HomeMy WebLinkAbout20173290.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: September 19, 2017
Case Number: USR17-0034
Applicants: Green River DevCo LP and Noble Midstream Services LLC
Representative: Pam Hora, Tetra Tech IMR, Longmont, Colorado
Request: A Site Specific Development Plan and Special Review Permit, USR17-0034 for a
greater than 12 -inch high pressure natural gas pipeline approximately fifteen (15.1)
miles long in the A (Agricultural) Zone District
The pipeline will cross multiple sections including Sections 22, 15, 16, 10, 4 and 3,
Legal T2N, R64W; and Sections 33, 30, 29, 28, 21, 17, 8, and 7, T3N, R64W and Sections
Description: 25, and 12 T3N R65W of the 6th P.M., Weld County, CO
Location: Generally located south of County Road 36; west of County Road 57; north of County
Road 18 and east of County Road 47
Size of Parcel: Varies, +1- 92 - 165 acres Parcel No.s: Multiple
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 Department of Public Health and Environment, referral dated July 26, 2017
> Weld County Department of Planning Services - Floodplain, referral dated July 31, 2017
• Weld County Department of Planning Services - Engineer, referral dated August 8, 2017
• Weld County Department of Public Works, referral dated August 8, 2017
• Farmer's Reservoir and Irrigation Company, (FRICO), referral dated August 29, 2017
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ Weld County Zoning Compliance, referral dated July 11, 2017
▪ Southeast Weld Fire Protection District referral dated July 11, 2017
▪ Platte Valley Fire Protection District referral dated July 12, 2017
▪ Colorado Parks and Wildlife, referral dated July 26, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
▪ History Colorado
▪ Town of Keenesburg
▪ Town of Hudson
> Hudson Fire Rescue District
> Weld County Sheriff's Office
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US Army Corps of Engineers
Y LaSalle Fire Protection District
• Platte Valley Conservation District
• Weld County Office of Emergency Management
• Weld County Department of Public Works - Access
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SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Kim Ogle Hearing Date: September 19, 2017
Case Number: USR17-0034
Applicants: Green River DevCo LP and Noble Midstream Services LLC
Representative: Pam Hora, Tetra Tech IMR, Longmont, Colorado
Request: A Site Specific Development Plan and Special Review Permit, USR17-0034 for a
greater than 12 -inch high pressure natural gas pipeline approximately fifteen (15.1)
miles long in the A (Agricultural) Zone District
The pipeline will cross multiple sections including Sections 22, 15, 16, 10, 4 and 3,
Legal T2N, R64W; and Sections 33, 30, 29, 28, 21, 17, 8, and 7, T3N, R64W and Sections
Description: 25, and 12 T3N R65W of the 6th P.M., Weld County, CO
Location: Generally located south of County Road 36; west of County Road 57; north of County
Road 18 and east of County Road 47
Size of Parcel: Varies, +/- 92 - 165 acres Parcel No.s: Multiple
Case Summary:
The proposed route for the greater than 12 -inch high pressure natural gas pipeline designed to operate
at a hoop stress of twenty (20) percent or more at the specified minimum yield strength (SMYS)
originates near the Town of Keenesburg. The South Area Gas Pipeline is proposed by Green River
DevCo LP (Green River). For some background as to who Green River is, Noble Midstream Services,
LLC is the sole member of Green River DevCo GP LLC, which is the general partner of Green River
DevCo LP. The South Area Gas Pipeline will collect natural gas from surrounding Econodes
(production wells). A 12- inch pipeline starts on a parcel south of County Road 20 about 1/2 mile east of
County Road 55. From there, it travels north approximately 1± miles to a combination point with a 1.2±
mile 16 -inch steel pipeline from an Econode located 1/2 mile west of County Road 55 and 1 mile north
of County Road 20. From this combination point the line becomes a 20 -inch pipeline that travels to the
north then west for 6.6± miles to a second combination point located one mile east of the intersection of
County Road 49 and County Road 30. From this second combination point, another 20 -inch line
extends west approximately 1.8± miles. From there, the two 20 -inch lines combine into a 24 -inch steel
pipeline. The 24 -inch steel pipeline extends about 4.5± miles north to the third party compressor
station. The total length of natural gas pipeline to be permitted is approximately 15.1 miles.
