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HomeMy WebLinkAbout5.1 Division 1 Narrative FINALOXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites General Approval Standards Narrative Article 7 Division 1 1.0 Introduction The following section addresses the requirements for the General Approval Standards under Article 7, Division 1 of the Garfield County Land Use and Development Code (LUDC). 2.0 Section 7-101. ZONE DISTRICT USE REGULATIONS. The Land Use Change shall comply with Article 3, Zoning, including any applicable zone district use restrictions and regulations. The proposed facility will comply with all zone district restrictions and regulations. The subject parcel is zoned Resource Lands - Plateau and is within the minimal setbacks. The 697-16-16 storage site is approximately 14,763 feet from the nearest adjacent property line. The 604-12- 13storage site is approximately 723 feet from the nearest adjacent property line. 2.1 Section 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS. The Land Use Change is in general conformance with the Garfield County Comprehensive Plan and complies with any applicable intergovernmental agreement. The applicant is not aware of any applicable Intergovernmental Agreement. The 604-12-13 and 697-16-16 storage sites are designed to conform to the Garfield County Comprehensive Plan. The proposed storage sites meet the applicable goals and policies listed in the Comprehensive Plan for Mineral Extraction. The Future Zoning of the subject parcel is Resource Production/Natural Area. The Future Zoning Figure is located in the Standards tab. Applicable Goals: 1. Ensure that mineral extraction is regulated appropriately to promote responsible development and provide benefit to the general public. The proposed storage sites will comply with all Garfield County and Colorado State regulations. The use of the proposed storage sites will benefit the general public by being located within OXY's operating area resulting in reduce traffic on public roads. 2. Ensure that mineral extraction activities mitigate their effects on the natural environment, including air quality, water quality, wildlife habitat or important visual resources. In compliance with the Garfield County Comprehensive Plan (GCCP), the storage sites are designed to minimize any impact to adjacent land. Equipment and supplies stored at the proposed sites will not impact air quality, water quality, important visual resources, or wildlife habitat. The proposed storage sites will be located on previously develop site within a 7732 acre parcel in a non - populated resource lands area. Details on the design of the facility are located in the Application Narrative and figures are provided in the Maps and Plans tab. The Wildlife Habitat Report is located in the Standards tab. Applicable Policies: General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 1 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites 3. Natural drainage patterns will be preserved or mitigated so the cumulative impact of mineral extraction activities will not cause storm drainage/floodwater patterns to exceed the capacity of natural or constructed drainage ways, or to subject other areas to increased flooding, erosion or sedimentation or result in pollution to streams, rivers or other natural bodies of water. The proposed sites have been graded to minimize any stormwater impacts. Drainage control plans and mitigation efforts are detailed in the Drainage Report, located in the Grading and Drainage Plan tab. No drainage patterns will be impacted by the proposed use at the previously developed site locations. Sediment trap and drainage swales on the site prevent any impacts to surrounding lands. Floodplain and flood fringe delineations are depicted in the Floodplain Figure located in the Grading and Drainage Plan Tab. The 100 -year floodplain boundaries are well outside the immediate vicinity of the 697-16-16 and 604-12-13 storage sites perimeters as shown on the Floodplain Figure. 4. Facilities that are appurtenances to oil/gas development activities (compressors, etc.) are considered appropriate in all land uses so long as they meet the respective mitigation requirements of the ULUR to maintain compatibility with surrounding land uses. The propose storage sites are a necessary accessory to natural resource extractions performed by OXY. The locations of the storage sites were designed to achieve optimal efficiency while minimizing impacts. The proposed site will meet the criteria for all Resource Lands Zone District standards. 2.2 Section 7-103. COMPATIBILITY. The nature, scale, and intensity of the proposed use are compatible with adjacent land uses. The proposed sites will be located in an area with current natural gas exploration and production activities. The storage sites are designed to minimize any impact to adjacent land and are located within OXY's operating field. 2.3 Section 7-104. SOURCE OF WATER. All applications for Land Use Change Permits shall have an adequate, reliable, physical, long-term, and legal water supply to serve the use, except for land uses that do not require water, or that contain Temporary Facilities served by a licensed water hauler. The standard Sufficient, Adequate, Legal, and Physical Source of Water, Section 7-104 of the Garfield County LUDC, is not applicable to the proposed use. The proposed facilities will not require water for personnel. The storage sites will not have personnel staffed at the sites on a regular continuous basis. Due to the minimal presence of employees onsite, drinking water use will not be required onsite during operations. Drinking water will be provided to personnel in the form of bottled water. A well will not be installed on site nor will irrigation be required for the proposed use. 2.4 Section 