HomeMy WebLinkAbout20241197.tiffBefore the Weld County, Colorado, Planning Commission
Resolution of Recommendation to the Board of County Commissioners
Moved by Barney Hammond, that the following resolution 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:
Applicant:
Planner:
Request:
Legal Description_
Location
USR24-0005
R24-0005
Peters 313 Ranch, Inc., do Rockies Express Pipeline, LLC
Molly Wright
A Site Specific Development Plan and Use by Special Review Permit for Oil and Gas
Support and Service (compressor station) outside of subdivisions and historic townsites
in the A (Agricultural) Zone District.
Lot B Recorded Exemption, RECX12-0092; Being part of the NW1/4. the W1/2 NE1/4 and
the SE1/4; and another lot being a part of the SE1/4 all in Section 26. Township 12 North,
Range 63 West of the 6th P.M , Weld County, Colorado.
North of and adjacent to County Road 136; west of and adjacent to County Road 71.
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.
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 22-2-30. C. - Harmonize development with surrounding land uses.
The facility is proposed for a remote location of the County with no residential structures located
0.5 to 1.0 miles from the proposed facility. Additionally, the applicant is proposing to place all
equipment within prefabricated structures.
The proposed compressor station is south of the existing Summit Midstream Hereford Natural
Gas Plant. Other adjacent land consists of pastures, crops, rural residences. and oil and gas. The
closest residence is approximately 4500 feet to the south of the proposed project.
Section 22-2-30.A.1 states: "Land use changes should not inhibit agricultural production nor
operations."
The request for a compressor station does not inhibit agricultural production or operations. The
proposal is located on rangeland and has not recently been farmed and therefore will not
negatively impact agricultural production and operations.
Section 22-2-40.A.5 of the Weld County Code states: "Encourage agglomeration economies of
synergistic businesses."
The location of this proposed compressor station is within this cluster of similar oil and gas
operations including oil and gas facilities that are grouped in order to limit sprawl of such uses
and whereas such businesses may also proximally benefit from one another as .
Section 22-2-60.B. states: "Support responsible energy and mineral development.
The request for a compressor station supports the local economy and the Oil and Gas Industry
by supporting the service of energy development and providing an alternative fuel source.
Section 22-2-60.B.3. states: "Require that energy and mineral resource development conserve
the land and minimize the impact on surrounding land and the existing surrounding land uses.
The proposed Hereford Ranch Compressor Station is located in an area of the County used
primarily as agricultural and pastureland and already contains oil and gas operations and facilities.
The proposed site is surrounded by dryland agricultural fields and few residents. By keeping the
Resolution USR24-0005
Peters 313 Ranch, Inc , do Rockies Express Pipeline, LLC
Page 2
proposed compressor footprint small (approximately 10 -acres out of the leased 145 6 -acre
property), REX intends that surrounding agricultural areas will not be affected by the compressor
station's presence Once the construction is completed disturbed areas will be reseeded with a
native seed mix
B Section 23-2-220 A 2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District
Sec 23-3-10 -- Intent, of the Weld County Code states "Agriculture in the County is considered
a valuable resource which must be protected from adverse impacts resulting from uncontrolled
and undirected business, industrial and residential land uses The A (Agricultural) Zone District is
established to maintain and promote agriculture as an essential feature of the county The A
(Agricultural) Zone District is intended to provide areas for the conduct of agricultural activities
and activities related to agriculture and agricultural production, and for areas for natural resource
extraction and energy development, without the interference of other, incompatible land uses "
Section 23-3-40 V -- Uses by special review, of the Weld County Code allows for an "Oil and Gas
Support and Service" facility in the (A) Agricultural Zone District This code section allows the
applicant to apply for the Hereford Ranch Compressor Station, which directly supports the oil and
gas industry Per Section 23-1-90 of the Weld County Code "oil and gas support and service"
allows for "Midstream activities including the processing, storing, transporting and marketing of
oil, natural gas and natural gas liquids " This compressor station is to expand and enhance natural
gas that is being collected from nearby gathering systems
C Section 23-2-220 A 3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses
The surrounding properties are zoned A (Agricultural) The land uses include residences,
agricultural uses, vacant land, and oil and gas facilities The property is not within a recognized
overlay district for Flood Hazard Development, Geologic Hazard, Airport Overlay Districts or
Municipal Separate Storm Sewer System (MS4) area
There are six (6) Use by Special Review (USR) permits within one (1) mile of the subject property,
