HomeMy WebLinkAbout20160395.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, January 12 , 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, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
Absent : Terry Cross .
Also Present: Kim Ogle , Chris Gathman , Diana Aungst, Department of Planning Services ; Wayne
Howard , and Jennifer Petrik , Department of Planning Services — Engineering Division ; Lauren Light and
Ben Frissell , Department of Health ; Bob Choate , County Attorney, and Kris Ranslem , Secretary.
Motion : Approve the January 5 , 2015 Weld County Planning Commission minutes , Moved by
Michael Wailes , Seconded by Gene Stille . Motion passed unanimously.
CASE NUMBER : USR15-0054
APPLICANT: NEVIN BYLER, KAREN BYLER & JALYNN BYLER
PLANNER : CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT 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 , (SHOP BUILDING ALONG WITH VEHICLE
AND EQUIPMENT PARKING & MAINTENANCE ASSOCIATED WITH AN
EXCAVATION BUSINESS) 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.
LEGAL DESCRIPTION : N2NW4 SECTION 17 , T8N , R67W OF THE 6TH P . M . , WELD COUNTY,
COLORADO.
LOCATION : SOUTH OF AND ADJACENT TO CR 94 ; EAST OF AND ADJACENT TO CR 15.
Chris Gathman , Planning Services , presented Case USR15-0054 , reading the recommendation and
comments into the record . The Department of Planning Services recommends approval of this
application with the attached conditions of approval and development standards .
Jennifer Petrik , Engineering , reported on the existing traffic , access and drainage conditions and the
requirements on site . Ms . Petrik recommended amending Conditions of Approval 1 .A. 6 , and 1 .A . 7 .
Lauren Light , Environmental Health , reviewed the public water and sanitary sewer requirements , on-
site dust control , and the Waste Handling Plan .
Nevin Byler, 1029 Grand Avenue , Windsor, Colorado , stated that they have a small excavating
company that they would like to have located on this property.
The Chair asked if there was anyone in the audience who wished to speak for or against this application .
No one wished to speak .
Commissioner Sparrow asked the applicant if he anticipates increasing their number of trucks . Mr. Byler
replied that he does not plan to increase their trucks but may add some excavating equipment.
Commissioner Wailes reminded the applicant that if they do increase equipment in the future he will need
to apply for an amendment to this USR Permit.
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Com-6cl 'Arai 2016-0395
The Chair asked staff for their recommended changes to the staff report.
Ms . Petrik recommended amending Condition of Approval 1 .A . 6 by deleting the parenthesis on
" accesses" . Additionally, she suggested amending Condition of Approval 1 .A. 7 to read " Show and label
the accepted drainage features and drainage flow arrows on the site plan . Water quality features should
be labeled as "Water Quality Feature , No- Build or Storage Area" and shall include the calculated volume . "
Motion : Amend Conditions of Approval 1 . A. 6 and 1 . A. 7 as stated by Staff, Moved by Benjamin Hansford ,
Seconded by Michael Wailes .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock,
Michael Wailes , Nick Berryman .
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 USR15- 0054 to the Board of County Commissioners along with the
Conditions of Approval and Development Standards with the Planning Commission 's recommendation of
approval , Moved by Michael Wailes , Seconded by Benjamin Hansford .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
Commissioner Sparrow suggested that the applicant think about growth and include those numbers in
this permit.
CASE NUMBER : USR15-0062
APPLICANT: 70 RANCH LLC , 0/O BLUE GRAMA LAND CORPORATION
PLANNER : KIM OGLE
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 (A
CONSTRUCTION LAYDOWN YARD) , 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 35 FOOT IN HEIGHT
COMMUNICATIONS TOWER IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION : SUBX15-0028 BEING PART OF THE S2 OF SECTION 24 , T5N , R63W OF THE
6TH P . M . , WELD COUNTY, COLORADO .
LOCATION : APPROXIMATELY 7000 FEET EAST OF CR 69, AND APPROXIMATELY
10 , 000 FEET NORTH OF THE INTERSECTION OF CR 69 AND CR 50 .
Kim Ogle , Planning Services , presented Case USR15-0062 , reading the recommendation and
comments into the record . Mr. Ogle noted that two letters were received today regarding this request.
These letters address traffic on County Road 388 and raise questions on why the bridge on County Road
69 has not been constructed . The Department of Planning Services recommends approval of this
application with the attached conditions of approval and development standards .
'-f'" Jennifer Petrik , Engineering , reported on the existing traffic, access and drainage conditions and the
requirements on site . Ms . Petrik stated that an improvements agreement is no longer required after
further clarification was provided in discussions with Public Works and the applicant . Additionally, she
recommended adding a Condition of Approval which would provide evidence of a legal access and
amend Condition of Approval 1 . 6 . 6 to read " Show the legal access on the site plan and label with
document reception number and date" .
