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HomeMy WebLinkAbout20191153.tiffHEARING CERTIFICATION DOCKET NO. 2018-130.B RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT, USR18-0077, FOR A GREATER THAN 12 -INCH HIGH PRESSURE NATURAL GAS PIPELINE (36 -INCH NATURAL GAS PIPELINE) APPROXIMATELY 70 MILES IN LENGTH IN THE A (AGRICULTURAL) ZONE DISTRICT — CHEYENNE CONNECTOR, LLC A public hearing was conducted on March 27, 2019, at 10:00 a.m., with the following present: Commissioner Barbara Kirkmeyer, Chair Commissioner Mike Freeman, Pro -Tern Commissioner Sean P. Conway Commissioner Scott K. James Commissioner Steve Moreno Also present: Acting Clerk to the Board, Selena Baltierra Assistant County Attorney, Bob Choate Planning Services Department representative, Kim Ogle The following business was transacted: la I hereby certify that pursuant to a notice dated October 12, 2019, and duly published October 17, 2019, in the Greeley Tribune, a public hearing was conducted on December 12, 2018, to consider the request of Cheyenne Connector, LLC, for a Site Specific Development Plan and Use by Special Review Permit, USR18-0077, for a greater than 12 -inch high pressure natural gas pipeline (36 -inch natural gas pipeline) approximately 70 miles in length in the A (Agricultural) Zone District, at which time the matter was continued to March 27, 2019, to allow Cheyenne Connector, LLC, adequate time to secure additional right-of-way for the project. Bob Choate, Assistant County Attorney, made this a matter of record. la Chair Kirkmeyer stated she understood the applicant was requesting a continuance, and Commissioner Freeman requested clarification on the applicant's name, Cheyenne Connector, LLC, dba Tallgrass Energy Partners, LLC (the application applicant) or Cheyenne Connector Pipeline, Inc. (the condemnation filer). In response, Dick Sears, Vice President of Tallgrass Energy, explained Cheyenne Connector, LLC, is the applicant for Weld County, as well as the applicant on the Federal Energy Regulatory Commission (FERC) paperwork. He continued stating Cheyenne Connector, Inc., is a subsidiary company of the LLC, formed for the purpose of the condemnations to comply with State Statute. In response to Commissioner Freeman, Mr. Sears indicated the incorporation (Inc.) was formed in early 2018. In response to Chair Kirkmeyer, Mr. Sears confirmed Cheyenne Connector, Inc., is the holder of the easements and will assign the easements to the LLC, as necessary. Commissioner Freeman indicated the information was provided to him by the County Attorney, Bruce Barker, and Chair Kirkmeyer reflected on the conversation stating, at the present time, Cheyenne Connector, LLC, had no easements. Mr. Sears stated at the time of construction Cheyenne Connector, LLC, will have the land rights from Cheyenne Connector, Inc. Chair Kirkmeyer confirmed with Commissioner Freeman and indicated, without the easements being transferred from the Inc. to the LLC, there cc:PL.(KO/TP), PW(£-P), E.HCLL) O5/c ,f 19 2019-1153 PL2611 HEARING CERTIFICATION - CHEYENNE CONNECTOR, LLC (USR18-0077) PAGE 2 is not a complete application. Commissioner Conway concurred with the comments made and Chair Kirkmeyer reiterated the applicant and easement issue. Mr. Choate stated he did not want to contradict Mr. Barker and was not familiar with Mr. Barker's analysis of the situation; however, Mr. Choate agreed Cheyenne Connector, LLC, did not have any easements. In response to Commissioner Conway, Mr. Ogle stated he was not made aware of the issue until the morning of the hearing. In response to the Board, Mr. Sears indicated approximately 55% of easements were in place for Cheyenne Connector, Inc. Mr. Sears discussed the previous hearing, indicated the applicant had been focused on the pipeline route concern, and stated they have pursued additional right-of-way (ROW) to obtain the route. He explained they had not reached an agreement with many of the landowners and had to resort to condemnation. He stated all of the condemnations had been filed and scheduled for hearing, which should be complete by the end of April. He mentioned the FERC certificate is also expected in April. Mr. Sears indicated the ROW and the certificate would be completed by May 8, 2019, and requested that date as a continuance date. El Commissioner Freeman stated, to his understanding, the Board previously requested the easements to be in place with a willing buyer and seller. He expressed his frustration and Commissioner James further clarified the previously mentioned issue regarding the name of the applicant. el Chair Kirkmeyer recessed the hearing to allow for the Board to discuss with staff and the applicant to discuss with their team. el Chair Kirkmeyer reconvened the hearing at 11:21 a.m. and clarified the recess was to contact the County Attorney, Bruce Barker, for advice and clarity on whether a continuance is warranted. Kim Ogle, Department of Planning Services, stated the Department of Planning Services received a letter from Shawn Bates, who represented the applicant, requesting a continuance to obtain additional ROW. He indicated at the time of the letter, there was approximately 54% of the total private lands and agency ROWs crossed by the