Loading...
HomeMy WebLinkAbout1.07 Standards.pdfStandards OXY USA WTP LP Core Pad Storage OLSSON ASSOCIATES OA Project No. 013 -0867 760 Horizon Drive, Suite 102 1 Grand Junction, CO 81506 1 TEL 970.263.7800 1 FAX 970.263.7456 O\O LSSO N ASSOCIATES ARTICLE 7 — STANDARDS ANALYSIS OXY USA WTP LP CORE PAD STORAGE AREA DIVISION 1. GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS SECTION 7 -101. ZONE DISTRICT USE RESTRICTIONS The subject property is located in the Resource Lands (RL) zone district of Garfield County. The proposed use is considered a Storage use type according to Table 3 -403: Use Table of the Garfield County Unified Land Use and Development Code. This type of use requires an Administrative Review approval to receive a Land Use Change Permit. SECTION 7 -102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS The Oxy Core Pad Storage Annex generally conforms to the Garfield County Comprehensive Plan. The site is designated in the Garfield County Comprehensive Plan 2030 as a Resource Production /Natural (RPN) area. The Plan's description of RPN includes support buildings and facilities needed for the natural resource extraction industry. The existing use is not within an area governed by an intergovernmental agreement. SECTION 7 -103. COMPATIBILITY The proposed site is located within the boundaries of a large, 7,732 acre, privately held property. The property is owned by OXY USA WTP LP (Oxy). Natural gas development is the predominate use on the property. The property is also leased for seasonal cattle grazing. The proposed use is intended to provide a centralized and convenient storage location for the natural gas operations in the immediate area. This proposed use is compatible with and supportive of the adjacent uses. SECTION 7 -104. SOURCE OF WATER A source of potable water will not be required for workers utilizing the site. This facility is not manned on a regular basis and does not require a water distribution and wastewater system to properly function. Workers will provide their own potable water in their trucks. A source of water is not required for the operation of the facility. The site will be used as a storage facility. Water will not be required for the operation of sanitary facilities. Portable toilets, already available throughout the area for field personnel, will be used and all wastes will be hauled to a 760 Horizon Drive, Suite 102 TEL 970.263.7800 Grand Junction, CO 81506 FAX 970.263.7456 www.olssonassociates.com OXY USA WTP LP Core Pad Storage Area licensed treatment facility. Water will not be required for landscaping. No landscaping is proposed at this site. SECTION 7 -105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS A. Water Distribution System As stated above, the proposed facility will not require a source of water or a central water distribution system. B. Wastewater System As stated above, the proposed facility will not require a centralized wastewater system. Portable toilets will be used and wastes will be hauled to a license disposal facility. SECTION 7 -106. PUBLIC UTILITIES The facility will not require public utilities in order to operate. SECTION 7 -107. ACCESS AND ROADWAYS A. Access to Public Right of Way The site is accessed from County Road (CR) 204 (Roan Creek Road) and CR213 (Conn Creek Road) and a series of private roads that were built and are maintained for the exclusive use of the natural gas industry. B. Safe Access The private road system was designed and built by the applicant to provide exclusive access to the natural gas operations in the area and is not designed for public use. The roadway is constructed of gravel and native materials and is treated with a dust palliative as needed. This roadway provides a safe access to the site for the applicant. C. Adequate Capacity The proposed facility will generate little traffic, and the current road system has adequate capacity to support the proposal. See Traffic Analysis included with this application for additional details. D. Road Dedications No new public roads are being built or dedicated as part of this project. E. Impacts Mitigated County roads will not be impacted by this project. See the Traffic Analysis for further information. F. Design Standards As stated above, no new roads are being built as part of this project. Standards Analysis Page 2 OXY USA WTP LP Core Pad Storage Area SECTION 7 -108. USE OF LAND SUBJECT TO NATURAL HAZARDS The proposed site is located outside of the area mapped for slope, soils and surficial geology hazards on o the Garfield County on -line GIS map resources. The proposed use is not subject to significant natural hazard risks and will not exacerbate existing natural hazards. SECTION 7 -109. FIRE PROTECTION Oxy will make their Emergency Response Plan available to the appropriate fire protection district. If requested, Oxy will orientate the appropriate fire protection district regarding this facility. DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS FOR LAND USE CHANGE PERMITS SECTION 7 -201. AGRICULTURAL LANDS A. No Adverse Affect to Agricultural Operations The applicant leases the parcel for