HomeMy WebLinkAbout2.0 BOCC Staff Report 09.07.2010Board of County Commissioners — Public Hearing Exhibits
5 -Mile Ranch Storage Yard (9/7/10)
Exhibit
Letter
(A to Z)
Exhibit
A
Mail Receipts
B
Proof of Publication
C
Garfield County Unified Land Use Resolution of 2008, as amended
D
Garfield County Comprehensive Plan of 2000, as amended
E
Application
F
Staff Report
G
Staff Presentation
H
Email dated August 17, 2010 from Dan Roussin, CDOT
I
Email dated July 22, 2010 from Cathy Blazer, Planner — Mesa County
J
Email dated July 12, 2010 from Jim Rada, Environmental Health Manager
K
Memo dated July 27, 2010 from Steve Anthony, Vegetation Manager
L
Letter dated August 9, 2010 from Chris Hale, PE — Mountain Cross Engineering —
on behalf of Garfield County
M
Email dated July 27, 2010 from Betsy Suerth, Garfield County Project Engineer
N
Memorandum dated August 24, 2010 from Yvonne Bryant, BHH Partners
Letter dated August 19, 2010 from Mark Carlson, Aspen Environmental Field
Services, LLC
P
Floodplain Study Map
Q
Soil Survey
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5 -Mile Ranch Storage Yard
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PROJECT INFORMATION AND STAFF COMMENTS
REQUEST Land Use Change Permit for a Storage Yard
PROPERTY OWNER 5 -Mile Ranch, LLC
REPRESENTATIVE. Marc Hogan and Yvonne Bryant, BHH Partners
Planner/Architects; Toby Guccini
LOCATION
Property Information:
ACCESS
EXISTING ZONING
RECOMMENDATION
Highway 6 southwest of Parachute, approximately 2.5
miles west of the Highway 6 / CR 300 intersection
Subject site - ±645 -acres
Lease Area - ±21 -acres; Project Area — 8.6 -acres
State Highway 6
Rural
Approval with conditions
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I. GENERAL PROJECT DESCRIPTION
A request for a Land Use Change Permit was received to allow an existing storage yard to continue. The
original approval, for a storage yard on 8.6 -acres, was granted when a Pipeline Development Permit
(PDP) was issued for construction of the Collbran Pipeline. Two staging areas were included in the PDP,
the subject site as well as a site located at the corner of CR 300 and Highway 6. The construction of the
pipeline has been completed and, pursuant to condition 19 of the PDP, the staging areas are to be
reclaimed. The site at the corner of CR 300 and Highway 6 is currently being reclaimed, however 5 -Mile
Ranch, LLC is requesting to continue use of this site for storage purposes.
II. LOCATION, ZONING
AND ADJACENT USES
The site is located on Highway 6,
approximately three (3) miles
west of the intersection of
Highway 6 and CR 300. The 645
acre subject site is a part of a
ranch that extends from CR 300,
between 1-70 and Colorado River,
into Mesa County as highlighted
on the map to the right.
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The area south of 1-70 and west of Parachute has experienced significant Oil & Gas activity, particularly
accessory uses such as storage yards, compressor stations and gravel pits, although agricultural uses still
occur further to the south and west. Zoning in the vicinity is predominantly Rural, although Resource
Lands occur north and east of the area, and Commercial General zoning occurs northwest of the
intersection of Highway 6 and CR 300.
III. REFERRAL AGENCIES
Comments have been requested from the following agencies and comments received are integrated
throughout this memorandum as applicable.
1. Sheriff: No comment on the proposal
2. Vegetation Management: EXHIBIT K
3. Environmental Health: EXHIBIT)
4. CDPHE: No comment received
5. CDOT: EXHIBIT H
6. Mesa County: EXHIBIT I
7. Colorado Division of Wildlife: No comment received
8. Grand Valley Fire Protection District: No comment received
9. Mountain Cross Engineering (on behalf of the County): EXHIBIT N
10. Garfield County Project Engineer: EXHIBIT M
IV. REVIEW CRITERIA & STANDARDS
Limited Impact Reviews are required to adequately address topics in Section 4-502(D) Land Suitability
Analysis, Section 4-502(E) Impact Analysis, the general development standards found in Article VII with
specific attention to Section 7-810 (additional standards applicable to Industrial Uses) as codified in the
Garfield County Unified Land Use Resolution of 2008, as amended (ULUR). The following section
provides the review criteria and standards in bold italics below followed by a Staff Response.
A. Section 4-502(E) Land Suitability Analysis
1. Public Access to Site. Show historic public access to or through the site.
Staff Response: State Highway 6 provides access to the site and a State Highway Access Permit has
been issued permitting up to 20 DHV.
2. Access to adjoining Roadways. Identify access to adjoining roads and site distance and
intersection constraints.
Staff Response: A State highway Access permit was issued in July of 2009 that allows up to 20
Design Hourly Volume (DHV) to serve an `Industrial Park — Contractor Yard". Dan Roussin, DCOT,
Region 3 Permit Manager, responded to the referral that increasing the volume of traffic by
greater than 20% would require a new access permit, EXHIBIT H.
