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Tom Parko
USR18-0130
LAND USE APPLICATION
SUMMARY SHEET
Hearing Date: May 21, 2019
City of Thornton, Colorado
do Brett Henry — Executive Director Infrastructure Department
12450 Washington Street
Thornton, Colorado 80241-2405
Jacobs Engineering
clo Jody Henry
717 17th Avenue, Suite 2750
Denver, Colorado 80202
A Site -Specific Development Plan and Special Review Permit for a greater than 16 -
inch raw domestic water pipeline (permanent 48 -inch pipeline and associated
appurtenances, including, but not limited to: buried valve assemblies, access
manways, fiber optic cable and temporary construction easements) in the A
(Agricultural) Zone District.
The pipeline crosses Sections 4, 5, 8, 9, 16, 17, 20, 21, 28, 29, 32 and 33 Township 1
North Range 67 West; Sections 4, 5, 8, 9, 16, 17, 20, 21, 28, 29, 32 and 33 Township
2 North Range 67 West; and, Sections 20, 21, 28, 29, 32 and 33 Township 3 North
Range 67 West of the 6th PM, Weld County Colorado.
The domestic water pipeline generally parallels County Road 17 and extends from
just north of Saint Vrain Creek to 168th Avenue (aka CR 2, aka SH 7).
Size of Pipeline +1- 67 acres of permanent easement
Easement:
Parcel Nos. Multiple
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-510 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
> Big Dry Creek, referral dated January 21, 2019 and April 22, 2019
FRICO (The Farmers Reservoir and Irrigation Company), referral dated February 4, 2019 and April 24,
2019
Last Chance Ditch Co., referral dated January 31, 2019 and April 11, 2019
Lupton Bottom Ditch Company, referral dated January 16, 2019
City of Dacono, referral dated January 7, 2019 and April 11, 2019
Town of Firestone, referral dated January 9, 2019
Colorado Parks and Wildlife, referral dated April 11, 2019
Colorado Department of Transportation, referral dated January 16, 2019 and April 15, 2019
Weld County Department of Public Health and Environment, referral dated February 4, 2019 and April
11,2019
Weld County Department of Public Works, referral dated February 7, 2019
V V V V V V Y
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> Weld County Planning Department — Floodplain, referral dated January 16, 2019 and April 11, 2019
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Brighton Fire Rescue District, referral dated February 4, 2019
Firestone -Frederick Fire Protection District, referral dated January 8, 2019 and April 11, 2019
Platteville-Gilcrest Fire Protection District, referral dated January 8, 2019
Mountain View Fire Rescue, referral dated February 1, 2019
Fort Lupton Fire Protection District, referral dated April 22, 2019
City of Fort Lupton, referral dated January 22, 2019 and April 2, 2019
Town of Mead, referral dated January 9, 2019 and April 12, 2019
City of Northglenn, referral dated April 22, 2019
Weld County School District RE -8, referral dated January 8, 2019
Weld County Saint Vrain Valley School District (RE -1J), referral dated January 9, 2019 and April 11,
2019
Weld County School District RE1, referral dated January 8, 2019
Weld County Zoning Compliance, referral dated January 7, 2019
Weld County Sheriffs Office, referral dated January 11, 2019 and April 19, 2019
The Department of Planning Services' staff has not received responses from the following agencies:
Nobel Energy
Anadarko
PDC
Adams County
History Colorado
Colorado Geological Survey
Weld County Office of Emergency Management
Coalridge Ditch Company
Thompson Ditch Company
Little Dry Creek
Bull Canal
Yoxall Ditch Company
Stanley Ditch Company
Town of Platteville
Town of Frederick
Longmont Conservation District
West Adams Conservation District
USR15-0130
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Planner:
Case Number:
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Description:
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Size of Pipeline
Easement:
Case Summary:
Tom Parko
U SR 18-0130
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Hearing Date: May 21, 2019
City of Thornton, Colorado
do Brett Henry — Executive Director Infrastructure Department
12450 Washington Street
Thornton, Colorado 80241-2405
Jacobs Engineering
do Jody Henry
717 17th Avenue, Suite 2750
Denver, Colorado 80202
A Site -Specific Development Plan and Special Review Permit for a greater than 16 -
inch raw domestic water pipeline (permanent 48 -inch pipeline and associated
appurtenances, including, but not limited to: buried valve assemblies, access
manways, fiber optic cable and temporary construction easements) in the A
(Agricultural) Zone District.
The pipeline crosses Sections 4, 5, 8, 9, 16, 17, 20, 21, 28, 29, 32 and 33 Township 1
North Range 67 West; Sections 4, 5, 8, 9, 16, 17, 20, 21, 28, 29, 32 and 33 Township
2 North Range 67 West; and, Sections 20, 21, 28, 29, 32 and 33 Township 3 North
Range 67 West of the 6th PM, Weld County Colorado.
The domestic water pipeline generally parallels County Road 17 and extends from
just north of Saint Vrain Creek to 168th Avenue (aka CR 2, aka SH 7).
+/- 67 acres of permanent easement Parcel Nos. Multiple
The TWP PA-1(Thornton Water Pipeline Permit Application Segment No.1) involves a pipeline sixteen
inches in diameter or larger and appurtenant components thereof designed for transporting domestic water
in such pipeline and extending to locations outside of Weld County. Specifically, the TWP PA -1 USR permit
application requests approval of a location to construct, operate, and maintain the TWP PA -1, which
includes up to approximately 13.3 miles of a buried 48 -inch domestic water transmission pipeline in
unincorporated Weld County. TWP PA -1 appurtenances including, but not limited to: buried valve
assemblies, access manways, and fiber optic cable. The TWP is a water delivery system that will convey
raw domestic water purchased by Thornton in the mid -1980's from the Water Supply and Storage Company
(WSSC) system located in unincorporated Larimer County. The pipeline will extend into portions of Weld
County and terminate in the City of Thornton.
The purpose of the TWP is to convey raw domestic water from the WSSC system to enhance Thornton's
water supply reliability and drought resiliency; help address source water quality issues; and, meet
municipal and industrial demands of Thornton's water customers through the year 2065.Thornton water
supply projects in development will allow Thornton to provide water service up to a population of 158,000
residents. Beyond 158,000 residents, which Thornton projects to reach by 2025, additional water supplies
are needed to ensure reliable water service to Thornton's water customers. Water from the WSSC system
in Northern Colorado purchased by Thornton from willing sellers has been decreed in Water Court for use
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in Thornton, but Thornton currently lacks the infrastructure to deliver that water to the City. The TWP will
provide the necessary infrastructure for delivery of this water to Thornton and provides the means by which
Thornton's customers will receive the benefit of Thornton's decades -long planning for and investment in
this additional water supply. The TWP is being configured to deliver an average of 14,000 acre-feet of water
annually, which is sufficient to meet the municipal and industrial demands of Thornton's water customers
through the year 2065.
Construction activities for TWP PA -1 are proposed to begin in 2021 and end in 2023. Operation of the TWP
system is scheduled to begin in 2025 after construction of all TWP packages are complete. Work on multiple
construction packages may occur concurrently with multiple crews of ten (10) to fifty-five (55) workers each.
At the peak of construction, approximately eighty (80) to one -hundred (100) workers will be required at
multiple sites along the TWP PA -1. Construction work hours will typically be from 7 a.m. to 7 p.m. Monday
through Saturday unless otherwise authorized by Weld County. Construction may extend beyond these
hours on a case -by -case basis. For example, some construction activities, such as hydrostatic testing,
require 24/7 operation, and shift work may be required. However, shifts are not anticipated for construction
on a day-to-day basis.
Appurtenances associated with the pipeline include the following:
Up to approximately 13.3 miles of buried fiber optic cable, including buried manholes, test stations, and
other fiber optic cable appurtenances will generally parallel the water pipeline in unincorporated Weld
County. The fiber optic cable will be installed in close proximity to the water pipeline. The fiber optic cable
will allow Thornton to remotely operate the TWP. The cable will be buried at a minimum depth of three (3)
feet below grade within the easement. The depth of bury will vary based on existing utility crossings, road
crossings, water crossings, or other existing or proposed features, and property owner preferences.
