HomeMy WebLinkAbout20161771.tiff BEFORE THE WELD COUNTY COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Benjamin Hansford, Ihat the following resolution be introduced for passage by the Weld County
Planning Commission Be it resolved by the Weld County Planning Commission that the application for
CASE NUMBER USR16-0009
APPLICANT 7N LLC . C/O EXTRACTION OIL 8 GAS
PLANNER DIANA AUNGST
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAI REVIEW
PERMIT FOR OIL OR GAS PRODUCTION FACIUTIES 124 WELLS 18 OIL
TANKS. 2 WATER TANKS, 24 SEPARATORS. 2 METER HOUSES. 4 VAPOR
RECOVERY UNITS 8 EMISSION CONTROL DEVICES AND 2 VAPOR
RECOVERY TOWERS ) IN THE R-1 (LOW DENSITY RESIDENTIAL ) ZONE
DISTRICT
LEGAL DESCRIPTION. PART OF LOT A OF RE304. PART OF THE S2NW4 OF SECTION 15. TSN . R65W
Of THE 6' " P. M. , WELD COUNTY, COLORADO
LOCATION . EAST OF AND ADJACENT TO CHERRY AVE AND APPROXIMATELY 300
FEET NORTH OF EAST 24TH STREET.
be recommended favorably to the Board of County Commissioners for the following reasons
1 The submitted materials are in compliance with the application reqwrements of Section 23-2-260 of the
Weld County Code I
2 It is the opinion of the Planning Commission that the applicant has shown compliance with Section 23-2-
220 of the Weld County Code as follows.
A Section 23-2-220 A. 1 -- The proposed use is consistent with Chapter 22 and any other applicable
code provisions or ordinance in effect
Section 22-5- 100A - OG Goa/ 1 states. 'Promote the reasonable and orderly explorafion and
development o/ oil and gas mineral resources. -�
The applicant is proposing a multiple oil and gas well pad which includes 24 horizontally drilled wells,
18 oil tanks, 2 water tanks. and associated production equipment There is an existing well pad on the
subject property that will be plugged and abandoned and the associated production equipment will be
removed . The applicaUon materials state that this new well pad will allow for efficient drilling of
minerals from one single location and will also allow minerals to be developed which may otherwise
be stranded due to regulations pertaining to well pad siting
The hours of operations are 24-hours a day / 7-days a week Up to 50 employees working in two
shifts, will be on-site during the drilling , once the wells are completed the facility will be monitored
daily by an Extraction employee No on-site employees are proposed Access to the site will be
conVolled by an automatic gate that will control access via a key pad Construction of the well pad,
earthwork operations. and construction of the facilities will be conducted during typical business hours
but may occur 7-days a week
The application materials state that a 6-foot wood privacy-fence and hees are proposed along the
west, north , and a portion of Ihe south property boundary A 6-foot black chain-link fence is proposed
along the boundary that is adjacent to the Greeley #3 Ditch (the south and east boundary)
Section 22-5- f00B - OG Goa/ 2 states. "Ensure that the extraction of oil and gas resources
conserves fhe land and minimized the impact on surrounding land and the existing surrounding land
uses "
The app6cant will implement various best management prac6ces (BMPs) dunng the drili�ng phase of
this project to minimize impacts to surrounding land owners Some of the BMPs that will be
implemented include�.
EXHIBIT
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RESOLUTION USR16-0009
7N LLC Ci0 EXTRACTION OIL & GAS
PAGE 2
. Installation of temporary sound walls during drilling and completion activities.
• If feasible, powering the drilling rig off of a high line power line. which would eliminate ihe noise
caused by the generators on the ng This noise mitigation solution requires proper infrastructure
supplied by the power company and therefore may be out of Extraction's hands
• During drilling. Green Completion Practices and a closed loop system will be used for the drilling
fluids No open pits will be used.
• Use of a local or nearby water source to fll the Modular Large Volume Tanks (MLVTs) during
completions operaUons therefore reducing truck traffic by not hauling water to the site
• Install Emission Control Devices (ECD) and Vapor Recovery Units (VRU) to reduce the VOC I
vapors that are generated from crude oil condensate srorage tanks The ECD and VRU units
reduce VOC emissions by at least 95% through combustion and sequestration '
• Silica dust suppression will be implemented during the completion process so that dust generated
from the silica sand used during hydraulic fracturing will be contained using a vacuum system
Section 22-5- 100. 8 - OG. Policy 2 9 states. "Impose pro[ective measures fhrough available state.
County and federal regulations to ensure that fhe mineral operatorconducts operations in a manner
!hal will minimize current and luture environmental impacts".
The application materials state that termination of the Use by Special Review is not expected until the
oil and gas wells no longer produce or the wells are no longer fnancially viable The wells will be
plugged and abandoned and all debris, abandoned gathering line risers, flowline risers, and surface
equipment shall be removed within three (3) months of plugging a well in accordance with COGCC
Rcde 1004 Final Reclamation ol Well Sites and Associated Producfion Facilities. Financial assurance
has been posted with the COGCC to guarantee fnal reclamation of the site is completed
B Section 23-2-220 A2 — The proposed use is consistent with the mtent of the A (Agricultural) Zone
District Section 23-3- 110 6 which allows for a Site Specific Development Plan and Use by Special
Review Permit for Oil or Gas Production Facilities (24 wells. 18 oil tanks, 2 water tanks, 24
separators. 2 meter houses, 4 vapor recovery units. 8 emission wntrol devices and 2 vapor recovery
towers) in the R- 1 (Low Density Residential) Zone District
C Section 23-2-220.A 3 — The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent lands consist of pastures, crops, rural residences and a school in the RE-6 District
(Bella Romero Academy 4-8 campus). There is a residence on the parcel on the northwest corner and
the parcel on the southwest corner ad�acent to the site. There are three residences south of the
Greeley #3 Ditch The closest residence is on the parcel adjacent to the southwest corner of ihe site
There are seventeen ( 17) USRs within one mile of the site USR- 1726 for second home and
accessory parking. USR15-0009 for a trucking company and storage, USR-834 for a home business,
USR- 1106 for a trash business, USR-503 for the sales of cemetery monuments, Amended USR-926
for RV storage, Amended USR-345 for a gravel pit. USR-771 for cultured marble fabricahon USRJ55
for plastic products manufactunng, and USR14-0023 for a gravel pit are all located north of the site.
