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HomeMy WebLinkAbout1.09 StandardsArticle VII Standards Storage of Supplies, Machinery, Equipment or Products Limited Impact Review Chevron U.S.A. Inc. 760 Horizon Drive Grand Junction, Colorado May 17, 2010 Article VII Standards Division I General Approval Standards for Land Use Change Permits: All of the Standards below are discussed in detail in the following sections of the Application Narrative: Introduction, Land Suitability Analysis, Impact Analysis, and/or Supplemental Information. Article VII, §7-101 Compliance with Zone District Use Restrictions: Storage of Supplies, Machinery, Equipment, and Products is an allowed use within the Gentle Slopes and Lower Valley Floor (RLGS) sub-district of the Resource Lands Zone District and is identified in Section 3-502 (Table: Resource Land Zone Districts) as a Limited Impact Review. Article VII, §7-102 Compliance with Comprehensive Plan and Intergovernmental Agreements: The subject land use is consistent with the provisions of the Garfield County Comprehensive Plan and intergovernmental agreements in place for Study Area 5 in which the land use change would take place. The proposed use generally conforms to Goals and Objectives 4.0 Commercial and Industrial Uses. This section of the comprehensive plan states that the County will encourage the development of a diversified industrial base for the County which recognizes environmental and social impacts of industrial uses. The proposed storage yard would reduce the impacts on County infrastructure by reducing the number and frequency of trips on County Roads 204 and 211. Article VII, §7-103 Compatibility: The proposed land use is compatible with the agricultural and industrial uses on the subject parcel and adjacent properties. The limited impacts of the proposed storage yard are compatible with the uses in the surrounding area. Article VII, §7-104 Sufficient Legal and Physical Source of Water: No occupied facilities, permanent structures, water supply or wastewater system is proposed for this location. Article VII, §7-105 Adequate Water Supply: No occupied facilities, permanent structures, water supply or wastewater system is proposed for this location. Article VII, §7-106 Adequate Central Water Distribution and Wastewater: No occupied facilities, permanent structures, water supply or wastewater system is proposed for this location. Article VII, §7-107 Adequate Public Utilities Supply: No occupied facilities or permanent structures requiring electric or other utility is proposed for this location. Article VII, §7-108 Access and Roadways: The proposed facility will utilize existing access and no new access road is proposed for this location. The adequacy of the existing roadways is detailed in the comprehensive Traffic Impact Analysis and Land Suitability Analysis Section of this application. Article VII, §7-109 No Significant Risk from Natural Hazards: No major geologic hazard potential was identified for the proposed site. A Geotechnical Investigation Well Pad DPG-1c is provided as Supplemental Information. Division II General Resource Protection Standards for Land Use Change Permits: All of the Standards below are discussed in detail in the following sections of the Application Narrative: Introduction, Land Suitability Analysis, Impact Analysis, and/or Supplemental Information. Article VII, §7-201 Protection of Agricultural Lands: A. No Adverse Affect to Agricultural Operations -The proposed land use would not adversely affect agricultural operations on the subject parcel or adjacent lands. B. Domestic Animal Controls -Chevron will comply with this Standard. C. Fences -The proposed land use would not introduce potential hazardous attractions for wildlife or domestic animals. Fencing the proposed facility would neither increase nor reduce impacts to agricultural operations in the area. D. Roads -The proposed facility would utilize existing access and no new roads are proposed for this location. E. Irrigation Ditches -Irrigation ditches on adjacent properties would not be impacted by the proposed land use. Article VII, §7 ·202 Protection of Wildlife Habitat Areas: The utilization of a previously disturbed well pad footprint would not adversely impact wildlife areas. Article VII, §7-203 Protection of Wetlands and Water bodies: The proposed storage yard would not impact wetlands or water bodies on the adjacent properties and the existing stormwater BMPs described in the application narrative are maintained to manage surface runoff. Article VII, §7-204 Protection of Water Quality from Pollutants: Existing BMPs are maintained to ensure protection of water quality from surface runoff. No industrial or hazardous wastes or other hazardous, flammable or explosive solid, gas or liquid materials are proposed for storage at this location. Article VII, §7-205 Erosion and Sedimentation: Erosion controls and Stormwater BMPs are installed within and around the site to control drainage and to slow runoff velocity and minimize the potential for erosion, sediment and seed transport offsite. Article VII, §7-206 Drainage: A. Site Design to Facilitate Positive Drainage: The existing 698-1 O-BV well pad has been constructed to facilitate positive drainage. B. Coordination with Area Storm Drainage Pattern: Erosion controls and stormwater BMPs have been installed at the existing location and are maintained to mitigate impacts resulting from stormwater drainage. Article VII, §7-207 Stormwater Run-Off: Existing stormwater BMPs are in place and maintained to mitigate impacts resulting from stormwater drainage. Article VII, §7-20B Air Quality: No air emission source is proposed for this location and the proposed land use would not impact air quality. Article VII, §7-209 