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Home My WebLink About20193491.tiffCASE NUMBER: LAND USE APPLICATION SUMMARY SHEET PLANNED UNIT DEVELOPMENT CHANGE OF ZONE PUDZ19-0001 HEARING DATE: May 7, 2019 APPLICANT: T3 Land & Investment LLC AUTHORIZED AGENT: Kelsey Bruxvoort - AGPROfessionals REQUEST: LEGAL: LOCATION: ACRES: A change of zone application from A (Agricultural) to PUD for four (4) lots with C- 3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses. Lot B of Recorded Exemption RECX19-0011; located in Part of the SE4 of Section 13, T4N R65W of the 6'" PM, Weld County, Colorado West of and adjacent to County Highway (County Road 49) and north of and adjacent to County Road 44. +/- 20 acres PARCEL #: 1055-13-4-00-012 POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The Department of Planning Services' staff has received referral responses with comments from the following agencies: Weld County Department of Public Works, referral dated 3/12/2019 Weld County Department of Public Health and Environment, referral dated 2/27/2019 Colorado Division of Water Resources, referral dated 2/12/2019 Colorado Division of Water Resources, revised referral dated 4/10/2019 The Department of Planning Services' staff has received referral responses without comments from the following agencies: Weld County Department of Zoning Compliance, referral dated 2/4/2019 City and County of Broomfield, referral dated 2/15/2019 Colorado Department of Transportation, electronic mail referral received 2/5/2019 Colorado Parks and Wildlife, referral dated 2/1/2019 RE -1 School District, referral dated 2/4/2019 Sheriffs Office, referral dated 3/15/2019 Weld County Department of Building Inspection - Addressing, referral dated 10/29/2018 Greeley -Weld County Airport , referral dated 2/4/2019 PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 1 The Department of Planning Services' staff has not received responses from: Ambulance Services Office of Emergency Management LaSalle Fire Protection District Noble Energy Greeley Soil Conservation District PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 2 CHANGE OF ZONE ADMINISTRATIVE RECOMMENDATION PLANNER: C. Gathman CASE NUMBER: PUDZ19-0001 APPLICANT: T3 Land & Investment LLC AUTHORIZED AGENT: Kelsey Bruxvoort - AGPROfessionals REQUEST: LEGAL: LOCATION: ACRES: HEARING DATE: May 7, 2019 A change of zone application from A (Agricultural) to PUD for four (4) lots with C- 3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses. Lot B of Recorded Exemption RECX19-0011; located in Part of the SE4 of Section 13, T4N R65W of the 61h PM, Weld County, Colorado West of and adjacent to County Highway (County Road 49) and north of and adjacent to County Road 44. +/- 20 acres PARCEL #: 1055-13-4-00-012 THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE APPROVED FOR THE FOLLOWING REASONS: CASE SUMMARY: The proposed planned unit development (PUD) is located proposed to be located on a twenty -acre (20) parcel. The lots are proposed for Commercial/Industrial Uses will range in size from approximately 2.75 to 6 acres. The application indicates that the existing residence located on proposed Lot 4 is expected to be removed. Single-family residences are not allowed in the Commercial or Industrial zone districts. An internal paved roadway to serve the lots in the PUD is proposed to access the site off of County Road 44. The proposed PUD is to be served by individual sewage disposal systems and by the Central Weld County Water District. 1. The submitted materials are in compliance with the application requirements of Section 27-5-30 of the Weld County Code. 2. The submitted materials are in compliance with Section 27-6-120 of the Weld County Code as follows: A. Section 27-6-120.B.6.a - The proposal is consistent with any intergovernmental agreement in effect influencing the PUD and Chapters 19 (Coordinated Planning Agreements), Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter 24 PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 3 (Subdivision) and Chapter 26 (Mixed Use Development) of the Weld County Code. Section 22-2-120 R.Goal 1. states: 'Ensure that adequate services and facilities are currently available or reasonably obtainable to serve the residential development or district." The proposed PUD will be served by public water (Central Weld County Water District) and onsite wastewater treatment systems (OWTS). Section 22-2-80.D.1 (I.Policy 4.1) states: "New development should pay for the additional costs associated with those services directly impacted by the new industrial development." The applicant shall enter into an Improvements and Road Maintenance Agreement is required for on -site and off -site improvements associated with this project prior to recording the final plan. Section 22-2-80.F (I.Goal 6) states: "Minimize the incompatibilities that occur between the industrial uses and surrounding properties". The proposed PUD is near an existing Compressor Station facility (1MUSR18-17-0023), an office and parking for oil and gas support businesses (USR-1570 and MUSR12-0010) to the north and east and is located immediately to the east of a feedlot (SUP -202). Section 22-2-100 F C.Goal 6. States "Consider how transportation infrastructure is affected by the impacts of new or expanding commercial developments." An Improvements and Road Maintenance Agreement is required for on -site and off -site improvements associated with this project. Off -site roadway improvements are being required as a part