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LAND USE APPLICATION
SUMMARY SHEET
Angela Snyder
USR18-0032
Juan Ignacio Cruz, Centennial Tools and Services, LLC
25172 County Road 53, Kersey, CO 80644
Cameron W. Knapp, Drexel BarrelI & Company
Hearing Date: July 3, 2018
A Site -Specific Development Plan and Use by Special Review Permit for a Mineral
Resource Development Facility: Oil and Gas Support and Service Business
(commercial truck maintenance, parking and outdoor storage) in the A (Agricultural)
Zone District.
Lot B of Recorded Exemption RE -83, being a part of the SW4 of Section 28,
Township 5, Range 64 West of the 6th P.M., Weld County, Colorado
East of and adjacent to CR 53, approximately 1800 feet north of CR 52
+/- 10.04 gross, +/- 9.29 net acres
Parcel No. 0963-28-0-00-031
The criteria for review of this Special Review Permit is 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 Zoning Compliance, referral dated April 23, 2018
Platte Valley Fire Protection District, referral dated April 24, 2018
Weld County Department of Public Health and Environment, referral dated May 14, 2018
Weld County Department of Public Works, referral dated May 21, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Y Weld County School District RE -7, referral dated April 24, 2018
Y Town of Kersey, referral dated April 27. 2018
Y Weld County Sheriff's Office, referral dated May 11, 2018
Y West Greeley Conservation District, referral dated May 14, 2018
The Department of Planning Services' staff did not receive referral responses from the following agencies:
Y Weld County Department of Building Services
Y Central Weld County Water District
USR18-0032, Centennial Tools, Page 1 of 12
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Angela Snyder Hearing Date: July 3, 2018
Case Number: USR18-0032
Applicant: Juan Ignacio Cruz, Centennial Tools and Services, LLC
Address: 25172 County Road 53, Kersey, CO 80644
Representative: Cameron W. Knapp, Drexel BarrelI & Company
Request: A Site -Specific Development Plan and Use by Special Review Permit for a Mineral
Resource Development Facility: Oil and Gas Support and Service Business
(commercial truck maintenance, parking and outdoor storage) in the A (Agricultural)
Zone District.
Legal Lot B of Recorded Exemption RE -83, being a part of the SW% of Section 28, Township
Description: 5, Range 64 West of the 6th P.M., Weld County, Colorado
Location: East of and adjacent to CR 53, approximately 1800 feet north of CR 52
Size of Parcel: +/- 10.04 acres Parcel No. 0963-28-0-00-031
Case Summary:
The applicant is requesting a Site -Specific Development Plan and Use by Special Review Permit for an Oil
and Gas Support and Service Business (commercial truck maintenance, parking and outdoor storage) in
the A (Agricultural) Zone District on the roughly 10.04 -acre parcel. The owner of the property and the
business, Juan Ignacio Cruz, lives onsite and plans to continue hobby farming.
The business, Centennial Tools and Services, LLC, (CTS) provides services and equipment to many oil
and gas companies in the area with equipment, supplies and tools. These include, but are not limited to,
pipes, tubing, commercial vehicles and vehicle parts such as tractor trailers, wrench trucks, loaders, and
tractors. Trucks and equipment will be maintained in the proposed fifteen thousand (15,000) square foot,
single -story steel building. A six -hundred (600) square foot office attached to the steel building will be used
to manage day to day operations. The business will have fifteen commercial vehicles parked overnight
onsite.
Hours of operation will be from 6:00 a.m. to 7:00 p.m. Monday through Friday and 6:00 a.m. to 6:00 p.m.
on Saturday. Of the fifteen employees, 4 to 6 will work full time on the site. The remaining employees will
park onsite and travel to an oil and gas worksite. Fifteen trucks will be parked on site 24 -hours a day.
The site is currently in violation (ZCV18-00142) of Chapter 23 of the Weld County Code for not having the
necessary land use permits before operating a commercial trucking operation. This case has been
forwarded to the County Attorney's Office; therefore, an investigation fee was required and paid at the time
of application submittal.
