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LAND USE APPLICATION
SUMMARY SHEET
Kim Ogle
USR19-0004
Gabel Cattle, LLC, P.O. Box 717, Galeton, CO 80622-0717
do Cureton Front Range, LLC, 518 171h Street, Suite 1405, Denver CO 80202
Hearing Date: April 16, 2019
Jody Glennon, Olsson, 1525 Raleigh Street, Suite 400, Denver, CO 80204
A Site Specific Development Plan and Use by Special Review Permit for Mineral
Resource Development Facilities, Oil and Gas Support and Service, Natural Gas
Processing facility to include a 20 -million standard cubic foot per day (MMscfd) train, a 60-
MMscfd train, a 200-MMscfd train, and a 60-MMscfd compressor station; a 5 -MV
substation; one (1) communication tower up to 70 -feet in height; Transloading and up to
twelve (12) temporary construction trailers; and up to six (6) temporary (during
construction) Conex containers in the A (Agricultural) Zone District (Hookside Gas Plant
and Compressor Station Facility).
Legal S2 of Section 30 Township 9 North, Range 60 West of the 61h P.M., Weld County
Description: Colorado
Location: North of and adjacent to County Road 100; west of and adjacent to County Road 99
Section Line
Size of Parcel: +/- 316 acres Parcel No. 0467-30-0-00-002
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
➢ Weld County Department of Public Health and Environment, referral February 19, 2019
▪ Colorado Division of Water Resources, referral dated February 22, 2019
▪ Colorado Department of Public Health and Environment, referral dated February 23, 2019
▪ Weld County Department of Public Works, referral dated February 27, 2019
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ Weld County Zoning Compliance, referral January 29, 2019
y Weld County Sheriff's Office, referral dated February 21, 2019
y United States Forest Service — Pawnee National Grasslands, email referral dated March 22, 2019
The Department of Planning Services' staff has not received responses from the following agencies:
V V V V V
History Colorado
Colorado Parks and Wildlife
Pawnee Fire Protection District
West Greeley Conservation District
Weld County Department of Public Safety
Wireless Communication Manager
Farm Services Agency — Conservation
Reserve Program
Southern Star /Williams Pipeline Company
Bison Oil & Gas Company
USR19-0004
Cureton Front Range, LLC
Hookside Gas Plant and Compressor Station Facility
Page 1
Planner:
Case Number:
Applicant:
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Request:
Legal
Description:
Location:
Size of Parcel:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Kim Ogle
USR19-0004
Gabel Cattle, LLC, P.O. Box 717, Galeton, CO 80622-0717
do Cureton Front Range, LLC, 518 17' Street, Suite 1405, Denver CO 80202
Hearing Date: April 16, 2019
Jody Glennon, Olsson, 1525 Raleigh Street, Suite 400, Denver, CO 80204
A Site Specific Development Plan and Use by Special Review Permit for Mineral
Resource Development Facilities, Oil and Gas Support and Service, Natural Gas
Processing facility to include a 20 -million standard cubic foot per day (MMscfd) train, a
60-MMscfd train, a 200-MMscfd train, and a 60-MMscfd compressor station; a 5 -MV
substation; one (1) communication tower up to 70 -feet in height; Transloading and up to
twelve (12) temporary construction trailers; and up to six (6) temporary (during
construction) Conex containers in the A (Agricultural) Zone District (Hookside Gas Plant
and Compressor Station Facility).
S2 of Section 30 Township 9 North, Range 60 West of the 6'" P.M., Weld County
Colorado
North of and adjacent to County Road 100; west of and adjacent to County Road 99
Section Line
316 Acres +/- Parcel No. 0467-30-0-00-002
Case Summary:
Cureton Front Range, LLC proposes to construct three cryogenic plant trains: (1) a 20 -million standard cubic
foot per day (MMscfd) train, (2) a 60-MMscfd train, and (3) a 200-MMscfd train, and a 60-MMscfd
compressor station to support existing and future development of mineral resources in the area. Gas
collected from nearby wells will be treated and cooled on site. Natural Gas Liquids (NGLs) will be removed
from the site via pipeline or by truck.
