Planning & Zoning
Commission

Duchesne County
Planning & Zoning Commission Meeting

The following document has been re-formatted from the original for Internet accessibility.  Planning & Zoning Commission Minutes, in their original format, are available through the Office of the Planning & Community Development Department.

County Administrative Offices
Duchesne, Utah
August 3, 2005 - 5:00 p.m.

In Attendance were:

Leon Sweat, Planning Commission Chairman
Michael Barneck, Planning Commission
Dean Brough, Planning Commission
Thomas Rather, Planning Commission - Excused
Chris Peatross, Planning Commission
Shelly Fabrizio, Planning Commission
Larain Mobley, Planning Commission - Excused
Mike Hyde, Community Development Administrator
Laraine Dickinson, Planning Secretary
Roland Uresk, County Attorney - Excused

Visitors:	Agenda Item:
Keith Haslem	Giraffe Liquid Mgmt. Systems
Gerald W. Wilkerson	Giraffe Liquid Mgmt. Systems
Mr. & Mrs. Fred Bartlett	Giraffe Liquid Mgmt. Systems

Chairman Sweat called the meeting to order at 5:03 P.M.

PUBLIC HEARINGS:
Giraffe Liquid Management Systems, requesting a Conditional Use Permit for a commercial machine shop, located at 6171 South Highway 87, Blue Bench area, Duchesne (NW1/4, NW1/4 of Section 19, Township 3 South, Range 4 West).
Keith Haslem stated he is the major owner in GLMS with Mr. Bartlett being a part interest owner. We own several patents and are patenting several oil field liquid management products. We are very enthusiastic about Duchesne because of the location and the skilled help that is here. It’s hard to say on a start up company where we go from here so 10 acres is a good start and we would like to have our headquarters here. This is a centrally located area to do business with oil fields in Wyoming, Utah and Colorado.

Mr. Haslem stated their plans are not real specific for the building at this time but the first phase we’re considering a 50’ X 100’ with a small office area with an R & D shop and a small assembly area. We want to have room to have docks and eventually landscape and make things look nice.

Mr. Haslem stated they have spoke to Lee Moon with East Duchesne Water District and there isn’t a problem with a water hook-up and we are expecting a letter from them stating whether or not there is sufficient water for a fire hydrant. We have spoke with the people at UDOT and they don’t suspect any problems only that they would need a 30 to 45 days to begin access procedures. Mr. Haslem stated Mr. Hyde notified him that they are in a zone where the FAA wants to review the plans for the building, also Mr. Hyde stated that we could have a building up to 130 feet high and I’m thinking our building won’t be much over 20 or 30 feet.

Mr. Hyde passed around color photos of the area. This is for a conditional use permit and the Planning Commission must first look at the county criteria:

1.	To see if there is any detrimental affects on this proposal to public health, safety, or general welfare.
	Public health will be ensured through Tri-County Health Department approval of wastewater disposal system. Public safety will be ensured through the UDOT highway access permit process, also approval from the FAA on the height of the building so that it doesn’t interfere with the Duchesne Municipal Airport.
2.	To be in compliance with the goals and policies of the Duchesne County General Plan.
	Our plan contains policies that support the expansion of business in our County, especially those that are involved with the oil and gas industries.
3.	Whether or not property is large enough to permit the conduct of the use.
	They are purchasing 10 acres and plan to develop a small portion at this time but there is room for expansion for future use.

Mr. Hyde stated other criteria for a conditional use is landscaping of the property enhancing the appearance of the area. Such plans aren’t ready at this time so we are asking them for a submittal of a landscaping plan for review to ensure compliance with our standards. The second criteria is: parking facilities, including ingress and egress, loading and unloading areas and the surfacing of parking areas and driveways to specified standards. The applicants will need to receive a permit from UDOT prior to issuance of a building permit for vehicular ingress and egress from Highway 87. With the visibility in the area we don’t see a problem with UDOT issuing an access permit. In regards to parking areas at this time it is unsure whether they will be paved or graveled the only concern would be dust so if this becomes a problem a dust inhibitor would be required on the property. The third criteria: requires street and highway dedication and adequate water supply, sewage disposal and fire protection. East Duchesne Water District does have an 8-inch water line in the area but not sure if it will support a fire hydrant and so that needs to be addressed during the building permit process with the building official and the fire safety official. Tri-County Health will have to approve the wastewater permit. The fourth is: regulation of signs. At this point the applicants hadn’t decided on their signage, but would need to submit plans to the county for review prior to occupancy. The fifth is: nuisance factors such as noise, vibrations, smoke, dust, etc. The proposed use should not cause noise levels to exceed that presently caused by Highway 87 traffic. Noise from equipment will be contained within the building. There shouldn’t be a dust factor at this time and there should only be three large trucks per week with 6-8 employees. And the sixth is: regulation of operating hours. The normal operating hours of the facility will be from 8:00 a.m. to 5:00 p.m. unless business grows then a second shift would be added.