The pipeline flow measurement will be monitored by a Supervisory Control and Data Acquisition
(SCADA) system. Once natural gas arrives at the third party compressor station that is independent of
Green River, the independent natural gas processing company will process the natural gas and sell it
to an end user such as Xcel Energy for use by the public.
The preferred route pipeline will cross County Roads 20, 55, 49 (twice), 32, 51, and 34 and the pipeline is
planned to cross the Box Elder Creek Floodplain. Appropriate permits from Public Works for crossing
right-of-way and Planning Services for the Floodplain will be obtained prior to construction. A permanent
easement that is ninety (90) feet in width would be obtained to accommodate not only the gas pipeline
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being permitted under this USR application, but also future 12 -inch oil and 24 -inch fresh water pipeline
projects through this same corridor in order to minimize the impacts of its pipelines on landowners. Smart
pig and conventional pig launchers and receivers will be located within the permanent easement at industry
standard intervals for monitoring the maintenance and integrity of the pipeline.
The preferred route is approximately 15.1 miles long. During construction of the pipeline, a 30' - 60' strip
of land (54.9 - 109.8 acres) along the alignment will be disturbed and then reclaimed following installation
of the proposed South Area Gas Pipeline. Green River DevCo LP has acquired a permanent easement
along the pipeline route, the width of which varies from 30'-150' (54.9 - 274.5 acres) depending on if
other utilities are co -locating in the easement. The portion of this permanent easement required for the
South Area Gas Pipeline varies from 50'-90' (91.5 - 164.7 acres).
The preferred route bypasses the more populated areas of unincorporated Weld County with a lesser
impact to existing encumbrances and residential areas and was deemed to be the most direct and will
be placed on properties owned by landowners who are willing to grant easements to Green River.
In addition, the route selected will minimize impacts on the community, minimize cost and maximize
safety during construction by being located along a lesser -travelled County Road versus a higher -
speed arterial road.
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 23-2-480 of the Weld County Code as follows:
A. Section 23-2-480.A.1 - All reasonable efforts have been made to avoid irrigated cropland
or to minimize the negative impacts on agricultural uses and lands.
The application indicates that the pipeline will be located to minimize impacts on the
operation of irrigation equipment. All soils removed for installation of the pipeline will be
returned to their original location and will not be moved offsite. Green River DevCo LP
and Noble Midstream Services LLC [Green River - Noble Midstream] indicates that they
will repair and/or replace any facilities damaged or removed during the placement of the
pipeline. The preferred pipeline route minimizes environmental impacts such as wetland
areas, water bodies and agricultural lands. The preferred route is sited on plowed fields
and pivot irrigation systems.
B. Section 23-2-480.A.2 - The pipeline will not have an undue adverse effect on existing
and future development of the surrounding area, as set forth in applicable Master Plans.
The pipeline is located within the 3 -mile referral area of the Towns of Hudson
Keenesburg, each did not return a referral indicating no conflict with their interests.
C. Section 23-2-480.A.3 - The design of the proposed pipeline mitigates negative impacts
on the surrounding area to the greatest extent feasible.
The applicant indicates that many private easements (rights -of -way without Fee
ownership) have been negotiated for the pipeline with private land owners, whereas any
alternative alignments would require new easements to be negotiated and involve
crossings that may result in greater environmental impacts in certain locations. The
preferred pipeline route minimizes environmental surface impacts. The pipeline will cross
under the Public Service of Colorado (USR-1236), under the Cedar Creek (USR-1562)
and under the Tri-State Generation and Transmission SWEP 2 transmission lines
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(USR15-0049): also under the North Weld County Water District pipeline (USR-1166),
and under the Wattenberg Holdings LLC (USR12-0052) crude oil pipeline. In a referral
received from the Weld County Floodplain planner dated July 31, 2017, the applicant
shall submit a floodplain permit prior to installing the pipeline, and delineate the floodplain
and floodway (if applicable) boundaries on the map.
