HomeMy WebLinkAbout20252606.tiffMEMORANDUM
TO: Molly Wright, Planning Services
FROM: Mike McRoberts, P.E., Development Review
DATE: August 13, 2025
SUBJECT: USR23-0041 Korwell Land Holdings LLC (Revised 8-14-25)
The proposal has been reviewed by Development Review on behalf of the Weld County Department of
Public Works and the Department of Planning and Zoning. Staff comments made during this phase of the
application process may not be all-inclusive, as other issues may arise during the remaining application
process.
COMMENTS
GENERAL PROJECT INFORMATION/LOCATION
Project description: 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.
This project is north of County Road 40 and is east of County Road 35.
Parcel number 105725300019.
Access is from County Road 35.
ACCESS
Development Review has reviewed the application materials related to access. According to the applicant's
Overall Site Plan, the applicant is proposing to access onto County Road 35 at a permitted access (AP13-
00429) located approximately 149 feet south of the northwest property corner of the contiguous parcel to
the west. The foregoing access permit number is hidden (not visible) in the Weld County Property Portal
and contains a note stating the access is in the incorrect location. As a result, the applicant shall contact
the Weld County Development Review Access Group to discuss a suitable access location meeting the
minimum access spacing criteria listed in Table 1, of Section 8-14-30, of the Weld County Code.
Note: The proposed access road shown on the Overall Site Plan connects the project site to County Road
35 by crossing the adjoining parcel to the west (Parcel number 105725300020). Even though the adjoining
parcel is currently owned by the project owner, a license agreement providing access across the adjoining
parcel may be required so the subject parcel will retain legal access across the adjoining parcel should the
adjoining parcel be sold in the future.
Per Section 8-14-30.B., an Access Permit is required for access onto a Weld County maintained road.
Please refer to Chapter 8 of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 35 is a gravel road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. 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. Pursuant to the definition of setback in the Weld
County Code, Section 23-1- 90, the required setback is measured from the future right-of-way line. Be
aware that physical roadways may not be centered in the right-of-way. This road is maintained by Weld
County.
Per Chapter 8, Article 13, Section 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any
project that will be occupying, constructing, or excavating facilities within, and or encroaching upon, any
County rights -of -way or easement. Right -of -Way Use Permit instructions and application can be found at:
https://www.weld.gov/Government/Departments/Public-Works/Permits/Right-of-Way-Permits.
Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way.
TRAFFIC
Latest ADT on County Road 35 counted 247 vpd with 48% trucks. The 85th percentile speed is 52 mph.
The traffic memorandum submitted with the application materials indicates the construction phase of the
project should last approximately six (6) months. Below is a screenshot from the memo showing the
expected daily vehicle trips and AM and PM peak hour trips. (Note: the out-of-date timelines in the table
were removed in the screenshot.)
Table 2: Trip Generation
Phase
Timeline
Site Trip Generation During Construction
Passenger Trips
Time Trucks
VebkNs f3enerilted
Trip Distribution Primary Trips
Enter Exit Enter Exit
Grading
Daily Volumes
6
6
50%
50%
AM Peak Hour (Site)
1
6
90%
10%
PM Peak Hour (Site)
1
6
5%
95%
General
Construction
Daily Volumes
12
40
50%
50%
AM Peak Hour (Site)
2
40
90%
10%
PM Peak Hour (Site)
2
40
5%
95%
Demobilization
Daily Volumes
6
10
50%
50%
AM Peak Hour (Site)
1
10
90%
10%
PM Peak Hour (Site)
1
10
5%
95%
As Table 1 illustrates, the highest trip generation is expected to occur during the general construction phase
in which 12 trucks and 40 passenger vehicles are expected to both enter and exit the site each day.
TRACKING CONTROL
Tracking control is required to prevent tracking from the site onto public roadways. For access to gravel
roads, tracking control devices must be either back-to-back double cattle guards with 100 feet of road base,
or road base on all driving surfaces. Temporary tracking control shall be used during construction unless
permanent tracking control is installed ahead of construction activities. Recycled concrete is not allowed in
County right-of-way.
ROAD MAINTENANCE AGREEMENT FOR CONSTRUCTION
Development Review is requesting a Road Maintenance Agreement for Construction. The agreement will
detail the approved haul routes, their maintenance/repair requirements, and appropriate dust control
measures to employ when needed.
DRAINAGE REQUIREMENTS
This area is within a Non -urbanizing Drainage Area. Non -urbanizing Drainage Areas typically require
detention of stormwater runoff from the 1 -hour, 100 -year storm event falling on the developed site and
release of the detained water at the historic runoff rate of the 1 -hour, 10 -year storm event falling on the
undeveloped site having a 2% impervious value.
