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HomeMy WebLinkAbout05.0 Rev. Project Narrative_Sec. 4 & Sec. 7 Response_Impact AnalysisCHANGE OF USE/LIMITED IMPACT REVIEW Project Narrative 28730 6 & 24 HWY, Rifle, CO LOCATED IN GARFIELD COUNTY August 4, 2017 Revised November 8, 2017 PREPARED FOR: BJ Services LLC 28730 6 & 24 HWY Rifle, Colorado PREPARED BY: RIVER CITY CONSULTANTS 744 HORIZON CT., SUITE 110 GRAND JUNCTION, CO 81506 Executive Summary The project proposes to add storage containers containing generators and control equipment, as well as cement silos at an existing oil field services facility. These tanks would be positioned to be able to combine the components in appropriate amounts for the intended use off-site. The materials are non -hazardous and non-combustible. Nine employees are anticipated to operate the site, and three haul trucks. The site is 13.69 acres in size. This submittal provides narratives, required documents and supporting documentation for each requirement of the limited impact application. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 A. SECTION 4 RESPONSE 4-203-D. SITE PLAN: The application includes a combined Site Plan and Grading and Drainage Plan showing boundaries, existing facilities, topography, structures, and proposed facilities. This project is of such limited impact that proposed topography will not change, and will not have any impact on existing water or sewer facilities. This plan is located on the following page. 4-203-E. GRADING AND DRAINAGE PLAN: The aforementioned combined Site Plan and Grading and Drainage shows the small impact to the site. The total impervious area added to the existing drainage facilities is approximately 1,800 square feet, which is less than the 10,000 square foot trigger requiring hydrology and hydraulic calculations. In addition, the proposed pads represent a 6.4 percent increase in total impervious area, which is insignificant given the margin of error in standard drainage analysis. No new drainage structures are proposed given the existing conditions contain both vegetated drainage swales and a large vegetated detention area. Minor modifications to existing grade for the installation of pads are shown. Soil will not be stockpiled, and snow storage will not change from previous conditions, with ample area for storage in the detention pond area. No fuel, chemicals or waste requiring spill containment is proposed in this application. Similarly, temporary roads and areas of steep slope will also not occur as part of the construction. The construction schedule is anticipated to take 2-3 weeks upon approval. New facilities will be concrete pads, which are inherently stabilized surfaces. During construction, waddles will be placed around the construction site as a best management practice, at an estimated cost of $2,000. Again, calculations were not conducted other than a comparison of total new impervious area to current impervious area given the extremely small impact of the new facilities 1,800 square feet. Neighboring area land use is also depicted on the map, which is a mix of residential/agricultural and industrial use bounded by a state highway and railroad. South of the railroad is the Colorado River. Stormwater management will consist of the existing facilities on site. A copy of existing design and facilities is located in Appendix A, Supporting Documentation. A State CDPHE permit is also not required due to the minimal size of the disturbance. Reclamation activities will not be required on this project as the existing gravel yard that is disturbed will be replaced in kind. Long term stockpiles or topsoil disturbance will not occur. A weed management plan is not required as the overall disturbance is less than one acre. The operator will continue to provide weed control of the overall site as part of standard operations. Finally, hydraulic calculations are not required due to the size of the site. Waddles will be maintained in accordance with best management practices and removed when the concrete pads are poured and cured. Fuel will not be stored on site and therefore a Spill Prevention Control and Countermeasures plan is not required. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 4-203-G. IMPACT ANALYSIS: Adjacent land use within a 1,500 foot radius of the site consists of industrial aggregate mining and materials processing to the south, commercial/industrial immediately adjacent to the east and west, and residential/agricultural to the north and farther reaches of the east and west of the site. The site features for the proposed project site and immediate vicinity are currently industrial activity with access to CDOT Highway 6 and 24 with an active railroad line bounding between the highway and an industrial site. The site is not subject to flooding, and does not have features that would be affected by the proposed use such as vegetative cover, climatology, or challenging topography. In essence, the site features on the subject and adjacent properties were constructed specifically for this type of use. A soil survey was conducted (see Appendix A for the report). The soils identified are Kim loam and Wann sandy loam in the area, with groundwater over 80 inches below the surface and very low runoff coefficients. The existing site is finished with road base and gravel. No adverse soil conditions are present on the site. In addition, no known geologic hazards and identified on this site. The proposed operation will not affect groundwater aquifer and recharge areas as the site will not propose any water consumption, waste, or wastewater impacts to existing facilities that serve the site and the area. No waste or pollution will be generated by the proposed operation, and therefore groundwater will not be affected. Similarly, the proposed operation will not affect flora, fauna, or any environmental resources as the site is an enclosed, fenced, industrial yard without vegetation or wildlife access. The proposed operation also does not use radioactive materials and will not present any related hazards. Nuisance impacts such as vapor, dust, glare, or vibration will not be created by the proposed operation. The generator that powers the operation will be contained in a storage container to mitigate noise levels. Hours of operation are typically 7:00 am to 7:00 pm Monday through Saturday. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 4-203-M. WATER SUPPLY/DISTRIBUTION PLAN The proposed cement facility will not require water or associated distribution facilities as it is a dry operation. Six facility employees and three drivers are less than the original permitted design of the facility for 50 employees. 4-203-N. WASTEWATER TREATMENT PLAN Similarly, the proposed cement facility will not require wastewater treatment as it is a dry operation. The design of the leach field facility is sufficient to accommodate 50 employees, far more than the nine total planned for the site. Supporting documentation of existing facilities is included with this submittal. The Septic Permit was not available from Garfield County so the most recent Engineer's as -built report and septic site Plan are given for documentation that the leach field facility is sufficient to support additional use generated by the material handling facility. B. ARTICLE 7 STANDARDS RESPONSE All the standards in section 7, Division 1, 2 and 3 are addressed as follows. 7-101. ZONE DISTRICT USE REGULATIONS: The General Commercial (GC) Zone District provides for General Retail, service, and recreation - oriented commercial businesses intended to serve the County as a whole. The existing oil field services facility is a permitted use under the GC Zone District. The proposed Materials Handling triggers a Land Use Change Permit requiring Limited Impact Review. 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS: The land use change is consistent with applicable provisions of the Garfield County Comprehensive Plan and any intergovernmental agreements between the County and the City of Rifle that apply to the subject property. 7-103. COMPATIBILITY: The proposed project is compatible with surrounding land uses and is consistent with existing development in the area. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 7-104. SOURCE OF WATER: The existing facility is served by an on-site well. The proposed operation will not require water. A copy of the Well Permit is included with this submittal. 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS: Domestic water is provided by an on-site well. The existing facility is serviced by an on-site waste treatment system. The addition of the tanks will not increase the demand on either system. A copy of the Septic Site Plan and As -built Engineer's Report is included with this submittal. 7-106. PUBLIC UTILITIES: Gas, electric, cable and telephone are available and extended to the existing facility. The level of services currently provided to existing developments in the area will not change as a result of this project. The proposed operation is self-contained and self- powered by a generator. 7-107. ACCESS AND ROADWAYS: Access is existing from State Highway 6 & 24, via an existing, permitted access driveway that is designed to accommodate large trucks. This access is safe without any need to upgrade. Traffic impacts from the proposed expansion will be minimal as the proposed operation will not increase office or truck traffic based on previous operations. A copy of the CDOT Access Permit is included with this submittal. Based on the basic traffic study, the access has adequate capacity, and no impacts will require mitigation. The access is 28 feet wide and 90 feet long to the security gate, with a 50 foot radius, and meets the secondary access and semi -primitive driveway standards in Tabe-107. 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS: The subject property is not subject to any identified Natural or Geologic hazards. 7-109. FIRE PROTECTION: The subject property is located within the Rifle Fire Protection District. The site is not provided with a municipal watersupply. Waterforfire-fighting purposes iscurrently provided by two, 50,000 gallon tanks connected to a dry hydrant. The existing buildings have fire alarm and smoke detection systems that include manual pull stations at each exit. The overall facility is constructed of non-combustible RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 materials. The addition of the tanks will not increase the risk for fire. The dry concrete components are non -hazardous and non-combustible. 7-201. AGRICULTURAL LANDS: There are existing agricultural lands north of the project. However, the site is fenced and access is from the south, therefore there will be no adverse effects on agricultural operations. No new roads are proposed by the operation. There are no existing ditches on the property, although a ditch along the west boundary of the property was previously piped. No permanent structures are proposed that would impede users of the ditch from maintaining the pipeline in the event of emergency or repair. No drainage from the proposed operation will affect this pipeline, or change the water quality from storm water as the ditch is piped and buried. 7-202. WILDLIFE HABITAT AREAS: There are no identified wildlife habitat areas within the vicinity of the subject project. The proposed operation is located in a currently approved industrial operation bounded by a fence and security gate. Therefore, wildlife buffers are not required. In addition, the land disturbance is located inside the fence, and will not affect migration corridors, or affect existing topography or climate. Native vegetation will not be affected by the proposed operation, and no habitation compensation will be required. The proposed operation will not contain domestic animals. 