USR-808 for a private recreahonal facility, USR-306 for gravel mining. MUSR12-0012 for an RV park
& storage, and USR-852 for oil and gas production facilities are all located south of ihe site.
Amended USR-1208 for paint ball recreational facility and USR-832 for an oil and gas production
facility are located east of the site. USR-693 for an oii and gas production facility is located west of
and adjacent to the site
The Weld County Department of Planning Services has received six (6) letters and a few phone calls
from the surrounding property owners that ob�ect to this USR The letters outline concems about
health risks, the risk of drilling next to a school, safety of the citizens in the area , and the health of the
children in the school
RESOLUTION USRi6-0009
7N I.LC. C/O EXTRACTION OIL & GAS
PAGE 3
D Section 23-2-220 A 4 — The uses which will be permdted will be compatible with future development
of the surrounding area as permitted by the existing zoning and with the future development as
projected by Chapter 22 of the Weld Counry Code and any other applicable code provisions or
ordinances in effect. or the adopted Master Plans of affected municipalities
The site is located within the three (3) mile referral area of the Town of Kersey and the Cities of
Greeley and Evans The Town of Kersey in their referral agency comments dated March 15. 2016
indicated no concems The City of Evans did not respond with referral comments The City of Greeley
in their referral comments dated April 14 , 2016. indicated that the site is within Greeley's Long Range
Expected Growth Area. Development Standards from Greeley's Triple Creek case were included in
the referral comments and requested to be part of the County's approval process Greeley stated that
the applicant should utilize Best Management Practices, host a neighborhood meeting, and situate
equipment so that a trail can be placed along the Greeiey #3 Ditch The Greeley Engineering
Department has requested that the operator enter into a road maintenance agreement Additionally
Greeley had concems about the traffic numbers and the source of water for the hydraulic fracturing .
The City of Greeley stated that if the water is not being supplied by the Greeley #3 Ditch or piped to
the site the traffic narrative should be revised accordingly.
Staff has included a Condition of Approval for the applicant to attempt to address the comments from
the City of Greeley No referral agency comments were received from the Greeley #3 Ditch Staff has
added a Condition of Approval for the applicant to revise the traffic narrative if the water is required to
be trucked into the site
E Section 23-2-220 A 5 -- The application complies with Chapter 23, ARicles V and XI, of the Weld
County Code.
The site is not in a floodplain
Building Permits issued on the lot will be required to adhere to the fee structure of the County-Wide
Road Impact Fee Program
Building Permits issued on the proposed lot will be required to adhere to the fee structure of the I
County Facility Fee and Drainage Impact Fee Programs
F Section 23-2-220 A 6 - The applicant has demonstrated a diligent effort to conserve prime agricultural
land in the locational decision for the proposed use
The proposed facility is located on approximately 35 00 acres of soils designated as Other' per the �i
1979 Soil Conservation Service Important Farmlands of Weld County Map The USR will not take
any "Prime Qrrigated)" farmland out of production
G Section 23-2-220A7 -- There is adequate provisions for the protection of the healih, safety, and
welfare of the inhabitants of the neighborhood and County
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-
250. Weld County Code) . Conditions of Approval and Development Standards can ensure that there
are adequate provisions for the protection of heaith, 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 Planning Commission recommendation for approval is conditional upon the following �. �
1 . Prior to recording the map�. '
I
RESOLUTION USR16-0009
7N LLC. C/O EXTRACTION OIL & GAS
PAGE4
A. The applicant shall develop an Emergency Action and Safety Plan with the Office of Emergency
Management and the Fire District. Submit evidence of acceptance of the Emergency Action and
Safety Plan to the DepaRment of Planning Services. (DepaRment of Planning Services)
B The applicant shall complete a Partial Vacation of USR-665. (Department of Planning Services)
C The applicant shall record Recorded Exemption RECX16-0043 (Department of Planning Services)
D The applicant shall attempt to address the requirements of the Division of Water Resources, as stated
in the referral response dated April 14, 2016 Written evidence of such shall be submitted to the Weld
County Department of Planning Services (Department of Planning Services)
E The applicant shall attempt to address the requirements of the City of Greeley. as stated in the referral
response dated March 15, 2016 Written evidence of such shall be submitted to the Weld County
Department of Planning Services (Department of Planning Services)
F The applicant shall submit a revised traffic narrative if the water fo� completions cannot be delivered
via temporary pipeline or through local ditches and must be trucked to the site. (Department of
Planning Services) I
G A Drainage Variance request is required and shall be submitted for review and approval in conjuncfion I
with the Drainage Narrative The Variance Request form can be found at the following link
http //www co weld co uslDeoartmentslPlanninaZoninq/Enqineerinq html . (Department of Planning
Services - Engineer)
H An Improvements and Road Maintenance Agreement is required for offsite improvements at this
location Road maintenance induding dust control , damage repair, specifed haul routes and future
traffc triggers for improvements will be included (Department of Public Works)
I The map shall be amended to delineate the following.