Areas Subject to Wildfire Hazards: The project site is designated low to moderate wildfire hazard on the Garfield County Wildfire Hazard Map. Article VII, §7 -210 Areas Subject to Natural and Geologic Hazards: The proposed project area is not impacted by natural or geologic hazards that would prevent the operation of a storage yard. Article VII, §7-211 Areas with Archeological, Paleontological or Historical Importance: Three separate Class III Cultural Resource Inventories have been conducted in the proposed project area. As demonstrated in the Land Suitability Analysis (4-502.D.) and Class 11/Cultural Resource Inventory Report for the Chevron Site Development Project in Garfield County, Colorado, for Chevron North America Exploration and Production, the proposed land use would not impact archeological, paleontological or historical sites identified in the vicinity of the proposed land use. Article VII, §7-212 Reclamation: No surface disturbing activities are proposed in this application. Future reclamation of the existing well pad is described in the Impact Analysis Section (4-502.E.11.) Division III Site Planning and Development Standards Article VII, §7-301 Compatible Design: The development design is compatible with the existing industrial and agricultural character of the adjacent properties and uses and will enhance the overall viewshed by removing parts and materials from other sites and will reduce the volume and frequency of truck traffic on County Roads. A. Site Organization: This standard is more appropriately applied to residential urban development and generally does not apply to industrial development in remote rural areas B. Operational Characteristics: The operation and proposed activities at the site would not constitute a nuisance to adjacent uses. 1. Objectionable Emissions: No operating equipment with potential to emit smoke or particulate matter would be located on the proposed Laydown Yard. Occasional vehicle exhaust emissions are anticipated, but these emissions would be intermittent and transient and are not expected to create a nuisance or hazard to the general public or workers onsite. The area would be sprayed with water as necessary to control fugitive dust. No equipment on site would be expected to generate the emission of fumes or odor. 2. Noise: Noise sources at the proposed Laydown Yard would include general truck traffic and material handling. Material handling and truck traffic may generate short-term loud noises, but these would be well within the allowable limits specified by statute [up to 10db(A) above the allowable light industrial limits for up to 15 minutes of anyone hour period]. The proposed Laydown Yard area is remote with no significant receptors in the vicinity of the location. The adjacent property is vacant andlor owned and operated by Chevron and typically only Chevron employees and contractors working within the proximity of the site would be exposed to any noise. Noise generated at the proposed location is not expected to emanate beyond the site boundary. 3. Hours of Operation: Normal operations at Chevron's Piceance Basin Natural Gas Development are currently conducted 10-to 12-hours per day, Monday through Friday; with typical working hours for most personnel of 6:30 AM to 5:00 PM. Activities at the Laydown Yard would be sporadic as required to support the current level of construction, operations, and/or drilling and completions at any given time. Occasional night and weekend hours may be required to maintain operation in the event of equipment failure, emergency, or activity requiring occasional 24-hour support. 4. Roadway System Impacts: Chevron has made significant contributions to roadway improvements on County Roads 204 and 211 to mitigate impacts associated with truck traffic, hauling and equipment use. c. Lighting: No exterior lighting is proposed in this application. D. Buffering: Distance and area topography would isolate the proposed Laydown Yard from the nearest residence, all other landowners located in the neighboring Roan Creek drainage, and the general public. E. Materials: This standard is not applicable to the proposed land use. F. Building Scale: This standard is not applicable to the proposed land use. Article VII. §7-302 Building Design: No temporary or permanent building or occupied structure is proposed in this application. This standard is not applicable to the proposed land use. Article VII. §7-303 Design and Scale of Development A. Excessive Site Disturbance: The proposed Laydown Yard would be operated from an existing well pad. No additional surface disturbance is required. B. Minimize Adverse Influences by Airport Operations: This standard is not applicable to the proposed land use. c. Efficiency in Provision of Services and Access to Facilities: The proposed Laydown Yard is located adjacent to County Road 211 which provides efficient access to the site, and to existing power lines which eliminates the need to construct utility Right-of-Way. No loss of agricultural land is proposed in this application. Article VII. §7-304 Off-Street Parking and Loading Standards: This standard is not applicable to the proposed land use. Article VII. §7-305 Landscaping and Lighting Standards: No landscaping or outdoor lighting is proposed in this application. Article VII. §7-306 Snow Storage Standards: A. Minimum Area: This standard is not applicable to the proposed land use. B. Storage in Parking Spaces Prohibited: This standard is not applicable to the proposed land use. C. Storage in Yards and Open Space Permitted: The proposed Laydown yard would be managed such that snow storage did not restrict access or obstruct the view of employee or contract motorists. D. Storage on Public Roadways Prohibited: No snow storage would occur