HomeMy WebLinkAbout2.0 BOCC Staff Report 03.17.2008/~j
I ir!J BOCC 3/17/2008
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PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW:
SUMMARY OF REQUEST:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ACCESS:
EXISTING ZONING :
ADJACENT ZONING:
I. DESCRIPTION OF THE PROPOSAL
Special Use Permit (SUP)
The Applicant requests a SUP for an
"Industrial Support Facility" for a temporary
office in the RL zone district.
American Soda, LLP
Encana Oil and Gas (USA), Inc.
Approximately 3 miles up CR 215 from
Parachute in the NW Y4 SE Y4 of Section
34, Township 6 South, Range 96 West, 61h
PM, Garfield County
Access to the property will be from County
Road 215
Resource Land (RL) -Gentle Slopes and
Lower Valley Floor
RL (Resource Lands)
The property owner has leased the property to Encana Oil and Gas who requests approval
to locate a (60' X 42') Temporary Employee Office on the property which requires a Special
Use Permit for an Industrial Support Facility to be located in the parking area of the
American Soda property (now leased to Encana as their main regional office) north of
Parachute, CO on CR 215.
Specifically, the Appl icant (Encana) proposes to locate three modular units together having
10 office spaces, 2 accessible bathrooms, conference room, small kitchen and storage
rooms . These units are certified by the State of Colorado Division of Housing and are rated
as R2 for non-residential use with a certification #00525 . Applicant proposes that this use of
this office is temporary only for a period not to exceed two years. As such, water and waste
water are proposed to be if a vault and haul scenario.
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II. SITE DESCRIPTION
The property is located approximately 3 miles north of the Town of Parachute on CR 215 in Section
34, Township 6 South, Range 96 West. The temporary office is proposed to be located on the north
end of the existing paved parking lot. The map below shows the location of the property .
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Ill. STAFF COMMENTS
Due to the temporary and virtually non existent land use impacts of the proposed use, Staff
has determined that the proposed Temporary Employee Office has met all of the required
standards for a Special Use Permit. Particularly, this use will not generate any noise, fumes ,
odor, vibration, or impact an adjoining property, is consistent with the surrounding cha racter
of the existing industrial I office park that comprises the American Soda plant, and is
temporary in nature to accommodate existing employees so that no traffic will be generated
as a result of the use, Staff finds the proposal meets Sections 3.03 , 5 .03.07, 5.07.08 with
the exception of Section 5 .03(a) which is listed here regarding the provision of water and
wastewater:
5.03(a): Utilities adequate to provide water and sanitation service based on accepted
engineering standards and approved by the Board of County Commissioners
shall either be in place or shall be constructed in conjunction with the
proposed use;
Staff Response
The Applicant proposes to provide potable water by a temporary water tank (4 ,500 gallons)
hauled to the site by a CDPHE approved provider, "Artesian Water Supply" which is under
contract with Encana. Similarly, wastewater would be handled by ~ vault system (4,500
gallons) hauled from the site bY''Mountain West Oil Field Services ~ The Applicant would
maintain all records on site so that a third party inspection could see the log of service.
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The County's policy has been that a more permanent system be put in place which would
typically include a well and ISDS for this type of use; however, the proposed use is
temporary in nature not to exceed 2 years. This is a policy interpretation question for the
Board. To put this in context, the Board allows Temporary Employee Housing to utilize
"Vault and Haul" for drilling operations when the activity is less than one year.
To this end, the County does not define "temporary." So Staff finds that the proposed vault
and haul system will work and is adequate but suggests the Board condition the use so that
should two years come to pass and the Applicant wishes to keep the office in place, they
would be required to install a more permanent water I wastewater system.
IV. SUGGESTED FINDINGS
1. That proper public notice was provided as required for the hearing before the Board of
County Commissioners.
2. That the hearing before the Board of County Commissioners was extensive and complete
and that all interested parties were heard at that meeting.
3. That for the above stated and other reasons, the proposed Special Use Permit is in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare of the
citizens of Garfield County.
4. That the application is in conformance with Sections 5.03, 50.3.07, and 5.03.08 of the
Garfield County Zoning Resolution of 1978, as amended.
