HomeMy WebLinkAbout972680.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION OF THE BOARD OF COUNTY COMMISSIONERS
Moved by Stephan Mokray that the following resolution, with the deletion of Condition of Approval 3a and the
addition of Number 5, the deletion of Development Standard Number 7 and 13, with subsequent renumbering
to both the Conditions of Approval and Development Standards, be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: 2nd Amended USR-1002
APPLICANT: North American Resources Company (NARCo) do William G. Crews
ADDRESS: 16157 Weld County Road 22, Fort Lupton, CO 80621
PLANNER: Gloria Dunn
REQUEST: A Site Specific Development Plan and a 2nd amended Special Review Permit to allow
expansion of the site from 10 acres to 25 acres, to increase the natural gas processing
capacity, and to construct a shop/laboratory on an existing natural gas processing and
compression facility in the A (Agricultural) Zone District.
LEGAL DESCRIPTION: Lot A of RE -1474 in part of S2 of Section 22, T2N, R66W of the 6th P.M., Weld
County, Colorado.
LOCATION: North and adjacent to Weld County Road 22; approximately 1.25 miles east of Weld County
Road 31.
SIZE OF PARCEL: 25 acres, more or less
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 24.7 of the
Weld County Zoning Ordinance, as amended.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with Section
24.3 of the Weld County Zoning Ordinance, as amended, as follows:
a. Section 24.3.1.1 —This proposal is consistent with the Weld County Comprehensive Plan, as
amended. The existing natural gas processing and compression facility originally approved
in 1993 was on a ten (10) -acre site. The first amendment to the Special Review permit
allowed Public Service Company and Amoco to colocate related gas facilities on this property
(see plat for locations), thereby preserving other potential sites to remain agricultural.
Expansion of the NARCO lease area and use at this location complies with the
Comprehensive Plan because no prime farmground will be removed from production. The
soil classification is identified as "Other Land" according to the USDA -Soil Conservation
Service map.
b. Section 24.3.1.2 -- This proposal is consistent with the intent of the A (Agricultural) zone
district. Expansion of a natural gas processing and compression facility is provided for in
Section 31.4.1 of the Weld County Zoning Ordinance, as amended, with approval of an
amended Special Review permit in the A(Agricultural) zone district.
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RESOLUTION, 2nd AmUSR-1002
NARCo
Page 2
c. Section 243.1.3— The proposal is consistent with Section 24.3.1.3 of the Weld County Zoning
Ordinance, as amended, and will be compatible with the existing surrounding land uses. The
proposed site expansion appears to be compatible with surrounding land uses which include
dryland pasture, a neighboring gas compression facility and overhead transmission lines. No
residences are existing in the immediate area.
d. Section 24.3.1.4 -- The proposed uses will be compatible with future development of the
surrounding area as permitted by the A (Agricultural) zone districts and with the future
development as projected by the Comprehensive Plan or Master Plan of affected
municipalities. The property does not lie within the three (3) -mile referral area of any
incorporated municipality in Weld County.
e. Section 24.3.1.5 -- The proposal is not located within the Overlay District Areas identified by
maps officially adopted by Weld County.
f. Section 243.1.6 -- The applicant has demonstrated a diligent effort to conserve productive
agricultural land. The proposed expansion of the facility does not impact productive
agricultural land.
g.
Section 24.31.7 —The Design Standards (Section 24.5 of the Weld County Zoning Ordinance,
as amended), Operation Standards (Section 24.6 of the Weld County Zoning Ordinance, as
amended), 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:
1. The attached Development Standards for the 2nd amended Special Review Permit shall be adopted
and placed on the Special Review Plat prior to recording the plat. The completed plat shall be
delivered to the Department of Planning Services and be ready for recording in the Weld County Clerk
and Recorder's Office within 15 days of approval by the Board of County Commissioners. (Planning)
2. The 2nd amended Special Review activity shall not occur nor shall any building or electrical permits
be issued on the property until the 2nd amended Special Review plat is ready to be recorded in the
office of the Weld County Clerk and Recorder. (Planning)
3. Prior to recording the plat:
a, A dust abatement plan shall be submitted to the Weld County Health Department for review
and approval. (Health Department)
b. Amended RE -1474 shall be approved and the plat recorded in the office of the Weld County
Clerk and Recorder. (Planning)
c. The applicant shall submit a waste handling plan, for the laboratory, to the Environmental
Protection Services Division of the Weld County Health Department. The plan shall include
at a minimum, the following: (Health Department)
972680
RESOLUTION, 2nd AmUSR-1002
NARCo
Page 3
1) A list of wastes which are expected to be generated on site, including 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.