D. Section 23-2-480.A.4 - The site shall be maintained in such a manner so as to control
soil erosion, dust and the growth of noxious weeds.
The Conditions of Approval and Development Standards will ensure that there is no
fugitive dust or erosion and will ensure the control of noxious weeds. Best Management
Practices (BMPs) will be required for all construction areas, including erosion control
methods, dust suppression, et cetera.
E. Section 23-2-480.A.5 -- The applicant has agreed to implement any reasonable
measures deemed necessary by the Board of County Commissioners to ensure that the
health, safety and welfare of the inhabitants of the County will be protected, and to
mitigate or minimize any potential adverse impacts from the proposed pipeline.
The applicant has proposed a number of measures to mitigate impacts from the pipeline
including the boring beneath County roads to avoid damage to the road surface or
disruption to traffic flow; if surface waterbodies will be crossed by the pipeline either by
boring beneath the bed of the waterbody, or by utilizing an open -cut crossing method. If
the open -cut crossing method is used, BMPs will be installed to protect the waterbody
from erosion or sediment runoff; tracking pads will be utilized where heavy equipment is
required to cross roads to prevent damage to the road surface; topsoil will be segregated
from subsoil during grading activities.
All pipelines will be compliant with the DOT requirements. Per this standard, pipelines
are required to have a minimum of 30 -inches of cover and in many locations there will be
a minimum of 36 -inches of cover or greater if required by local or state agencies. The
pipeline trench will be excavated mechanically; pipe segments will then be strung along
the ditch line and then welded together using welders and weld procedures qualified
under the requirements of the Code of Federal Regulations; each weld will be examined
utilizing industry standard non-destructive examination, or x-ray, procedures by qualified
technicians; the coating on the pipeline will be inspected for damage and repaired as
necessary and then the line(s) will be lowered into the trench and backfilled. The
pipeline(s) will subsequently be pressure tested using water (hydrostatically tested) to
industry regulations.
The transportation of natural gas via pipeline is generally safer than other potential
modes of transport. There is some small risk of an accident in which the integrity of the
pipeline may be compromised resulting in a release of natural gas or natural gas liquids.
Wet natural gas contains condensed forms of heavier natural gas liquids and produced
water and is considered both flammable and combustible. Dry natural gas is a clean
burning fuel source, also considered both flammable and combustible.
In general, signs of a pipeline leak, include dead or discolored vegetation that is
otherwise green along the pipeline right-of-way, along with pools of liquid or clouds of
vapor or mist not usually present.
Green River - Noble Midstream will clearly mark the pipeline centerline with markers
placed at line of site intervals and at all road and canal crossings. The markers will
clearly identify the pipeline, and will provide a telephone number and address where a
company representative can be reached in an emergency or prior to any excavation in
the area. Green River - Noble Midstream also participate in the Colorado "One Call"
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system, which serves as a clearinghouse for excavation activities that are planned close
to pipelines and other underground utilities.
Each respective pipeline centerline will be clearly identified with markers placed at line -of -
sight intervals and at all road crossings. These markers will clearly identify Green River -
Noble Midstream as the owner / operator, provide a telephone number and address
where a company representative can be reached in an emergency. In the event of an
emergency, a call to the number on these markers will go to Green River - Noble
Midstream operations and control center that is staffed 24 hours / day, 7 days / week by
trained operators, qualified in both the day-to-day operation of the respective pipelines
and associated facilities, and in emergency response procedures. These operators will
also have the ability to monitor the operation of the pipeline system through a
Supervisory Control and Data Acquisition ("SCADA") system. Through the SCADA
system, operators will be able to see key parameters associated with the operation of the
respective pipelines, including pressure, temperature, and flow rate. In the event that
these parameters, or other critically identified criteria fall outside of pre -determined
normal operating allowances, the SCADA system will raise warnings of potential
operational upsets or pending emergency conditions, providing the operator with time to
make corrections, if possible, to the system operation in order to clear the warning. In the
event that the specified parameters, or critically identified criteria reach pre -determined
set points within the system operation, the SCADA system will alarm.
