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Home My WebLink About2.0 Staff Report 05.27.09Exhibits - Text Amendment - Chevron - TXA2109 Public Hearing (5127109) *^fu,., a A/e,r Exhibit Letter (Ato Z\ Proof of Publication Staff Memorandum Garheld ive Plan of 2000 ffill of the Garrreld c""rty R""d ""d Bridge Department, dated PROJECT INFORMATION AND STAFF COMMENTS PC DP 512712009 Amend the text of Section 3-502 of the Unified Land Use Resolution of 2008, as amended, regarding adding the use of "lnclementWeatherVehicle Safety Area I 4 acres in size" as an Administrative Permit and "lnclement Weather Vehicle Safety Area >4 acres in size" as a Limited lmpact Review in Article 3- 502 within the Resource Land - Gentle Slopes (RL- GS) Zone District. Chevron USA lnc. Tim DobranskY, Olsson Associates APPLICANT (OWNERS): REPRESENTATIVE: I. BACKGROUND The Applicant, Chevron USA lnc., is a landowner in Garfield County with significant land rroroinbi north of the Town of Debeque off county Road 204 and 211 . over the past winter season, chevron had worked with the Garfield count Road and Bridge Department to create a roadside purr or for service vehicles operating in the natural gas extraction activities on chevron,s property. The purpose of ine pull-off is to create a safe area for trucks and other service vehicles to puli oui of the traveling lanes to install chains and other necessary inclement weather gear. REQUEST The Applicant is requesting a text amendment to make it possible_to submit for a Land Use Change permit to constrJct a pull-off area for vehicles in the Resource Land - Gentle Siop"i zone district outside of barfield County or CDOT right-of-way. To accomplish this end, the Applicant is proposing to divide the frocessing into two cltegories: one under 4 acres in size which would be reviewed and permitted through the General Admlnistrative permit procedures and another which is over 4 acres in size which would be reviewed and permittld through a Limited lmpact Review Permit. ln addition, the Applicant is proposing to add two definitionsof the proposed use within Article XVl. More specifically, the Applicant is proposing the following amendments and additions' Amend the text of Section 3-sO2 of the Unified Land Use Resolution of 2008, as amended, to add the use of "lnclement Weather Vehicle Safety Area < 4 acres in size" as an Administrative permit and "lnclement Weather Vehicle Safety Area >4 acres in size" as a Limited lmpact Review in Article 3-S}zwithin the Resource Land - Gentle Slopes (RL-GS) REQUEST: Zone District. To Add: The definition of "lnclement Weather Vehicle Safety Area < 4 acres in size" within Article 16-101 as "An area outside of the public right-of-way less than four (4) acres in size utilized for vehicle preparation in the event of inclement weather. The area may be used for the application of snow-chains/mud-chains, equipment inspections and other vehicle safety related activities. No long-term parking, loading/unloading of equipment or material, storage or staging shall be allowed within the lnclement Weather Vehicle Safety Area'" To Add: The definition of "lnclement Weather Vehicle Safety Area > 4 acres in size" within Article 16-101 as "An area outside of the public right-of-way greater than four (4) acres in size utilized for vehicle preparation in the event of inclement weather. The area may be used for the application oi snow-chains/mud-chains, equipment inspections and other vehicle safety related activities. No long-term parking, loading/unloading of equipment or material, storage or staging shall be allowed within the lnclement Weather Vehicle Safety Area." ilt. a a Garfield County will encourage the development of a diversified industrial base for the County which recognizes the-human resources, natural resources and physical location- to-maiket capabilities of the community, and which further recognizes and addresses the social and environmental impacts of industrial uses. To ensure that commercialand industrial development are compatible with adjacent land uses and mitigate impacts identified during the plan review process Encourage the location of industrial development in areas where visual, noise, air quality and infrastructure impacts are reduced. Ensure that Zoning iegulations addressing Commercial and lndustrial uses reflect the changing land usJpattErns and demographics of the County and encourage the further diversification of the County economy. Ensure a commercial and industrial development policy that is environmentally sound and acceptable to County residents and policy makers' proposed commercial and industrial development will direct traffic to roadways capable of handling projected traffic Sections. The projecl review process will include a preliminary assessment of the projected traffic impact associated with all commercial and industrial projects. Staff review of proposed commercial and industrial development will include a determination of the potential impacts of the project on the local transportation system. Specific issues to be addressed include the following o Traffic generated based on lnstitute of Traffic Engineering (lTE) rates; o Existing traffic counts on adjacent roadways; o The appropriateness of proposed access points; o The compatibility with existing and future traffic on the affected roadways. Ensure the compatibility of development proposals with existing farms and ranches. Ensure that active agricultural uses are buffered from higher-intensity adjacent uses. REHENSI IV. CONSISTANCY WITH EXISTING COUNTY REGULATIONS As a proposed Land Use Change Permit, each "lnclement Weather Vehicle Safety Area", whether it is