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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 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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  1. Extractive Industry Workshop Morgantown Planning Commission Monday, February 20, 2012 6:00 PM Council Chambers

  2. 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.

  3. Morgantown Corporate Limits

  4. Zoning Districts

  5. Industrial Districts

  6. INDUSTRIAL DISTRICT Mon Blvd and Beechurst Ave

  7. INDUSTRIAL DISTRICT Don Knotts Blvd

  8. INDUSTRIAL DISTRICT Decker Ave

  9. INDUSTRIAL DISTRICT Powell Ave and Deckers Creek Blvd

  10. INDUSTRIAL DISTRICT Morgantown Airport

  11. INDUSTRIAL DISTRICT Monongahela River – Rail-Trail

  12. 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.

  13. 625-Buffer from all 9,471 Structures (2009)

  14. 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.

  15. 625-foot Buffer from all Zoning Districts where Residential Uses are Permitted

  16. 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.

  17. 625-foot Buffer from all Residential Structures (R-1, R-1A, R-2, R-3)

  18. 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.

  19. 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.

  20. 100-foot Buffer from 1% Floodplain (100-year Floodplain)

  21. 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.

  22. 1,000-foot Buffer from MUB Public Water SupplyIntake

  23. 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.

  24. Morgantown Lock and Dam (river mile 102.0) Approximately 3,800 feet from MUB Public Water Supply Intake

  25. 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

  26. 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

  27. 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

  28. 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

  29. 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

  30. 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.

  31. 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.

  32. 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

  33. 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.

  34. DiscussionThank you.

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