If this application is approved by the Board of County Commissioners, Conditions of Approval are met, and
the Use by Special Review map is recorded, it will correct the outstanding violation. If this application is
denied, the case will continue through the County Court process until all but one (1) Commercial Vehicle
(which is allowed as an Accessory Use in the Ag Zone District) are removed from the property.
USR18-0032, Centennial Tools, Page 2 of 12
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. The applicant shall demonstrate:
A. Section 23-2-220.A.1 -- That the proposal is consistent with Chapter 22 of this Code and any
other applicable code provision or ordinance in effect.
Section 22-2-10.F Land use policies should support a high -quality rural character which
respects the agricultural heritage and traditional agricultural land uses of the County, as
agricultural lands are converted to other uses (excluding urban development). Rural character
in the County includes those uses which provide rural lifestyles, rural -based economies and
opportunities to both live and work in rural areas. The natural landscape and vegetation
predominate over the built environment. Agricultural land uses and development provide the
visual landscapes traditionally found in rural areas and communities.
The proposed facility is consistent with the land use policies defined in Section 22-2-10.F of
the Comprehensive Plan. The proposed use will leave approximately 40% of the property in
the existing state.
Section 22-2-20.F(2)
A.Goal 6. Provide mechanisms for the division of land in agricultural areas to support the
continuation of agricultural production.
A.Policy 6.2. Support opportunities, such as but not limited to hobby farming and
home businesses, to supplement family income and reduce living expenses for farm
families and others who prefer a rural lifestyle.
The retained open space and farm buildings will remain, allowing the owner to reside on the
property and raise chickens and pasture livestock, which supports the goal of Section 22-2-
20.F. The facility will utilize a gravel surface for the parking and drive areas, which provides the
visual landscape of a rural business operation.
Section 22-2-20.F(2)
A.Goal 7. County land use regulations should protect the individual property owner's right to
request a land use change.
A.Policy 7.2. 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 proposal is compatible. This is a business that directly works with the nearby oilfields. The
existing screening, the Development Standards, and the 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.
Section 22-2-90.A
USR18-0032, Centennial Tools, Page 3 of 12
The purpose of commercial development Goals is to characterize, by intensity, those areas
throughout the County for retail, offices, services and other similar uses. Commercial uses are
primarily located along major roadways, at major intersections and in commercial parks
designed to accommodate these uses. When of an appropriate scale that accounts for
pedestrians and public space, limited commercial activity is also appropriate within
neighborhoods.
The location of the proposed commercial use on CR 53, a designated collector road, is
consistent with Section 22-2-90.A.
Section 22-2-100.A
C.Goal 1. Promote the location of commercial uses within municipalities, County Urban Growth
Boundary areas, Intergovernmental Agreement urban growth areas, growth management
areas as defined in municipal comprehensive plans, the Regional Urbanization Areas, Urban
Development Nodes or where adequate services are currently available or reasonably
obtainable.
This site is located within the Kersey IGA. In a referral response dated April 27, 2018, the Town
of Kersey asked that as much traffic as possible be diverted away from County Road 53 as it
enters the Town of Kersey, but otherwise had no concerns regarding the proposal.
B. Section 23-2-220.A.2 -- That the proposal is consistent with the intent of the district in which
the USE is located.
Section 23-3-10. - The Weld County Code states "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 attached Development Standards and Conditions of Approval will adequately
mitigate the impacts of the use.
Section 23-3-40.A.2. - The Weld County Code allows "Mineral Resource Development Facility:
Oil and Gas Support and Service" in the A (Agricultural) Zone District, defined as follows:
OIL AND GAS SUPPORT AND SERVICE: Location and operation bases for businesses whose
primary activity includes the following kinds of USES:
a. Parking and maintenance of exploration, production or workover equipment.
b. Equipment and storage yards for road and pipeline construction contractors, and
production unit set-up and maintenance contractors.
c. Parking and maintenance for tank and water service companies.
d. Storage and rental yards for pipe and production equipment.
e. Field OFFICES USED by production -related records and maintenance personnel.
f. Disposal and recycling sites for production waste (except production water disposed
through either SECONDARY RECOVERY or deep well disposal methods and the
mode of transport to such injection wells is exclusively via pipeline from the source
and no on -site storage occurs), except businesses whose activities are primarily
manufacturing and fabricating or whose use is primarily for general company
OFFICES used by other than company officials.