of this agreement. B. Section 27-6-120.B.6.b - The uses which would be allowed in the proposed PUD will conform with the Performance Standards of the PUD Zone District contained in Article 11, Chapter 27 of the Weld County Code. Section 27-2-30 Buffering and Screening — Uses, buildings or structures within and adjacent to the PUD Zone District shall be adequately buffered and screened to make their appearance and operation harmonious with the surrounding land uses. Section 27-2-40 Bulk Requirements — The applicant has chosen to adhere to the bulk requirements of the Commercial and Industrial zone districts. Section 27-2-70 Compatibility — The density, design and location of land uses within and adjoining a PUD shall be designed to be compatible with other uses within and adjoining the PUD. Uses in the proposed PUD will be required to adhere to the Design and Performance Standards in the Commercial and Industrial Zone Districts. Future uses in the PUD will require a Site Plan Review application and will be required to adhere to screening requirements for outdoor storage as well as minimum landscaping requirements for future uses that will locate in the PUD. Section 27-2-200 — Uses — All commercial and industrial lots in a PUD shall undergo a site plan review process, as defined in Chapter 23, Article II, Division 3 of the Weld County Code. PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 4 C. Section 27-6-120.B.6.c — That the uses which would be permitted shall be compatible with the existing or 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 or master plans of affected municipalities. This property is not located within a 3 -mile referral boundary or cooperative planning agreement boundary of a municipality. D. Section 27-6-120.B.6.d - That the PUD Zone District shall be serviced by an adequate water supply and sewage disposal system in compliance with the Performance Standards in Article 11 the Weld County Code. The proposed PUD lots will be served by public water (Central Weld County Water District) and onsite wastewater treatment systems (OWTS). The Weld County Department of Public Health and Environment indicated in their referral dated 2/27/2019, that engineer designed septic systems will be required for each property per Section 3-8-110 of the Weld County Code. The Colorado Division of Water Resources stated in their referral dated 4/10/2019 stated that it is their opinion that the water supply for the proposed PUD is adequate and can be provided without injury to decreed water rights provided all four (4) lots within the PUD are served by Central Weld County Water District and the well permit operating under permit no. 82411 is plugged and abandoned prior to approval of the PUD. E. Section 27-6-120.B.6.e - That street or highway facilities providing access to the property are adequate in functional classification, width, and structural capacity to meet the traffic requirements of the uses of the proposed PUD Zone District. The proposed PUD borders County Road 44 and County Road 49 which are both identified as arterial paved roads. The PUD is proposing to access onto County Road 50 (a paved road). F. Section 27-6-120.B.6.f - An off -site road improvements agreement and an on -site improvements agreement proposal is in compliance with Chapter 24 of the Weld County Code as amended and a road improvements agreement is complete and has been submitted, if applicable. At Final Plan, Public Works is requiring an on -site and off -site improvements associated with this project. Road maintenance including, but not limited to damage repair will be included. Off -site roadway improvements are being required as a part of the agreement including a westbound right-hand deceleration lane, an eastbound left-hand deceleration lane on County Road 44 at the access and extension of the eastbound left-hand deceleration lane on County 44 at County Road 49. On -site improvements associated with the development will be included in the agreement. G. Section 27-6-120.B.6.g - That there has been compliance with the applicable requirements contained in Chapter 23 of the Weld County Code regarding overlay districts, commercial mineral deposits, and soil conditions on the subject site. The site is not located within the Geohazard, floodplain or MS4 boundaries. The site is located within the Airport Overlay District. The Greeley -Weld County Airport responded with no concerns in their referral dated 2/4/2019. PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 5 Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County -Wide Road Impact Fee Program. 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 Programs. H. Section 27-6-120.6.B.h - Consistency exists between the proposed zone district(s), uses, the specific or conceptual development guide. The applicant is requesting that this PUD be approved as a specific development vs. a conceptual development per Section 27-6-20 of the Weld County Code. Section 27-2-20 (Access Standards) of the Weld County code states: The applicant has been meeting with Weld County Public Works in regard to the proposed PUD road intersection location the County Road. The location of the site access has not been agreed upon due to the requirements for auxiliary lane lengths, sight distance and weaving distances. The Department of Planning Services and Public Works are therefore requesting that this be approved as a conceptual development guide and be reviewed by the Board of County Commissioners at final plan stage. This