HomeMy WebLinkAbout20170113EXHIBIT INVENTORY CONTROL SHEET
Case USR16-0034 - BRANNAN SAND AND GRAVEL COMPANY, LLC
Exhibit Submitted By Description
A. Planning Commission Resolution of Recommendation
B. Planning Commission Summary of Hearing (Minutes dated 12/6/2016)
C. Planning Services PowerPoint Presentation
D. Applicant PowerPoint Presentation
E. Applicant Correspondence, City of Brighton 11/30/16
F. Applicant Correspondence, 11/30/16
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Putalic hearings concerning thts i',tMy will be heard before the
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Both h anngs will be held at
WELD COUNTY ADMINISTRATION BUILDING
1150 "O" Street • Greeley, CO 80631
Planing Commission Hearing will ale held on
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Board of County Cornrntssioner Hearing will be het l On
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A Seta Specific Development Plan and Use try SpeCiels Review
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FOR FURTHER iNF'DRMATtO1si PLEASE CONTACT
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Public he.aricsys concerning lilts property 'mill heard bet ona the
County Plann4ng Commissfon and
Board or County CommissiOriers.
Both hearings wIII be held al
WELD COUNTY ADMINISTRATION BUILDING
1150 4L O ' Street • Greeley, C 10631
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FOR FURTHER elitiNIFORMATFON PLEASE CONTACT
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Use By Special Review
USRI6 0034
Applicant: Brannan Sand and Gravel
Company LLC
c/o AGPROfessionals, LLC
3050 67t" Ave #200
Greeley, CO 80634
AGPROfessionals
I c")PF'RS O)!' 1C:Itl(:l ( I ( kI
a0/7-0/13
Request
• USR for Mining Operation:
• 213 +/- acre property located south of
Weld County Road 8, approximately '/z
mile east of Highway 85.
• I 3 (Industrial) Zone District
AGPROfessionals
DEVELOPMRS OF :AGRIGU.LI'U RN
Site Location
GRAVEL
MINING
INDUSTRIAL'
ZONE
UNION PACIFIC RAILROAD
HALLIBURTON
INDUSTRIAL ZONE
INDUSTRIAL ZONE
SITE
CITY LIMITS:
Fort Lupton
Brighton
AGPROfessionals
DEVELOPERS OF' AGRICULTURE
Site Plan
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THE VALLEY'S EDGE RESOURCE
USE BY PECIAL REVIEW U .1 -0034 & EXTRACTION PLAN MAP
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Site Access
Scale and Scale
House
Stockpile Areas
Borrow Resource
Central Processing
Area, Portable
Crushing and
Screening Plant
(location may vary)
Conceptual Cells
Topsoil Resource
USR Boundary
2. Cr:
AGPR
Ofessionals
DEVELOPERS OF' At.; RIC; ,1.LU: I-
Timeline
Over limited period 10-20 years:
• Commercial aggregate and other construction
materials mined and processed at the site
• Reclaim site to condition suited to intended long
range use as industrial development
• Backfill as necessary to establish final
reclamation grades
Mining and reclamation plans developed to
advance long term goals
AGPROfessionals
DEVELOPERS OF AGRICULt UILL
Operations
Max number of employees expected at site is ten (10)
Facility will operate during daylight hours, primarily 6:00 to
7:00 pm Mon -Sat.
No permanent structures
Temporary structures proposed:
• Temporary construction trailer
• Portable lavatory
• Excavators and processing equipment
• Scale and scale house
• 1,300 gal. diesel fuel storage tank
• Sign
AcPROfessionals
DEVELOPERS OF AGRIC.ULi U RE
Applicant Obligations
•
Sec. 23-2-260 A. Uses by Special Review
Consistent with:
1. Chapter 22 - Comprehensive Plan
2. Intent of District §-1-3 Zone
3. Existing Surrounding Uses
4. Future Development
5. Complies with Article V & XI — Overlay Districts and
Special Flood Hazard Areas
6. Adequate Provisions for Health, Safety & Welfare.
ACPROfessionals
DEVELOPh;RS )F ACRICU.L;I'U RK
Consistency with the Comprehensive Plan
S ec. 22-5-70. Commercial mineral deposits ("aggregate") and ore
mineral resources.