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. The Land Use Change shall be served by water distribution and wastewater systems that are adequate to serve the proposed use and density. The standard "Adequate Central Water Distribution and Wastewater Systems," Section 7-105 of the Garfield County LUDC, is not applicable to the proposed use. The subject use is not served by an existing public collection system or treatment facility nor is an on-site wastewater treatment General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 2 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites systems proposed. During operations, personnel will not be required to be manned at the site. Due to the minimal presence of personnel onsite, a wastewater use will not be required onsite. A well will not be installed on site nor will irrigation be required for the proposed use. 2.5 Section 106. PUBLIC UTILITIES. The proposed use does not require the use or installation of any public utilities. Both sites will not require the use of electricity or water. 2.6 Section 7-107. ACCESS AND ROADWAYS. A. Access to Public Right -of -Way. All lots and parcels shall have legal and physical access to a public right-of-way. The proposed sites have legal access from existing private OXY roads which are accessed by County Road 213. The proposed sites will use the existing accesses that were established when the site locations were originally developed. Site access roads and the private OXY roads (Valley, Mountain, and Mesa) were analyzed separately. OXY roads are analyzed in the Rocksolid Statement and OXY Roadway Assessment, located in the Standards tab. The Roadway Standards Figure detailing site access roads are located in the Standards tab. The following section details the Storage Site access roads. B. Safe Access. Access to and from the use shall be safe and in conformance with applicable County, State, and Federal access regulations. Where the Land Use Change causes warrant(s) for improvements to State or Federal highways or County Roads, the developer shall be responsible for paying for those improvements. The subject sites were designed to allow safe access to the site from the OXY Mesa Road. The width of the access is 14 feet, meeting the Garfield County requirement of lane width of 12 feet minimum for Primitive road standards. The subject site does not warrant improvements to County Roads, State, or Federal Highways. The site is accessed from an existing private access road and does not result in a significant increase to traffic on public roads. All roads located on the subject parcel are maintained by OXY to achieve optimal safety, including speed restrictions, regular road maintenance, and snow maintenance. The sites will adhere to OXY's Fugitive Dust Mitigation plan, located in the Impact Analysis tab. The Traffic Study and Access Road figures are located in the Impact Analysis tab. The Storage Site Access Roadway Standards Figures are located in the Standards tab. C. Adequate Capacity. Access serving the proposed use shall have the capacity to efficiently and safely service the additional traffic generated by the use. The use shall not cause traffic congestion or unsafe traffic conditions, impacts to the County, State, and Federal roadway system shall be mitigated through roadway improvements or impact fees, or both. Vehicles accessing the site will not result in an overall significant increase to current traffic. The proposed sites will not cause congestion and unsafe conditions to the County, State, and Federal roadway systems. On average, 6 vehicles will access the site monthly from public roads for stormwater and vegetation inspections. Vehicles accessing the site for storage will come from other sites within OXY's property. The site was designed to allow up to 15 vehicles a day to access the site. Details on traffic statistics and recommendations are described in the Traffic Study, located in the Impact Analysis tab. The private lease road maintained and owned by Oxy is detailed in the OXY General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 3 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites Roadway Assessment. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. D. Road Dedications. All rights-of-way shall be dedicated to the public and so designated on the Final Plat. They will not, however, be accepted as County roads unless the BOCC specifically designates and accepts them as such. The proposed site is located on private land and is accessed by a private road owned by the applicant. The site will not allow public access. A right-of-way road dedication is not applicable to the site. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. E. Impacts Mitigated. Impacts to County roads associated with hauling, truck traffic, and equipment use shall be mitigated through roadway improvements or impact fees, or both. Impacts to County roads are not anticipated. The site will not result in an overall significant increase to current traffic. Details on traffic statistics and recommendations are described in the Traffic Study, located in the Impact Analysis tab. The site will adhere to OXY's Fugitive Dust Mitigation plan, located in the Impact Analysis tab. