HomeMy WebLinkAbout20190371.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle
Case Number: USR18-0096
Applicant: Taproot Rockies Midstream, LLC
do Shannon Toomey, AGPROfessionals, 3050 67' Avenue, Greeley, CO 80634
Request:
Hearing Date: January 15, 2019
A Site Specific Development Plan and Use By Special Review Permit for Mineral
Resource Development Facilities including Oil and Gas Support and Service Facilities
(storage area for fresh water pipelines and related pipeline equipment, parking for
employee vehicles and a 7380 SF field operations building) in the A (Agricultural) Zone
District
Legal Lot A, RECX18-0115 being part of the N2SE4 of Section 11, T8N, R61W of the 6th
Description: P.M., Weld County, CO
Location: West of and adjacent to County Road 98; approximately 0.25 miles north of County
Road 94
Size of Parcel: +1- 10.75 acres Parcel No. 0543-11-0-00-017
The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the following
agencies:
Weld County Department of Public Works, referral dated October 12, 2018
State of Colorado, Division of Water Resources, referral dated October 15, 2018
y Weld County Department of Public Health and Environment, referral dated October 16, 2018
y Weld County Department of Building Inspection, referral dated October 23, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Weld County Zoning Compliance, referral dated October 1, 2018
Weld County Sheriff's Office, referral dated October 5, 2018
The Department of Planning Services' staff has not received responses from the following agencies:
y Colorado Parks & Wildlife
y Briggsdale Fire Protection District
y West Greeley Conservation District
y Colorado Department of Transportation
USR18-0096
Taproot Rockies Midstream, LLC
Page 1
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Kim Ogle
Case Number: USR18-0096
Applicant: Taproot Rockies Midstream, LLC
do Shannon Toomey, AGPROfessionals, 3050 671h Avenue, Greeley, CO 80634
Request:
Hearing Date: January 15, 2019
A Site Specific Development Plan and Use By Special Review Permit for Mineral
Resource Development Facilities including Oil and Gas Support and Service Facilities
(storage area for fresh water pipelines and related pipeline equipment, parking for
employee vehicles and a 7380 SF field operations building) in the A (Agricultural) Zone
District
Legal Lot A, RECX18-0115 being part of the N2SE4 of Section 11, T8N, R61W of the 6th
Description: P.M., Weld County, CO
Location: West of and adjacent to County Road 98; approximately 0.25 miles north of County
Road 94
Size of Parcel: +1- 10.75 acres Parcel No. 0543-11-0-00-017
Case Summary:
Taproot Rockies Midstream, LLC is proposing to re -utilize an existing structure on site for a commercial
office and garage. There will be limited outdoor storage of pipes, pipeline construction materials and other
equipment. The majority of the fresh water pipeline materials are stored inside of the structure. Company
pickup trucks will be parked on -site for employee use during business hours, Monday through Friday 6:00
A.M. to 6:00 P.M.
The facility will employ up to six (6) persons and graveled parking will be for up to ten (10) vehicles.
The State of Colorado Department of Natural Resources, Division of Water Resources in their referral dated
October 15, 2018 stated "The proposed water supply is an existing well constructed under permit no.
235206, which currently allows the use of the well for domestic purposes. Taproot Rockies Midstream LLC
has submitted an application to this office (receipt no. 3688827) to change the use of the well from domestic
to commercial exempt purposes. It is anticipated that this office could issue a new permit for the well to
withdraw up to 'A acre-foot (108,600 gallons) of water per year for use in drinking and sanitary facilities in a
commercial business. The well will not be able to be used for any purposes outside the business building
structure(s). So long as the well is successfully re -permitted for the requested commercial use and is
operated in accordance with the terms and conditions of its new permit, this office has no objection to the
use of this well as a water supply for drinking and sanitary purposes at the proposed facility."
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.
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Taproot Rockies Midstream, LLC
Page 2
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 22-2-20.G A.Goal 7. County land use regulations should protect the individual property
owner's right to request a land use change.
