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HomeMy WebLinkAbout7 K19 Standards AnalysisArticle 7 Standards Analysis Encana Oil & Gas (USA) Inc K19NE Storage Facility (Laydown Yard) OA Project No. 014-2797 OLSSON ASSOCIATES Article 7 — Standards Analysis Encana Oil & Gas (USA) Inc. K19 Storage Facility (Laydown Yard) DIVISION 1. GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS SECTION 7-101. ZONE DISTRICT USE RESTRICTIONS The subject property is located in the Rural (R) zone district of Garfield County on Lot 3 of Section 19, Township 6 South, Range 92 West of the 6th Prime Meridian. The proposed use is considered a Storage use according to Table 3-403: Use Table of the Garfield County Unified Land Use and Development Code. This use requires a Limited Impact Review (LIR) to obtain a Land Use Change Permit (LUCP). SECTION 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS The K19 Laydown Yard generally conforms to the Garfield County Comprehensive Plan. The site is designated in the Garfield County Comprehensive Plan 2030 as a Residential Medium High (RMH) area with a residential density of 2 to 6 acres per dwelling unit. According to the Comprehensive Plan, 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 Land Use and Development Code to maintain compatibility with surrounding land uses. The existing use is not within an area governed by an intergovernmental agreement. SECTION 7-103. COMPATIBILITY The proposed site is located within the boundaries of an 88.5 acre property. The storage use would be limited to a 5.17 acre area. Rural residential, natural gas development, light industrial, and agriculture are the predominate uses on the subject parcel and surrounding properties. The closest residential use to the proposed laydown yard is approximately 0.75 miles to the north The proposed use is intended to provide a centralized and convenient storage location for the natural gas operations in the immediate area. This proposed use is compatible with and supportive of the adjacent uses. SECTION 7-104. SOURCE OF WATER A source of potable water will not be required for workers utilizing the site. This facility is not manned on a regular basis and does not require a water distribution and wastewater system to properly function. Workers will provide their own potable water in their trucks. Encana will provide personnel bottled or potable water at their field office. A source of water is not required for the 760 Horizon Drive, Suite 102 TEL 970.263.7800 Grand Junction, CO 81506 FAX 970.263.7456 www.olssonassociates.com Encana Oil & Gas (USA) Inc. K19 Laydown Yard operation of the facility. The site will be used as a storage facility. Water will not be required for the operation of sanitary facilities. Portable toilets will be used, and all wastes will be hauled to a licensed treatment facility. Water will not be required for landscaping. No landscaping is proposed at this site. SECTION 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS A. Water Distribution System As stated above, the proposed facility will not require a source of water or a central water distribution system. B. Wastewater Systems As stated above, the proposed facility will not require a centralized wastewater system. Portable toilets will be used and wastes will be hauled to a licensed disposal facility. SECTION 7-106. PUBLIC UTILITIES The facility will not require public utilities in order to operate. SECTION 7-107. ACCESS AND ROADWAYS A. Access to Public Right of Way No new roads are proposed to accommodate the additional storage use. Access to the subject property is from County Road (CR) 333 via a private access road. The existing roadway and access are adequate for the anticipated low traffic volumes. Dust from the private driveway will be mitigated as appropriate. B. Safe Access The road functions adequately for its intended use and is typical of existing roads providing access to natural gas production facilities in Garfield County. C. Adequate Capacity The proposed facility will generate little traffic and the current road system has adequate capacity to support the proposal. See Traffic Analysis and Road Assessment reports included with this application for additional details. D. Road Dedications The road has a 45 foot wide Access Easement (Garfield County Reception Number 650315). This private road does not provide access to residential uses nor is it used by the general public on a regular basis. No new public roads are being built or dedicated as part of this