HomeMy WebLinkAbout20002960.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant HS Gathering, LLC Case Number USR-1291
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services field check form X
4 Letter to Applicant X
5 Legal Notifications (3 pages) X
6 Application (17 pages) X
7 Referral list X
8 City of Fort Lupton referral received 9/27/00 X
9 Platte Valley Soil Conservation District referral received 9/25/00 X
10 Fort Lupton Fire Protection District referral received 9/13/00 X
11 Platte Valley Soil Conservation District referral received 10/27/00 X
12 Colorado Division of Wildlife referral received 10/10/00 X
13 Weld County Public Works Department referral received 9/27/00 X
14 Weld County Dept. of Public Health - Environmental Health X
Services referral received 9/27/00
15 Weld County RE-3J School District referral received 9/12/00 X
16 Weld County Department of Building Inspection referral recieved X
10/9/00
17 8 1/2 X 11 maps submitted by applicant( 1 page) X
18 Deed (13 Pages) X
19 Surrounding Property Owners (7 pages) X
20 Water letter(2 pages) X
21 Septic Permit (2 pages) X
22 Soils Report (8 Pages) X
23 Public Notice Sign Picture X
23 Items submitted at planning commission
2 EXHIBIT
2000-2960
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I hereby certify that the 23 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office. di
Chris Gathman + Current Planner
Page 3
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
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COLORADO
PLANNER: Chris Gathman
CASE NUMBER: USR-1291 HEARING DATE: November 7, 2000
APPLICANT: HS Gathering, LLC
ADDRESS: 1999 Broadway, Suite 3600, Denver, CO 80202
REQUEST: A Site Specific Development Plan and Special Review Permit for Oil and Gas
Support and Service (Natural Gas Processing Plant) in the Agricultural Zone
District
LEGAL DESCRIPTION: SW4 NW4 NW4 of Section 14, T2N, R66W of the 6' P.M., Weld
County, Colorado
LOCATION: Approx. 600 feet south of Weld County Road 22 & 1 mile east of Weld County
Road 31
SIZE OF PARCEL: 10+/- acres
PARCEL NUMBER: 1309-14-000019
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS
REQUEST BE APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 24.7
of the Weld County Zoning Ordinance.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 24.3 of the Weld County Zoning Ordinance as follows:
a. Section 24.3.1.1 -The proposal is consistent with the Weld County Comprehensive
Plan. OG.Goal 1 states "Oil and gas exploration and production should occur in a
manner which minimizes the impact to agricultural uses and the environment and
reduces the conflicts between mineral development and current and future surface
uses. The proposal will not take any land out of agricultural production and should
cause little conflict with surface uses.
USR-1291 -HS Resources,LLC 3
Page 4
b. Section 24.3.1.2-- The proposal is consistent with the intent of the Agricultural Zone
District in which the use is located. Section 31.4.1 of the Weld County Zoning
Ordinance provides for oil and gas support and service as a Use by Special Review
in the Agricultural Zone District.
c. Section 24.3.1.3--The uses which would be permitted will be compatible with the
existing surrounding land uses. The site is bordered by the existing gas processing
facility for HS Resources to the north and by undeveloped range land to the south
east and west. Conditions of Approval and Development Standards will ensure that
any incompatibilities will be mitigated.
d. Section 24.3.1.4- That the cases which would be permitted will be compatible with
future development of the surrounding area as permitted by the existing zoning and
with the future development of the surrounding area as permitted by the existing
zoning and with the future development as projected by the comprehensive plan or
master plans of affected municipalities. The site does lie within the referral area of
Fort Lupton. Fort Lupton indicated in their referral response dated September 25,
2000 that the request did not conflict with their interests.
e. Section 24.3.1.5-This proposal does not lie within any Overlay Districts.
f. Section 24.3.1.6 -- The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use. The
proposed site is designated "Other" by the USDA Soil Conservation Services. No
prime farm ground exists on the site.