including but not limited to, Gravel Mining' (USR-721 and USR-817), Mineral Mining and
Processing (1MUSR29-16-0032), Open Mining (1MJUSR21-20-0025), Oil and Gas Support and
Service Facility (1MUSR19-11-1772), and Mineral Resource Development Facility (3MUSR18-
13-0002)
The Weld County Department of Planning Services sent notice to five (5) surrounding property
owners within five hundred (500) feet No correspondence was received back from surrounding
property owners regarding the proposed application
The proposed use is in an area that can support this development, the Development Standards,
and the Conditions of Approval (road maintenance agreement) will assist in mitigating the impacts
of the facility on the adjacent properties and ensure compatibility with surrounding land uses and
the region
D Section 23-2-220 A4 -- 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
This site is not located within a three (3) mile referral area, a CPA, or IGA of a municipality
E Section 23-2-220 A 5 -- The application complies with Chapter 23, Articles V and XI, of the Weld
County Code
Resolution USR24-0005
Peters 313 Ranch, Inc , do Rockies Express Pipeline, LLC
Page 3
The property is not within any recognized overlay districts, including the Geologic Hazard Overlay
District, the Special Flood Hazard Development Overlay area, the Airport Overlay District, Historic
Townsites Overlay District, I-25 Overlay District, the Municipal Separate Storm Sewer Systems
(MS4) defined boundary or Agricultural Heritage Overlay District
Building Permits issued on the lot will be required to adhere to the fee structure of the County -
Wide Road Impact Fee, County Facility Fee and Drainage Impact Fee Programs
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 proposed Compressor Station disturbed areas contains soils designated as "Farmland of
Statewide Importance" and "Not Prime Farmland" per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map The subject property was created via Recorded
Exemption RECX12-0092, 2013 It appears the disturbed area has been utilized for non -
irrigated rangeland following the split
G Section 23-2-220 A 7 — There is adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County
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 can ensure that
there are adequate provisions for the protection of health, safety, and welfare of the inhabitants
of the neighborhood and County
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 and will address and mitigate impacts on the surrounding area with the
operation of this facility
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 recommendation for approval is conditional upon the following
1 Prior to recording the map
A A Road Maintenance Agreement (Construction) is required at this location Road maintenance
includes, but is not limited to, dust control and damage repair to specified haul routes during
construction (Development Review)
B The applicant shall address the comments from Weld County Emergency Management Office, as
stated in the referral dated February 5, 2024 Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services (Department of Planning Services)
C The applicant shall acknowledge the advisory comments from Weld County Oil and Gas Energy
Department, as stated in the referral dated February 7, 2024 Evidence of such shall be submitted
in writing to the Weld County Department of Planning Services (Department of Planning Services)
D The applicant shall acknowledge the advisory comments from Colorado Division of Water
Resources, as stated in the referral dated February 29, 2024 Evidence of such shall be submitted
in writing to the Weld County Department of Planning Services (Department of Planning Services)
E The map shall be amended to delineate the following
1 All sheets of the map shall be labeled USR24-0005 (Department of Planning Services)
Resolution USR24-0005
Peters 313 Ranch, Inc , do Rockies Express Pipeline, LLC
Page 4
2 The attached Development Standards (Department of Planning Services)
3 The map shall be prepared in accordance with Section 23-2-260 D of the Weld County Code
(Department of Planning Services)
4 The applicant shall delineate on the map the trash collection areas Section 23-3-350 H of
the Weld County Code addresses the issue of trash collection areas (Department of
Planning Services)
5 The map shall delineate the lighting (Department of Planning Services)
6 On -site lighting, if applicable All lighting shall be downcast and shielded so that light rays will
not shine directly onto adjacent properties Include lighting specification details on the USR
map Refer to Section 23-2-250 D of the Weld County Code for design criteria (Department
of Planning Services)
7 All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2, of
the Weld County Code (Department of Planning Services)
8 Show and label the location of any emergency and site identification signage (Department
of Planning Services)
9 The map shall delineate the off-street parking area for the employees with surface type
(Department of Planning Services)
10 Show and label all recorded easements and rights -of -way on the map by book and page
number or reception number and recording date (Department of Planning Services)
11 County Road 71 is a gravel road and is designated on the Weld County Functional