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3. Easements. Show all easements defining, limiting or allowing use types and access.
Staff Response: A 60' access easement, an existing private road though the ranch, permits access
to the lease area.
4. Topography and Slope. Topography and slope determination.
Staff Response: The lease area is located on fairly level terrain approximately .5 miles northwest
of the Colorado River.
5. Natural Features. Significant natural features on-site and off-site.
Staff Response: The lease area, 21.30 acres consists of sagebrush grazing lands gently sloping to
the Colorado River. Steep slopes occur on the opposite side of Highway 6 and 1-70.
6. Drainage Features. Existing drainages and impoundments, natural and manmade.
Staff Response: There are significant, eroded drainage channels that cross the site to the river,
however Yard A, the 8.6 -acre area requested for Storage, does not impact these channels.
Chris Hale, Mountain Cross Engineering has responded to the referral request, EXHIBIT L, that
"The Application does not discuss if storm flows exceed historic rates and if the detention and
treatment of runoff is necessary, per Section 7-207 C."
7. Water. Historic irrigation, tailwater issues, water demands, adequate water supply plan
pursuant to Section 7-104.
Staff Response: This is an unmanned facility therefore the Applicant has not proposed to provide
water.
8. Floodplain. Flood plain and flood fringe delineations.
Staff Response: The site is located approximately .5 miles from the Colorado River and it is not
impacted by the floodplain or flood fringe as indicated on the Floodplain Study Map attached as
EXHIBIT P.
9. Soils. Soils determination, percolation constraints, as applicable.
Staff Response: The project does not intend to provide wastewater services due to the facility
being unmanned. The Applicant did provide a soil survey of the site, EXHIBIT Q which indicates
that the soils are sufficient for the proposed use.
10. Hazards. Geologic hazards on-site, and adjacent to site.
Staff Response: The lease area is not within any identified geologic hazard area however the
Colorado River floodplain and steep slopes to the north are adjacent to the parcel.
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11. Natural Habitat. Existing flora and fauna habitat, wetlands, migration routes.
Staff Comments: Wildlife Specialties, LLC has conducted a habitat assessment of the site, in fact
including both the subject site of this application and the site at the intersection of Highway 6 and
CR 300. It was determined that the subject site:
The dominant plant community of the 20 acre parcel was sagebrush and grease wood with an
understmy of cheat grass. The eastern portion of this parcel hunted in the past, removing all
vegetation (Photo 2). Several ephemeral drainages dissected the parcel, flowing in a southerly
direction, two of which were associated with box culverts constructed presumably to enable
water to flow under Highway 6 (Figure 1; photos 3, 4).
Further:
No habitat critical or essential to the continued existence of any species protected under the ESA
was identified within either the pipe yard or the compression station site. The implementation of
the construction of facilities and their associated infrastructure is not expected to impact state
sensitive or threatened and endangered species or raptors on either site.
12. Resource Areas. Protected or Registered Archaeological, cultural, palentological and historic
resource areas.
Staff Comments: The Grand River Institute performed a Limited Cultural Resource Survey and
found that limited cultural resources were found due to prior disturbance of the site, and that no
subsurface potential was noted.
Section 4-502(E) Impact Analysis. The Impact Analysis shall provide a description of the impacts that the
proposed land use change may cause, based upon the standards that the proposed use must satisfy. The
Impact Analysis shall include a complete description of how the Applicant will ensure that impacts will
be mitigated and standards will be satisfied. The following information shall be included in the Impact
Analysis.
1. Adjacent Property. An address list of real property adjacent to the subject property, and the
mailing address for each of the property owners.
Staff Comments: The Applicant has provided a list of owner names and mailing addresses that
are within 200' of the overall property, as well as mineral owners of the subject site.
2. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1500'
radius.
Staff Comments: The right-of-ways for both Highway 6 and I -70 are located to the north and
west of the site and the Colorado River is located to the east. Grazing lands for livestock are
common to the south and east. As stated earlier in this report, Oil & Gas activity is common in
the area, including accessory uses such as storage yards and compressor stations.
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3. Site Features. A description of site features such as streams, areas subject to flooding, lakes,
high ground water areas, topography, vegetative cover, climatology, and other features that
may aid in the evaluation of the proposed development.
Staff Comments: Grading and fencing of the site has previously occurred due the use as a
staging area for the construction of the Collbran Pipeline. No additional construction or
development is planned that would affect any significant site feature.
4. Soil Characteristics. A description of soil characteristics of the site which have a significant
influence on the proposed use of the land.
Staff Comments: No new development is associated with this use and it appears that the soil
characteristics are suitable for the existing facility.
5. Geology and Hazard. A description of the geologic characteristics of the area including any
potential natural or man-made hazards, and a determination of what effect such factors
would have on the proposed use of the land.
Staff Comments: No significant geologic issues have been identified that would have an effect
on the proposed land use.
