HomeMy WebLinkAbout20160295.tiff LAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: December 15, 2015
Case Number: USR15-0068
Applicant: Platte River Midstream, Inc., 501 South Coltrane, Suite A, Edmond, OK 73034
Representative: Anne Johnson, Tetra Tech, 1900 South Sunset Street, Suite 1-E, Longmont, CO
80501
Request: A Site Specific Development Plan and Special Review Permit for Mineral Resource
Development Facilities, Oil and Gas Storage Facility with Transloading; and any use
permitted as a Use by Right, an accessory use, or a Use by Special Review in the
Commercial or Industrial zone districts, provided that the property is not a Lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions and a construction laydown yard in
the A (Agricultural) Zone District. (Platte River Midstream, Platte River Gathering
Lucerne West Facility)
Legal W2 NE4 of Section 27, T6N, R65W of the 6th P.M., Weld County, CO
Description:
Location: South of and adjacent to County Road 66; Approximately 660 feet West of County
Road 45
Size of Parcel: +/- 81.63 acres Parcel No. 0803-27-1-00-003
The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
• City of Greeley— Community Development, referral dated November 25, 2015
• Weld County Department of Public Health and Environment, referral dated November 18, 2015
• Front Range Pipeline— Enterprise Products, referral dated November 25, 2015
• Weld County Department of Planning Services - Engineer, referral dated November 30, 2015
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Weld County Zoning Compliance, referral dated November 2, 2015
• Weld County Sheriffs Office, referral dated November 2, 2015
• Northern Colorado Water Conservancy District, referral dated November 6, 2015
Weld County Public Works—Access, referral dated December 1, 2015
USR15-0068 PLATTE RIVER MIDSTREAM
Lucerne West Facility
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The Department of Planning Services' staff has not received responses from the following agencies:
• Cache La Poudre Irrigation Company
➢ Colorado Department of Public Health & Environment
➢ Colorado Parks &Wildlife
• DCP Midstream, LP
• Eaton Fire Protection District
• Greeley Weld County Airport Authority
• North Weld County Water District
• PDC Energy, Inc.
• Weld County Department of Building Inspection
• Weld County School District RE-6
Weld County Public Works—Traffic
Weld County Office of Emergency Management
West Greeley Soil Conservation District
Case Summary:
Platte River Midstream, proposes construct a crude oil Truck Loading/Unloading and Oil and Gas Support
Facility and the associated Platte River Gathering pipeline network will collect crude oil produced in Weld
County at production sites in the Windsor, Severance and Greeley areas and transport the material via
gathering lines to the facility.
This proposed facility will support the Lucerne East facility (USR15-0037) but it is also designed to be
independent from the Lucerne East facility. Until the Lucerne East facility is operational, product entering
the Lucerne West facility site will be stored and transferred via truck from this location to Cheyenne,
Wyoming where the product will be refined at Holly Frontier's Cheyenne Refinery.
It is anticipated that 180,000 barrels of product will arrive via pipeline to the proposed Platte River Midstream
facility. Four bays are planned for loading up to 12,000 barrels of crude oil onto 30-50 trucks within a 24-
hour period. The loading and transporting of crude received at this facility is a temporary operation until the
Lucerne East facility is operational. After loading and transporting ceases, the facility design can reverse
and accept crude in the event that a producer is not connected to the gathering line system. There will be
up to four 150,000 barrel storage tanks constructed at the facility, and as an interim measure, there will be
up to 20 tanks with storage capacity of 1,000 barrels each used for storage until the larger site tanks are
constructed. Approximately 8 — 12 trucks could be parked at the facility. These trucks will be used as part of
the gathering business to gather local oil into the facility.
The site will be secure and fenced with chain link. The loading bay area will be fenced separately from the
residual site. Access to the facility will be controlled by an automated access system. Lighting will be for
security purposes and shall not spill onto adjacent properties.
The main facility access from County Road 66 is a new access point located approximately 2,290 feet from
the intersection of County Roads 66 and 45. This access will accommodate two-way traffic. The existing
shared emergency only access serving both the east and west facility is approximately 1350 feet west of the
County Road 45.
The internal drive for the trucks will be paved. The internal drive for the passenger vehicles will be surfaced
in gravel or recycled road base. No recycled concrete will be used.
The facility will operate 24 hours a day, 7 days a week, 365 days a year. For security of the facility and the
pipelines, the facility can be monitored 24/7/365 days a year from the Edmond, Oklahoma control center;
however, the equipment will be operated locally and be self-protecting. The site will be monitored by
surveillance cameras.
