HomeMy WebLinkAbout20142523.tiff ll',•'� C', LAND USE APPLICATION
SUMMARY SHEET
U2-- G5u N Y
Planner: Tiffane Johnson Hearing Date: August 5, 2014
Case Number: USR14-0029
Applicant: Lundvall Energy Park, LLC
Representative: Grant, Hoffman and Kamada P.C. c/o Ann Hough and Brad Hoffman
821 9`" Street, Greeley, CO 80637
Request: A Site Specific Development Plan and Use by Special Review Permit for Mineral
Resource Development facilities, Oil and Gas Support and Service facilities
(commercial trucking and regional supply yard including equipment storage, shop and
employee parking) and uses similar to the uses listed in Section 23-3-40 as uses by
special review as long as the use complies with the general intent of the A
(Agricultural) zone district (energy industry regional storage yard for equipment related
to solar and wind power providers) in the A(Agricultural) zone district.
Legal Lot A and Lot B of Recorded Exemption RECX13-0008 being part of the E2SW4
Description: Section 10, T4N, R66W in the 6th P.M., Weld County Colorado.
Location: North of and adjacent to County Road 46; approximately 2,000 feet east County Road
31 and 3,300 feet west of County Road 33 (1.6 miles west of Highway 85).
Size of Parcel +/- 81.85 acres Parcel Numbers: 1057-10-3-00-005 and 1057-10-3-00-006
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
Weld County Building Department, referral dated June 26, 2014
Y Weld County Department of Planning Services- Engineering, referral dated July 17, 2014
Weld County Department of Public Health and Environment, referral dated July 2, 2014
• Northern Colorado Water Conservancy District, referral dated June 6, 2014
• Central Weld County Water District, referral dated June 6, 2014
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Town of Gilcrest, referral dated June 10, 2014
• Town of LaSalle, referral dated June 25, 2014
➢ School District RE-1, referral dated June 6, 2014
• Weld County Zoning Compliance, referral dated June 3, 2014
USR14-0029
Page 1 of 11
Colorado Division of Parks and Wildlife, referral dated July 15, 2014
The Department of Planning Services' staff has not received responses from the following agencies:
Gilcrest/LaSalle Fire Protection District
➢ City of Evans
USR14-0029
Page 2 of 11
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
ti'_
Planner: Tiffane Johnson Hearing Date: August 5, 2014
Case Number: USR14-0029
Applicant: Lundvall Energy Park, LLC
Representative: Grant, Hoffman and Kamada P.C. c/o Ann Hough and Brad Hoffman
821 9`" Street, Greeley, CO 80637
Request: A Site Specific Development Plan and Use by Special Review Permit for Mineral
Resource Development facilities, Oil and Gas Support and Service facilities
(commercial trucking and regional supply yard including equipment storage, shop and
employee parking) and uses similar to the uses listed in Section 23-3-40 as uses by
special review as long as the use complies with the general intent of the A
(Agricultural) zone district, (energy industry regional storage yard for equipment
related to solar and wind power providers) in the A(Agricultural) zone district.
Legal Lot A and Lot B of Recorded Exemption RECX13-0008 being part of the E2SW4
Description: Section 10, T4N, R66W in the 6th P.M., Weld County Colorado.
Location: North of and adjacent to County Road 46; approximately 2,000 feet east County Road
31 and 3,3 00 feet west of County Road 33 (1.6 miles west of Highway 85).
Size of Parcel: +/- 81.85 acres Parcel No.1057-10-30-00-005 and 1057-10-3-00-0005
Case Summary:
The applicant is requesting a USR permit for commercial trucking and regional supply yard for the energy
industry. The applicant's goal is to support the energy industry by providing a central location where
materials such as iron, steel and wood can be adequately stored at a location within close proximity to
transportation networks and developing areas. The application materials state that the site will operate as
a 24 hour (7 days a week) unmanned facility and that trucks will enter and exit the site for the purpose of
loading and unloading supplies; with the exception of an occasional employee meeting truck drivers
onsite for the purpose of directing them to locations that have been designated for off-loading. The
application materials indicate that up to 6 truck drivers and or lumpers may be on site during regular
business hours for the purpose of loading and off-loading trucks and that the maximum number of
individuals (truckers, lumpers, employees) expected on site at any one time is no more than 20. The total
number of shipments per day will be between 20-30. The application materials also indicate that it is not
anticipated that any person will be on the site for more than 2 hours at a time. There is an existing
quonset hut on site that will be used to store 3-4 small diesel run-forklifts for assistance with loading and
unloading and smaller tools or pieces of pipe and equipment. No hazardous materials or waste will be
stored in the quonset.