Classification Map (Code Ordinance 2017-01) as a local road, which requires 60 feet of right-
of-way at full buildout The applicant shall delineate and label on the USR map the future and
existing right-of-way (along with the documents creating the existing right-of-way) and the
physical location of the road If the existing right-of-way cannot be verified it shall be
dedicated The applicant shall also delineate the physical location of the roadway Pursuant
to the definition of setback in the Weld County Code Sec 23-1-90, the required setback is
measured from the future right-of-way line (Development Review)
12 County Road 136 5 is a gravel road and is designated on the Weld County Functional
Classification Map (Code Ordinance 2017-01) as a local road, which requires 60 feet of right-
of-way at full buildout The applicant shall delineate and label on the USR map the future and
existing right-of-way (along with the documents creating the existing right-of-way) and the
physical location of the road If the existing right-of-way cannot be verified it shall be labeled
as "County Maintained Right -of -Way, No Documentation " The applicant shall also delineate
the physical location of the roadway Pursuant to the definition of setback in the Weld County
Code Sec 23-1-90, the required setback is measured from the future right-of-way line
(Development Review)
13 Show and label the existing permitted access point onto CR 71 Include the access usage
type (i e Oil and Gas), the appropriate width, and the appropriate radii (Development
Review)
14 Show and label the accepted drainage features Stormwater detention ponds should be
labeled as "Stormwater Detention, No -Build or Storage Area" and shall include the calculated
volume (Development Review)
Resolution USR24-0005
Peters 313 Ranch, Inc , c/o Rockies Express Pipeline, LLC
Page 5
2 Prior to Construction
A The approved access and tracking control shall be constructed prior to on -site construction
(Development Review)
B If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required
(Development Review)
3 Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic copy
( pdf) of the map for preliminary approval to the Weld County Department of Planning Services Upon
approval of the map the applicant shall submit a Mylar map along with all other documentation required
as Conditions of Approval The Mylar map shall be recorded in the office of the Weld County Clerk and
Recorder by the Department of Planning Services The map shall be prepared in accordance with the
requirements of Section 23-2-260 D of the Weld County Code The Mylar map and additional
requirements shall be submitted within one hundred twenty (120) days from the date of the Board of
County Commissioners Resolution The applicant shall be responsible for paying the recording fee
(Department of Planning Services)
4 In accordance with Appendix 5-J of the Weld County Code, should the map not be recorded within the
specified timeline from the date of the Board of County Commissioners Resolution, a $50 00 recording
continuance fee shall be added for each additional 3 -month period (Department of Planning Services)
5 The Use by Special Review Permit is not perfected until the Conditions of Approval are completed and
the map is recorded 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 or the applicant has been approved for an early release agreement (Department of
Planning Services)
Motion seconded by Virginia Gudegahn
VOTE
For Passage Against Passage
Elijah Hatch
Pamela Edens
Michael Palizzi
Virginia Guderjahn
Barney Hammond
Absent
Skip Holland
Butch White
Michael Wailes
The Chair 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, Kristine Ranslem, 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 May 7, 2024
Dated the 7m of May, 2024
4brit Adithikt,
Kristine Ranslem
Secretary
Resolution USR24-0005
Peters 313 Ranch, Inc , c/o Rockies Express Pipeline, LLC
Page 6
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Rockies Express Pipeline, LLC
Hereford Ranch Compressor Station
USR24-0005
1 A Site Specific Development Plan and Use by Special Review Permit, for Oil and Gas Support and Service
(Compressor Station) outside of subdivisions and historic townsites 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 This is an unmanned facility (Department of Planning Services)
4 The facility will operate 24 hours per day, 7 days per week (Department of Planning Services)
5 All signs shall adhere to Chapter 23, Article IV, Division 2, of the Weld County Code (Department of Planning
Services)
6 The property owner or operator shall provide written evidence of an approved Emergency Action and Safety
Plan on or before March 15th of any given year signed by representatives for the Fire District and the Weld
County Office of Emergency Management to the Department of Planning Services (Department of Planning
Services)
7 Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where such
would cause a nuisance or interfere with the use on the adjacent properties in accordance with the plan
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 No colored lights may be used which may be confused with, or construed
as, traffic control devices (Department of Planning Services)
8 The applicant or operator shall comply with the approved Decommissioning Plan (Department of Planning
Services)