pipeline obtained. He reiterated the applicant is requesting the continuance to May 8, 2019, and in response to Commissioner Conway, clarified there is no number associated with the number of easements that have been obtained. Mr. Sears reiterated the request for the continuance and, which would allow them to stay on schedule, and in response to Commissioner Conway, Mr. Sears stated they would expect to have 90% or more of the ROW obtained by the continuance date requested. In response to Commissioner Conway, Mr. Sears reiterated when the FERC certificate would be obtained. Ei Chair Kirkmeyer opened the hearing for public testimony regarding the continuance. Marvin Bay, surrounding property owner (SPO), expressed concerns with Tallgrass obtaining the land rights and explained the timeline of working with Tallgrass. He indicated he sends out emails regularly to other SPOs, and stated he felt the request for the continuance was the applicant disregarding the farming operations. He explained it does not make sense for the farmers to plant their crops when Tallgrass plans to go through with the pipeline. He stated Tallgrass is not willing to pay for the ROW, but is willing to pay for some of the crops they destroy. 2019-1153 PL2611 HEARING CERTIFICATION - CHEYENNE CONNECTOR, LLC (USR18-0077) PAGE 3 He stressed the issues of working with the applicant and mentioned the condemnations. In response to Chair Kirkmeyer, Mr. Bay indicated the growing season will be complete sometime in November, depending on the crops and weather. In response to Commissioner Conway, Mr. Bay expressed he would be in favor of a continuance if it were after the growing season. • Greg Cecil, SPO, reviewed the letters he received from Tallgrass and questioned why the applicant has been able to work with other SPOs in the past, on other projects and not with this one. He stated non -irrigated land makes a difference, and expressed he does not feel the applicant has been able, or willing, to understand what the pipeline could do to the irrigated land. Mr. Cecil indicated there had not been good faith negotiations from the beginning and, in response to Commissioner Conway, he stated he was neutral concerning whether the continuance should be approved or not. Tom Karlberg, SPO, supported the continuance if negotiations are based on voluntary buying and selling. Va Les Peterson, SPO, questioned the footage of the pipeline that had been obtained, and agreed there should be a willing seller and buyer. In response to Commissioner Conway, Mr. Peterson clarified the question. • Bruce Johnson, SPO, agreed with Mr. Bay regarding the continuance occurring after the crop season. He reiterated the applicant has not operated in good faith, compared to the relationships he has had with other pipeline operators. IR William Oster, SPO, indicated he was present at the December BOCC hearing and mentioned he got a condemnation letter about a week later. He stated there were no additional efforts to work in good faith. He supported Mr. Bay's comments and reiterated sales should be voluntary. CI Janet Roth, SPO, referenced her submitted letter and stated she felt the continuance is solely on the basis that there are 54 immediate possessions still pending court dates. She explained she had spent two (2) days attending the court cases and mentioned, in order for the applicant to condemn property, it had to be a Colorado corporation and be for a natural gas pipeline, which was the purpose for Cheyenne Connector, Inc. She stated the issue with her personal agreement was the applicant would not agree to a natural gas -only pipeline. She further included information she heard at the immediate possession hearings and agreed the application should be continued until after the crop season. She provided a timeline of the crop season and explained the risks if crops are not produced. She mentioned her relationships with other pipeline owners and stressed farming is their way of life. Ms. Roth stated she would like the applicant to operate entirely as the LLC, and reiterated the Inc. was made only to condemn the SPOs in court. Additionally, she requested 95% of the easements be obtained voluntarily, or for the hearing to be continued until after crop season. • Marsha Baker, SPO, reiterated the concerns of the Board at the last hearing. She indicated she received the condemnation letter two (2) days after the December 11, 2018, Board hearing. She read the letter and explained there were items missing from the letter, which the applicant and she had discussed. She reiterated the applicant tried to proceed with the hearing in December 2019-1153 PL2611 HEARING CERTIFICATION - CHEYENNE CONNECTOR, LLC (USR18-0077) PAGE 4 and she agreed with Ms. Roth that the only reason they want to continue until May 8th, is to finish the condemnation hearings. She reiterated the applicant should not be able to work on their land until after harvest and stated there should still be some negotiation. She expressed she sees no value in a continuation unless there are some restrictions. la Ted Buderus, SPO, agreed the Board should continue the case to November and stated, historically, pipelines have never been able to cross ditches during irrigation season. He