There are multiple structures, access manways, blow off assemblies (used to drain the water pipeline),
combination air release valve vaults (used to exhaust air when filling the water pipeline and admitting air
during draining operations), and isolation valve vaults associated with the pipeline. The size of structures
and interior components of manholes and vaults will be designed specifically for the TWP PA -1 and will
vary.
Multiple studies were conducted by the City of Thornton which include: land surveys, subsurface utility
investigations, geological hazard review, cultural resources survey, environmental study, traffic impact
study, and soil analysis.
The City of Thornton intends to utilize the pipeline in perpetuity and will be maintained, monitored, and
repaired/replaced as needed. No decommissioning plan is proposed. If the pipeline is no longer needed it
will be abandoned in -place.
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 23-2-510
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-480 of the Weld County Code as follows:
A. Section 23-2-480.A.1 — All reasonable efforts have been made to avoid irrigated cropland or
to minimize the negative impacts on agricultural uses and lands.
The TWP PA -1 is a low impact, passive use that is consistent with the agricultural setting and
zone designation. The water pipeline and fiber optic cable will be buried, and land use effects
on agricultural and other similar use will be temporary during construction and are anticipated
to be minimal after construction. The water pipeline route is generally located parallel to
property lines and adjacent to Weld County future Right of Way (ROW) minimizing the effects
to agriculture. Agricultural use within the permanent easement can continue after construction.
Property owners who grant a permanent easement to Thornton can continue to use the land
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within the easement area for purposes such as farming, grazing, or access, so long as such
uses do not interfere with or endanger the operation of the TWP. The agricultural land use in
the TWP PA -1 area is compatible with operation of the TWP PA -1 because the water pipeline
and fiber optic cable will be buried below the plow line.
IB_ Section 23-2-480.A.2 — The pipeline - domestic water will not have an undue adverse effect
on existing and future development of the surrounding area, as set forth in applicable Master
Plans.
The TWP PA -1, within unincorporated Weld County, is located in, and adjacent to, rural land
use areas designated as "A" Agricultural zoning. The water pipeline and fiber optic cable will
be buried at a depth sufficient to prevent interference with anticipated land uses such as
farming, grazing or access. The water pipeline route is generally located parallel to property
lines and adjacent to Weld County future ROW minimizing the effects to agriculture.
Agricultural use within the permanent easement can continue after construction so long as
such uses do not interfere with or endanger the operation of the TWP PA -1. The land use
effects on agricultural and other similar use will be temporary during construction and are
anticipated to be minimal after construction. The TWP PA -1 is a low impact, passive use that
is consistent with the agricultural setting and zone designation.
To determine the alternative corridor least impactful to local communities and residents,
Thornton, in 2015, conducted a series of outreach meetings with local government, public
agencies and the general public that could be impacted by the TWP. During the initial outreach
meeting with each local government and agency, feedback was collected to determine
preference(s) and/or determine potential problems, including planned developments, for the
location of the water pipeline within the local government or agency's jurisdictional and/or
Growth Management Areas (GMA).
The pipeline is within several three (3) mile referral areas and CPA's. These include
Northglenn, Frederick, Firestone, Platteville, Dacono, Mead, Fort Lupton. No objections were
received from these jurisdictions.
C_ Section 23-2-480.A.3 — The design of the proposed pipeline mitigates negative impacts on the
surrounding area to the greatest extent feasible.
Construction hours will typically be from 7:00 a.m. to 7:00 p.m., Monday through Saturday
unless otherwise approved by Weld County. Construction may extend beyond these hours on
a case -by -case basis. For example, some construction activities may be required to complete
uninterruptible tasks, meet an in-service date, or minimize short-term impacts to traffic.
After construction, the TWP PA -1 pipeline and appurtenances could operate year-round, 24
hours a day; however, these facilities are intended to be unmanned. It is anticipated that
normal operations could include up to two (2) TWP operators traveling in one pickup truck
daily along the water pipeline route for a visual inspection and maintenance activities during
the hours of 8 a.m. to 5 p.m. Up to twice per year, it is anticipated that TWP operators will
enter vault and manhole appurtenances to exercise valves and conduct routine maintenance
of equipment. To the extent practicable, visual inspections could be from public roads to
minimize impacts to property owners. In case of emergency, the operators may be on -site
outside of the normal operating hours. Consequently, there will be minimal effects on the
volume of traffic on local streets.
The City of Thornton has also performed the following studies to ensure that impacts from the
pipeline are minimized to the greatest extend possible.
Engineering site assessments:
• Environmental
• Cultural resources
• Subsurface utility investigations
• Geological hazard review
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i Land surveys
D. Section 23-2-480.A.4 — The site shall be maintained in such a manner so as to control soil
erosion, dust and the growth of noxious weeds.
The majority of the impacts on vegetation will be temporary during construction of the water
pipeline and long-term impacts to native vegetation communities are not expected. Disturbed
areas will be restored to pre -construction grades and revegetated where appropriate after
construction. Restored vegetation will be comparable to existing vegetation. Certified weed -
free seed mix consisting of drought -tolerant native grasses and other types of vegetation as
appropriate to meet property owner preferences or regulatory requirements will be specified
in the SWMP for the revegetation of disturbed areas. Disturbed mature vegetation will be
replaced, per a property owner's reasonable request, with a like species.
Section 23-2-480.A.5 — The applicant has agreed to implement any reasonable measures
deemed necessary by the board of County commissioners to ensure that the health, safety
and welfare of the inhabitants of the County will be protected, and to mitigate or minimize any
potential adverse impacts from the proposed pipeline - domestic water.
Excavated material or other construction materials will not be stockpiled or deposited near or
on streambanks or other watercourse perimeters where they could be washed away by high
water or storm run-off, or could encroach upon stream banks. BMPs will be implemented for
stormwater management. Construction waste will be stockpiled in construction staging areas
and removed from the construction site during the construction process. Trash dumpsters will
be emptied approximately every 1 to 2 weeks. Excavated materials from trench excavations
will be stored temporarily along the trench. Excess materials will be removed from the site and
disposed of in accordance with applicable laws and regulations. Spoils from trench
excavations, construction -related equipment, materials, and supplies will be stored outside of
the 100 -year floodplain per local floodplain regulations.
Prior to construction, Thornton and/or the TWP PA -1 contractors will obtain the required Weld
County grading permit and Stormwater Discharge Associated with Construction Activity —
General Permits from CDPHE. Construction SWMPs will be developed under the general
permit to protect the quality of stormwater runoff during construction in accordance with the
Construction Stormwater Discharge Permit requirements. BMPs will be implemented under
the Storm Water Management Plan (SWMP) to minimize or mitigate soil erosion and
revegetate disturbed areas.
The pipeline is not within a Geologic Hazard Overlay District. However, the pipeline crosses
two (2) fault lines along the route. Based upon mapping conducted by the Colorado Geological
Survey (Colorado Earthquake Hazards Mitigation Council, 2013), the mapped faults identified
in Weld County's CIS Data are not identified as quaternary faults (i.e. faults which have been
active in the past 1.8 million years) and such are generally not considered "active". Due to the
inactivity of the faults and the lack of recorded earthquakes in the area, the risk of shallow
earthquakes and ground movements is considered low. Construction risks therefore are
limited to poor rock conditions (i.e. fault breccia and gouge), spatially rapid changes in ground
conditions across fault zones, and the potential for perched water conditions. A referral was
sent to the Colorado Geological Survey who did not provide a recommendation. County staff
determined that because the pipeline is not within the Geo Hazard Overlay District the pipeline
is exempt from obtaining a permit under the current GHDP Procedural Guide because the
pipeline does not involve, 1) human habitation, 2) a concentration of people or, 3) pose
potential hazards to human life or property.
The pipeline crosses Special Flood Hazard Areas and the City of Thornton is required to apply
for a Flood Hazard Development Permit (FHDP) Prior to Construction. This recommendation
is shown under the Conditions of approval. The pipeline is not within an Airport Overlay Zone
or within the Dry Creek Regional Urbanization Area.