6. Effect on Existing Water Supply and Adequacy of Supply. Evaluation of the effect of the
proposed land use on the capacity of the source of water supply to meet existing and future
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domestic and agricultural requirements and meeting the adequate water supply requirements
of Section 7-104.
Staff Comments: Not applicable.
7. Effect on Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the
subject parcel to floodplains, the nature of soils and subsoils and their ability to adequately
support waste disposal, the slope of the land, the effect of sewage effluents, and the pollution
of surface runoff, stream flow and groundwater.
Staff Comments: The only component of the above criteria that would be affected by the
proposal would be surface runoff which has been adequately addressed through the use of Best
Management Practices including installation of culverts and rock -lined drainages containing
straw bales. Additional information has been provided by Aspen Environmental Field Services,
LLC, EXHIBIT 0, which discuss use of BMP's to assure adequate release of stormwater.
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a. Determination of the long term and short term effect on flora and fauna.
b. Determination of the effect on significant archaeological, cultural, palentological, historic
resources.
c. Determination of the effect on designated environmental resources, including critical
wildlife habitat.
(1) Impacts on wildlife and domestic animals through creation of hazardous attractions,
alteration of existing native vegetation, blockade of migration routes, use patterns or
other disruptions.
d. Evaluation of any potential radiation hazard that may have been identified by the State or
County Health Departments.
e. Spill Prevention Control and Counter Measures plan, if applicable.
Staff Comments: This is an existing storage yard, with no request for expansion, therefore there
would be no additional environmental impacts from the site.
An SPCC Plan is not applicable to the current request. No liquids are currently stored on the site
and Staff is recommending a condition of approval that an amendment to the Land Use Change
Permit would be required.
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9. Traffic. Assessment of traffic impacts based upon a traffic study prepared in compliance with
Section 4-502(1).
Staff Comments: McDowell Engineering, LLC performed a traffic study in early 2009 which
concluded:
Due to the temporary nature of this access use, no off-site transportation improvements are recommended.
If auxiliary turn lanes were constructed, they would be used for a short duration and then require
maintenance by CDOT
The applicant is proposing to use temporary traffic control on the occasions when equipment movement is
likely to interrupt traffic on Highway 6. This would include both the morning and evening peak hour
traffic and when large deliveries may impede Highway 6 traffic flow.
Betsy Suerth, Garfield County Project Engineer, has responded to the referral request, Exhibit
M, that the proposal is for 16 DHV and the Access Permit allows for 20 DHV. If 20 DHV would
be exceeded for short periods of time, such as for specific deliveries, the Applicant has stated
that they would obtain separate, temporary permits. These statements should be considered
conditions of approval.
10. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or
vibration, or other, emanations.
Staff Comments: Noise may result from the loading and unloading of materials, equipment and
supplies however that noise should be brief and temporary. A water truck will be used for dust
abatement to limit impacts to near -by ranching operations.
11. Reclamation Plan. A reclamation plan consistent with the standards in Section 7-212.
Staff Comments: The Applicant has stated that the use is permanent and that the site would be
used for agricultural storage if there were no longer a need for the industrial storage facility.
Steve Anthony, Vegetation Manager, responded to the referral, EXHIBIT K, that revegetation
security would not be recommended due to the long-term use of the site for storage.
B. Section 7-100 GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS
1. Section 7-101 Compliance with Zone District Use Restrictions
Staff Comments: Properties within the Rural Zone District require a Land Use Change Permit,
through a Limited Impact Review, for Storage facilities.
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2. Section 7-102 Compliance with Comprehensive Plan and Intergovernmental Agreements
Staff Comments: The site is located in Study Area 5. The following statements are excerpted
from the plan:
"Located on the extreme western edge of northwestern Colorado, Study Area Five is bordered
by Rio Blanco County to the North, Mesa County to the South, and Grand and Uintah Counties in
Utah to the West. Communities nearby that benefit from economic and recreational activity in
the Study Area include Meeker and Rangely to the North, DeBeque, Greater Grand Junction and
Fruita to the South, and Parachute and Rifle to the East. There are no incorporated
municipalities within the Study Area. The whole of Garfield County benefits from revenues
generated in the Study area, especially those derived from oil and gas operations." AND
"Impacts of this industry on Study Area Five represent a mixture of both the positive and
negative. Garfield County derives significant revenues from natural gas production. The
industry has a relatively stable, well paid and mobile workforce that does not require site
specific community infrastructure demands. The impact of the industry on remoter areas is
moderate, being visual to some extent and having a medium term life (20 — 40 years average
production). Construction activity and ongoing noise impacts are not the concern in Study Area
Five that they are elsewhere in the county clue to the sparse population, but they do have
wildlife impacts. Creating roads and access in previously unroaded areas is becoming an area of
concern in terms of wildlife management and recreational impacts."
3. Section 7-103 Compatibility
Staff Comment: The area is agricultural / industrial in nature, with existing grazing lands and
significant industrial use related to Oil & Gas in the vicinity. 2.8 miles to the east of this site, at
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the intersection of CR 300 and Highway 6, there are several industrial uses including compressor
stations, gravel pits, Traveler's Highlands, etc.
