HomeMy WebLinkAbout2.0 BOCC Staff Report 05.01.2006T MaY 1, 2006- BOCC
Exhibits for Public Hearing of the SUP -Office Expansion
Applicant - Williams Production RMT Co'
Staff- Richard Wheeler
Exhibit
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Exhibit Letter
(Ato Z)
A
B Proof of Publication
C
D Staff Report dated 5- I -2006
lnnlication for the Soecial Use PermitE
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BOCC 5-1-06 RW
Williams Production RMT Company
Office Expansion
Project lnformation and Staff Comments
REQUEST: Special Use Permit for "An Industrial Support Facility" to expand
the existing Williams Office Building
OWNER/APPLIGANT: Williams Production RMT Co.
REPRESNTATIVE: PVCMI
LOCATION: 1.5 miles north of Parachute on CR 215
PROPERW SIZE: 3.41 acres
ACCESS: CR 215
WATER: Town of Parachute
SEWER: Town of Parachute
EXISTING ZONING: Resource Lands (RL) - Lower Valley Floor
1. BACKGROUND AND PROPOSAL
Williams is requesting "An lndustrial Support Facility" to expand the existing Williams Office
Building. The proposed expansion is tor a25,511 square foot addltion to an existing 4,330
square foot building (approved in 1997 as a Special Use Permit as a "Permanent Office
Building" - Resolution 97-25).
Currently there are severaltemporary office structures on site. The need for additional office
space is to get all employees housed in a single building. The proposal is not to exceed 50
office personnel at this location.
An additionalaccess to and from CR 215 is being proposed. This access will be north of the
existing access to and from the current offices.
Frontage landscaping abutting CR 215 is being proposed. The parking area for 133 spaces
will be asphalt.
2. GENERAL REQUIREMENTS FOR ALL SPECIAL USE PERMITS
S5.03 Gonditional and Special Uses (Zoning Resolution of 1978, as amended)
1) Utiliti* adequate to provide water and sanitation seruice based on
accepted engineering standards and apprcved by tte Board of County
Gommissionerc shall either be in place or shall be constructed in
conjunction with the proposeduse.
Statr Gomments: There is an existing water tap that serves domestic water for the office
building. Water service from the Town of Parachute will serve the proposed expansion.
Cunently the property is being served by an ISDS. The Town and Williams has entered into
an agreement for sewer service. The applicant will have to obtain a sewer tap and tie into the
Town of Parachute's sewer system. lncluded in the application is a 'will serve" letter from the
Town of Parachute agreeing to serve domestic water and sewer.
2) Strcet imptovemenb adequate to accommodate traffic volume generated
by the prcposed use and to ptovide safe, convenienf access to the use
shall eifrralr be in place or shall be constructed in conjunction with the
proposed use.
Staff Comments: An additional access to and from CR 215 is being proposed. There is an
existing access to and from the property. The proposed access is approximately 150'south
of the existing acoess- To the north of the existing ac@ss is a shared drive that terminates in
a culde-sac. This acoess is approximately 150" to the north. Within 300'there will be three
accesses to and from CR 215. To planning staff this seems excessive. With some very
minor changes to the intemal maneuvering of the offtce complex, the shared access can be
used as a second ingress egress point. Regardles$, road and bridge department has
reviewed the request and sees no real issues with the applicant's proposal. The County
asked the applicant to submit a traffic study, done to CDOT standards, to assess if additional
turn lanes will be needed for the proposed expansion. The study concluded that based on
the trip generation for the building and auxiliary uses that no additionalfum lanes are needed.
This applies to cunent uses and proposes trffic tor year 2A26. The applicant will be required
to place stop signs at allaccess points leading to CR 21S.
3) D*ign of the proposed nse is organized to minimize impact on and frcm
adiacent uses of land thtough insfrllation of sctwn fenc* or landscape
naterials on the priphery of the lotand by location of intensively utiliN
areas, accs{rs points, lighting and signs in such a manner as to proter;t
*tablished neighborhwd eharacter.
Staff Comments: The proposed office will be landscaped in the front and fenced around the
perimeter. Across 215 is a residence. The proposed frontage landscaping should adequately
buffer ftom the adioining residence. Other activities immediate in the area are industrial in
nature and should not be negatively affected by the proposed office buiHing. The applicant
has submitted a lighting plan. There will be no light trespass off the subjecd property. All
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lighting fixtures will be full cut-off and downward facing. Staff recognizes the applicant has
gone to considerable effort in showing there will be no impact from the proposed lighting.