project. Standards Analysis Page 2 Encana Oil & Gas (USA) Inc. K19 Laydown Yard E. Impacts Mitigated County roads will experience minor impacts from this project. The proposed storage use may actually reduce traffic impacts by limiting the need to haul equipment in and out of the area when it is needed. See the Traffic Analysis for further information. F. Design Standards The access driveway meets most of the Primitive Roadway/Driveway standards of Table 7- 107 of the Land Use and Development Code. The private access road does not meet the design standards for road grade, cross slope, or ditches. See Road Assessment report for more information. A Waiver of Standards request is being submitted as part of this submittal. SECTION 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS According to the Natural and Geological Hazard Assessment Report the project area is not subject to avalanche, rockfall, landslide, alluvial fan, slope, mud flow or debris fan, expansive soils, collapsible soils, faults, or radiation hazards. The Potts Loam soils are listed as having a high risk of corrosion to uncoated steel and a low risk of corrosion to concrete. This should not present a significant hazard. SECTION 7-109. FIRE PROTECTION Encana makes their Emergency Response Plan available to the appropriate fire protection district. If requested, Encana will orientate the appropriate fire protection district regarding this facility. DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS SECTION 7-201. AGRICULTURAL LANDS A. No Adverse Affect to Agricultural Operations The proposed use will not directly affect any agricultural operation. B. Domestic Animal Controls Dogs and other domestic animals will not be permitted on the property or allowed to interfere with livestock. C. Fences The site will not be fenced. D. Roads No new roads will be constructed to access this facility, and the existing road will be maintained. E. Irrigation Ditches The proposed use will not impact irrigation ditches. Standards Analysis Page 3 Encana Oil & Gas (USA) Inc. K19 Laydown Yard SECTION 7-202. WILDLIFE HABITAT AREAS A. Buffers Visual or sound buffers are not necessary to screen activity areas from habitat areas. According to the Wildlife Assessment accompanying this submittal, it is not likely that the proposed laydown yard would adversely affect federally listed wildlife species. No additional vegetation removal is associated with the laydown yard, since it was previously disturbed. As noted in the Wildlife Assessment, the project site was surveyed for the potential habitat for the greater sage grouse. No potential habitat exists in the area for the greater sage grouse. The greater sage grouse inhabits vast, continuous sagebrush communities. B. Locational Controls of Land Disturbance The project area is currently disturbed. No additional wildlife habitat disturbance will occur. According to the Biological Assessment the site is within CPW Game Management Unit 42 and Data Analysis Units D-12 and E-14. The site does not occur within CPW mapped migration corridors or habitat linkages for elk or deer. The site occurs within CPW mapped mule deer Overall Range, Severe Winter Range, Winter Range and Winter Concentration Area. The site occurs within CPW mapped elk Overall Range, Winter Range, Severe Winter Range, and Winter Concentration Area. C. Preservation of Native Vegetation The site will be reclaimed after the facility is no longer utilized and will be revegetated with native plant species. Noxious weeds will be controlled during the life of the facility and during the re-establishment of native plants. D. Habitat Compensation No critical wildlife habitat will be disturbed at this site. E. Domestic Animal Controls Domestic animals will not be kept on the site. SECTION 7-203. PROTECTION OF WATERBODIES A. Minimum Setback The proposed laydown yard is located approximately 500 feet from an unnamed drainage to the west, and 757 feet from an unnamed drainage to the east. The project area will be more than 35 feet from the Typical and Ordinary High Water elevation of this stream. B. Structures Permitted in Setback There will not be any structures located in this setback area. C. Structures and Activity Prohibited in Setback There will not be any structures or activities located in the buffer zone. Standards Analysis Page 4 Encana Oil & Gas (USA) Inc. K19 Laydown Yard D. Compliance with State and Federal Laws The facility will comply with all applicable state and federal laws. SECTION 7-204. DRAINAGE AND EROSION The site