over or less than 4 acres in size will need to demonstrate conformance with the standards outlined in Article Vll, Division I and Division ll. These standards are required for all Land Use Change Permits and encompass a broad range of impacts including, bui not limitedto, Access and Roadways, Agricultural Land, Wildlife Habitat Areas, Weflands and Waterbodies, Water Quality standards, Erosion and Sedimentation, Drainage, Stormwater Run-Off, Air Quality, Wildfire Hazards, Natural Hazards and Geologic Hazirds, Archeological, Paleontological and Historical lmportance as well as Reclamation. V. STAFF COMMENTS At present, the Land Use Resolution of 2008 does not allow this use as contemplated by theApplicant. The use for an "lnclement Weather Vehicle Safety Area" is only requested in tne Resource Land - Gentle Slopes zone district. As a practical matter, Staff feels that this is the most logical zone district for this kind of use and does not foresee a pressing need for the use in any other zone district. More specifically, as the use is necessitated by thL development ofnatural gas resources in higher elevations of the Resource Lands Zone tjistrict, the need for afacility to provide a safe location for vehicles to prepare to ascend to the plateau is on the Gentle Slopes' Similarly, the facility will provide these same benefits to vehicles which need to remove the equipment before entering the county road network. Although Staff feels that the proposed definition is a good start, Staff does propose adding some specific standards to Article Vll, Division 8 in order to address some potential issues. Specifically, Staff recommends the following standards: Section 7'811 Additional Standards Applicable to lnclementWeatherVehicle SafetyAreas A. Continuing Obligation. The provision and maintenance of lnclement Weather VehicleSafetyAreas that comply with these Regulations shall be a continuing obligation of the properly owner. B. Prohibited Uses of Inclement weather vehicle Safety Areas: 1. lnoperable Vehicles or Materials. Materials or inoperable vehicles shall not bestored in any lnclement Weather Vehicle Safety Areas. 2. Vehicles for Sale. Vehicles shall not be displayed for sale in any lnclement Weather Vehicle Safety Area. 3. Repair Work. Repair work shall not be conducted in any lnclement Weather Vehicle Safety Area which is not directly related to the safety of the vehicle in inclement weather. Such repairs shall not render a vehicle inoperable for more than twenty-four (24) hours. 4. Long-term Parking. No Vehicle shall park in an lnclement Weather Vehicle Safety Area longer then twenty-fou r e\ hours. 5' Loading/Unloading, Vending, Storage and Staging. No loading/unloading of equipment or material, vending of any goods or servicis,ltorage or staging shaii be allowed within any lnclement weather Vehicle safety Areas. C. Backing Onto Public Streets Prohibited. All lnclement Weather Vehicle Safety Areasshall be located and designed in conjunction with a driveway, so that vehicles exiting from aparking space shall not be required to back onto the right-of-way of a public street. D. Access Driveways. Access driveways for lnclement Weather Vehicle Safety Areas shall be designed and constructed to facilitate the flow of traffic, provide maximum safety oftraffic access and egress and the maximum safety of pedestrian and vehicular traffic on thesite. The minimum width of the access driveway for a commercial or industrial use shall betwelve (12) feet for a one-way drive and twenty-four (24) feet for a two-way drive. E. Clear Vision Area. Access driveways shall have a minimum clear vision area formed bythe intersection of the driveway centerline, the street right-of-way line, and a straight linejoining said lines through points twenty (20) feet from their interiection. Landscrplng restrictions for a clear vision area are set forth in Section 7-305 410. F. Inclement Weather Vehicle Safety Areas Landscaping and lllumination. lnclementWeather Vehicle Safety Area uses located adjacent to residential uses or residential zoningdistricts shall be landscaped to minimize disturbance to residents, including installation ofperimeter landscaping, proper screening of loading areas with opaque materials and controlof illumination. The landscaping and screening shill comply with the standards of Section 7-305 A1 1, Landscaping Within Off-Street Parking Areas. Lighting shall comply with thestandards of Section 7-305 B, Lighting Sfandards. ln regards to the Comprehensive Plan of 2000, it is Staff's opinion that since a "lnclement Weather Vehicle Safety Area" is proposed to Land Use Change Permit in the RL - GenleSlopes Zone District, the goals and objectives identified can belddressed as part of a specificproject review process. VI. STAFF RECOMMENDATION Staff recommends the Planning Commission recommend that the Board of CountyCommissioners approve the addition of "lnclement WeatherVehicle SafetyArea,,as a GeneralAdministrative Permit if the facility is 4 acres or less in size and a Limited lmpact Review permit if the Facility is over 4 acres in size as proposed by the Applicant with the additional standardsas outlined by Staff. 1. 2. 3. vil. That the hearing before the County Planning Commission was extensive andcomplete, that all pertinent facts, matters andlssues were submitted and that allinterested parties were heard. Thal the proposed text amendment can be determined to be in the best interest ofthe health, safety, morals, convenience, order, prosperity and welfare of the citizensof Garfield County. That the applicationttas met the requirements of the Gartield County Unified LandUse Resolution of 2008, as amended. -