The cryogenic and compressor facility equipment will be at up to two stories in height, the plant flare at an
approximate height of 130 feet, the cryogenic tower at an approximate height of 120 feet, the stabilizer
tower at an approximate height of 60 feet, and the molecular sieve units at approximate heights of 30 feet.
The communication tower will be constructed to a height not to exceed 70 -feet from natural grade.
The facility will be constructed in four phases. Phase 1 will be an unmanned facility; Phase 2 will employ
up to 10 employees at the facility for any 24 -hour period. Phase 3 will employ up to 17 persons for any 24 -
hour period; and Phase 4, or full buildout will employ up to 23 employees for any 24 -hour period. The plant
will operate 24 hours a day, 7 days a week, year-round. An engineered onsite waste water treatment
system and a commercial well will be permitted and constructed for drinking and sanitary purposes at the
proposed facility when it is a manned facility.
USR19-0004
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Hookside Gas Plant and Compressor Station Facility
Page 2
Also, a Lighting Plan demonstrating compliance with the Weld County Code for walkways and as required
by emergency maintenance, maintenance requiring a plant -wide shut down, and as other emergencies
demand.
An Emergency Action Plan with the Fire District, emergency responders and Weld County Sheriff's offices
is also required.
An air permit has been filed with the Colorado Air Pollution Control Division and will be a condition of
approval should the land use permit be approved.
THE 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 23-2-260 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 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other applicable
code provisions or ordinance in effect.
Section 22-2-80.F. (.Goal 5. states "Minimize the incompatibilities that occur between industrial uses
and surrounding properties." The facility is located on the 316 +/- acre parcel with all equipment
fenced and gated. The proposed facility will not result in a substantial adverse impact on the other
property in the vicinity of the subject property.
The uses which will be permitted will be compatible with the existing surrounding land uses. The
surrounding properties are generally large dryland agricultural lots with oil and gas encumbrances.
There are two residences located to the west, Krier at 2.5 miles and Mendoza at 2.14 miles from the
residence to the west property line of the facility. There are three residences located to the north,
Gable Land & Cattle at 0.89 miles, Nelson at 1.6 miles and Rohn at 1.95 miles from their respective
residence to the north property line. To the east there are a several residences located in Keota
Townsite with the Bashor residence located 3.53 miles to the east property line. No residential
structures were identified to the south of the proposed facility. The proposed Development
Standards address lighting, screening, noise standards, access and tracking control. The
Department of Planning Services has not received any comments from the surrounding property
owners or other interested persons regarding the proposed modification.
Agriculture in the County is considered a valuable resource which must be protected from adverse
impacts resulting from uncontrolled and undirected business, industrial and residential land uses.
The A (Agricultural) Zone District is established to maintain and promote agriculture as an
essential feature of the County. The A (Agricultural) Zone District is intended to provide areas for
the conduct of agricultural activities and activities related to agriculture and agricultural production
without the interference of other, incompatible land uses. The A (Agricultural) Zone District is also
intended to provide areas for the conduct of uses by Special Review which have been determined
to be more intense or to have a potentially greater impact than uses Allowed by Right. The A
(Agricultural) Zone District regulations are established to promote the health, safety and general
welfare of the present and future residents of the County.
The proposed use is in an area that can support this development. The proposed Development
Standards and Conditions of Approval will assist in mitigating the impacts of the facility on the
adjacent properties and ensure compatibility with surrounding land uses and the region.
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Hookside Gas Plant and Compressor Station Facility
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B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District.
