HomeMy WebLinkAbout1.01 Site planMRI May 2012
2.0 Site Plan
The requirements of section 4-502(0)3 of the Garfield County ULUR of 2008 are met with the
drawings included in Appendix A. These drawings consist of the following:
• Parcel Plat of IRMW LLC Property by Sopris Engineering.
• Exhibit Map of IRMW LLC Access Easements by Sopris Engineering.
• Site Plan Sheet 1 of 3 by SGM dated April 10, 2012.
• Plan and Profile Sheet 2 of 3 by SGM dated April 10, 2012.
• Transfer Bay/Drainage Plan Sheet 3 of 3 by SGM dated April 10, 2012.
• Fire Tank Storage Plan Sheet 1 of 1 by Sopris Engineering dated February 10, 2012.
Site Plan base mapping consists of September 2007 LIDAR topography, parcel boundaries, legal
survey and miscellaneous survey shots furnished by Sopris Engineering in December 2011. Base
mapping information from SGM project 2000-286 was updated based on Google Earth aerial
imagery dated September 22, 2011 and information on underground infrastructure obtained from
personal interview with IRMW personnel.
The specific Site Plan requirements of Section 4-502 C.3 are listed below with commentary
applicable to the MRI application.
A. Legal Description — Refer to Parcel Plat of IRMW LLC Property
B. Land Survey Data — Refer to Parcel Plat of IRMW LLC Property.
C. Topographic Contours — 2007 LIDAR topography contours furnished by Sopris
Engineering shown on SGM sheets 1 — 3 of 3.
D. Significant On -Site Features — Refer to SGM Site Plan sheet 1 of 3 and underlying
Google Earth aerial imagery dated September 22, 2011.
E. Parking Areas, etc. — Refer to SGM Site Plan sheet 1 of 3.
F. Roads, etc. — Refer to SGM sheets 1 — 3 of 3. All on-site roads are existing except
for the driveway detailed on Plan and Profile Sheet 2 or 3.
G. Easements — Refer to Parcel Plat of IRMW LLC Property, Exhibit Map of IRMW LLC
Access Easements, and ALTA Commitment.
H. Parcels — Refer to Parcel Plat of IRMW LLC Property for parcel info and SGM
drawings for depiction and areas of existing buildings, driveways and parking.
Zone District — Industrial. Refer to SGM Site Plan sheet 1 of 3.
J. Structures — Refer to SGM Site Plan sheet 1 of 3.
K. Elevations — Refer to SGM Transfer Bay/Drainage sheet 3 of 3 for Transfer Bay Roof
drawings. No other structures are proposed.
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L. Description of proposed wastewater treatment system — The proposed wastewater
treatment is the existing tank and leach field that currently serves the office building.
Refer to SGM Site Plan sheet 1 of 3. The system is located north of the offices. Refer
to Appendix C for an engineering description and evaluation of the system. Portable
toilets will be used in the main transfer/ recycling building as that also is MRI's
business. Liquid waste collected from transfer operations will be collected separately,
stored in two — 1500 gallon tanks and disposed of in accordance with CDPHE
requirements. Refer to Transfer Bay details shown on Sheet 3 of 3.
M. Description of proposed water supply — The office building will be served by the
existing well and service line. The well location is shown on SGM Site Plan sheet 1
of 3. Supporting information on the well and water supply is contained in Appendix D.
The quality and production rate are satisfactory to meet all existing and proposed
uses. Bottled water is currently used in the office because of taste concerns. That will
be the case in the future also. Bottled water will also be used at the waste
transfer/recycling center for drinking purposes. A fire system consisting of 100,000
gallons of storage, 8" mains and two hydrants as detailed on the Sopris Engineering
Fire Tank Storage Plan will meet fire protection needs. The need for any additional
interior connections/sprinklers will be determined at the time the building is rated by
the fire district and building department.
N. Signs — The SGM Site Plan Sheet 1 of 3 shows proposed signs. The facility
identification sign required by the state is to be placed just east of the entrance off
County Road 100. A new trail warning is proposed 200' east of the Rio Grande Trail
crossing to provide advance notice of the crossing. MRI will post additional signs as
warranted on the IRMW II parcel.