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. F. Design Standards. Roadways, surfaces, curbs and gutters, and sidewalks shall be provided as follows to Table 7-107. The Average Daily Traffic (ADT) for the proposed sites is 6 vehicles monthly for stormwater and vegetation inspections. During drilling or completions, up to 15 vehicles will access the site from other facilities within OXY's property. The sites were designed to meet the requirements of the Primitive road standards of Table 7-107 of the Garfield County LUDC. The Storage Site Access Roadway Standards Figures are located in the Standards tab. Table 7-107: Roadway Standards Design Standards Primitive/ Driveway 604-12-13 Access Road 697-16-16 Access Road Ft Design Capacity (ADT) 0 — 20 15 15 Minimum ROW Width (Feet) 15 to 30' 30 30 Lane Width (Feet) Single Lane 12 Single Lane 14 Single Lane 14 Shoulder Width (Feet) 0 0 0 Ditch Width (Feet) 32 n/a—See Below n/a—See Below Cross Slope 2% 2% 2% Shoulder Slope n/a n/a n/a Design Speed n/a n/a n/a Minimum Radius (Feet) 40 40 40 Maximum % Grade 12% 12% 12% Surface Native Material Native Material Native Material 1 As determined adequate in an engineering review. Primitive road shall be dedicated ROW, driveway can be dedicated as either an easement or ROW. 2 If determined necessary for adequate drainage. General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 4 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites Ditches have been determined unnecessary for adequate drainage and will not be installed at the sites. The sites have been designed by DR Griffin with stormwater and drainage controls to be constructed on each site. The sites will not require ditches along access roads; stormwater mitigations have been implemented in the overall design of the sites. The drainage plan was designed to allow proper drainage for site features, including access roads and storage areas. The site plans are located in the Maps and Plans tab. 1. Circulation and Alignment. The road system shall provide adequate and efficient internal circulation within the development and provide reasonable access to public highways serving the development. Roads shall be designed so that alignments will join in a logical manner and combine with adjacent road systems to form a continuous route from 1 area to another. The sites will be accessed from a private road owned and maintained by the applicant. The access roads within the sites were designed to allow adequate and efficient internal circulation for hauling trucks. Access to the sites will form a continuous route with the adjacent road and with other facilities on OXY's property. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. 2. Intersections. No more than 2 streets shall intersect at 1 point, with a minimum of 200 feet between off -set intersections, unless otherwise approved by the County. No more than 2 streets will intersect at 1 point. The site accesses and the private roads will be the only streets at the subject intersection. The site plans are located is the Maps and Plans tab. 3. Street Names. Street names shall be consistent with the names of existing streets in the same alignment. There shall be no duplication of street names in the County. A street name will not be given to the sites accesses. The sites are not accessed by a public road and the road does not allow public access to the sites. The accesses will be classified at a Primitive Roadway within the site perimeter. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. 4. Congestion and Safety. The road system shall be designed to minimize road congestion and unsafe conditions. The sites have been designed to minimize road congestion and unsafe conditions. The sites will be accessed from a private lease road and not a county or public road. The sites will be accessed by 6 vehicles a month and will not result in a significant increase to traffic. During drilling or completions, up to 15 vehicles will access each site from other facilities within OXY's property. The Traffic Analysis report is provided in the Impact Analysis tab. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. 5. Continuation of Roads and Dead -End Roads. Roads shall be arranged to provide for the continuation of major roads between adjacent properties when appropriate and necessary for traffic movement, effective fire protection, or efficient provision of utilities. The sites are located on private property and will be accessed by a private lease road owned and maintained by the applicant. The subject parcel is in the Resource Lands zone district and not a populated area. The 7732 acre subject parcel is located at the end of County Road 213. The sites will not impede the traffic movement. The Access Route figure is located in the Impact Analysis tab. The General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 5 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. 6. Relationship to Topography. Streets shall be designed to be compatible with the topography, creeks, wooded areas, and other natural features. Combinations of steep grades and curves should be avoided. When, due to topography, hazards or other design constraints, additional road width is necessary to provide for the public safety by cut and/or fill area, drainage area, or other road appurtenances along roadways, then dedication or right -of way in excess of the minimum standards set forth in this Code shall be required. The sites have been previously graded and graveled. Steep slopes and curves are not present in the design of the site accesses. The site accesses has been designed to allow safe access to each site. 7. Erosion and Drainage. The road system shall minimize erosion and provide for efficient and maintainable drainage structures. Site accesses will minimize erosion and have been designed with drainage features throughout the sites. The sites have been designed by DR Griffin with stormwater and drainage controls to be constructed on the site. Stormwater mitigations have been implemented in the overall design of the sites. The drainage plan was designed to allow proper drainage for site features, including access roads and storage areas. The site plans are located in the Maps and Plans tab. Drainage features are detailed in the documents provided in the Grading and Drainage Plan tab. 8. Commercial and Industrial. The roads and access in commercial and industrial developments shall be designed to