• B. The County recognizes that mineral resource extraction is an
essential industry. The availability and cost of materials, such as
sand and gravel, have an effect on the successfulness of the general
construction and highway construction industries.
S ec. 22-5-80. General commercial mineral deposits ("aggregate")
and ore mineral resources Goals and Policies.
• B. CM.Goal 2. Promote the reasonable and orderly exploration and
development of mineral resources.
• B. CM.Policy 2.3. Ensure that development of mineral resources
addresses the impacts of such development.
AGPROfessionals
23-3-330.A. (I-3 Industrial Zone District) Intent
• Provide a zone to accommodate industrial uses
which may create adverse visual impacts for
adjacent uses
• Section 23-3-330.D.7.
• Open pit mining allowed as a Use by Special
Review
• Reclamation will add to land suitable for industrial
development and support economic development
of the County.
ACPROfessionals
DEVELOP h RS )F ACRICU..L;I'L' RH
Compatible with Existing and Future Development
INDUSTRIAL
ZONE �
LHALLIBURTON
-"+ WCR
t
INDUSTRIAL ZONE
INDUSTRIAL ZONE
•
INDUSi
ZONE
INDUSTRIAL ZONE
VESTAS
RIAL
1: 13,729
0
SITE
ZONING:
Agriculture
Industrial
Residential -
Office
AGPROfessionals
DEVELOPERS OF' AGRICULTURE
Overlay Districts and Flood Hazard Areas
• No Airport Overlay District
• No Floodplain
• No Geologic Hazard
ACPROfessionals
DEVELOPJh RS )F ACRICUR K
Provisions for Protection of Health, Safety, Welfare
• Subject to various local, state and federal
regulations:
• State Division of Reclamation, Mining and
Safety
• Use by Special Review Development
Standards
ACPROfessionals
DEVELOP MRS F :AGRIGU.UI'LRK
Nuisance Management
• Dust Suppression
• Waste Handling and Dust Abatement Plan
• Noise Standards
• Sec 23-3-360.A.
• Light Standards
• Sec 23-3-360.F.
AGPROfessionals
DEVELOPMRS OF :AGRIGU.LI'U RN
Traffic
SITE
CITY LIMITS:
Fort Lupton
Brighton
AGPROfessionals
DEVELOPERS OF ACRICULI URE
Referrals, Conditions, Development Standards
• 11 local, state and federal referral agencies responded
• Use By Special Review materials reviewed, approved,
conditioned
• I Condition and 28 Standards
AGPROfessionals
DEVELOP MRS OF :AGRIGU.LI'U RN
Applicant Obligations
Sec. 23-2-260 A. Uses by Special Review
Consistent with:
✓ Chapter 22 — Comprehensive Plan
✓ Intent of District —1-3 Zone
✓ Existing Surrounding Uses
✓ Future Development
✓ Complies with Article V & XI
Special Flood Hazard Areas
✓Adequate Provisions for Health, Safety & Welfare.
Overlay Districts and
AGPROf „
DEVELOPMRS OF :AGRIGlJ.LI'L'RK
Use By Special Review
USRI6 0034
Applicant: Brannan Sand and Gravel
Company LLC
c/o AGPROfessionals, LLC
3050 67t" Ave #200
Greeley, CO 80634
ACPROfessionals
DEVELOP MRS F :AGRIGU.UI'URK
BRANNAN
30 November 2016
Mary Falconburg, Assistant City Manager
City of Brighton
S00 South 4th Avenue
Brighton, CO 80601
Re: Valley's Edge Resource, Weld County USR 16-0034
Dear Marv:
Thank you for working with Brannan Sand and Gravel Company in its efforts to understand and respond to
local government concerns surrounding its purchase of the disused former feedlot at 2542 Weld County Road
27. As you are aware, Brannan's plans to recover a commercial sand and gravel deposit on a portion of this
land, and to subsequently reclaim the property as developable industrial land, are presently under review in
the above -referenced Weld County Use by Special Review case. I am writing to review our mutual efforts and
to specifically respond to the City of Brighton's referral response in the USR 16-0034 case.
