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HomeMy WebLinkAbout4. Division 3 Narrative Storage SitesOXY USA WTP LP Pond 10 Storage Sites Site Planning and Development Standards Narrative Garfield County Limited Impact Review, 2014 Page 1 of 4 Site Planning and Development Standards Narrative Article 7 – Division 3 Storage Areas 1.0 Introduction The following section addresses the requirements for the Site Planning and Development Standards under Article 7, Division 3 of the Garfield County Land Use and Development Code (LUDC). 2.0 Section 7-301. COMPATIBLE DESIGN. The design of development associated with the land use change shall be compatible with the existing character of adjacent uses. A. Site Organization. The site shall be organized in a way that considers the relationship to streets and lots, solar access, parking, pedestrian access, and access to common areas. The proposed site is located in an unpopulated area on a 7732 acre parcel and not adjacent to public streets, parking, pedestrian access, and common areas. The site will not impede solar access to adjacent parcels. The site plan is located in the Maps and Plans tab. The vicinity map is located in the Maps and Plans tab. B. Operational Characteristics. The operations of activities on the site shall be managed to avoid nuisances to adjacent uses relating to hours of operations, parking, service delivery, and location of service areas and docks. 1. Dust, odors, gas, fumes, and glare shall not be emitted at levels that are reasonably objectionable to adjacent property. The site will not produce nuisances that are objectionable to adjacent property. Lighting will not be installed at the storage sites. Odors, gas, and fumes are not anticipated at the proposed storage sites. The subject site is located in an area surrounded by natural resource activities. The site is not within close proximity to residences or businesses. 2. Noise shall not exceed State noise standards pursuant to C.R.S., Article 12 of Title 25, unless the use is regulated by the COGCC. In this case, the use shall be subject to COGCC Rules regarding noise abatement. Construction is not anticipated for the storage site. The storage areas were previously graded. During normal operation of the storage site, no noise levels will be detectable at the property line as the Pond 10 is powered by natural gas generator within an enclosure located on Storage Site #2. Personnel will not be required to access the site daily, thus minimizing traffic and associated noise from vehicles. 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 (nearest property boundary) 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 OXY USA WTP LP Pond 10 Storage Sites Site Planning and Development Standards Narrative Garfield County Limited Impact Review, 2014 Page 2 of 4 Plans tab. A building permit will be submitted the Garfield County Building Department in tandem with the Limited Impact Review. 3. Hours of operation shall be established to minimize impacts to adjacent land uses. The proposed site will not be manned on a continuous basis with personnel only being present during unloading and loading of equipment and supplies. Access to the site will be infrequent, but allow access full time to accommodate other facilities. C. Buffering. Buffering shall be installed to mitigate visual, noise, or similar impacts to adjacent property whenever adjacent uses are in a different zone district. The subject site is located within the Resource Lands zone district. Adjacent properties are zoned Resource Lands or Public Lands. The site is located on a 7732 acre parcel and natural topographic features buffer the site. The site has been designed to minimize visual, noise, and other impacts to adjacent properties. The subject site is located in an area surrounded by natural resource activities. The site is not within close proximity to residences or businesses. D. Materials. Exterior facades shall be constructed with materials that do not detract from adjacent buildings or uses. The building is constructed with painted galvannealed steel. Noise attenuating insulation is installed within the building. The building dimensions will be 31 foot x 10 foot with a one story height. The building height is within the maximum building height range for the resource lands- gentle slopes zone district. The structure is painted tan and blends in with the natural background environment. Site photos are located in the Impact Analysis tab and the engineering design plans are located in the Maps and Plans tab. 2.1 Section 7-302. OFF-STREET PARKING AND LOADING STANDARDS. The Off-Street Parking and Loading Standards, Section 7-302 of the Garfield County LUDC, is not applicable to the proposed use. The proposed site location does not have a designated parking area due to the minimal presence of employees onsite. The site is located on private property and prohibits public access. 