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HomeMy WebLinkAbout25. Contractor's Yard NarrativeEdward B. Olszewski Melody D. Massih Amanda N. Maurer OLSZEWSKI, MASSIH & MAURER, P.C. ATTORNEYS AT LAW P.O. Box 916 214 — 8TH STREET, SUITE 210 GLENWOOD SPRINGS, CO 81602 TELEPHONE: 970.928.9100 FACSIMILE: 970.928.9600 April 11, 2012 Fred Jarman, Director Molly Orkild-Larson, Senior Planner Garfield County Building and Planning Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Website: www.ommpc.com RE: Major Impact Review for Nathan and Becky Schaeffer, BNS Services, LLC Contractor's Yard Dear Fred and Molly: I am submitting the Major Impact Review Application and the following supplemental materials on behalf of the applicants Nathan and Becky Schaeffer: Project Narrative: Nathan and Becky Schaeffer own a 37.733 acre parcel of property located at 2456 CR 301, Parachute, Colorado ("Property") designated for agricultural use. The purpose of this application is to request approval of a Contractor's Yard. The Schaeffers own and operate a company called BNS Services, LLC ("BNS Services"), which supplies gas processing equipment for the oil and gas industry. BNS Services currently has its headquarters at Traveler's Highlands, and Schaeffers wish to relocate the operations of BNS Services to the Property. BNS Services' hours of operation are from 7:00 am to 5:00 pm, Monday through Friday. The main business office for BNS Services is located off-site in Parachute, and would continue to be off-site. BNS Services currently has 2 non -office employees. In many instances, employees come and go directly to job sites without reporting to BNS Services' headquarters. Occasionally two of the employees come to the company headquarters to pick up supplies or a company vehicle. Thus, increased traffic to the property will be very minimal and will not impact the roadway system, as is shown in more detail in the traffic study which is submitted herewith. Access to the Contractor's Yard will be from County Road 301, which runs along the northerly border of the property. There is an existing gravel road in place on the Property from CR 301 to the area designated for the Contractor's Yard. No new or expanded access is being requested. BNS Services has 5 vehicles for company use, not all of which will be located on the Property. Applicants own approximately 4 pieces of large equipment and will be seeking to OLSZEWSKI, MASSIH & MAURER, P.C. Schaeffer Major Impact Review April 11, 2012 Page 2 of 4 store these items on the Property within the area designated as a Contractor's Yard when this equipment is not in use at job sites. Schaeffers will be building a 50' x 100' shop on the Property for the business, and as set forth above, the main business office will continue to be off- site. Applicants will be using approximately 3 acres of the Property for the shop and for storage of materials and equipment used as a part of the business. Building design and scale of development will be in compliance with Article VII, Section 7-302 and 7-303. No other structures are being proposed and no other power or utility service will be needed. The site is already being served by an existing well, Commercial Well Permit number 287650. There will be one sink and one toilet in the shop, and no outdoor irrigation for lawns or gardens. Any and all parking will be within the contractor's yard. There will not be any storage or disposal of fluids on site. Storage of the small amount of equipment for the Contractor's Yard is consistent with the surrounding agricultural uses, including outdoor storage of tractors and other agricultural equipment. The large size of the Property and the natural topography will prevent the contractor's yard from visually impacting neighbors and some additional drought -resistant screening (via trees to be planted) will be installed to obscure storage from view. Landscaping will be installed in conjunction with Article VII, Section 7-305. There will not be lighting or signs that that will visually impact neighboring properties. Any lighting that is installed will be in compliance with Article VII, Section 7-305. In addition, there will be no dust, odors, gas, fumes or glare that will be emitted at levels that are objectionable to adjacent properties. Noise is not an issue as there will be no noise -creating operations being run on the Property, but all sound volumes will comply with standards set forth in the Colorado Revised Statutes. The proposed contractor's yard will not interfere with future uses of surrounding property. The proposed use is not out of character for the area, as there are at least four other permitted contractor's yards in the near vicinity of the Property and other neighbors also have industrial type businesses or agricultural operations with large equipment storage operating in the area. The Garfield County Comprehensive Plan 2030 depicts the area in which the Property is located as being zoned