HomeMy WebLinkAbout20071413.tiff RESOLUTION
RE: APPROVE SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT #1604 FOR AN OIL AND GAS SUPPORT FACILITY (CLASS II OILFIELD
WASTE DISPOSAL FACILITY) IN THE A (AGRICULTURAL) ZONE DISTRICT -
MARCUM MIDSTREAM 1995-2 BUSINESS TRUST
WHEREAS,the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS,the Board of County Commissioners held a public hearing on the 6th day of
June, 2007, at the hour of 10:00 a.m. in the Chambers of the Board for the purpose of hearing the
application of Marcum Midstream 1995-2 Business Trust,303 East 17th Avenue,Suite 660, Denver,
Colorado 80203, for a Site Specific Development Plan and Use by Special Review Permit#1604
for an Oil and Gas Support Facility (Class II oilfield waste disposal facility) in the A(Agricultural)
Zone District on the following described real estate, being more particularly described as follows:
S1/2 SE1/4 of Section 30, Township 3 North,
Range 65 West of the 6th P.M., Weld County,
Colorado
WHEREAS, said applicant was represented by Dale Butcher, 8203 West 20th Street,
Suite A, Greeley, Colorado 80634, at said hearing, and
WHEREAS,Section 23-2-230 of the Weld County Code provides standards for review of
said Use by Special Review Permit, and
WHEREAS,the Board of County Commissioners heard all of the testimony and statements
of those present,studied the request of the applicant and the recommendation of the Weld County
Planning Commission and all of the exhibits and evidence presented in this matter and,having been
fully informed, finds that this request shall 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 Board of County Commissioners that the applicant has shown
compliance with Section 23-2-230.B of the Weld County Code as follows:
a. Section 23-2-230.6.1 --The proposed use is consistent with Chapter 22 and
any other applicable code provisions or ordinance in effect. Section 22-5-100
(OG.Policy 1.5)states,"Oil and gas support facilities decisions which do not
rely on geology for locations shall be subjected to review in accordance with
the appropriate section of this Comprehensive Plan." This proposal has
been reviewed by the appropriate referral agencies and it has been
determined that the attached Conditions of Approval and Development
Standards ensure that there are adequate provisions for the protection of the
health,safety,and welfare of the inhabitants of the neighborhood and County.
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SPECIAL REVIEW PERMIT#1604 - MARCUM MIDSTREAM 1995-2 BUSINESS TRUST
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1) Section 22-2-60.D(A.Goal 4)states, "Conversion of agricultural land
to urban scale 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. This goal is intended to address
conversion of agricultural land to non-urban uses. Once converted,
this land is less conducive to agricultural production." The site
consists of eighty (80) acres and the United States Department of
Agriculture (U.S.D.A.) Soils Maps of Prime Farmlands of Weld
County, dated 1997, indicates the soils on this property as "other",
with the Use by Special Review area occurring within Lot A of
Recorded Exemption #4612. The surrounding properties are
primarily agricultural with single family homes. The applicant is
proposing an on-site septic system and the water will be provided by
an individual well, permit number 272956.
b. Section 23-2-230.6.2--The proposed use is consistent with the intent of the
A(Agricultural)Zone District. Section 23-3-40.A.2 of the Weld County Code
provides for an Oil and Gas Support and Service as a Use by Special Review
in the A (Agricultural) Zone District.
c. Section 23-2-230.6.3--The uses which will be permitted will be compatible
with the existing surrounding land uses. The site is bordered by agricultural
uses. Single family residences are located on the properties to the north and
southeast of the site. The Conditions of Approval and Development
Standards will ensure that the use is compatible with surrounding land uses.
