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HomeMy WebLinkAbout1.06 Standards1'""') '" YALERUS () 7-100 to 7-800 Series ) ) ) Division I General Approval Standards for Land Use Change Permits: Article VII, §7-101 Compliance with Zone District Use Restrictions: The proposed Project is in the "Rural" Zone district. The proposed compressor station and storage is an allowed use in this zone district. Garfield County Unified Land Use Resolution, effective January 1st, 2009; updated through July 12, 2010, was used in preparation of this Land Use Change Permit application. Article VII, §7-102 Compliance with Comprehensive Plan and Intergovernmental Agreements: The proposed Valerus Hunter Mesa Compressor Station would be in compliance with the Garfield County Comprehensive Plan (2000; Revision 4 as amended 8/26/2009), and is situated in Comprehensive Plan Study Area 2. Article VII, §7-103 Compatibility: The proposed Compressor Station is compatible with surrounding land uses. Adjoining land uses include compressor stations, well pads, pipeline corridors, and other natural gas facilities. Grazing and range lands also occur in the project area. ) Article VII, §7-104 Sufficient Legal and Physical Source of Water: The proposed use would not require a water source. Article VII, §7-10S Adequate Water Supply: The proposed use would not require a water source. Article VII, §7-106 Adequate Central Water Distribution and Wastewater: The proposed use would not require a water source. Portable sanitary resources would be provided for use during construction and operations and maintenance. Article VII, §7-107 Adequate Utilities Supply: Electrical power would be provided from an adjacent power line. No other utilities are anticipated for the proposed compressor station. Article VII, §7-108 Access and Roadways: No new roads are proposed to accommodate the compressor station facility. The compressor station will be accessed by a private internal road off of County Road 333. The proposed Valerus Hunter Mesa Compressor Station would share an existing permitted access driveway (driveway permit GRB-07-D-S I). 1 fRO Resources (ofpofOlion Article VII, §7-109 No Significant Risk from Natural Hazards: There are no significant natural hazard risks at the property. There is no potential for falling rock, landslides, snow slides, mud flows, radiation, or flooding or high water tables. There is some potential for grassland fires, though there are no recent occurrences in the vicinity and no evidence of fires occurring. Division II General Resource Protection Standards for Land Use Change Permits: Article VII, §7-201 Protection of Agricultural Lands A. No Adverse Effect to Agricultural Operations -The proposed project will not adversely impact agricultural operations on or adjacent to the project site. Agricultural operations are not known to occur on the property, but rangeland/grazing could occur in the area and on the property. B. Domestic Animal Controls -The applicant will comply with this standard. The project will be fenced to preclude any domestic animals present from entering the compressor station. C. Fences -The project area would be fenced as shown on the site plan (see Figures tab). A fence would enclose the compressor station, appurtenant facilities, and the adjoining existing slug catcher/pig launcher and associated storage tanks. Because the two facilities will share an access road, enclosing both facilities in a single perimeter fence is most logical. The perimeter security fence for the project will be a 7 foot tall chain link fence with 1 foot of 3 strand barb wire at the top. This fence will have a 24 foot wide double drive gate at the entrance and will have 48" wide personnel emergency egress gates at certain locations. The fence and all gate locations are shown on the Plot Plan. D. Roads -An existing access point will be utilized, and additional roads will not be required. E. Irrigation Ditches -There are no irrigation ditches adjacent to the subject property and therefore none will be impacted by the compressor station facility. Article VII, §7-202 Protection of Wildlife Habitat Areas: Potential impacts to natural habitat are discussed in detail in the Wildlife Impact Study for the Valerus Hunter Mesa Compressor Station prepared by ERO (see tab J: Supplemental Information). ERO gathered and field verified information, including review for potential critical habitat for federally-listed threatened, endangered, and candidate fish and wildlife species from the Federal Register, U.S. Department of the Interior, U.S. Fish and Wildlife Service. In addition, wildlife habitat maps from Colorado Division of Wildlife (CDOW) and Natural Diversity Information Source (NOIS) were used to further research mule deer, elk, mountain lion, black bear, and state listed threatened, endangered species, and species of special concern. 2 fRO Resources Corporation ) } ) ) ) As outlined in the Wildlife Report, no federally listed threatened, endangered, or candidate wildlife species are known to occupy the project area. The project area does not provide habitat for the federally listed endangered Colorado hookless cactus (Sclerocactus glaucus). The site has been previously disturbed, and suitable soils and vegetation communities are not present in the project area. No state-listed threatened or endangered species habitat is found in the project area. The project area is situated within mule deer and American elk winter range. The proposed project area is relatively small in size and will not impact the movement or migration within the ranges identified in the Wildlife Report. Although black bear ranges throughout Garfield County, they are not expected to occur on site regularly due to the lack of suitable habitat. The project area is located within the overall range of the mountain lion and they have some potential to occur within the project area Due to the size of the proposed project area, impacts to natural habitat are anticipated to be minimal. Article VII, §7-203 Protection of Wetlands and