55.03.07 lndustrial Operations
(1) rh9 Apglicgnt_f-or a-permit for industrial operations shatl prepare andsubmittothe Planning Dlrectorten (10) copiesof an impactbaiementon
the_proposeduse describing iE location, icope, desigi and construction
schedule, includ_ing an explanation of its 6pentional characteristics.one (1) cgpy of the _impact statement shali be fited with the CountyCommissioners by the Planning Dircctor The impact sbtement shattaddress the following:
(A) Existing lawf_ul use of water through deptetion or pollution ofsurtace run-off, stream flow or grounct watdr.
Staff Gommenrs: The Applicant is proposing a storm water management plan thatincorporateq bgst management.practicds a's reqiired by the Colorado De[artment of public
Health and Saletyfor.anydisturbance overone acre. RtditionallytheAppiicant is propoiing
? sp!!l prevention control and countermeapure plan that shoutd sfiil or addiointi tijppfi, iii.Applicant will be able to contain them. The mbnagement phn dnd countermeasuiis aie incompliance with local, state and federal guidelinei.
(B)lmpacb on adjacent land frcm frre genention of vapor, dus1
smoke, noise, glarc or vibntion, or othbr emanations.
staff commenb: Not applicable to the proposed office building.
(C) lmpacts on wildlife and domestic animals through the creation ofhazardous alaec$ons, atteration of existing iawe ,egitaioi,
blrckade of migntion routes, use pattems oiother disrujtians.
Staff Gomments: The office building expansion will likely have littte to no impact on existingwildlife. Thesubject property is now-uset quite rreavitywith mobile omce verr'fp pj*ingj|;
eguipment storage.
(D) Affirmatively slrow the impcts of tntck and automobile traffic to
and ftom such uses and their impacb to areas in the county.
StaffComments:-The applicant has submitted a traffic.studl dated February2006, showingthe propos"d.ald future impacts from the office expansion. ffre study afiirmaiivefy dfro,r,g tGproposed and future impacts require no additionaltum lanes.
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proposed rce(s/.
Staff Comments: The area of the office. has a l!...tory of industrial uses. The subjecil property
is direc{ly acloss the street from a residence. The
-applicant
is prwiOing lanOicapiniiiirifencing to minimize the impact of the office expansion.
(F) - - Mitigation_measures proposedforatt of theforegoing impacts
identified and for the standards identified in s*tion s,oghg 6r mis
Resolution.
Staff Comments: Landscaping, fenging, paved parking, stop signs and dark sky friendly
lighting are being proposedas mitigation measures. Stafrfeeli the appticant has adequately
addressed any issues and has presented acceptable mitigation.
(2) Permits may be _granted for those uses with prov'tsions that ptovido
adequate mitigation for ilre following:
(A)! plaq f9r site rehabilitation must be approved by the County
commissionerc beforc a permitforconditi6iat orspdiat usewiil 6e
rbsued,
Staff Comments: The Applicant is proposing the following rehabilitation measures:1. Removal of all surface equipment2. Restoration and re-contouring of grade to approximate original
conditions
3. Topsoil replacement
I Qeedbed preparations, soil tillage5. Seed mixtures, methods and times6. Weed control plan
(B)!he Cou.nty Commissionerc may require security beforc a permit
fo-r s-pecial_or conditional use is lssuid, if requirid. The Ap'pticantshall fumish evidence of a bank commititent of cruld,lt' bond,
ceftifred check or other s*urity d*med acceptable by the countycommissioners in the amount calcutatdd by the county
Commissionerc to seculta the execution of the site rehabititationplan in wo*manlike manner and in accordance with thespecifications and construction schedule *tablished or approved
by the countyr Gommissionerc. suclr commifrnents, bonds or check
shall be pyable to and held hy he County Commissionets.
