HomeMy WebLinkAbout1.04 StandardsO\OLSSON
ASSOCIATES
Standards
Larry D. Knox
Juniper Hills Private Landing Strip
OA Project No. 012 -1776
760 Horizon Drive, Suite 102 I Grand Junction, CO 81506 1 TEL 970.263.7800 1 FAX 970.263.7456
OLSSON
ASSOCIATES
Juniper Hills
Private Aircraft Landing Strip
Standards Narrative
Division 1 General Approval Standards for Land Use Change Permits
Article Vil, 7 -101 Compliance with Zone District Use Restrictions
The Limited Impact Review (LIR) process is required for a private aircraft landing strip within the
Rural (R) zone district. This use also requires compliance with Section 7 -901 Aircraft Landing
Strip or Helistop, Privately Owned.
Article VII, 7 -102 Compliance with Comprehensive Plan and Intergovernmental
Agreements
The Juniper Hills Aircraft Landing Strip generally conforms to the Garfield County
Comprehensive Plan. The site is located outside the Parachute 3 -mile Area of Influence and is
designated Residential Medium High (2 to <6 Ac /Du) on the Future Land Use Map. The
existing use is not within an area governed by an intergovernmental agreement.
Article VII, 7 -103 Compatibility
The proposed private aircraft landing strip is compatible with the adjacent oil and natural gas
operations, agricultural operations and the low density rural residential operations in the area.
The landing strip will not be visible from most residential uses in the area. The site is located on
a bench between Wallace Creek and Spring Creek and is buffered by the natural topography
from most residential uses in the area.
Article VII, 7 -104 Sufficient Adequate, Legal, and Physical Source of Water
The private aircraft landing strip does not require a source of water. A future dwelling unit on
the property will require water and the property has a permitted water well (Well Permit
#265293). This permit allows this well to supply water to no more than 3 single - family homes,
fire protection, irrigation of up to one acre and for the watering of domestic animals. This well is
adequate for domestic use of a future dwelling unit.
Article VII, 7 -105 Adequate Central Water Distribution and Wastewater
The private landing strip does not require a wastewater system. A future dwelling unit on the
property will require Individual Sewage Disposal System (ISDS). A public centralized system is
not available in this area. According to the NRCS Soils Report, the soils in the area are well
drained and the ground water is more than 80 inches in depth. The property can adequately
support an ISDS.
Standards 1 Juniper Hills Air Strip
E. Irrigation Ditches
The proposed landing strip will not interfere with any existing irrigation ditch.
Article VII, 7 -202 Wildlife Habitat Areas
ETC recently applied for approval of a compressor station (Wallace Creek Compressor Station)
on property a few hundred feet north of the subject site. ETC has granted Larry Knox the use of
the findings of their Natural Habitat Statement for this application.
The ETC Natural Habitat Statement is included with this application as an attachment. This
survey found that there were no federally listed critical habitats for wildlife or vegetative species
in the vicinity. The Colorado Division of Parks and Wildlife (CPW) Natural Diversity Information
Source GIS data found the general area within one mile of the site includes the overall range for
black bear, contains critical winter range, winter range and overall range for mule deer and
winter concentration area and overall range for elk. Bald Eagle roost sites could be found within
one mile and are commonly found along the Colorado River. The general conclusion of this
survey found that human activity in the area had the potential to increase avoidance by wildlife.
The occasional use of the site for a private landing strip will have a limited impact on wildlife
habitat and movement.
Article VII, 7 -203 Protection of Wetlands and Water bodies
There are no water bodies or wetlands on the site. This section does not apply to this request.
Article VII, 7 -204 Protection of Water Quality from Pollutants
A. Compliance with State and Federal Regulations
All hazardous materials will be stored and used in compliance with applicable State and
Federal hazardous material regulations.
B. Storage Near Waterbodies Restricted
No hazardous materials will be stored within 100 feet of any water body.
C. Spill Prevention
Any spills of fuels, lubricants or other hazardous materials will be cleaned up
immediately and disposed of properly.
D. Machine Maintenance
No maintenance of machinery will occur within 100 feet on any waterbody.
E. Fuel Storage Area
Fuel will not be stored at this facility.
Standards 3 Juniper Hills Air Strip
Division 3 Site Planning & Development Standards
Article VII, 7 -301 Compatible Design
The site is located in a rural area of Garfield County. Adjacent uses include natural gas
production, agricultural activities and low density rural residential uses. The applicant proposes
to use the landing strip for his own private use and the occasional use by guests. The low
frequency of the use, the lack of runway lights, the topography of the site buffering it from many
of the adjacent properties provides for a compatible design.
Article VII, 7 -302 Building Design
The only building currently being contemplated is a hanger and a dwelling unit on the property.
This building site would be east of the landing strip near an existing domestic water well and
approximately 1000 to 1300 feet from the south end of the landing strip. Any structures will not
be visible from a public road.
Article VII, 7 -303 Design and Scale of Development
The aircraft landing strip will use an existing natural gas pipeline easement that has already
disturbed the surface of the property. No additional site disturbance for the landing strip is
planned.
Article VII, 7-304 Off - street Parking and Loading Standards
Due to the rural and relatively remote nature of this location, this standard is not applicable.
Article VII, 7 -305 Landscaping
Due to the rural and relatively remote nature of this location, this standard is not applicable. No
landscaping is proposed.
Article VII, 7 -306 Lighting Standards
Outside lighting is not proposed. This standard is not applicable to this request.
Article VII, 7 -307 Snow Storage Standards.
Due to the rural and relatively remote nature of this location, this standard is not applicable.
Article VII, 7 -308 Roadway Standards.
The proposed landing strip is accessed off of CR 306 and then via private road. This private
road is approximately 16 to 40 feet wide, has a graveled surface and provides access to the
natural gas operations in the area and is the primary access for two (2) existing residential uses.
The applicant has road maintenance agreements with two (2) of the natural gas operators that
use this road to access their facilities. The private road provides adequate and safe access to
the property.
Article VII, 7 -309 Trail and Walkway Standards
Due to the rural and relatively remote nature of this location, this standard is not applicable.
Trails and walkways are not proposed.
Standards 5 Juniper Hills Air Strip