V. STAFF RECOMMENDATION
Due to 1) the limited nature of potential impacts to surrounding properties, 2) by proceeding with this
proposal there will be no increase in traffic on unimproved roadways and county roads which will
promote safety and well being, 3) the proposed facility is in conformance with the Comprehensive
Plan of 2000, 4) and that the proposed facility meets the requirements set forth in Section 5.03,
5.03.07 and 5.03.08, Staff recommends the Board approve the request for a Special Use Permit for
an Industrial Support Facility on in the Resource Lands (RL) zone district with the following
conditions:
1. That all representations of the Applicant, either within the application or stated at the
hearing before the Board of County Commissioners, shall be considered conditions
of approval unless explicitly altered by the Board.
2. That the operation of the facility be done in accordance with all applicable federal,
state, and local regulations governing the operation of this type of facility.
3. The Applicant shall comply with all standards as set forth in §5.03.08 "Industrial
Performance Standards" of the Garfield County Zoning Resolution of 1978 as
amended and included here as follows:
a. Volume of sound generated shall comply with the standards set forth in the Colorado
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Revised Statutes.
b. Every use shall be so operated that the ground vibration inherently and recurrently
generated is not perceptible, without instruments, at any point of any boundary line
of the property on which the use is located.
c. Emissions of smoke and particulate matter: every use shall be operated so as to
comply with all Federal, State and County air quality laws, regulations and
standards.
d. Every use shall be so operated 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. Flaring of gases, aircraft warning signals,
reflective painting of storage tanks, or other such operations which may be required
by law as safety or air pollution control measures shall be exempted from this
provision.
e. Storage of flammable or explosive solids or gases shall not be permitted at this
facility.
f. No materials or wastes shall be deposited upon a property in such form or manner
that they may be transferred off the property by any reasonably foreseeable natural
causes or forces.
g. Repair and/or maintenance activities shall not be conducted at the permitted facility.
h. Heavy equipment storage shall not be conducted at the permitted facility.
i. Loading and unloading of vehicles shall be conducted on private property and may
not be conducted on any public right-of-way.
j. Any exterior lighting shall be controlled by a motion sensor, pointed downward and
inward to the property center and shaded to prevent direct reflection on adjacent
property.
4. All Special Use Permits for Temporary Employee Offices are subject to all applicable
building code, state and federal permit requirements, fire protection district
requirements and fire code requirements.
5. Water and wastewater systems proposed to service the Temporary Employee Office
must comply with all applicable state and local laws and regulations.
6. Applicants must keep appropriate records, to be provided to the County upon
request to demonstrate that water supplied to a site is from an approved source and
that wastewater is disposed at an approved facility. The operator must conduct
monthly tests (or quarterly if an on-site disinfection system is installed) and maintain
records of stored potable water samples specific for coli form. Any tests indicating
coli form contamination must be disclosed to the Garfield County Board of Health or
designee.
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7.
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10.
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In no case shall unsafe water be used for drinking nor shall raw sewage or
contaminated water be discharged on the ground surface .
The maximum allowable time length of the Special Use Permit for Temporary
Employee Office is one (2) years . Should the use exceed the two year period, the
owner shall be required to install more permanent water /wastewater services such
as well and ISDS .
The maximum number of occupants permitted under this Special Use Permit for
Temporary Employee Office is ~. l ~
The facility shall have a minimum total capacity of 4 ,500 gallons of potable water
storage .
The facility shall have a minimum total capacity of 4 ,500 gallons of sewage and
wastewater storage capacity.
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EnCana Oil & Gas (USA) Inc.
Mr. Fred Jarman ,
EnCana Oil & Gas (USA) Inc.
2717 CR 215, Suite 100
Parachute, CO 81635
tel : 970-285-2608
fax: 970-285-2691
Specia l Use Permit Application for a Temporary Emp loyee Office on a property owned by American Soda,
LLP for Encana Oi l & Gas (USA), In c.