0. Additional Information — No additional information requested at this time.
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3.0 Land Suitability Analysis
1. Public Access to Site.
Historic public access to the site is via the main entrance at County Road 100,
roughly 800' west of the MRI office building. This access is the subject of Private
Way License Contract No. 374.90 between IRMW and the Roaring Fork
Transportation Authority (RFTA). This is contained in Appendix M — RFTA Private
Way License. Discussions with RFTA have confirmed that IRMW II retains the right
to utilize the main access, as well as, the secondary access through the Eubanks
commercial property to the east.
2. Access to adjoining Roadways.
This access to County Road 100 is suitable for the existing and proposed industrial
use. The intersection is located at a slight crest of a local rise in the road on a long,
tangent section. Sight distance is adequate in both directions. Edge of pavement
radii are on the order of 50' and passenger vehicle and large, truck turning
movements can occur without consequence.
3. Easements.
Cross access easements are shown on the Exhibit Map of IRMW LLC Access
Easements by Sopris Engineering. Aerial utilities are shown the Site Plan Sheet 1 of
3 by SGM. The ALTA Commitment lists all easements affecting the IRMW II parcel.
MRI's proposed operations will not necessitate changes to existing easements.
4. Topography and Slope.
SGM drawings 1 through 3 of 3 show topography and slope based on the 2007
LIDAR. The steep hillside above the developed portions of the site has slopes on the
order of 50 to 70%. The benched areas of the site are generally 2 % or less. The
existing driveways that MRI will use are all at acceptable grades of 8% or less.
5. Natural Features.
The most significant natural feature affecting the site is the steep hillside to the south
of the developed areas. The developed areas are located on bench areas above CR
100 and the Rio Grande Trail in the lower portions of the steep hillside. The Roaring
Fork River is located about 2800' to the north of the property.
6. Drainage Features.
There are no major drainages that affect the site and the industrial use. Tributary
drainage basins only extend to the top of hillside roughly 100' south of the property
line. Minor but steep gullies carry flow downward to the lower developed areas. A
man-made diversion ditch exists about 220' south of the main building at about the
6320' contour. It collects flow and diverts it either eastward or westward, depending
on location with respect to the higH-Point. See Drainage Exhibit in Appendix E. On-
site drainage features consist mainly of roadside ditches and few culverts, many of
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which are buried to some extent. An historic retention pond is located about 225'
northeast of the main building. Prior project mapping indicated the existence of inflow
and outflow culverts but these are not evident today. Most of the runoff leaving the
site ends up in the depression area south of the Rio Grande Trail (historic railroad
grade). Refer to the Drainage Report in Appendix E for complete calculations and
discussion.
7. Water.
The existing well and water system will provide water to the office building,
landscape irrigation water and water to fill the fire storage tanks.
There are no active irrigation ditches affecting the IRMW II parcel. Landscape
irrigation water originates from the same well used for the office building. Up to
22,500 square feet of landscaping may be irrigated per Well Permit 053266-F. Refer
to Appendix D — Water Supply for the Well Permit, and results of recent pump testing
and water quality sampling.
Assuming a maximum future occupancy of 18 persons using 25 gallons per day,
daily office use would equate to 450 gallons. This is substantially Tess than the 8
EQR threshold (8 * 350 gpd = 2800 gpd) which triggers 7-104 Sufficient Legal and
Physical Source of Water and 7-105 Adequate Water Supply. Per the Basalt Water
Conservancy District Water Requirements tabulation attached to the well permit,
irrigation demands for 22,500 square feet are highest in June at 0.313 acre-feet. This
equates to about 3400 gpd, if MRI chooses to use the full amount. The total peak
demand in June would then be 3850 gpd or an average of 2.67 gpm.