1 ) All sheets of the map shall be labeled USR16-0009 (Department of Planning Services)
2) The attached Develo ment Standards D �
p ( epartment of Planning Services)
3) The map shall be prepared per Section 23-2-260 D of the Weld County Code (Department of
Planning Services)
4) 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 ihe Weld County Code. (Department of Planning Services)
5) The map shall delineate the screening from public rights-of-way and surrounding property
owners. (Department of Planning Services)
6) The map shall delineate site and equipment lighting, if applicable. (Department of Planning
Services)
7) Cherry Avenue is a paved road and is designated on the Weld County Road Classification Plan
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) Show and label the approved access (AP16-00117) and the appropriate turning radii on the
site plan (Department of Public Works)
9) Show and label the approved tracking control on ihe site plan . (Department of Pubhc Works)
RESOLUTION USRi6-0009
7N LLC. GO EXTRACTION OIL & GAS
PAGE 5
10) Show and label the entrance gate set back a minimum of 100 feet from edge of shoulder.
(Department of Publfc Works)
11 ) The applicant shall show and label ihe accepted drainage features and drainage flow arrows
Water quality features or stormwater ponds should be labeled as "Water Quality
Feature/Stormwater Detention, No-Buiid or Storage Area" and shall include the calculated
volume (Department of Planning Services - Engineer)
12) Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property (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 ( pd� of the map for preliminary approval to the Weld County Departmen[ 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 offce of the
Weld Counry Clerk and Recorder by the Department of Planning Services The map shall be prepared in
accordance with the requirements of Section 23-2-260D of the Weld County Code The Mylar map and
additional requirements shall be submitted within one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution The applicant shall be responsible for paying the recording
fee (Department of Planning Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012 , should the map not
be recorded within the required one hundred twenty ( 120) days from the date of the Board of County
Commissioners Resolution, a $50 00 recording continuance charge shall added for each additional three
(3) month period . (Department of Planning Services)
4 The Department of Planning Services respectfuily requests a digital copy of this Use by Special Review,
as appropriate Acceptabie CAD formats are dwg. dxf. and dgn (Microstation) ; acceptable GIS formats
are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB) The preferred format for Images is tif
(Group 4) (Group 6 is not acceptable). This digital fle may be sent to ma�s a(�co weld co us (Department
of Planning Services)
5. Prior to Construction
A The approved access and tracking control shall be consVucted prior to on-site construction.
(Department of Public Works)
6 The Use by Special Review activity shall not occur. nor shall any building or electrical permits be issued
on the property, until the Use by Special Review map is ready to be recorded in the offce of the Weld
County Clerk and Recorder or ihe applicant has been approved for an early release agreement.
(Department of Planning Services)
Motion seconded by Bruce Johnson
VOTE
For Passaqe Aqainst Passaae Absent
Benjamin Hansford
', Bruce Johnson
Bruce Sparrow
Jordan Jemiola
Joyce Smock
Michael Wailes
Nick Berryman
Terry Cross
I
Gene Stille
RESOLUTION USR16-0009
7N LLC GO EXTRACTION OIL & GAS
PAGE 6
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings
CERTIFICATION OF COPY
I . Kristine Ranslem , Rewrding Secretary for the Weld County Planning Commission . do hereby certify that the i�
above and foregoing resolution is a true copy of the resolution of Ihe Planning Commission of Weld County,
Coiorado adopted on June 7 . 2016
Dated the 7�" of June, 2016
Digltally signed by Kristine Ranslem
,���� ,�Y��.��.� Date: 2016.06. 10 10: 7 5: 16 -06'00'
Kristine Ranslem
Secretary I
I
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
7N , L�C c/o Extraction Oil & Gas
USR16-0009
1 A Site Specific Development Plan and Use by Special Review Permit. USR16-0009 for Oil or Gas
Production Facilities (24 wells, 18 oil tanks, 2 water tanks, 24 separators, 2 meter houses, 4 vapor
recovery units, 8 emission control devices and 2 vapor recovery towers) in the R-1 (Low Densiry
Residential) 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 This is an unmanned facility. (Department of Planning Services)
4 The landscaping/screening on the site shall be maintained (Department of Planning Services)
5. All si ns h II
g s a adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the
Weld County Code (Department of Planning Services)
6. The property owner or operator shall provide written evidence of an approved Emergency Action and
Safety Plan on or before March 15'" of any given year signed by representatives for the Fire District and
the Weld Counry Offce of Emergency Management to the Department of Planning Services
(Department of Planning Services)
7 The property owner shall conirol noxious weeds on the site (Department of Public Works)
8. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking (Department of Public Works)
9 There shall be no parking or staging of vehicles on public roads On-site parking shall be utilized
(Department of Public Works)
10. During design, a drainage report or letter shall be submitted ( Department of Public Works-MS4
Requirements)
11 Prior to the start of construction, a Stormwater Management Plan (SWMP) shall be implemented as
required by the Colorado Department of Public Health and Environment (CDPHE) permit for Stormwater
� Discharges Associated with Construction Activities (COR030000) As detailed in the SWMP, Best
Management Practices (BMPs) shall be utilized to prevent sediment and other potential pollutants,
including trash, from leaving the site and entering adjacent properties or nearby waterways
(Department of Public Works-MS4 Requirements)
12. During construction, Public Works shall be allowed to inspect BMPs for proper installation and
maintenance, ensuring adequate safety measures are taken to protect the landowner. neighboring
properties, adjacent roadways and nearby waterways from potentially adverse effects of stormwater
runoff. The contact witl be notified prior to inspection in order for access to be granted to the inspector.