is an existing disturbed surface area. Minor additional surface disturbance may be required to accommodate the Grading and Drainage Plan. BMPs will be used to protect water bodies from stormwater runoff during the operation of this facility. This facility is more than 100 feet from a water body, and it does not create more than 10,000 square feet of impervious area. SECTION 7-205. ENVIRONMENTAL QUALITY A. Air Quality This facility will not cause air quality to be reduced below acceptable levels established by the Colorado Air Pollution Control Division and will comply with appropriate Colorado air emissions regulations as applicable. The equipment and materials proposed to be stored on site will not require an APEN. B. Water Quality This facility will be operated in compliance with all applicable State and Federal hazardous material regulations. There will be no hazardous materials stored at this proposed site. Implementation and adherence to Encana's Stormwater Management Plan (SWMP) BMPs and Spill Prevention Control and Countermeasures Plan (SPCC) will assure that water quality is protected. SECTION 7-206. WILDFIRE HAZARDS A. Location Restrictions The site is in a low wildfire hazard area according to the Garfield County on-line GIS map resources. F. Development Does Not Increase Potential Hazard The facility will not increase the potential intensity or duration of a wildfire, or adversely affect wildfire behavior or fuel composition. G. Roof Materials and Design No structures are being proposed. This standard is not applicable. SECTION 7-207. NATURAL AND GEOLOGIC HAZARDS A Natural and Geological Hazard Assessment Report is included with this application under a separate tab. A. Utilities B. Trenches for water pipelines, natural gas pipelines, and electrical lines are not expected to be associated with the proposed development of the K19 Storage Yard. The laydown Standards Analysis Page 5 Encana Oil & Gas (USA) Inc. K19 Laydown Yard yard will be used to store sections of pipe and equipment above grade for use elsewhere in the area and region. C. Development in Avalanche Hazard Areas The site is not located in a known avalanche hazard area. Winters are cold in the mountainous areas of Garfield County, and valleys are colder than the lower parts of adjacent mountains due to cold air drainage. Average seasonal snowfall in Garfield County is 50 inches. The greatest snow depth at any one time during the period of record from 1951 to 1974 was 29 inches recorded at Rifle, Colorado approximately 30 miles to the east of the proposed site. Much of the Rifle area is at a higher elevation than the town of Rifle and is somewhat cooler and receives more precipitation. Avalanches are not expected to affect the proposed laydown yard, since it is located at elevations between 6000 feet and 8000 feet. D. Development in Landslide Hazard Areas The Site is not in an area of landslides or potential landslides. E. Development in Rockfall Hazard Areas Rockfall areas are not a geological hazard in the area of the Site, but may exist in areas along Mamm Creek and its tributary drainages. F. Development in Alluvial Fan Hazard Area The Site is not in an area mapped as an alluvial fan hazard area. G. Slope Development Slope is not a geologic hazard in the vicinity of the site, but is in areas to the north and west along West Mamm Creek and Mamm Creek drainages. H. Development on Corrosive or Expansive Soils and Rock The Potts Loam soils are listed as a high risk of corrosion to uncoated steel and a low risk of corrosion to concrete. These soil characteristics are not expected to pose a geologic hazard for the proposed development at the K19NE Storage Yard. The shrink -swell potential for the Potts Loam is low to moderate. Therefore, expansive soils are not a geologic hazard at the K19NE Storage Yard. I. Development in Mudflow Areas The Site is not located in an area of mapped mud flow or debris fan areas. J. Development Over Faults No significant faults have been mapped or are known in the K19NE Storage Yard. The Site is located to the northwest of the Divide Creek anticline which was formed as a result of movement along a blind thrust fault associated with the uplift of the Colorado Rocky Mountains. Standards Analysis Page 6 Encana Oil & Gas (USA) Inc. K19 Laydown Yard SECTION 7-208. RECLAMATION After the completion of Encana's natural gas production in the area, the facility will be decommissioned and reclaimed in accordance with the reclamation plan provided in this submittal and COGCC Series 1000 Rules. All of Encana's surface disturbances (final reclamation requirements) are covered under a statewide bond. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS SECTION 7-301. COMPATIBLE DESIGN A. Site Organization The site was designed to accommodate the functional and efficient operations, monitoring and maintenance of the facility. B. Operational Characteristics Operation of the proposed storage facility will be consistent with nearby uses. Adjacent lands will not be impacted by the generation of vapor, dust, smoke, glare, noise or vibration. Noise will not exceed standards established by the COGCC. The facility will be unmanned but accessible to Encana personnel 24 hours a day. There will be minimal impacts, if any, to the existing roadway system during the operational phase. C. Buffering The site and the surrounding properties areas located in a Rural (R) zone district. Additional buffering is not required. D. Materials Buildings are not being proposed. This standard is not applicable. SECTION 7-302. OFF-STREET PARKING AND LOADING STANDARDS Adequate parking will be made available to accommodate Encana's personnel during regular operation, inspection and maintenance of the facility. All activities on this site will be conducted out of any public right-of-way. SECTION 7-303. LANDSCAPING STANDARDS This type of industrial use is exempt from the landscape standards of the Development Code. SECTION 7-304. LIGHTING STANDARDS A. Downcast Lighting Any lighting will be directed inward, towards the interior of the site. B. Shielded Lighting Any exterior lighting will be shielded so as not to shine directly onto other properties. Standards Analysis Page 7 Encana Oil & Gas (USA) Inc. K19 Laydown Yard C. Hazardous Lighting Light from the site will not create a traffic hazard or be confused as traffic control devices. D. Flashing Lights The facility will not contain flashing lights. E. Height Limitations There will be no light sources exceeding 40 feet in height on the site. SECTION 7-305. SNOW STORAGE STANDARDS Snow will be stored in a vacant section of the existing disturbed area. SECTION 7-306. TRAIL AND WALKWAY STANDARDS The proposed site is located in a rural area of Garfield County. Multimodal connections are not appropriate or feasible. DIVISION 10. ADDITIONAL STANDARDS FOR INDUSTRIAL USES SECTION 7-1001. INDUSTRIAL USE A. Residential Subdivisions This site is not located in a platted residential subdivision. B. Setbacks The laydown yard will maintain at least a 100 foot setback from adjacent property lines. C. Concealing and Screening The site is concealed from neighboring properties by a combination of topography and distance. The majority of equipment and materials stored on site will be low -profile in nature. D. Storing The site is not in a flood zone or other natural hazard zone that would transfer the materials off site. All products will be stored according to all national, state and local codes. The laydown yard will maintain at least a 100 foot setback from adjacent property lines. E. Industrial Wastes All industrial wastes will be disposed of in a manner consistent with Federal and State statures and requirements of the CDPHE. F. Noise Noise levels will not exceed state noise standards pursuant to C.R.S., Article 12, Title 25. The site will be used as a storage facility/laydown yard and any operational stationary equipment is associated with the Oil and Gas Drilling and Production uses located in the area. No Standards Analysis Page 8 Encana Oil & Gas (USA) Inc. K19 Laydown Yard additional equipment will be permanently installed on the site that could potentially create a noise nuisance. G. Ground Vibration This facility will not generate ground vibrations perceptible beyond the boundary line of the property. H. Hours of Operation The facility will not generate noise, odors, or glare beyond the property boundaries greater than what is allowed under the Land Use Development Code. Activities that do generate these impacts within the established standards will occur between the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday. I. Interference, Nuisance, or Hazard This facility will not emit heat, glare, radiation or fumes which will interfere with uses on adjacent properties or constitute a public nuisance. The proposed use will not exceed the standards established by Garfield County or the COGCC. Standards Analysis Page 9 Encana Oil & Gas (USA) Inc. K19 Laydown Yard THIS PAGE LEFT BLANK FOR TWO-SIDED DUPLICATION. Standards Analysis Page 10