4. Section 7-104 Sufficient Legal and Physical Source of Water
Staff Comments: Not Applicable
5. Section 7-105 Adequate Water Supply
Staff Comments: Not Applicable
6. Section 7-106 Adequate Water Distribution and Wastewater Systems
Staff Comments: Not Applicable
7. Section 7-107 Adequate Public Utilities
Staff Comments: No utilities are proposed to be utilized for this project.
8. Section 7-108 Access and Roadways
Staff Comments: The site has been issued a State Highway Access Permit (SHAP) and all required
improvements have been constructed. The SHAP limits volume to 20 DHV and the Applicant has
stated that temporary permits will be obtained for specific large deliveries. Should the traffic
change to the extent that a revised SHAP would be required, Staff would recommend a
condition that this Land Use Change Permit would require amendment as well.
9. Section 7-109 No Significant Risk from Natural Hazards
Staff Comments: The storage yard is not located within any identified hazard area.
C. Section 7-200 GENERAL RESOURCE PROTECTION STANDARDS FOR LAND USE CHANGE PERMITS
1. Section 7-201 Protection of Agricultural Lands
Staff Comment: There is limited grazing that occurs on the site, however the area is not
considered prime agricultural lands.
2. Section 7-202 Protection of Wildlife Habitat Areas
Staff Comment: The Applicant's Habitat Assessment stated that 8.6 -acre storage yard as not
expected to impact any sensitive or threatened species.
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3. Section 7-203 Protection of Wetlands and Waterbodies
Staff Comment: Not Applicable.
4. Section 7-204 Protection of Water Quality from Pollutants
Staff Comment: No hazardous materials or waste is currently stored at the site. A condition
specifying that hazardous materials or waste are not permitted on the site is recommended.
5. Section 7-205 Erosion and Sedimentation
Staff Comment: Sedimentation and run-off are sufficiently managed through Best Management
Practices including wattles used to collect sheet flow across the site prior to discharge to the
native vegetation area.
6. Section 7-206 Drainage & Section 7-207 Stormwater Run -Off
Staff Comments: The documentation provided by Aspen Environmental Field Services, LLC
verifies that proper management of run-off occurs through the use of Best Management
Practices, including wattles used to collect sheet flow across the site prior to discharge to the
native vegetation area.
7. Section 7-208 Air Quality
Staff Comments: The Applicant has stated that a water truck will be utilized for dust
suppression.
8. Section 7-209 Areas Subject to Wildfire Hazards
Staff Comments: The storage yard is a gravel surface thereby minimizing the fuels in the event of
a wildfire. The Applicant has stated that a portion of the site has burned in the past.
9. Section 7-210 Areas Subject to Natural Hazards and Geologic Hazards
Staff Comments: There are no identified natural or geologic hazards associated with this site.
10. Section 7-211 Areas with Archeological, Paleontological or Historical Importance
Staff Comments: No identified resources of historic importance were found to be adversely
affected by the proposal.
11. Section 7-212 Reclamation
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Staff Comments: The current lease for the site has one more year until expiration. At that time
the property owner may opt to lease to a different company or individual, or the site could be
used for agricultural storage. Since this use is proposed to be permanent site reclamation is not
necessary.
D. Additional Standards Applicable to Industrial Use
Industrial standards applicable to the current applications include noise; vibration; heat, glare, radiation
and fumes. The Applicant has demonstrated the ability to comply with these standards and ongoing
compliance is recommended as a condition of approval.
V. STAFF DISCUSSION
This site has operated as a storage yard (pipe laydown) associated with the construction of the Collbran
Pipeline. The site is leased to a single tenant and there do not appear to have been any significant issues
that have resulted from the project.
One concern identified relates to the access, particularly since a design waiver was granted by CDOT as
the use was proposed to be temporary. Cathy Blazer, a planner at Mesa County responded to the
referral, EXHIBIT I, with questions regarding the design waiver from provision of a deceleration lane.
The Applicant has responded, EXHIBIT N, that CDOT has indicated the proposed use appears to be in
compliance with the existing SHAP. Staff recommends that a Land Use Change Permit Amendment be
required if the SHAP would require amendment.
Conditions of
the SHAP:
STATE HIGHWAY ACCESS PERMIT 309083
located on MtIwray oos14 near lila 67.7 Plpht
Issued lo: Specialty AesWaronts Inc.
July 28, 2009
TERMS AND CONDITIONS
I. This access Is approved as °attracted In aoccedance with Section 2,6(3) 08 the Access Gude.
2. The Pattie Yakima is la 20 design hourly Siena.
3. The access will or the use of a contraolar yard.
4. This penult replaces any and all additional access permits that (nay be lin existence.
5- Thls partneri access is only Iw the use and purpose stated un the Application and Penni.