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vt`" Lauren Light , Environmental Health , reviewed the public water and sanitary sewer requirements , on-
site dust control , and the Waste Handling Plan .
Commissioner Jemiola asked if it is necessary for the applicant to access on County Road 388 since the
letters have concerns with this access . Additionally , he asked if the County Road 69 is not an option due
to weight limit. Ms . Petrik said that she understands there is a weight limit restriction on the bridge ;
therefore all the traffic proposed to this area is proposed to access from County Road 388 . Mr. Jemiola
asked if the bridge could be upgraded to provide a higher weight limit. Mr. Ogle stated that the bridge is a
private bridge that was constructed for the hog farms when National Hog Farms were operating .
Anne Johnson , Tetra Tech , 1900 South Sunset Street, Longmont , Colorado , stated that this site is
proposed as a truck unloading and oil support services facility. Ms . Johnson said that there are about
231 wells in the vicinity which can be serviced by this facility. The intent of this facility is to gather crude
oil produced in this area and rather than having repeated truck trips from the 70 Ranch they can deliver
crude oil on this proposed site and leave at the end of the day. Once the oil is collected at the facility then
it will be piped to the Lucerne East Facility, approved under USR15-0037 , and then it will be put in a
pipeline and sent to Cushing , Oklahoma .
Ms . Johnson added that the facility will be SCADA controlled from Cushing , Oklahoma and the access to
the facility will be controlled by an automated access system . The drivers are not associated with this
particular facility but instead they are associated with the producers .
Commissioner Wailes inquired if there are any plans to pipe the oil from the wellheads to this facility.
Spence McCallie , NGL Energy Partners Blue Grama , 3773 Cherry Creek North Drive , Suite 1000 ,
Denver , Colorado , said that they are intending to connect pipelines to this facility; however they will need
to wait until economic conditions improve .
Commissioner Jemiola referred to taking the trucks off the road and asked if the traffic is just being shifted
from one area to another, for example has County Road 388 had 100 truck trips per day or more . Mr.
McCallie replied that County Road 388 has had more than 100 truck trips per day.
Ms . Petrik stated that traffic counts were 818 vehicle trips per day with 75 % of those being trucks .
According to the traffic study provided , there are 111 trips associated with Use by Right activities . With
this USR in place , they will come in at the beginning of the day, collect the oil and unload it internal to the
boundaries of the 70 Ranch and then at the end of the day they will leave 70 Ranch . She added that by
doing this they would be reducing the trips in and out of 70 Ranch . Ms . Johnson added that the trucks
will be operating on private roads within the 70 Ranch .
Commissioner Jemiola asked if there are other alternatives to access other than County Road 388 . Mr.
McCallie said that there is an access east of Riverside Reservoir but it is not economical for them . He
added that 70 Ranch is not in favor of upgrading the County Road 69 bridge but he will talk to them about
improving this bridge .
The Chair asked if there was anyone in the audience who wished to speak for or against this
application .
John Klippert, 30916 CR 388 , stated that they have the last farm on County Road 388 before the 70
Ranch gate . He stated that they are in support of oil and gas . However, he is concerned with the access
to 70 Ranch . Mr. Klippert said that the access from County Road 69 is closer to this facility than County
Road 388 .
Mr. Klippert said that he measured the width of the road surface of County Road 388 and it measures 27
feet across and added that there are no shoulders . He added that there have been accidents from the
width and condition of the road .
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Mr. Klippert suggested alternative accesses from paved County Road 69 or from County Road 89 . He
added that these have direct access to 70 Ranch . He said that he is not an enemy of Blue Grama but
asked why all this activity has to come on County Road 388 .
;,V Ms . Johnson said that the only vehicles that this facility will generate , on its own merit , will be
passenger vehicles for the employees to inspect the facility which will be once or twice per day. She
added that the existing traffic patterns are from the existing producers in the 70 Ranch . She said that she
understands the frustration ; however this facility cannot control the producers and their traffic .
Commissioner Smock asked why the alternative accesses were not investigated . Ms . Johnson said
according to the lease with landowner they were asked to utilize the access from County Road 388 . She
added that they can look into the other access points for their employees and what is most efficient for the
operation .
Commissioner Johnson asked about the requirement of improving this roadway for this traffic. Ms . Petrik
said that normally the applicant would be responsible for making improvements ; however in this situation
this traffic is coming from a use by right oil and gas activity and there is not a mechanism at this time to
have this activity participate in the cost of improvements .