No fuel is stored on site and the trucks/forklifts are fueled by a traveling fuel truck owned by the applicant.
The application materials indicate all items that come to the site are either raw or unfinished and leave the
same way. Pipe is to be unloaded onto racks made of either metal or rail ties and will be stored off the
ground. The yard is not be used for the storage of junk or salvage or for painting. All items stored are
USR14-0029
Page 3 of 11
ready for immediate use. One sign is proposed to be located on the southeast corner of the property 16
sq feet or less and one internal sign with instructions for drivers. The applicant has not submitted a
lighting plan for review but has indicated a desire to have some internal site light has will provide a
lighting plan for to staff for review.
The site consist of both Lot A and Lot B of RECX13-0008, both owned by the applicant. The site is
approximately 80 acres of primarily flat ground. The application materials indicate the site has been
covered with native sand based gravel to control on site dust. A large earthen berm approximately 12
feet in height is located along the property perimeter. A 2,000 foot long 24' wide concrete drive
terminating in a cul-de-sac has been constructed within a 30' wide joint access and utility easement
(Recording Number 3982304). All of the above improvements were in place prior to the applicant's
ownership. The applicant has indicated to staff the desire to hydro mulch or seed the existing berm with a
native seed mix.
The applicant has requested that the existing berm be considered to meet screening, dust control and
noise mitigation requirements and the concrete drive be considered to meet tracking control
requirements.
The application was initially submitted by Western Equipment and Truck LLC, do Craig Sparrow. The
property owner at the time and included the request for a possible future office. Over the course of the
review the property ownership has changed and Mr. Sparrow has sold the property. The new owner is
Lundvall Energy Park, LLC who is represented by Grant, Hoffman and Kamada attorneys. Based on the
new applicant's business plan, minor changes to the application and has requested that the future office
building be removed from this request. The applicant has indicated in writing that they understand that if
an office building is requested a minor amendment to USR14-0029 will be required.
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 22-2-20.G - A.Goal 7 states, 'County land use regulations should protect the
individual property owner's right to request a land use change.' and Section 22-2-20.G.2
- A.Policy 7.2 states, 'Conversion of agricultural land to nonurban residential,
commercial, and industrial uses should be accommodated when the subject site is in an
area that can support such development, and should attempt to be compatible with the
region.'
The applicant is requesting a USR permit for commercial trucking and regional supply
yard for the energy industry; a use allowed by Use By Special Review Permit in the
Agricultural Zone District. The applicant believes the use would be highly compatible with
the surrounding region. The applicant's goal is to support the energy industry by
providing a central location where materials such as iron, steel and wood can be
adequately stored in a location within close proximity to transportation networks and
developing areas.
This proposed plan, Development Standards and the Conditions of Approval for this
proposal will assist in mitigating the impacts of the facility on the adjacent properties and
ensure compatibility with surrounding land uses.
USR14-0029
Page 4 of 11
Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural)Zone District.
Section 23-3-40.A.2. allows for a Site Specific Development Plan and Use by Special
Review Permit for Mineral Resource Development Oil and Gas Support and Service
facilities (commercial trucking and regional supply yard including equipment storage,
shop and employee parking) and uses similar to the uses listed in Section 23-3-40 as
uses by special review as long as the use complies with the general intent of the A
(Agricultural) zone district including energy industry regional storage yard for equipment
related to solar and wind power providers in the A(Agricultural)zone district.
B. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The site is located approximately 1.6 miles west of Highway 85 south of LaSalle and
north of Gilcrest. The adjacent properties are mainly utilized for crops, pastures, and rural
residences. Public Service Company of Colorado has a small substation located
approximately 1,000 feet to the west and just beyond that is Five Rivers Cattle Feedlot;
located the 1300 feet to the west. The nearest residence is within 200 feet of the
property line and is located directly south of the southeast corner of the property on the
south side of County Road 46. There is also a residence located approximately 1,300
feet to the east located north and adjacent to County Road 46.
There are two (2) USRs located within one mile of this parcel. AMUSR-1268 for a Guest
Farm is located to the south, SUP-252 for Waste Recycling Facility to the southwest,
SUP-21 for a Feedlot to the west and USR-732 for a Substation and lines to the
northwest. Just beyond the 1 mile is also USR-1354 for a gravel mining and batch plant.
All adjacent properties are well screened by the existing berm located around the
perimeter of the property.
The Weld County Department of Planning Services has not received any letters, emails,
phone calls or other correspondence regarding the application.
C. 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 the three (3) mile referral area of the Town's of Gilcrest, LaSalle
and City of Evans. The Town of Gilcrest in their referral comments, dated June 10, 2014,
and the Town of LaSalle in their referral comments dated June 25, 2014 indicated that
they have no concerns. The City of Evans did not respond.
D. 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.
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.
E. 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.
USR14-0029
Page 5 of 11
The proposed facility is located on approximately 80 acres designated as "Irrigated Land
Non-Prime" per the 1979 Soil Conservation Service Important Farmlands of Weld County
Map. Historically it appears that the 80 acre site has been cropland however; aerial
photography shows a transition from cropland to the current site condition occurring
sometime between 2010-2012.
F. 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.
Based on site inspections and review of the application materials, staff supports the
applicant's request that the existing berm be considered to meet screening/landscaping
and noise mitigation, the sand based gravel and concrete drive for dust control and the
concrete drive be considered to meet tracking control requirements. If future changes to
the site require the berm to be changed the applicant may be required to provide
evidence that measures to ensure screening, dust control and noise mitigation are intact.
Together with the above improvements, the Design Standards (Section 23-2-240, Weld
County Code), Operation Standards (Section 23-2-250, Weld County Code), Conditions
of Approval and Development Standards can ensure that there are adequate provisions
for the protection of health, safety, and welfare of the inhabitants of the neighborhood and
County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the map:
A. An Improvements Agreement and Road Maintenance Agreement is required for this site.
Road maintenance including dust control, damage repair, and triggers for improvements will
be included. (Department of Planning Services-Engineer)
B. A maintenance plan for the berm to ensure structural stabilization and control erosion shall be
provided. (Department of Planning Services-Engineer)
C. County Road 46 is designated on the Weld County Road Classification Plan as a paved
Collector road, which requires 80 feet of right-of-way at full build out. The applicant shall
verify the existing right-of-way and the documents creating the right-of-way and this
information shall be noted on the plat. All setbacks shall be measured from the edge of
future right-of-way. If the right of way cannot be verified, it shall be dedicated. This road is
maintained by Weld County. (Department of Planning Services-Engineer)
D. Show and label the water quality features/depressions. (Department of Planning Services-
Engineer)
E. Show how historical flow patterns will be maintained through the berm. (Department of
Planning Services-Engineer)
F. Show and label standard tracking control onto publically maintained roadways on the map.
(Department of Planning Services-Engineer)
G. Show the approved access on the map and label with the approved access permit number
AP13-00297. Previous access permit AP10-00138 to be closed as a condition of AP13-
00297(Department of Planning Services-Engineer)
USR14-0029
Page 6 of 11
H. A Change of Use Application from Agricultural to Commercial for the existing Quonset
including code analysis, floor plan and As-Built Agreement Certification application must be
submitted to the Weld County Building Department. (Department of Building Inspection)
I. The applicant shall submit a Lighting Plan to the Department of Planning Services for review
and approval. (Department of Planning Services)
J. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR14-0029. (Department of Planning Services)
2) The attached Development Standards. (Department 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) The plat shall delineate the trash collection areas. Section 23-3-350.H of the Weld
County Code addresses the issue of trash collection areas. Areas used for storage or
trash collection shall be screened from adjacent properties and public rights-of-way.