2.2 Section 7-303. LANDSCAPING STANDARDS The Landscaping Standards, Section 7-303 of the Garfield County LUDC, is not applicable to the proposed industrial use, a Storage Site. 2.3 Section 7-304. LIGHTING STANDARDS. A. Downcast Lighting. Exterior lighting shall be designed so that light is directed inward, towards the interior of the Subdivision or site. No lighting will be installed at the proposed site. Temporary lighting will be used during completion activities at Pond 10 when the site will be operated full time. All temporary lighting will be directed inward, towards the interior of the proposed site. OXY USA WTP LP Pond 10 Storage Sites Site Planning and Development Standards Narrative Garfield County Limited Impact Review, 2014 Page 3 of 4 B. Shielded Lighting. Exterior lighting shall be fully shielded or arranged in a manner so that concentrated rays of light will not shine directly onto other properties. No lighting will be installed at the proposed site. Temporary lighting will be used during completion activities at Pond 10 when the site will be operated full time. All temporary lighting will be arranged in a manner so that concentrated rays of light will not shine directly onto other properties. C. Hazardous Lighting. The direct or reflected light from any light source shall not create a traffic hazard. Colored lights shall not be used in such a way as to be confused or construed as traffic control devices. No lighting will be installed at the proposed site. Temporary lighting will be used during completion activities at Pond 10 when the site will be operated full time. Temporary lighting will not crease a traffic hazard and will be direct towards the road. Colored lights will not be used at the site. D. Flashing Lights. Blinking, flashing, or fluttering lights, or other illuminated device that has a changing light intensity, brightness, or color, shall be prohibited in all zone districts. No lighting will be installed at the proposed site. Temporary lighting will be used during completion activities at Pond 10 when the site will be operated full time. Temporary lighting will not blink, flash, or flutter or change in any manner. E. Height Limitations. Light sources which exceed 40 feet in height shall not be permitted except for temporary holiday displays or as required by local, State or Federal regulations. No lighting will be installed at the proposed site. Temporary lighting will be used during completion activities at Pond 10 when the site will be operated full time. Temporary lighting will not exceed 40 feet in height. 2.4 Section 7-305. SNOW STORAGE STANDARDS. All residential uses except for multi-family are exempt from this section, unless the residential use includes a common outdoor parking area. A. Minimum Area. A designated area sufficient to store snow from the entire parking area shall be provided. As a general guideline, and considering the varying elevations and snowfall amounts throughout the County, it is anticipated that a minimum area equivalent to 2.5% of the total area of the required off-street parking and loading area, including access drives, shall be designated to serve as a snow storage area. Snow within the site perimeter will be stockpiled only as needed to allow operations. Plowed snow will be placed near the outer boundary of the pad allowing pad swales will collect the snow melt and route it to the retention pond. The snow storage area is depicted in the Site Plan located in the Maps and Plans tab. B. Storage in Parking Spaces Prohibited. Required off-street parking and loading areas shall not be used for snow storage. OXY USA WTP LP Pond 10 Storage Sites Site Planning and Development Standards Narrative Garfield County Limited Impact Review, 2014 Page 4 of 4 Loading areas will not be used for snow storage. The snow storage area is depicted in the Site Plan, located in the Maps and Plans tab. C. Storage in Yards and Open Space Permitted. Snow stored in a yard or Open Space shall not be located in a manner that restricts access or circulation, or obstructs the view of motorists. Stored snow will not restrict access or circulation, or obstruct the view of motorists. The snow storage area is depicted in the Site Plan located in the Maps and Plans tab. D. Storage on Public Roadways Prohibited. Public roads shall not be used for snow storage. The proposed site will not store snow on public roads. The snow storage area is depicted in the Site Plan located in the Maps and Plans tab. E. Drainage. Adequate drainage shall be provided for the snow storage area to accommodate snowmelt and to ensure it does not drain onto adjacent property. Snowmelt will not drain into adjacent properties and will be contain by stormwater control features installed on the subject site. Plowed snow will be placed near the outer boundary of the pad allowing pad swales will collect the snow melt and route it to the retention pond. The snow storage area is depicted in the Site Plan located in the Maps and Plans tab. 2.5 Section 7-306. TRAIL AND WALKWAY STANDARDS. A. Recreational and Community Facility Access. A multi-modal connection, such as a trail or sidewalk, shall be provided in a development where links to schools, shopping areas, parks, trails, greenbelts, and other public facilities are feasible. all have a time line approved for the reclamation of the site. The standard Trail and Walkway Standards, Section 7-306 of the Garfield County LUDC, is not applicable to the proposed industrial use. Public access is prohibited and the site is located on private property.