This demand is well below the production capability of the well. The original claimed
pumping rate was 7 — 8 gpm. On January 25, 2012, J & M Pump conducted a 24-
hour pump test to verify the current production capability. Raw data and an SGM
generated spreadsheet and graph show the results. With a continuous pumping rate
of 6.5 gpm, total drawdown was only 12'. Complete recovery occurred in 3 hours.
During the test, J & M monitored the level in the nearest well (at IRMW office) and
observed no movement, as relayed verbally to SGM.
The fire storage plan (Appendix A) includes 4 — 25,000 gallon tanks placed at an
elevation of 6703 feet; roughly 50 feet above the floor elevation of the main
transfer/recycling building. This will facilitate a positive pressure connection for fire
pumper trucks at the hydrant locations shown. These tanks will also store irrigation
water and will buffer irrigation demands on the well. All indications are that the well is
sufficient from a capacity standpoint.
To ensure suitability for use in the office, Environmental Process Control sampled
the well water and had an independent lab test for water quality. The basic tests
were conducted to evaluate conformance to Colorado Primary Drinking Water
Standards for inorganic chemicals (heavy metals, nitrate, sulfate, and asbestos),
bacteria and radioactivity.
SGM's analysis of the results in Appendix D indicates that the well water meets all of
Colorado Primary Drinking Water Standards for the aforementioned chemicals.
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The only potential concern is sulfate, which was found at level of 917 mg/L. The
EPA's secondary (non -enforceable) standard for sulfate is 250 mg/L. This regulation
is not a federally enforceable standard, but is provided as a guideline for States and
public water systems. Sulfate is also a component of Total Dissolved Solids (TDS)
which was not specifically tested. High TDS leads to aesthetic and taste issues, as
currently observed by MRI employees in the office. Standard practice is to use
bottled water for all consumption purposes. According to EPA's website, "health
concerns regarding sulfate in drinking water have been raised because of reports
that diarrhea may be associated with the ingestion of water containing high levels of
sulfate. Of particular concern are groups within the general population that may be at
greater risk from the laxative effects of sulfate when they experience an abrupt
change from drinking water with low sulfate concentrations to drinking water with
high sulfate concentrations."
So, while the well water is deemed acceptable to drink in Colorado, it's not advisable
due to taste and the EPA's concerns expressed above. MRI plans to continue to use
bottled water for all consumption on site.
8. Floodplain.
The project is situated high above CR 100 and no major drainages cross the site.
The nearest flood plain delineation is that of the Roaring Fork River. Garfield County
GIS mapping shows the edge of 100 -year flood plain to be approximately 2000' to
the north of IRMW II.
9. Soils.
The soils have proved suitable for the past and present industrial uses. It is important
to note that loadings under the proposed waste transfer and recycling uses will be
similar to those seen in the past and no major earthworks operations are planned.
The NRCS soil maps for this area of Garfield County show predominantly soil type
116 — Yamo Loam across the lower, developed portions of the site. This is classified
as Hydrologic Soil Group B having fairly low runoff potential. The steep hillside above
the site is predominantly soil type 55 — Gypsum land — Gypsiorthids complex, which
is Hydrologic Soil Group C having slow infiltration and slightly higher runoff potential.
Refer to the Geologic Site Assessment by Hepworth-Pawlak Geotechnical (H -P
Geotech) and NRCS Report in Appendix F for complete discussion on site conditions
with respect to soils and geology.
10. Hazards.
Refer to the Geologic Site Assessment by H -P Geotech in Appendix F for complete
discussion on site conditions with respect to geologic hazards on and adjacent to the
site. The study finds "that geologic conditions that could present an unusually high
risk to the proposed waste transfer and recycling facility are not present". As is
typical in this area of Western Colorado, the study does identify exposure "to some
geologic risks related to hyper -concentrated flows, rockfalls, sinkholes and
earthquake strong ground shaking."
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MRI has reviewed the H -P Geotech report, considered the potential impacts, and
determined they do not adversely affect future operations. An assessment on each is
presented in the Impact Analysis.