This Permit is issued in accordance with the ."sato Hylhway Access Code (2 CDR 60111, and
is based In part upon the information aubmineD by The Pemriltee. Any subsequent relocation,
reconstruction, or madillcatlolrs to the access or changes an the trairc Volume or traffic nature
ruing the access shall be requested for by means of a new application. Any demes causing
non-compliance with the Access Code may render this permit void, requiring a new permit.
6. The traffic limitations Wad on to Hee et this permit shall he adhered to. The traffictraumas
are listed in Design Hourly Volume (DHV) trips or Average Deily Trips (ADT) where entetlnq
Ole Site arid turned counts as two hips.
7. The existing Culvert shah to kept tree of blockage to maintain proper flow and draulege.
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VI. SUGGESTED FINDINGS
Should the BOCC approve the request for "Storage" through this Limited Impact Review, Staff suggests
the following findings:
1. That proper public notice was provided as required for the hearing before the Board of County
Commissioners.
2. That the hearing before the Board of County Commissioners was extensive and complete, that
all pertinent facts, matters and issues were submitted or could be submitted and that all
interested parties were heard at that meeting.
3. That for the above stated and other reasons, the Land Use Change Permit for a 8.6 -acre
Storage Yard, within a 22 -acre leased area, is in the best interest of the health, safety,
morals, convenience, order, prosperity and welfare of the citizens of Garfield County if
recommended conditions of approval are adopted.
4. That, with the adoption of recommended conditions, the application has adequately met the
requirements of the Garfield County Unified Land Use Resolution of 2008, as amended.
VII. STAFF RECOMMENDATION
Staff recommends the Board of County Commissioners approve the request for a Land Use Change
Permit for "Storage" on the 8.6 -acre area within a 22 -acre lease area, as described on the site plan, with
the following conditions:
1. That all representations made by the Applicant in the application and at the public hearing before
the Board of County Commissioners, shall be conditions of approval unless specifically altered by the
Board of County Commissioners.
2. The storage facility if for use by a single lessee within the 8.6 -acre area.
3. Operation of the facility must be in accordance with all Federal, State and Local regulations and
permits governing the operation of this facility.
4. Industrial activities shall be required to comply with the following standards:
A. All fabrication, service and repair operations shall be conducted within an enclosed building or
obscured by a fence, natural topography or landscaping.
B. All operations involving loading and unloading of vehicles shall be conducted on private
property and shall not be conducted on a public right-of-way.
C. All outdoor storage facilities for raw materials and products shall be screened by natural
topography or enclosed by a fence or wall adequate to conceal such facilities from adjacent
property.
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1) All outside storage abutting or facing a lot in a residential or commercial zone shall be
screened by natural topography or enclosed by a site -obscuring fence to obstruct the
storage area from view. The fence shall be of material and design that will not detract
from adjacent residences.
D. All industrial wastes shall be disposed of in a manner consistent with statutes and requirements
of CDPHE.
E. The volume of sound generated shall comply with the standards set forth in the Colorado
Revised Statutes.
F. Every use shall be operated so that the ground vibration inherently and recurrently generated is
not perceptible without instruments at any point of any boundary line of the property.
G. Every use shall be so operated that it does not emit heat, glare, radiation or fumes which
substantially interfere with the existing use of adjoining property or which constitutes a public
nuisance or hazard. Flaring of gases, aircraft warning signal and reflective painting of storage
tanks, or other legal requirements for safety or air pollution control measures shall be exempted
from this provision.
5. An amendment to the Land Use Change Permit for this Storage facility shall be required if a new or
revised State Highway Access Permit would be required by CDOT.
6. No flammable or explosive solids or gases shall be stored at this facility.
7. No hazardous material or waste shall be stored at this facility.
8. No materials or wastes shall be deposited on the property in a form or manner that may be
transferred off the property by any reasonably foreseeable natural cause or force.
9. All vehicles hauling equipment and materials for this application shall abide by Garfield County's
oversize/overweight system. All vehicles requiring oversize/overweight permits shall apply for them
at Garfield County Road and Bridge Department. All vehicles applying for these permits shall have
on file with Garfield County Road and Bridge Department a letter or e-mail stating said vehicles can
obtain oversize/overweight permits under their road bond on file with Garfield County.
15
Kath A. Eastle
Subject: FW: Specialty Restaurant Storage Yard
From: Roussin, Daniel [mailto:Daniel.Roussin@DOT.STATE.CO.US]
Sent: Tuesday, August 17, 2010 2:59 PM
To: Kathy A. Eastley
Subject: RE: Specialty Restaurant Storage Yard
b
EXHIBIT
N
Kathy — Thank you for the opportunity to review Specialty Restaurant Storage Yard on State Highway 6 at mile
post 67.7. This project does have an access permit #309083 for 20 DHV. The access appears to be
acceptable for the proposed use. As long as the applicant doesn't increase the traffic volume for this access
above 20%, then no access permit will be required.