Inspections will be performed at a frequency required by the CDPHE MS4 General Permit
(COR090000) (Department of Public Works-MS4 Requirements)
13. Upon final stabilization of the site. permanent structural BMPs may be inspected to verify compliance
with the design submitted in the drainage report (Department of Public Works-MS4 Requirements) I�
14 Subsequent inspections may be performed to ensure proper operation and maintenance of the
permanent structural BMP at a frequency reqwred by the CDPHE MS4 General Permit. ( Department of
Public Works-MS4 Requirements)
RESOLUTION USR16-0009
7N LLC. C/O EXTRACTION OIL & GAS
PAGE 8
15 The historical flow pattems and runoff amounts on ihe site will be maintained (Department of Planning
Services-Engineer)
16 Weld County is not responsible for the maintenance of onsite drainage related features (DepaRment of
Planning Services-Engineer)
17 All liquid and solid wastes (as def ned in the Solid Wastes Disposal Sites and Facilities Act, 30 20 100 5.
C R S ) shall be srored and removed for fmal disposal in a manner that protects agamst surface and
groundwater contamination (Department of Public Health and Environment)
18 No permanent disposal of wastes shall be permitted at this site This is not meant to include those
wastes specifically excluded from the def nition 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)
19 Waste materials shall be handled. stored , and disposed in a manner that controls fugitive dust fugitive
I particulate emissions, blowing debris, and other potential nuisance conditions The applicant shall
operate in accordance with Chapter 14. Article 1 of the Weld County Code (Department of Public
Health and Environment)
20 Fugitive dust should attempt to be conf ned on the property Uses on ihe property should comply with
the Colorado Air Quality Commission's air qualiry regulations ( Department of Public Health and
Environment) I
21 The facihty shall adhere to the maximum permissible noise levels allowed in the Residential Zone as I
delineated in 25 12 103 CR S (Department of Public Health and Environment) I
22 Adequate drinking. hand washing and toilet facilities shall be provided for employees, at all times For
employees or contractors on site for less than 2 consecutive hours a day, and 2 or Iess full time
employees on site. portable toilets and bottled water are acceptable Records of maintenance and
proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the I
Weld County Depariment of Public Health and Environment. Portable toilets shall be serviced by a
cleaner licensed in Weld County and shall contain hand sanitizers (Department of Public Health and I
Environment)
23 Any stained or contaminated soils on the facility shall be removed and disposed of in accordance with '
applicable rules and regulations All spills will be documented and records will be kept onsite for
WCDPHE review upon request All spills will be reported to local. state and federai agencies in
accordance with all state and federal regulations (Department of Public Health and Environment)
24 . All potentially hazardous chemicals must be handled in a safe manner in accordance wdh product
, labeling All chemicals must be stored secure. on an impervious surface. and in accordance with
manufacturer's recommendations (DepaRment of Public Health and Environment)
25 Secondary containment shall be constructed around tanks to provide containment for the largest single
tank and sufficient freeboard to contain precipitation Secondary containment shall be suffciently
impernous to contain any spilled or released material . Secondary containment devices shall be
inspected at regular intervals and maintained in good condition . All secondary coniainment will comply
with the Colorado Oil and Gas Conservation (COGCC) Commission Rule 604 and/or the provisions of
the State Underground and Above Ground Storage Tank Regulations (Department of Public Health and
Environment)
26 The applicant shall acquire an Air Pollution Emission Notice (AP E N ) and Emissions Permit
Application from the Air Pollution Control Division . Colorado Department of Public Health and
Environment, as app�icable (Department of Public Healih and Environment)
27 The applicant shall obtain a Colorado Discharge Permit System or CDPS permit from the Colorado
Department of Public Health and Environment (CDPH&E) Water Quality Control Division as applicable
( Department of Public Health and Environmenq
RESOLUTION USR16-0009
7N LLC . Go Extraction Oil & Gas
PAGE 9
28. A Spill Prevention , Control and Countermeasure Plan . prepared in accordance with the applicable
provisions of 40 CFR. Part 112. shall be available on site. (Department of Public Health and
Environment)
29 The operation shall compty with all appiicable rules and regulations of State and Federal agencies and
the Weld County Code (Department of Public Health and Environment)
30 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 propeRies m accordance with the
plan Neither the direct, nor reflected, light from any light source may create a traffc hazard to operators
of motor vehicles on public or private sireets No colored lights may be used which may be confused
with , or construed as, traffc control devices (Department of Planning Services)
31 A building permit may be required. per Section 29-3- 10 of the Weid County Code Currently the
following has been adopted by Weld County 2012 International Codes, 2006 International Energy i
Code; 2014 National Electrical Code; A building permit application must be completed and two 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 registered State of Colorado
engineer shall be reqwred or an open hole inspection (Department of Building Inspection) �
32 . The property owner or operator shali be �esponsible for complying with the Design and Operation I
Standards of Chapter 23 of the Weld County Code
33. Necessary personnel from ihe Weld County Departments of Planning Services, Public Works. and I
Public Health and Environment shall be granted access onto ihe property at any reasonable time in
order to ensure the activities carried out on the property comply with ihe Conditions of Approval and '
Development Standards stated herein and all applicable Weld County regulations
34 The Use by Special Review area shall be limited to the plans shown hereon and governed by ihe
' foregoing standards and all applicable Weld County regulations. Substantiai changes from the plans or I
Development Standards. as shown or stated, shall require the approval of an amendment of the Permit I
by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted Any other changes shall be f led in the offce of the Department
of Planning Services. i
35 The property owner or operaror 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
36 RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld Counry 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 fxed to their geographical and geophysical locations Moreover, ihese resources are
protected propeRy rights and mineral owners should be afforded the opportunity to exiract the mineral
resource
I
RESOLUTION USR16-0009
7N LLC. C/O EXTRACTION OIL 8 GAS
PAGE 10
37 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 ihey are
intensively used for agriculture. Persons moving into a rural area must recognize and accept there are
drawbacks, including conflicis 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. Wthout neighboring farms, those features which attract urban dwellers to rural Weld
County would quickly be gane forever
Agricultural users of ihe 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 acfivities
will generate off-site impacts. including noise from tractors and equipment, slow-moving farm vehicles I
on rural roads; dust from animal pens, feld work. harvest and gravel roads, odor from animal
confnement, silage and manure. smoke irom ditch buming , flies and mosquitoes: hunting and trapping
activities: shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in
the felds. including ihe use of aerial spraying. It is common pradice for agricultural producers to utilize
an accumulation of agricWtural machinery and supplies to assist in their agricWtural 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 ihey 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 (iwice 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 responsea including law
enforcement, ambulance, and fre Fire protection is usually provided by volunteers who must leave
their �obs 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 rurel areas, in many cases will not be equivalent to municipal services Rural
dwellers must, by necessity, be more self-sufficient than urban dwellers.