The applicant acquired the dryland agricultural property in June 2018 utilizing the commercial
building for the midstream business. The proposed facility is in close proximity to the current
Taproot Rockies field operations as the employees based out of this site will inspect and maintain
petroleum pipelines and water conveyance and delivery infrastructure.
Section 22-2-20. G.2. A.Policy 7.2 states "Conversion of agricultural land to nonurban residential,
commercial and industrial uses should be accommodated when the subject site is in an area that
can support such development, and should attempt to be compatible with the region."
The land that Taproot is proposing to convert to a commercial light -industrial use is non -irrigated
rangeland that is located in a rural area where there is a significant amount of oil and gas activity
and limited residential development, primarily north and south on County Road 95.
Section 22-2-20.1.5 A.Policy 9.5. states "Applications for a change of land use in the agricultural
areas should be reviewed in accordance with all potential impacts to surrounding properties and
referral agencies. Encourage applicants to communicate with those affected by the proposed land
use change through the referral process."
The site is not located within the three-mile referral area of a municipality or a County. Local and
State referral agencies were contacted for their comments concerning this proposed facility and as
appropriate, their comments have been included in the staff recommendation as a Condition of
Approval or a Development Standard. Planning staff has not received any correspondence or
telephone calls in opposition of this application.
Section 22-5-100.A.2 (OG.Policy 1.2) states: "Oil and gas support facilities which do not rely on
geology for locations should locate in commercial and industrial areas, when possible, and should
be subject to review in accordance with the appropriate sections of this [Weld County] Code."
The proposed Taproot Facility site is located in a sparsely populated area of the County where there
is already a significant amount of oil and gas development. The applicant is proposing to re -use
existing infrastructure for the business. Once operational, the site will produce limited traffic and
the impact on the surrounding land will be minimal.
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, Section 23-3-40.A.2 provides for a Site Specific Development Plan
and Special Review Permit for Mineral Resource Development facilities including Oil and Gas
Support and Service (storage area for fresh water pipelines and related pipeline equipment) the A
(Agricultural) Zone District.
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
USR18-0096
Taproot Rockies Midstream, LLC
Page 3
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 proposal meets the intent of the
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 Taproot property and surrounding areas are rangeland that is used for cattle grazing and oil and
gas facilities with limited residential development. The proposed facility will be similar in use and
smaller in scale compared to the surrounding land uses located near the subject property. There
seven property owners within 500 feet of the proposed facility and there no residences in the
immediate area although there are several residences on large dryland parcels located north and
south of this property on County road 95. Planning staff has not received any correspondence or
telephone calls concerning this application.
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 a three (3) mile referral area of any municipality, nor is it located within
any existing Intergovernmental Agreement Area (IGA) of a municipality.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article XI, of the Weld County
Code. The existing site is within the County -Wide Road Impact Fee Area and the Capital Expansion
Impact Fee area.
The site is not in a Special Flood Hazard, Geologic Hazard or the Airport Overlay area.
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide
Road Impact Fee the 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 facility is located within a 10.75 acre tract of land identified as having 6.5 acres of
"other lands" and 4.2 acres of "High Potential Dry Cropland - Prime if they Become Irrigated" per the
1979 Soil Conservation Service Important Farmlands of Weld County Map. As there is no irrigation
water associated with the proposed facility and currently no irrigation located on site, no prime
agricultural lands will be taken 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.
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.