If you have any questions, please let me know.
thanks
Dan Roussin
Region 3 Permit Unit Manager
222 South 6th Street, Room 100
Grand Junction, CO 81501
970-683-6284 Office
970-683-6291 Fax
1
Kathy A. Eastley
From: Cathy Blazer [Cathy. Blazer@mesacounty.us]
Sent: Thursday, July 22, 2010 2:31 PM
To: Kathy A. Eastley
Subject: LIPA6359 5 -Mile Ranch Storage Yard
EXHIBIT
T
Five Mile Ranch Storage Yard
• Existing storage yard, would like to continue the temporary use indefinitely, was any time limit
discuss?
• Volumes warranted a deceleration lane, waived by CDOT since it was a temporary use. It would seem
that they will need to build the turn lane instead of using flaggers, since the use will continue
indefinitely.
Thank you for the opportunity to comment on this project.
Cathy Blazer
Planner
Mesa County Planning and Economic Development
750 Main Street
Grand Junction, CO 81501
Phone (970) 254-4149
Fax (970) 244-1769
email: Cathy.Blazer@mesacounty.us
1
Kathy A. Eastley
From: Jim Rada
Sent: Thursday, July 22, 2010 2:48 PM
To: Kathy A. Eastley
Subject: LIPA6359 Five -mile Ranch Storage Yard
Attachments: Jim Rada (jrada@garfield-county_com).vcf
Hi Kathy,
I have no major concerns with this application.
Is there any kind of requirement for a toilet facility (porta-let) on site? I understand that the site is not
manned but there will be people there routinely throughout the day. There are no health regulations
requiring this so land use regulations prevail.
Thanks for the opportunity to review this
,Jim Rada, KD15
Environmental Health Manager
Garfield County Public Health
195 W 141h Street
Rifle, CO 81650
Phone 970-625-5200 x8113
Cell 970-319-1579
Fax 970-625-8304
Email jrada0,garfield-county.com
Web www.garfield-county.com
1
MEMORANDUM
To: Kathy Eastley
From: Steve Anthony
Re: BHH Partners LIPA6359
Date: August 13, 2010
Thanks for the opportunity to comment on this permit.
Noxious Weeds
EXHIBIT
The applicant states that there are no Garfield County listed noxious weeds located within the 20 acre
parcel.
Revegetation
It appears that post -use the site will be returned to an agricultural storage yard. Based on that, staff won't
be recommending a revegetation security, however an 8.6 acre storage area for ranching activities in the
future seems like a large area for this use.
August 9, 2010
Ms. Kathy Eastley
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
MOUNTAIN CROSS
ENGINEERING, INC.
CIVIL AND ENVIRONME
RE: Review 5 -Mile Ranch Storage Yard Application: LIPA 6359
Dear Kathy:
EXHIBIT
This office has performed a review of the documents provided for the 5 -Mile Ranch Storage Yard
Application. The submittal was found to be thorough and well organized. The following questions,
concerns, or comments were generated:
1. The Application does not discuss if storm flows exceed historic rates and if the detention
and treatment of runoff is necessary, per Section 7-207.C.
2. The Application states that the property is separated from the Colorado River by adjacent
lands but dots not show . a delineation of its flood plain or flood way. The Application
should also mention if the adjacent drainages have associated flood delineations, per Section
4-502.D.8.
3. The Application does not include any existing soil information. It does state that no ISDS is
proposed and percolation results are not necessary but the determination of existing soils
should be addressed, per Section 4-502.D.9.
Feel free to call if you have any questions or comments.
Sincerely,
Mountai 1Cross Engineers g, Inc.
C is Hale, PE
826 1/2 Grand Avenue • Glenwood Springs, CO 81601
PH: 970.945.5544 • FAX: 970.945.5558 www.mountaincross-eng.com
Kathy A. Eastley
Subject:
FW: Specialty Restaurant Storage Yard
From: Betsy Suerth
Sent: Tuesday, July 27, 2010 2:03 PM
To: Kathy A. Eastley
Subject: RE: Specialty Restaurant Storage Yard
Kathy:
I have spoken with Dan Roussin with CDOT about this application. He will be emailing you their official response. The
applicant holds an access permit #309083 allowing a Design Hourly Volume (DHV) of 20. The site is anticipated to
receive 16 DHV and will therefore not exceed the allowable DHV. It should be noted that the access is conditional upon
the 20 DHV and the stated use of a construction storage yard. Should any of these conditions change, including the
traffic nature, a new access permit application is required by CDOT. The applicant has also stated that they will obtain a
separate, temporary permit for large shipments of pipe and construction supplies and in the case of additional traffic
exceeding the 20 DHV. This should be a condition of County approval. The County should also expect that the condition
of the access be kept in good repair and any drainage culverts be maintained for proper flow and drainage.
Please let me know if you have any questions.
