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HomeMy WebLinkAbout5.3 Division 3 Narrative FINALOXY USA WTP LP 697-16-16 and 604-12-13 Storage Sites Additional Standards for Industrial Uses Narrative Article 7 - Division 3 1.0 Introduction The following section addresses the requirements for the Site Planning and Development Standards under Article 7, Division 3 of the Garfield County Land Use and Development Code (LUDC). 2.0 Section 7-301. COMPATIBLE DESIGN. The design of development associated with the land use change shall be compatible with the existing character of adjacent uses. A. Site Organization. The site shall be organized in a way that considers the relationship to streets and lots, solar access, parking, pedestrian access, and access to common areas. The proposed sites are located in an unpopulated area on a 7732 acre parcel and not adjacent to public streets, parking, pedestrian access, and common areas. The sites will not impede solar access to adjacent parcels. The site plans and vicinity maps are located in the Maps and Plans tab. B. Operational Characteristics. The operations of activities on the site shall be managed to avoid nuisances to adjacent uses relating to hours of operations, parking, service delivery, and location of service areas and docks. 1. Dust, odors, gas, fumes, and glare shall not be emitted at levels that are reasonably objectionable to adjacent property. The proposed sites will not produce nuisances that are objectionable to adjacent properties. Lighting will not be installed or required at the sites. Odors, gas, and fumes are not anticipated at the proposed sites. Equipment and supplies stored will not emit odors or fumes. The 697-16-16 storage site is approximately 14,763 feet from the nearest adjacent property line. The 604-12-13 storage site is approximately 723 feet from the nearest adjacent property line. 2. Noise shall not exceed State noise standards pursuant to C.R.S., Article 12 of Title 25, unless the use is regulated by the COGCC. In this case, the use shall be subject to COGCC Rules regarding noise abatement. No equipment will be operated at the proposed storage sites. Personnel will only access the sites during loading and unloading activities. Construction is not anticipated for the proposed storage sites. During normal operation, minimal noise levels will be produced from vehicles accessing the sites. The proposed storages sites meet the Light Industrial noise standards. Compliance points for noise are measured at 350 feet or the property line, whichever is greater. The proposed sites are both located more than 350 feet from the property line. The 697-16-16 storage site is approximately 14,763 feet from the nearest adjacent property line. The 604-12-13 storage site is approximately 723 feet from the nearest adjacent property line. The proposed sites meet the Light Industrial Noise Standards based on natural topography, vegetation, and distance to adjacent parcels. 3. Hours of operation shall be established to minimize impacts to adjacent land uses. Site Planning and Development Standards Narrative Garfield County Administrative Review, 2015 Page 1 of 4 OXY USA WTP LP 697-16-16 and 604-12-13 Storage Sites The proposed storage areas will not be manned on a continuous basis with personnel only being present during unloading and loading of equipment and supplies. Access to the site will be infrequent, but allow access full time to accommodate other facilities. The sites are not located in close proximity to any residences and is located in and adjacent to the Resource Lands zone district. Adjacent land uses include natural resource activities and public lands. C. Buffering. Buffering shall be installed to mitigate visual, noise, or similar impacts to adjacent property whenever adjacent uses are in a different zone district. The subject sites are located within the Resource Lands zone district. Adjacent properties are zoned Resource Lands or Public Lands. The sites are located on a 7732 acre parcel and natural topographic features buffer the site. The sites have been designed to minimize visual, noise, and other impacts to adjacent properties. The subject sites are located in an area surrounded by natural resource activities. The sites are not within close proximity to residences or businesses. The 697- 16-16 storage site is approximately 14,763 feet from the nearest adjacent property line. The 604- 12-1316 storage site is approximately 723 feet from the nearest adjacent property line. D. Materials. Exterior facades shall be constructed with materials that do not detract from adjacent buildings or uses. No permanent buildings or structures will be located at the proposed storage sites. Equipment and supplies stored at the site are typically painted natural colors to blend with the surrounding background. The 697-16-16 storage site is approximately 14,763 feet from the nearest adjacent property line. The 604-12-13 storage site is approximately 723 feet from the nearest adjacent property line. Site photos are located in the Impact Analysis tab. 2.1 Section 7-302. OFF-STREET PARKING AND LOADING STANDARDS. The Off -Street Parking and Loading Standards, Section 7-302 of the Garfield County LUDC, is not applicable to the proposed use. The proposed site locations do not have a designated parking area due to the minimal presence of employees onsite. The sites are located on private property and prohibits public access. 