Citing the Weld County Code, Chapter 23, Article III, Division 1, Section 23-3-40.A.2 provides for a
Site Specific Development Plan and Special Review Permit for Mineral Resource Development
facilities, Oil and Gas Support and Service, Natural gas processing facilities, related equipment and
structures, including storage yards, Section 23-3-40.A.7 allows for Transloading, and Chapter 23,
Article IV, Division 10, Section 23-3-40.L allows for an up to 70 -foot in height Telecommunication
Antenna Tower in the A (Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The existing site is surrounded by dryland pasture grasses with oil and gas encumbrances. There
are limited rural residences in the immediate area. Cureton Front Range, LLC is committed to
mitigating potential off -site transient lighting and noise impacts generated by this facility and will
through a combination of equipment and engineering measures maintain and comply with the applicable
noise standard for the proposed Hookside Gas Plant and Compressor Station Facility. Once the
construction is completed, the disturbed area will be replanted with native grasses compliant
with the Weld County seed mix requirements.
There are four Special Use Permits within two miles of the proposed facility. To the west is USR-13-
0018 for the Sterling Energy Gas Plant; SUP -333 for a 345 kV Transmission Line, and USR-992 and
SUP -262 for open pit mining. To the north is the Southern Star/Williams Energy Company FERC
permitted pipeline.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future development
of the surrounding area as permitted by the existing zoning and with the future development as
projected by Chapter 22 of the Weld County Code and any other applicable code provisions or
ordinances in effect, or the adopted Master Plans of affected municipalities.
The site is not located within the three (3) mile referral area of an incorporated municipality or a
County.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the Weld
County Code.
The site is not in a Floodplain or a Geologic hazard area, the MS4 area or Airport Overlay District.
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide
Road Impact Fee, County Facility Fee and Drainage Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use.
The proposed gas plant and compressor station facility will be located on approximately 114 acres of
"High Potential Dry Cropland — Prime if they become Irrigated" and approximately 202 acres of
"Prime if Irrigated" per the 1979 Soil Conservation Service Important Farmlands of Weld County
Map. There is no irrigation water associated with the parcel and therefore the property owner will
not be taking any prime agricultural land out of production.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County.
USR19-0004
Cureton Front Range, LLC
Hookside Gas Plant and Compressor Station Facility
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The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-
250, Weld County Code), Conditions of Approval and Development Standards can ensure that there
are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the
neighborhood and County.
This 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 USR map:
A. An Improvements and Road Maintenance Agreement is required at this location. Road maintenance
includes, but is not limited to, dust control and damage repair to specified haul routes. The
Agreement shall include provisions addressing engineering requirements, submission of collateral,
and testing and approval of completed improvements. (Department of Public Works)
B. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Department of Public Works)
C. The applicant shall develop a Lighting Plan for review and acceptance in accordance with Section
23-9-40 and Section 23-2-250 of the Weld County Code. (Department of Planning Services)
D. The applicant shall develop a Decommissioning Plan for review and acceptance by the Department
of Planning Services. (Department of Planning Services)
E. The applicant shall develop a sign plan for review and approval in compliance with Chapter 23,
Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the Weld County Code to the
Department of Planning Services for review and approval. (Department of Planning Services)
F. The applicant shall attempt to address the concerns of the Colorado Department of Public Health
and Environment as stated in their referral dated February 21, 2019. (Colorado Department of
Public Health and Environment)
G. Prior to Recording the USR Map, the map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR19-0004
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared per Section 23-2-260.D of the Weld County Code. (Department of
Planning Services)
4. The applicant shall delineate the trash collection areas. Section 23-3-350.H of the Weld County
Code addresses the issue of trash collection areas. (Department of Planning Services)
5. County Road 99 Section Line is shown to have 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. Show and label
the section line Right -of -Way as "CR 99 Section Line Right -Of -Way, not County maintained." All
setbacks shall be measured from the edge of right-of-way. (Department of Public Works)
USR19-0004
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6. Show and label the approved access locations, approved access width and the appropriate
turning radii (60') on the site plan. The applicant must obtain an access permit in the approved
location(s) prior to construction. (Department of Public Works)
7. County Road 100 is a gravel road and is designated on the Weld County Functional
Classification Map as a collector road which requires 80 feet of right-of-way at full buildout. The
applicant shall delineate on the site plan the existing and future right-of-way. All setbacks shall
be measured from the edge of right-of-way. This road is maintained by Weld County.