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During construction, the laydown area will be used for construction trailers, storage and staging of
equipment and materials and vehicle parking. The laydown area will be graded first and either a conex style
box or construction trailers will be set on the site.
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of
the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code 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 22-5-100. A. OG.Goal 1. states "Promote the reasonable and orderly exploration
and development of oil and gas mineral resources," and Section 22-5-100. B.OG.Goal
2. states "Ensure that the extraction of oil and gas resources conserves the land and
minimizes the impact on surrounding land and the existing surrounding land use."
The proposed Platte River Midstream site is located in a sparsely populated area of
the County where there is already a significant amount of oil and gas development.
Since the site will utilize piping to bring oil to the facility it will generate very little
additional oilfield traffic in the area once the facility is fully operational. While
construction of the site will generate some impacts because of the extra activity and
trips to the site, once it is constructed, the site the impact on the surrounding land will
be minimal.
Section 22-6-20.C Econ.Goal 3.1 states "Structure land use policies and regulations so
that they encourage County-wide economic prosperity and economic growth" and
ECON.Policy 3.1.states "County activities and regulation should protect the rights of
private property owners and the public health, safety and welfare, recognizing that these
basic rights and protections allow the free market to prosper and grow the local economy."
The property has historically been utilized for irrigated production agriculture and was
recently conveyed to the current property owner and applicant for uses that are associated
with the expanding oil and gas industry including the transfer and processing of oil from
the field to market, initially via tanker truck and at buildout via pipeline.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural)Zone District.
Citing the Weld County Code, Section 23-3-40.A.1 provides for a Site Specific
Development Plan and Special Review Permit for Mineral Resource Development
facilities, including, Oil and Gas Storage Facilities; Section 23-3-40.A.7 for Transloading;
and Section 23-3-40.S for any use permitted as a Use by Right, an accessory use, or a
Use by Special Review in the Commercial or Industrial zone districts, provided that the
property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or
plan filed prior to adoption of any regulations controlling subdivisions and a construction
laydown yard in the A (Agricultural) Zone District. (Platte River Midstream Facility)
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The proposed facility will minimally impact the surrounding properties. Surrounding
properties include unincorporated Weld County in agricultural uses with some rural
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residential. There are two residential structures north of the property and one residence
located on the property under review here. The property is within the Airport Overlay
District. The applicants have been in contact with the Greeley-Weld County Airport
Authority for possible permitting requirements. The nearest residential structure is
adjacent to and north of the proposed facility. The applicants held a neighborhood
meeting was held on September 2, 2015. Property owners within ''A mile of the facility
were invited to attend the open house to learn more about the project. No participants
expressed concern with the proposal. One surrounding property owner that could not
attend the meeting did contact the applicant's representative with concern regarding the
existing traffic in the vicinity. The applicant's representative responded back to this
individual stating "Thirty to fifty trucks will access the site in a 24-hour period and will
access from County Road 66. The general public will not access the site. Employees
and deliveries will access the site from County Road 66 at either the truck access point or
the current residential access or through the two-way truck access." To date, no other
comments have been received.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities.
The site is located within a three (3) mile referral area of the City of Greeley. The City in
their referral dated November 25, 2015 provided advisory comments derived from the
City of Greeley Development Code and the City of Greeley Design Criteria and
Construction Specifications Volumes I, II and III. The City of Greeley stated that the
property was located in the City of Greeley's Long Range Expected Growth Area and the
City anticipates community development occurring in this area in the next twenty years.
Additional comments addressed a request for future right-of-way on County Road 66.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County-Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area. The proposed facility is located within the Greeley-
Weld County Airport Overlay Area.
The site is not in a Special Flood Hazard Area, or Geologic Hazard Area.
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 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 80 acres identified as "Prime
Agricultural" per the 1979 Soil Conservation Service Important Farmlands of Weld County
Map. The site is currently irrigated however, these irrigation wells may be re-permitted in
the future upon approval for a commercial/ industrial water source for the facility.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health,
safety, and welfare of the inhabitants of the neighborhood and County.