7-203. PROTECTION OF WATERBODIES: No structures are or will be located within the vicinity of a waterbody that would require a 35 foot setback. Existing facilities for storm water treatment and detention will capture runoff generated from the small amount of impervious area created by the operation. The Applicant will comply with all State and Federal Laws and obtain required CDPHE permits as necessary. Due to the minimal disturbance and small output of the operation, no CDPHE permits are expected at this time. 7-204. DRAINAGE AND EROSION: The site will not disturb more than 1/4 acre during construction, and construction and final installation will not be within 100 feet of a waterbody. Therefore, a CDPHE permit will not be required. The applicant will use best management practices to prevent untreated construction storm water from entering existing treatment and drainage facilities. The proposed operation will be constructed and operating within an existing approved facility, and will not direct discharge into streams or water bodies. Directly -connected impervious areas will not be constructed as part of the proposed operation. In review of existing drainage facilities, per section 402-3-G, the proposed operation will not affect the capacity of the 25 year storm water treatment and detention facilities that currently exist on site. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 7-205. ENVIRONMENTAL QUALITY: The addition of the tanks will not affect air or water quality. The dry concrete components are non- hazardous and non-combustible. 7-206. WILDFIRE HAZARDS: The site is not located in a designated severe Wildfire Hazard area. The addition of the tanks will not increase the intensity or duration of a wildfire. The dry concrete components are non -hazardous and non-combustible. 7-207. NATURAL AND GEOLOGIC HAZARDS: The subject project is not affected by any natural or geologic hazards. 7-208. RECLAMATION: Any area temporarily disturbed as a result of the tank installation will be restored to its pre - construction condition as a road base/graveled yard. 7-301. COMPATIBLE DESIGN: The proposed operation will not affect surrounding infrastructure and is a compatible use within the subject property. Dust, odors, gas, fumes, and glare will not be emitted at objectionable levels. State noise standards, according to CRS, Article 12, Title 25, are 65 decibels for light industrial and 75 decibels for industrial use at the property line of subject property. Noise from generator operations will be contained in storage containers, and will not exceed these limits at any of the property lines. Buffering will not be required to minimize impacts, and the proposed operation will not detract from adjacent buildings or uses. 7-302. OFF-STREET PARKING AND LOADING STANDARDS: Parking for the existing building was previously established. The existing building is 28,023 square feet and requires 28 spaces to comply with Table 7-302.A. The original design from the building RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 expansion project in 2011 installed over 50 spaces, therefore no additional parking will be required currently for the proposed operation. Sufficient spacing for tractor trailer truck operations exist on the site, and are proximate to site activities. The current parking area is gravel, with sufficient dimensions of several hundred feet to serve the proposed number of employees. Handicapped accessible parking is paved and installed in accordance with ANSI A.117.1. Due to the open dimensions of the parking area, unobstructed access is available for all spots. Tandem parking and backing onto public streets cannot occur with the layout of the parking area contained within the fence. The existing access driveway is 28 feet wide and complies with the minimum width standards, and clear lines of site in compliance with 7-303.1 exist within more than 300 feet in each direction. 7-303. LANDSCAPING STANDARDS: Landscaping is not required in this application. 7-304. LIGHTING STANDARDS: Lighting is not planned as part of the proposed operation. 7-305. SNOW STORAGE STANDARDS: The open yard space is equal or greater to the parking area. Therefore, the existing site meets the snow storage requirement of 2.5% of the total parking area, and the proposed operation will not require an increase of allotted parking spaces on the existing site. 7-306. TRAIL AND WALKWAY STANDARDS: Due to the limited impact of this proposed use within an existing operation, trail dedication standards to not apply. 7-1001. ADDITIONAL STANDARDS INDUSTRIAL USE: A. Residential Subdivisions -Not applicable. B. Concealing and Screening -All operation equipment with the exception of the silos is concealed in storage containers and will meet the concealing and screening requirement. C. Storing—All storage of materials will be in metal silos, and a minimum of 100' from the property line. Materials will be stored in compliance with all State, national and local codes, although hazardous materials will not be stored on this site. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722 D. Industrial Wastes -This site will not produce any industrial waste. F. Noise -Industrial State noise standards are 75 decibels at the property line. The generator for the proposed operation will be contained in a storage container and will maintain noise levels in accordance within the standard. G. Ground Vibration -The proposed operation will not create ground vibration, and does not have any vibratory elements that would cause ground vibration. H. Hours of Operation -The proposed hours of operation are 7 am to 7 pm, Monday through Saturday. I. Interference, Nuisance, or Hazard -The proposed operation will not create any interference, nuisance, or hazard including heat, glare, radiation, or fumes that will substantially interfere with use of adjoining property. RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722