Upon notification of an emergency, either through the public emergency call number,
SCADA system, operator inspection and training, or other originating source, Green River
- Noble Midstream will have the ability to isolate the respective pipelines by closing
remotely operated valves in the natural gas pipeline, isolate any potential fuel source and
mitigate propagation of the emergency situation. Depending upon the nature of the
emergency, local emergency responders would be notified, and Green River - Noble
Midstream would implement their internal safety response procedures, including
dispatching trained personnel to the site of the emergency.
F. Section 23-2-480.A.6 - All reasonable alternatives to the proposal have been adequately
assessed, and the proposed action is consistent with the best interests of the people of
the County and represents a balanced use of resources in the affected area.
The applicant reviewed alternative pipeline locations. The preferred route utilizes a
pipeline right-of-way corridor negotiated through agreements with private property
owners. The alternatives would likely result in additional safety impacts due to the
proximity of the two municipalities and other development in the area.
G. Section 23-2-480.A.7 - The nature and location or expansion of the pipeline will not
unreasonably interfere with any significant wildlife habitat and will not unreasonably affect
any endangered wildlife species, unique natural resource, known historic landmark or
archaeological site within the affected area.
A Desktop Environmental Review prepared by SWCA Environmental Consultants dated
June 2017 for the Mustang Pipeline project route for a specific site assessment of the
biological, aquatic and cultural resources adjacent to the proposed pipeline route. The
purpose of this review was to identify any significant natural or cultural resource
constraints or risks associated with the development of the pipelines. Colorado Parks
and Wildlife returned a referral date July 26, 2017 indicating no conflict with their interests
and History Colorado did not return a referral response indicating a conflict with their
interests.
Section 23-2-480.A.8 - No adverse impact, from stormwater runoff, to the public rights -
of -way and/ or surrounding properties as a result of the pipeline.
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The applicant will be required to maintain historic flow patterns and runoff amounts, per
the Department of Planning Services, engineering review stated a drainage plan will be
not be required for this project. Section 1.A.5 of the drainage criteria provides an
exception for pipelines and transmission lines. Green River - Noble Midstream
acknowledges in their application that the historical flow patterns and runoff amounts will
be maintained on the site or in such a manner that it will reasonably preserve the natural
character of the area and prevent property damage of the type generally attributed to run-
off rate and velocity increases, diversions, concentration and/or unplanned ponding of
storm run-off.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the map:
A. A copy of the signed and recorded (construction and post -construction) lease agreements
(or other acceptable authorization from property owner) for pipeline right-of-way
(easements) shall be submitted to the Department of Planning Services. (Department of
Planning Services)
B. A copy of the signed North Weld County Water District pipeline crossing agreement/
easement shall be submitted to the Department of Planning Services. (Department of
Planning Services)
C. A copy of the signed Public Service of Colorado crossing agreement/ easement shall be
submitted to the Department of Planning Services. (Department of Planning Services)
D. A copy of the signed Tri-State Generation and Transmission Company crossing agreement/
easement shall be submitted to the Department of Planning Services. (Department of
Planning Services)
E. A copy of the signed Wattenberg Holdings, LLC crossing agreement/ easement shall be
submitted to the Department of Planning Services. (Department of Planning Services)
F. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR17-0034 (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-520 of the Weld County
Code. (Department of Planning Services)
4. The final location of the permanent gas pipeline easement with dimension of
permanent easement, property ownership, parcel number, all easements of record,
and all physical encumbrances. (Department of Planning Services)
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5. County Road 20 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)
6. County Road 55 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. County Road 32 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)
8. County Road 36 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)
9. County Road 34 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)
10. County Road 49 is designated on the Weld County Functional Classification Map as
an arterial road which typically requires 140 feet of right-of-way at full build out. Weld
County is currently in the process of widening this corridor. The alignment of the road
widening project varies along the section line for the corridor. Contact Public Works
for the location of the existing and future right-of-way and easements and delineate
these on the site plan. (Department of Public Works)