g. Section 24.3.1.7--The Design Standards (Section 24.5 of the Weld County Zoning
Ordinance), Operation Standards (Section 24.6 of the Weld County Zoning
Ordinance), Conditions of Approval, and Development Standards ensure that there
are adequate provisions for the protection of health, safety, and welfare of the
inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. The attached Development Standards for the Special Review Permit shall be adopted and
placed on the Special Review Plat prior to recording. The completed plat shall be delivered
to the Weld County Department of Planning Services and be ready for recording in the
Weld County Clerk and Recorder's Office within 30 days of approval by the Board of County
Commissioners. (Dept. of Planning Services)
USR-1291 -HS Resources, LLC 4
Page 5
2. Prior to recording the plat:
A. The proposed roads, parking and traffic circulation pattern shall be placed on the
plat. (Dept. of Public Works)
B. The applicant shall submit an Air Pollution Emission Notice (A.P.E.N.) application
to the Air Pollution Control Division, Colorado Department of Health and
Environment for emissions of criteria, hazardous or odorous air pollutants. Sources
of such emissions include but are not limited to the following: sandblasting
operations, mining, spray paint booths, dry cleaners, haul road traffic, composting,
boilers and incinerators. (Dept. of Public Health and Environment)
C. The applicant shall submit a Waste Handling Plan to the Weld County Department
of Public Health & Environment, Environmental Health Services Division. 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). (Dept. of Public
Health and Environment)
2) A list of the type and volume of chemicals expected to be stored on site.
(Dept. of Public Health and Environment)
3) The waste handler and facility where the waste will be disposed (including
the facility name, address, and phone number). (Dept. of Public Health and
Environment)
D. (The Special Use Permit is proposed on an illegal lot. To clear up the illegal lot
situation the applicants shall do one of the following:)
1) The applicant shall submit and receive approval for an amended recorded
exemption application to combine Lot A of Minor Subdivision 6 (1972) and the
lot upon which USR-1291 is proposed. The recorded exemption plat shall be
recorded prior to the USR-1291 plat. (Dept. of Planning Services)
2) The applicant shall provide the department of Planning Services with a deed
indicating that the 10 acre parcel upon which the use is proposed has been
combined with adjacent property to create a legal parcel (minimum 35 acres).
E. The applicant shall prepare a Weed Management Plan for the site for review and
approval by the Department of Planning Services. The plan shall be reviewed and
approved by Ron Broda,the Weld County Vegetative Management Specialist(356-
4000 x3770) prior to submitting to the Department of Planning Services. (Platte
Valley Soil Conservation District)
USR-1291 -HS Resources,LLC 5
Page 6
F. The applicant shall prepare and submit a landscape plan to implement a natural
vegetive barrier to reduce wind erosion on the site and to screen the facility from the
residence located to the south of the site. The landscape plan shall be reviewed by
the Brighton Natural Resource Conservation Service Office prior to submittal to the
Department of Planning Services. (Platte Valley Soil Conservation District)
3. Prior to installation:
A. The applicant shall meet the requirements of the Weld County Department of
Building Inspection as listed in a referral response dated October 9, 2000. (Dept.
of Building Inspection)
4. Prior to operation:
A. The proposed twenty (20)foot primary road will be installed and shall be a graded
and drained road to provide an all weather access to the facility. (Dept. of Public
Works)
5. 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. (Dept. of Planning Services)
USR-1291 -HS Resources, LLC 6
Page 7
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
HS Gathering, LLC
USR-1291
1. The Site Specific Development Plan and Special Use Permit is for Oil and Gas Support and
Service (Natural Gas Processing Plant) in the A (Agricultural)Zone District, as indicated in
the application materials on file and subject to the Development Standards stated hereon.