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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. An Improvements and Road Maintenance Agreement is required for offsite improvements
at this location. Road maintenance including dust control, damage repair, specified haul
routes and future traffic triggers for improvements will be included. (Department of Public
Works)
B. The applicant shall attempt to address the requirements (concerns) of the City of
Greeley, as stated in the referral response dated November 25, 2015. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services. (City
of Greeley)
C. The applicant shall attempt to address the requirements (concerns) of Front Range
Pipeline — Enterprise Products, as stated in the referral response dated November 25,
2015. Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Enterprise Products)
D. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR15-0068 (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
4. Show and label the accepted drainage features and drainage flow arrows on the
map. Water quality features or stormwater ponds should be labeled as "Water
Quality Feature/Stormwater Detention, No-Build or Storage Area, Volume = TBD"
(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 plat for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the plat the applicant shall submit a Mylar
plat along with all other documentation required as Conditions of Approval. The Mylar plat shall
be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning
Services. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D
of the Weld County Code. The Mylar plat and additional requirements shall be submitted within
one hundred twenty (120) days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee. (Department of Planning
Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this Use by Special
Review, as appropriate. Acceptable 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 file may be
senttomaps@co.weld.co.us. (Department of Planning Services)
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5. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required.
(Department of Planning Services- Engineer)
B. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Planning Services- Engineer)
6. Within one month of 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 plat is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Platte River Midstream
Lucerne West Facility
USR15-0068
1. A Site Specific Development Plan and Special Review Permit for Mineral Resource Development
Facilities, Oil and Gas Storage Facility with Transloading; and any use permitted as a Use by Right,
an accessory use, or a Use by Special Review in the Commercial or Industrial zone districts, provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan
filed prior to adoption of any regulations controlling subdivisions and a construction laydown yard in
the A (Agricultural) Zone District. (Platte River Midstream, Platte River Gathering, Lucerne West
Facility), subject to the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The hours of operation are 24 hours a day, 7 days a week, 365 days a year, as stated by the
applicant(s). (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 the Weld County Code. (Department of Planning Services)
5. The number of employees are restricted to eight (8) persons per shift, as stated by the applicant
(Department of Planning Services)
6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
7. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health and Environment)
8. Waste materials shall be handled, stored, and disposed of in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The applicant
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health and Environment)
9. The facility shall be constructed and operated to ensure that contamination of soil and groundwater
does not occur. (Department of Public Health and Environment)
10. Any contaminated soils on the facility shall be removed, treated or disposed of in accordance with all
applicable rules and regulations. All spills will be reported to local, state and federal agencies in
accordance with all state and federal regulations. (Department of Public Health and Environment)
11. Fugitive dust and fugitive particulate emissions should attempt to be confined on the property. Uses
on the property should comply with the Colorado Air Quality Commission's air quality regulations.
(Department of Public Health and Environment)
12. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of
the facility, at all times. If employees or contractors are on site for less than 2 consecutive hours a
day 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 Weld County
Department 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
Environment)
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13. Sewage disposal for the facility shall be by septic system. Any septic system located on the property
must comply with all provisions of the Weld County Code, pertaining to On-site Wastewater
Treatment Systems. (Department of Public Health and Environment)
14. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. The
facility shall utilize the public water supply. (Department of Public Health and Environment)
15. All potentially hazardous chemicals must be handled in a safe manner in accordance with product
labeling and in a manner that minimizes the release of hazardous air pollutants (HAPs) and volatile
organic compounds (VOCs). All chemicals must be stored securely, on an impervious surface, and in
accordance with manufacturer's recommendations. (Department of Public Health and Environment)
16. 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)
17. This facility shall adhere to the maximum permissible noise levels allowed in the Non-Specified Zone
as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
18. Secondary containment shall be constructed around tanks to provide containment for the largest
single tank and sufficient freeboard to contain precipitation. A synthetic or engineered liner shall be
placed directly beneath each above-ground tank. Secondary containment shall be sufficiently
impervious to contain any spilled or released material. Secondary containment devices shall be
inspected at regular intervals and maintained in good condition. (Department of Public Health and
Environment)
19. The applicant shall comply with all provisions of the State Underground and Above Ground Storage
Tank Regulations. (Department of Public Health and Environment)
20. The facility shall comply with the Air Pollution Emission Notice (A.P.E.N.) permit requirements as
stipulated by the Air Pollution Control Division, Colorado Department of Public Health and
Environment, as applicable. (Department of Public Health and Environment)
21. 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 Environment)
22. 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)
23. 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)
24. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan. Neither the direct, nor reflected, light from any light source may create a
traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be
used which may be confused with, or construed as, traffic control devices. (Department of Planning
Services)
25. Should noxious weeds exist on the property, or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Department of Planning Services
- Engineer)
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26. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Planning Services— Engineer)
27. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services- Engineer)
28. There shall be no parking or staging of vehicles on County roads. On-site parking shall be utilized.
(Department of Planning Services- Engineer)
29. The site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking. (Department of Planning Services- Engineer)
30. 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)
31. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
32. 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.
33. 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.
34. 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.
35. 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.
36. 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
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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.