(Department of Public Works)
8. Show and label the approved tracking control on the site plan. (Department of Public Works)
9. Show and label the entrance gate if applicable. An access approach that is gated shall be
designed so that the longest vehicle (including trailers) using the access can completely clear
the traveled way when the gate is closed. In no event, shall the distance from the gate to the
edge of the traveled surface be less than 35 feet. (Department of Public Works)
10. Show and label the accepted drainage features. Stormwater ponds should be labeled as
"Stormwater Detention, No -Build or Storage Area" and shall include the calculated volume.
(Department of Public Works)
11. Show and label the drainage flow arrows. (Department of Public Works)
12. Show and label the parking. (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 23-2-260.D of the Weld County Code. The Mylar map and additional
requirements shall be submitted within one hundred twenty (120) days from the date of the Board of
County Commissioners Resolution. The applicant shall be responsible for paying the recording fee.
(Department of Planning Services)
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 be added for each additional
three (3) month period. (Department of Planning Services)
4. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required. (Department
of Public Works)
B. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
6. Prior to the issuance of the Certificate of Occupancy:
A. An engineered onsite waste water treatment system and a commercial well will be permitted and
constructed for drinking and sanitary purposes at the proposed facility. (Department of Public Health
and Environment)
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7. 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)
8. The Use by Special Review 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)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Cureton Front Range LLC
Hookside Gas Plant and Compressor Station Facility
USR19-0004
1. A Site Specific Development Plan and Use by Special Review Permit, USR19-0004, for Mineral
Resource Development Facilities, Oil and Gas Support and Service, Natural Gas Processing facility to
include a 20 -million standard cubic foot per day (MMscfd) train, a 60-MMscfd train, a 200-MMscfd train,
and a 60-MMscfd compressor station; a 5 -MV substation; one (1) communication tower up to 70 -feet in
height; Transloading and up to twelve (12) temporary construction trailers; and up to six (6) temporary
(during construction) Conex containers in the A (Agricultural) Zone District, subject to the Development
Standards stated hereon.
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 hours of operation are 24 hours a day, seven days a week as stated in the application. (Department
of Planning Services)
4. The number of full-time employees at buildout is twenty-three (23), as stated in the application.
(Department of Planning Services)
5. 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)
6. The applicant shall maintain compliance with the approved Lighting Plan. (Department of Planning
Services)
7. The applicant shall maintain compliance with the approved Decommissioning Plan. (Department of
Planning Services)
8. The property owner or operator shall provide written evidence of an approved Emergency Action and
Safety Plan on or before March 15th of any given year signed by representatives for the Fire District and
the Weld County Office of Emergency Management to the Department of Planning Services.
(Department of Planning Services)
9. 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)
10. The owner of the communication tower shall allow co -location by other telecommunication providers as
long as the owners security protocols can be met. (Department of Planning Services)
12. 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)
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13. 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)
14. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing
debris, and other potential nuisance conditions. The facility shall operate in accordance with Chapter 14,
Article 1 of the Weld County Code. (Department of Public Health and Environment)
15. Fugitive dust should attempt to be confined on the property. Uses on the property should comply with
the Colorado Air Quality Commission's air quality regulations. (Department of Public Health and
Environment)
16. 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)
17. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of the
facility, ,once the facility is a manned facility (i.e., Phase 2 and beyond). As employees or contractors
are on site for less than 2 consecutive hours a day portable toilets and bottled water are acceptable.