11. Natural Habitat.
Existing flora and fauna were studied by ERO Resources (ERO). Refer to their report
in Appendix G — Wildlife Impact Study. Vegetation and wildlife habitat is of low
quality, in part, due to past and current industrial uses. The only possible wetlands
areas found are located in the depression areas north of the property adjacent to the
Rio Grande Trail, areas not impacted by the current or proposed industrial uses. No
migration corridors were identified.
12. Resource Areas.
IRWM II is a developed site that has been under many different industrial uses over
the past several decades. ERO Resources completed a Class 1 File and Literature
Review of the property that identified only the downslope historic railroad facilities as
cultural resources and concluded that "the project would not have an effect on
historic properties." Refer to Appendix H — Cultural and Historic Resources.
4.0 Impact Analysis
1. Adjacent Property.
List of adjacent property owners and addresses appears in Section 1. D. a. of this
report.
2. Adjacent Land Use.
A Vicinity & Zoning Map for the IRMW II Parcel is presented in Appendix B —
Operating Plan. It shows that the adjacent land uses as Industrial (IRMW I), Right -
of -Way (CR 100 and RFTA Rio Grande Trail), Planned Development (Aspen Crystal
River Estates located over ridgeline to south), with all other adjacent properties
having Rural designation. Commercial storage units are located on the Eubanks
property to the east. The Gus Darien Riding arena is located to the north of the main
entrance off CR 100. A few residences are located north of CR 100.
3. Site Features.
This application is for a proposed industrial use on an existing industrial site. There is
minimal impact to existing site features. There are no water bodies or high ground
water areas on site. MRI will make use of existing buildings, travel ways and parking
areas. New construction consists primarily of the new driveway NW of the main
building on previously disturbed areas, installation of the water storage tanks and
appurtenant waterlines, and construction of the new loading bay in the NW corner of
the main building. Refer to the plans and structural feasibility letter in Appendix I —
Structural Review Letter. All transfer operations will take place inside the main
building.
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4. Soil Characteristics.
The existing soils have proved sufficient for the past and current industrial uses. MRI
proposes minimal changes to the site and soil characteristic are not expected to be
of consequence. Refer to Appendix F — Soils & Geology and discussion in the next
section.
5. Geology and Hazard.
The Geologic Site Assessment by H — P Geotech in Appendix F contains a complete
description of the geologic characteristics of the area and identifies four potential
hazards that MRI must acknowledge with continued use of the site. The reviewer
should note that the land use change to a waste transfer/recycling center does not
impact any of the hazards. A discussion and assessment of each hazard identified
follows:
Hyper -concentrated Flows — Historic observations indicate that hyper -concentrated
debris flow event are not a significant problem on the site. H -P Geotech estimates
that the recurrence interval exceeds 100 years. Stormwater hydrology completed
after H -P's analysis does not support the likelihood of large volume debris flows
emanating from any of the individual drainages. Deposition of solids will occur on the
first bench encountered. Damage to buildings should be minimal for any event, due
to the robust structural steel roof framing system. Damage would likely be limited to
buckling of steel roof panels, and the purlin(s) at the lowest level; we anticipate no
effect to the main steel frames. Expected impact is that facility may be temporarily
closed (1 day) while clean-up occurs on driveways and parking areas. Trash would
then be taken directly to the landfill until the facility re -opened.
Rockfall — H -P Geotech has identified four potential rockfall areas. Two are on IRMW
I and two are IRMW II. Risk of harm to on-site personnel is categorized as "low and
not likely greater than the risk to the traveling public on Colorado highways in
infrequent rockfall areas". Historic observations under past industrial use indicates
that rockfall does occur infrequently. It has not happened to the extent where it has
become a recurring problem requiring mitigation. MRI plans to monitor conditions
and take appropriate actions, such as installing rock fencing, if future conditions
warrant.
Sinkholes — The risk of sinkholes is standard component of geologic assessments in
this area. Every part of the Roaring Fork Valley underlain by Eagle Valley Evaporate
is potentially at risk for sinkhole formation at some point in time. H -P Geotech
observed no sinkholes on-site or immediately adjacent to the site and categorizes
the risk of sinkholes affecting site operations as "low". MRI is aware of the sinkhole
phenomenon and will take appropriate measures to limit facility damage should any
evidence of a developing sinkhole surface in the future.