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Section 23-2-480.A.6 — All reasonable alternatives to the proposal have been adequately
assessed, and the proposed action is consistent with the best interests of the people of the
County and represents a balanced use of resources in the affected area.
A series of evaluations were conducted to develop the preferred route for the TWP PA 1. A
multistep process was used with considerable thought and consideration to minimize impacts
to local communities and future development.
A three -tiered evaluation program was implemented: First, alternative conceptual project
configurations were evaluated and a preferred delivery concept was selected based on
meeting the project purpose and need. See Purpose and Need section within the application
materials. Second, alternative project corridors consistent with the preferred delivery concept
and within a broader evaluation area were evaluated with input from potentially impacted
communities to determine a preferred corridor. Lastly, with input from potentially impacted
property owners within the preferred corridor, route configurations were evaluated within the
preferred corridor from step two. Evaluations are summarized below:
• Concept Evaluation - High-level evaluation of four alternative conceptual project
configurations to determine the preferred TWP delivery concept.
• Preferred Corridor Evaluation- Evaluation of four corridor alternatives within a
broader evaluation area utilizing the preferred TWP delivery concept to
determine a preferred corridor.
• Preferred Route Development — Evaluation of possible locations for the water
pipeline within the preferred corridor for suitability to determine a preferred route.
A high-level evaluation of four (4) alternative conceptual project configurations was
conducted to determine the preferred TWP delivery concept. The configuration alternatives
included:
• Concept 1: Pipeline from WSSC reservoirs to Thornton
• Concept 2: Pipeline from lower on the Cache la Poudre River to Thornton
• Concept 3: Colorado Big Thompson System Exchange/Deliveries
• Concept 4: River Exchange up the South Platte River
Criteria used to evaluate the relative probability of success at meeting TWP purpose and
need for each conceptual project configuration included:
• Water quality as related to meeting the need for a higher quality water source for
Thornton's water portfolio;
• Water quantity as related to meeting the annual volumetric water need over the
project planning period;
• Permitting requirements as related to meeting the required in-service date for
the TWP; and
• Intergovernmental constraints as related to meeting the required in-service date
for the TWP.
The results of the concept evaluation determined that Concept 1 best met the purpose and
need of the TWP. Thornton then conducted a preferred corridor evaluation for Concept 1.
Before conducting public outreach, which is not required by Weld County's USR permit
application process, and to determine the alternative corridor least impactful to local
communities, Thornton conducted a series of outreach meetings with local governments
and agencies that could be impacted by the TWP. Input from local governments and
agencies was utilized in developing alternative corridors and identifying the preferred
corridor. An evaluation area was established for developing alternative corridors. The
evaluation area consists of a 3 to 5.5 -mile wide path from WSSC Reservoir No. 4 to
Thornton.
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The evaluation area limits are described as follows:
• The east/west portion of the evaluation area is approximately 3 miles wide,
centered near WSSC Reservoir No. 4. The evaluation area extends from Larimer
County Road 19 east to Weld County Road 17 '/�. The southern extent of the
evaluation area is bounded by Douglas Road and the northern extent by Larimer
County Road 60/Weld County Road 96.
• The north/south portion of the evaluation area is approximately 4 to 5 1,4 miles
wide. It extends from Larimer County Road 60/Weld County Road 96 south to
168th Avenue. The evaluation area is bounded by 1-25 on the west and Weld
County road 17 Y2 on the east. Alternative corridors within the evaluation area
were identified using readily and publicly available geographic information
system (GIS) data. Guidelines used to identify the alternative corridors include
the following:
• Input from potentially affected local governments
• Minimizing impacts to ROW
• Minimizing impacts to water bodies and wetlands
• Bypassing geological hazardous areas
• Minimizing impacts to environmentally sensitive areas such as open space or
conservation areas
• Minimize impacts to congested areas, typically in developed, densely populated
areas
• Utilizing Thornton -owned property
• Following ROW/easements/property lines
Four alternative corridors each one -quarter mile wide were initially developed based on
input received from local government outreach. These four alternative corridors were
analyzed using non -economic data to determine the preferred corridor. The non -economic
criteria and method of measurement used in the evaluation of alternative corridors included
the following:
• Local Government Preference - Rating based on compliance with local
government preferences
• Geologic Hazards - Estimated length within areas identified as having mine
subsidence
• Community Impact- Number of local governments crossed
• Wetland/Riparian Crossing - Estimated length of wetland/riparian areas crossed
• Floodplain Crossings - Estimated length of floodplain areas crossed
• Parcel Owners - Number of unique parcel owners crossed
• ROW - Estimated possible length of water pipeline in ROW
The preferred corridor evaluation determined that Alternative D had the optimum route.
Thornton then conducted a preferred route evaluation for Alternative D. The preferred route
was determined with input from potentially impacted property owners within the preferred
corridor. The preferred route is TWP PA -1.
The preferred route includes up to approximately 13.3 miles of a buried 48 -inch water pipeline
and associated appurtenances in unincorporated Weld County. The water pipeline generally
parallels County Road 17 and extends from just north of Saint Vrain Creek to 168th Avenue.
Weld County staff indicated that the preferred route be located outside future planned road
ROW. The preferred route is located parallel to but outside of the future planned Weld County
road ROW where practicable. Typically, a 50 -foot permanent easement for the water pipeline
and an additional 40 -foot temporary easement for construction has been or is in the process
of being purchased from property owners. Portions of the TWP PA -1 include approximately
2.8 miles in incorporated areas of Platteville, Firestone, Frederick, and Dacono including roads
that have been annexed by these local governments.
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There is a total of one hundred forty-six (146) property owners that were notified within 150
feet on each side of the centerline of the pipeline easement. The Weld County Department of
Planning Services has not received any correspondence objecting to this USR.
a Section 23-2-480.A.7 — The nature and location or expansion of the pipeline - domestic water
will not unreasonably interfere with any significant wildlife habitat and will not unreasonably
affect any endangered wildlife species, unique natural resource, known historic landmark or
archaeological site within the affected area.
The TWP PA -1 will utilize trenchless construction methods for water pipeline installation to
minimize impacts to natural resources such as jurisdictional waters and wildlife habitat
associated with those areas. The area disturbed in constructing the water pipeline will be
restored to pre -construction conditions, including grade and vegetation, minimizing long-term
impacts to wildlife
The TWP PA -1 was assessed for potential jurisdictional waters and wildlife habitat using
publicly available mapping and aerial photographs, and by conducting a windshield survey of
areas that could be publicly accessed. Information on terrestrial and aquatic animals was
obtained from various sources including Colorado Parks and Wildlife, Colorado Natural
Diversity Information System, Colorado Natural Heritage Program, U.S. Fish and Wildlife
Service, published literature, and field surveys. Site surveys will be performed to aid in the
determination of jurisdictional waters and wildlife habitat. Information from the assessment
and survey information will be used to develop final design. Mitigation methods to minimize
impacts to these areas will be incorporated into the design and construction as appropriate.
Jurisdictional water crossings will be constructed using trenchless construction methods.
The City of Thornton conducted an assessment for potential habitat of federally threatened,
endangered, and candidate species protected under the Endangered Species Act. The TWP
PA -1 will have no effect on federally listed threatened, endangered, or candidate wildlife or
plant species. Mitigation measures such as restricting construction during nesting seasons
may be implemented as appropriate. The City of Thornton also conducted a Natural and
Cultural Resources Assessment.
H. Section 23-2-480.A.8. — No adverse impact from stormwater runoff to the public rights -of -way
and/or surrounding properties as a result of the pipeline - domestic water.
The water pipeline is exempt from the requirement for stormwater detention under the
exception for pipelines or transmission lines, per Weld County Code Section 23-12-80 F.1.a.5.
Offsite stormwater originates on lands adjacent to the water pipeline easement, and land
drains over land and via drainageways onto the water pipeline easement. Water originates
from multiple locations along the TWP PA -1 depending on topography. Disturbed areas will
be restored to preconstruction grades after construction and historic flows will be maintained.
Stormwater will exit the water pipeline easement by overland flow or flow in existing
drainageways. Water will leave the site from multiple locations along the TWP PA -1 depending
on topography. The pipeline easement is not within the MS4 area..
