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HomeMy WebLinkAbout1.07 Secion 7-100 approval standardsWSA -BLUE PIT EXPANSION 2012 [EXHIBIT I] SECTION 7 -100 GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS DESCRIPTION /DETAILS: In this section you will find information pertaining to Section 7 of the Garfield County Unified Land Use Code. Division 100 applies to the Standards for a Land Use Change Permit, which is required for this application. It details compatibility with zoning, adequacy of resources such as water and adequate access. THIS SECTION INCLUDES: • March 2012 . Application Material • Additional Information From Technical Completion Process • Technical Completion response regarding 7 -703 Standards within View Protection Overlay • Technical Completion response regarding 7 -810 Additional Standards Applicable to Industrial Uses Section 7 Division 1 General Approval Standards for Land Use Change Permits Exhibit I 1. Compliance with Zone District Use Restrictions The Blue Pit Expansion Complies with zoning regulations. 2. Compliance with Comprehensive Plan and Intergovernmental Agreements The Blue Pit Expansion is consistent with the Garfield County Comprehensive Plan. 3. Compatibility The expansion of the Blue Pit is not changing the intensity or scale of the project. This expansion only extends the number of years that it will be operating. Impacts to surrounding property are addressed in Exhibit D. 4. Sufficient Legal and Physical Source of Water A. Determination of Reliability of Water Supply 1) Peak Usage The peak usage is not going to change at this site since production is not changing. The approved Augmentation plan allows for 7.4 acre -feet of water to be pulled from the Basin Ditch each year. 2) Adequacy of Water Source The anticipated water use is 7.4 acre -feet per year. 3) Quality of Water Source Potable water for the site is bottled water. 4) Irrigation Water The irrigation water comes from the Basin and Spring Ditches. The water right is included In Appendix J. 5) Fire Protection Requirements Currently there is no water supply for fire protection. Upon request by the local fire protection district, a cistern tank may be installed. Blue Pit - February 2012 I -1 B. Individual Wells There is onlyp welkon site and it is used for industrial use, primarily to supply the concrete plant. No new wells are planned. 5. Adequate Water Supply A. Authority B. Water Supply Requirements 1) Water supply requirements are not changing as part of this application. The estimated supply requirements are 7.4 acre -feet per year. The breakdown is as follows: Pond Evaporation 1.35 Acre -feet Dust Control 1.54 Acre -feet Crusher / Screen 2.09 Acre -feet Concrete Truck Washout 2.38 Acre -feet 2) The source of the water to be used by the Blue Pit Expansion is the Basin and Spring Ditch. Also there are 2 wells on site which supply water to the concrete plant and the shop. These items are shown on Map C -1. 3) The water supplied from the Basin and Spring Ditch as well as the wells on site are not used for drinking water. Potable water is provided by bottled water. 4). The Basin and Spring Ditch only run during irrigation season. The well on site is not affected by seasonal variations. During non irrigation season, all water for the operation comes from the wells. A majority of the water demands are during irrigation season. 5) Water used in the material washing operations will be recycled through the plant to reduce the annual amount of water used. Water recycling is currently conducted at the Blue Pit. 6) A majority of the water consumption occurs during irrigation season. Washed material is stockpiled through the winter to reduce winter water needs. 7) The approved augmentation plan is included in Appendix J. Blue Pit - February 2012 I -2 C. Water Supplied by Water Supply Entity Requirements 1) Water is supplied from an onsite source therefore this section does not apply to the Blue Pit Expansion. D. Determination of Adequate Water Supply 1) The approved augmentation plan as well as the consumption estimate should allow the Board of County Commissioners to determine adequate water supply. 6. Adequate Central Water Distribution and Wastewater Systems A. The locations of the water use change as mining progresses which makes a central distribution system impractical. B. Wastewater System Standards 1. Wastewater requirements for the Blue Pit are handled by portable toilets. 7. Adequate Public Utilities This site has adequate public utility service. 