9 The property owner or operator shall provide written evidence of an approved Emergency Action and Safety
Plan on or before March 15th of any given year signed by representatives for the Fire District and the Weld
County Office of Emergency Management to the Department of Planning Services (Department of Planning
Services)
10 The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant to
Chapter 15, Article I and II, of the Weld County Code (Development Review)
11 The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking (Development Review)
12 Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire an
approved Right -of -Way Use Permit prior to commencement (Development Review)
13 The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement (Construction) (Development Review)
14 The historical flow patterns and runoff amounts on the site will be maintained (Development Review)
15 All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100 5,
C R S ) shall be stored and removed for final disposal in a manner that protects against surface and
groundwater contamination (Department of Public Health and Environment)
Resolution USR24-0005
Peters 313 Ranch, Inc , c/o Rockies Express Pipeline, LLC
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16 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 (Department of Public Health and Environment)
17 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 The applicant shall operate in
accordance with Chapter 14, Article 1 of the Weld County Code (Department of Public Health and
Environment)
18 Fugitive dust should attempt to be confined on the property Uses on the property should comply with the
Colorado Air Quality Commission's air quality regulations and the accepted dust mitigation plan (Department
of Public Health and Environment)
19 The applicant shall submit an Air Pollution Emission Notice (A P E N ) and Emissions Permit Application and
obtain a permit from the Air Pollution Control Division, Colorado Department of Public Health and
Environment, as applicable (Department of Public Health and Environment)
20 Adequate drinking, hand washing, and toilet facilities, shall be provided for employees and patrons of the
facility, at all times For employees or patrons on site for less than 2 consecutive hours a day, and 2 or less
full-time employees on site, portable toilets and bottled water are acceptable Records of maintenance and
proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the Weld
County Department of Public Health and Environment Portable toilets shall be serviced by a cleaner licensed
in Weld County, contain hand sanitizers and be screened from existing adjacent residential properties and
public rights -of -way (Department of Public Health and Environment)
21 All chemicals must be handled in a safe manner in accordance with product labeling All chemicals must be
stored secure, on an impervious surface, and in accordance with manufacturer's recommendations
(Department of Public Health and Environment)
22 Secondary containment shall be constructed around tanks to provide containment for the largest single tank
and sufficient freeboard to contain precipitation Secondary containment shall be sufficiently impervious to
contain any spilled or released material Secondary containment devices shall be inspected at regular
intervals and maintained in good condition All secondary containment will comply with the Colorado Oil and
Gas Conservation (COGCC) Commission Rule 604 and/or the provisions of the State Underground and
Above Ground Storage Tank Regulations (Department of Public Health and Environment)
23 The facility shall comply with all provisions of the State Underground and Above Ground Storage Tank
Regulations (Department of Public Health and Environment)
24 The facility shall adhere to the maximum permissible noise levels allowed in the Light Industrial Zone as
delineated in 25-12-103 C R S (Department of Public Health and Environment)
25 The facility shall be constructed and operated to ensure that contamination of soil and groundwater does not
occur (Department of Public Health and Environment)
26 The applicant shall obtain a Colorado Discharge Permit System or CDPS permit from the Colorado
Department of Public Health and Environment (CDPHE), Water Quality Control Division, as applicable
(Department of Public Health and Environment)
27 The facility shall notify the County of any revocation and/or suspension of any State issued permit
(Department of Public Health and Environment)
28 The facility shall notify the County upon receipt of any compliance advisory or other notice of non-compliance
of a State issues permit, and of the outcome or disposition of any such compliance advisory or other notice of
non-compliance (Department of Public Health and Environment)
Resolution USR24-0005
Peters 313 Ranch, Inc , c/o Rockies Express Pipeline, LLC
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29 The operation shall comply with all applicable rules and regulations of State and Federal agencies and the
Weld County Code (Department of Public Health and Environment)
30 Building permits may be required, for any new construction, set up of manufactured structures, or change of
use of existing buildings per Section 29-3-10 of the Weld County Code Buildings and structures shall conform
to the requirements of the various codes adopted at the time of permit application Currently the following has