The proposed use is consistent with Chapter 22 and any other applicable code provisions or
ordinance in effect.
Agricultural Goals and Policies:
Section 22-2-20.A. - A.Goal 1. Respect and encourage the continuation of
agricultural land uses and agricultural operations for purposes which enhance the
economic health and sustainability of agriculture.
The TWP (Thornton Water Pipeline) PA -1, is within unincorporated Weld County and within
the agricultural zone. The water pipeline and fiber optic cable will be buried, and land use
effects on agricultural and other similar use will be temporary during construction and are
anticipated to be minimal after construction. Agricultural use within the permanent
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easement will be able to continue after construction so long as such uses do not interfere
with or endanger the operation of the TWP PA -1.
Section 22-2-20.B. - A.Goal 2. Continue the commitment to viable agriculture in Weld
County through mitigated protection of established (and potentially expanding)
agricultural uses from other proposed new uses that would hinder the operations of
the agricultural enterprises.
The TWP PA -1, within unincorporated Weld County is located in rural land use areas
designated as agricultural zoning. The water pipeline and fiber optic cable will be buried,
and land use effects on agricultural and other similar use will be temporary during
construction and are anticipated to be minimal after construction. Agricultural use within
the permanent easement will be able to continue after construction so long as such uses
do not interfere with or endanger the operation of the TWP PA -1.
Section 22-2-20.C. - A.Goal 3 County land use regulations recognize and respect the
rights afforded by the State Constitution and associated statues of individually
decreed water rights. Water rights are considered real property and should be
protected as any other private property right.
The TWP PA -1 will not impact water rights. The TWP is a water delivery system that will
convey raw water from the WSSC system which was purchased by Thornton in the mid -
1980's from unincorporated Larimer County to Thornton. Water from the WSSC system
purchased by Thornton from willing sellers has been decreed in Water Court for use in
Thornton.
Section 22-2-20.D.4. - A.Policy 4.1. Property owners should demonstrate
responsibility of ownership by minimizing safety and health hazards resulting from,
but not limited to, unsafe or dangerous structures and noncommercial junkyards.
Thornton and the TWP PA -1 contractors will provide and maintain sanitary
accommodations for the use of their employees during construction of the TWP PA -1 in a
manner that complies with the requirements and regulations of health departments and
other governmental bodies. These accommodations, including trash dumpsters and
portable toilets which will be located in several locations along the TWP PA -1 route based
on the general plan for construction. Construction waste will be stockpiled in construction
staging areas and removed from the construction site during the construction process.
Trash dumpsters will be emptied approximately every 1 to 2 weeks. The TWP PA -1 will not
include the need for permanent dumpsters or sanitary facilities. Noxious weeds within the
TWP PA -1 construction limits will be controlled using the Integrated Pest Management
(IPM) methods as described by the Colorado Department of Agriculture (CDOA).
Section 22-2-20.H.1. - A.Policy 8.1. The land use applicants should demonstrate that
adequate sanitary sewage and water systems are available for the intensity of the
development.
During construction, water may be purchased from local water providers for construction
activities such as watering the construction site to minimize fugitive dust or hydrotesting
the water pipeline. Contractors will be provided bottled water, water cooler service, or other
temporary source of drinking water during construction. Portable toilets will be used during
construction. No additional level of service is anticipated to be required.
Section 22-2-20.H.3. A.Policy 8.3. The land use applicants should demonstrate that
the roadway facilities associated with the proposed development are adequate in
width, classification and structural capacity to serve the proposed land use change.
The existing road network has adequate capacity to serve anticipated construction traffic
needs, and no new roads or improvements to existing roads are anticipated to be
necessary in unincorporated Weld County. After construction, the water pipeline and
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appurtenances could operate year-round, 24 hours a day; however, the water pipeline and
appurtenances will be unmanned. The existing road network has adequate capacity to
serve anticipated TWP PA -1 operation traffic needs. It is anticipated that normal operations
could include up to two TWP operators traveling in one pickup truck daily along the water
pipeline route for a visual inspection and maintenance activities during the hours of 8 a.m.
to 5 p.m. Up to twice per year, it is anticipated that TWP operators will enter vault and
manhole appurtenances to exercise valves and conduct routine maintenance of
equipment. To the extent practicable, visual inspections could be from public roads to
minimize impacts to property owners. In case of emergency, the operators may be on -site
outside of the normal operating hours. Consequently, there will be minimal effects on the
volume of traffic on local streets.
Section 22-2-20.H.4. - A.Policy 8.4. The land use applicants should demonstrate that
drainage providing stormwater management for the proposed land use change is
adequate for the type and style of development and meets the requirements of
county, state and federal rules and regulations.
Construction of the water pipeline will be via open cut and trenchless methods. In areas
where open cut methods will be employed, the ground will be restored to pre -construction
elevations restoring the historical drainage paths across the permanent easement. In the
areas where trenchless methods will be employed the historical drainage paths will be
undisturbed. Surface drainage BMPs implemented during construction will include
application of erosion control techniques and the successful revegetation of disturbed
areas. The required Weld County grading permit and CDPHE construction stormwater
permits will be obtained before construction, and the associated SWMPs will include
detailed descriptions of BMPs that will be used to control erosion. Disturbed areas will be
restored to pre -construction grades and revegetated where appropriate after construction.
Section 22-2-20.H.5. - A.Policy 8.5. The land use applicants should demonstrate that
public service providers, such as but not limited to schools, emergency services
and fire protection, are informed of the proposed development and are given
adequate opportunity to comment on the proposal.
No additional level of service from Weld County public service providers is anticipated to
be required. To minimize the impacts of construction on the local community, Thornton will
coordinate with Platte Valley RE -1, Saint Vrain Valley School District, and Fort Lupton RE -
8 School District regarding construction and haul routes and school bus traffic. Emergency
vehicle access needs will be maintained and construction activities coordinated with local
fire departments, police departments, ambulance services, and other emergency
responders as necessary.
Section 22-2-20.1.4. - A.Policy 9.4. Consider conservation of natural site features
such as topography, vegetation and water courses, in conjunction with the
conversion of land uses.
The TWP PA► -1 will utilize trenchless construction methods for water pipeline installation to
minimize effects to natural resources such as jurisdictional waters, including streams,
rivers, lakes, and wetland areas. The area disturbed for constructing the water pipeline will
be restored to preconstruction conditions, including grade and vegetation, thus minimizing
long-term impacts. The majority of the impacts on vegetation will be temporary during
construction of the water pipeline and long-term impacts to native vegetation communities
are not expected. Disturbed areas will be restored to pre -construction grades and
revegetated where appropriate after construction. Restored vegetation will be comparable
to existing vegetation. Certified weed -free seed mix consisting of drought -tolerant native
grasses and other types of vegetation as appropriate to meet property owner's preferences
and regulatory requirements will be specified in the SWMP for the revegetation of disturbed
areas. Disturbed mature vegetation will be replaced, per a property owner's reasonable
request, with a like species. Potential future repairs and maintenance could affect discrete
areas of vegetation when the water pipeline is accessed in a particular location. Any
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vegetated areas disturbed during maintenance or required repairs will be restored by the
methods used during construction. Based on site visits conducted in 2016 and 2017 along
publicly accessible areas and using Google Earth imagery, six broad vegetation
communities within the TWP PA -1 were identified and are as follows:
• Mixed upland
• Nonnative upland
• Riparian
• Wetlands
• Agricultural lands
• Developed/disturbed areas
Water pipeline crossings of high -quality vegetation such as wetlands or riparian
communities will be constructed using trenchless construction methods.
Section 22-2-20.1.5. - A.Folicy 9.5. Applications for a change of land use in the
agricultural areas should be reviewed in accordance with all potential impacts to
surrounding properties and referral agencies. Encourage applicants to
communicate with those affected by the proposed land use change through the
referral process.
The water pipeline and fiber optic cable will be compatible with adjacent land uses because
they will be buried at a depth sufficient to prevent interference with anticipated land uses.