indicated the ditches run from April 1 thru November 1. Ms. Roth additionally commented, and stated she spoke to a FERC representative and reviewed her conversation with him, indicating the Board had to approve the application prior to the FERC certification. She reiterated the summer crop timeline and stated this matter needs to wait until after the crop season. Larry Ehrlich, SPO, stated if a crop is established and the pipeline goes through during the growing season, the crop insurance becomes null and void. He opposed the proposed continuance date, and in response to Commissioner Conway, he agreed the continuance should be after the growing season and any sales should be voluntary. He questioned why the applicant is confident they can get to 95% of the ROW and stated it is only because it will be obtained through the courts. • Chair Kirkmeyer closed public hearing. • Mr. Sears rebutted and stated there had been a lot of negative comments regarding good faith negotiations made in public testimony. He provided the applicant's definition of good faith negotiations and addressed why they will not pay the SPOs as much as other pipeline owners have paid. He indicated there have been, on average, 19 contacts with each land owner, and reiterated they have resorted to the courts. He explained their offers were based on third -party, expert evaluation of comparable lands, and stated he understood it is a big imposition to land owners. Mr. Sears stated they are doing their best to address the concerns of the SPOs, but are not always successful. In response to the questions regarding the time of construction, he indicated the applicant did not choose the timing of the project, rather, it was based on the FERC approval. He stressed the importance of the May 8th continuance date with their timeline and reiterated their preferences would be voluntary easement agreements. In response to Commissioner James, Mr. Sears indicated he understood a continuance is a courtesy. Commissioner James read Section 22-2-20.B.2, regarding the protection of agriculture in Weld County. In response, Mr. Sears explained how the applicant is abiding by the Code and Commissioner James stated his support of the continuance date being after the crop season. • Commissioner Conway clarified the applicant's testimony regarding FERC regulations, and Mr. Sears compared the proposed pipeline with pipelines owned by other applicants. In response to Chair Kirkmeyer regarding crossing agreements with ditch companies, Shawn Bates, applicant, explained they are procuring 30 crossing agreements, 16 of which are 2019-1153 PL2611 HEARING CERTIFICATION - CHEYENNE CONNECTOR, LLC (USR18-0077) PAGE 5 in hand and indicated eight (8) of them are not FRICO (Farmers Reservoir and Irrigation Company) ditches. He further stated there was a scheduled meeting with FRICO to finalize an agreement. In response to Chair Kirkmeyer, Mr. Bates reiterated they have negotiated 16 of the 30 crossing agreements, and he explained the damages compensation process. In response to the question asked by a SPO, regarding the length in miles of the pipeline obtained, he stated 39 of the 70 miles of the pipeline have been acquired voluntarily, which is equivalent to 55% of the pipeline. In response to Chair Kirkmeyer, the applicant explained the company's experience with prime irrigated farm land. al Chair Kirkmeyer recessed the hearing for a short break to allow the applicant to consult with his team. • Chair Kirkmeyer reconvened the hearing and Adam Schiche, Assistant General Council for Tallgrass Energy, reiterated the request for the May 8th continuance and indicated they chose a date later than what they preferred. He questioned the authority of the Board to consider a November date, which was not proposed by the applicant. Chair Kirkmeyer explained to the applicant the process in which the Board considers a continuance, and Mr. Schiche reiterated the importance of the May 8th continuance, to the applicant and the impacted producers. Chair Kirkmeyer stated, if the Board was to consider a date later than May 8th, the applicant would have an opportunity to reconsider their request for a continuance. • In response to Commissioner Conway regarding how the remainder of the pipeline easements will be obtained, Mr. Schiche mentioned the condemnation process and how the timeline will depend on whether the applicant can obtain the immediate use of possession. He further explained the majority of the remaining easements will be obtained through the condemnation process in the Weld County Court. • Commissioner James restated the Right to Farm Statement in the Weld County Code, and suggested continuing the hearing to November 20, 2019, at 10:00 a.m. Commissioner Moreno agreed to the continuance; and stated, he is not in support of the proposed May 8th date, but will be in support of a continuance with respect to the farming season. • Commissioner Conway concurred with the previous statements and explained he would only support a continuance if it addresses the issues brought forth in public comment. He further mentioned he understood the applicant has a timeframe, and referenced the easements that have been obtained since the December hearing. He stated he would