been adopted by Weld County 2018 International Building Codes, 2018 International Energy Code, 2020
National Electrical Code, and Chapter 29 of the Weld County Code A Building Permit Application must be
completed and two (2) complete sets of engineered plans bearing the wet stamp of a Colorado registered
architect or engineer must be submitted for review A Geotechnical Engineering Report, performed by a
Colorado registered engineer, shall be required or an Open Hole Inspection A building permit must be issued
prior to the start of construction (Department of Building Inspection)
31 The property owner or operator shall be responsible for complying with the Design and Operation Standards -
of Chapter 23 of the Weld County Code
32 Necessary personnel from the Weld County Departments of Planning Services, Public Works, and Public
Health and Environment 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 Conditions of Approval and 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
35 Construction or use pursuant to approval of a Use by Special Review Permit shall be commenced within three
(3) years from the date of approval, unless otherwise specified by the Board of County Commissioners when
issuing the original Permit, or the Permit shall be vacated The Director of Planning Services may grant an
extension of time, for good cause shown, upon a written request by the landowner
36 A Use by Special Review shall terminate when the use is discontinued for a period of three (3) consecutive
years, the use of the land changes or the time period established by the Board of County Commissioners
through the approval process expires The landowner may notify the Department of Planning Services of a
termination of the use, or Planning Services staff may observe that the use has been terminated When either
the Department of Planning Services is notified by the landowner, or when the Department of Planning
Services observes that the use may have been terminated, the Planner shall send certified written notice to
the landowner asking that the landowner request to vacate the Use by Special Review Permit
37 In such cases where the Use by Special Review has terminated but the landowner does not agree to request
to vacate the Use by Special Review Permit, a hearing shall be scheduled with the Board of County
Commissioners to provide the landowner an opportunity to request that the Use by Special Review Permit not
be vacated, for good cause shown The landowner shall be notified at least ten (10) days prior to the hearing
If the Board of County Commissioners determines that the Use by Special Review has terminated and no
good cause has been shown for continuing the permit, then the termination becomes final, and the Use by
Special Review Permit is vacated
38 RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld County has some of the most abundant
mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and coal Under title 34 of
the Colorado Revised Statutes, minerals are vital resources because (a) the state's commercial mineral
deposits are essential to the state's economy, (b) the populous counties of the state face a critical shortage
of such deposits, and (c) such deposits should be extracted according to a rational plan, calculated to avoid
Resolution USR24-0005
Peters 313 Ranch, Inc , c/o Rockies Express Pipeline, LLC
Page 9
waste ()I 'such deposits and cause the least practicable disruption of the ecology and quality of life of the
citizens of the populous counties of the state
Mineral resource locations are widespread throughout the County and people moving into these areas must
recognize the various impacts associated with'this development Often times, mineral resource sites are fixed ,
to their geographical and geophysical locations Moreover,- these resources are protected property rights and
mineral owners should be afforded the opportunity to extract the mineral resource
39 WELD COUNTY'S RIGHT TO FARM STATEMENT Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties -in the country in total market value of
agricultural products sold , The rural areas of Weld County may be open and spacious, but they are intensively -
used for agriculture Persons moving into a rural area must recognize and accept there are -drawbacks,
including conflicts with long-standing agricultural practices and a lower level of services than in town Along
with the drawbacks come the incentives which attract urban dwellers to relocate to rural areas open views,
spaciousness, wildlife, lack of city noise and congestion, and the rural atmosphere and way of life Without
neighboring farms, those features which attract urban dwellers to rural Weld 'County would quickly be gone
forever
_ Agricultural users of the land should not be expected to change their long-established agricultural practices
to accommodate the intrusions of urban users into a rural area Well -run agricultural activities will generate
off -site impacts, including noise from tractors and equipment, slow -moving farm vehicles on rural roads, dust
from animal pens, field work, harvest and gravel roads, odor froth animal confinement, silage and manure,
smoke from ditch burning, flies and mosquitoes, hunting and trapping activities, shooting sports, legal hazing
of nuisance wildlife, and the use of pesticides and fertilizers in the fields, including the use of aerial spraying