4. Enlargement of the storm water drainage facilities and implementation of the dust abatement plan shall
be timed to occur in conjunction with the expansion of the site's area and uses. (Planning)
5. Within ninety (90) days of the date of approval by the Board of County Commissioners, the existing
storm water drainage plan shall be amended to accommodate the expansion of the facility. The
revised plan shall be submitted to the Department of Planning Services, for review and approval by
the Weld County Public Works Department. (Public Works Department)
Motion seconded by Christie Nicklas.
VOTE:
For Passage
Glenn Vaad
Rusty Tucker
Christie Nicklas
Fred Walker
Marie Koolstra
Stephan Mokray
Bruce Fitzgerald
Jack Epple
Against Passage
The Chairman declared the resolution passed and ordered that a certified copy be forwarded with the file of
this case to the Board of County Commissioners for further proceedings.
CERTIFICATION OF COPY
I, Wendi Inloes, 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 December 2, 1997.
Dated the 2nd of December, 1997.
Wendi Inloes
Secretary
972680
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
2nd Amended USR-1002
North American Resources Company
The Site Specific Development Plan and 2nd amended Special Use Permit is to allow expansion of
the site from 10 acres to 25 acres, to increase the natural gas processing capacity, and to construct
a shop/laboratory on an existing natural gas processing facility in the A (Agricultural) zone district, as
indicated in the application materials on file in the Department of Planning Services and subject to the
Development Standards stated hereon. (Planning)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County
Zoning Ordinance, as amended. (Planning)
3. All liquid and solid wastes shall be stored and removed for final disposal in a manner that protects
against surface and groundwater contamination. (Health Department)
4. The facility shall comply with the Rules and Regulations of the Air Pollution Control Division of the
Colorado Department of Public Health and Environment. (Health Department)
5. No permanent disposal of wastes shall be permitted at this site. (Health Department)
6. The maximum permissible noise level shall not exceed the industrial limit, as measured according to
25-12-102, Colorado Revised Statutes. (Health Department)
7. The facility shall provide bottled water for employee drinking purposes. Water for the toilet facilities and
maintenance operations is supplied by a commercial water well, #171038. (Health Department)
8. The facility shall comply with all requirements of the Above Ground Storage Tank Regulations
(7CCR1101-14). (Health Department)
9. The Special Review facility shall have sufficient equipment available to implement dust control in
accordance with the dust abatement plan approved by the Weld County Health Department. (Health
Department)
10. The Special Review facility shall obtain a stormwater discharge permit from the Water Quality Control
Division of the Colorado Department of Public Health and Environment, if applicable. (Health
Department)
11. A Weld County septic permit is required for the proposed shop/lab septic system and is required to
be designed by a Colorado Registered Professional Engineer according to the Weld County I.S.D.S.
Regulations. (Health Department)
12. The west access to the facility shall be used only as needed on a secondary or emergency basis.
(Public Works Department)
13. The property owner/facility operator shall maintain compliance with the requirements of the Road
Maintenance Agreement executed between North American Resources Company and Weld County
dated November 10, 1993 and recorded as Book 1412, Reception 02360335 in the Weld County Clerk
and Recorder's office. (Public Works Department)
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DEVELOPMENT STANDARDS, 2nd AmUSR-1002
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Page 2
14. The property owner or operator shall be responsible for complying with the Design Standards of
Section 24.5 of the Weld County Zoning Ordinance, as amended. (Planning)
15. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 24.6 of the Weld County Zoning Ordinance, as amended. (Planning)
16. Personnel from the Weld County Health Department and Weld County Department of 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 hereon and all
applicable Weld County regulations. (Planning)
17. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing
standards and all applicable Weld County regulations. Major 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 Planning Commission 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.
(Planning)
18. 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. (Planning)
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