The applicant has submitted Colorado registered Professional Engineer stamped and signed copies of a
Final Drainage Report and a Certificate of Compliance form. Both documents meet Weld County's drainage
criteria and have been accepted by Development Review. No additional drainage information is needed.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist on the
property.
GRADING PERMIT
A Weld County Grading Permit will be required if disturbing more than one (1) acre of land. Grading Permit
applications are accepted after the planning process is complete (map recorded). An Early Release
Request Form may be entertained only after the applicant, Public Works and Planning Department have
reviewed the referral and surrounding property owner comments. The Early Release Request may or may
not be granted depending on referral comments and surrounding property owner concerns. Contact
Development Review for more information.
COLORADO CONSTRUCTION STORMWATER DISCHARGE PERMIT
A Colorado Stormwater Discharge Permit is required when disturbing more than one (1) acre of land.
Contact: Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692-
3575.
CONDITIONS OF APPROVAL
A. A Road Maintenance Agreement for Construction is required at this location. Road maintenance
includes, but is not limited to, dust control and damage repair to specified haul routes. (Development
Review)
B. If applicable, the applicant shall submit a recorded copy of a license agreement from the property owner
of the contiguous parcel to the west (Parcel number 105725300020). The license agreement shall be
for the benefit of the subject parcel and shall provide legal access (for ingress, egress, and utilities)
from the subject parcel to County Road 35 and shall be referenced on the USR map by the Weld County
Clerk and Recorder's reception number. (Development Review)
C. The USR map shall be amended to delineate the following:
1. County Road 35 is a gravel road and is designated on the Weld County Functional Classification
Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall
delineate and label on the USR map the existing right-of-way (along with its creating documents)
and the physical location of the road. All setbacks shall be measured from the edge of right-of-
way. This road is maintained by Weld County. (Development Review)
2. Show and label the approved County Road 35 access, the approved access width at the right-of-
way, and the appropriate turning radii (65'). Label the access as, "COMMERCIAL ACCESS".
(Development Review)
3. Show and label the approved tracking control. (Development Review)
4. Show and label the entrance gate if applicable. An access approach that is gated shall be designed
so that the longest vehicle (including trailers) using the access can completely clear the traveled
way when the gate is closed. In no event, shall the distance from the gate to the edge of the traveled
surface be less than 35 feet. (Development Review)
5. Show and label (with the Weld County Clerk and Recorder's reception number) the limits of the
license agreement needed to provide legal access to the subject parcel, if applicable. (Development
Review)
6. Show and label the accepted drainage features. Stormwater ponds should be labeled as
"Stormwater Detention, No -Build or Storage Area" and shall include the calculated water quality
and detention volumes. (Development Review)
7. Show and label the drainage flow arrows. (Development Review)
8. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around
the property. (Development Review)
Prior to Construction:
A. The applicant shall obtain a Weld County Access Permit. (Development Review)
B. The approved access and tracking control shall be constructed prior to on -site construction.
(Development Review)
C. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Development Review)
DEVELOPMENT STANDARDS (NOTES ON THE USR MAP)
1. 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)
2. 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)
3. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Development Review)
4. 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)
5. The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement for Construction. (Development Review)
6. The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site
visit and possible updates. (Development Review)
7. The historical flow patterns and runoff amounts will be maintained on the site in such a manner that it
will reasonably preserve the natural character of the area and prevent property damage of the type
generally attributed to runoff rate and velocity increases, diversions, concentration and/or unplanned
ponding of stormwater runoff. (Development Review)
8. Weld County is not responsible for the maintenance of on -site drainage related features. (Development
Review)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
Memorandum
To: Molly Wright
From: Lauren Light, Environmental Health Services
Date: December 11, 2023
Re: USR23-0041 Applicant: Korwell Land Holdings LLC
Environmental Health Services has reviewed this proposal for 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.
There will be no permanent employees on the site. Portable toilets and bottled water are
required for both construction and once the site is operational.
An air emissions permit from CDPHE is required. 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. A Spill Prevention, Control and
Countermeasure Plan may be required to be available onsite in accordance with State
regulations.
The applicant is proposing to use floor drains and fiberglass double walled tanks to
contain any large lube oil leaks from the compression process for later removal and
disposal.
According to the Ambient Noise Modeling Report, submitted as part of the application,
the site should be able to comply with a residential noise standard. The compressor will
be located in an enclosed metal building. The application states: "Based on the planned
sound insulation, existing and proposed fencing and landscaping, and existing noise in
the area, excess noise is not anticipated to be an issue with the proposed Pintail
Compressor Station."
Health Administration
Vital Records
Tele: 970-304-6410
Fax: 970-304-6412
Public Health &
Clinical Services
Tele:970-304-6420
Fax: 970-304-6416
Environmental Health
Services
Tele:970-304-6415
Fax: 970-304-6411
Communication,
Education & Planning
Tele:970-304-6470
Fax: 970-304-6452
Emergency Preparedness
& Response
Tele:970-304-6470
Fax: 970-304-6452
Public Health
Environmental Health recommends that the following requirements be incorporated into
the permit as development standards:
1. 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.