Water Bodies: There are no wetlands or Waters of the U.S. located in the project area. A thorough review of the project area was conducted by a qualified wetland scientist. There are no hydric vegetation ) communities, hydric soils, or supportive hydrology at the site. Article VII, §7-204 Protection of Water Quality from Pollutants: The proposed project is covered by the enclosed Spill Prevention, Control and Countermeasures Plan (see tab J: Supplemental Materials). The SPCC was prepared in accordance with 40 CFR 112.7 and 112.9. In summary, all hazardous materials will be stored and used in compliance with state and federal regulations governing hazardous materials. There are no waterbodies in or near the project area. The SPCC sets forth measures to protect against spills, and to prevent any spills from entering a waterbody and causing damage to downstream resources. If a spill occurs it will be cleaned up immediately, disposed of in accordance with state and federal regulations, and reported if required. It is not anticipated that machinery maintenance or fuel storage would occur on site. Article VII, §7-20S Erosion and Sediment: The proposed project has been included in an area-wide Storm Water Management Plan (see tab J: Supplemental Materials). Article VII, §7-206 Drainage: A Master Drainage Report has been prepared for the project, and addresses standards for drainage. The Master Drainage Report addresses existing drainage conditions both on-and off-3 fRO Resources (orporation site, and proposes drainage and storm water management methods to manage 2-year and 25-year storm events. The methods contained in the Master Drainage Report will be implemented at the Valerus Hunter Mesa Compressor Station, and due to flow attenuation and management the rates of runoff from the site, once constructed as proposed, would not exceed the existing predevelopment runoff rates for 2-year and 25-year storms. Among the items addressed in the Master Drainage Report are: A. Site Design to Facilitate Positive Drainage; and B. Coordination with Area Storm Drainage Pattern. The Master Drainage Report was developed and submitted by a Colorado P.E., and complies with all County drainage requirements. Please see tab J: Supplemental Materials for the complete Master Drainage Report. Article VII, §7-207 Stormwater Run-Off: The proposed project is greater than 100 feet from a waterbody, but will create greater than 10,000 square feet of impervious surface area. A Storm Water Management Plan has been developed for the project, and is in tab J: Supplemental Materials. Article VII, §7 -208 Air Quality: The land use change shall not cause air quality to be reduced below acceptable levels established by the Colorado Air Pollution Control Division. An Air Permit Application has been submitted to the CDPHE (see tab J: Supplemental Material). Article VII, §7-209 Areas Subject to Wildfire Hazards: The Garfield County Comprehensive Plan maps the project area as a relatively low hazard area (Map 25, Revision 8: 6-14-07). There is little fuel in the project area, but some potential exists for grass fires. Article VII, §7-210 Areas Subject to Natural Hazards and Geologic Hazards: The project area is outside of the area mapped for Slope Hazards in the Garfield County Comprehensive Plan. Only gradual slopes occur in the project area. As noted in Article VII, §7-109, no other known hazards occur in the project area. There are no alluvial fans in the project area. Article VII, §7-211 Areas with Archaeological, Paleontological, or Historical Importance: A File search was conducted for the project area, and no resources or surveys were reported from the Colorado Historical Society (see tab J: Supplemental Materials). Significant cultural resources are not expected within the project area due to several factors. Project area is more than V. mile from intermittent water sources (Mamm and Dry creeks) and a considerable distance from any permanent water source. Hunter Mesa is a broad SW-NE sloping landform dissected 4 fRO ResDurce5 (orpofOlion ) ) ) by numerous ephemeral drainages; this dry upland environment is not conducive for either historic or prehistoric occupation other than limited activities unlikely to produce significant cultural resources. Historic activity in the general area is limited to ranching while prehistoric settlement includes hunting and resource procurement. Surveys surrounding the project area indicate a very low site density. Article VII, §7-212 Reclamation: A Reclamation plan has been provided as a component of the Impact Analysis (please see tab H: Impact Analysis). Division III Article VII, §7-301 Compatible Design The design of the proposed facility, including compressor enclosures and MCC facility, would be consistent with structures in the adjoining area. Existing structures enclosing nearby facilities are similar in style and color as the proposed Valerus Hunter Mesa Compressor Station. Operation of the facility also would be consistent with nearby uses. Limited access would be required during operation (about I trip per day by a I-ton truck), and most access would occur during daytime hours. No objectionable emissions are anticipated; the facility would process only "sweet" gas. Noise, as measured at the property boundary, would not exceed state noise standards. Exterior lighting would be partial cutoff fixtures that limit visibility and glare by shielding the upper portion of the fixture and directing most light downward. Lighting would be turned off at night unless personnel are onsite working. Buildings proposed on site would not be out of proportion with, or detract from, buildings and structures nearby. (see tab J: Supplemental Materials for the Noise Study and Air Permit Application). Article VII, §7-302 Building Design The proposed compressor station would not be designed for public access, and would be fenced and gated to eliminate public access. Enclosures are for noise attenuation, and would not be inhabited except for maintenance purposes. Article VII, §7-303 Design and Scale of Development The building size and scale has been minimized as much as possible, while preserving the intended functions. Site disturbance has been minimized as much as possible, with all new site disturbance limited to about 1.62 acres. The proposed project is greater than 2 miles from the airport. The facility is efficiently placed to provide gas compression services. Article VII, §7 -304 Off-street Parking and Loading All parking and loading would be conducted on private property. There would be no public parking, and the facility would be fenced and gated to preclude parking on the site. All loading would be completed on private property. As shown on the plot plan and site access figures (see J: Supplemental Materials and Figures tabs), there is adequate space for parking, loading, and truck turnaround. 