RE: Letter of Techn ica ll y Incomplete
I. S ubmit <1 site p/<111 lm<1p dmw11 to sc <1le th<1t portr<1ys the bo111uf<lries of the subject property, <111
existing mu/ proposed structures 011 th e property, <1ml tile County or St<1te rotubMys within one (I)
mile of your property. If you <1re proposing " n ew or expmuled <1ccess onto " Co unty or St<1te
ro<1dw<1y, submit" drive•jl{IY or highway <1 ccess p ermit.
Staff Respo nse: Site plan submitted appears to be a reduction and not to sca le . Please provide
two copies of an appropriately sca led s ite plan.
Encana Response: Pleas e see attached Sit e Map .
2. Standards in Section 5.03.07 for Industrial Operations:
(I) The applic<111t for a permit for industri"I opemtions sh"// prepa re mul submit
to th e Pl<11111i11g Director ten (JO) copies of tm impact statem ent 011 th e
proposed use describing its lo catio11, scope, design am/ construction schedule,
i11cluding an explanation of its ope mtion"I characteristics. One(/) copy of tile
imp"ct st"tem e11t shall be filed with tlte County Co mmissio ners by th e
Plmming Director.
(A) Existing lawful use ofw"ter tltrouglt depletio11 or pollution of surface run-
off, stream flow or gro 111ulw"ter,-
Staff Re s ponse: We understa nd that you in tend to place thi s office on a s ex isting park in g lot.
Please ind icate if there is any new net in crease in impervious surface as a res ult so that you can
demon strate that drai nage is adequately handl ed.
Encana Resp onse: (Fo und in th e Application in Blu e)
The TEO facility will be located at 27 17 Cou nty Road 215 Parachute , CO .
8 1635; ow ned by American Soda LLP. Potable water wi ll be prov id ed
from groundwater we ll s or municipal sources s tored on s ite in tanks.
Wastewater will be collected and disposed of at an approved disposal
facility. There are no anticipated impacts to groundwater or surface water.
The location of the TEO is in an existing parking lot and will not need a
stromwater or reclamation plan in place. The s it e map has surv ey locat ions
of th e ex istin g drain s in the paved parkin g lot area . The paved parking lot
will not have any new net incre ase in impervious s urface . Exis tin g paved
park in g lot will adequately dra in area wit hout di sruptin g the current
measures in p lace; includin g dep let ion, polluti on, or s urfa ce run -off.
If you should have any questions, please contact me.
Sincerely,
Brett Crabb
Permit & Compliance Coordinator
EnCana Oil & Gas (USA) Inc.
970-285-2738
EnCana Oil & Gas (USA) Inc.
March 24, 2008
Fred Jarman
EnCana Oil & Gas (USA) Inc.
2717 CR 215, Suite 100
Parachute, CO 81635
Director-Garfield County Bu ilding and Planning Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Re : Special Use Permit for Temporary Employee Office
Dear Fred and Board of County Commissioners:
EXHIBIT
If
970-285-2738 direct
97 0 ~210 -4616 ce ll
970-285-0691 fa x
EnCana Oil & Gas (USA) Inc. (EnCana) is representing American Soda LLP on a Special Use
Permit for a temporary office to be placed in the parking lot of American Soda, LLP (current
location of the offices for EnCana). Due to logistical concerns, EnCana would like to make a
request to change the number of occupants from 13 to 20. The daily use for potable water and
discharge of b lack/grey water would increase from 195 gallons to 300 gallons, all figures based
on maximum occupancy per day. The increase in numbers for the temporary office is not going
to increase traffic on County Road 215 north of Parachute. All personnel relocating to the
temporary office are currently located in the existing building and are existing employees. I
hope you find this helpful, let me know if I can be of more assistance.
Also, I wanted to address the term "Temporary" as it pertains to EnCana and the SUP going
before the BOCC on April 7th, 2008. EnCana Is pla nning on developing a piece of land just
north of Parachute off of County Road 215. The plans consist of a multifunctional support
facility with a Warehouse, and Office Complex, and Compressor Station to help ease
congest ion in and around the cities of Parachute and Rifle . EnCana is plann ing on occupying
the office complex in about two years-therefore the request for the "temporary office complex· is
two-years.
lf you or anyone else has any questions, then please don 't hesitate to get in touch.
Thank You,
13µ-~--.. ,
Brett Crabb
Permit & Compliance Coordinator