Peop�e are exposed to different hazards in the County than in an urban or suburban setting Farm
equipment and oil feld equipment, ponds and irngation ditches. eledrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open buming present real threats. Controlling children's activities is impoRant, not oniy for Iheir safety,
but also for the protection of the farmer's livelihood '
� C ��nu.�es
�0 - 1 - � �
SUMMARY OF THE WELD COUNTY PLANNING COMMISSiON MEETING
Tuesday. June 7 2016
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building. Hearing Room , 1150 O Street, Greeley Colorado This meeting was called to order by Chair,
Jordan Jemiola, at 12: 30 pm
Roll Call.
Present Benjamin Hansford Bruce Johnson Bruce Sparrow Jordan Jemiola. Joyce Smock Michael
Wailes. Nick Berryman , Terry Cross
AbsenY Gene Stille.
Also Present: Diana Aungst, Department of Planning Services; Hayley Brown, Department of Planning
Services - Engineering Division; Lauren LighL Department of Health , Janet Lundquist, Public Works Bob
Choate, County Attorney. and Kris Ranslem , Secretary
Motion Approve the May 17. 2016 Weld County Planning Commission minutes, Moved by Benjamin
Hansford Seconded by Joyce Smock Motion passed unanimously
CASE NUMBER�. USR16-0009
APPLICANT� 7N I.LC GO EXTRACTION OIL & GAS
PLANNER DIANA AUNGST
RE�UEST A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
� PERMIT FOR OIL OR GAS PRODUCTION FACILITIES (24 WELLS. 18 OIL
� TANKS, 2 WATER TANKS. 24 SEPARATORS, 2 METER HOUSES 4 VAPOR
RECOVERY UNITS B EMISSION CONTROL DEVICES. AND 2 VAPOR
RECOVERY TOWERS ) IN THE R-1 (LOW DENSITY RESIDENTIAL) ZONE
DISTRICT
LEGAL DESCRIPTION . PART OF LOT A OF RE-304. PART OF THE S2NW4 OF SECTION 15. TSN .
� R65W OF THE 6 `" P M. , WELD COUNTY, COLORADO.
, LOCATION EAST OF AND ADJACENT TO CHERRY AVE AND APPROXIMATELY 300
FEET NORTH OF EAST 24TH STREET
Diana Aungst, Planning Services, presented Case USRt6-0009. reading the recommendation and
comments into the record, Ms Aungst noted that this site was approved in 1985 under USR-665 for oil and
gas production facilities This boundary of the permitted area under USR�65 contains 80 acres, however
since 1985 the original 80 acres has been divided into six (6) separate parcels using the Recorded
Exemption process The proposed site will be vacated from USR-665 and be replaced under this request.
Ms. Aungst noted that eight (8) letters as well as multiple phone calls were received cding concems of
health risks, risks of drilling next to a school, safety of the citizens of the area and the health of the children
of the school. The Department of Pianning Services recommends approval of this apphcation with the
attached conditions of approval and development standards.
Commissioner Wailes inquired as to why the applicants would want to vacate USR-665 if it's ihe same use.
Ms Aungst said that after review by staff and the applicants, it was determined in the end it might be an
easier process to go through a new USR rather than amend the existing USR permit She added that the
well on the south side of the ditch doesn't belong to them
Janet Lundquist. Public Works. reported on the existing traffic in the area and access to the site
Hayley Brown. Engineering. reported on the drainage conditions for the site
' Ben Frissell, Environmental Health, reviewed the public water and sanitary sewer requirements on-site
I dust control . and the Waste Handhng Plan
Blane Thingelstad . Extraction Oil and Gas, said that their best management practices are centered around
minimrzing impacis to the neighborhoods and added that health and safety is their number one oal He
EXHIBIT
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said that even before turning the dirt they perform water quality monitoring by sampling water wells and
taking baseline noise levels
Mr. Thingelstad said that in looking at noise mitigation they are proposing to plug the rig into high line power
and installing sound walls The impact to surrounding properties is less since they can drill horizontal wells
from one location Water is proposed to be used by the Greeley #3 Ditch through an agreement, thereby
reducing the amount of truck traffic The sandbox technology will be used at this sde which eliminates noise
and dust Emissions are a large concem and added that there wili be a vapor recovery tower which captures
the last little bit of gas that comes out of solution Additionally, LACT units will be installed which eliminates
the escape of any vapors and reduces any spills Staff will be on site to perform leak detection and repair
inspections regularly
Mr. Thingelstad said that there is about 1300 feet from the equipment to the school. He added that by
being able to drill further they have been able to move or eliminate fve (5) well pads
Commissioner Wailes asked if they have received approval for using high line power for this site Mr
Thingelstad said that it is currently in process, however he feels confident that Xcel will be able to provide
power for ihe rig and the facility
Commissioner Wailes asked that after the wells are completed and in production, will the oil be piped as
well as the gas Mr Thinglestad replied yes and added that they are working to get this pad connected to
an oil pipeline: however until this site is approved he cannot move fonvard with getting the pipeline approved
through other regulatory agencies.
