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Extractive Industry Workshop. Morgantown Planning Commission Monday, February 20, 2012 6:00 PM Council Chambers. What we are working towards?. What we are not working towards?. Providing areas within the City of Morgantown for oil and gas extraction.

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Extractive Industry Workshop

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Extractive industry workshop

Extractive Industry Workshop

Morgantown

Planning Commission

Monday, February 20, 2012

6:00 PM

Council Chambers


What we are working towards

What we areworking towards?

What we are notworking towards?

Providing areas within the City of Morgantown for oil and gas extraction.

Developing zoning regulations specific to the surface use and development of oil and gas extraction.

Using zoning to safeguard incompatible uses.

Attempting to use zoning for the regulation of subsurface oil and gas extraction.

Attempting to use zoning for the regulation of operations or environmental impact which is controlled by the West Virginia Department of Environmental Protection.


Extractive industry workshop

Morgantown

Corporate

Limits


Extractive industry workshop

Zoning Districts


Extractive industry workshop

Industrial Districts


Extractive industry workshop

INDUSTRIAL DISTRICT

Mon Blvd and Beechurst Ave


Extractive industry workshop

INDUSTRIAL DISTRICT

Don Knotts Blvd


Extractive industry workshop

INDUSTRIAL DISTRICT

Decker Ave


Extractive industry workshop

INDUSTRIAL DISTRICT

Powell Ave and Deckers Creek Blvd


Extractive industry workshop

INDUSTRIAL DISTRICT

Morgantown Airport


Extractive industry workshop

INDUSTRIAL DISTRICT

Monongahela River – Rail-Trail


Setback considerations

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Extractive industry workshop

625-Buffer from all

9,471 Structures (2009)


Setback considerations1

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Extractive industry workshop

625-foot Buffer from all

Zoning Districts where Residential Uses are Permitted


Setback considerations2

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Extractive industry workshop

625-foot Buffer from all Residential Structures

(R-1, R-1A, R-2, R-3)


Setback considerations3

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Setback considerations4

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Extractive industry workshop

100-foot Buffer from

1% Floodplain

(100-year Floodplain)


Setback considerations5

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Extractive industry workshop

1,000-foot Buffer from

MUB Public Water

SupplyIntake


Setback considerations6

Setback Considerations

Residential Setbacks

Distance from an occupied structure.

Distance from zoning districts where residential uses are permitted.

Distance from residential zoning districts (R-1, R-1A, R-2, R-3).

Distance from River/Stream

Distance from Perennial Stream, Lake, Pond, Reservoir, or Wetland

Distance from 1% Floodplain (100-year)

Distance from intake of public water supply

1,000 feet from MUB intake

1,000 feet along river south of lock and dam.


Extractive industry workshop

Morgantown Lock and Dam

(river mile 102.0)

Approximately 3,800 feet from

MUB Public Water Supply Intake


Zoning district considerations gas and oil extraction uses

Zoning District Considerations“Gas and Oil Extraction” Uses

Permitted By-Right

I-1, Industrial District.

Permitted by Conditional Use

OI, Office and Institutional District.

B-5, Shopping Center District.

WVU Farms – Zoning Map Amendment

Reclassifying WVU Farms’ R-3 District and B-5 District to OI District


Text amendments

Text Amendments

Amend Article 1329.02 “Definitions”

“EXTRACTION, MINERAL”

Re-order words for use type.

“EXTRACTION, GAS AND OIL “

Provided the following definition:

Any structure, facility, or activity which is constructed on or disturbs land in association with oil or gas drilling, production, or waste treatment and disposal, including but not necessarily limited to roads for ingress and egress, and pipelines.

Amend Table 1331.05.01

Add “Gas and Oil Extraction”

Principle Use in Industrial

Conditional Use in B-5 and O-I


Development regulations

Site Development Standards

Development Regulations

Site Perimeter Exterior Screening

All well sites shall be screened, fenced and secured with a gates:

All well sites are to be constructed to minimize disturbance and maintain as much "natural" screening as possible.