Commissioner Johnson said that he understands that when you have one or two employees attending the
site daily there is no need for a sanitary facility but felt that when there are 100 truck drivers there needs
to be a mandatory sanitary facility. Ms . Light said that the way the policy is written is that it is based
upon the amount of time that person would stay on the site . He feels that with this particular site these
drivers are a long way from any place else and the sanitary facilities need to be addressed differently due
to the proximity of facilities .
Commissioner Stille referred to Mr. Klippert' s comment about the road being 27 feet wide . Mr. Stille
asked what the right-of-way is for this road . Ms . Petrik said that the right-of-way width is 40 feet.
Commissioner Stille thought that even a private bridge needs to meet certain criteria and felt that if it was
to service a hog farm that it should meet weight limits . Mr. Ogle said that the bridge is posted at 8000
gross vehicle weight. He added that he tried to research this bridge but he was unsuccessful in finding
information .
Ms . Johnson clarified that the vehicles currently accessing the 70 Ranch are through a use by right and
associated with a particular oil and gas producer; however the applicant is providing a facility internal to
the 70 Ranch which will reduce the number of truck trips in and out of 70 Ranch . She added that this
proposed facility cannot dictate the haul route to those producers ; however they can evaluate where the
employees for Blue Grama access the 70 Ranch property. Commissioner Jemiola said that they can
control the haul routes through a USR Permit.
Bob Choate , County Attorney , said that the County has the ability to set the haul route for a USR ;
however he said that the County's enforcement of that access would be difficult as it relates to trucks
going to wellheads for a use by right activity. Commissioner Jemiola said that the pre-existing uses on
this site and the 70 Ranch already have established haul routes but for this particular site there could be a
separate haul route . Mr. Choate said that the haul route would relate to employee vehicles and any
producing crude oil carrier trucks coming from outside of the 70 Ranch . He added that the County could
put in a development standard that would require the USR owner/applicant to enter into appropriate
agreements with the producers for access purposes .
Commissioner Hansford said that the applicant can dictate where the clients are coming from . Mr.
McCallie said that he agrees and understands these comments and added that they could set a limit on
where these trucks have access but it comes down to enforcement. He added that 70 Ranch is very
large and when a truck would enter this proposed site he doesn 't know where it would come from
because he influences only a small number of truck trips on County Road 388 and has no control on the
use by right activities .
Commissioner Hansford asked if 70 Ranch doesn 't want any improvements made to this bridge . Mr.
McCallie said that 70 Ranch has indicated that the improvements to the bridge need to be made by other
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parties involved in the activities on 70 Ranch . Mr. Hansford asked the applicant why they don 't pursue
the improvements on this bridge . Mr. McCallie said that they can take a look at the feasibility of it.
The Chair called a recess at 2 : 03 pm and reconvened the hearing at 2 : 16 pm .
Commissioner Berryman asked the County Attorney to provide a summary of what they need to
keep in mind as to what their jurisdiction is and any guidelines for haul routes . Mr. Choate said that with
the USR you have the ability to control haul routes and access points . One of the things you can do is
require that the facility have an access point somewhere other than where it is currently proposed . To do
this it would require a development standard that would be enforceable through an agreement by the
applicant and its customers . He noted that any development standard put on this site should be
reasonably related to the impacts this proposed site will create .
Commissioner Jemiola said that according to the letters submitted and today's testimony there is already
a problematic area on County Road 388 . In his opinion this will reduce truck trips regionally but it will be
adding trucks to County Road 388 . Mr. Jemiola understands that the improvements to the bridge are
expensive and thinks that the County could do a lot to work with 70 Ranch to make those improvements .
He said that he feels the paved road is better to travel than a gravel road .
Commissioner Johnson said that an issue has been created by light of what has evolved . He added the
Planning Commission should request the Board of County Commissioners address this problem in that
particular area . Additionally, he suggested removing the second sentence in Development Standard 12 .
Ms . Light said by removing this sentence the applicant will be required to install permanent facilities . Mr.
Johnson said that his intent was to leave portable toilets and bottled water in the development standard .
Motion : Amend Development Standard 12 to read "Adequate drinking , hand washing and toilet facilities
shall be provided for employees and patrons of the facility, at all times , 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 or 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 . "
Moved by Bruce Johnson . Motion died due to lack of second motion .
Ms . Petrik recommended deleting Condition of Approval 1 .A, add a new Condition of Approval 1 .A
which reads "The applicant shall provide evidence of legal access" , and amend Condition of Approval
1 . B . 6 to read " Show the legal access on the site plan and label with document reception number and
date" .
