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HomeMy WebLinkAbout3.04 Division 1001 Narrative OXY USA WTP LP Pond 10 Industrial Use Standards Narrative Garfield County Limited Impact Review, 2014 Page 1 of 3 Additional Standards for Industrial Uses Narrative Article 7- Division 10 Section 7-1001 Industrial Use 1.0 Introduction The following section addresses the requirements for the Additional Standards for Industrial Uses under Article 7, Division 10 of the Garfield County Land Use and Development Code (LUDC). These standards shall apply to all industrial uses: 2.0 A. Residential Subdivisions. Industrial uses shall not occupy a lot in a platted residential Subdivision. The proposed industrial use, Water Impoundment, will be located on a parcel zone Resource Lands and not located on a platted residential subdivision. 2.1 B. Setbacks. All activity associated with these uses shall be a minimum of 100 feet from an adjacent residential property line, unless the use is on an industrially zoned property. Oxy requests a waiver for the Setback Standard of the Industrial Uses Standards, Section 7-1001 (B) of the Garfield County Land Use and Development Code. The proposed site is 10 feet from the adjacent property to the south, the JOJO property. The JOJO and Savage parcels are zoned resource lands and natural gas activities are currently located on the parcels. Oxy has an established SUA with the JOJO and Savage parcels. Documents are located in the Impact Analysis tab. Oxy currently has stormwater mitigations features located on the JOJO and Savage properties. The nearest residence is located approximately 2000 feet to the South on the Savage property. The figure in the Noise Analysis shows the location of the nearest residence. The residence will not incur any impacts from noise and is screened by the natural topography. The Site Plan, showing JOJO and Savage properties, is located in the Maps and Plans tab. Waiver requests are located in the Application Narrative. 2.2 C. Concealing and Screening. When an industrial use is not located on an industrial zoned property, all storage, Fabrication, service, and repair operations shall be conducted within an enclosed building or have adequate provisions, based on location and topography, to conceal and screen the facility and/or operations from adjacent property(s). The natural topography and berms surrounding the site conceal the site from adjacent parcels. Berms have been designed to mitigate sound and visual impacts to adjacent properties. The location of the site is not in a high visibility area. The proposed site is located on a 7732 acre parcel in a rural, remote area. There are no homes within a close proximity to the site. The site location is remote and rural and the site will not be visible to the public. The land surrounding the site is currently used for oil and gas natural production, agriculture activities, and public lands. Site photos are located in the Impact Analysis tab and the site plan is provided in the Maps and Plans tab. 2.3 D. Storing. 1. Materials shall be stored on the property in a form or manner that will not be transferred off the property by any reasonably foreseeable natural cause or force. 2. All products shall be stored in compliance with all national, State, and local codes. OXY USA WTP LP Pond 10 Industrial Use Standards Narrative Garfield County Limited Impact Review, 2014 Page 2 of 3 4. Petroleum and hazardous products shall be stored in an impervious spill containment area(s). Materials will be securely stored to prevent materials leaving the site by any natural cause. Petroleum and hazardous products will not be stored at this site. All products will be stored securely and in compliance with national, State, and local codes. 3. Shall be a minimum of 100 feet from an adjacent property line. Oxy requests a waiver for the Setback Standard of the Industrial Uses Standards, Section 7-1001 (B) of the Garfield County Land Use and Development Code. The proposed site is partially located on the adjacent parcel to the South, JOJO Properties. Oxy has an established SUA with the JOJO and Savage parcels. The SUA and Special Warranty Deed are located in the Impact Analysis tab. The JOJO parcel is zoned resource lands and natural gas activities are currently located on the parcel. Oxy currently has stormwater mitigations features located on the JOJO and Savage properties. The nearest residence is located approximately 2000 feet to the South on the Savage property. The figure in the Noise Analysis shows the location of the nearest residence. The residence will not incur any impacts from noise and is screened by the natural topography. The Site Plan, showing the Savage property, is located in the Maps and Plans tab. Waiver requests are located in the Application Narrative. 2.4 E. Industrial Wastes. All industrial wastes shall be disposed of in a manner consistent with Federal and State statutes and requirements of CDPHE. Flammable or explosive solids or gases and other hazardous materials including wastes shall be stored according to the manufacturer’s standards and shall comply with the national, State, and local fire codes and written recommendations from the appropriate local fire protection district. The site will store produced water for future use during completions activities. Flammable, explosive, and hazardous materials will not be stored at the site. If the produced water is not recycled, the water will be disposed of at a permitted facility. 2.5 F. Noise. Noise shall not exceed State noise standards pursuant to C.R.S., Article 12, Title 25, unless the use is regulated by the COGCC. In this case, the use shall be subject to COGCC rules in regard to noise abatement. A Noise Analysis was conducted for the site and determined the noise created by the operation of the generator is in compliance with the applicable COGCC standards. Per COGCC Rule 802.c.(1), noise measurements shall be measured at 350 feet or the property line, whichever is greater. Therefore, the expected noise levels were analyzed at 570 feet from the generator. Noise levels were calculated to be within the permissible level. The Noise Analysis is provided in the Impact Analysis tab. The generator engineering design is located in the Maps and Plans tab. A building permit was obtained from the Garfield County Building Department and is located in the Supporting Documents tab. 2.6 G. Ground Vibration. Every use shall be operated so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point of any boundary line of the property. OXY USA WTP LP Pond 10 Industrial Use Standards Narrative Garfield County Limited Impact Review, 2014 Page 3 of 3 Ground vibration will not be perceptible without instruments at any point on the property boundary line. 2.7 H. Hours of Operation. Any activity that will generate noise, odors, or glare beyond the property boundaries will be conducted between the hours of 7:00 a.m .to 7:00 p.m. Monday through Saturday, or as approved by the decision- making authority. The Pond 10 will not have personnel staffed at the site on a regular continuous basis. During completions activities, personnel will access and operate the facility full time until completion activities are finalized. The anticipated completion activities will take approximately 5 days to complete. Completion activities occur and are not a daily event at the site. The site is not located in close proximity to any residences and is located in and adjacent to the Resource Lands zone district. Adjacent land uses include natural resource activities and public lands. 2.8 I. Interference, Nuisance, or Hazard. Every use shall be so operated that it does not emit heat, glare, radiation, or fumes that substantially interfere with the existing use of adjoining property or that constitutes a public nuisance or hazard. Flaring of gases, aircraft warning signal, and reflective painting of storage tanks, or other legal requirements for safety or air pollution control measures, shall be exempted from this provision. The subject use, a water impoundment, will not create nuisances or hazards to the public or adjacent properties. The proposed site has been designed to minimize any impacts to adjacent parcels. The site is located on a 7732 acre parcel in the resource lands zone district, surrounded by natural resource activities.