Planning and Zoning Commission

Oasis Midstream Services, LLC – Crude Storage Facility

Conditional Use Permit

Reason for Request: / The applicant desires to expand a gas plant and crude oil handling facility to include a truck loading/unloading station, as well as add crude oil storage to the site. The applicant has offered to pave 31st street NW from Highway 1806 to their approach off 31st. The pavement will be done prior to the operation of the truck loading/unloading station.
Reason For Request: / Applicant is requesting an amendment to a CUP that was approved in December 2014; to expand the facility, adding approximately 55,000bbls of crude oil storage, as well as adding a truck loading/unloading facility. The reason for the addition for the truck loading/unloading facility is to decrease the API gravity of the oil piped to the facility to 3rd party standards.
Hearing Date: / January 11, 2016
Location: / The location of this facility 12170 31st Street N.W. Watford City, ND 58854; legal description: NW ¼ Section 35, Township 151N, Range 98W
Owner(s)/Applicant: / Owner/Applicant: Oasis Midstream Services, LLC
Comprehensive Plan Land Use: Industrial
Zoning: Industrial
Findings of Fact:
  1. All requirements for public notification have been satisfied.
  1. Staff has not received any phone or written comments on the proposal.
  1. Staff has not received any comments from any adjacent property owners.
  1. All affected agencies have been notified of the project and have received their respective project applications. No objections to the project have been provided by the applicable agencies.
  1. The proposed facility is located in an unorganized township.

Conditional Use Permit Criteria:
No conditional use permit shall be recommended by the Planning Commission or approved by the County Commission unless the applicant shall have met all the following criteria:
a)Theestablishment,maintenance,or operationoftheconditionaluse shall notbedetrimental toor endangerthepublichealth,safety,comfortor generalwelfare.
Although public health could potentially be caused harm in the event of a fire or explosion, the separation between the facility and residences should be sufficient for a minimal potential impact.
b)Theproposedconditionaluse shallnot substantiallyimpairordiminishthevalueandenjoymentofotherpropertyin thearea.
This facility is in an industrial zone. The expansion of the facility should not diminish the value or enjoyment of the property in this area.
c)Theproposedconditionaluse shallnot impedethenormalorderlydevelopmentof thesurrounding property.
The facility is on a 15 acre portion of land that is on the west side of a section of land all zoned Industrial. The Section to the north is zoned Commercial, and the Sections to the west and east are zoned Agricultural (See attached zoning map)
d)Adequateutilities,accessroads,drainage orothernecessarysiteimprovementshavebeen orare being providedtoaccommodatetheproposedconditional use.
Adequate utilities, access roads, drainage and/or other utilities will be provided for the site.
e)Adequatemeasureswill be takentoprovideingress andegress tothepropertywithoutadverse effectson theadjoining propertiesandtraffic congestion inthepublicstreet.
Two approaches will be provided for proper ingress and egress to the property
f)Theproposedconditionaluse shall conformto all applicableregulationsofthedistrictwithinwhich it is located.
The proposed use is conditionally allowed in the industrial district.
Comprehensive Plan Consistency:
The subject land area is designated in the land use plan asIndustrial. The proposed use is a conditionally allowed use in the Industrial District.
Staff Recommendation:
Staff recommends that the conditional use permit be recommended for approval based upon the finding in the staff report and the conditions as provided in the staff report.
Suggested motion: “Recommend approval of the conditional use permit to the County Commission to allow the expansion of the truck loading/unloading and crude oil storage facility. Adopt the findings and conditions as provided in the staff report.”
Conditions:
  1. The applicant shall obtain a building permit for any proposed structures within the proposed development.
  1. The applicant shall not deposit any snow or water onto neighboring properties and dispose of storm water onsite through an approved engineering method. Additionally, the applicant shall design the storm water and culvert system to convey a 25 year event.
  1. The applicant shall maintain adequate weed control.
  1. The applicant shall post the addresses clearly on site and on the proposed structures.
  1. The applicant shall call 811 before any digging is to occur.
  1. The applicant shall fence the site for security and garbage collection before any new construction begins
  1. The applicant shall share all final approvals and continuing approvals/reviews with all County/State/Federal agencies as they are obtained or altered, along with any violations and as it relates to this conditional use approval for the County permit file.
  1. The applicant shall continually control dust and tracking during construction and operation on site to not track or create a nuisance to the neighboring property owners and the traveling public.
  1. All lighting on site during construction shall be downward facing and shall not glare on adjacent property owners or the public travel ways.
  1. All above-ground facilities, such as pipe valve stations or electrical and communication buildings shall be painted earth tone colors to better blend in with the surroundings.
  1. The applicant shall share all final approvals, and continuing approvals/reviews with the County/State as they are obtained or altered, along with any violations and as it relates to this conditional use approval.
  1. The applicant shall provide a bond equaling 150% of an engineer’s estimate to reclaim the site back to its natural state. The bond shall be in place before construction begins.
  1. The applicant shall comply with the Screening and Buffering requirements of the zoning ordinance.
  1. The conditional use permit will be reviewed annually to ensure compliance with the listed conditions.
  1. The applicant shall provide a list of contact names and numbers of people to contact in case of emergency, to both the emergency manager as well as with the planning department to place in their file; in addition, all homeowners within a 5 mile radius of the site will need to be included in this list. The applicant will also need an emergency plan approved by the emergency manager that is to be placed on site as well as in their file. In the event that an incident occurs, protocol will require that the emergency manager be notified, and reported. And a full report of the findings of the incident shall be submitted, in writing, no later than 1 month after the occurrence, to the planning department for review.

Project Vicinity
Current Zoning Map
Proposed Site Plan

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