Earthquakes — The H -P Report discusses ground shaking events having a statistical
recurrence time of 500 and 2500 years. H -P Geotech states "We do not anticipate
earthquake ground shaking problems with the existing loadout building if the building
was designed to withstand moderately strong ground shaking with little or no
damage and not to collapse under stronger ground shaking". SGM structural
engineering visually evaluated the roof framing system, and it is their opinion that its
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construction is such that little or no damage will occur during a design seismic event
for the following reasons:
• The roof framing system is similar to most rigid frame building systems, in
that the dead loads are very low, probably on the order of less than 5 psf.
This results in minimal mass to accelerate during the event.
• The building has a steel bracing/framing system that should have a
considerably ductile response to earthquake motions.
Based on observations of the foundations and roof framing systems of the building,
they no indications of substandard performance during natural phenomena hazards it
has been subjected to, and would expect it to continue to perform adequately.
Given the low probability of a major earthquake event and successful past
performance of the existing building, MRI plans on no structural modifications to
address earthquake concerns.
6. Effect on Existing Water Supply and Adequacy of Supply.
As discussed in the Land Suitability section of this application, the existing water
supply is adequate for the proposed future use. MRI's demands and operations are
not expected to impact or have any negative effects on the supply.
7. Effect on Groundwater and Aquifer Recharge Areas.
Appropriate precautions as described in the Operating Plan (Appendix B) will be in
place to ensure that the waste transfer/recycling center will not impact groundwater
or aquifer recharge areas. All transfer operations will take place in the interior of the
main building on a sealed, concrete floor. Per CDPHE regulations, all liquid waste
will be collected by a water -tight drain network and piped to two1500-gallon holding
tanks located at the exterior NW corner of the building. Any liquid waste collected will
be taken to an approved disposal site. This ensures that groundwater and recharge
areas will not be impacted from a water quality perspective due to the waste
transfer/recycling center.
From a water quantity perspective, existing drainage patterns and runoff volumes
remain relatively unchanged. Runoff occurring under future conditions will recharge
the aquifers from the same infiltration areas as today.
8. Environmental Effects.
The IRMW II parcel is a developed, industrial site and has been for several decades.
The change to a waste transfer/recycling center will have minimal environmental
effects. Discussion on specific topics follows.
a. Determination of the long term and short term effect on flora and fauna -
Refer to the ERO report in Appendix G — Wildlife Impact Study. Vegetation
and wildlife habitat is of low quality, in part, due to past and current industrial
uses. The only possible wetlands areas found are located in the depression
areas north of the property adjacent to the Rio Grande Trail, areas not
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MRI May 2012
impacted by the current or proposed industrial uses. No migration corridors
were identified. In general, ERO finds that the proposed waste transfer and
recycling facility is "not expected to have any significant adverse effect on big
game, raptors, or special status wildlife". Mitigation measures are
recommended to control noxious weed and nuisance animals.
b. Determination of the effect on significant archaeological, cultural,
paleontological, historic resources - IRWM II is a developed site that has
been under many different industrial uses over the past several decades.
ERO Resources completed a Class 1 File and Literature Review of the
property that identified only the downslope historic railroad facilities as
cultural resources and concluded that "the project would not have an effect
on historic properties". Refer to Appendix H — Cultural and Historic
Resources.
c. Determination of the effect on designated environmental resources, including
critical wildlife habitat - No critical wildlife habitat was identified by ERO in
their report. The proposed use will not result in "alteration of existing native
vegetation, blockade of migration routes, use patterns or other disruptions."