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H N DEPARTMENT OF PLANNING SERVICES
a $6i 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3549
p ` - i FAX: (970) 304-6498
r �
November 16, 2015
JOHNSON ANNE
1900 S SUNSET ST STE 1-E
LONGMONT CO 80501
Subject: USR15-0068 - A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR MINERAL RESOURCE DEVELOPMENT FACILITIES, OIL AND GAS STORAGE FACILITY WITH
TRANSLOADING; AND ANY USE PERMITTED AS A USE BY RIGHT, AN ACCESSORY USE, OR A
USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS ( A
CONSTRUCTION LAYDOWN YARD, AND A 35 FOOT IN HEIGHT COMMUNICATIONS TOWER),
PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION
PLAT OR LOTS PARTS OF A MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS IN THE A(AGRICULTURAL)ZONE DISTRICT.
On parcel(s)of land described as:
W2NE4 SECTION 27, T6N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on December 15, 2015, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on January 20,
2016 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.weldcou ntyplanningcases.arp
Page 2 of 2
If you have any questions concerning this matter, please call.
Respectfully,
1/.4, Digitally signed by Kristine Ranslem
„,",(J^ Reason:I am the author of this document
Date:2015.11.16 11:19:16-07'00'
Kim Ogle
Planner
N DEPARTMENT OF PLANNING SERVICES
i 1555 N 17th AVE
j ' r ^ GREELEY, CO 80631
. WEBSITE: www.co.weld.co.us
�iri_� E-MAIL: kogle@co.weld.co.us
!. PHONE: (970)353-6100, Ext. 3549
ti ' FAX: (970)304-6498
October 30, 2015
JOHNSON ANNE
1900 S SUNSETS STE 1-E
LONGMONT, CO 80501
Subject: USR15-0068 - A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR MINERAL RESOURCE DEVELOPMENT FACILITIES, OIL AND GAS STORAGE FACILITY WITH
TRANSLOADING; AND ANY USE PERMITTED AS A USE BY RIGHT, AN ACCESSORY USE, OR A
USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS ( A
CONSTRUCTION LAYDOWN YARD, AND A 35 FOOT IN HEIGHT COMMUNICATIONS TOWER),
PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION
PLAT OR LOTS PARTS OF A MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT. (RIMROCK
MIDSTREAM, PLATTE RIVER GATHERING LUCERNE WEST FACILITY)
On parcel(s)of land described as:
W2NE4 SECTION 27, T6N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s)for their review and comments:
Greeley at Phone Number 970-350-9780
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
n Digitally signed by Kristine Ranslem
Date:2015.10.30 13:25:17-06'00'
Kim Ogle
Planner
FIELD CHECK USR15-0068 Inspection Date: December 3, 2015
Applicant: Platte River Midstream, Inc.,
Request: A Site Specific Development Plan and Special Review Permit for Mineral Resource
Development Facilities, Oil and Gas Storage Facility with Transloading; and any use permitted
as a Use by Right, an accessory use, or a Use by Special Review in the Commercial or
Industrial zone districts, provided that the property is not a Lot in an approved or recorded
subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions and a construction laydown yard in the A (Agricultural) Zone District. (Platte River
Midstream, Platte River Gathering Lucerne West Facility)
Legal: W2 NE4 of Section 27, T6N, R65W of the 6th P.M., Weld County, CO
Parcel ID#: 0803-27-1-00-003 Acres: 81.63
Zoning Land Use
N AGRICULTURE N Production Agriculture, single Family Residence
E AGRICULTURE E Production Agriculture, single Family Residence
S AGRICULTURE S Production Agriculture, single Family Residence
W AGRICULTURE W Production Agriculture, vacant single Family Residence
Comments:
The property is bordered by large tracts of irrigated agricultural lands, some with residential
structures. The property has a single family residence that appears to be vacant. Adjacent to
the east is the recently approved Blue Grama Oil and Gas Storage Facility with Transloading
and a 35 foot in height communications tower.
There appear to be easements for underground pipelines and an irrigation lateral crossing the
property. The property is presently vacant and recently plowed post crop harvest.
County Road 66 adjacent to the north and County Road 45 is approximately 0.25 miles to the
east. County Road 66 is a paved two lane farm to market road.
There were no identifiable violations noted on site.
j
VICI. ')l, ).
Signatu.e
❑ House(s) ❑ Access to Property ❑ Crop Productions—Historic, yes
o Site Distance ❑ Oil & Gas Structures -one (1) in north half of the parcel
o Topography- Slightly sloped to South
Note any commercial business/commercial vehicles that are operating from the site -- NONE
Hello