Motion : Amend the staff report as recommended by staff, Moved by Benjamin Hansford , Seconded by
Nick Berryman .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
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 USR15-0062 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 Bruce Sparrow, Seconded by Gene Stille .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
Commissioner Wailes said that it is amazing that all the producers on 70 Ranch haven 't come across an
opportunity to fix the bridge on County Road 69 so that it could become the access point. He doesn 't
believe there has been a forum for the residents to come forward and speak about this concern .
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However he doesn 't necessarily believe that Blue Grama needs to be penalized for this but he would ask
the applicant to seriously consider what they could do to open up County Road 69 and set the trend for
the rest of the producers .
Commissioner Smock agreed with Mr. Wailes comments and doesn 't think the resident along County
Road 388 has been treated well . She said that the problem may not be caused by the applicant but
thinks that there are things the applicant could do to mitigate it .
Commissioner Hansford echoed Mr. Wailes comments and added that the applicant can take the lead
and set a precedent.
Commissioner Berryman applauded the applicant for taking truck trips off that access point. He
understands that it is a task to get the landowner to go along with bridge improvements ; however he
believes it would be a good idea to initiate that process .
Commissioner Sparrow said that County Road 69 is a great alternative and it would actually utilize the
road built for the purposes of energy.
Commissioner Johnson said that based on the four corners of the application there is nothing he sees
that can be changed but the part outside of the application needs to be addressed by the Board of County
Commissioners .
Commissioner Stille stated that it is unfortunate that a resident has to come to a forum like this to address
his concern . He added that his personal property rights have been abused and would like to see that the
County Commissioners recognize this problem and work with the producers out there to make
improvements to the bridge on County Road 69 .
Commissioner Jemiola said that his concern is the amount of traffic going into this particular site and how
the dirt roads are not adequate for this volume of traffic . He added that the most feasible option would be
to utilize a pre-existing paved county road . He doesn 't believe the impact from this particular applicant is
significant enough to warrant a development standard requesting but as a County we should evaluate a
change with the traffic that is utilizing 70 Ranch as a whole . He added that he would like the County
Commissioners to review potential alternatives with the landowner and producers .
CASE NUMBER : USR15-0059
APPLICANT: TALLGRASS TERMINALS LLC
PLANNER : CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT FACILITY
INCLUDING AN OIL AND GAS STORAGE FACILITY (CRUDE OIL TANK
STORAGE AND TRUCK UNLOADING FACILITY ASSOCIATED WITH THE
CRUDE OIL TANKS) IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION : LOT B REC EXEMPT RECX14-0059; BEING PART SW4 SECTION 34 , T8N ,
R59W OF THE 6TH P . M . , WELD COUNTY, COLORADO.
LOCATION : SOUTH OF AND ADJACENT TO HWY 14 AND EAST OF AND ADJACENT TO
CR 115 .
Chris Gathman , Planning Services , presented Case USR15-0059 , reading the recommendation and
comments into the record . There will be two phases to the construction of this facility. Mr. Gathman
i noted that a letter was received from a neighboring property owner concerning potential run-off, dust, and
road improvements . The Department of Planning Services recommends approval of this application with
the attached conditions of approval and development standards .
-, Wayne Howard , Engineering , reported on the existing traffic , access and drainage conditions and
the requirements on site .
L / Lauren Light , Environmental Health , reviewed the public water and sanitary sewer requirements , on-
site dust control , and the Waste Handling Plan .
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Cody Wagoner, Tallgrass Terminals , 370 Van Gordon Street , Lakewood , Colorado , stated that this
project is to construct a new terminal point which will allow for an additional delivery location of where
they can take truck tanker deliveries and put it into the pipeline .
The Chair asked if there was anyone in the audience who wished to speak for or against this application .
No one wished to speak .
Mr. Gathman recommended that Development Standard 6 be deleted since they are not requiring a
landscaping/screening plan .
Motion : Delete Development Standard 6 , Moved by Benjamin Hansford , Seconded by Bruce Johnson .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
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 .
L-2" Motion : Forward Case USR15- 0059 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 Bruce Johnson , Seconded by Joyce Smock .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
CASE NUMBER: USR15-0068
APPLICANT: PLATTE RIVER MIDSTREAM INC
PLANNER : KIM OGLE
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 ( 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.
LEGAL DESCRIPTION : W2NE4 SECTION 27 , T6N , R65W OF THE 6TH P . M . , WELD COUNTY,
COLORADO.
LOCATION : SOUTH OF AND ADJACENT TO CR 66 ; APPROXIMATELY 660 FEET WEST
OF CR 45 .