First and foremost, it has been my goal on behalf of Brannan to communicate with Brighton as early in our
present process as possible, and as often as appropriate. The 2009 intergovernmental agreement between
the cities of Brighton and Fort Lupton was a principal focus in Brannan's due diligence process, and Brannan
reached out to both jurisdictions immediately after the feedlot property was placed under contract in
December 2015. This resulted in an extended series of meetings with all local jurisdictions, including
meetings with you at Brighton's City Hall on February 25, April 15, July 19, and October 18. Ultimately, it was
determined that Brannan would apply to Weld County for approval of the sand and gravel recovery and
reclamation operations.
At our most recent meeting, on October 18, we discussed Brighton's referral response. The following
comments summarize Brannan's understanding and its approach to mitigating various concerns.
• The corridor encompassing Highway 85 and WCR 27 is generally understood to be industrial in nature,
both in its current mix of land uses and as a planned employment center in the future. Thus, there is
a fundamental question of how much "Urban Development," as cited by the referral letter and
defined by Section 22-2-30 the Weld County Comprehensive Plan, is actually affected by Brannan's
proposal. Given the integral role of residential development in the County's Urban Development plan
(e.g., urban development is "characterized by designated areas for residences" among other land
uses), and the absence of such land use in the comprehensive plans of either Brighton or Fort Lupton
for the vicinity of the property, the conflict suggested by Brighton's referral letter does not appear to
exist.
• As implemented by Weld County, particularly in its prior grant of industrial zoning to the subject
property, the County's comprehensive plan indicates that the proposal is consistent with relevant
2500 East Brannan Way I Denver I CO 80229 1303.534.1231 Tel 1303.534.1236 Fax
www.brannanl.com
Response to Referral Letter, USR 16-0034, City of Brighton
30 November 2016
Page 2
goals, including provisions cited in Brighton's referral letter. For example, the property is at the
periphery of the two nearby municipalities and immediately connected to major transportation
networks, the conventional location for heavy industrial uses according to Section 22-2-30. The
proposal is similar to surrounding land uses and will result in the clean-up and economic revival of
existing industrial property (see Sections 22-2-70, 22-2-80(A)(2), 22-2-80(F)(4)(a)). Critically, the
Weld County Comprehensive Plan recognizes that resource extraction is an essential industry and
includes provisions to promote the development of aggregate deposits (see Section 22-5-70), as well
as provisions to promote a well-balanced commercial and industrial economic base in the County (see
Section 22-6-20(A)).
• The proposal is designed to minimize incompatibilities between the industrial use and surrounding
properties. In addition to noting the prevalence of industrial uses (e.g., oil and gas field services, sand
and gravel mining, heavy manufacturing, auto salvage, available industrial lots) in the surrounding
area, the proposal presents a minimal net impact in several areas of concern expressed in the referral
letter.
o Traffic. The site is a replacement source of sand and gravel for Brannan. Vehicular traffic in
the U.S. Highway 85 corridor will remain unchanged, as Brannan currently obtains material
from other sources in the region. A detailed traffic impact study suggests appropriate
mitigation for local access routes. Brannan has committed to making these improvements as
part of its local land use approvals.
o Aesthetics. The property is an abandoned feedlot and feedmill. Illicit dumping has occurred
on the east side of the property. For the past 10 years or more, the owners of the property
have invested nearly zero budget in its maintenance and upkeep. By investing in the property
and converting it to useable lots, Brannan will improve the land from its current derelict
condition. Brannan intends to demolish abandoned structures and to accommodate
landscape plantings and other "Gateway" features in visible, public areas.
o Noise. Brannan will operate its facility in compliance with all applicable noise regulations.
Sand and gravel recovery is a daytime operation, so processing and haul equipment will
generate noise only during daytime hours. In addition, the property is a substantial distance
from residential uses (on agriculturally -zoned property), and significant noise attenuation will
also occur due to stockpile berms and mining slopes as acoustic (and visual) barriers. Noise is
not expected to detrimentally affect any property, having no more than a minimal effect on
any property in Brighton.
o Air pollution. Dust control is embedded in Brannan's operating plans for the site, as well as its
existing practices. Pit run material typical contains residual moisture, but spray equipment
will suppress dust during processing, and stockpiled aggregate products will be sprayed as
needed to limit the potential dust source. Dust control practices are comprehensively
detailed in a state air quality permit for the facility. Air quality is also regulated through
Development Standards applied through the Weld County Use by Special Review process.