seasonal cattle grazing on the property. The proposed use will not directly affect this operation. A. Domestic Animal Controls Dogs and other domestic animals will not be permitted on the property or allowed to interfere with livestock. B. Fences The site will be fenced. The facility will not impact livestock operations. C. Roads No new roads will be constructed to access this facility, and the existing road will be maintained. D. Irrigation Ditches The proposed use will not impact irrigation ditches. SECTION 7 -202. WILDLIFE HABITAT AREAS Oxy commissioned ERO Resources Corporation (ERO) to prepare a biological resources survey of the site and it is included as an attachment to this application. A. Buffers Visual or sound buffers are not necessary to screen structures or activity areas from habitat areas. According to the Biological Resources Survey performed by ERO, the site has the potential for only one federally threatened, proposed and candidate species to occur in the project area. ERO surveyed the project site for the potential habitat for the greater sage grouse. They found the area to be poor habitat for the greater sage grouse. This Standards Analysis Page 3 OXY USA WTP LP Core Pad Storage Area conclusion corresponds with the Suitable Habitat Results map of the adopted Garfield County Greater Sage- Grouse Conservation Plan. B. Locational Controls of Land Disturbance The project area is currently disturbed after being previously developed as a drill pad. No additional wildlife habitat disturbance will occur. According to the ERO survey, most wildlife species that are likely to occur in the project boundaries are adapted to human - caused disturbance. The conversion of the pad site to a storage facility should not alter current migration patterns. C. Preservation of Native Vegetation The site will be reclaimed after the facility is no longer utilized and will be revegetated with native plant species. Noxious weeds will be controlled during the life of the facility and during the re- establishment of native plants. D. Habitat Compensation No critical wildlife habitat will be disturbed in converting this site to a storage facility. E. Domestic Animal Controls Domestic animals will not be kept on the site. SECTION 7 -203. PROTECTION OF WATERBODIES A. Minimum Setback The proposed site will be more than 35 feet from the Typical and Ordinary High Water elevation of any waterbody. B. Structures Permitted in Setback There will not be any structures located in this setback area. C. Structures and Activity Prohibited in Setback There will not be any structures or activities located in the buffer zone. D. Compliance with State and Federal Laws The facility will comply with all applicable state and federal laws. SECTION 7 -204. DRAINAGE AND EROSION The site is an existing disturbed surface area. No additional surface disturbance is planned. BMPs will be used to protect waterbodies from stormwater runoff during the operation of this facility. This facility is more than 100 feet from a waterbody, and it does not create more than 10,000 square feet of impervious area. Standards Analysis Page 4 OXY USA WTP LP Core Pad Storage Area SECTION 7 -205. ENVIRONMENTAL QUALITY A. Air Quality This facility will not cause air quality to be reduced below acceptable levels established by the Colorado Air Pollution Control Division and will comply with appropriate Colorado air emissions permitting regulations as applicable. B. Water Quality This facility will be operated in compliance with all applicable State and Federal hazardous material regulations. Implementation and adherence to Oxy's Stormwater Management Plan (SWMP) BMPs and Spill Prevention Control and Countermeasures Plan (SPCC) will assure that water quality is protected. There will be no hazardous materials stored at this proposed site. SECTION 7 -206. WILDFIRE HAZARDS A. Location Restrictions The site is in a moderate wildfire area according to the Garfield County on -line GIS map resources. B. Development Does Not Increase Potential Hazard The facility will not increase the potential intensity or duration of a wildfire, or adversely affect wildfire behavior or fuel composition. C. Roof Materials and Design No structures are being proposed. This standard is not applicable. SECTION 7 -207. NATURAL AND GEOLOGIC HAZARDS A Geological and Soil Hazard Report is included with this application under a separate tab. According to this report, the Surficial Geology Map provided by Garfield County, Colorado — GIS Department website does not include the area of this project, but no alluvial fan deposits are present in the project area, and no landslide, mudflow, mudflow /slide areas are likely within the boundary of this geologic study. A. Utilities There are no utilities serving this site. This standard is not applicable. B. Development in Avalanche Hazard Areas According to the Geological and Soil Hazard Report, the site is not in an avalanche hazard area. C. Development in Landslide Hazard Areas The Geological and Soil Hazard Report found that the project area is not in a landslide hazard area. Standards Analysis Page 5 OXY