Kim Ogle , Planning Services , presented Case USR15-0068 , reading the recommendation and
comments into the record . The Department of Planning Services recommends approval of this
application with the attached conditions of approval and development standards .
Wayne Howard , Engineering , reported on the existing traffic , access and drainage conditions and
the requirements on site .
x - " Ben Frissell , Environmental Health , reviewed the public water and sanitary sewer requirements , on-
site dust control , and the Waste Handling Plan .
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ice" Anne Johnson , Tetra Tech , 1900 South Sunset Street , Longmont, Colorado , stated that this property
is proposed as an oil and gas storage facility with transloading . Ms . Johnson noted that a neighborhood
meeting was held with three surrounding landowners in attendance .
Commissioner Smock noted that we always hear oil going to Cushing , Oklahoma and asked why the oil
from this facility is going to Wyoming . Ms . Johnson said that this facility will be linked to the facility
directly east of and adjacent to this facility which will be piped to Cushing , Oklahoma . However until that
facility is in operation they will need to truck it to Wyoming , which is the closest facility to process oil .
The Chair asked if there was anyone in the audience who wished to speak for or against this
application .
Eric Angus , 30740 CR 47 , stated that he farms property directly west and south of the proposed site . He
asked if there is anything that will address getting onto County Road 66 at the intersections of Highway
85 and County Roads 47 , 43 or 45 . He added that the County needs to think about how to get these
trucks in and out .
Commissioner Berryman asked if turn lanes would help . Mr. Howard said that this discussion was held
with Public Works and they determined that currently they are not planning to make any changes .
Rather, they will use the improvements agreement between the applicant and Weld County to make
improvements .
Mr. Ogle recommended amending Condition of Approval 1 . D . 4 to read " Show and label the
accepted drainage features and drainage flow arrows on the site plan . Water quality features should be
labeled as "Water Quality Feature , No- Build or Storage Area" and shall include the calculated volume . "
Motion : Amend Condition of Approval 1 . D .4 as stated by staff, Moved by Benjamin Hansford ,
Seconded by Gene Stille .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
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 USR15-0068 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 Joyce Smock .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow, Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
CASE NUMBER: USR15-0055
APPLICANT: DAVID & HOLLY NOVAK
PLANNER: DIANA AUNGST
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR ONE ( 1 ) SINGLE-FAMILY DWELLING UNIT PER LOT OTHER
THAN THOSE PERMITTED UNDER SECTION 23-3-20 .A (SECOND SINGLE-
FAMILY DWELLING UNIT) IN THE A (AGRICULTURAL) ZONE DISTRICT
LEGAL DESCRIPTION : LOT 1 BLOCK 2 RANCH EGGS INC SUB FG #2 FIRST RPLT; PART OF
SECTION 34, T1 N , R68W OF THE 6TH P . M . , WELD COUNTY, COLORADO .
LOCATION : SOUTH OF AND ADJACENT TO JOHNSON LANE AND APPROXIMATELY
0 . 25 MILES EAST OF CR 7 .
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Diana Aungst, Planning Services , presented Case USR15-0055 , reading the recommendation and
comments into the record . The Department of Planning Services recommends approval of this
application with the attached conditions of approval and development standards .
Wayne Howard , Engineering , reported on the existing traffic , access and drainage conditions and
the requirements on site .
Et Lauren Light, Environmental Health , reviewed the public water and sanitary sewer requirements , on-
site dust control , and the Waste Handling Plan .
David Novak , 3260 Johnson Lane , stated that the existing modular home on site will be removed
after the first home is constructed . The second home is currently being designed but will not be built right
away; it will be built sometime in the future .
The Chair asked if there was anyone in the audience who wished to speak for or against this application .
No one wished to speak .
The Chair asked the applicant if they have read through the 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 USR15- 0055 to the Board of County Commissioners along with the
Conditions of Approval and Development Standards with the Planning Commission 's recommendation of
approval , Moved by Benjamin Hansford , Seconded by Michael Wailes .
Vote : Motion carried by unanimous roll call vote (summary : Yes = 8) .
Yes : Benjamin Hansford , Bruce Johnson , Bruce Sparrow , Gene Stille , Jordan Jemiola , Joyce Smock ,
Michael Wailes , Nick Berryman .
The Chair asked the public if there were other items of business that they would like to discuss . No one
wished to speak .
The Chair asked the Planning Commission members if there was any new business to discuss . No one
wished to speak .
Meeting adjourned at 3 : 45 pm .
Respectfully submitted ,
Digitally signed by Kristine Ranslem
delmAi, earl/tin, Date : 2016 .01 . 14 07: 52 :36 -07 '00'
Kristine Ranslem
Secretary
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