• There is no blasting associated with the proposed sand and gravel extraction. Unconsolidated
material (e.g., loose alluvial "river rock" and sand) is extracted directly from the natural deposit by
excavators and loaders.
Response to Referral Letter, USR 16-0034, City of Brighton
30 November 2016
Page 3
• Crushing and other processing (e.g., sorting, stacking) is customarily associated with sand and gravel
extraction, as the creation of economically useable construction materials generally depends upon
the classification and specification of aggregate products. Moving this function off -site only displaces
perceived and/or unmitigated impacts, if any remain following permit review. Off -site processing also
produces unnecessary bulk hauling, resulting in increased wear on roads, also a carbon footprint to
backhaul fines and other low -value backfill material in the present case. The most appropriate
response to crushing activity is on -site mitigation, as described above relative to noise and other
impacts.
• Asphalt and concrete recycling is a feature of sand and gravel operations contemplated and allowed
by state environmental policy. This activity supports efficient recovery of construction materials from
the existing built environment and is necessary to meet existing market demand for recycled
aggregate materials, particularly demand from large public projects. Processing capacity exists for
asphalt and concrete recycling within the controlled operation described in state Reclamation Permit
M-2016-030 (and related permits). Exclusion of asphalt and concrete recycling is not necessary or
warranted to meet applicable permitting standards.
• Reclamation is planned to provide redevelopment opportunities after mineral extraction operations
are completed. Post -mining use is a central enforcement concern of the Mined Land Reclamation
Board and Division of Reclamation, Mining and Safety. It is also in the operator's financial interest to
return value to affected land. Brannan's proposed Valley's Edge Resource is specifically designed to
clean up the former feedlot and prepare affected land for industrial or commercial use. Completion
of the reclamation program is guaranteed through performance and financial warranties held by state
reclamation officials. In addition to satisfying all regulatory concerns, it is Brannan's strategic plan to
make available portions of the subject property as soon as reclamation can be completed and
released from permitting. This approach is flexible and allows Brannan to use its reclamation process
to facilitate "build -to -suit" industrial and commercial development that expands and diversifies the
regional economy.
• Brannan has planned for the selective use of conveyors in the mining operation. Conveyors may be
installed if beneficial to the operation, including potential use as a mitigation measure. It is not
anticipated that a haul truck or other vehicular method of transporting pit run to the processing area
will produce amounts of additional noise noticeable from adjacent properties. If necessary to attain
compliance with applicable air quality standards, Brannan will use conveyors as the primary means of
transport to the processing plant.
• Extraction rate and phased implementation of mining and reclamation are covered by state
reclamation standards. Life of mine is estimated for state permitting, but this number is not enforced
or corrected if market demand and other factors periodically accelerate or dampen production at the
Valley's Edge Resource. Conservatively, Brannan believes that it may take 20 years to complete all
phases of mining and reclamation. Based on current market trends, the actual expected timeframe is
less than 20 years, with portions of the subject property expected to be available for other uses within
6 years of the commencement of operations.
This project has given me a chance to interact with you in detailed, and direct, conversations. In these
conversations, it is my philosophy on behalf of Brannan to address a sand and gravel mine for what it is, and
Response to Referral Letter, USR 16-0034, City of Brighton
30 November 2016
Page 4
to plainly describe the appropriate design and operation of the mine as it will be permitted. We appreciate
that poorly conceived mines are a public hazard. On the other hand, the Valley's Edge Resource is well
studied and well defined in the submitted state reclamation permit, the Weld County Use by Special Review,
the state APEN, and other permits. Systematic adherence to regulation ensures that Brannan will not burden
surrounding property owners or the regional community.