Oil and gas processing facilities and related equipment, including, but not limited to,
compressors associated with gas processing or which compress gas to enter a
pipeline for transport to market.
h. Midstream activities including the processing, storing, transporting and marketing of
oil, natural gas and natural gas liquids.
g.
USR18-0032, Centennial Tools, Page 4 of 12
Centennial Tools and Services (CTS) provides equipment, and tools, and services directly to
oil and gas operations within Weld County. The site will have a shop, an office and outdoor
storage of pipe and up to 15 commercial trucks.
C. Section 23-2-220.A.3 -- That the USES which would be permitted will be compatible with the
existing surrounding land USES.
The CTS facility will be compatible with the existing character of the area and the surrounding
land uses. Smaller parcels of mostly dryland agriculture surround the site on all sides. Most of
these parcels have homes, outbuildings and some storage area for equipment or vehicles. No
letters were received from surrounding property owners, though one was returned
undeliverable. The applicants held a neighborhood meeting on March 28, 2018. Four neighbors
were present. Within 1 mile of this proposed facility there are seven (7) Use by Special Review
permits: 3MUSR17-84-625 (natural gas facility), USR13-0040 (non -1041 major facility), USR-
1196 (veterinary clinic), USR-1632 (telecommunication tower), USR-570 (second single family
dwelling), USR13-0064 (natural gas line), and USR-663 (recreation facility, horse stables),
USR-1701 (kennel, second single family dwelling).
D. Section 23-2-220.A.4 -- That the USES which would 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 this Code or MASTER PLANS of affected
municipalities.
The site is located within the three (3) mile referral area of the Town of Kersey. The Town of
Kersey, in their referral comments dated April 27, 2018, indicated they have no concerns.
E. Section 23-2-220.A.5 -- That the application complies with Articles V and XI of this Chapter [23]
if the proposal is located within the Overlay District Areas or a Special Flood Hazard Area
identified by maps officially adopted by the COUNTY.
The site is not in a floodplain, airport overlay district or geohazard overlay district.
F. Section 23-2-220.A.6 -- That if the USE is proposed to be located in the A (Agricultural) Zone
District, the applicant has demonstrated a diligent effort has been made to conserve PRIME
FARMLAND in the locational decision for the proposed USE.
The proposed facility is located on approximately 10.04 acres designated "other land" per the
1979 Soil Conservation Service Important Farmlands of Weld County Map. No prime land will
be taken out of production.
G. Section 23-2-220.A.7 - That there is adequate provision for the protection of the health, safety
and welfare of the inhabitants of the NEIGHBORHOOD and the 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. Building Permits issued on the lot will be required
to adhere to the fee structure of the County -Wide Road Impact Fee Program, County Facility
Fee and Drainage Impact Fee Programs.
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.
USR18-0032, Centennial Tools, Page 5 of 12
The Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the USR map:
A. The applicant shall address the requirements of the Platte Valley Fire Protection District, as
stated in the referral response dated April 23, 2018. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of Planning
Services)
B. The applicant shall address the requirements of the Department of Public Works, as stated
in the referral response dated May 21, 2018. Written evidence of such shall be submitted to
the Weld County Department of Planning Services. (Department of Planning Services)
C. An Improvements and Road Maintenance Agreement is required for off -site improvements
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. The Agreement shall require the construction of the following capital
improvements. (Department of Public Works)
i. Design and construct a left deceleration/turn lane on CR 53 whenever traffic
exceeds 10 vehicles per hour (VPH) turning left into the Property for an average
daily peak hour.
ii. Design and construct a right deceleration/turn lane on CR 53 whenever traffic
exceeds 25 VPH turning right into the Property for an average daily peak hour.
iii. Design and construct a right acceleration lane on CR 53 whenever traffic exceeds
50 VPH turning right out of the Property for an average daily peak hour.
iv. Design and construct a left acceleration lane on CR 53 whenever such a lane
would be a benefit to the safety and operation of the roadway. The County, in its
sole discretion, shall determine if a left acceleration lane is required.