Records of maintenance and proper disposal for portable toilets shall be retained on a quarterly basis
and available for review by the Weld County Department of Public Health and Environment. Portable
toilets shall be serviced by a cleaner licensed in Weld County and shall contain hand sanitizers. Portable
toilets shall be screened from existing adjacent residential properties. (Department of Public Health and
Environment)
18. Any septic system located on the property must comply with all provisions of the Weld County Code
pertaining to On -Site Wastewater Treatment Systems. A permanent adequate water supply shall be
provided for drinking and sanitary purposes. (Department of Public Health and Environment)
19. All potentially hazardous chemicals on -site must be handled in a safe manner in accordance with
product labeling. All chemicals must be stored secure, on an impervious surface, and in accordance with
manufacturer's recommendations. (Department of Public Health and Environment)
20. Secondary containment shall be constructed around tanks to provide containment for the largest single
tank and sufficient freeboard to contain precipitation. Secondary containment shall be sufficiently
impervious to contain any spilled or released material. Secondary containment devices shall be
inspected at regular intervals and maintained in good condition. All secondary containment will comply
with the Colorado Oil and Gas Conservation (COGCC) Commission Rules and/or the provisions of the
State Underground and Above Ground Storage Tank Regulations. (Department of Public Health and
Environment)
21. As applicable, a Spill Prevention, Control and Countermeasure Plan, prepared in accordance with the
applicable provisions of 40 CFR, Part 112, shall be available. (Department of Public Health and
Environment)
22. The facility shall be constructed and operated to ensure that contamination of soil and groundwater does
not occur. (Department of Public Health and Environment)
23. Any contaminated soils on the facility shall be removed, treated or disposed of in accordance with all
applicable rules and regulations. All spills will be reported to local, state and federal agencies in
accordance with all state and federal regulations. (Department of Public Health and Environment)
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24. The facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
25. The applicant shall obtain a Colorado Discharge Permit System or CDPS permit from the Colorado
Department of Public Health and Environment (CDPHE), Water Quality Control Division, as applicable.
(Department of Public Health and Environment)
26. The facility shall notify the County of any revocation and/or suspension of any State issued permit.
(Department of Public Health and Environment)
27. The applicant shall notify the County upon receipt of any compliance advisory or other notice of non-
compliance of a State issues permit, and of the outcome or disposition of any such compliance advisory
or other notice of non-compliance. (Department of Public Health and Environment)
28. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
29. 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)
30. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Department of Public Works)
31. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
32. 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)
33. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
34. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit and
possible updates. (Department of Public Works)
35. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
36. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Public Works)
37. 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)
38. Building Permits issued on the proposed lots will be required to adhere to the fee structure of the Weld
County Road Impact Program. (Department of Planning)
39. Building Permits issued on the proposed lots, will be required to adhere to the fee structure of the
County Facility Fee and Drainage Impact Fee. (Department of Planning)
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40 The property owner or operator shall be responsible for complying with the Design Standards of Section
23-2-240, Weld County Code. (Department of Planning Services)
41. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code. (Department of Planning Services)
42. 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. (Department of
Planning Services)
43. The 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)
44. 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. (Department of Planning Services)
45 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 persons 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.
46. 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,
USR19-0004
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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 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.
USR19-0004
Cureton Front Range, LLC
Hookside Gas Plant and Compressor Station Facility
Page 12
March 18, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
GLENNON JODY
ENVIRONMENTAL PLANNING & PERMITTING
1525 RALEIGH ST STE 400
DENVER, CO 80204
Subject: USR19-0004 - A Site Specific Development Plan and Use by Special Review Permit for Mineral
Resource Development Facilities, Oil and Gas Support and Service, Natural Gas Processing facility to
include a 20 -million standard cubic foot per day (MMscfd) train, a 60-MMscfd train, a 200-MMscfd train,
and a 60-MMscfd compressor station; a 5 -MV substation; one (1) communication tower up to 70 -feet in
height; Transloading and up to 12 temporary construction trailers; and up to 6 temporary (during
construction) Conex containers in the A (Agricultural) Zone District (Hookside Gas Plant).
