following consent case into the record and asked if there was anyone in the audience who wished to
speak for or against it. As there was no one,the public portion of the hearing was closed.
CASE NUMBER: USR-1607
APPLICANT: Henry Johnston
PLANNER: Michelle Martin
LEGAL DESCRIPTION: Part NW4 of Section 25, T1N, R68W of the 6th P.M., Weld County,
Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special
Review in the Commercial or Industrial Zone Districts,(outdoor and indoor
storage of RV's, boats, including a dump station, wash-bay, air, water,
• vacuum, office, lounge, retail store, and a 24-hour rental kiosk) in the A
(Agricultural)Zone District.
LOCATION: South of and adjacent to CR 6 and approximately 1/2 mile west of CR 13.
Doug Ochsner moved that the Consent Agenda be approved and Case USR-1607,be forwarded to the Board of County
Commissioners along with the Conditions of Approval and Development Standards with the Planning Commission's
recommendation of approval. Tom Holton seconded the motion. Motion carried.
CASE NUMBER: USR-1604
APPLICANT: Marcum Midstream 1995-2 Business Trust/Conquest Oil Co
PLANNER: Kim Ogle
LEGAL DESCRIPTION: S2 SE4 of Section 30,T3N, R65W of the 6th P.M.,Weld
County,Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for
an Oil and Gas Support Facility(Class II Oilfield Waste
Disposal Facility)in the A(Agricultural)Zone District.
LOCATION: West of and adjacent to CR 39;approximately 2 miles south of
CR 32.
Kim Ogle, Department of Planning Services,said this application is USR-1604, a Site Specific Development Plan and
Special Review Permit for an Oil and Gas Support Facility located on approximately 34 acres of an 80 acre parcel in the
agricultural zone district. The applicant is Conquest Oil Company and is represented by Jim Goddard and Dale Butcher.
The site is located west of and adjacent to CR 39 and approximately 2 miles south of CR 32(North of and adjacent to CR
28—section line road). The property is outside the three mile referral area of a municipality.This application is for a new
facility having 11 tanks, and one building for the pumps and office. There are normally two employees on site when
accepting trucks,which is from 7AM to 1 0PM daily. On average 15 different transport trucks weighing up to 40 tons will
visit the facility approximately 4 times each day.
Surrounding lands are predominately agricultural with single family residences, associated with agriculture in the
immediate vicinity. Large agricultural tracts and limited recorded exemption parcels are prevalent in the area.
A Commercial well provides potable water for the facility and the Health Department is requiring an ISDS septic system
for effluent flows.
Primary access is from CR 39,a local paved two lane road. The primary haul route into and out of the facility will be from
CR 39 and heading north or south. Internal roads and the facility yard are graveled and graded.
The applicant states each of the locations or facilities is basically operated the same.Independent water haulers bring in
brine water to the facility, at the time of their arrival Conquest Oil inspects each load before pulling the water off their
trucks.The water is put into the primary tanks for filtering,with the oil skimmed for resale.The remaining liquid,which is
brine water is filtered and re-injected into either the Lyons formation or the Fountain formation.This facility will be the fifth
in operation in Weld County should this application be approved. For further information on operation of the facility,the
applicant is present to provide additional detail.
The sign for today's hearing was posted at least ten days prior to the hearing by Planning Staff and is evidenced by �.
photograph and affidavit and provided to the Attorney.
Ten referral agencies have reviewed this case and nine offered comments,some with specific conditions. There have V t
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