USA WTP LP Core Pad Storage Area D. Development in Rockfall Hazard Areas The site is not in a rockfall hazard area. E. Development in Alluvial Fan Hazard Area The facility location is not in an alluvial fan hazard area. F. Slope Development The Geological and Soil Hazards Report recommends that stormwater controls and Best Management Practices (BMPs) should take into consideration the geology and soil types present at this location. These engineering controls and practices should be used temporarily and permanently to divert stormwater away from the construction areas and to prevent additional weight which could trigger landslide. G. Development on Corrosive or Expansive Soils and Rock No buildings or structures are being proposed. Corrosive or expansive soils and rock will not be an issue with the proposed. H. Development in Mudflow Areas The site is not in a mudflow area. I. Development Over Faults According to the Colorado Geological Survey, there have been earthquakes in the eastern part of Garfield County near Glenwood Springs and New Castle, but there are no recorded earthquakes or faults shown in the immediate vicinity of the proposed storage facility. SECTION 7 -208. RECLAMATION After the completion of Oxy's natural gas production in the area, the facility will be decommissioned and reclaimed in accordance with the reclamation plan provided in the Supplemental Materials. All of Oxy's surface disturbances (final reclamation requirements) are covered under a statewide bond. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS SECTION 7 -301. COMPATIBLE DESIGN A. Site Organization The site was designed to accommodate the functional and efficient operations, monitoring and maintenance of the facility. B. Operational Characteristics Operation of the proposed facility will be consistent with nearby uses. Adjacent lands will not be impacted by the generation of vapor, dust, smoke, glare, noise or vibration. Noise will not exceed standards established by the COGCC. The facility will be unmanned but Standards Analysis Page 6 OXY USA WTP LP Core Pad Storage Area accessible to Oxy personnel 24 hours a day. There will be minimal impacts, if any, to the existing roadway system during the operational phase. C. Buffering Buffering will not be necessary. This site is within a large and remote parcel and is surrounded by similar uses. D. Materials Buildings are not being proposed. This standard is not applicable. SECTION 7 -302. OFF - STREET PARKING AND LOADING STANDARDS Adequate parking will be made available to accommodate Oxy personnel during regular operation, inspection and maintenance of the facility. All activities on this site will be conducted out of any public right -of -way. SECTION 7 -303. LANDSCAPING STANDARDS The proposed site is located in a rural and remote area of Garfield County. The site is within a large property and only accessible via a private road system. Landscaping is not being proposed for this facility. SECTION 7 -304. LIGHTING STANDARDS A. Downcast Lighting Any lighting will be directed inward, towards the interior of the site. B. Shielded Lighting Any exterior lighting will be shielded so as not to shine directly onto other properties. C. Hazardous Lighting Light from the site will not create a traffic hazard or be confused as traffic control devices. D. Flashing Lights The facility will not contain flashing lights. E. Height Limitations There will be no light sources exceeding 40 feet in height on the site. SECTION 7 -305. SNOW STORAGE STANDARDS Snow will be stored in a vacant section of the existing disturbed area. The site is graded to accommodate snowmelt to insure sufficient drainage. Standards Analysis Page 7 OXY USA WTP LP Core Pad Storage Area SECTION 7 -306. TRAIL AND WALKWAY STANDARDS The proposed site is located in a rural and remote area of Garfield County. The site is within a large property and only accessible via a private road system. A connection to public facilities is not appropriate or feasible. DIVISION 10. ADDITIONAL STANDARDS FOR INDUSTRIAL USES SECTION 7 -1001. INDUSTRIAL USE A. Residential Subdivisions This site is not located in a platted residential subdivision. B. Setbacks This site is located in a large parcel and is more than 100 feet from an adjacent residential property line. C. Concealing and Screening This site is located in a large and remote parcel. Screening from dissimilar uses in the area is not required. D. Storing All products will be stored in compliance with all national, State and local codes and will be a minimum of 100 feet from adjacent property lines. E. Industrial Wastes All industrial wastes will be disposed of in a manner consistent with Federal and State statures and requirements of the CDPHE. F. Noise Noise will not exceed COGCC noise standards. G. Ground Vibration This facility will not generate ground vibrations perceptible beyond the boundary line of the property. H. Interference, Nuisance, or Hazard This facility will not emit heat, glare, radiation or fumes which will interfere with uses on adjacent properties or constitute a public nuisance or hazard. Standards Analysis Page 8