In response to Commissioner Wailes, Mr. Thingelstad said that they are working with people that currently
have water rights and will receive water either from the ddch or the river and ihey will use surface disiribution
to get it to this location .
Commissioner Wailes asked when they anticipate the drilling to start and the process time until it is in �
production Mr Thingetstad said that they hope to start drilling in six (6) months and they will develop this
site in two (2) phases Each phase has 12 wells and will be drilled in two batches He added that it is
about a 250 day process for each phase
Commissioner Smock asked why 24 wells were chosen Mr Thingelstad said that they have done some
testing in Ihe area and noted that there are multiple formations He added ihat to recover those resources
they believe between 16 and 24 wells is appropriate, therefore they are asking for up to 24 wells
Commissioner Smock asked what the life expectancy of these welis will be Mr Thingelstad said life
expectancy is 20 to 30 years
Commissioner Smock referred to the application, specifically regarding drill cuttings, and asked him to
explain their process for that Mr Thingelstad said that the shavings are collected . dried out and disposed
of at an approved facility Ms Smock said that she found out recently that in Canada they are land applying
these cuttings and in a few years the land won't grow anything Mr Thingelstad said he couidn't speak
about Canada but on this site they are collecting, drying out and disposing of the cuttings at an approved
disposal faciGty
Commissioner Sparrow asked if the oil tanks will be larger ihan the typical storage tanks ihey see Mr
Thingelstad said ihe tanks will be 10 foot tall, 400 barrel tanks. Mr Sparrow clarified if the only emissions
left are carbon monoxide and water. Mr. Thingelstad replied yes.
Commissioner Johnson asked which direction the honzontal wells will be located. Mr Thingelstad said
these wells will be drilled due west from the site up to 2 miles.
Commissioner Berryman referred to comments submitted from the public and asked why Ihis site was
chosen Mr Thingelstad said that after looking and reviewing land selection it is about access, setbacks,
and access to pipelines and power Mr Berryman asked if they have had discussions with the
neighborhood Mr Thingelstad said that they held a neighborhood mee6ng with some people from Greeley.
surrounding property owners and some folks from the school attending
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Commissioner Smock asked rf they anticipate having their permit through COGCC before the Board of
County Commissioner's heanng Mr Thingelstad said that the state process is taking longer than
anticipated: therefore they will not have the permits prior to the Board of County Commissioner hearing
Commissioner Smock asked what facility the drill cuttings will be disposed of Josh Carlisle, Extraction Oil
and Gas. said that the waste is disposed of at a variety of approved landfills such as Waste Management,
Waste Connections, and Buffalo Ridge.
Commissioner Smock asked how often inspec6ons are performed at the site Mr Thingelstad said facility
inspections are performed daily With air quality, leak detection and repair are performed monthly
The Chair asked if there was anyone m the audience who wished to speak for or against this application
Carl Erickson, 821 22n° Street, Greeley, noted the various decisions between the Colorado Oil and Gas
Association vs City of Ft Collins and the Colorado Oil and Gas Conservation Commission and Colorado
Oil and Gas Association vs City of Longmont He urged the Planning Commission to review all of these
decisions and all the implications that they have and deny this application as incompatible with the long
range plans of the County.
Bill Shell. 2119 Glenfair Drive, stated that he had met with Extraction Oil and Gas yesterday and liked what
they heard He added that they liked the idea of electric drills, sound walls, and pipelines for both oil and
gas: however he understands that the oil pipeline is not yet in place He provided a list of 93 complainis
against EMraction Oil and Gas from the Colorado Oil and Gas Commission . Mr Shell said that by locating
a facility next to a school and trying to teach and provide a good learning enwronment will be difficult He
said that a number of sites were rejected and added that a number of citizens were involved in the process
that lead to holding those sites back and try to steer them toward more appropriate sites He suggested
talking with EMraction Oil and Gas about finding altemative locations that are appropriate He suppoRs
Extraction Oil and Gas in having a pipeline that will receive oil north of the Weld County AirpoR which will
prowde a great deal of protection for the school children and the neighborhood
Conny Jenson. 2008 26'" Avenue, stated that she is one of the mineral rights owners for this project and is
not interested in leasing her nghts She is concerned because it is located next to an elementary school.
She added that there is evidence that when they breathe these toxic fumes it affects them badly and added
that more of these sites will affect the ozone level She pleaded with the Planning Commission to deny this
application
Barbara Flores, 2045 Cherry Avenue, stated that she 6ves directly across from the proposed site She is
concemed with the traffic and added that Cherry Avenue does not have any sidewalks and right now
children walk to and from school on that street She asked that thls site be accessed from another loca6on.
She also expressed concerned about property values She added that she serves on the Board of Directors
for the Greeley Irrigation Company and hasn't seen anything from Extraction Oil and Gas for utilizing their
water
Alan Herman. 1321 E 24'" Street, stated that he lives across from the proposed facility He is concerned
with the impacts to roads and the neighborhood Additionally, he emphasized concem ihat ihe entrance
and exit to this site is directly across from his house.