The TWP PA -1 is located in and adjacent to agricultural land use areas. Agricultural use
within the permanent easement can continue after construction so long as such uses do
not interfere with or endanger the operation of the TWP PA -1. The TWP PA -1 is not
anticipated to impact standard agricultural practices once the water pipeline is installed.
Thornton will coordinate placement of the water pipeline and appurtenances, including bury
depth, with individual property owners to minimize impacts to property operations. To
introduce the public and potentially affected property owners to the TWP, respond to
questions, and to collect input from the public and potentially affected property owners,
Thornton conducted a series of Open Houses in November and December 2016 to
introduce the public and potentially affected property owners to the TWP
Outreach meetings were conducted with the following local governments:
Berthoud, Dacono, Firestone, Fort Collins, Frederick, Greeley, Johnstown, Larimer County,
Loveland, Mead, Milliken, Timnath, Weld County, Wellington and Windsor
Thornton has been in discussions with USACE beginning in 2014 to provide information
on the TWP to USACE staff. Thornton will continue consulting with USACE and plans to
submit a jurisdictional determination request to USACE before initiating design activities to
determine which areas in the TWP PA -1 route are jurisdictional waters. Design will include
trenchless construction methods at jurisdictional water crossings.
Additional outreach and coordination activities included:
• Meetings with local major utility providers.
• Meeting with CDOT (Colorado Department of Transportation).
• Meeting with CPW (Colorado Parks and Wildlife).
• Presenting the TWP at the Energy Industry Working Group (Weld County oil and
gas companies) on December 15, 2016.
• Sending letters to initiate coordination activities to local irrigation and ditch
companies, utility providers, wildlife agency outreach (CPW and USFWS),
NRCS, and local fire districts.
Urban Development Goals and Policies:
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Section 22-2-30.E. - UD.Goal 5. The County and municipalities should strive to
coordinate urban land use planning in cooperative planning areas, including such
items as development policies and standards, zoning, street and highway
construction, open space, public infrastructure and other matters associated with
urban development.
To determine the alternative corridor least impactful ctfu I to local communities, Thornton, in
2015, conducted a series of outreach meetings with local governments and agencies that
could be impacted by the TWP. During the outreach meetings with each local government
and agency, feedback was collected to determine preference(s) and/or determine potential
problems for the location of the water pipeline within the local government or agency's
jurisdictional and/or GMA boundaries. Weld County staff indicated a preference that the
final water pipeline alignment be located outside ROW and outside future planned ROW
unless approved by Weld County. Thornton met with Weld County Public Works staff to
determine the location and extent of future planned ROW. Thornton understands that, if
the TWP PA -1 is located parallel to and within the Weld County ROW, then use of that
ROW will required Weld County approval. Other local governments have variously
indicated preferences for the water pipeline to be inside or outside of ROW in their GMA;
however, Weld County's preference in unincorporated Weld County takes precedence.
Thornton reviewed GMA boundaries and transportation master plans for Dacono,
Frederick, and Firestone, and coordinated with these local governments to determine the
extent of future ROW within GMA boundaries. Thornton will coordinate the location of the
water pipeline within these municipalities and Weld County as appropriate.
Environmental Resources Goals and Policies:
Section 22-4-30.A.1. - WA.Folicy 1.1. Acknowledge a water right as real property that
is held by the individual or entity that has developed or maintained the water decree.
The TWP PA -1 will not impact water rights. The TWP is a water delivery system that will
convey domestic water from the WSSC system, purchased by Thornton in the mid -1980's,
from unincorporated Larimer County to Thornton. Water from the WSSC system purchased
by Thornton from willing sellers has been decreed in Water Court for use in Thornton.
Section 22-4-30.B. - WA.Goal 2. Strive to maintain and protect water supply storage
facilities, conveyances and infrastructure adequate to sustain continued water use.
Impacts to existing facilities will be managed and mitigated. The TWP PA -1 route was
located to minimize impacts to water supply storage facilities. The TWP PA -1 will cross
water supply conveyances and infrastructure, such as pipelines conveying raw and
domestic water service and irrigation ditches. As part of the stakeholder outreach effort,
Thornton has met with local major water providers and sent letters to water providers to
begin coordination activities regarding possible conflicts with existing and proposed future
utilities. The water pipeline and appurtenances will be designed and constructed in
accordance with accepted standards of practice. The design will incorporate criteria for
crossing existing utilities, such as minimum clearance requirements between pipelines.
Subsurface utility engineering will be completed during the design and construction phases
of the TWP PA -1 and will include surface geophysical methods and test holes to determine
the locations of existing utilities. The depth of bury will vary based on existing utility
crossings, road crossings, water crossings, other existing or proposed features, and
property owner preferences. During construction of the water pipeline short-term
disruptions could occur to domestic water service if a utility requires relocation. Area
residents will be notified in advance of any service disruptions. The TWP PA -1 will cross
multiple irrigation ditches within unincorporated Weld County. Thornton has begun
outreach to each irrigation ditch company to begin coordination activities. Thornton will
obtain appropriate agreements for each crossing prior to construction. Crossings will be
constructed using either open -cut or trenchless construction methods as directed by the
irrigation ditch company and during off season, if required.
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Section 22-4-30.D. - WA.Goal 4. Strive to address the quality of all water bodies as
outlined in the State and Federal Water Quality Standards.
Development of the TWP PA -1 route considered pipeline construction locations that
minimize impacts to historical surface and subsurface water flows in the project area.
Pipeline crossings of jurisdictional waters, including wetlands, will be constructed utilizing
trenchless construction methods. This construction method will eliminate surface
disturbance to the waterbody and effects on water quality. The TWP PA -1 will cross
multiple open waters, riparian areas, and wetlands. Prior to construction, Thornton and/or
the TWP contractors will obtain the required Weld County grading permit and Stormwater
Discharge Associated with Construction Activity — General Permit from CDPHE. SWMPs
will be developed under the general permit to protect the quality of stormwater runoff during
construction in accordance with the Construction Stormwater Discharge Permit
requirements. Construction wastewater associated with the potential dewatering of
trenches would be handled in accordance with CDPHE permit discharge requirements.
Prior to construction, Thornton and/or the TWP contractors will obtain a General Permit for
Construction Dewatering Activities from CDPHE and specify the management measures
to be used to capture and manage any generated discharge. Construction, operation, and
maintenance activities will comply with applicable federal, state, and local laws and
regulation regarding the use of hazardous substances.
Section 22-4-30.D.2. - WA.Policy 4.2. Applications for new development should
include provisions for adequately handling drainage and for controlling surface
erosion or sedimentation within the site itself.
Surface drainage stormwater BMPs will include application of erosion control techniques
and the successful revegetation of disturbed areas. The required Weld County grading
permit and CDPHE construction stormwater permits and SWMPs will include detailed
descriptions of BMPs that will be used to protect surface hydrology and water quality.
Section 22-4-30.F. - WA.Goal 6. Development should occur in areas where adequate
water quantity and quality is currently available or reasonably obtainable.
No water utility services will be required after construction. During construction, water may
be purchased from local water providers for construction activities such as watering the
construction site to minimize fugitive dust or hydrotesting the pipeline. Contractors will
provide bottled water, water cooler service, or other temporary source of drinking water
during construction.
Section 22-4-50.A.1. - AIR.Policy 1.1. If applicable, land use applications should
demonstrate future impacts on current air quality.
The amount of surface clearing required for construction will exceed 25 acres; therefore,
Thornton and/or the TWP PA -1 contractors will develop a fugitive dust control plan, submit
an air pollution emissions notice, and obtain a permit from CDPHE before construction
activities in accordance with state air quality regulations. The TWP PA -1 may be
constructed under multiple packages; therefore, multiple permits may be obtained as
required. Construction activities, such as vehicles driven over cleared ground, general
disturbance to vegetated areas, or soil stockpiles susceptible to winds, can cause fugitive
dust. During construction, dust control measures will be implemented. Examples of these
mitigation measures that may be used on the TWP PA -1 include:
• Speed limits for construction vehicles within the work area
• Water application to disturbed areas, dirt access roads, and stockpiles
• Erosion control techniques and best management practices
• Revegetation of disturbed areas where appropriate following construction
activities
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Water will be used as needed for dust suppression during construction. Water sources
could be nearby fire hydrants, water pipelines, and water trucks. Water may be purchased
from local water providers for construction activities. Once operational, the water pipeline
will not impact air quality.