On parcel(s) of land described as:
S2 SECTION 30, T9N, R60W of 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 15, 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.weldcountyplanningcases.org
Page 2 of 2
If you have any questions concerning this matter, please call.
Respectfully,
Kim Ogl
Planner
January 29, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
JODY GLENNON
Environmental Planning & Permitting
1525 RALEIGH STREET, SUITE 400
DENVER, CO 80204
Subject: USR19-0004 - A Site Specific Development Plan and Use by Special Review Permit for Mineral
Resource Development Facilities, Oil and Gas Support and Service, Natural Gas Processing facility to
include a 20 -million standard cubic foot per day (MMscfd) train, a 60-MMscfd train, a 200-MMscfd train,
and a 60-MMscfd compressor station; a 5 -MV substation; one (1) communication tower up to 70 -feet in
height; up to 12 temporary construction trailers; and up to 6 temporary (during construction) Conex
containers in the A (Agricultural) Zone District (Hookside Gas Plant).
On parcel(s) of land described as:
3288 S2 SECTION 30 T9N R60W of 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.
If you have any questions concerning this matter, please call.
Respectfully,
Kim le
Planner
FIELD CHECK -- USRI9-0004
Inspection Date: March 12, 2019
Applicant: Gabel Cattle. LLC c/o Cureton Front Range LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for Mineral Resource
Development Facilities, Oil and Gas Support and Service, Natural Gas Processing facility to
include a 20 -million standard cubic foot per day (MMscfd) train, a 60-MMscfd train, a 200-
MMscfd train, and a 60-MMscfd compressor station; a 5 -MV substation; one (1)
communication tower up to 70 -feet in height; Transloading and up to twelve (12) temporary
construction trailers; and up to six (6) temporary (during construction) Conex containers in the
A (Agricultural) Zone District (Hookside Gas Plant and Compressor Station Facility)..
Legal: S2 of Section 30 Township 9 North, Range 60 West of the 6th P.M., Weld County Colorado
Location: North of and adjacent to County Road 100; west of and adjacent to County Road 99 Section
Line
Parcel ID #: 0467-30-0-00-002
Acres: 316 +/-
Zoning
Land Use
N
AGRICULTURE
N
Range land with subsurface pipelines, above ground oil/gas
a urtenances, valve sets with i s are fenced
E
AGRICULTURE
E
Range land with subsurface pipelines, above ground oil/gas
appurtenances, valve sets with pigs are fenced
S
AGRICULTURE
S
Range land with subsurface pipelines, above ground oil/gas
appurtenances, valve sets with pigs are fenced
W
AGRICULTURE
W
Range land with subsurface pipelines, above ground oil/gas
a urtenances, valve sets with i s are fenced
Comments:
The property is located off County Road 100 an all-weather road gravel road. The property is flanked by
cattle guards at each end of the half section. The existing site is surrounded by dryland pasture grasses
with oil and gas encumbrances. There are limited rural residences in the immediate area. There are two
residences located to the west. There are three residences located to the north and to the east there are
a several residences located in Keota Townsite. No residential structures were identified to the south of
the proposed facility.
There are four Special Use Permits within two miles of the proposed facility. To the west is USR-13-0018
for the Sterling Energy Gas Plant; SUP -333 for a 345 kV Transmission Line, and USR-992 and SUP -262
for Open pit. mining. The Southern StarMfilliams Energy Company FERC permitted pipeline crosses the
pro ry.,7
Signatu#e
❑ House(s)
❑ Outbuilding(s)
❑ Access to Property
❑ Crop Productions
d Site Distance
❑ Mobile Home(s)
❑ Other Animals On -Site
Water Bodies
❑ Ditch
o Derelict Vehicles
❑ Non-commercial junkyard (list components)
❑ Irrigation Sprinkler
❑ Crops
o Wetlands
Cil & Gas Structures
o Wildlife
❑ Utilities On -Site (transmission lines)
o Topography
Note any commercial business/commercial vehicles that are operating from the site. — Vacant Land
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