Commissioner Jemiola asked if there is anything that could be mitigated to make this more acceptable. Mr
Herman said that he doesn't think there is anything that can be mitigated He added that a chain link fence
will not hold back the dust and noise
Therese Gilbert, 1715 14'" Avenue, Greeley, stated that as her role as a teacher and someone who is
dedicated to protecting the health and safety of children she got very mvolved with trying to move some of
the sites that Mr Thingelstad referred to Ms Gilbert said that these kids will be playing and breathing
within 1000 feet of this proposed facility She provided a handout of studies of health effects pertaining to
children Ms Gilbert emphasized concern regarding ihe possible 5% escape of VOCs leaking from the
tanks and the air quahty for the children
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Commissioner Jemiola stated that he is familiar with VOCs as he serves on the North Front Range MPO
and air quality has improved substantially since Ihe 1970 s He added that he is familiar with a lot of the
controls and emissions standards and testing done by the State Air Quality Commission . which monitors
daily around the state Ms Gilbert said that they do not moniror VOCs and added that there are two (2)
things to consider wrth VOCs 1 ) elevation and 2) wind pattems She stated that the elevation of this
location is lower than Greeley and the wind pattems blow from the south
The Chair called a recess at 2 04 pm and reconvened the hearing at 220 pm
Amanda Harper, 517 CR 18, stated that she has been fighting to keep 24 wells out of her neighborhood in
southwest Weld County and added that ihis is an industrial complex. She wanted to hear ihe exact number
of trucks expected to come through She expressed concern with 5% of the VOCs that will be leaked. She
added that she has pictures and video of dark orange on the prairie.
Commissioner Sparrow referred to the 95% that is captured and clarified that it is not the total produc6on
of the well but rather 5% of the fumes from tanks that is released .
Maydean Worley, 1232 24'" Avenue CouR, Greeley, stated that she doesn't live in the area but her grandson
is a student at another school near the Triple Creek well pad that has been approved by the City of Greeley.
She is concerned that these children will be less than 1000 feet away from this facility and will be affected
by methane and other VOCs
Ann Curry Sanchez, 1527 44'" Avenue Court, Greeley, asked how it is possible that an industrial complex
can be tocated within an area that is designated as low density residential She highly encouraged the
Planning Commission to deny this application
Karen Speed. 8310 Cherry Blossom Drive. Windsor. stated that she is here to advocate on behalf of the
children who attend Bella Romero Elementary School She provided the demographics of the student
population of Bella Romero Elementary School She requested that this application be denied for the
health , safety and welfare of the children She is curious as to why EMraction Oil and Gas did not meet the
requirements for the COGCC floodplain critena Ms Speed provided a handout of the reported spills for
June 6. 2016
Rachel Gilbert, 1321 19'" Street. Greeley, said that her friend's children attend Bella Romero and they were
not aware of this proposed project She expressed concem that the children don't have a voice and
ultimately by not notifying the parents they don't have a voice today as well She also expressed concern
that many of these permits relating to this site are not currently approved and requested denial of this
application
Dr. Andres Gerrero, 1601 Cedar Avenue, Greeley, asked ihe Planning Commission if they would allow the
drilling 22 wells neM to a Caucasian elementary school Commissioner Hansford replied yes He said that
everyone asks ihem if he would like to live next to this and added that he is surrounded by multiple gas
processing plants as well as seeing several oil rigs from his front porch so he does have this in his back
yard as well
Mr. Gerrero asked if the parents were notified of this project Mr Hansford said that landowners within 500
feet of the property are notified The Chair asked Mr Gerrero to ask questions pertinent to this land use
case
Mr Gerrero asked if the County is willing to pay for all the lawsuits conceming the health hazards of these
children in the future.
Mr Gerrero expressed concem regarding the amount of traffic related to this site
Wes Wilson , 2505 Yales Sireet Denver, Colorado. said Ihat the oil and gas emissions that come from Weld
County don't only stay in Weld County According to NOAA and ihe State of Colorado 55°/o of the VOCs
that contribute to ground level ozone noncompliance originate from the oil and gas industry on the Front
Range According to Dr Lisa McKenzie there are birth defects when hwng close to oil and gas wells He
4
asked the Planning Commission to maintain this residential zoning and assure that these wells are properly
located from residents and these school children
Phil Doe, 7140 South Depew. Littleton Cobrado. shared the compinion from the Concemed Health
Professionals of New York regarding fracing and stated that 70% of studies on groundwater indicate injury
to groundwater or the potential in�ury to groundwater Additionally, 88% of the professional studies on air
quality show a degradation of air quality from fracing He also said that 84% of the studies on public health
show that there is a consequence on public health or ihe likely hood of consequence on public health
Mr Thingelstad said that their design and best management practices are all designed around protecting
the health and safety of the surrounding community Although the LACT unit and the combustors have a
reting of 98% plus, they are only allowed to claim 95% efficiency through the Colorado Department of Health
Regulations The industry has created new designs to protect air quality by creating more of a loop system
where ihe gas is captured and routed through combustors to create 98% efficiency
Mr Thmgelstad said that they take the air questions very seriously He added that they are out there all
the time inspecting for leaks with equipment and flare cameras He said ihat they live and play here as well
and will be held accountable
' Commissioner Cross agreed that safety regulations for oil and gas has improved over the years and is
impressed that 24 wells can fIt within a small space list this
Commissioner Johnson said that he served nine (9) years on the Colorado Oil and Gas Commission and
worked with the Colorado Health Department on heatth . safety and welfare issues in regard to
environmental responsibility from the oil and gas industry. His experience on ihe Colorado Oil and Gas I
Commission was that the industry were the leaders on making suggestions to improve the process
Commissioner Jemiola referred to noise and dust concems from the public and asked the applicant to I
address those. Mr Thingelstad said that the sand boxes will eliminate the majority of the dust and noise
In regard to traffic concems. Mr. Thingelstad said that there was an existing access to the site: however �i
they felt it was too close to the neighbors Therefore they looked at access from 20'" Street as well as
Business Highway 34 He added that they are hoping to receive approval for the access off of Business �
Highway 34
Commissioner Jemiola asked what rype of screening is proposed for the site Mr Thingelstad said ihat
there will be fencing along the noRh and west side of the propeRy He added that they will add some privacy li
screening before the ditch as well
Commissioner Berryman asked if there were other sites they contemplated and explain why they didn't
work Mr Thingelstad said it comes down to electricity. access to pipeline, setbacks and number of
, residences.