11. Show and label the approved access(es) (APXX-XXXXX), and the appropriate
turning radii (60 -foot) on the site plan. (Department of Public Works)
12. 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)
13. Show and label the section line Right -of -Way as "CR 22 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
14. Show and label the section line Right -of -Way as "CR 55 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
15. Show and label the section line Right -of -Way as "CR 24 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
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16. Show and label the section line Right -of -Way as "CR 26 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
17. Show and label the section line Right -of -Way as "CR 28 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
18. Show and label the section line Right -of -Way as "CR 30 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
19. Show and label the section line Right -of -Way as "CR 53 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
20. Show and label the section line Right -of -Way as "CR 51 Section Line Right -Of -Way,
not County maintained." (Department of Public Works)
21. The Wattenberg Holdings LLC crossing agreement reception number for the crude oil
pipeline. (Department of Planning Services)
22. The North Weld County Water District crossing agreement reception number for the
subsurface water pipeline. (Department of Planning Services)
23. The Public Service of Colorado crossing agreement reception number for the
overhead transmission lines. (Department of Planning Services)
24. The Tri-State Generation and Transmission Company crossing agreement reception
number for the overhead transmission lines. (Department of Planning Services)
25. The crossing agreement reception number for all irrigation ditches and canals.
26. Show the approved access(es) on the map and label with the approved access
permit number (will be provided). (Department of Public Works)
27. Show the floodplain and floodway (if applicable) boundaries on the map. Label the
floodplain boundaries with the FEMA Flood Zone and FEMA Map Panel Number or
appropriate study. (Department of Planning Services - Floodplain)
28. Show and label all recorded easements on the map by book and page number or
reception number and date on the plan. (Department of Planning Services)
29. The applicant shall show the drainage flow arrows. (Department of Planning
Services -Engineer)
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 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
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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 FIPS 0501 (US Feet)....etc.). This digital file may be sent to
mapsco.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. If more than 1 acre is to be disturbed for construction of non -pipeline items such as
structures, parking lots, laydown yards et cetera, a Weld County grading permit will be
required prior to the start of construction. (Department of Planning Services - Engineer)
B. The applicant shall submit a Flood Hazard Development Permit for review and approval prior
to installing the pipeline or any improvements or new construction in the floodplain will require
a Flood Hazard Development Permit. (Department of Planning Services - Floodplain)
C. The applicant shall submit written evidence of an approved license agreement for
construction within and across the FRICO right-of-way, and an approved access agreement
to gain access to the FRICO right-of-way. (FRICO)
6. Prior to Operation:
A. The applicant shall develop an Emergency Action and Safety Plan with the Office of
Emergency Management and the Fire District. The plan shall be reviewed on an annual basis
by the Facility operator, the Fire District and the Weld County Office of Emergency
Management. Submit evidence of acceptance to the Department of Planning Services.
(Department of Planning Services)
7. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review map is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Green River DevCo, LP- Noble Midstream
USR17-0034
1. A Site Specific Development Plan and Special Review Permit, USR17-0034 for a greater than 12 -inch
high pressure natural gas pipeline approximately fifteen (15.1) miles long 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 property owner or operator shall provide written evidence of an approved Emergency Action and
Safety Plan on or before March 15th of any given year signed by representatives for the Fire District
and the Weld County Office of Emergency Management to the Department of Planning Services.
(Department of Planning Services)
4. The property owner shall control noxious weeds on the site. (Department of Public Works)
5. 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)
6. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
7. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services - Engineer)
8. 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)
9. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C -1975E effective date January 20, 2016 (Box Elder Floodplain). Any
development shall comply with all applicable Weld County requirements, Colorado Water
Conservation Board requirements as described in Rules and Regulations for Regulatory Floodplains
in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65.