Betsy Suerth
Garfield County Project Engineer
108 8th Street tt401
Glenwood Springs, CO 81601
970-945-8212 x1600
cell 970-987-3178
bsuerth@garfield-county.com
1
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PLANNERS / ARCHITECT::
MEMORANDUM
TO: Kathy Eastley, AICP
FROM: Yvonne C. Bryant
DATE: August 24, 2010
PROJECT: 5 -Mile Ranch — Storage Yard
SUBJECT: LIPA6359 Limited Impact Review: Agency Comment Responses
July 22, 2010: Mesa County Planning and Economic Development - Cathy Blazer, Planner
• Existing storage yard, would like to continue the temporary use indefinitely, was any time limit
discuss? l'he cut n tui i ii it i ic16 a lealse th1 ouyll JUi ie of 2011. ()lice iile leasu is up, the
applicant would like to continue use of the yard for rural uses and possibly additional storage uses
as defined under this application and within compliance with the CDOT Access permit #309083.
• Volumes warranted a deceleration lane, waived by CDOT since it was a temporary use. It would
seem that they will need to build the turn lane instead of using flaggers, since the use will continue
indefinitely. I iii applic,:irii suuiruitt ti u revised Ira ils Study to CDOT on June b, 2010 as sliown in
Exhibit 13 of the revised application dated June 22, 2010. Dan Roussin, CDOT Region 3 Permit
Unit Manager, responded to Garfield County Staff on August 17, 2010 indicating the proposed use
of the existing Access Permit #309083 appears acceptable.
July 22, 2010: Garfield County Public Health — Jim Rada, Environmental Health Manager
Thank you for reviewing the application Jim. There is not a port -let on the site at present. The
Applicant understands that a port -let isn't required, but he would be willing to have his Owner's
Representative review this further with you at your convenience to discuss options for future
tenant contracts.
July 27, 2010: Garfield County Project Engineer office — Betsy Suerth
"I have spoken with Dan Roussin with CDOT about this application. He will be emailing you their
official response. The applicant holds an access permit #309083 allowing a Design Hourly
Volume (DHV) of 20. The site is anticipated to receive 16 DHV and will therefore not exceed the
allowable DHV. It should be noted that the access is conditional upon the 20 DHV and the stated
use of a construction storage yard. Should any of these conditions change, including the traffic
nature, a new access permit application is required by CDOT. The applicant has also stated that
they will obtain a separate, temporary permit for Targe shipments of pipe and construction supplies
and in the case of additional traffic exceeding the 20 DHV. This should be a condition of County
approval. The County should also expect that the condition of the access be kept in good repair
and any drainage culverts be maintained for proper flow and drainage."
As noted above, Dan Roussin, CDOT Region 3 Permit Unit Manager, responded to Garfield
County Staff on August 17, 2010 indicating the proposed use of the existing Access Permit
#309083 appears acceptable. He further notes that as long as the applicant doesn't increase
volume for this access above 20% of the approved 20 DHV, then no new access permit will be
required.
The applicant understands that the access must be kept in good repair and that any drainage
culverts are to be maintained for proper flow and drainage. The current tenant has retained the
services of Aspen Environmental Field Services, LLC to perform monthly tests.
P.O. BOX 931 / 160 E. ADAMS AVE. / BRECKENRIDGE, CO 80424 / 970.453.6880 PH / 970.453.6888 FX
P.O. BOX 21 13 / 560 E. ADAMS AVE. / SILVERTHORNE, CO 80498 / 970.513.1000 PH / 513.0155 FX
www.bhhpartners.com
August 9, 2010: Mountain Cross Engineering — Chris Hale, PE
1. The applicant does not discuss if storm flows exceed historic rates and if the detention and
treatment of runoff is necessary per Section 7-207.C.
See the attached response from Asp^r; Environmental Fink+ flervices dated Al!gust 19, 2010.
2. The applicant states the property is separated from the Colorado River by adjacent lands but
does not show a delineation of its flood plain or floodway. The Application should also
mention if the adjacent drainages have associated flood delineations per Section 4-502.D.8.
See attached Flood Plain Study Map C-80 dated July 1987. The flood plain is at elevations
4958-4962 as indicated by the Flood Plain Map and is located south of the railroad. The
storage yard is located north of the railroad and has an elevation of 5050 as noted on the DRG
Griffin & Associates revised Improvement Survey dated April 27, 2010 in Exhibit 13. The site
is approximately 2100 linear feet from the Colorado River.
3. The Application does not include any existing soil information. It does state that no ISDS is
proposed and percolation results are not necessary but the existing soils should be addressed
per Section 4-502.D.9. See the attached response from Aspen Environmental Field Services
dated August 19, 2010 and Custom Soil Resource Report.
END OF MEMORANDUM
Cc: Dennis Stahl, Toby Guccini, Alex Lopez, Phil Vaughan, Kari McDowell, file
ASPEN
ENVIRONMENTAL
FIELD
SERVICES, LLC
lanpb'du4r .I IhI'' Uh nt - Irnnittni• - Sm Recur un i
Thursday, August 19, 2010
Ms. Kathy Eastley
Garfield County Planning
108 Bch Street, Suite 401
Glenwood Springs, CO 81601
RE: Review 5 -Mile Ranch Storage Yard Application: LIPA 6359
Dear Ms. Eastley:
This letter is written in response to the review of LIPA 6359 conducted by Mountain Cross Engineering,
Inc. Specifically this letter addresses Item #1 and #3 listed in the letter generated by Mountain Cross
Engineering, addressed to you, and dated August 9th, 2010.