d. Section 23-2-230.6.4--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
not located within three miles of a municipality. The applicant is requesting
a sign which complies with the Commercial Zone District of the Weld County
Code. The applicant is proposing to have a sign located in the northwest
corner of the intersection of County Roads 39 and 28. Further,the applicant
states there will be 60 to 70 truck trips per day to this facility. County Road
39 is utilized for truck traffic for the nearby dairy, oil and gas facilities, and
existing commercial and industrial facilities all permitted under Use by
Special Review Permits. [(North)SUP-243 unknown number Turkey Farm;
(East)USR-1201,6,000-head Dairy; (South)SUP-128100,000-head Turkey
Farm, USR-1311 Salvage Yard, AmUSR-1232 Commercial Junkyard,
AmUSR-842 Tire Mountain, and AmSPR-297, Patina E and P Waste
Facility].
e. Section 23-2-230.B.5 -- The site does not lie within any Overlay Districts.
Effective January 1,2003, building permits issued on the subject site will be
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SPECIAL REVIEW PERMIT#1604 - MARCUM MIDSTREAM 1995-2 BUSINESS TRUST
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required to adhere to the fee structure of the County-Wide Road Impact Fee
Program. 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 Programs.
f. Section 23-2-230.B.6--The applicant has demonstrated a diligent effort to
conserve prime agricultural land in the locational decision for the proposed
use. The U.S.D.A. Soils Maps of Prime Farmlands of Weld County,
dated 1997, indicates the soils on this property as "other".
g. Section 23-2-230.6.7--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 the
health,safety,and welfare of the inhabitants of the neighborhood and County.
NOW,THEREFORE,BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of Marcum Midstream 1995-2 Business Trust for a Site
Specific Development Plan and Use by Special Review Permit#1604 for an Oil and Gas Support
Facility(Class II oilfield waste disposal facility)in the A(Agricultural)Zone District on the parcel of
land described above be, and hereby is, granted subject to the following conditions:
1. Prior to recording the plat:
A. The plat shall be prepared in accordance with Section 23-2-260.D of the
Weld County Code.
B. All sheets of the plat shall be labeled USR-1604.
C. The plat shall be amended to delineate the following:
1) The attached Development Standards.
2) The approved Screening Plan, to address the outdoor storage of
materials, including the trash dumpster associated with this facility,
which shall be screened from adj acent properties and public
rights-of-way.
3) County Road 39 is designated on the Weld County Road
Classification Plan as a collector road, which requires 80 feet of
right-of-way at full buildout. There is presently 60 feet of right-of-way.
An additional ten feet shall be delineated on the plat as future County
Road 39 right-of-way. All setbacks shall be measured from the edge
of future right-of-way. The applicant shall verify the existing right-of-
way and the documents creating the right-of-way. If the right-of-way
cannot be verified, it shall be dedicated. This road is maintained by
Weld County.
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4) Based on background traffic and future use of the site,the applicant
will be required to add acceleration/deceleration lanes and a left turn
lane to County Road 39. A detail of the entrance, with the
improvements, shall be delineated on the plat.
5) The applicant shall delineate the 30 feet of right-of-way along the
south edge of Section 30, Township 3 North, Range 65 West. No
right-of-way exists along the north edge of Section 31, Township 3
North, Range 65 West. The applicant shall verify the existing
right-of-way and the documents creating the right-of-way. If the
right-of-way cannot be verified, it shall be dedicated. This road is not
maintained by Weld County.
6) The applicant shall delineate a 40-foot easement across LotA for the
benefit of Lot B of Recorded Exemption#4612. This easement shall
be granted by the RE-4612 Recorded Exemption plat. Section Line
accesses are considered private lanes with no County maintenance.
7) The applicant shall pave the first 90 feet of the entrance with an
asphalt (bituminous) surface. The applicant will be required to
provide a pavement design for the entrance and a mixture design for
the asphalt pavement, prior to construction.
8) All parking for this site must be off-street, internal, and delineated on
the plot plan map. Each parking space shall be equipped with wheel
guards or curb blocks to prevent vehicles from coming into contact
with walls or other structures.