Section 22-4-70.A. - N.Goal 1. Minimize the impact of noise on County residents.
During construction of the TWP PA -1, the TWP PA -1 will comply with Weld County's then -
existing maximum permissible noise levels (currently WCC Section 14-9-40). Noise from
construction equipment will be of short duration during construction. Noise levels from
equipment will be controlled through the use of standard maintenance procedures and the
use of appropriate mufflers. Construction hours will typically be from 7:00 a.m. to 7:00 p.m.,
Monday through Saturday unless otherwise approved by Weld County. Construction may
extend beyond these hours on a case -by -case basis. For example, some construction
activities may be required to complete uninterruptible tasks, meet an in-service date, or
minimize short-term impacts to traffic. No noises related to the water pipeline operation are
anticipated.
Section 22-4-1O0.A. - TPD. Goal 1. The County expects businesses, residents and
landowners to prevent negative impacts on human health and the environment from
waste processing or disposal. TPD.Policy 1.1. Land use applications should be
required to characterize the waste stream associated with the proposed land use.
Thornton and the TWP PA -1 contractors will provide and maintain sanitary
accommodations for the use of their employees during construction of the TWP PA -1 in a
manner that complies with the requirements and regulations of health departments and
other governmental bodies. These accommodations, including trash dumpsters and
portable toilets, will be located in several locations along the TWP PA -1 route based on the
general plan for construction. Construction waste will be stockpiled in construction staging
areas and removed from the construction site during the construction process. Trash
dumpsters will be emptied approximately every 1 to 2 weeks. After construction the TWP
PA -1 will not include the need for permanent dumpsters or sanitary facilities. Construction,
operation, and maintenance activities will follow best management practices for the
management of wastes to avoid and minimize impacts from potential spills or other
releases to the environment. These practices are discussed in greater detail in Section
C.2.f. Adverse impacts from the release of construction or operations wastes are not
expected.
Section 22-4-180.A. - H.Goal 1. Encourage the minimization and careful collection of
hazardous waste. Require the proper disposal of hazardous components, products
and waste.
Construction, operation, and maintenance activities involving Thornton or the TWP PA -1
contractors bringing any hazardous materials onto the site will comply with applicable
federal, state, and local laws and regulations regarding the handling, storage, disposal,
transportation, and use of hazardous substances. In its contract with the TWP PA -1
contractors, Thornton will require that the TWP PA -1 contractors comply with applicable
laws. Additional information is included in Section C.2.f.
Section 22-4-180.A.1. - H.Policy 1.1. All producers of regulated hazardous waste and
users of regulated hazardous materials within the County should comply with
federal, state and County statutes, regulations and ordinances regarding use,
reporting, storage and disposal of regulated hazardous waste or products.
Construction, operation, and maintenance activities involving Thornton or the TWP PA -1
contractors bringing any hazardous materials onto the site will comply with applicable
federal, state, and local laws and regulations regarding the handling, storage, disposal,
transportation, and use of hazardous substances. In its contract with the TWP PA -1
USR15-0130
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contractors, Thornton will require that the TWP PA -1 contractors comply with applicable
laws. Additional information is included in Section C.2.f.
Section 22-4-210.A.2. - NW.Policy 1.2. Attempt to control noxious weeds on County
property and in County maintained rights -of -way.
Noxious weeds within the TWP PA -1 construction limits, including within Weld County
ROW, will be controlled using the following IPM methods as described by the Colorado
Department of Agriculture (CDOA). The following methods have been developed to control
noxious weeds in a manner that prevents harm to human health and to environmentally
sensitive areas such as waterways and desirable vegetation including native trees.
• Major equipment (e.g. truck equipment and backhoes) will be cleaned by high
pressure air or water spray before being delivered to the project area to avoid
introducing undesirable plants and noxious weeds.
• If practicable, topsoil should not be salvaged in any area densely infested with
noxious weeds.
• For areas where removal is not practicable or only a small area of noxious weeds
is present, pretreat all noxious weed populations in the topsoil.
• Fertilizer or other soil amendments will not be used unless recommended by a
revegetation specialist based on site -specific conditions. The use of fertilizers
will be restricted because they can promote noxious weeds and can be
detrimental to native species in the revegetation mix.
• After construction is complete, all disturbed areas will be properly revegetated
as quickly as possible. Prompt revegetation with appropriate species is essential
for preventing the spread of noxious weeds.
• Certified weed -free seed and mulch will be used for revegetation. Weed -free
straw bales will be used for sediment barriers.
• If stands of noxious weeds become established, weed control would be
implemented following an integrated approach specific to the weed species
present.
• Because new control methods are continually being developed, particularly for
herbicide applications, any control methods used will follow the CDOA► and Weld
County recommendations at the time of implementation.
Section 22-5-30.A. - W.Goal 1. New development should be located and designed to
conserve critical ecosystem components, including wetlands, significant wildlife
habitats and migration corridors. Significant wildlife habitat is defined as a
geographical area containing existing or migrating wildlife and a combination of the
essential elements of food, water, cover and space in quantities sufficient to support
appropriate wildlife.
The TWP PA -1 will utilize trenchless construction methods for water pipeline installation to
minimize impacts to natural resources such as jurisdictional waters and wildlife habitat
associated with those areas. The area disturbed in constructing the water pipeline will be
restored to pre -construction conditions, including grade and vegetation, minimizing long-
term impacts to wildlife. The TWP PA -1 was assessed for potential jurisdictional waters
and wildlife habitat using publicly available mapping and aerial photographs, and by
conducting a windshield survey of areas that could be publicly accessed. Information on
terrestrial and aquatic animals was obtained from various sources including Colorado
Parks and Wildlife, Colorado Natural Diversity Information System, Colorado Natural
Heritage Program, U.S. Fish and Wildlife Service, published literature, and field surveys.
Site surveys will be performed to aid in the determination of jurisdictional waters and wildlife
habitat. Information from the assessment and survey information will be used to develop
final design. Mitigation methods to minimize impacts to these areas will be incorporated
into the design and construction as appropriate. Jurisdictional water crossings will be
constructed using trenchless construction methods. An assessment was conducted for
potential habitat of federally threatened, endangered, and candidate species protected
under the Endangered Species Act. The TWP PA -1 will have no effect on federally listed
USR15-0130
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threatened, endangered, or candidate wildlife or plant species. Mitigation measures such
as restricting construction during nesting seasons may be implemented as appropriate.
Impacts to these areas will be temporary and only occur while the water pipeline
construction is taking place. After construction is completed, the area will be restored to
pre -construction grades and vegetation.
Section 22-5-30.A.1. - W.Policy 1.1. Development and design of land uses which
require drainage, excessive removal of riparian vegetation and alterations of river or
stream banks should be discouraged in order to protect river or stream quality and
to protect key wildlife habitat.
The water pipeline will not require drainage and no alterations of river or stream banks will
occur. Site surveys will be performed to aid in the determination of jurisdictional waters and
wildlife habitat associated with those areas. Information from the assessment and survey
information will be used to develop final design. Mitigation methods to minimize impacts to
these areas will be incorporated into the design and construction as appropriate.
Jurisdictional water crossings will be constructed using trenchless construction methods.
Open waters and wetlands determined to be non jurisdictional and any riparian areas
would be temporarily impacted by open cut trenching activities. During construction, the
trench would be as narrow as safely practicable when crossing non jurisdictional waters
and wetlands or any riparian areas. The area disturbed in constructing the water pipeline
will be restored to pre -construction conditions, including grade and vegetation.
Section 22-5-30.A.2. - W.Policy 1.2. Conflicts with fish and wildlife habitats and
migration routes should be considered in land development. Developments adjacent
to rivers and streams, waterfowl areas and important or critical wildlife areas should
incorporate reduced densities, adequate setbacks and buffered areas.
