HomeMy WebLinkAbout11.0 WAIVER OF STANDARDS REQUEST-1WAIVER OF STANDARDS REQUEST
FOR: CHANGE OF USE/LIMITED IMPACT REVIEW
28730 6 & 24 HWY, Rifle, CO
LOCATED IN GARFIELD COUNTY
August 4, 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
This Waiver of Standards Requests accompanies the Limited Impact Review application for the above
referenced project. We are requesting a Waiver of Standards for the industrial standards 7-1001 (C),
concealing and screening
Garfield County land development code, section 7-1001.(C) states
"When an industrial use is not located on an industrial zoned property, all storage, Fabrication, service,
and repair operations shall be conducted within an enclosed building or have adequate provisions, based
on location and topography, to conceal and screen the facility and/or operations from adjacent
property(s)".
The site is proposed to be approximately in the area shown in the picture on the following page, and site
plans of the proposed use are located in the Limited Impact Review application:
RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722
Approximate Location of Proposed Use
We believe this Waiver of Standards Request is appropriate for the proposed use in the Limited Impact
Review application for the following considerations:
• Industrial Use of Site and Adjacent Properties -Although the property and other properties along
this corridor are not zoned industrial, the historic use of this property has been light industrial for
providing services to the oil and gas industry. In addition, this type of property use is compatible
along the adjacent highway corridor, as oil and gas industries have historically and continue to
operate along this corridor. Properties immediately adjacent, east, and west are both currently
utilized as light industrial operating facilities. The south property line is bounded by a highway
and railroad, with an industrial gravel pit located on the other side. These facilities will not be
adversely impacted by the proposed use due to their compatibility. As shown in the image of the
proposed location, industrial equipment is stored adjacent to the west fence.
• Existing Fencing -The site is bounded by an existing fence on all sides that provides a measure of
screening. Refer to the previously referenced image for examples.
• Distance Buffer -The proposed operation is located 100 feet from the west fence line and 455 feet
from the north fence line. The distance from the north fence line provides significant visual
RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722
buffering from the residential/agricultural properties to the north. There is also a county road
separating properties to the north from the project site
• Self -Contained- The proposed use is also self-contained. Controls, generators, and equipment
are installed in storage containers, and the cement silos are also self-contained. There will be no
open assembly or storage of unsightly materials introduced by the proposed use that would
require screening to buffer visual impacts.
RIVER CITY CONSULTANTS, INC. ■ 744 HORIZON COURT SUITE 110 ■ GRAND JUNCTION, COLORADO 81506 ■ 970.241.4722