These areas shall be designed and used in a manner that will prevent trash from being
scattered by wind or animals. (Department of Planning Services)
5) The approved Lighting Plan, as shown on the map. (Department of Planning Services)
6) The approved Landscape/Screening Plan. (Department of Planning Services)
7) Show and label standard tracking control and standard access turning radius for access
onto publically maintained roads. (Department of Planning Services - Engineer)
8) The applicant shall indicate specifically on the plat the type of right-of-way/easement and
indicate whether it is dedicated, private, or deeded. (Department of Planning Services -
Engineer)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copies 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
sent to maps@co.weld.co.us. (Department of Planning Services)
USR14-0029
Page 7 of 11
5. Prior to construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction. (Department of Planning Services- Engineer)
6. Prior to the issuance of a Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. The septic
system is required to be designed by a Colorado Registered Professional Engineer according
to the Weld County Individual Sewage Disposal Regulations. (Department of Public Health
and Environment)
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)
USR14-0029
Page 8 of 11
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Lundvall Energy Park, LLC
USR14-0029
1. A Site Specific Development Plan and Use by Special Review Permit for Mineral Resource
Development facilities Oil and Gas Support and Service facilities (commercial trucking and
regional supply yard including equipment storage, shop and employee parking) and uses similar
to the uses listed in Section 23-3-40 as uses by special review as long as the use complies with
the general intent of the A (Agricultural) zone district (energy industry regional storage yard for
equipment related to solar and wind power providers) in the A (Agricultural) zone. (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, as stated by the applicant.
(Department of Planning Services)
4. No employee or patron will be onsite for more than two consecutive hours. (Department of
Planning Services)
5. The screening and landscaping on the site shall be maintained in accordance with the approved
Screening\Landscaping Plan. (Department of Planning Services)
6. The lighting on the site shall be maintained in accordance with the approved Lighting Plan.
(Department of Planning Services)
7. 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)
8. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Planning Services- Engineer)
9. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services- Engineer)
10. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized
(Department of Planning Services-Engineer)
11. 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)
12. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30 20 100.5, C.R.S., as amended. (Department of Public
Health and Environment)
13. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The
applicant shall operate in accordance with the approved Waste Handling Plan, at all times.
(Department of Public Health and Environment)
USR14-0029
Page 9 of 11
14. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be
operated in accordance with the approved Dust Abatement Plan, at all times. (Department of
Public Health and Environment)
15. 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)
16. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. For employees or contractors 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)
17. The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Public Health and Environment)
18. 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)
19. Building permit maybe required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2012 International Codes; 2006 International
Energy Code; 2011 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 required or an open hole inspection.
(Department of Building Inspection)
20. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code. (Department of Planning Services)
21. 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.
(Department of Planning Services)
22. 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.
23. 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.
24. 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
USR14-0029
Page 10 of 11
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural
activities will generate off-site impacts, including noise from tractors and equipment; slow-moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice
for agricultural producers to utilize an accumulation of agricultural machinery and supplies to
assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-
102, C.R.S., provides that an agricultural operation shall not be found to be a public or private
nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that
are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, 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.
USR14-0029
Page 11 of 11
H N DEPARTMENT OF PLANNING SERVICES
a $6i 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: tvjohnson@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3527
C v i FAX: (970)304-6498
r
July 09, 2014
BRAZELTON DON
3835 W 10TH ST STE 200 E
GREELEY CO 80634
Subject: USR14-0029 - A Site Specific Development Plan and Use By Special Review Permit for
Mineral Resource Development Facilities including Oil and Gas Support and Service Facilities
(commercial trucking and regional supply yard including equipment storage, a future office, shop,
employee parking and a manufacture structure for a temporary office during construction of office
building) in the A(Agricultural)Zone District.