The FEMA definition of development is any man-made change to improved or unimproved real
estate, including but not limited to buildings or other structures, mining, dredging, filling, grading,
paving, excavation, drilling operations, or storage of equipment and materials. (Department of
Planning Services - Floodplain)
10. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any
development activities, the owner should contact Weld County to determine if the floodplain
boundaries have been modified. (Department of Planning Services - fFloodplain)
11. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.5.) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
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12. 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)
13. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
blowing debris, and other potential nuisance conditions. The facility shall operate in accordance with
Chapter 14, Article 1 of the Weld County Code. (Department of Public Health and Environment)
14. Fugitive dust and fugitive particulate emissions shall be controlled along the construction route. Uses
on the property should comply with the Colorado Air Quality Commission's air quality regulations.
(Department of Public Health and Environment)
15. 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)
16. Adequate handwashing and toilet facilities shall be provided. Portable toilets are acceptable.
Portable toilets shall be serviced by a cleaner licensed in Weld County and shall contain hand
sanitizers. (Department of Public Health and Environment)
17. 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)
18. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
19. 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.
20. 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.
21. 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.
22. 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.
U S R17-0034
Green River DevCo LP and Noble Midstream Services LLC
Page 12 of 13
23. WELD COUNTY'S RIGHT TO FARM: 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.
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.
U S R17-0034
Green River DevCo LP and Noble Midstream Services LLC
Page 13 of 13
August 14, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@weldgov.com
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
PAM HORA
1900 S SUNSET ST STE 1E
LONGMONT CO 80501
Subject: USR17-0034 - A Site Specific Development Plan and Use by Special Review Permit for a
greater than 12 -inch high pressure natural gas pipeline approximately fifteen (15.1) miles long
commencing at the Noble Midstream Hudson - Keenesburg CGF approximately 1.5 miles north of the
Town of Keenesburg heading northwesterly to the Noble Midstream Milton CGF near the intersection of
County Road 49 and County Road 30 then northerly to the Noble Midstream Colt Compressor Station
located approximately 2 -miles north of the Milton CGF in the A (Agricultural) Zone District
On parcel(s) of land described as:
THE PIPELINE WILL CROSS MULTIPLE SECTIONS INCLUDING SECTIONS 22, 15, 16, 10, 4
AND 3, T2N, R64W; AND SECTIONS 33, 30, 29, 28, 21, 20, 25, 19, 18, 17, 8, AND 7 T3N, R64W
AND SECTIONS 25, AND 12, T3N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO
of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on September 19, 2017, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on October 11,
2017 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration
Building, 1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respectful' ,
Kim Ogle
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@weldgov.com
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
July 11,2017
PAM HORA
1900 S SUNSET ST STE 1E
LONGMONT CO 80501
Subject: USR17-0034 - A Site Specific Development Plan and Use by Special Review Permit for a
greater than 12 -inch high pressure natural gas pipeline approximately fifteen (15.1) miles long in the A
(Agricultural) Zone District
On parcel(s) of land described as:
Commencing in the Northwest Quarter of Section 22, T2N, R64W heading in a northerly direction
into Section 15 branching west into Section 16 and terminating; from Section 15, T2N, R64W
heading north into Section 10 heading north into Section 3 turning west into Section 4 then north
into Section 33, T3N, R64W then north into Section 28 then into Section 21 then west into Section
20 then southwesterly into Section 29 then branching west into Section 30 and terminating in
Section 25, T3N, R64W; from Section 19, T3N, R64W heading north into Section 18 turning east
into Section 17 then north into Section 8 turning northwesterly into Section 7 and heading west into
Section 12, T3N, R65W and terminates all in 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:
Hudson at Phone Number 303-536-9311
Keenesburg at Phone Number 303-732-4281
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.
Res.ectful ,
Kim Ogl
Planner
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