Med HD (2 to < 6 Ac/Du). Given the size of this property and the surrounding properties, it is highly improbable that this area will turn into residential developments of medium density within the next two decades. First, residential development in Garfield County, particularly in this area, has slowed significantly since 2008. In addition, the surrounding properties are generally large parcels and are currently used for similar purposes as Schaeffer's proposed uses. Further, significant oil and gas drilling is occurring in the area where the Property is located and there is already a large volume of drilling related traffic to and from County Road 301. The following documents and maps are enclosed: 1. Major Impact Review Application Form; 2. Application fee of $525.00; 3. Signed Agreement for Payment; 4. Warranty Deed dated December 9, 2009 for the Property; E:\Contractor's Yard Narrative.doc OLSZEWSKI, MASSIH & MAURER, P.C. Schaeffer Major Impact Review April 11, 2012 Page 3 of 4 5. Letter authorizing Melody D. Massih to act as Schaeffer's agent for the purposes of this Major Impact Review Application; 6. The Assessor's map showing the subject property and all adjacent landowners. Also attached is a list of all property owners with in 200 feet of the Property and the mineral interest owners; 7. Vicinity Map depicting Proposed Storage Yard; 8. Pre -Application Conference Summary; 9. Improvement and Topographic Survey: 10. Site Plan; 11. Erosion and Sedimentation Control Plan; 12. Landscaping Plan; 13. Traffic Analysis Report; 14. Hazards Memorandum; 15. Natural Habitat Memorandum; 16. Geology Information Memorandum; 17. Commercial Well Permit No. 287650; 18. Water Supply Memorandum; 19. Reclamation Plan; 20. Environmental Effects Memorandum. Applicant requests an exemption from the following land use resolution submittal requirements located in Article VII, Standards: 1) As stated in the Pre -Application Conference Summary, an Improvements Agreement is not appropriate and should be waived. 2) We are requesting a waiver of the requirement set forth in Section 4-502(D)12 Resource Areas and Section 7-211 Areas with Archeological, Paleontological or Historical Importance: We have not undertaken a full study on this topic, as it would be very costly and we feel unnecessary given the level of development we are seeking. Our engineer does not have access to any database supplying this information, and has been able to obtain waivers from the County in the past for this report on other similar projects. These waivers have been granted on the basis that there has already been development in those areas, there has already been a disturbance of the area, and there are likely none of the resources as listed. This is true for the subject property; the contemplated area has already been disturbed, the other properties in the vicinity of the Contractor's Yard have already been developed and other contractor's yards have been permitted in this same area, and it is likely this property is not within the protected area referred to in these Sections. As you know, this Contractor's Yard will consist of 5 acres or less having one 50' X 100' shop and some gravel areas for storage of 4 to 5 pieces of equipment. The remainder of the property (approximately 35 acres) will be undeveloped. This is not a significant development of several acres of ground. It would put an unnecessary burden on Applicant to require this study. As such, we would ask for a waiver from the report required by these Sections. This is the only waiver of any report that we are requesting. E:\Contractor's Yard Narrative.doc OLSZEWSKI, MASSIH & MAURER, P.C. Schaeffer Major Impact Review April 11, 2012 Page 4 of 4 3) We request that the requirement for the Drainage Report set forth in Section 7-206 be delayed until approval of the Contactor's Yard and submission of a building permit. We have addressed some of these issues in the Erosion and Sedimentation Control Plan. As can be seen from the Erosion and Sedimentation Control Plan, the impacts of this development will not greatly or immediately effect neighboring structures. We will provide more detailed information with regard to the drainage when the architecture for the structure on the property is finalized, as the calculations with regard to drainage will not be finalized until this time. This is a costly report, and my client would like to wait until such time as the application is approved to spend the resources on this report. Completion and approval of this report can be a condition of approval of the Contractor's Yard. Applicant is submitting three (3) copies of the application form, this correspondence and associated documents. Please contact me with any questions regarding this application. Thank you for your time and assistance in this matter. Very truly yours, OLSZEWSKI, MASSIH & MAURER, P.C. By: Melody D. Massih MDM:mkd Enclosures cc: Nate and Becky Schaeffer E:\Contractor's Yard Narrative.doc