2.2 Section 7-303. LANDSCAPING STANDARDS The Landscaping Standards, Section 7-303 of the Garfield County LUDC, is not applicable to the proposed industrial use, Storage Sites. 2.3 Section 7-304. LIGHTING STANDARDS. Any exterior lighting shall meet the following conditions: A. Downcast Lighting. Exterior lighting shall be designed so that light is directed inward, towards the interior of the Subdivision or site. No lighting will be installed at the proposed sites. Temporary lighting may be used during loading and unloading activities. All temporary lighting will be directed inward, towards the interior of the proposed site. B. Shielded Lighting. Site Planning and Development Standards Narrative Garfield County Administrative Review, 2015 Page 2 of 4 OXY USA WTP LP 697-16-16 and 604-12-13 Storage Sites Exterior lighting shall be fully shielded or arranged in a manner so that concentrated rays of light will not shine directly onto other properties. No lighting will be installed at the proposed sites. Temporary lighting may be used during loading and unloading activities. All temporary lighting will be arranged in a manner so that concentrated rays of light will not shine directly onto other properties. C. Hazardous Lighting. The direct or reflected light from any light source shall not create a traffic hazard. Colored lights shall not be used in such a way as to be confused or construed as traffic control devices. No lighting will be installed at the proposed sites. Temporary lighting may be used during loading and unloading activities. Temporary lighting will not cause a traffic hazard and will be directed towards the road. Colored lights will not be used at the site. D. Flashing Lights. Blinking, flashing, or fluttering lights, or other illuminated device that has a changing light intensity, brightness, or color, shall be prohibited in all zone districts. No lighting will be installed at the proposed sites. Temporary lighting may be used during loading and unloading activities. Temporary lighting will not blink, flash, or flutter or change in any manner. E. Height Limitations. Light sources which exceed 40 feet in height shall not be permitted except for temporary holiday displays or as required by local, State or Federal regulations. No lighting will be installed at the proposed sitess, Temporary lighting may be used during loading and unloading activities. Temporary lighting will not exceed 40 feet in height. 2.4 Section 7-305. SNOW STORAGE STANDARDS. All residential uses except for multi -family are exempt from this section, unless the residential use includes a common outdoor parking area. A. Minimum Area. A designated area sufficient to store snow from the entire parking area shall be provided. As a general guideline, and considering the varying elevations and snowfall amounts throughout the County, it is anticipated that a minimum area equivalent to 2.5% of the total area of the required off-street parking and loading area, including access drives, shall be designated to serve as a snow storage area. Snow will be directed towards BMPs. Plowed snow will be placed near the outer boundary of the pad allowing pad swales to collect the snow melt and route it to the sediment traps. Details on snow storage are provided in the Drainage Reports (located in the Drainage and Grading Plan tab) and Site Plans (located in the Maps and Plans tab). B. Storage in Parking Spaces Prohibited. Required off-street parking and loading areas shall not be used for snow storage. Loading areas will not be used for snow storage. The snow storage areas are depicted in the Site Plan, located in the Maps and Plans tab. C. Storage in Yards and Open Space Permitted. Site Planning and Development Standards Narrative Garfield County Administrative Review, 2015 Page 3 of 4 OXY USA WTP LP 697-16-16 and 604-12-13 Storage Sites Snow stored in a yard or Open Space shall not be located in a manner that restricts access or circulation, or obstructs the view of motorists. Stored snow will not restrict access or circulation, or obstruct the view of motorists. The snow storage is detailed in the Site Plans, located in the Maps and Plans tab. D. Storage on Public Roadways Prohibited. Public roads shall not be used for snow storage. The proposed sites will not store snow on public roads. The snow storage areas are depicted in the Site Plans, located in the Maps and Plans tab. E. Drainage. Adequate drainage shall be provided for the snow storage area to accommodate snowmelt and to ensure it does not drain onto adjacent property. Snowmelt will not drain into adjacent properties and will be contained by drainage features installed on the subject sites. Snow will be directed towards BMPs. Plowed snow will be placed near the outer boundary of the pad allowing pad swales to collect the snow melt and route it to the sediment traps. Details on snow storage are located in the Drainage Reports (located in the Drainage and Grading Plan tab) and Site Plans (located in the Maps and Plans tab). 2.5 Section 7-306. TRAIL AND WALKWAY STANDARDS. A. Recreational and Community Facility Access. A multi -modal connection, such as a trail or sidewalk, shall be provided in a development where links to schools, shopping areas, parks, trails, greenbelts, and other public facilities are feasible. The Trail and Walkway Standards, Section 7-306 of the Garfield County LUDC, is not applicable to the proposed use. Public access is prohibited and the sites are located on private property. Site Planning and Development Standards Narrative Garfield County Administrative Review, 2015 Page 4 of 4