A wall shall be of a design compatible with the facilities, buildings and structures on and adjacent to the site

Site Perimeter Exterior Landscaping

A twenty five-foot wide buffer around the site perimeter shall be…concentric rows of evergreen hedges

A ten-foot wide tree setback buffer area that contains at least one (2") caliper trees for every twenty (20) feet of site perimeter

Earthen Pit and Water Retention Screening

Pits and water retention areas shall be securely enclosed in six-foot tall black vinyl-coated chain link fence around


Development regulations1

Site Development Standards

Development Regulations

Internal setbacks

(25) feet from any outer boundary line

(25) feet from any storage tank, or source of ignition

(75) feet of any public street, road, highway or future street, right-of-way or property line

(100) feet of any building accessory to, but not necessary to the operation of the well

(200) feet to any fresh water well


Development regulations2

Site Development Standards

Development Regulations

Signage

A sign shall be immediately and prominently displayed at the perimeter gate

Well name and number;

Name of Operator;

The emergency 911 number; and

Telephone numbers of two (2) persons responsible for the well who may be contacted in case of emergency.

Permanent weatherproof signs reading DANGER NO SMOKING OR OPEN FLAME ALLOWED

Security

The Operator must keep a watchman or security personnel on site at all times

At all times, the operation site or compressor station shall have a minimum of one security camera


Development regulations3

Site Development Standards

Development Regulations

Light Control

The site Operator shall not permit any lights or any other illuminated object located on any drill site to be directed, screened, or enclosed in such a manner so that the luminosity shines directly on public roads, adjacent property or property in the general vicinity of the work site.

The location of existing and proposed sources of light shall be shown on the site plan with a photometric plan.

Exhaust Control

Exhaust from any internal combustion engine or compressor used in connection with any Development operation shall not be discharged into the open air unless it is equipped with an exhaust muffler, or an exhaust box.


Development regulations4

Site Development Standards

Development Regulations

Hours of Operation

Drilling and flowback operations may take place on a 24-hour basis. Site preparation, well servicing, truck deliveries of equipment and materials, and other related work conducted on the drill site shall be limited to between the hours of 7 A.M .to 6 P.M.

Noise Control

The Site Plan submission shall detail how the equipment used in connection with the Development or Facility complies with the maximum permissible noise levels as defined by the applicable codes.

If public complaints regarding noise are received by the City, the Facility Operator shall, within twenty-four (24) hours monitor the noise levels for a forty-eight (48) hour period and provide a written report to outline what measures will be taken to address the nuisance matter.


Development regulations5

Site Development Standards

Development Regulations

Cleanup and Maintenance

After the well has been completed abandoned, the Operator shall clean the drill site, complete restoration activities and repair all property damage caused by such operations within thirty days

The property on which a drill site is located shall at all times be kept free of debris, pools of water or other liquids, contaminated soil, weeds, brush, trash or other waste material

Site Restoration / Remediation

Whenever abandonment occurs, the Operator shall be responsible for the restoration of the drill site to its original condition as nearly as practicable, removal of…

The derrick and all appurtenant equipment

All tanks, towers, and other surface installations

All concrete foundations, piping, wood, guy anchors and other foreign materials regardless

All holes and depressions shall be filled

All waste, refuse or waste materials


Additional considerations

Annexation

Additional Considerations

Industrial District Waiver

Consideration of allowing an operator with a site in an Industrial District but covered by the “R” District Protection Area to seek a waiver if the operator obtains written consent of 70% of surface property owners within a certain distance (i.e., 315 feet, 625 feet, etc.).

Consideration of allowing Gas and Oil Extraction in annexed areas, regardless of zoning classification designation, for a period of 5 or 10 years after annexation.


Discussion thank you

DiscussionThank you.


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