on a public roadway as a result of the proposed land use. E. Drainage: The eXisting 10 BV well pad was constructed with adequate drainage and stormwater controls to prevent snowmelt from draining onto adjacent properties. Article VII, §7-307 Roadway Standards: The existing access road and associated culverts and ditches are designed and constructed in accordance with Garfield County Road and Bridge design requirements. Article VII, §7 -308 Trail and Walkway Standards: This standard is not applicable to the proposed land use. Article VII, §7-309 Utility Standards A. Approval of Utility Easement by Utility Company: No utility easement is required for the proposed land use. B. Utility Location: 1. Underground Location: The proposed power line would be installed above ground as an extension of an existing Grand Valley Power above ground power line. 2. Easement Location: No utility easement is required for the proposed land use. 3. Dimensional Requirements: No utility easement is required for the proposed land use. C. Final Plat Requirements: No utility easement is required for the proposed land use. D. Dedication of Easements: No utility easement is required for the proposed land use. E. Construction and Installation of Utilities: Grand Valley Power would install the proposed power pole and power line at the 1 OBV well pad. 1. No trees or other vegetation would be removed during the proposed utility installation. F. Conflicting Encumbrances: No utility easement is required for the proposed land use and thus no legal encumbrances would be associated with the proposed power line installation. G. Vacation of Easements: No utility easement is required for the proposed land use. Division VIII Standards for Certain Types of Uses Article VII, §7-810 Additional Standards Applicable to Industrial Use: All of the Standards below are discussed in detail in the following sections of the Application Narrative: Introduction, Land Suitability Analysis, Impact Analysis, and/or Supplemental Information. A. No fabrication, service or repair operations are proposed for this land use. B. All loading and unloading of materials and equipment would be conducted on private property and no such activity would be conducted on a public right-of-way. C. Distance and area topography would isolate the proposed land use from the nearest residence, all other landowners located in the neighboring Roan Creek drainage, and the general public. D. No industrial or hazardous wastes are proposed for storage at this location. E. The proposed area is remote with no significant receptors adjacent to the location. Noise sources at the proposed location would include general truck traffic and material handling which may generate short-term loud noises, but these would be well within the allowable limits specified by statute [up to 10db(A) above the allowable light industrial limits for up to 15 minutes of anyone hour period]. F. The only potential source of vibration at the site would be truck traffic. Truck traffic vibration is transient in nature and would not be transmitted beyond the facility boundary. Vibration associated operation of the proposed storage yard is not expected to represent a nuisance to adjacent property owners or the general public. G. None of the operations, materials or equipment stored at the proposed site would be expected to generate the emission of heat, glare, radiation, fumes, or odor. Article VII, §7-816 Additional Standards Applicable to Public Utilities: No public utility would be installed in a County right-of-way and no road cut would be required to install the proposed power line. Article VII, §7-821 Additional Standards Applicable to Storage Areas and Facilities: All of the Standards below are discussed in detail in the following sections of the Application Narrative: Introduction, Land Suitability Analysis, Impact Analysis, and/or Supplemental Information. A. Storage of Hazardous Materials. No industrial or hazardous wastes or other hazardous, flammable or explosive solid, gas or liquid materials are proposed for storage at this location. B. Materials and Wastes Contained on Property. No industrial or hazardous wastes, chemicals, or other harmful liquid products are proposed for storage at this location, therefore there is little potential for contaminates to infiltrate soils or to be carried offsite by stormwater or other natural forces. C. Outdoor Storage Enclosed or Concealed. Distance and area topography would isolate the proposed land use from the nearest residence, all other landowners located in the neighboring Roan Creek drainage, and the general public. D. Use and Storage of Heavy Equipment. 1. All loading and unloading of materials and equipment would be conducted on private property and no such activity would be conducted on a public right-of-way. 2. No fabrication, service or repair operations are proposed for this land use, and no noise, odor, or glare is expected to be transmitted beyond the facility boundary. Normal operations at the proposed storage yard are currently conducted 10-to 12-hours per day, Monday through Friday; with typical working hours for most personnel of 6:30 AM to 5:00 PM. 3. The nearest residence is owned by Chevron that is approximately Y. miles north of the subject property. 4. Distance and steep mountain terrain screens the subject site from public view and minimizes the potential for visual or other impacts to those locations. 5. The proposed land use would be located in the Resource Lands Zone District and is not in a residential subdivision. 6. The existing 698-10-BV well pad is 3.8 acres within the Gentle Slopes and Lower Valley Floor (RLGS) sub-district of the Resource Lands Zone District. No additional surface disturbance is proposed in this application.