The TWP PA -1 will utilize trenchless construction methods for water pipeline installation to
minimize impacts to natural resources such as jurisdictional waters and wildlife habitat
associated with those areas. The area disturbed in constructing the water pipeline will be
restored to pre -construction conditions, including grade and vegetation, minimizing long-
term impacts to wildlife. The TWP PA -1 was assessed for potential jurisdictional waters
and wildlife habitat using publicly available mapping and aerial photographs, and by
conducting a windshield survey of areas that could be publicly accessed. Information on
terrestrial and aquatic animals was obtained from various sources including Colorado
Parks and Wildlife, Colorado Natural Diversity Information System, Colorado Natural
Heritage Program, U.S. Fish and Wildlife Service, published literature, and field surveys.
Site surveys will be performed to aid in the determination of jurisdictional waters and wildlife
habitat. Information from the assessment and survey information will be used to develop
final design. Mitigation methods to minimize impacts to these areas will be incorporated
into the design and construction as appropriate. Jurisdictional water crossings will be
constructed using trenchless construction methods. An assessment of the TWP PA -1 was
conducted for wildlife habitat and migration corridors. The TWP PA -1 could temporarily
impede movement of wildlife and result in the displacement of some individuals during
construction activities. During construction, wildlife crossovers (trench plugs) with ramps
on each side of the trench could be installed at well-defined game trails. The water pipeline
would not provide a barrier to wildlife movement over the long term because the water
pipeline would be buried.
Section 22-5-30.A.3. - W.Policy 1.3. Identify and attempt to protect critical or unique
habitat areas of high public value, such as habitats of endangered or unique species,
significant viewing areas and breeding and spawning areas.
An assessment was conducted for potential habitat of federally threatened, endangered,
and candidate species protected under the Endangered Species Act. The TWP PA -1 will
have no effect on federally listed threatened, endangered, or candidate wildlife or plant
species. Mitigation measures such as restricting construction during nesting seasons may
be implemented as appropriate. Impacts to these areas will be temporary and only occur
USR15-0130
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while the water pipeline construction is taking place. After construction is completed, the
area will be restored to pre -construction grades and vegetation.
Section 22-5-30.B.1. - W.Policy 2.1. The effect of proposed development upon wildlife
and habitat should be evaluated. Loss of critical habitat should be mitigated. The
County will maintain maps of known critical wildlife habitats.
An assessment of the TWP -PA-1 was conducted for wildlife and wildlife habitat.
Information on terrestrial and aquatic animals was obtained from various sources including
Colorado Parks and Wildlife, Colorado Natural Diversity Information System, Colorado
Natural Heritage Program, U.S. Fish and Wildlife Service, published literature, and field
surveys. An assessment was conducted for potential habitat of federally threatened,
endangered, and candidate species protected under the Endangered Species Act. The
TWP PA -1 will have no effect on federally listed threatened, endangered, or candidate
wildlife or plant species. Mitigation measures such as restricting construction during nesting
seasons may be implemented as appropriate. Impacts to these areas will be temporary
and only occur while the water pipeline construction is taking place. After construction is
completed, the area will be restored to pre -construction grades and vegetation.
Section 22-5-40.D. - G.Goal 4. Encourage the preservation, enhancement and/or
maintenance of significant natural land features during the land use process.
The TWP PA -1 will utilize trenchless construction methods for water pipeline installation to
minimize impacts to natural resources such as jurisdictional waters and wildlife habitat
associated with those areas. The area disturbed in constructing the water pipeline will be
restored to pre -construction conditions, including grade and vegetation, minimizing long-
term impacts to wildlife.
Section 22-5-40.D.3. - G.Policy 4.3. Encourage compatible, drought -tolerant
landscaping in land use proposals and ensure the integration of new landscaping
with the existing natural landscape.
The majority of the impacts on vegetation will be temporary during construction of the water
pipeline and long-term impacts to native vegetation communities are not expected.
Disturbed areas will be restored to pre -construction grades and revegetated where
appropriate after construction. Restored vegetation will be comparable to existing
vegetation. Certified weed -free seed mix consisting of drought -tolerant native grasses and
other types of vegetation as appropriate to meet property owner preferences or regulatory
requirements will be specified in the SWMP for the revegetation of disturbed areas.
Disturbed mature vegetation will be replaced, per a property owner's reasonable request,
with a like species. Potential future repairs and maintenance could affect discrete areas of
vegetation when the water pipeline is accessed in a particular location. Any vegetated
areas disturbed during maintenance or required repairs will be restored by the methods
used during construction.
Other Natural Resources Goals and Policies:
Section 22-5-120.C. - NR.Goal 3. Recognize Weld County soils as a natural resource
that is important to support the Weld County economy.
Surface drainage BMPs implemented during construction will include application of erosion
control techniques and the successful revegetation of disturbed areas. The required Weld
County grading permit and CDPHE construction stormwater permits will be obtained before
construction, and the associated SWMPs Ps will include detailed descriptions of BMPs that
will be used to control erosion. Disturbed areas will be restored to pre -construction grades
and revegetated where appropriate after construction.
Section 22-5-120.C.1. - NR.Policy 3.1. Support efforts to limit the loss of soil through
wind and water erosion.
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Surface drainage BMPs implemented during construction will include application of erosion
control techniques and the successful revegetation of disturbed areas. The required Weld
County grading permit and CDPHE construction stormwater permits will be obtained before
construction, and the associated SWMPs will include detailed descriptions of BMPs that
will be used to control erosion. Disturbed areas will be restored to pre -construction grades
and revegetated where appropriate after construction.
Section 22-5-120.D. and D.1. - NR.Goal 4. Support the health, preservation and uses
of the grassland areas of the County. and NR.Policy 4.1. Support the responsible
use of dryland grass areas of the County for ranching, farming, mineral extraction
and other beneficial uses.
The easements needed for the water pipeline will grant Thornton an area to construct,
operate, and maintain the water pipeline, and property owners will maintain fee title to the
land. Property owners who grant a permanent easement to Thornton can continue to use
the land within the easement area for purposes such as farming, ranching or other
beneficial uses, so long as such uses do not interfere with or endanger the operation of the
TWP PA -1. The majority of the impacts on vegetation will be temporary during construction
of the water pipeline and long-term impacts to native vegetation communities are not
expected. Disturbed areas will be restored to pre -construction grades and revegetated
where appropriate after construction. Restored vegetation will be comparable to existing
vegetation. Certified weed -free seed mix consisting of drought -tolerant native grasses and
other types of vegetation as appropriate to meet property owner preferences or regulatory
requirements will be specified in the SWMP for the revegetation of disturbed. Disturbed
mature vegetation will be replaced, per a property owner's reasonable request, with a like
species. Potential future repairs and maintenance could affect discrete areas of vegetation
when the water pipeline is accessed in a particular location. Any vegetated areas disturbed
during maintenance or required repairs will be restored by the methods used during
construction.
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. Prior to recording the map:
A. A Road Maintenance Agreement is required during the construction of the pipeline. Road
maintenance may include dust control, tracking control, damage repair attributable to
construction of the pipeline and located within ��� mile of any construction access point for the
project. (Department of Public Works)
B. Provide written evidence to the Department of Planning Services that a crossing agreement
has been approved with The Farmers Reservoir and Irrigation Company. (Department of
Planning Services)
C. Provide written evidence to the Department of Planning Services that a crossing agreement
has been approved with the Last Chance Ditch Company. (Department of Planning Services)
D. Provide written evidence to the Department of Planning Services that Colorado Department of
Transportation (CDOT) permits have been obtained. (Department of Planning Services)
E. Provide written evidence to the Department of Planning Services that there has been resolution
with the City of Dacono concerning the haul route. (Department of Planning Services)
F. Provide written evidence to the Department of Planning Services that the concerns of the Town
of Firestone have been resolved. (Department of Planning Services)
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C. Provide written evidence to the Department of Planning Services that the concerns of the
Lupton Bottom Ditch Company have been addressed. (Department of Planning Services)
H. The USR map shall be amended to delineate the following:
1) All sheets of the map shall be labeled U51 18-01 0. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-520.D of the Weld County Code. (Department
of Planning Services)
4) County Roads 4, 8, 10, 16, 17, 18, 22 & 28 are gravel roads and are designated on the
Weld County Functional Classification Map as local roads which require 60 feet of rig ht -of -
way at full buildout. The applicant shall delineate and label on the site map or plat the
existing right-of-way (along with the documents creating the existing right-of-way) and the
physical location of the road. This road is maintained by Weld County. (Department of
Public Works)
5) County Road 6 & 20 are paved roads and are designated on the Weld County Functional
Classification Map as collector roads which require 80 feet of right-of-way at full buildout.