Mr. Hyde stated this proposal has been forwarded to Duchesne City for comments due to the proximity of the property to the city and its airport. Duchesne City referred the proposal to Armstrong Consultants, Inc., which prepared the master plan for the municipal airport. A letter from Armstrong Consultants indicates that, due to the location of this property, FAA approval will be needed prior to the issuance of a building permit.

Chairman Sweat asked if there are any issues that the Commission needs to address concerning hazardous waste materials. Mr. Haslem indicated that there would not be any hazardous materials at the site.

Commissioner Barneck moved that the Planning Commission adopt the findings and conclusions of the staff report and approve the Conditional Use Permit requested by Girafffe Liquid Management Systems, subject to the following conditions:

1.	Applicants shall submit a landscaping and signage plan to the Community Development Administrator for review and approval prior to occupancy of the building.
2.	Applicants agree to apply dust inhibitors or paving to the parking and maneuvering surfaces as necessary to prevent dust from becoming a nuisance.
3.	Applicants shall provide the county with an approved UDOT access permit for the property prior to the issuance of a building permit.
4.	Applicants shall provide the county with evidence of East Duchesne Water connection and Tri-County Health Department approval prior to the issuance of a building permit.
5.	Applicants shall provide for fire protection as required by county building and fire officials (to be specified during the building permit process).
6.	Applicants shall receive FAA approval of their building plans prior to the issuance of a building permit by the county.

Commissioner Brough seconded the motion and it passed unanimously.

Minutes: Approval the of September 3, 2003 and July 13, 2005 minutes.
Chairman Sweat stated minutes from September 3, 2003 are now available so we need to approve them tonight.

Commissioner Brough motioned to approve the minutes from September 3, 2003 meeting. Commissioner Peatross seconded the motion and it passed unanimously.

Commissioner Fabrizio motioned to approve the minutes from the July 13, 2005 meeting. Commissioner Barneck seconded the motion and it passed unanimously.

Commission Comments and Staff Reports:
Mr. Hyde stated a letter was received from Stephen D. Foote (County Attorney’s Office) revising the Conditional Use Permit regarding WDI. The county has been negotiating with WDI and their attorneys as to the format this advised conditional use permit will take. In the permit itself the key points are: 1. The three-wastewater ponds that were created as evaporation ponds will no longer be used for the evaporation of wastewater. Pond #1, which is the southerly of the ponds already has a reclamation plan approved through DOGM, they just need to follow through. 2. Pond #2 would be an emergency pond so that if they can’t inject all their wastewater into the injection well, the overflow could go into Pond #2. 3. And Pond #3 could be used as a backup temporary storage pond if they have some kind of problem with the liner in pond #2. But before they put any water in any of these ponds they have to run it through their tanks to remove any solids before dumping it into the ponds. So pond #1 will be reclaimed, pond #2 will be for temporary (emergency) use only, if they are having trouble they need to notify us within a day and giving us a time frame for getting it remedied. They have 30-days from the date of the emergency being remedied to empty the pond of the temporary storing of water during that emergency. So apparently this is a compromise acceptable to the County Commissioners and the property owner.

Chairman Sweat asked Mr. Hyde regarding #8 which states: The Duchesne County Planning Commission may enforce the terms of this permit pursuant to Duchesne County Ordinances, Utah Statutory Law and Common Law. Mr. Hyde stated this is a Conditional Use Permit and staff would notify the Commission of any violations of the permit. Then, the Commission would decide whether or not to give them additional time or if the permit is going to be revoked.

Adjournment:
Commissioner Fabrizio moved to adjourn the meeting at 5:27 p.m. Commissioner Sweat seconded the motion and it passed unanimously.