Frequently Asked Questions
Q: When are you proposing your project to the County Planning and Zoning Board?
A: QEP is going before the Planning and Zoning Board on August 19th to propose rezoning from agricultural to commercial and light industrial.
Q: How can I comment on this project?
A: We encourage you to submit your comments to Bart Meyers, County Planner:
Email: bartm@sublettewyo.com
Mail: P.O. Box 506
21 S. Tyler
Pinedale, WY 82941
Phone: Ph: (307) 367-4375
Fx: (307) 367-6813
Q: Why did you choose this area for your light industrial yard?
A: After a two year search, QEP chose this particular property because it best accommodates our need for a larger commercial office building and a staging area for the storage of equipment used during the long-lived production phase of our operations. The small equipment will be stored in an enclosed area until we need it in the field. Also, the property is south of the town of Pinedale and will eliminate much of our company traffic through Pinedale. We felt it was important for the facility to be in a location that minimized our driving through town to pick up and deliver equipment.
Q: Why did you have to rezone to a commercial and light industrial?
A: Questar needs the light industrial rezoning in conjunction with the commercial rezoning request for the proposed office building for the security, safety and efficiency of our daily operations. We need to be able to monitor and protect our inventory. Additionally, the intention is that our employees and contractors will have one stop so they can check into the office, download information on their laptops, pick up the equipment needed for the field and then head directly out to the field.
Q: Why did QEP buy a 217 acre property zoned for agricultural use when there is plenty of industrial and commercial zoned property available in Pinedale?
A: For nearly two years QEP looked for an ideal multi-use site for our office and the storage of new and like-new equipment. This location on the south side of Pinedale allows us to avoid trucking equipment through town. Additionally, this property has enough contiguous acreage allowing for the office and staging area to be in one location. This is important for efficiency, security and safety of our operations.
Q: Why didn't they get it rezoned before they made the purchase?
A: Simply put, we were in a competitive position in acquiring the property. QEP asked the property owner to pursue the rezoning, but the owner wanted to sell and have no attachments.
Q: Is there going to be increased traffic on 191?
A: We will continue to minimize the traffic on 191 and through town. QEP buses its contractors to the field during the winter as part of our commitment to minimizing human activity during winter months for wildlife and air quality benefits. QEP utilizes remote monitoring of wells and facilities to minimize trips from the office to the field. This location also minimizes QEP traffic through town since we will be able to primarily access the field from Paradise Road off highway 191 just north of Boulder.
Q: What are your plans for this area after the 50 or 60 years that you plan to be operating?
A: QEP does not have plans for the area after 50 or 60 years, or more. However if the property were to ever sell, it would be subject to both the zoning agreed to now and any requirements that may exist at that time within the county.
Q: What will QEP do with the property if the proposal is denied?
A: QEP would reevaluate the situation and determine what makes the most sense at the time. It is possible QEP would move its Pinedale project headquarters out of Sublette County to leverage existing office and yard facilities in the region.
Q: What does it mean for the community now that QEP has split from Questar Corporation?
A: We have changed names many times over our 88 years of existence. We have operated in the area as Mountain Fuel Supply, Celsius Energy and Questar Exploration and Production. However, it still remains that QEP Energy Company is a Rocky Mountain based company and the same people will uphold the commitment to be a responsible operator everywhere we operate.
Q: What does QEP plan to do with the rest of the acreage?
A: QEP is a good neighbor and strives to uphold that legacy with everything that we do. There are no plans for the remainder of the property at this time. The goal is to apply the most commonsensical approach to the remainder of the property. However, QEP cannot currently commit to anything until we know the path forward with our proposal. QEP is currently gathering many suggestions on what the community would like to see done on the property. This list continues to grow and we appreciate the suggestions and encourage people to continue to share their ideas.
Socio-economic impacts:
Q: How many employees will be working in this office building?
A: We have forecasted 120 local employees, (100 of which will be working out of this office) to be working on the Pinedale Anticline project through the life of the field. There will be 40 (+/-) offices in the building. Currently we have about 50 employees and plan to add approximately 70 new long-term jobs over the coming years. QEP plans to continue to hire locally as much as possible.
Q: During construction of the building, will QEP use local construction workers?
A: As we have to date, QEP will continue to solicit bids for all aspects of the project, giving local providers full access and consideration. As we proceed with the identification and qualification of a general contractor, we will encourage them to consider and utilize local professional, construction and support services. Local bidders should have certain advantages such as housing and transportation costs compared to outside bidders.
Q: What is the average income of these jobs?
A: The income of the anticipated permanent QEP jobs range from $30,000 to $130,000 depending on the role. Currently our local payroll is about $3.5MM and we anticipate that it will grow to about $12.6MM as we move toward the full staffing of our long-term operations.