9) The boundary of the Use by Special Review shall include only Lot A
of Recorded Exemption #4612 (the subject of this USR) that
comprises the eastern 34.5 acres of the eighty-acre tract.
D. The applicant shall submit to the Department of Public Works,for review and
approval,a detailed drawing delineating the entrance and clearly showing the
acceleration/deceleration lanes and left-turn lane, if required,along County
Road 39. Evidence of such shall be submitted, in writing,to the Weld County
Department of Planning Services.
E. The applicant shall submit to the Department of Public Works,for review and
approval, a detailed drawing delineating the Circulation and Parking Plan.
Evidence of such shall be submitted, in writing, to the Weld County
Department of Planning Services.
F. The applicant shall submit a detailed drawing delineating the proposed
entrance design to the Department of Public Works. The proposed
entrance design causes safety issues regarding vehicle staging and sight
distance.The applicant shall submit a new design with the entrance having
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the approach at a 90-degree angle to County Road 39 for a minimum
distance of three (3) truck lengths.
G. The applicant shall attempt to address the requirements and concems of the
Platteville-Gilcrest Fire Protection District,as stated in the referral response
dated February 12,2007. Evidence of such shall be submitted, in writing,to
the Weld County Department of Planning Services.
H. The applicant shall address the requirements of the Weld County Sheriffs
Office,as stated in the referral response dated February 25,2007. Evidence
of such shall be submitted, in writing, to the Weld County Department of
Planning Services.
The applicant shall attempt to address the requirements and concerns of the
Colorado Division of Wildlife, as stated in the referral response dated
March 5, 2007. Evidence of such shall be submitted, in writing,to the Weld
County Department of Planning Services.
J. The applicant shall submit written evidence of compliance with all of the
Department of Public Work's stipulations and requirements as stated herein.
Written evidence shall be submitted to the Department of Planning Services.
K. All required Air Emissions Permits must be obtained from the Air Pollution
Control Division of the Colorado Department of Public Health and
Environment. Evidence of such shall be submitted, in writing, to the Weld
County Department of Planning Services.
L. A Ground Water Monitoring Plan shall be submitted to the Weld County
Department of Public Health and Environment for review and approval.
Evidence of such shall be submitted, in writing, to the Weld County
Department of Planning Services.
M. If appropriate, a Storm Water Discharge Plan shall be submitted to the Weld
County Department of Public Health and Environment and the Colorado
Department of Public Health and Environment, for review and approval.
Evidence of such shall be submitted, in writing, to the Weld County
Department of Planning Services.
N. The applicant shall enter into a Long-Term Maintenance and Improvements
Agreement for County Road 39, associated with the designated haul route.
The designated haul route shall be on Weld County Road 39, and the
applicant shall be responsible for maintenance and repair of County Road 39,
related to truck traffic at the facility, from the entrance, extending one-mile
north, and on County Road 28,from the entrance,extending one-mile east.
The agreement shall include any intersection improvements, acceleration
and deceleration lanes,and adequate turning radii associated with the heavy
hauling to the proposed facility. Evidence of Department of Public Works
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approval shall be submitted, in writing, to the Weld County Department of
Planning Services.
O. The applicant shall submit a Screening Plan to the Department of Planning
Services for review and approval. With approval, the Screening Plan
information shall be graphically delineated on the Use by Special Review
Plat.
P. The applicant shall submit written evidence of compliance with all of the
Weld County Department of Public Health and Environment stipulations and
requirements. Written evidence shall be submitted to the Department of
Planning Services.
Q. 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 may 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.
R. The applicant shall submit two (2) paper copies of the plat, for preliminary
approval, to the Weld County Department of Planning Services.
2. Upon completion of Condition of Approval#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 the Department of Planning Services. 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.
3. The Department of Planning Services respectfully 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
maas( co.weld.co.us.