minimize conflict between vehicular and pedestrian traffic. The proposed industrial sites will not create conflict between vehicular and pedestrian traffic. The sites are located on private property and are accessed by private roads operated and maintained by the applicant. Personnel on the site will work in areas of traffic. The sites were designed to eliminate potential hazards to personnel and will allow safe and efficient traffic flow. The Access Route figure is located in the Impact Analysis tab. The Storage Site Access Roadway Standards Figures and OXY Roadway Assessment are located in the Standards tab. 9. Emergency Access and Egress. Roads shall be designed so as to provide emergency access and egress for residents, occupants, and emergency equipment. Emergency access shall comply with provisions of the International Fire Code and requirements of applicable emergency services, such as fire protection, ambulance, and law enforcement. The site accesses have been designed to provide emergency access and egress for personnel and emergency equipment. Emergency responses and plans are detailed in the Emergency Response Plan, provided in the Maps and Plans tab. 10. Traffic Control and Street Lighting. Traffic control devices, street signs, street lighting, striping, and pedestrian crosswalks are to be provided as required by the County Road and Bridge Department or other referral agencies. The sites will not require traffic control devices or street lighting. The sites are located on private property and are accessed by a private road operated and maintained by the applicant. The subject parcel is in the Resource Lands zone district and not a populated area. The 7732 acre subject parcel is located at the end of County Road 213. General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 6 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites 11. Drainage Structures. Site accesses have been designed with drainage features throughout the site. The sites have been designed by DR Griffin with stormwater and drainage controls to be constructed on the site. Stormwater mitigations have been implemented in the overall design of the sites. The drainage plan was designed to allow proper drainage for site features, including access roads and storage areas. The site plan is located in the Maps and Plans tab. Drainage features are detailed in the documents provided in the Grading and Drainage Plan tab. The Storage Site Access Roadway Standards Figures are located in the Standards tab. 12. Roadside Ditches. Water flowing in roadside ditches shall be diverted away from the road as quickly as possible. In no case shall water travel in a roadside ditch for a distance greater than 800 feet or have a flow greater than 5 cubic feet per second during a 25 year, 24-hour storm event. Ditches have been determined unnecessary for adequate drainage and will not be installed at the sites. The sites have been designed by DR Griffin with stormwater and drainage controls to be constructed on the sites. The sites will not require ditches along access roads; stormwater mitigations have been implemented in the overall design of the sites. The drainage plans were designed to allow proper drainage for site features, including access roads and storage areas. The site plans are located in the Maps and Plans tab. The Storage Site Access Roadway Standards Figures are located in the Standards tab. 2.7 Section 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS. Land subject to identified Natural and Geologic Hazards, such as falling rock, landslides, snow slides, mud flows, radiation, flooding, or high water tables, shall not be developed unless it has been designed to eliminate or mitigate the potential effects of hazardous site conditions as designed by a qualified professional engineer and as approved by the County. The sites are not located within a 100 -year floodplain. The Hydrologic Features Figures and Floodplain Figures are located in the Grading and Drainage Plan tab. A geologic hazards analysis was conducted for both sites. The report identified rockfalls and steep slopes are potential geologic hazards for both sites. The sites have been designed to mitigate these potential hazards. The Sites and access roads are in an area with potential for rockfall. The Sites will be constructed with a buffer area around the perimeter to protect it in the event of rock falls. Site locations have been analyzed by two Professional Engineers, DR Griffin Associates (DRG) and Rock Solid Solutions. In the Drainage Report, DRG proposed BMPs. The Slope Stability Report determined that the proposed site locations are in a stable geologic location and the sites were designed to minimize any potential risks. The Geologic Hazards Report and Slope Stability Report are located in the Impact Analysis tab. 2.8 Section 7-109. FIRE PROTECTION. A. Adequate Fire Protection. Adequate fire protection will be provided for each land use change as required by the appropriate fire protection district. General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 7 of 8 OXY USA WTP LP 604-12-13 and 697-16-16 Storage Sites The proposed sites are located within the DeBeque Fire Protection District. The sites were designed to meet all requirements of the DeBeque Fire Protection District. B. Subdivisions. All divisions of land must be reviewed and approved by the appropriate fire protection district for adequate primary and secondary access, fire lanes, water sources for fire protection, fire hydrants, and maintenance provisions. The standard "Fire Protection: Subdivisions", Section 7-109 B. of the Garfield County LUDC, is not applicable to the proposed use. The sites will be an industrial use and no division of land will occur. General Approval Standards Narrative Garfield County Administrative Review, 2015 Page 8 of 8