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The Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map:
A. A Road Maintenance Agreement is required at this location. Road maintenance includes, but is not
limited to, dust control and damage repair to specified haul routes. (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. In the event the applicant intends to utilize the existing septic system, for business use, the septic
system shall be reviewed by a Colorado registered professional engineer. The review shall consist
of observation of the system and a technical review describing the system's ability to handle the
proposed hydraulic load. The review shall be submitted to the Environmental Health Services
Division of the Weld County Department of Public Health and Environment. In the event the system
is found to be inadequately sized or constructed, the system shall be brought into compliance with
current regulations. (Department of Public Health and Environment)
D. Provide evidence from the Colorado Division of Water Resources that the current well has been re -
permitted and available to provide water to the site. (Department of Public Health and Environment)
E. The applicant shall provide written evidence of compliance with the Division of Water Resources for
the re -permitting of the existing well for the commercial uses. (Department of Planning Services)
F. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR18-0096 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with 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. The applicant shall delineate the screened outdoor storage area for pipe, pipeline construction
materials and other equipment, including company vehicles. (Department of Planning Services)
6. County Road 95 is a gravel road and is designated on the Weld County Functional Classification
Map as a local road which requires 60 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)
7. 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)
8. 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)
9. The applicant shall show the drainage flow arrows. (Department of Public Works)
10. Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (Department of Public Works)
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Taproot Rockies Midstream, LLC
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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 added for each additional three
(3) month period. (Department of Planning Services)
3. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj) with a
defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN StatePlane
Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to maps@co.weld.co.us.
(Department of Planning Services)
5. Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
B. A Change of Use Permit application must be submitted for converting the structure into a
commercial building. A code analysis, floor plan with rooms labeled, and architectural details
showing compliance with Accessibility and Egress Regulations will be required with application.
(Department of Building Inspection)
C. Additionally, "As-builts Reports" will be required as the structure was built, and utilities were installed
without proper building permits. (Department of Building Inspection)
D. A Fire District Notification letter shall be submitted to the Fire District with jurisdiction for review and
comments and submitted with Commercial Permit application to Weld County. (Department of
Building Inspection)
6. 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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Taproot Rockies Midstream, LLC
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Taproot Rockies Midstream, LLC
USR18-0096
1. A Site Specific Development Plan and Use By Special Review Permit, USR18-0096, for Mineral
Resource Development Facilities including Oil and Gas Support and Service Facilities (storage area
for fresh water pipelines and related pipeline equipment, parking for employee vehicles and a 7380
SF field operations building) in the A (Agricultural) Zone District, subject to the Development
Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The hours of operation are 6:00 A.M. to 6:00 P.M., as stated by the applicant(s). (Department of
Planning Services)
4. Number of employees principally employed at the facility is limited to six (6) persons per day, as
stated by the applicant(s). (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. 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 & Environment)
7. 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 & Environment)
8. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The applicant
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health & Environment)
9. 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 &
Environment)
10. The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as
delineated in 25-12-103 C.R.S. (Department of Public Health & Environment)
11. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Wastewater Treatment Systems. (Department of Public Health & Environment)
12. Adequate drinking, hand washing and toilet facilities shall be provided for employees, at all times. A
permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department
of Public Health & Environment)
13. The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code. (Department of Public Health & Environment)
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Taproot Rockies Midstream, LLC
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14. Sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent
properties. Sources of light should not cause a nuisance or interfere with the use on the adjacent
properties in accordance with the map. 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)
15. The property owner shall control noxious weeds on the site. (Department of Public Works)
16. 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)
17. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
18. 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)
19. The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement. (Department of Public Works)
20. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
21. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
22. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2012 International Codes, 2006 International Energy
Code, and 2017 National Electrical Code. A Building Permit Application must be completed and two
(2) 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 Colorado
registered engineer shall be required or an Open Hole Inspection. (Department of Building
Inspection)
23. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code. (Department of Planning Services)
24. 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)
25. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the plans
or Development Standards, as shown or stated, shall require the approval of an amendment of the
Permit by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted. Any other changes shall be filed in the office of the
Department of Planning Services. (Department of Planning Services)
26. 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)
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27. 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.
28. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in
total market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the incentives
which attract urban dwellers to relocate to rural areas: open views, spaciousness, wildlife, lack of city
noise and congestion, and the rural atmosphere and way of life. Without neighboring farms, those
features which attract urban dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural
activities will generate off -site impacts, including noise from tractors and equipment; slow -moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from
animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and
trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and
fertilizers in the fields, including the use of aerial spraying. It is common practice for agricultural
producers to utilize an accumulation of agricultural machinery and supplies to assist in their
agricultural operations. A concentration of miscellaneous agricultural materials often produces a
visual disparity between rural and urban areas of the County. Section 35-3.5-102, C.R.S., provides
that an agricultural operation shall not be found to be a public or private nuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice
the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of
state and county roads outside of municipalities. The sheer magnitude of the area to be served
stretches available resources. Law enforcement is based on responses to complaints more than on
patrols of the County, and the distances which must be traveled may delay all emergency responses,
including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who
must leave their jobs and families to respond to emergencies. County gravel roads, no matter how
often they are bladed, will not provide the same kind of surface expected from a paved road. Snow
removal priorities mean that roads from subdivisions to arterials may not be cleared for several days
after a major snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal
services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers.
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Taproot Rockies Midstream, LLC
Page 9
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.
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November 30, 2018
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
TOOMEY SHANNON
3050 67TH AVE.
GREELEY, CO 80634
Subject: USR18-0096 - A Site Specific Development Plan and Use By Special Review Permit for Mineral
Resource Development Facilities including Oil and Gas Support and Service Facilities (storage area for
fresh water pipelines and related pipeline equipment, parking for employee vehicles and a 7380 square
foot field operations building) in the A (Agricultural) Zone District.
On parcelfsl of land described as:
LOT A RECX18-0115 BEING PART OF THE N2SE4 SECTION 11, T8N, R61 W of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on January 15, 2019, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on January 30, 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.orq
If you have any questions concerning this matter, please call.
Respectfully,
Kim Ogl
Planner
September 17, 2018
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
SHANNON TOOMEY
AGPROFESSIONALS
3050 67th Ave.
GREELEY, CO 80634
Subject: USR18-0096 - A Site Specific Development Plan and Use By Special Review Permit for Mineral
Resource Development Facilities including Oil and Gas Support and Service Facilities (storage area for
fresh water pipelines and related pipeline equipment, parking for employee vehicles and a 7380 square
foot field operations building) in the A (Agricultural) Zone District.
On parcel(s) of land described as:
S2SE4 SECTION 11 T8N R61W of the 6th P.M., Weld County, Colorado.
N2SE4 SECTION 11 T8N R61 W 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 Ogle
Planner
FIELD CHECK— USR I8-0096
Inspection Date: November 8, 2018
Applicant: Taproot Rockies Midstream, LLC
Request: A Site Specific Development Plan and Use By Special Review Permit for Mineral Resource
Development Facilities including Oil and Gas Support and Service Facilities (storage area for fresh
water pipelines and related pipeline equipment, parking for employee vehicles and a 7380 SF field
operations building) in the A (Agricultural) Zone District
Legal: Lot A, RECX18-0115 being part of the N2SE4 of Section 11, TBN, R61W of the 6th P.M., Weld
County, CO
Location: West of and adjacent to County Road 98; approximately 0.25 miles north of County Road 94
Parcel ID #: 0543-11-0-00-017
Acres: 10.75 +/-
Zoning
Land Use
N
AGRICULTURE
N
Rural residence on 80 acre tract dryland agriculture
E
AGRICULTURE
E
Dryland agriculture
S
AGRICULTURE
S
Dryland agriculture
W
AGRICULTURE
W
Dryland agriculture
Comments:
The property is located off of the local gravel road, with the internal road gravel and graded and has an
existing large metal skinned building. Access is from the north property line arcing into the property with
outdoor unscreened storage of pipe, piping materials and pick-ups with gooseneck trailers. At the time of
visit there was a tractor trailer idling on the property. There appears to be a non -maintained access from
CR 95 into the property at the southern end of the site. Undisturbed areas are in native grasses.
Two residences are in close proximity. The North residence is 1900 feet away and the south residence is
351 a feet to the south-southeast. All other structures are located at a greater distance from this property.
r' `I
Signature
❑ Access t = operty, graveled and graded
❑ Site Distance, good visibility
o Oil & Gas Structures on adjacent property
❑ Topography, generally slopes to the north on this site
Note any commercial business/commercial vehicles that are operating from the site.
Business is present and there were multiple trips in and out at time of visit.
830A Thursday November 8, 2018
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