The Valley's Edge Resource is more than the proposed temporary sand and gravel operation. It is an
economic opportunity to clean up an unproductive, derelict site. The regional community does not benefit
from the property's present status. The changes proposed for the property are specifically designed to
promote efficiency and post -mining benefits. The reclamation plan will result in 200 acres of land that more
closely resembles its surroundings and is suitable for planned future land uses.
As Brannan continues in its permitting and potential future operations, I welcome any further conversations.
Please let me know if this letter has failed to adequately address the City of Brighton's referral letter.
Respectfully,
BRANNAN SAND AND GRAVEL COMPANY, L.L.C.
Alex Schatz
Diana Aungst
Subject:
Attachments:
FW: Brannan
USR-B rightonReferral-112916_FINALPDF
From: Tim Naylor [mailto:tnaylor@agpros.com]
Sent: Wednesday, November 30, 2016 11:38 AM
To: Diana Aungst <daungst@co.weld.co.us>
Cc: Alex Schatz <aschatz@brannanl.com>; Kelsey Bruxvoort <Kbruxvoort@agpros.com>
Subject: Brannan
Diana
As discussed in the Pre -hearing meeting, Alex Schatz has provided the following COA responses for your
review. Please let me know if you have any questions.
1A. A letter to Brighton is attached. This is being mailed November 30, but prior efforts (summarized in the
letter) may also demonstrate the very significant attempt Brannan has made to address the concerns of the City
of Brighton.
1B. Brannan has attempted to address Fort Lupton's concerns related to a Pre -Annexation
Agreement. Specifically, Brannan submitted a draft Pre -Annexation Agreement to the City of Fort Lupton at
the time of a City Council meeting on November 21. Todd Hodges received the draft and is presently
reviewing. Incidentally, the same action (submittal of a Pre -Annexation Agreement) is a requirement of the
City's minor subdivision process that approved the creation of a new platted lot in the dimensions of Brannan's
access road.
1C. Brannan requested an appropriate offsite improvements agreement from the City of Fort Lupton and
received the City's approved generic form on Monday, November 28. This is prompted by the same action
being required in the City's minor subdivision process (see 1B). In this case, the submittal of a improvements
agreement. There are a few relatively minor legal and technical concerns that I expect to address in a re -draft
of the improvements agreement. It is my goal to submit this for City Council approval (if needed) in the month
of December 2016. (Note: I do not have a copy of the City's formal response to Weld County, the referral
response dated October 10, 2016.)
1D. AGPRO has addressed the FPD referral through the Ft Lupton Minor Subdivision process and believes
satisfaction of this condition has been achieved. Some notes or linework on the USR plat map may be
appropriate. Brannan is planning to follow all standard fire protocols, including obtaining addressing, a Knox
Box, etc.
1E. Similar to Brighton, this agency has received a great deal of attention from Brannan. Moments after
CCWCD replied to the USR referral process, Brannan initiated discussion with CCWCD about use of its
existing wells, the potential for abandonment credit, and other options to obtain water from Central. We have
met with CCWCD staff and CCWCD committees and the board on multiple occasions since September. We
are presently negotiating a water sale, though mutually agreeable terms remain unclear. In any event, we
understand the status of our Class D Water Allotment contracts with CCWCD.
I F. The Division of Water Resources informed Weld County of several jurisdictional issues that would require
review by the State Engineer if applicable to Brannan's site. The first comment is not applicable, as Brannan is
i
not planning to discharge water into an active diversion structure. Addressing the Division's final two
comments: Brannan plans to submit to the Division a gravel well permit and also, unless exempted due to
inclusion in an approved augmentation plan, a substitute water supply plan. As part of our work on the DRMS
112 reclamation permit application, as well as support for our conversation with CCWCD, Brannan has retained
Applegate Group to produce detailed depletion calculations and to prepare permit applications and other
documentation for review by the Division of Water Resources.
1G. All required revisions to the USR map will be completed upon approval of the USR in accordance with the
approved Resolution.
Regards,
Tim Naylor
AGPROfessionals
3050 67th Avenue, Suite 200
Greeley, CO 80634
970-535-9318 office
970-535-9854 fax
(303) 870-0013 mobile
www.agpros.com
AC PROfessionals
DEVELOPERS 0
2
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