Garfield County

Temporary Employee Housing

May 3rd, 2007Energy Advisory Board

Garfield County

Temporary Employee Housing

May 3rd, 2007Energy Advisory Board

Garfield County Regulatory Background

June 6, 2006:BOCC Adopted Occidental Petroleum Corp. Text Amendment (“Oxy Amendment”) to Sections 3.10.01, 3.10.03 and 3.10.04 to allow “Camper Park for the purposes of providing temporary quarters to employees and contractors of the energy extraction industries.”

November 13, 2006: BOCC Adopted Williams RMT Co. Text Amendment to Section 5.02.21, “Temporary Employee Housing” in Resolution 2006-108BOCC Directed Staff to begin process to Rescind “Oxy Amendment”

March 14, 2007:Planning Commission recommends to BOCC that “Oxy Amendment” be Rescinded

May 7, 2007:BOCC to Hold Hearing to Rescind Oxy Amendment

May 9, 2007:Planning Commission to Hold Hearing Regarding Administrative Process for “Essential Personnel” (“Minor Temporary Employee Housing”)

Garfield County Regulatory Background

June 6, 2006:BOCC Adopted Occidental Petroleum Corp. Text Amendment (“Oxy Amendment”) to Sections 3.10.01, 3.10.03 and 3.10.04 to allow “Camper Park for the purposes of providing temporary quarters to employees and contractors of the energy extraction industries.”

November 13, 2006: BOCC Adopted Williams RMT Co. Text Amendment to Section 5.02.21, “Temporary Employee Housing” in Resolution 2006-108BOCC Directed Staff to begin process to Rescind “Oxy Amendment”

March 14, 2007:Planning Commission recommends to BOCC that “Oxy Amendment” be Rescinded

May 7, 2007:BOCC to Hold Hearing to Rescind Oxy Amendment

May 9, 2007:Planning Commission to Hold Hearing Regarding Administrative Process for “Essential Personnel” (“Minor Temporary Employee Housing”)

What is Temporary Employee Housing?

Often Referred to as “Man-Camps”

Section 5.02.21:- At times of Severe Housing Shortage, Extremely Remote Locations or other Emergency Conditions;

- Manufactured Homes and Recreational Vehicles;

- Temporary Living Quarters and Not Recreational Purposes;

- Related to Commercial, Industrial, Mineral Extraction or Highway Operations of Substantial Size in Any Zone District;

- Subject to all Applicable Building Code, State and Federal Permit Requirements, Fire Protection District Requirements and Fire Code Requirements.

Proposed ChangesProposed Changes

StandardExisting Temporary Employee

HousingMajor Temporary Employee

HousingMinor Temporary Employee

Housing

Reclamation, Rehabilitation, Revegetation (RRR)

RRR Plan required if not located completely on state or federal lease which requires RRR as apart of the lease contract.

RRR Plan required if not located completely on state or federal lease which requires RRR as apart of the lease contract.

Development must be located on state or federal lease which includes RRR Plan with that agency.

Density 1 mile density requirements (Except completely contained sites on federal or state leases in the RL zone district)

1 mile density requirements (Except completely contained sites on federal or state leases in the RL zone district)

No maximum density. Development must be completely contained on state or federal lease.

Human Capacity No Limit. No Limit. Limited to a maximum of 24 people.

Wastewater ISDS with provisions for Vault Systems.

ISDS with Provisions for Vault Systems.

ISDS with Provisions for Vault Systems.

Potable Water No well required. Hauled potable water.

No well required. Hauled potable water.

No well required. Hauled potable water.

Violations Revocable Permit. Revocable Permit. Application is referred to BOCC as Major Temporary Employee Housing at 4th violation. $1000 fine.

Time Limit ISDS: No Time Limit (Annual Review)Vault System: 1 Year

ISDS: No Time Limit (Annual Review)Vault System: 1 Year

Cumulative of 1 Year

Minor Temporary Employee HousingMinor Temporary Employee Housing

-Administrative PermitAdministrative Permit

-Limited to 24 PeopleLimited to 24 People

-Cannot Exceed 1 Year (Cumulative)Cannot Exceed 1 Year (Cumulative)

-Must be Located on Approved Well PadMust be Located on Approved Well Pad

-Reclamation, Rehabilitation and Reclamation, Rehabilitation and Revegetation Security Provided by Revegetation Security Provided by Permitting Agency (COGCC)Permitting Agency (COGCC)

-Vault and Haul Acceptable with Vault and Haul Acceptable with Demonstration of All Weather Demonstration of All Weather Roadways and ContractRoadways and Contract

-Haul WaterHaul Water

-Enforcement: Unnoticed Inspections, Enforcement: Unnoticed Inspections, $1000 fine for each occurrence, Revert $1000 fine for each occurrence, Revert to SUP process after 3 offencesto SUP process after 3 offences

Major Temporary Employee HousingMajor Temporary Employee Housing

-Special Use PermitSpecial Use Permit

-Maximum Occupants per SUPMaximum Occupants per SUP

-Time Limit per SUPTime Limit per SUP

-Location per SUPLocation per SUP

-Must Provide Reclamation, Must Provide Reclamation, Rehabilitation and Revegetation Plan Rehabilitation and Revegetation Plan and Security if NOT completely on well and Security if NOT completely on well padpad

-ISDS if Facility is to be Used for More ISDS if Facility is to be Used for More Than One YearThan One Year

-Haul WaterHaul Water

-Enforcement: Unnoticed Inspections, Enforcement: Unnoticed Inspections, Revocable PermitRevocable Permit

Minor Temporary Employee (Section 5.02.22) Housing Standards

Minor Temporary Employee (Section 5.02.22) Housing Standards

• Operators must keep and maintain appropriate water and sewage disposal records.