The applicant shall delineate and label on the site map or plat the existing right-of-way
(along with the documents creating the existing right-of-way) and the physical location of
the road. This road is maintained by Weld County. (Department of Public Works)
County Roads 12 & 14 Section Lines are shown to have 60 feet of unmaintained section
line right-of-way per the Weld County GIS right-of-way map. The applicant shall delineate
the existing right-of-way on the site plan. All setbacks shall be measured from the edge of
right-of-way. Show and label the section line Right -of -Way as "CR 12 or CR 14 Section
Line Right -Of -Way, not County maintained." (Department of Public Works)
County Roads 24 & 26 are under the jurisdiction of the Town of Firestone where the
pipeline crosses. The municipality has jurisdiction over access to the road. Show and label
the right-of-way. Show the approved access(es) on the site plan and label with the
approved access permit number if applicable. (Department of Public Works)
8) Show and label the approved permanent access locations on the site plan (If applicable).
The applicant must obtain an access permit in the approved location(s) prior to
construction. (Department of Public Works)
2. 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 23-2-520.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)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map not be recorded within the required one hundred twenty (120) days from the date of the Board
of County Commissioners Resolution, a $50.00 recording continuance charge shall added for each
additional three (3) month period. (Department of Planning Services)
4. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to construction of the
USR10-0130
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pipeline. (Department of Public Works)
B. The applicant shall submit evidence of a right-of-way permit for any work that may be required
in the right-of-way and/or a special transport permit for any oversized or overweight vehicles
that may access the site. (Department of Public Works)
C. If more than one (1) acre is to be disturbed for construction of non -pipeline items, a Weld
County grading permit will be required. (Department of Public Works)
D. A Flood Hazard Development Permit is required to install pipelines in the 100 -year floodplain.
(Department of Planning Services - Floodplain)
E. The applicant shall submit a Communication Plan. (Department of Planning Services)
F. The applicant shall submit a statement that addresses the lighting that will be used if there is
construction on the pipeline at night. (Department of Planning Services)
Prior to Operation:
A. The applicant shall develop an Emergency Action and Safety Plan with the Office of Emergency
Management and the Fire District. The plan shall be reviewed on an annual basis by the Facility
operator, the Fire District and the Weld County Office of Emergency Management. Submit
evidence of acceptance to the Department of Planning Services. (Department of Planning
Services)
6. The Use by Special Review 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 map 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) (Department of Planning Services)
USR18-0130
Page 21 of 25
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
(City of Thornton raw domestic water pipeline)
USR18-0130
1. A Site -Specific Development Plan and Special Review Permit for a greater than 16 -inch raw
domestic water pipeline (permanent 48 -inch pipeline and associated appurtenances, including, but
not limited to: buried valve assemblies, access manways, fiber optic cable and temporary
construction easements) in the A (Agricultural) Zone District, subject to the Development Standards
stated hereon. (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. The property owner or operator shall provide written evidence of an 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)
4. The number of employees during peak construction will be between eighty (80) and one -hundred
(1 00) according to the application materials. (Department of Planning Services)
5. The number of employees post construction activity will include up to two (2) City of Thornton
employees traveling in one (1) pickup truck along the water pipeline route for visual inspections
and maintenance activities. This activity can occur daily between the hours of 8 a.m. to 5 p.m
Monday — Friday. (Department of Planning Services)
6. Hours of operation during construction will occur between 7am and 7pm, Monday — Saturday and
may be extended with prior approval by the Dept. of Planning Services. The pipeline will operate
24 hours per day, seven (7) days per week post -construction. It is expected that the City will be
able to access the easement during anytime for maintenance and repairs. (Department of Planning
Services).
7. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of
the Weld County Code. (Department of Planning Services)
8. 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. (Department of Public Works)
9. During construction, the access(es) on the site shall be maintained to mitigate any impacts to the
public road including damages and/or off -site tracking. (Department of Public Works)
10. During construction, there shall be no parking or staging of vehicles on public roads. (Department
of Public Works)
11. 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. (Department of Public
Works)
12. Any damage occurring to the County right-of-way or County maintained roadway, caused by the
pipeline, will be the responsibility of the operator. (Department of Public Works)
13. The historical flow patterns and runoff amounts on site will be maintained. (Department of Public
Works)
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14. During construction, 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)
15. During construction, 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)
16. During construction, 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 facility shall operate in accordance with Chapter 14, Article 1 of the Weld County
Code. (Department of Public Health and Environment)
17. Fugitive dust and fugitive particulate emissions shall be controlled throughout the duration of
construction of the pipeline and until ground cover is established. Uses on the property shall comply
with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health
and Environment)
18. 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)
19. During construction, adequate toilet facilities and handwashing units shall be provided. Portable
toilets are acceptable. Portable toilets shall be serviced by a cleaner licensed in Weld County and
shall contain hand sanitizers. (Department of Public Health and Environment)
20. The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code. (Department of Public Health and Environment)
21. 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)
22. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2018 International Codes; 2006 International Energy
Code; 2017 National Electrical Code; A building permit application must be completed and two
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
registered State of Colorado engineer shall be required or an open hole inspection. (Department
of Building Inspection)
23. 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.
24. 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. (Department of Planning Services)
USR18-0130
Page 23 of 25
25. 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.
26. 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 waste of 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 person 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.
27. 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 from
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 private nuisance 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
USR18-0130
Page 24 of 25
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, sand burs, 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.
USR18-0130
Page 25 of 25
March 18, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: daungstco.weld.co.us
PHONE: (970) 400-3524
FAX: (970) 304-6498
Brett Henry
12450 Washington Street
Thornton, CO 80241
Subject: USR18-0130 - A Site Specific Development Plan and Special Review Permit for a greater than
16 -inch domestic water pipeline (48 -inch pipeline) this is
the first 13.3 -miles of a 24 -mile long pipeline in the A (Agricultural) Zone District
On parcel(s) of land described as:
The pipeline crosses Sections 4, 5, 8, 9, 16, 17, 20, 21, 28, 29, 32, and 33, T1 N, R67W; Sections 4, 5,
8, 9, 16, 17, 20, 21, 28, 29, 32, and 33, T2N, R67W; Sections 20, 21, 28, 29, 32, and 33, T3N, R67W;
All in the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on April 16, 2019, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on May 8, 2019 at 10:00
a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150 O
Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
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 and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplannincicases.org
If you have any questions concerning this matter, please call.
Res I ly,
ltal)
Tom ar o
Planner
January 07, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 400-3524
FAX: (970) 304-6498
BRETT HENRY
12450 WASHINGTON ST
THORNTON CO 80241
Subject: USR18-0130 - A Site Specific Development Plan and Special Review Permit for a greater than
16 -inch domestic water pipeline (48 -inch pipeline) this is the first 13.3 -miles of a 24 -mile long pipeline in
the A (Agricultural) Zone District
On parcel(s) of land described as:
The pipeline crosses Sections 4, 5, 8, 9, 16, 17, 20, 21, 28, 29, 32, and 33, TIN, R67W; sections 4, 5, 8,
9, 16, 17, 20, 21, 28, 29, 32, and 33, T2N, R67W; Sections 20, 21, 28, 29, 32, and 33, T3N, R67W; All in
the 6th P.M., Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration 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 following Planning Departments for their review and comments:
Dacono at Phone Number 303-833-2317
Frederick at Phone Number 720-382-5500
Firestone at Phone Number 303-833-3291
Mead at Phone Number 970-535-4477
Platteville at Phone Number 970-785-2245
Fort Lupton at Phone Number 303-857-6694
Northglenn at Phone Number 303-450-8709
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Respectfully,
Diana Aungst
Planner
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