Commissioner Berryman clarified if there are 23 round trips per day Mr Thingelstad sa�d ihat the drilling
and completion phase are ihe busiest traffic times with 23 round trips per day Mr. Berryman asked if there
is a haul route Mr Thingelstad said it will be coming south and not going on Cherry Avenue or by the
schooL
Commissioner Berryman said there is a lot of information regarding VOC's and asked staff for guidelines
they should be taking into account for this project Mr Frissell said that they are not experts in air quality
either which is why there is a development standard ihat refers back to the State of Colorado Air Pollution '�
Division and requires the applicant apply for permits for an Air Pollution Emissions Notice and the permit
associated with it He added that the State of Colorado does regulate all those aspects of it and has the
appropriate loading calculations that they perform I
Commissioner Wailes referred to a comment regarding a location area north of atrport Mr Thingelstad I
said that there is a new pipeline being constructed from Lucerne to Cushing, Oklahoma. He said that the
purpose is to get the oil from here to Oklahoma and they intend to connect to ihat pipeline as well
5
Commissioner Wailes referred to a comment regarding floodplain rules and asked the applicants to explain
that Josh Carhsle said it was a headline grab and explained that the rules going into effect allowed for an
extension deadline FEMA updated their floodplain information two weeks prior to that deadline to apply
for an extension and that new information from FEMA incorporated about 25 additional locations from their
facilities. iherefore he applied for an extension to July t . 2016 to have the additional mitiga6ons in place
The reason he applied for an extension was because he was potenUally anticipating a wet spnng and
wanted to get work done on these sites when it was dry He said that he currently has crews out installing
anchors and diversionary berms at their sites
Commissioner Wailes asked if the applicants have talked to the Greeley Irrigation Ditch about surface water
rights Mr Thingelstad said that at this point it is too early to be involved with the ditch companies as far
as moving water When it comes time for the completion phase, which will be late ne�R year, they will have
meetings with them. He added that there are multiple sources of water in ihis loca6on.
The Chair asked staff if there are any changes to the staff report.
Ms Aungst suggested adding Condition of Approval 1A that states "The applicant shall develop an i
Emergency Action and Safety Plan with the Office of Emergency Management and the Fire District Submit
evidence of acceptance of the Emergency Action and Safety Plan to the Department of Planning Services".
Additionally, she suggested that a new Development Standard 6 be added that reads "The property owner
or operator shall provide written evidence of an approved Emergency Action and Safety Plan on or before
March 15'" of any given year signed by representatives for the Fire District and the Weld County Office of
Emergency Management to the DepaRment of Planning Services"
Motion : Add Condition of Approval 1 A and Development Standard 6, as stated by staff, Moved by Bruce
Johnson , Seconded by Ben�amin Hansford Motion carried unanimously
The Chair asked the applicant if they have read through the amended Development Standards and
Conditions of Approval and if they are in agreement with those The applicant replied that they are in
agreement
Motion : Forward Case USR16-0009 to the Board of County Commissioners along with the amended
Conditions of Approval and Development Standards with the Planning Commission's recommendation of
approvaL Moved by Benjamin Hansford, Seconded by Bruce Johnson
Vote: Motion passed (summary : Yes = 8. No = 0. )
Yes: Benjamin Hansford . Bruce Johnson, Bruce Sparrow, Jordan Jemiola. Joyce Smock Michael Wailes
Nick Berryman , Terry Cross
Commissioner Wailes stated that they have seen a lot of oil and gas production facilities come through and
smce serving on this Board he is amazed at how the industry continues to improve and evolve with their
equipment and efficiencies
Commissioner Sparrow said that he hopes the applicant will address where he will get the water, electricity
and how the product will be transported out of the area prior to the Board of County Commissioners hearing.
Commissioner Smock said that the safety is one of the largest concems and added that she would like to
hear comments from someone that lives close to one of these facilities
Commissioner Berryman said that he appreciated the apphcant mitigating some of these concems and
believes that ihey are turning in the right direction concerning safety and the residents He appreciated all
of the public coming in to voice their concerns and believes that that their comments help to improve
regulations. albeit it may be at a glacier pace
Commissioner Johnson said that as far as land use rt fits into Section 22-5- 100 6 Ensure the extraction of
oil and gas resources conserves the land and mmimizes the impact on the surrounding land and the exisUng
surrounding land use.
6
The Chair asked the public if ihere were other items of business that they would like to discuss No one
wished to speak
The Chair asked the Plannmg Commission members if there was any new business to discuss. No one
wished to speak .
Meeting adjoumed at 3 44 pm.
Respectfully submitted ,
Digitally signed by Kristine Ranslem
�,y,��u_. �y;��(;�nti Date: 2016.06. 10 10:2833 -O6'00'
Kristine Ranslem
Secretary
7
ATTENDANCE RECORD
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