8. Access and Roadways A. (this item was blank in the County Regulations) B. This parcel has access to Highway 82. C. The access road connecting the site to Highway 82 is safe and is not going to be changed in the expansion of the Blue Pit. D. No additional traffic will be produced by the expansion of the Blue Pit. The existing access safely and efficiently handles the traffic from the site. 9. No Significant Risk of Natural Hazard The Blue Pit Expansion is not subject to significant risk from natural hazards and will not exacerbate existing natural hazards. Blue Pit - February 2012 1 -3 THE FOLLOWING PAGES CONTAIN ADDITIONAL INFORMATION AS REQUESTED DURING TECHNICAL COMPLETION Article VII Standards Division 1 - General Approval Standards for Land Use Change Permits • How does this application comply with the applicable Zone District? • How is this application consistent with the Comprehensive Plan 2030? Please elaborate. • How is this land use compatible with the adjacent land uses and not result in an adverse impact to adjacent land? ❑ [RESPONSE: -The property is currently zoned (R) Rural. The Rural zone district provides for the use of natural resources, which is what this application seeks to accomplish. See ULUC Section 3 -101 (A). This application is an expansion of an existing extraction permit that has been operating for a number of years. The applicant has a demonstrated history of compliance with all applicable regulations and conditions of approval. As proposed and properly conditioned the application will continue to be consistent with and not adversely impact the adjacent land uses which include extraction, agricultural, and public (right -of- way). Similarly, the application is consistent with the County comprehensive plan, which designates the property as Residential Medium density on the future land use map. The property is shown in Section 9 of the Comp Plan as a Source Area with Sand & Gravel potential, and indeed there is an existing active permit. Pursuant to the Vision set out in Section 9, extraction industries are welcome in the county, subject to fairly mitigating the negative impacts that might result from their operation. The application as presented and properly conditioned meets the goals and policies of Section 9 of the Comp Plan, including promoting responsible development in order to provide the public benefit of locally available sand and gravel product. The application as proposed does not impact critical wildlife habitat, addresses the alteration of natural drainage patterns, including storm water, and most importantly, strikes the balance of competing property rights in the area. This is bolstered by the applicant's track record in operating an extractive use in the area.] • Port-a- potties are proposed to be used on -site. Please note that if the life of the gravel operation is longer than one year then the County directs Applicants to install a permanent septic system. ❑ [RESPONSE: There is one existing ISDS system. This system is located at the shop, this system is estimated to be approximately 20 years old and there is no record on file for it.] • What public utilities serve or will serve the site? Where are they located? Please show these utilities on the applicable maps. If new a utility is required provide a "will serve" letter from this provider. ❑ [RESPONSE: Currently Holy Cross (Electric), Source Gas (Natural Gas) and Century Link (Phone /lnternet) provide services to the existing buildings (Shop, Scale House, Crusher spread, Batch Plant). No new services are required.] • How many existing wells are there on -site? There is conflicting narrative in the application (see page 1 -2). Please identify all wells on all applicable maps. ❑ [RESPONSE: Two wells are located on -site; these are identified on Map C -1. Please see exhibit 2 -D for additional information.] THE FOLLOWING PAGES CONTAIN ADDITIONAL INFORMATION AS REQUESTED DURING TECHNICAL COMPLETION Section 7403 Standards Within View Protection Overlay • Provide narrative for this section. ❑ [RESPONSE: This standard does not apply as we are not proposing to construct any structures that would skyline or exist on any ridges.] THE FOLLOWING PAGES CONTAIN ADDITIONAL INFORMATION AS REQUESTED DURING TECHNICAL COMPLETION Section 7 -810 Additional Standards Applicable to Industrial Uses • Provide narrative for this section. ❑ [RESPONSE: The applicant recognizes and agrees to be bound by the requirements of Section 7 -810 concerning industrial uses. Specifically, the applicant represents that all fabrication, service and repair operations will be conducted in an enclosed building or properly screened by a fence or natural topography, all loading operations will be on private property, and all outdoor storage will be screened as shown on the submitted site plan. The applicant will properly dispose of all industrial wastes, and will meet and exceed the state sounds standards, as demonstrated in the enclosed sound study. The applicant has taken steps to address noise, glare, and vibrations, to ensure that the use does not create a nuisance, as more specifically described in the application. ]