It is common practice for agricultural producers to utilize an accumulation of agricultural machinery and
supplies to assist in their agricultural operations A concentration of miscellaneous agricultural materials often,
produces a visual disparity between rural and urban areas of the County Section 35-3 5-102, C R S ,
provides that an agricultural operation' shall not be found to be a public or privatenuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably associated
with agricultural production
Water has been, and continues to be, the lifeline for the agricultural community It is unrealistic to assume'
that ditches and reservoirs may simply be moved "out of the way" of residential development When moving
to the County, property owners and residents must realize they cannot take water from irrigation ditches,
lakes, or other structures, unless they have an adjudicated right to the water
Weld County covers a land area of approximately,four thousand (4,000) square miles in size (twice the size
of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and county
roads outside of municipalities The sheer magnitude of the area to be served stretches available resources
Law enforcement is based on responses to complaints more than on patrols of the County, and the distances,
which must be traveled may delay all emergency responses, including law enforcement, ambulance, and fire
Fire protection is usually provided by- volunteers who must leave their jobs and families to respond to
emergencies County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a,paved road Snow removal priorities mean- that roads from subdivisions to arterials
may not be cleared for several days after a major_snowstorm Services in rural areas, in many cases, will not
be equivalent to municipal services Rural dwellers -must, by necessity, be more self-sufficient than urban,
dwellers
People are 'exposed to different hazards in the County than in an urban or suburban setting Farm equipment
and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center pivot operations,
high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and open burning present real
threats Controlling children's activities is important, not only for their safety, but also for the protection of the '
farmer's livelihood •
Summary of the Weld County Planning Commission Meeting
Tuesday, May 7, 2024
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Chair
Elijah Hatch, at 1:30 p.m.
Roll Call
Present. Elijah Hatch, Skip Holland, Michael Palizzi, Virginia Guderjahn, Barney Hammond.
Absent: Butch White, Michael Wailes, Pamela Edens.
Also Present: Kim Ogle, Chris Gathman, Diana Aungst, Maxwell Nader, and Molly Wright. Department of
Planning Services, Lauren Light, Department of Health, Karin McDougal, County Attorney, and Kris
Ranslem, Secretary.
[Pam Edens entered the hearing at 1:40 p.m.]
[Skip Holland left the hearing at 3:00 p.m.]
Case Number:
Applicant:
Planner:
Request:
Legal Description:
Location:
U S R24-0005
Peters 313 Ranch, Inc., c/o Rockies Express Pipeline, LLC
Molly Wright
A Site Specific Development Plan and Use by Special Review Permit for Oil and
Gas Support and Service (compressor station) outside of subdivisions and historic
townsites in the A (Agricultural) Zone District.
Lot B Recorded Exemption, RECX12-0092, Being pad of the NW1/4, the W1/2
N E1/4 1 /4 and the SE1/4; and another lot being a pad of the SE1/4 all in Section 26,
Township 12 North, Range 63 West of the 6th P.M., Weld County, Colorado.
N orth of and adjacent to County Road 136: west of and adjacent to County Road
71.
Molly Wright, Planning Services, presented Case USR24-0005, reading the recommendation and
comments into the record. Ms. Wright noted that no written correspondence or telephone calls were
received from surrounding property owners regarding this application. The Department of Planning
Services recommends approval of this application along with conditions of approval and development
standards.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Shawn Bates, 370 Van Gordon Street, Lakewood, Colorado. stated that this project is specific to their
Rockies Express Pipeline and is 42 inches in diameter. He said it when it was originally built it carried gas
west to east; however it is now bi-directional. Mr. Bates said that they are proposing two (2) new
compressor stations because of the operating pressure the Trailblazer Pipeline runs is at a lower pressure
and in order to get into the Rockies Express Pipeline at a higher pressure they need to run through the
compressor in an effort to get that gas into the system.
Mr. Bates said that during construction there will be approximately 100 employees on site. The facility will
be unmanned during operation, with occasional visits for maintenance and routine monitoring. The facility
will be remotely monitored.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
1
Motion Forward Case USR24-0005 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Barney Hammond, Seconded by Virginia Guderjahn
Vote Motion carried by unanimous roll call vote (summary Yes = 5)
Yes Barney Hammond, Elijah Hatch, Michael Palizzi, Pamela Edens, Virginia Guderjahn
Meeting adjourned at 4 20 p m
Respectfully submitted,
Kristine Ranslem
Secretary
2
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