"Impacts on wildlife and domestic animals through creation of hazardous
attractions" may just be nuisance animals (bears, skunks, raccoons, certain
birds, etc.) trying to feed on trash. The Operating Plan mandates several
mitigation measures recommended by the Wildlife Impact Study. These
include: waste storage in secure trucks, processing inside the main building,
removing trash the same day or within 24 hours, securing the building in off
hours and engaging the services of a local pest control company.
d. Evaluation of any potential radiation hazard that may have been identified by
the State or County Health Departments - No potential radiation hazards
have been identified to MRI.
e. Spill Prevention Control and Counter Measures plan, if applicable - No new
fuel or oil storage tanks are currently proposed on-site and an SPCCM is not
required.
9. Traffic.
The creation of a centralized, transfer/recycle center will increase MRI's operational
efficiency by reducing the number of truck trips and miles traveled within the entire
service area. Relocating the Merrill Avenue operations, will ease traffic in old town
Carbondale and move truck traffic to an industrial area that has historically seen
higher levels of truck traffic. As detailed in the traffic report, current and anticipated
future traffic conditions are such that no turn, acceleration or deceleration lane
improvements are required for the proposed use.
The Level 2 Traffic Assessment meeting the requirements of Section 4-502(J) is
included in Appendix J of this report. The study looks at past, present and proposed
traffic conditions and makes an assessment of impacts for "Opening Day" and 20 -
year impacts. The study concludes that the increase in traffic at State Highway 82 is
far less than the 20% necessary to trigger a CDOT Access Permit for this project.
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This existing industrial site has seen high levels of truck traffic in the past. As
recently as 2009, the site traffic generated 338 passenger car equivalent trips
(PCE's) on an average weekday. This traffic occurred primarily on the reach
eastward on CR 100 to SH 82. Large trucks did travel regularly around the
geometrically deficient curve at the south side of the Roaring Fork River bridge. This
curve is satisfactory for school buses and trash trucks, but longer semi -trucks must
wait for opposing traffic to clear as they track into the adjacent lanes.
Under proposed conditions, all non -local trash/recycling truck traffic will use the east
access from SH 82. "Opening Day" traffic equates to 255 PCE's. Year 2031 traffic is
projected to be 355 PCE's which is only slightly higher than 2009. Because of the
deficient curve at the bridge, the large, transfer trucks (WB -67s) will use Snowmass
Drive, as it is the approved truck route to the west. Five round trips will occur on
"Opening Day" while ten are projected for year 2031. The timing of transfer truck
departures will be at fairly regular intervals during the day as trucks will depart only
after they are loaded, one at a time. One round trip is assumed to occur in the a.m.
and p.m. peak hours for both "Opening Day" and 2031 conditions.
Creation of the waste transfer facility will reduce truck trips thru Glenwood Springs to
the South Canyon Landfill by about 33 trips per week. Also, the move from Merrill
Avenue will reduce traffic in downtown Carbondale as approximately 110 vehicles
per day will now access the CR100 site, primarily from SH 82 to the east.
The Traffic Assessment also finds that the CR 100 intersection has adequate sight
distance for all directions and turn lanes are not required for the projected traffic
based on the State Highway Access Code. To improve safety at the Rio Grande Trail
crossing, additional signage for vehicles leaving site is recommended at a point 200'
before the crossing.
10. Nuisance.
MRI has carefully considered potential impacts to adjacent land that could result from
a poorly managed waste transfer/recycling center. The Operating Plan and Site Plan
have been formulated to minimize any adverse effects from the site that would
classify as nuisances to nearby residents and trail users.
Odor — Operations at the proposed facility have been designed to mitigate any
potential impact for odor.
Important components of the Operating Plan that will minimize odors are:
• All waste hauling will occur in covered trucks.
• All dumping and transfer will occur indoors in the main building.
• All trash will be removed that day or within 24 hours.
• Any trash stored overnight will be covered.
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• Regular cleaning of concrete floor (end of day and as -needed during the
day).
