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HomeMy WebLinkAbout6.02 Article 7 Division 3 Site Planning and Development StandardsBJU N23-496 Central Delivery Point Article 7 - Division 3: Site Planning and Development Standards Site Planning and Development Standards Narrative Administrative Review Caerus Piceance LLC Garfield County, Colorado 1 | Page 1001 17th Street, Suite 1600 2022 Denver, CO 80202 1) 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) 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. Single-family dwelling units are exempt from this section. The proposed site is a natural gas production facility surrounded by natural resource activities and numerous oil and gas facilities. The site will be located with the Resource Lands – Plateau (RLP) zone district. 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 site is located in an unpopulated area on a 9,333 acre parcel and not adjacent to public streets, parking, pedestrian access, and common areas. The site is located within Caerus’s North Parachute Ranch operations area. The site will not impede solar access to adjacent parcels. No residential dwellings, school property, or designated outside activity areas exist within one mile of the site. The Applicant is the only surface owner within a one-mile radius of the facility. The site plan 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. Operational activities conducted at the CDP will be managed to reduce and mitigate nuisances to adjacent uses and properties. The proposed site is located in an unpopulated, remote area on a 9,333 acre parcel and not located adjacent to residential zoning or development. 1. Dust, odors, gas, fumes, and glare shall not be emitted at levels that are reasonably objectionable to adjacent property. The site will not produce nuisances that are objectionable to adjacent property. The nearest property line is 5369 feet from the proposed production facility. Lighting will be down casted and inward. Odors, gas, and fumes are not anticipated at the proposed site. No permanent structures or equipment shall be installed at the location could that cause glare to adjacent properties. BJU N23-496 Central Delivery Point Article 7 - Division 3: Site Planning and Development Standards Site Planning and Development Standards Narrative Administrative Review Caerus Piceance LLC Garfield County, Colorado 2 | Page 1001 17th Street, Suite 1600 2022 Denver, CO 80202 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. Nuisance from noise is not anticipated at the site. Noise generated at the site will be similar to other oil and gas activities in the area. 3. Hours of operation shall be established to minimize impacts to adjacent land uses. The CDP will not have personnel staffed at the site on a regular continuous basis. During construction and interim reclamation activities, personnel will access the site daily until the facility is in full operation. During the initial production phase, the site will be access twice daily. Once facility operations are established, the site will be accessed 2-3 times per week. During the production phase, hours of operation will not exceed a 10-hour workday. The site will also be assessed for inspections, and maintenance. The site is not located within a one mile radius to any residences and is located in and adjacent to the Resource Lands and Public Lands zone district in Garfield County and Agricultural in Rio Blanco County. Adjacent land uses include natural resource activities, limited agricultural, and public lands. Seven of the adjacent parcels are owned by the Applicant. 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 site is located within the RLP zone district. Adjacent properties are zoned Lands Resource Lands and Public Lands zone district in Garfield County and Agricultural in Rio Blanco County. Seven of the adjacent parcels are owned by the Applicant. The site is located on a 9,333 acre parcel and natural topographic features buffer the site. The site has been designed to minimize visual, noise, and other impacts to adjacent properties. The subject site is located in an area surrounded by natural resource activities. The site is not within one mile to residences or businesses. D. Materials. Exterior facades shall be constructed with materials that do not detract from adjacent buildings or uses. One building will be installed at the N23 CDP.’ The Control Room Building will be approximately 275 sq. ft and the estimated dimensions: 8’4” wide x 33’ long x 8’8” high. Caerus will obtain a building permit from Garfield County Community Development Department and the building will be state certified. Adjacent uses are composed of similar natural resource activities and facilities. BJU N23-496 Central Delivery Point Article 7 - Division 3: Site Planning and Development Standards Site Planning and Development Standards Narrative Administrative Review Caerus Piceance LLC Garfield County, Colorado 3 | Page 1001 17th Street, Suite 1600 2022 Denver, CO 80202 3) Section 7-302. OFF-STREET PARKING AND LOADING STANDARDS. A. Off-Street Parking Required. All land uses shall be required to provide the number of off-street parking spaces set forth in Table 7-302.A. Any use not specifically listed in Table 7-302.A. shall be determined by the Director. 