• In no case shall unsafe water be used for drinking nor shall raw sewage or used water be discharged on the ground surface.

• The operator must conduct monthly tests of potable water supply.

• At least one thirty (30) gallon (4 cubic feet) wildlife-proof refuse container shall be provided for each manufactured home or recreational vehicle unit.

• Refuse shall be disposed of weekly, at a minimum.

• Outdoor food storage is prohibited.

• Smoke alarms and manual fire alarm systems shall be installed, inspected and maintained in accordance with 2003 International Fire Code

• Operators must keep and maintain appropriate water and sewage disposal records.

• In no case shall unsafe water be used for drinking nor shall raw sewage or used water be discharged on the ground surface.

• The operator must conduct monthly tests of potable water supply.

• At least one thirty (30) gallon (4 cubic feet) wildlife-proof refuse container shall be provided for each manufactured home or recreational vehicle unit.

• Refuse shall be disposed of weekly, at a minimum.

• Outdoor food storage is prohibited.

• Smoke alarms and manual fire alarm systems shall be installed, inspected and maintained in accordance with 2003 International Fire Code

• Minor Temporary Employee Housing Facilities and all associated infrastructure must be completely contained within a State or Federally regulated parcel (such as a COGCC approved oil/gas well pad) in which reclamation, restoration and revegetation standards are guaranteed by contract with the permitting agency.

• No Minor Temporary Employee Housing Facilities shall maintain a cumulative of one (1) year at any single location.

• Under no circumstances shall 25 or more individuals be housed on any one permitted location.

• Inhabitants shall be applicant’s employees and/or subcontractors, working on the related operation, and not dependents of employees, guests or other family members.

• No domestic animals shall be allowed at any Minor Temporary Employee Housing Facilities.

• Each site location shall have one (1) water storage tank, with a minimum of 2500 gallons of stored water, for initial fire suppression and wild land fire protection.

• Minor Temporary Employee Housing Facilities and all associated infrastructure must be completely contained within a State or Federally regulated parcel (such as a COGCC approved oil/gas well pad) in which reclamation, restoration and revegetation standards are guaranteed by contract with the permitting agency.

• No Minor Temporary Employee Housing Facilities shall maintain a cumulative of one (1) year at any single location.

• Under no circumstances shall 25 or more individuals be housed on any one permitted location.

• Inhabitants shall be applicant’s employees and/or subcontractors, working on the related operation, and not dependents of employees, guests or other family members.

• No domestic animals shall be allowed at any Minor Temporary Employee Housing Facilities.

• Each site location shall have one (1) water storage tank, with a minimum of 2500 gallons of stored water, for initial fire suppression and wild land fire protection.

• All emergency situations requiring action by any government agency or district shall be documented in writing and presented to the Planning Department and Garfield County Sheriff’s Office within 24 hours of the occurrence.

• All required Access Permits shall be obtained.

• All emergency situations requiring action by any government agency or district shall be documented in writing and presented to the Planning Department and Garfield County Sheriff’s Office within 24 hours of the occurrence.

• All required Access Permits shall be obtained.

• Wastewater Disposal:• Vault System: All vault systems shall be equipped with an overflow

alarm device. These facilities shall be designed to accommodate 75 gallons of wastewater per person per day. If the Applicant is proposing to use a vault system, the Applicant must meet the following conditions:

– Year-round vehicular access; and,

– The Applicant must demonstrate and guarantee an arrangement for hauling sewage; and,

– The Applicant must maintain all records; and,

– All sewage disposal records must be maintained as public records.

• ISDS (Individual Sewage Disposal System): All ISDS’s shall be designed and installed to accommodate the maximum number of persons identified within the permit.

• Wastewater Disposal:• Vault System: All vault systems shall be equipped with an overflow

alarm device. These facilities shall be designed to accommodate 75 gallons of wastewater per person per day. If the Applicant is proposing to use a vault system, the Applicant must meet the following conditions:

– Year-round vehicular access; and,

– The Applicant must demonstrate and guarantee an arrangement for hauling sewage; and,

– The Applicant must maintain all records; and,

– All sewage disposal records must be maintained as public records.

• ISDS (Individual Sewage Disposal System): All ISDS’s shall be designed and installed to accommodate the maximum number of persons identified within the permit.

Changes to Section 5.02.21Changes to Section 5.02.21

• Major Temporary Employee Housing Facilities shall have at least one of the following basic characteristics:

– The Temporary Employee Housing Facilities or any associated infrastructure (including ISDS) is not completely contained within a State or Federally regulated parcel (such as a COGCC approved oil/gas well pad) in which reclamation, restoration and revegetation standards are guaranteed by contract with the permitting agency; or,

– The Temporary Employee Housing Facilities are to be located at the permitted site for more than a cumulative of one (1) year; or,

– The Temporary Employee Housing Facilities are to house twenty-five (25) or more individuals at any one given time.

• Major Temporary Employee Housing Facilities shall have at least one of the following basic characteristics:

– The Temporary Employee Housing Facilities or any associated infrastructure (including ISDS) is not completely contained within a State or Federally regulated parcel (such as a COGCC approved oil/gas well pad) in which reclamation, restoration and revegetation standards are guaranteed by contract with the permitting agency; or,

– The Temporary Employee Housing Facilities are to be located at the permitted site for more than a cumulative of one (1) year; or,

– The Temporary Employee Housing Facilities are to house twenty-five (25) or more individuals at any one given time.