Staff Comments: lt shall be at the discretion of the Board to determine whether security is
needed. Steve Anthony of Garfield ^C.o_rl!y Vegetation Department is recommending re-vegetation security in the amount of $10,230. -
(C) lmpacfa- setforfrt ln the impact statement and compliance with the
standatds confg,ingd in section 5.09.08 of this Reiolution. (A" g3-
061)
55.03.08 lnd ustrial Performance Standardt
lll ilrdugtrial operations in the County shatt comptywith applicabte County, S&r&', andFederal regulations rcgulating water, air and iroise f6ttution and siatt not oe
conductad in a manner constituting a public nuisance or hazard. Operations shalt be
conducted in such a manner as to minimize heat, dust, smoke, vibration, glare andodor and all other undesirable environmental el7ecfs beyond the boundarles of thepropefi in which such uses are located, in accord with the following standards;
(1) Volryne of sound generated shall comptywith the standards setforth in
the Colorudo Revised Stafufes atthertme any new application is made,(4. e3-061)
Staff Comments: lt is not anticipated that an office building is going to generate any sound
that would be in vi?lgtion of anystatutes. lt is assumed the no6e t['at dill be generited will
be from vehicle traffic and HVAC equipment
(2) Vibration_gSnerat3d: every use shall be so operated that the ground
vibration inherenfly and recunenfly generated ii not perceptible, wimout
instrument!, at any point of any boundary line of thi proiefty on whichthe usc is locatd;.
StaffGomments: One construction is complete, there should be no vibration generated bya permanent building
(3) Emissions of smoke and pafticulate matter: every use shall be
opented so as to comply with all Federul, Srare and County air quality
laws, regulations and standards.
Staff Gomments: Not applicable with the proposed office
(4) Emission of heat, glare, radiation and fumes: every use shatt De so
operated that it does not emit heai glare, radiation orfumes which
subshntially in/rlrterc with the existing use of adjoining prcperty or
which cons0lirtbs a public nuisance or hazard. Hartng of gases,
aircraftwaming signals, refl*tive painting of storage tanis, or other
such operations which may be requircd by taw as safety or air
pollution control meaaules shall be exempted from this provlp;ion.
Staff Comments: Not applicable with the proposed office
(5) Stotag9 anea, salvage yod, sanihry landfttt and mineral waste
disposal areas: (AgT-l1Z).
(A) Storage of flammable or explosivesolids orgases shall be in
accordance with accepted standards and laws and shall comply
with the national, stale and local firc codes and wrttten
rcco m nen datio n slco m m e n ts fro m th e a p p rc p ri ate I o c a tprot*tion district rqarding compliance wiflt frre appropriate
codes; (497-112)
Statr Gomments: No storage areas are proposed
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(B) At the discretion of the County Commissionerc, all outdoor
storage facilities may be required to be enclosed by fence,
landscaping orwall adeguate to conceal such facilitics from
adjacent propefty ; (AgT-1 I 2)
StaffComments: Not applicable with the proposed office
(C) No materials or rvasfes shall be deposited upon a propefi in
such form or manner that they may be fiansfened'off-thebroperty
by any rcasonably foresecable nafitral causcs orforcc; iegi-112)
staff comments: Not applicable with the proposed office
(o)?3i,f:"2'!,'iw,',2.ii!tril,g!,9!,!r!:d[?Wubiectto(A)and
subdivision.
from any
propefi
1- The minimum lot slze is five (5) acrcs and is not a platted
2. The_gg^ulgyent 2torag.e ?rea-is not placed any closer than 3il) ftex,st, ng residential dwelli no,3. All.equipment stoqage wiil be dnclosed in an area with screenino
";I;3':,:lgfrL!:!!7:1,!l.height
and obscurcd from view at th-e
rencing or a :S:ffiil!fl"ffit :l;'ilr'e::{H:lrtr"flldscaetng, stght obscurtng
4- Any repair and maintenance activity requirins the use ofequipm-ent that will genetate nose, 6do,rs or qtirc bevoii niprc.p-erty boundaries wiil be conduited iitnii i-iu-iliiiZ'i-,outctoors during the hours of g a,m. to 6 p.m,, Mon.-Fi. -----v
5. Loading anQ _unloading of vehicles shalt be conducted on orfuateano may not be conducted on any public right_of_way.
Statr Comments: Not applicable with the proposed office
(E) 4!,y,storuge aree for uses nof assoclated wlth natural nesourcessnaa not exceed ten (i0) acres in size. (Ag7_112)
Staff Comments: No additional storage is proposed.
H llytignting of storage area shall be pointed downward and inward
1o_?9,_ property center apd_shaded to prevent direct reftectioion adlacent propefly (A9T-112).