(Dept. of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld
County Zoning Ordinance. (Dept. of Planning Services)
3. The access road and parking/turnaround areas shall have adequate road base and shall
be graded and drained to provide all weather access to the compressor station. (Dept. of
Public Works)
4. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100, C.R.S., as amended)shall be stored and removed for final disposal in a manner
that protects against surface and groundwater contamination. (Dept. of Public Health and
Environment)
5. No permanent disposal of wastes shall be permitted at this site. (Dept. of Public Health and
Environment)
6. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions. (Dept. of Public Health and
Environment)
7. The facility shall adhere to the maximum permissible noise levels allowed in the Industrial
Zone District as delineated in 25-12-103, C.R.S., as amended. (Dept. of Public Health and
Environment)
8. The facility shall comply with the Rules and Regulations of the Air Pollution Control Division
of the Colorado Department of Public Health and Environment. (Dept. of Public Health and
Environment)
9. The facility shall comply with the Above Ground Storage Tank Regulations. (Dept. of Public
Health and Environment)
10. The facility shall comply with the Rules and Regulations of the Colorado Oil and Gas
Commission. (Dept. of Public Health and Environment)
11. Bathroom facilities shall be available at the adjacent compressor site for the employees.
(Dept. of Public Health and Environment)
USR-1291 -HS Resources, LLC 7
Page 8
12. Bottled water shall be provided for the employees at the adjacent compressor site. (Dept.
of Public Health and Environment)
13. Portable toilets shall be used during the construction of the site and removed upon
completion. (Dept. of Public Health and Environment)
14. In the event that five (5) or more acres are disturbed during the construction and
development of this site, the applicant shall obtain a stormwater discharge permit from the
Water Quality Control Division of the Colorado Department of Public Health and
Environment.
16. All structures erected upon said premises shall be removed within one year from the date
that said Natural Gas Compressor Site ceases to operate and is closed and/or vacated.
(Dept. of Planning Services)
17. The property owner or operator shall be responsible for complying with the Design
Standards of Section 24.5 of the Weld County Zoning Ordinance.
18. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 24.6 of the Weld County Zoning Ordinance.
19. Personnel from the Weld County Departments of Public Health and Environment and
Planning Services 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.
20. 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.
21. 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-1291 -HS Resources,LLC 8
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WIID
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DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, E
FAX (970) 304-6498
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
September 7, 2000
James Wason
c/o H S Resources, Inc.
1999 Broadway, Ste 3600
Denver, CO 80202
Subject: USR-1291- Request for a Special Use Permit for a natural gas processing plant and CO2
removal facility on a parcel of land described as Part of the N2 NW4 of Section 14, Township 2
North, Range 66 West of the 6th P.M., Weld County, Colorado.
Dear Mr. Wason:
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 October 17, 2000, at 1:30 p.m. This meeting will
take place in Room 210,Weld County Planning Department, 1555 N. 17th Avenue, Greeley, 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 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 Fort Lupton Planning Commission
for their review and comments. Please call the City of Fort Lupton at 970-346-0326 for further details
regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be
in attendance at the Fort Lupton 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 of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained
road right-of-way, one sign will be posted in the most prominent place on the property and a second sign
posted at the point at which the driveway(access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. 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,
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Chris Gathman, A.I.C.P. /
Planner `"1
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EXHIBIT
02.3
FIELD CHECK inspection date: 9/8/00
CASE NUMBER: USR-1291
APPLICANT: HS RESOURCES, LLC
LEGAL DESCRIPTION: SW 1/4 NW1/4 NW 1/4 of Section 14, T2N, R66W
of the 6°h P.M., Weld County, Colorado
LOCATION: Approx. 600 feet south of Weld County Road 22 & 1 mile east of
Weld County Road 31
Zoning Land Use
N A (Agricultural) N Large Gas Plant (North American Resources)
E A (Agricultural) E Dryland/ High transmission lines
S A (Agricultural) S Pasture/pasture/residence (approx. I mile)
W A (Agricultural) W Dryland/Pasture Land
COMMENTS:
* On-site HS Gathering operation to the north (lots of gas equipment and pipes)
* New site is currently vacant dryland.
Chris Gathman, Current Planner
3
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