• State-of-the-art Odor Control System installed in main building
MRI has consulted with Howe -Baker and may utilize their Sonozaire® Odor
Neutralizer (SON) to control odor. The Sonozaire® Odor Neutralizer produces ozone
to reduce odorous organic compounds in the air for a variety of applications,
including garbage compactors and areas where trash and garbage are stored. The
units are designed for use in uninhabited areas; however, with the optional
associated ozone sensors and switches the units can regulate ozone production to
breathable levels and can be controlled with timers or used continuously. Specific
sizes and application criteria will determine the appropriate number of units and
model used. For compactor/container applications, each Model 630A will provide
odor control for 30 to 50 cubic yards of trash and garbage. Large area treatment will
require circulation and exhaust fan installations to disburse the generated ozone
throughout the area to be treated. Model 630A application data for large area
restoration will provide treatment for 15,000 to 750,000 cubic feet of facility volume.
Specific quantities of trash and associated volume of the facility to be treated will
determine the model, number and location of Sonozaire® Odor Neutralizer units to
be installed.
As an alternate/companion to Sonozaire, MRI is also looking at the Ecosorb® line of
products as manufactured by OMI Industries with application by SprayStream® dust
suppression technology as manufactured by Fogco Systems, Inc. Ecosorb® works
to neutralize odors by utilizing natural products, chemical bonding and molecular
science.
Refer to the manufacturer's information contained in Appendix K.
Noise — Section 7-810 Additional Standards Applicable to Industrial Use, E. Sound,
simply indicates that "the volume of sound generated shall comply with the standards
set forth in the Colorado Revised Statues." This is true for all Industrial operations in
Colorado. To assess potential noise impacts under future operations, MRI engaged
the services of Hankard Environmental. Hankard personnel visited the site on two
occasions and recorded noise measurements from the same trash and recycling
vehicles that will be used for the waste transfer/recycling facility. An actual test
mimicking morning start-up conditions was conducted on March 12, 2012. Test
results and additional computer modeling lead Hankard to conclude that the noise
levels expected from the proposed facility will be in compliance with the ULUR and
CRS 25-12, if specific operational conditions were followed. These conditions have
all been incorporated into the Operating Plan and consist of:
• No more than 5 trucks operated simultaneously between hours of 7 p.m. and
7 a.m.
• No operations louder than start-up between hours of 7 p.m. and 7 a.m.
• Quieter OSHA approved white noise back-up alarms, and
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• Loading and unloading to take place inside building.
Refer to the complete Hankard Report in Appendix L.
Light — Additional exterior lighting is not contemplated at this time. Truck parking
areas are shown on the Site Plan. Though these areas of are screened by the
existing Spruce trees, trucks will park facing southward so headlights do not shine
across the valley during morning start-up.
Dust — With total construction disturbance < 5 acres, this project will not be required
to obtain a CDPHE APEN/Fugitive Dust Permit. However the on-site roads and
parking areas are composed of gravel and soil and will require attentive dust control
measures. MRI is committed to controlling dust from leaving the site. The areas
disturbed by construction and the main travel ways with be stabilized for dust in
general conformance with CDOT Standard Specification Section 209 — Watering and
Dust Palliatives and applicable best management practices.
Specific dust control measures may include:
• Magnesium Chloride may be applied as needed to stabilize the main travel
ways.
• Watering will be used as needed for travel ways, parking and other disturbed
areas.
• Limiting vehicle speeds to 15 mph.
• Re -vegetating w/ County approved seed mixture and mulch as soon as
seasonal requirements are met.
• Vehicle tracking control as needed to keep mud off paved intersection and
CR 100.
11. Reclamation Plan.
MRI agrees to comply with the applicable provisions of Section 7 — 212. No ISDS
work is planned and the on-site driveway does not require a Garfield County Access
Permit. Reclamation of all disturbed areas will result in natural —looking landforms,
having topsoil and >70% coverage within two growing seasons consisting of weed —
free species approved by the County Vegetation Manager. All brush, stumps and
other debris stockpiled will be removed within six months.
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5.0 Standards
IRMW II is an existing Industrial lot. MRI believes this application to be full compliance with
the requirements of the Garfield County ULUR of 2008. Most of requirements of Article VII,
Divisions I, II & III have been addressed in prior sections of this application and in the
Appendices. Discussion here will focus on items not yet covered.