support a continuance, with respect to the surrounding uses. • Commissioner Freeman stated his hesitations to support the continuance, and indicated he would continue to listen, but at the time was not in support of the continuance. ag Chair Kirkmeyer agreed with Commissioner James, and mentioned her background in farming. She expressed she understood it is not as simple as the applicant paying for damages. She referenced the Right to Farm Statement and stated whichever action takes place needs to take into consideration the surface owner's rights and not disrupt the farming or irrigation 2019-1153 PL2611 HEARING CERTIFICATION - CHEYENNE CONNECTOR, LLC (USR18-0077) PAGE 6 operations. She indicated agreements that include irrigated farm land take a long time, and stated her experience with pipelines disrupting her farm operations. She expressed her support of a continuance that provides certainty to all of the SPOs that spoke, and indicated it would need to occur after May 8, 2019. She added it is in the purview of the Board to continue the case based on the comments of the applicant. • After some discussion, Chair Kirkmeyer recessed the hearing. 02- Chair Kirkmeyer reconvened the hearing at 12:43 p.m. • Mr. Schiche reiterated he believed they had met all seven (7) of the Code criteria to obtain a Land Use Permit. He referenced the last hearing and mentioned the need for the Board to understand the pipeline route. He stated, although agriculture is important to the County, so is oil and gas development. He reitereated the proposed use and expressed frustration with additional issues the Board did not address in December. He indicated in his opinion, with respect to the criteria, nothing will change with a May 8th, or November hearing date. • In response to Mr. Schiches' question asking what the Board feels will change between May 8 and November dates, Mr. Choate informed the Board it was not necessary for them to answer the question in order to choose whether or not to grant the continuance. After further discussion regarding the applicant's option to withdraw the request for the continuance, Chair Kirkmeyer called a recess for lunch and to allow the applicant time to discuss the continuance with their team. O Chair Kirkmeyer reconvened the hearing at 1:36 p.m. • Mr. Schiche reiterated the request for a continuance for sometime in May if the May 8 date did not work for the Commissioners. Commissioner Moreno restated he was in support of the continuance and mentioned he was willing to discuss additional dates after the farming season. • Commissioner James moved to continue the request of Cheyenne Connector, LLC, for a Site Specific Development Plan and Use by Special Review Permit, USR18-0077, for a greater than 12 -inch high pressure natural gas pipeline (36 -inch natural gas pipeline) approximately 70 miles in length in the A (Agricultural) Zone District, to November 20, 2019, to allow adequate time for the applicant to secure additional right-of-way for the project and to provide some certainty for the surrounding agricultural community. The motion was seconded by Commissioner Conway, and it carried unanimously. Commissioner Conway stated, due to the comments made by the public and all of the factors involving outstanding easements and the agricultural season, it was appropriate to continue the case to the November date. He stated he was originally not in support of the motion; however, the public comment convinced him otherwise, and he feels the neighbors have been understanding with the applicant. Commissioner Freeman reiterated he is not in favor of a continuance, but if the hearing is continued to after farming season, he will support the motion. Chair Kirkmeyer stated she supported the motion for the continuance, and referenced the concerns of the last hearing for the applicant to have all of the easements in place, and doubted the applicant would be ready with all of their easements by May. She indicated, until all of the easements are in place, the applicant cannot record their map, therefore, would not be able to 2019-1153 PL2611 HEARING CERTIFICATION — CHEYENNE CONNECTOR, LLC (USR18-0077) PAGE 7 start construction. She restated the applicant had indicated they are still waiting on the FERC approval, and are expecting the approval in April. Chair Kirkmeyer stated she had heard a lot of negative comments, there are numerous conditions required and she reiterated the requirements of the Board to approve the application. She expressed concern with negotiations not being in good faith and indicated it is not as simple as paying for damaged crops. She stated, given the people's Right to Farm, they deserve the certainty to plan out their year, therefore, she supports the motion for the November continuance. There being no further discussion, the hearing was completed at 1:47 p.m. This Certification was approved on the 1st day of April, 2019. BOARD OF COUNTY COMMISSIONERS WAD COUNTY, OLORADO ATTEST: datiwoG.�,�.ato4,Weld County Clek to the Board BY: Deputy Clerk t•�he Board Ir � (AYE) can P. Conway Barbara Kirk eyer, G(iair Mike Freeman, Pro -T (AYE) (AYE) APP D AS T� ' M: (` v' ?.' �- �� USED DATE OF APPROVAL (AYE) tt K. 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