4. In accordance with Weld County Code Ordinance#2005-7, approved June 1, 2005,
should the plat not be recorded within the required thirty(30)days from the date of
the Board of County Commissioners Resolution, a $50.00 recording continuance
charge may be added for each additional three (3) month period.
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5. Prior to the Release of Building Permits:
A. A building permit shall be obtained prior to the construction of any new
buildings, tanks, or support facilities.
B. A plan review is required for each building for which a building permit is
required. Plans shall include a floor plan and bear the wet stamp of a
Colorado registered architect or engineer. Two complete sets of plans are
required when applying for each permit. The applicant shall include a Code
Analysis Data sheet, provided by the Weld County Department of Building
Inspection, with each building permit application.
C. Buildings shall conform to the requirements of the various codes adopted at
the time of permit application. Currently,the following have been adopted by
Weld County: 2003 International Building Code, 2003 International
Mechanical Code,2003 International Plumbing Code,2003 International Fuel
Gas Code, 2002 National Electrical Code, and Chapter 29 of the Weld
County Code.
D. The future office building will be classified as B occupancy. The applicant
shall contact the Platteville-Gilcrest Fire Protection District for its'
requirements. Fire resistance of walls and openings, construction
requirements, maximum building height, and allowable areas will be
reviewed at the plan review. Setback and offset distances shall be
determined by Chapter 23 of the Weld County Code.
E. Building height shall be measured in accordance with the 2003 International
Building Code for the purpose of determining the maximum building size and
height for various uses and types of construction, and to determine
compliance with the Bulk Requirements from Chapter23 of the Weld County
Code. Building height shall be measured in accordance with Chapter 23 of
the Weld County Code in order to determine compliance with offset and
setback requirements. Offset and setback requirements are measured to
the farthest projection from the building.
F. A concrete secondary containment structure (floor and walls) surrounding
each tank or battery of tanks shall be constructed. The volume retained by
the structure shall be 150 percent greater than the volume of the largest tank
inside the structure. A Colorado registered professional engineer shall
design the structure. The structure shall prevent any release from the tank
system from reaching land or waters outside of the containment area. The
operator shall provide evidence, from the engineer, to the Weld County
Departments of Public Health and Environment and Planning Services,that
the structure has been constructed to meet this criteria.
G. A detailed design of the concrete unloading pad shall be submitted to the
Weld County Department of Public Health and Environment,for review and
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approval. The design shall demonstrate how all spilled waste,stormwater,
and wash down water will be contained within the receiving area and
concrete sump. The concrete unloading pad shall be constructed and
operated in accordance with the approved design.
H. The applicant shall submit evidence to the Weld County Departments of
Public Health and Environment and Planning Services,and the Colorado Oil
and Gas Conservation Commission, that the facility was constructed in
accordance with the application materials.
A copy of the drilling log shall be submitted to the Weld County Department
of Public Health and Environment.
J. Solids and sediment will accumulate in the storage tanks. The facility shall
submit a detailed plan that describes the method of how those solids will be
removed, including all on-site handling procedures. The plan shall provide
a commitment to notify the Department of Public Health and Environment,
in writing, in the event the plan is amended. The plan shall be reviewed and
approved by the Department of Public Health and Environment.
K. A detailed closure plan shall be submitted to the Department of Public Health
and Environment and the Colorado Oil and Gas Conservation Commission.
The closure plan shall include a description of the manner in which the well
will be plugged and abandoned, as well as specific details regarding
reclamation of the property. No structures or equipment associated with the
facility shall remain on the property following closure.
L. The facility shall post financial assurance with the Colorado Oil and Gas
Conservation Commission (COGCC). The financial assurance shall be
adequate to cover a third-party closure of the facility, including the plugging
and abandonment of the well, in accordance with industry standards,and the
removal of all structures(including concrete)on the facility. The site shall be
returned to its original grade. In the event the COGCC does not have the
authority to require financial assurance for the entire cost required for
third-party closure, the facility shall post the remainder of the financial
assurance with Weld County. The facility shall submit evidence to the Weld
County Departments of Public Health and Environment and Planning
Services that the appropriate financial assurance has been obtained.