Division 1 — General Approval Standards for Land Use Change Permits.
Section 7— 101 — Zone District Restrictions — This is the Industrial (I) Zone District
which by definition, provides appropriate areas where conflicts with other land uses
can be minimized. The existing IRMW II parcel complies with all lot and building
requirements in Section 3-206. No applicable overlay districts have been identified.
Section 7— 102 — Comprehensive Plan/IGAs — This application is consistent with the
goals of the 2030 Comp Plan. As noted in the Pre -App Conference Summary, the
parcel is designated for Industrial Use with a Rural Employment Center Designation
in the 2030 Comp Plan. The Rural Employment Center definition is consistent with
MRI's proposed use. Comp Plan Section 4, Policy 3 speaks of Garfield County
encouraging "...the development of a diversified industrial base...." Policy 5 states
"The county will direct industrial developments to the airport center and other
appropriately designated areas." Strategies and Actions item 1. states " Ensure that
adequate land is reserved for the type, size, and scope of industrial/commercial
development that is consistent with the long term economic development objectives".
MRI is not aware of any intergovernmental agreements that apply to this property or
application.
Division 2 — General Resource Protection Standards for Land Use Change Permits.
Proposed construction shown on the Site Plan complies will the applicable standards
of Division 2. Refer to the Land Suitability, Impact Analysis and Appendices for
information on particular topics of interest.
Division 3 — Site Planning and Development Standards.
This project as proposed meets the applicable standards of Division 3. Discussion on
specific sections that may be of concern follows.
7-304 — Off -Street Parking and Loading Standards — Required parking is not defined
for this use. The Site Plan shows parking areas for a frame of reference. The parking
shown exceeds MRI's needs and there is extensive, adjacent additional area. Ample
stacking space is available for loading vehicles and there is no chance of vehicles
backing up into a public right-of-way.
7-305 -- Landscaping and Lighting Standards — Over 100 spruce trees were planted
a few years ago along the northern edge of the parking area to screen the site from
properties located to the north. No additional plantings are proposed other than re -
vegetation of disturbed areas. No additional parking lot lights are proposed. Any new
exterior lights affixed to the main building for loading purposes will comply with 7-305
B.
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MRI Ma v 2012
7-306 — Snow Storage Standards — The Site Plan shows and quantifies potential
snow storage that far exceeds the actual needs of MRI. Based on the 2.5% minimum
recommended amount, the 46, 839 sf shown is enough for 43 acres of parking,
loading area and driveways. Given the site characteristics, it unlikely that snow
storage practice will adversely affect adjacent properties.
7-309 — Utility Standards -- Existing utility infrastructure on-site is sufficient to serve
the proposed use. No major upgrades or line extensions are necessary.
Division 8 —Standards for Certain Types of Uses.
7-810 — Additional Standards Applicable to Industrial Use — All standards of this
section apply to the proposed use and will be addressed here.
A. Enclosed Building — The existing Main Load -out Building is very large,
at roughly 44,000 sf. It will contain all transfer, processing, service
and repair operations.
B. Loading and Unloading — There is ample area on-site and mo
encroachment will occur on public right-of-way.
C. Outdoor Storage Facilities — The existing spruce trees are located on
top of the slope above the Rio Grande Trail and CR 100, at the
breakpoint to the parking area. Their function to screen the parking
area will improve as they mature over time.
D. Industrial Wastes — Industrial waste will consist of the trash collected
and any liquid wastes collected in the 1500 gallon tanks. All waste will
be disposed of in a manner consistent with the Operating Plan and
requirements of the CDPHE.
E. Sound — Refer to Appendix L — Noise Study Report. The sound
generated will comply with CRS standards.
F. Ground Vibration — Transfer operations will take place inside the main
building on a concrete floor well away from the property line. There
are no proposed operations that will cause perceptible ground
vibration off-site.
G. Interference, Nuisance or Hazard — These concerns have all been
addressed in the Impact Analysis. MRI proposed operations comply
with all applicable industrial use standards and will not substantially
interfere with the existing use of adjoining property.
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