On parcel(s)of land described as:
LOTS A AND B REC EXEMPT RECX13-0080; PART E2SW4 SECTION 10, T4N, R66W OF THE 6TH
P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on August 5, 2014, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on August 20, 2014
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine lansiem
Fuson:I am the author ofthisdowment
Date:2014.07.0910:44:41-06'00'
Tiffane Johnson
Planner
h N DEPARTMENT OF PLANNING SERVICES
"••••• Lia ti 1555 N 17th AVE
GREELEY, CO 80631
. WEBSITE: www.co.weld.co.us
�� E-MAIL: tvjohnson@co.weld.co.us
PHONE: (970)353-6100, Ext. 3527
N
' FAX: (970)304-6498
June 05, 2014
Brazelton Don
3835 W 10th St. Ste 200 E
Greeley, CO 80634
Subject: USR14-0029 - A Site Specific Development Plan and Use By Special Review Permit for
Mineral Resource Development Facilities including Oil and Gas Support and Service Facilities
(commercial trucking and regional supply yard including equipment storage, a future office, shop,
employee parking and a manufacture structure for a temporary office during construction of office
building) in the A(Agricultural)Zone District.
On parcel(s)of land described as:
LOTS A AND B REC EXEMPT RECX13-0080; PART E2SW4 SECTION 10, T4N, R66W 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:
Evans at Phone Number 970-475-1170
LaSalle at Phone Number 970-284-6931
Gilcrest at Phone Number 970-737-2426
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,
Digitally signed by Kristine Ranslem
an:lam the author of thisdocument
Date:2014.06.0510:26:38-0600'
Tiffane Johnson
Planner
FIELD CHECK Inspection Date: 7/17/2014
Case Number: USR14-0029
Applicant: Lundvall Energy Park, LLC0 Steve Lundvall
do Grant, Hoffman and Kamada PC, (Ann Hough)
3505 Longview Road, Erie, CO 80516
Request: A Site Specific Development Plan and Use by Special Review Permit for
Mineral Resource Development facilities, Oil and Gas Support and Service
facilities (commercial trucking and regional supply yard including
equipment storage, shop and employee parking) and uses similar to the
uses listed in Section 23-3-40 as uses by special review as long as the
use complies with the general intent of the A (Agricultural) zone district
(energy industry regional storage yard for equipment related to solar and
wind power providers) in the A (Agricultural) zone district.
Legal Lot A and Lot B of Recorded Exemption RECX13-0008 being part of the
Description: E2SW4 Section 10, T4N, R66W in the 6th P.M., Weld County Colorado
Location: North of and adjacent to County Road 46; approximately 2,000 feet east
County Road 31 and 3,300 feet west of County Road 33 (1.6 miles west of
Highway 85).
Size of Parcel: +/- 81.85 acres Parcel No.1057-10-3-00-005 and 1057-10-3-00-006
Zoning Land Use
N A (Agricultural) N Cropland
E A (Agricultural) E Cropland
S A (Agricultural) S Cropland/Rural Residential
W A (Agricultural) W Cropland/Feedlot
COMMENTS:
The site is primarily vacant ground with one metal quonset The northwest corner of the site is
occupied by a business that stores wooden power/telephone poles. During my site visit I
witnessed one individual with a semi-truck and trailer (with a crane attached) load poles onto a
flat bed trailer.
A large berm surrounds the entire site with the exception of the entrance. The access point is is
a concrete apron out to the county road with a 2,000 foot concrete drive that terminates in a cul
da sac. The entire site is covered with small gravel. There were few weeds within the site but
and were more prevalent on the berm. I climbed to the top of the berm on the back side and
notices a concrete lined irrigation ditch along the western and northern edge. There were areas
of the berm that seemed to be eroding and it did not appear to be compacted. The slope of the
berm was relatively steep.
The general area was relatively quiet with the exception of trucks east bound to Highway 85.
The property directly to the southeast has a home and the property to the west is a feedlot.
There appeared to be multiple drilling operations on the feedlot property. The general area is
surrounded by cropland.
WO.'; % �L , ' r , ; ,
Tiffane Johnson, Planner
Hello