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(6) Water pollution: in a case in which potential hazards exist, it shatt be
necessary to install safeguards designed to comply with the
Regulations of the Environmental Protection Agency before operation of
the facilities may begin.
All percolation tests or ground water res;ource fests as may be
required by local or Stafe Health Officers must be met before operation of
the faciliti* may begin.
Staff Comments: TheApplicant has submitted a Storm WaterManagement plan aswells as
a Spill Prevention Control and Countermeasure Plan, as outlineO Uy tfre EpA. These two
measures shall ensure that all regulations of local, state and federal guidelines will be met
3. 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, that al! pertinent facts, matters and issues were submitted and that al!
interested parties were heard at that meeting.
3. That for the above stated and other reasons, the proposed Speciat Use permit is in
the best interest of the health, safety, convenience, order, prosperity and welfare ofthe citizens of Garfield County.
4- That the application is in conformance with the Garfield County Zoning Resolution
of 1978, as amended.
4- STAFF RECOMENDATION: Staff is recommending the board approve the Special Use
Permit to allow Phase 3 of the Parachute Creek Gas Plant with the iollowing 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 explicifly 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- That prior to issuance of the Special Use Permit the applicant shall provide a re-
vegetation security in the amount of $10,230 (2.41 acres x $3,000 tacre).
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That this facility is for the sole use of the ApplicanUOperator. lf any other entities areto be added as users, then they would be subject to an additional SUp as well asrules and regulations as administered by the C-OOCC,
The Applicant shall comply with all standards as set forth in SS.03.08 "lndustrial
Performance Standards" of the Garfield County Zoning Resolution of 197g as
amended.
5. RECOMMENDED MOTION
'l move to approve the Special Use Permitto expand the office complex, owned byWilliams
Production RMT Company located at 1058 CR 215, Parachute, Colorado, with the conditions1-5 as listed in the staff report."/:tu{" pr*7
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Page I ofl
Richard Wheeler
From: Jake Mall
Sent Monday, Apilt 17, 2006 11:29 Att
To: Richard \Meeler
Subiect RE: \Mlliams offtce
Richard:
I met with Phil vaughn on site and we agreed on the driveway access.issueg and signage to go with the drivewayPhil agreed that a stop sign were warraited on the existing ;;**ry that will be used. I will issue the newdriveway access permit upon final approval by the Bocc."l navl reao the traffic report and the engineerscomments and it sounds like a de-excel lane is not warranted. lf this is in fact the case then the site of the newdriveway access that Phil and I agreed to is where the new access permit will be issued.
Jake B. Mall
From: Richard Wheeler
Sent: Monday, April t7,20069:24 AM
Tor Steve Anffrony; Jake Mall
Subjecil Williams office
Steve
Jake
I would like to get your comments on wittiams' new office building. I assume you have already been incommunication with Phil Vaughn. I need to get the corments tairty qoon. r realize nat normally we give twoweeks for comments' I was hoping to get cohments back by April 26 -next wednesoiy. Do either of you needto look at a complete applicationz lt so t can get one out tooLy.-rnanr,s toiyouitime in nis matter.
Richard Wreeler
EXHIBIT
4/27t2006
MEMORANDUM
To: Richard Wheeler
From: Steve Anthony
Re: Comments on the Williams Office Expansion
The applicant has stated that the surface areato be disturbed is 3.41 acres. Based on
that calculation staffis requesting Williams provide a revegetation security in the amountof $10230 (3.41 acres x $3fi)O/acre).
EXHIBIT
EXHIBIT
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PARKING REQUIREMENTS
r sac/ro s (€xruoire sTffi^c( ne)
lrt [m : I7,JD S-A7J $ - r5,g 5fhd l:ls r l2-$4 {-1,21a $ - t.2{ SSrlM &BNC: 4S S - 1707,
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cPa RUG CI9 '05 El8:18
Sld Ltndauar
P.O. Box 626, 0933 County ttd. 21S
ParacfruE, CO BI6SE
April 26, 2006
Gcrfltld Gounty CommirdonolE
109, 8th,, Sulte 800
Glenwood Springs, CO 81601
BFi Expanslort of.a1 Existirtg Office Buildlng by Williirms producgon RMT Co. at1o5E County Road 21S, parachute, CO Bt6iS'
Ladles and Genflemen:
Prior to the county granting this expansion permlt, V/illiarns (Willtarns productlon
RMT Co,) should be required to conirol and manaje rf," trafric oriifig from theirofflce areas- Presently, some of thelr vehicles ani their contratorrs v1htcl"s,-ufter.exiting their office. artas, speed either toward town ot' north uf paractruie Creek.often these vehicles have modlfled muffler systems .;or mufnirs thai trave ueenconverted to straig-ht plpes) and these vehiclei can trl heard aI over-the vauey andaround th€ town of Parachute.