D. 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)
E. The USR map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR18-0032 (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 on the map 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 map shall delineate existing and proposed landscaping and/or screening from
adjacent properties and right-of-way in accordance with Section 23-2-240.A.10.
(Department of Planning Services)
6. The map shall delineate the site lighting in accordance with Section 23-2-10.C and
Section 23-2-250.D of the Weld County Code. (Department of Planning Services)
7. All signs shall be shown on the map and 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
USR18-0032, Centennial Tools, Page 6 of 12
Planning Services)
8. The map shall delineate the parking area for the vendors, customers and/or employees
in accordance with Appendix 23-A and Appendix 23-B of the Weld County Code.
(Department of Planning Services)
9. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (Department of Planning Services)
10. County Road 53 is a paved 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 future and existing right-of-
way. All setbacks shall be measured from the edge of future right-of-way. This road
is maintained by Weld County. (Department of Public Works)
11. 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)
12. Show and label the approved tracking control on the site plan. (Department of Public
Works)
13. 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)
14. The applicant shall show and label the accepted drainage features and drainage flow
arrows. Stormwater ponds should be labeled as "Stormwater Detention, No -Build or
Storage Area" and shall include the calculated volume. (Department of Public Works)
15. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy
or one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County Department
of Planning Services. Upon approval of the plat the applicant shall submit a Mylar plat along with
all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the
office of the Weld County Clerk and Recorder by the Department of Planning Services. The plat
shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County
Code. The Mylar plat 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
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 charge shall added for each
additional three (3) month period. (Department of Planning Services)
4. 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 FIRS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co us. (Department of Planning Services)
USR18-0032, Centennial Tools, Page 7 of 12
5. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on -site construction.
This site requires a tracking control device and 100 feet of asphalt OR 300 feet of asphalt for
tracking control. (Department of Public Works)
B. If more than 1 acre is to be disturbed, a Weld County grading permit will be required..
(Department of Public Works)
7. Prior to the issuance of the Certificate of Occupancy:
A. An on -site waste -water treatment system is required for the proposed facility and shall be
installed according to the Weld County On -site Waste -water Treatment System (O.W.T.S.)
Regulations. The septic system is required to be designed by a Colorado Registered
Professional Engineer according to the Weld County O.W.T.S. Regulations. (Department of
Building Inspection)
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 plat 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)
USR18-0032, Centennial Tools, Page 8 of 12
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Centennial Tools and Services, LLC - Juan Ignacio Cruz
USR18-0032
1. A Site -Specific Development Plan and Use by Special Review Permit for a Mineral Resource
Development Facility: Oil and Gas Support and Service Business (commercial truck maintenance,
parking and outdoor storage) in the A (Agricultural) Zone District. (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. - 7:00 p.m. Monday - Friday, 6:00 a.m. - 6:00p.m. Saturday.
(Department of Planning Services)
4. The number of employees shall be 15. (Department of Planning Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. 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)
7. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
8. 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)
9. 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)
10. 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)
11. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive
particulate emissions, blowing debris, and other potential nuisance conditions. The facility shall operate
in accordance with Chapter 14, Article 1 of the Weld County Code and the accepted waste handling
plan. (Department of Public Health and Environment)
12. 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.
13. 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)
14. Adequate drinking, hand washing and toilet facilities shall be provided for employees, at all times. Any
septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Wastewater Treatment Systems.
15. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department
of Public Health and Environment)
USR18-0032, Centennial Tools, Page 9 of 12
16. All potentially hazardous chemicals must be handled in a safe manner in accordance with product
labeling and in a manner, that minimizes the release of hazardous air pollutants (HAPs) and volatile
organic compounds (VOCs). All chemicals must be stored securely, on an impervious surface, and in
accordance with manufacturers' recommendations. (Department of Public Health and Environment)
17. Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and hauled off
for proper disposal. Records of installation, maintenance, and proper disposal shall be retained.
(Department of Public Health and Environment)
18. The applicant shall submit an Air Pollution Emission Notice (A.P.E.N.) and Emissions Permit
Application and obtain a permit from the Air Pollution Control Division, Colorado Department of Public
Health and Environment, as applicable. (Department of Public Health and Environment)
19. Any vehicle or equipment washing shall adhere to "Low Risk Discharge Guidance: Discharges From
Surface Cosmetic Power Washing Operations To Land July 2010" as provided by the State.
(Department of Public Health and Environment)
20. 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)
21. The property owner shall control noxious weeds on the site. (Department of Public Works)
22. The access to the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
23. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
24. 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)
25. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement.
26. The Improvements Agreement for this site shall be reviewed on an annual basis, including possible
updates. (Department of Public Works)
27. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
28. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
29. 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 2014 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)
30. 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.
USR18-0032, Centennial Tools, Page 10 of 12
31. 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.
32. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
33. 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.
34. 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.
35. 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.
USR18-0032, Centennial Tools, Page 11 of 12
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, 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.
USR18-0032, Centennial Tools, Page 12 of 12
May 17, 2018
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
CAMERON W KNAPP
710 11TH AVE
GREELEY, CO 80631
Subject: USR18-0032 - A Site Specific Development Plan and Use by Special Review Permit for an Oil
and Gas Support and Service Business (commercial truck maintenance, parking and outdoor storage) in
the A (Agricultural) Zone District.
On parcel(s) of land described as:
S2N2SW4SW4 SECTION 28, T5N, R64W LOT B RE -83 of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on July 3, 2018, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on July 18, 2018 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,
Angela Snyder
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
April 20, 2018
CAMERON W KNAPP
710 11TH AVE
GREELEY, CO 80631
Subject: USR18-0032 - A Site Specific Development Plan and Use by Special Review Permit for an Oil
and Gas Support and Service Business (commercial truck maintenance, parking and outdoor storage) in
the A (Agricultural) Zone District.
On parcel(s) of land described as:
S2N2SW4SW4 SECTION 28, T5N, R64W LOT B RE -83 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.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Departments for their review and comments:
Kersey at Phone Number 970-353-1681
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
FIELD CHECK
Inspection Date: 06/5/2018
Case Number: USR18-0032
Applicant: Juan Ignacio Cruz
Request: A Site -Specific Development Plan and Use by Special Review Permit for
a Mineral Resource Development Facility: Oil and Gas Support and
Service Business (commercial truck maintenance, parking and outdoor
storage) in the A (Agricultural) Zone District.
Legal
Description:
Lot B of Recorded Exemption RE -83, being a part of the SW4 of Section
28, Township 5, Range 64 West of the 6th P.M., Weld County, Colorado
Location: East of and adjacent to CR 53, approximately 1800 feet north of CR 52
Total Size
of Parcels:
+/- 10.04 acres
Parcel Number: 0963-28-0-00-031
Zoning
Land Use
N
A (Agricultural)
N
Agriculture / Rural Residential
E
A (Agricultural)
E
Agriculture / Rural Residential
S
A (Agricultural)
S
Agriculture / Rural Residential
W
A (Agricultural)
W
Agriculture, Rural Residential, USR-
570 Second Single Family Dwelling
COMMENTS:
The site is accessed off County Road 53, but can be seen from County Road 52. The closest
home is 256 feet to the North, another being 380 feet to the South. There is one home and several
outbuildings on the property. The property was being used for pipe and commercial truck storage.
There are signs of oil and gas activity in the area.
l t•r i 1 - •
- d`
Angela Snyder, Planner
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