approval recommendation is based upon compliance with Chapter 27 requirements. The Change of Zone from (A) Agriculture to PUD with C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses Zone uses is conditional upon the following: 1. Prior to recording the Change of Zone plat: A. The applicant shall provide the Weld County Department of Planning Services with a Statement of Taxes from the Weld County Treasurer showing no delinquent taxes exist for the original parcel. (Department of Planning Services) B. Prior to recording the Change of Zone plat the applicant shall submit internal roadway design information for review and approval. This design information shall include a plan and profile of the road, pavement design information, an intersection detail, and a striping and signage plan. (Department of Public Works) C. An updated traffic impact study with trip generation for all uses in the PUD. (Department of Public Works) D. The applicant shall either submit a copy of an agreement with the property's mineral owner/operators stipulating that the oil and gas activities have been adequately incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate the concerns of the mineral owner/operators. The plat shall be amended to include any possible future drilling sites and/or setbacks. (Department of Planning Services) E. The plat shall be amended to include the following: 1. All pages of the plat shall be labeled PUDZ19-0001. (Department of Planning Services) PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 6 2. The applicant shall adhere to the plat requirements in preparation of the Change of Zone plat per Section 23-2-690 of the Weld County Code. (Department of Planning Services) 3. County Road 44 is a paved road and is designated on the Weld County Functional Classification Map as an arterial road which requires 140 feet of right- of-way at full buildout. The applicant shall delineate on the site plan the existing 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) 4. The County Highway (County Road 49) is designated on the Weld County Functional Classification Map as an arterial road which typically requires 140 feet of right-of-way at full build out. The alignment of the road widening project varies along the section line for the corridor. Contact Public Works for the location of the existing and future right-of-way and easements and delineate these on the site plan. (Department of Public Works) F. The Change of Zone is conditional upon the following and that each shall be placed on the Change of Zone plat as notes prior to recording: 1. The site -specific development plan is for a Change of Zone from (A) Agriculture to PUD for four (4) Lots with C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses and subject to and governed by the Conditions of Approval stated hereon and all applicable Weld County Regulations. The Commercial and Industrial uses shall comply with the bulk standards for each zone district. (Department of Planning Services) 2. A Commercial -Industrial Owner's Association shall be established prior to the sale of any lot. The association is responsible for liability insurance, taxes, streets, private utilities and other facilities. (Department of Planning Services) 3. Water service shall be obtained from Central Weld County Water District. (Department of Public Health and Environment) 4. The parcel is currently not served by a municipal sanitary sewer system. Sewage disposal may be by septic systems designed in accordance with regulations of the Colorado Department of Public Health and Environment, Water Quality Control Division and the Weld County Code in effect at the time of construction, repair, replacement, or modification of the system. (Department of Public Health and Environment) 5. Activity or use on the surface of the ground over any part of the Onsite Wastewater Treatment System (OWTS) must be restricted to that which shall allow the system to function as designed and which shall not contribute to compaction of the soil or to structural loading detrimental to the structural integrity or capability of the component to function as designed. (Department of Public Health and Environment) 6. During development of the site, all land disturbances shall be conducted so that nuisance conditions are not created. If dust emissions create nuisance conditions, at the request of Weld County Environmental Health Services, a fugitive dust control plan must be submitted. (Department of Public Health and Environment) 7. If land development exceeds 6 months in duration, the responsible party shall prepare a fugitive dust control plan, submit an air pollution emissions notice application, and apply for a permit from the Colorado Department of Public Health and Environment. (Department of Public Health and Environment) PUDZ 19-0001 T3 LAND & INVESTMENT, LLC 7 8. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public Works) 9. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Public Works) 10. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant to Chapter 15, Article I and II, of the Weld County Code. (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. The access 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) 13. Weld County is not responsible for the maintenance of onsite subdivision roads. (Department of Public Works) 14. Personnel from Weld County Government 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 Development Standards stated herein and all applicable Weld County regulations. (Department of Planning Services) 15. The site shall maintain compliance at all times with the requirements of the Weld County Departments of Public Works, Public Health and the Environment, and Planning Services, and adopted Weld County Code and Policies. (Department of Planning Services) 16. The applicant shall comply with Section 27-8-50 Weld County Code, as follows: Failure to submit a Planned Unit Development Final Plan - If a PUD Final Plan application is not submitted within three (3) years of the date of the approval of the PUD Zone District, the Board of County Commissioners shall require the landowner to appear before it and present evidence substantiating that the PUD project has not been abandoned and that the applicant possesses the willingness and ability to continue with the submission of the PUD Final Plan. The Board may extend the date for the submission of the PUD Final Plan application and shall annually require the applicant to demonstrate that the PUD has not been abandoned. If the Board determines that conditions or statements made supporting the original approval of the PUD Zone District have changed or that the landowner cannot implement the PUD Final Plan, the Board of County Commissioners may, at a public hearing revoke the PUD Zone District and order the recorded PUD Zone District reverted to the original Zone District. (Department of Planning Services) 17. The PUD Final Plan shall comply with all regulations and requirements of Chapter 27 of the Weld County Code. (Department of Planning Services) 18. No development activity shall commence on the property, nor shall any building permits be issued, until the final plan has been approved and recorded. This does not apply to the existing residence on the site. (Department of Planning Services) PUDZ 18-0002 UNION ESTATES 8 19. 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. 20. 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 PUUZ 18-0002 UNION ESTATES 9 thousand seven hundred (3,700) miles of state and county roads outside of municipalities. The sheer magnitude of the area to be served stretches available resources. Law enforcement is based on responses to complaints more than on patrols of the County, and the distances which must be traveled may delay all emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave their jobs and families to respond to emergencies. County gravel roads, no matter how often they are bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities mean that roads from subdivisions to arterials may not be cleared for several days after a major snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers. People are exposed to different hazards in the County than in an urban or suburban setting. Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and open burning present real threats. Controlling children's activities is important, not only for their safety, but also for the protection of the farmer's livelihood. G. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the plat 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 shall be added for each additional three (3) month period. (Department of Planning Services) H. With the Change of Zone plat map, the applicant shall submit a digital file of all drawings associated with the Change of Zone application. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif (Group 4) ... (Group 6 is not acceptable). (Department of Planning Services) PUUZ 18-0002 UNION ESTATES 10 April 04, 2019 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.weldgov.com E-MAIL: cgathman@weldgov.com PHONE: (970) 400-3537 FAX: (970) 304-6498 BRUXVOORT KELSEY 3050 67TH AVE GREELEY, CO 80634 Subject: PUDZ19-0001 - A PUD (Planned Unit Development) Change of Zone Application for four (4) lots with C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses. On parcel(s) of land described as: LOT B REC EXEMPT RECX15-0109, PART SE4 SECTION 13, T4N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on May 7, 2019, at 12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on May 22, 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 If you have any questions concerning this matter, please call. Respectfully, kfit Chris Gathman Planner DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.weldgov.com E-MAIL: cgathman@weldgov.com PHONE: (970) 400-3537 FAX: (970) 304-6498 February 01, 2019 BRUXVOORT KELSEY 3050 67TH AVE GREELEY, CO 80634 Subject: PUDZ19-0001 - A PUD (Planned Unit Development) Change of Zone Application for four (4) lots with C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses. On parcel(s) of land described as: PART SE4 SECTION 13, T4N, R65W LOT B REC EXEMPT RECX15-0109 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, 111114` Chris Gathman Planner FIELD CHECK inspection dates: 5/24/2019 APPLICANT: T3 Land & Investment LLC CASE #: PUDZ19-0001 REQUEST: A change of zone application from A (Agricultural) to PUD for four (4) lots with C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial) Uses. LEGAL: Lot B of Recorded Exemption RECX19-0011; located in Part of the SE4 of Section 13, T4N R65W of the 6'" PM, Weld County, Colorado LOCATION: West of and adjacent to County Highway (County Road 49) and north of and adjacent to County Road 44. PARCEL ID #s: 1055-13-4-00-012 ACRES: +1- 20 acres Zoning Land Use N A N Cropland (proposed substation) E A E Oil & Gas Support Facility S A S Cropland W A W Feedlot COMMENTS: Existing residence in SE corner of site. v3WLtrry�r Chris Gathman - Planner III Hello