M. The applicant shall provide evidence to the Weld County Department of
Public Health and Environment that a well has been appropriately permitted
and dug to provide for sanitary use for the facility.
N. A letter of approval shall be provided from the Platteville-Gilcrest Fire
Protection District.
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5. Prior to Operation:
A. The applicant shall contact the Weld County Sheriffs Office to schedule a
walk-through of the site for the purposes of implementing the program
"Crime Prevention through Environmental Design". This program reduces
the likelihood of criminal activity at a specific location by "hardening" it to
crime. Evidence of such contact shall be submitted, in writing, to the Weld
County Department of Planning Services.
The above and foregoing Resolution was,on motion duly made and seconded,adopted by
the following vote on the 6th day of June, A.D., 2007.
BOARD OF COUNTY COMMISSIONERS
/ oi� WELD COUNTY, COLORADO
ATTEST: ` �fi ��`EXCUSED
.r, `avid E. Long, Chair
Weld County Clerk to the •�a , r� t
1 %.j.s �1
L� �y .4 ♦1 illiam I-{7er bra-Tem
BY: cP6Llu, , k I, , ' ' O /• ' C'
Deputy Clerk to the Boar' N ovje (C/ G >
Tan arcia
AP VEDAST
•
Roe . MasderY
ou Attorney
Dougla Rademach
Date of signature: 6/244 7
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
MARCUM MIDSTREAM 1995-2 BUSINESS TRUST
USR #1604
1. The Site Specific Development Plan and Use by Special Review Permit#1604 is for an Oil
and Gas Support Facility(Class II oilfield waste disposal facility)in the A(Agricultural)Zone
District, as indicated in the application materials on file and subject to the Development
Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the
Weld County Code.
3. The facility shall be constructed and operated to ensure that contamination of soil and
groundwater does not occur.
4. A manager, knowledgeable in operating an injection well,shall be on the site when the facility
is receiving waste.
5. A safe and adequate sewage disposal system shall be available on the facility premises.
6. A safe and adequate fresh water supply(well Permit number 272956)shall be available on
the facility premises.
7. No disposal of waste, other than Class II, as defined by the Environmental Protection
Agency, is permitted. Any changes from the approved Class II use would require an
amendment to this Use by Special Review permit.
8. Any wastes generated on the facility shall be disposed of in accordance with the Colorado
Solid Waste Act,Section 30-20-100.5,C.R.S.,or other appropriate rule, regulation, or law.
9. The maximum permissible noise level shall not exceed the industrial limit of 70 decibels, as
measured according to Section 25-12-102, C.R.S.
10. Fugitive dust and fugitive particulate emissions shall be controlled on this site.
11. All chemicals stored on the site must be in locked buildings, on an impervious surface,
provided that manufacturer recommendations for safe storage and handling are in accord.
In any event, manufacturer recommendations will take precedence.
12. The facility shall comply with any required Air Emissions Permit from the Air Pollution
Control Division of the Colorado Department of Public Health and Environment.
13. All liquid wastes received at the facility shall be unloaded on the unloading pad. The
concrete unloading pad shall be cleaned at a frequency that prevents oils and other wastes
from building up on the pad. At a minimum, the pad shall be washed daily,with a jet hose
to remove any waste build-up. During winter months,the facility shall maintain the unloading
pad to be free of ice.
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PAGE 2
14. Any analysis of waste shall be forwarded to the Weld County Department of Public Health
and Environment, Environmental Health Services Division. The Division reserves the right
to require additional, more extensive monitoring at a later date.
15. The facility must comply with the laws, standards, rules, and regulations of the Air Quality
Control Commission,the Water Quality Control Commission,the Hazardous Materials and
Solid Waste Division, the Colorado Oil and Gas Conservation Commission, any other
applicable agency, and all applicable Sections of the Weld County Code.