5 fRO ResoufCes (orporation ) Article VII, §7-30S Landscaping and Lighting Standards The proposed project occurs in the Rural Zone District, in an industrialized use area. Landscaping would be limited to seeding grass species compatible with local conditions, and including drought-resistant species. This approach is consistent with existing conditions at the site, which is vegetated with grasses and non-native forbs (including purple mustard, kochia, and wheatgrasses). There are no existing trees at the site, and none would be removed. No trees are proposed as part of the landscaping for the site. There are rock outcroppings north of the project area, and these would not be disturbed by the proposed project. Landscaping would not obstruct any utilities in the project area. Exterior lighting would be partial cutoff fixtures that limit visibility and glare by shielding the upper portion of the fixture and directing most light downward. Lighting would be turned off at night unless personnel are onsite working. Lighting would not cause traffic hazards or shine directly onto adjoining properties. Light sources would be building-mounted, and would not exceed forty (40) feet in height. Article VII, §7-306 Snow Storage Standards An area in excess of2.5% of the parking and access area would be designated for snow storage. Areas shown in Detaill below are potential snow storage areas that allow unrestrained access to the facility. , _ l ~ -' ·"'--?-<' '1IT ; ; /Detaill. Snow Storage Areas 6 , " , \ \ , /\ ///'" I >j&1'" l /fRO Resources (orporation ) ) ) \ ) Article VII, §7-307 Roadway Standards The proposed project would share an existing access driveway with the adjoining facility. The existing driveway and access has been reviewed by County Road and Bridge personnel, and provides adequate width and surface treatment for the facility. Article VII, §7-308 Trail and Walkway Standards There would be no trails or walkways associated with the Valerus Hunter Mesa Compressor Station. Article VII, §7-309 Utility Standards There is an existing power source adjacent to the proposed compressor station. Utility service is being coordinated with the provider. Proposed utility locations are shown on the site plan (see Figures tab). Division VII Article VII, §7-701 Standards within Floodplain Overlay: As noted in the Land Suitability Analysis, Article IV, 4-502 0.8. Floodplain, the project site is not within a floodplain. FEMA has no panels in the project area. Article VII, §7-702 Standards within Drinking Water Constraints Overlay: The project would not involve human consumption of ground water. Article VII, §7-703 Standards within View Protection Overlay: The project area is not within the view corridor identified in the Comprehensive Plan. Article VII, §7-704 Additional Standards within Airport/Heliport Influence Area Overlay: The project area is not within the Airport/Heliport Influence Area. Division VIII Article VII, §7-810 Additional Standards Applicable to Industrial Use: A. All fabrication, service and repair operations will be conducted within an enclosed building or obscured by a fence, natural topography or landscaping. B. All operations involving loading and unloading of vehicles will be conducted on private property and will not be conducted on a public right-of-way. C. All outdoor storage facilities will be screened by a fence, natural topography or landscaping. D. In the event that industrial wastes are generated, they will be disposed of in a manner consistent with statues and requirements of COP HE (also see SPCC, tab J: Supplemental Materials). 7 fRO Resources (orpofOlion ) E. The volume of sound generated will comply with the standards set forth in the Colorado Revised Statutes (also see Noise Study, tab J: Supplemental Materials). F. This compressor station facility will be operated so that the ground vibration generated is not perceptible without instruments at any point at any boundary line of the property. O. The compressor station will be operated so that it does not emit heat, glare, radiation or fumes which substantially interfere with the existing use of adjoining property or which constitutes a public nuisance or hazard. Article VII, §7-821 Additional Standards Applicable to Industrial Use: A. Storage of Hazardous Materials: All hazardous materials associated with the construction and operation of this facility will be stored according to the manufacturer's standards and will comply with the national, state, and local fire codes and written recommendations from the appropriate local fire protection district. There will be not open storage of hazardous materials on-site. B. Materials and Wastes Contained on Property: Storage of material will be conducted in a manner preventing transfer off the project site by any natural cause or force. C. Outdoor Storage Enclosed of Concealed: The proposed water treatment and storage area is not visible from public right-of-way or adjacent property. The natural landscape provides adequate screening for the proposed project area. D. Use and Storage of Heavy Equipment: The proposed storage area will comply with the use and storage of heavy equipment storage standards at all times. 8 fRO Resources Corporation ) )