1. The Application does not discuss if storm flows exceed historic rates and if the detention and
treatment of runoff is necessary per Section 7-207.C.
Individual topics contained in Section 7-207.0 are addressed below:
Section 7-207.C.1: The 5 -Mile Ranch Storage Yard was designed to prevent erosion and retain sediment
through the use of earthen berms, containment trenches, rock checks, sediment traps, rock aprons, and
surface gravel. These Best Management Practices (BMPs) allow stormwater to be captured, filtered,
and discharged in a manner that protects water quality and does not measurably increase pre -
development peak discharge rates. Earthen berms have been constructed on the east, west, and
southern edges of the facility which allows the entire 8.6 acre yard to operate as a low pressure, high
capacity, detention facility. The yard is able to retain approximately two inches of water over the entire
8.6 acre yard before water will begin to exit the yard through a rock apron located in the southwest
corner of the yard.
The facility is positioned such that only one intermittent drainage passes through the facility. This
drainage is located on the west side of the facility and is allowed to flow uninterrupted by the facility
with the installation of a 48 -inch diameter corrugated metal pipe. The project did not develop the yard
within this drainage, but a road was constructed over the culvert to access the yard.
The frontage road located immediately north of the facility minimizes the amount of off-site, surface
flow that can intersect the facility. This retention capacity, in conjunction with, natural absorbing
capabilities throughout the yard, multiple discharge points, anticipated historic precipitation amounts,
and the lack of off-site surface flow provides excellent sediment control without focused stormwater
discharge. No measurable increase to the 2 -year and 25 -year return frequency, 24 hour storm duration
has resulted in the construction of the 5 -Mile Ranch Storage Facility.
Section 7-207.C.2: The facility does not impound stormwater in the amounts required to potentially
cause harm to life or property downstream. No dwellings or public facilities are located between the
yard and the Colorado River, located approximately 3,000 feet to the south. A railroad track is located
approximately 2,000 feet south of the yard, but the yard's retention capacities are not sufficient to pose
a risk even in the event of detention failure.
Section 7-207.C.3: All discharge points associated with the 5 -Mile Ranch Storage Yard are protected
with rock aprons to prevent scouring as a result of the release of stormwater.
Section 7-207.C.4: The yard is designed to allow the majority of collected stormwater to absorb into the
ground in all cases other than precipitation events greater than one inch per 24 hours. The yard is not
used heavily by vehicles or equipment. The yard is inspected monthly for the presence of spilled
contaminants. Any contaminants identified are immediately cleaned up and removed from the facility
for proper disposal.
Section 7-207.C.5: The only culvert install in association with the 5 -Mile Ranch Storage Yard is located in
the intermittent drainage on the west side of the yard. This culvert is 48 inches in diameter which easily
allows over 100 cubic feet per second (cfs) to pass. Anticipated flows through this intermittent drainage
are estimated to be no more than 50 cfs even in the largest of precipitation events.
Section 7-207.C.6: Enterprise Gas Processing LLC (Enterprise) has contracted with Aspen Environmental
Field Services, LLC (Aspen) to conduct stormwater inspections for the 5 -Mile Ranch Storage Yard.
Inspections are conducted on a monthly interval in accordance with CDPS Permit# COR03D552.
Monthly stormwater inspections include the inspection of all stormwater Best Management Practices
(BMP) including all on-site detention facilities.
New construction has recently occurred immediately south of the 5 -Mile Ranch Storage Yard. This
construction is not associated with Enterprise or Aspen. The boundary of the 5 -Mile Ranch Storage Yard
is approximately 10 feet south of the permanent fence. The new construction is located between the 5 -
Mile Storage Yard and the ultimate receiving waters, the Colorado River.
3. The Application does not include any existing soil information. It does state that no ISDS is
proposed and percolation results are not necessary but the determination of existing soils should be
addressed, per Section 4-502.D.9.
A report from the Natural Resources Conservation Service (NRCS) custom soil report generation process
was prepared for the 5 -Mile Ranch Storage Yard. This report indicates that the yard is comprised
entirely of one soil type, Nihill channery loam, 6 to 25 percent slopes. As it specifically relates to Section
4-502.9, Nihill channery loam, 6 to 25 percent slopes is characterized as follows:
Depth to Restrictive Feature: More than 80 inches
Drainage Class: Well drained
Depth to Water Table: More than 80 inches
Frequency of Flooding: None
Frequency of Ponding: None
I hope the information provided has fully addressed the issues identified by Mountain Cross Engineering
as it pertains to LIPA 6359.
Sincerely,
/1/ is,
Mark Carlson
Senior Manager
Aspen Environmental Field Services, LLC
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5 -Mile Ranch Storage Yard
August 19, 2010