The--nol$e slgns that are-ln plage{ on County Road 2tS In thls area are comptetetylnefrective' Not only do somi of the drivers 'break thc law o, ,rm"iilstems, uutth-ey also lEnore the Jake brake restrictlon on the hill Just north of thg wiltiams,Office.
Also, I would tike to know how the sontractor(s) that trave ofrices (with 50 to 100employees) at this-locationlfit into the over'ail expanston schemt of the extsthgofflce buildlng. often, employees trying to exit frorn the Williarns office locationrnust wait for some time, because of .hiavy trafric, before they can ,li"sr CountyRoad 215. Even at our locatlon, right across frorn Williams, vye often have oirfiiriltryaccessing County Road 215.
In additlon to the heavy trafrlc and nolse, there exists the prohlem of mud on thecounty road in thls arca. The rnud is comlng frorn th,r welt sites. I realize thatwilliams has grave.led a lot of the roads to tfie well slfes, froweuer, wEiie strrth-aving lots of mud deposttcd on the county road in frorri ol'ow p'.ope.tv, whEnthis rrrud dries, Witliarns uses a road brustr to clean the pavemedt. 'I,m not surewhlch ls the wonse sltuatlon, deallng wlth the mud unt t wirn aown Uv-tfre-iraffic, orthe huge clouds or {st stlrred up bX the road brush, which, tf the wind is blowiirg tnour direction, subJects ys-to a regulbr dust storm. Vvilfiami needs to heve a pla-nto control the mud and dust probtams, prior to exparrsion of the existing omiebullding.
EXHIBIT
{8
Pa3 RUG @9 'ElS 08:18
Also, we want to be aszured that their additlonal yard lights will be turned in towardthelr. property, not polnted at our resraenie,
- p;"i;ntl;' thui. contractor at thtslocation has tights, whtch are not the soft o.ange-typd, point*O ai,=.dli aiouresidence. I h.ve contacted the contractor sevlral'iirie's aoout ttresJ'riJhts. As aresult, the lights are turned ofr for a short time, then iiter, they are Hrned rightback on.
Slncerely,-#{M*^
Sld Undauer
i'r'r*on*)'
-vlt, I o v OPY
Bond No.: K0499L205
RECLAMATION (REVEGETATION) BOND
KNow ALL MEN BY THESE PRESENTS, that the undersigned wi1li-amsProduction RMT Company as Principal and Westchester Firq Insurance
Company as Surety are held and firmly bound unto Board of County
Commissioners of Garfield County, Colorado, as Obligee in the penal sum of Ten Thousand
Two Hundred Thirty and No/100---($10,230.00) _ for the payment of which, well
ind themselves, their heirs,
executors, administrators, successors and assigns, jointly and severally, firmly by these presents.
WHEREAS, the Principal has applied for a Special Use Permit and the BOCC has
required a revegetation bond securing Principal's performance under the Garfield County Weed
Management Plan and the Principal's "Site Rehabilitation Plan - Williams Production RMT
Company - Office Building Expansion" as a condition of approval of the SUP, all as more
specifically set out in the BOCC resolution dated June 5,2006.
NOW, THEREFORE, if such permit is granted and if the Principal shall faithfully
perform its duties under the terms of the permit, then this obligation shall be null and void,
otherwise to remain in full force and effect.
PROVIDED, that if Surety shall so elect, this bond may be cancelled as to subsequent
liability by giving thirty (30) days notice in writing to both the Principal and Obligee.
IN WITNESS
scale this 4rh
June 5th
WHEREOF, the Principal and Surety have hereunto set their hands and
day of t"tav ,2006. The effective date of this bond is
2006.
WILLIAMS PRODUCTION RMT COMPANY(Seal)
Westchester Fire Insurance Company
Melissa dick,At.torney-in-f act
(Seal)