2. 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.
3. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, blowing debris, and other potential nuisance conditions. The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
4. 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.
5. 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.
6. Adequate drinking, handwashing and toilet facilities shall be provided for
employees and patrons of the facility, at all times. As employees or contractors
are on site for less than 2 consecutive hours a day 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.
7. 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.
8. 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.
9. The facility shall be constructed and operated to ensure that contamination of soil
and groundwater does not occur.
10.Any contaminated soils on the facility shall be removed, treated, or disposed of in
accordance with all applicable rules and regulations. All spills will be reported to
local, state, and federal agencies in accordance with all state and federal
regulations.
11. The facility shall adhere to the maximum permissible noise levels allowed in the
Residential Zone as delineated in 25-12-103 C.R.S.
12. 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, if applicable.
13.A Spill Prevention, Control and Countermeasure Plan, prepared in accordance
with the applicable provisions of 40 CFR, Part 112, shall be available on site, as
applicable.
14. The applicant shall submit documentation, upon request, that floor drain wastes
from the facility is captured in a watertight vault and hauled off for proper
disposal.
15. The facility shall notify the County of any revocation and/or suspension of any
State issued permit.
16. The applicant 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.
17. The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
Submit by Email
Weld County Referral
November 20, 2023
The Weld County Department of Planning Services has received the following item for review:
Applicant: Korwell Land Holdings LLC Case Number: USR23-0041
Please Reply By: December 18, 2023 Planner: Molly Wright
Project: 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.
Parcel Number: 105725000016-R4420986 Legal: NE4 SW4 of Section 25 Township 4 North Range
66 West of the 6th P.M., Weld County, Colorado.
Location: North of and adjacent to County Road 40, east of and adjacent to County Road 35
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of
Planning Services. If you have any further questions regarding the application, please call the
Planner associated with the request. Please note that new information may be added to
applications under review during the review process. If you desire to examine or obtain this
additional information, please call the Department of Planning Services.
❑ We have reviewed the request and find that it does / does not comply with our
Comprehensive Plan because:
Q We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature
Agency Oil & Gas Energy Department
Date December 4, 2023
Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498
Weld County
Oil & Gas Energy Department
Referral Comments
Referring Agency: Weld County Department of Planning Services
Reference Number: USR23-0041
Associated Parcel: 105725000016
OGED Reviewer: Kelly Holliday
Review Date: December 4, 2023
The Staff of the Weld County Oil and Gas Energy Department (OGED) appreciates the opportunity to
comment on the captioned planning case. Staff has completed review of the proposal and have no
conflicts with the proposed activity. We have included additional comments below:
1. There are no active or proposed 1041 WOGLA Permits on the associated parcel. There are
several oil and gas well sites in the area surrounding the parcel.
2. The parcel includes seven (7) active oil and gas wells, listed in Table 1 below. OGED requests
that the Applicant coordinate operations in proximity to existing wells and production
facilities with the operator(s) of these wells.
API
Operator
Well Title
Well Status
05-123-14923
NOBLE ENERGY INC
25-12F SANDAU & BARTELS
SI
05-123-14924
NOBLE ENERGY INC
25-13F SANDAU & BARTELS
SI
05-123-16274
NOBLE ENERGY INC
25-14F SANDAU & BARTELS
SI
05-123-30078
NOBLE ENERGY INC
25-24 SANDAU K
SI
05-123-37763
PDC ENERGY INC
K25-65-1HN SANDAU
PR
05-123-37764
PDC ENERGY INC
K25-66-1HN SANDAU
PR
05-123-38087
PDC ENERGY INC
K25-62-1HNL Sandau State
PR
3. The parcel includes two (2) plugged and abandoned (PA) wells listed in Table 2 below.
Additional information regarding these plugged and abandoned wells is available from the
Energy & Carbon Management Commission (ECMC). OGED recommends that the Applicant
review this information and contact the responsible operator regarding well infrastructure
that may have been abandoned in place prior to conducting operations in proximity to the
wells.
API
Operator
Well Title
Well Status
05-123-15330
PDC ENERGY INC
2 L H MILLER UNIT
PA
05-123-16275
NOBLE ENERGY INC
25-11F SANDAU & BARTELS
PA
4. The USR lands may include additional oil and gas related infrastructure, such as off -location
flowlines or pipeline which are a use by right and not regulated by Weld County. OGED
requests that the applicant reviews flowline data available from the ECMC map viewer and
utilize Colorado 811 prior to any excavation activities.
These comments and recommendations are based upon the review of the application materials
submitted by the applicant and other relevant information available on the E -Permit site.
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