Q: What is the time frame for the new hires?
A: These jobs will grow with the development and production of the field over the next 10-12 years. We anticipate these jobs to be needed through the producing life of the field for the next 50-60 plus years.
Q: When would building begin? When will it be completed?
A: It is yet to be determined when building would begin, therefore completed. It depends on when the rezoning is approved and the timing of that approval. QEP would like to start building as soon as possible. As you have seen from our presentation materials, we have done a great deal of site analysis and preliminary design in anticipation of getting a quick start.
Building, Landscaping, Garage designs and plans:
Q: Is this building and garage going to block my view?
A: We have taken view shed into consideration and there will be little to no views blocked from the waterways or from 191. The project has been designed to be compatible and blend with the surroundings, not stand out (especially the storage area). We have elected to use recycled wood from snow fencing that has been naturally weathered for yard fencing. We also will use trees extensively to break-up the view from both 191 and Pine Creek.
Q: What will I see when I float by on Pine Creek or the New Fork?
A: WLC has pictures from the Pine Creek river bottom looking up toward the proposed office site. The view is not affected due to the small uplift from the creek bed to the sage flats. You will see only the upper portion of the recycled wood from snow fencing and rows of trees.
Q: Where are you going to get your water to clean these vehicles?
A: Our plan includes the drilling of one water well that will service the office building and the wash bay. Testing has been done and one well should be sufficient. This water well will not affect any nearby water wells.
Q: Will QEP grant a road easement?
A: The offer of a road easement to the county has been taken out of the proposal after hearing much concern from the community.
Q: What are the hours of operation going to be?
A:, The normal operating office hours for our current office are from 7am-5pm and we would expect the new office to be similar to those.
Q: How will lighting on the facility be handled?
A: QEP has not designed the lighting plan as we are early in the process of requesting rezoning of 10% of the ranch. QEP will responsibly develop a lighting plan, considering our neighbors while also addressing safety and security of the facility.
Storage Area / Light Industrial:
Q: Will there be big ugly industrial cranes sitting around in this yard?
A: There will not be any cranes, rigs or other high-profile equipment maintained in this yard. We will be storing new and like-new production equipment such as well head components, dehydrator components, etc. All equipment will be low profile and should not be seen above the fence line. We also will not be storing any chemicals in the yard.
Q: What kind of equipment is sitting in this yard and is it clean?
A: The various types of equipment will include new equipment and parts for well heads, dehydrators, joints, fittings, and many other small parts items for inventory. None of these items are expected to be seen above the proposed rustic fence line. If there is used equipment it will be cleaned before arriving at our facility and will be the same type of production equipment.
Q: How are surrounding properties zoned?
A: Properties within the vicinity surrounding the proposed rezoning area of the Pine's End Ranch vary from agricultural to light industrial to commercial. It should be noted that only approximately 22 acres of the Pine's End Ranch is being rezoned.
Q: What is LEED rating on the building?
A: Due to site limitations and anticipated use, our building is not being designed to a specific LEED designation; however we have worked closely with Carney Architecture to incorporate many LEED efficiency elements in the design.
Environmental Impacts:
Q: Is this going to negatively impact the wildlife in the area?
A: The Wyoming Game and Fish did a survey of the proposed building site and support this requested rezoning area due to the minimal wildlife use. Wyoming Game and Fish noted that they "don't anticipate any significant impacts to the terrestrial wildlife from the identified location, development plans and future activity as described in the re-zoning proposal." Dean Clause, Wildlife Biologist, Wyoming Game and Fish. See full letter in booklet.
Q: Is there any potential for any waste / waste water to enter the river from the QEP property?
A: QEP has hired consultants to evaluate potential for waste water to run off into the nearby waterways. WLC have conducted soil and hydrology studies and Hershberger Design has created a landscape plan that will address run off by using bio-swales. Additionally, QEP will comply with all Wyoming Department of Environmental Quality regulations on our building site.
Q: It sounds like you are above the creek, do you expect run-off from washing vehicles?
A: The wash bay has been designed with an oil separator to remove impurities from the waste water, which will then be routed to the septic system. This design will be permitted through Wyoming Department of Environmental Quality. Additionally, the property has been engineered to address run-off from storm water by using bio-swales and the natural soil on the property. We are currently finalizing a soil analysis that will determine what filtering the soil is capable of doing.
Q: Will there be a weed control program put in place?
A: QEP will work with the Sublette County Conservation District and Weed and Pest to put a plan in place to control weeds on the property.
Q: Will QEP grant a conservation easement?
A: QEP has not considered or committed to any projects on the remainder of the Pine's End Ranch property. We acquired the property as a site for our long-term operations facility. We will address the remaining property once we know our path forward with the proposed office facility.