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 location does not have a designated parking area due to the minimal presence of employees onsite. The site is located on private property and prohibits public access. The site is located in the RLP zone district and is approximately 3,371 feet from the nearest public road, County Road 401. 4) Section 7-303. LANDSCAPING STANDARDS Single-Family Dwelling Units, Accessory Dwelling Units, Secondary Dwelling Units, 2-Unit Dwelling Units, Industrial Uses and all uses located fully within a parcel of land in an Industrial Zone District are exempt from this section. The Landscaping Standards, Section 7-303 of the Garfield County LUDC, is not applicable to the proposed industrial use, material handling. 5) 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. Lighting will be installed at the N23 CDP. All lighting will be directed inward, towards the interior of the proposed site to illuminate equipment. Lighting will be located at the facility in manner to provide adequate illumination for personnel safety. B. Shielded Lighting. Exterior lighting shall be fully shielded or arranged in a manner so that concentrated rays of light will not shine directly onto other properties. All lighting will be arranged in a manner so that concentrated rays of light will not shine directly onto other properties. The proposed site is located 5,369 feet from the nearest parcel boundary. 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. BJU N23-496 Central Delivery Point Article 7 - Division 3: Site Planning and Development Standards Site Planning and Development Standards Narrative Administrative Review Caerus Piceance LLC Garfield County, Colorado 4 | Page 1001 17th Street, Suite 1600 2022 Denver, CO 80202 Lighting installed at the proposed site will not create a traffic hazard and will not be directed towards the road. The site is located approximately 3,371 feet from the nearest public road, County Road 401. The site is located approximately 7 miles from County Road 215. 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. Lighting installed at the proposed site will not blink, flash, 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. Lighting installed at the proposed site will not exceed 40 feet in height. 6) Section 7-305. SNOW STORAGE STANDARDS. 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. Stockpiled snow directed towards BMPs when practical to allow treatment. Plowed snow will be placed near the outer boundary of the pad so pad swells will collect the snow melt and route it to the sediment pond. Snow BMPs are detailed in the Site Plan (Grading and Drainage tab). B. Storage in Parking Spaces Prohibited. Required off-street parking and loading areas shall not be used for snow storage. Plowed snow will be placed near the outer boundary of the pad so pad swells will collect the snow melt and route it to the sediment pond. C. Storage in Yards and Open Space Permitted. Snow stored in a yard or Open Space shall not be located in a manner that restricts access, circulation, or obstructs the view of motorists. Stored snow will not restrict access, circulation, or obstruct the view of motorists. The site in located in a remote, rural area not within close proximity to public roadways or private BJU N23-496 Central Delivery Point Article 7 - Division 3: Site Planning and Development Standards Site Planning and Development Standards Narrative Administrative Review Caerus Piceance LLC Garfield County, Colorado 5 | Page 1001 17th Street, Suite 1600 2022 Denver, CO 80202 residences. The site is approximately 3,371 feet from the nearest public road, County Road 401. D. Storage on Public Roadways Prohibited. Public roads shall not be used for snow storage. The proposed site will not store snow on public roads. The site is located approximately 3,371 feet from the nearest public road, County Road 401.The snow storage area is depicted on the N23 CDP Site Plan. 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 contain by stormwater control features installed on the subject site. Plowed snow will be placed near the outer boundary of the pad allowing pad swales will collect the snow melt and route it to the sediment trap. Snow BMPs are detailed in the Site Plan (Grading and Drainage tab). 7) 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 standard Trail and Walkway Standards, Section 7-306 of the Garfield County LUDC, is not applicable to the proposed use, material handling. Public access is prohibited, and the site is located on private property. The site is located in the RLP zone district and is approximately 3,371 feet from the nearest public road, County Road 401.