16. Any liquid or solid wastes,as defined in the Solid Wastes Disposal Sites and Facilities Act,
Section 30-20-100.5,C.R.S.,shall be stored and removed forfinal disposal in a manner that
protects against surface and groundwater contamination.
17. Any petroleum-contaminated soils on the facility shall be removed, treated, or disposed of
in accordance with all applicable rules and regulations.
18. The facility shall comply with the approved Groundwater Monitoring Plan.
19. All stormwater, which has come into contact with waste materials on the site, shall be
confined on the site. In the event that stormwater is not adequately controlled on the site,
upon written notification from the Weld County Department of Public Health and
Environment or the Colorado Department of Public Health and Environment, a
comprehensive site-wide Stormwater Plan shall be developed and implemented. The plan
must be approved, in writing, by the Weld County Department of Public Health and
Environment and the Colorado Department of Public Health and Environment, prior to
implementation.
20. All contaminated soils shall be stored on an impervious surface where any stormwater that
comes into contact with the soils would be contained.
21. A permitted Individual Sewage Disposal System (I.S.D.S.) shall be installed to serve the
facility. In accordance with the Weld County I.S.D.S. Regulations, the system must be
designed by a Colorado registered professional engineer. The design must be submitted
to the Weld County Department of Public Health and Environment,for review and approval,
prior to installation.
22. Access to the site shall be from County Road 39. Transport trucks weighing up to 40 tons
will visit the site approximately 60 to 70 times daily, and less on weekends. The applicant
shall be responsible for maintenance and repair of County Road 39, related to truck traffic
at the facility,from the entrance,extending one-mile north,and on County Road 28,from the
entrance, extending one-mile east.
23. The off-street parking spaces, including the access drive, shall be surfaced with gravel, or
the equivalent, and shall be graded to prevent drainage problems. There is an existing
concrete loading pad. The applicant shall utilize the existing access and departure points.
24. The historical flow patterns and runoff amounts will be maintained on the site in such a
manner that will reasonably preserve the natural character of the area and prevent property
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PAGE 3
damage of the type generally attributed to runoff rate and velocity increases, diversions,
concentration, and/or unplanned ponding of storm runoff.
25. All structures shall require building permits.
26. Any lighting, including light from high temperature processes such as welding or
combustion, shall be designed, located, and operated in such as 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; neither the direct nor reflected light from any light
source may create a traffic hazard to operators of motor vehicles on public or private
streets; and no colored lights may be used which may be confused with, or construed as,
traffic control devices. The application materials did not include a Lighting Plan. Should
exterior lighting be a part of this facility,all light standards shall be delineated on the Use by
Special Review Plat.
27. Hours of operation, excluding acceptance of wastewater, shall be 24 hours per day, and
hours for acceptance of wastewater shall be limited from 7:00 a.m. to 10:00 p.m. daily.
28. Effective January 1,2003, building permits issued on the lot will be required to adhere to the
fee structure of the County-Wide Road Impact Fee Program.
29. The Use by Special Review activity shall not occur, nor shall any building or electrical
permits be issued on the property, until the Use by Special Review plat is ready to be
recorded in the office of the Weld County Clerk and Recorder.
30. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240, Weld County Code.
31. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250, Weld County Code.
32. Weld County Government 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.
33. The Use by Special Review area shall be limited to the plans shown hereon and governed
by the foregoing standards and all applicable Weld County regulations. Substantial
changes from the plans or Development Standards, as shown or stated, shall require the
approval of an amendment of the Permit by the Weld County Board of County
Commissioners before such changes from the plans or Development Standards are
permitted. Any other changes shall be filed in the office of the Department of Planning
Services.
34. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards
may be reason for revocation of the Permit by the Board of County Commissioners.
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