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Home My WebLink About2.0 BOCC Staff Report 07.01.1996BOCC 711196 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: APPLICANT: LOCATION: SJTEDATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT WNING: Special Use Pennit to allow the construction of a pennanent office building and a change in the applicable yard setbacks of the RIL (gentle slopes -lower valley floor) zone district. Barrett Resources Corporation Parcels 3 & 4 within Section 1, T7S, R96W of the 6th P.M.; located more specifically at 1058 County Road 215, Parachute. 6.73 Acre• Town of Parachute Individual se'\'age disposal system (ISDS) Direct access to County Road 21 S RIL -gentle slopes and lower valley floor RIL I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject tract is located within District A -Parachute Urban Area of Influence, as designated by the Garfield County Comprehensive Plan's Management District Map. JI. DESCRIPTIQN OF THE PROPOSAL A. Site DescriptioO" The subject tract is approximately 6. 73 acres in size and is located one (I) mile north of Parachute on the northeast side of County Road 215. The tract is currently home to an industrial facility operated by the applicant and is bordered to the southeast by Firetrucks Northwest. The site has been cleared of vegetation and consists of a temporary office, storage and truck parking. See vicinity map, page '-I . B. Adi•cent Land l Jses· Adjacent land uses are largely industrial and commercial. C. Development Proposal· The applicant is requesting a Special Use Pennit to allow the construction of a permanent office building and related facilities including a storage building, parking shed and the placement of construction trailers. Through the issuance of the SUP, the applicants are proposing a modification in the required setbacks from what is customarily allowed in the RIL zone district. See site plan, page_S~- ID. MAJOR ISSUES AN]) CONCERNS A. ZllJling;, The subject tract is located within the RIL (Resource Lands) gentle slopes and lower valley floor zone district, which does allow the proposed land uses, including the modification of the required yard setbacks, upon the Board's issuance of a Special Use Pennit. -\ . Unless otherwise requested and granted through issuance of a Special Use Pennit, customary setbacks in the R/L -gentle slopes and lower valley floor zone district are as follow: Front yard: Side yard: Rear yard: 75 feet 100 feet 125 feet The applicant is requesting the approval of a 25 foot setback for all sides of the subject tract. Included in the application is the request to construct permanent, industrial support facilities that would allow for consolidation of activities and, apparently, would not materially alter the current operation of the facility. B. Industrial Operations/Performance Standards· Sections 5.03.07 and 5.03.08 of the Zoning Resolution mandates specific criteria that must be met prior to approval as a special use. The applicant has addressed these issues and proposes that: The hours of operation will be from 7:00 a.m. to 5:00 p.m., with occasional use outside these hours. Fifteen to 20 employees would use the facility as well as a limited amount of guests and vendors. Expected number of vehicles, per day, is anticipated to be 25-30. Water is currently and will continue to be provided by the Town of Parachute and the method of waste water disposal is proposed to be via ISDS. The yard is accessed by an existing driveway along the northwestern portion of the tract and the applicant proposes an additional access, directly from CR 215. Staff recommends this proposed access be approved by Road and Bridge via the issuance ofa driveway permit, prior to the issuance of a Special Use Permit. The applicant states that there shall be no water depletion or pollution emanating from the site; there shall be no change in the amount of noise, vapor, dust, smoke, glare or vibration; there will be no impact on wildlife or domesticated animals. The property is fenced and adequate drainage has been previously provided. Additionally, no mitigation will be required for noise, vibration, emissions of smoke or particulates, heat, glare, radiation or fumes as the proposed uses will not create a significant source. Rehabilitation and reclamation of the site would be limited to the removal of buildings and foundations, as no land alterations would occur. Section 5.03.07 2(A) of the Zoning Resolution states that "A plan for site rehabilitation must be approved by the County Commissioners before a permit for. .. special use will be issued." In light of this requirement, staff recommends the Board detennine, at this time, if rehabilitation of the site can be accomplished by the specified means. C. Water/Sewer: As discussed earlier, water is currently provided by the Town of Parachute and will continue to be provided by the Town and staff contemplates no significant issues with the water supply. The stated method of waste water disposal is via an individual sewage disposal system. The site map portrays two (2) proposed leach field sites, one for the proposed office building and the other system is proposed to serve a crew trailer that the applicant has contemplated placing on-site. A review of the uses allowed within the R/L zone district does not include this type of activity and staff recommends that this portion of the application be denied as it is contrary to the zoning. D. ~ According to the Soil Conservation Service, the chief soil classification on the subject tract is the Arvada-Torrifluvents-Heldt soil. Typically, this soil is deep and well-drained to poorly drained and, when used for community development and the placement of !SD systems, is considered to have severe limitations due to a high shrink-swell potential, salinity and alkalinity and slow percolation rates. Staff recommends that site specific soil tests be conducted prior to building permit application to determine certain JSDS and building foundation design. -2_- E. Comments-To date. staff has not received any comment from affected or concerned landowners regarding this proposal. IV. SUGGESTED FINDINGS I. That proper posting and public notice was provided as required for the meeting before the Board of County Commissioners. 2. That the hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That the application is in compliance with the Garfield County Zoning Resolution of 1978, as amended. 4. That for the above stated and other reasons, the proposed exemption is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION Staff recommends AP PROV AL of the application, subject to the following conditions: 1. That all representations of the applicant, either within the application or stated at the hearing before the Board of County Commissioners, shall be considered conditions of approval. 2. The applicant shall have 360 days from the date of the conditional approval to meet all conditions set forth. The Special Use Pennit shall be issued when all conditions stated herein are met and shall expire 360 days after issuance, unless construction or use have commenced. 3. That the applicant shall consult with and receive a driveway pennit from Garfield County Road and Bridge Department regarding the additional access from County Road 215, prior to the issuance of the SUP. 5. 6. 7. 8. That the proposed 11 crew trailer" is specifically not permitted. Prior to issuance of a building permit, the applicant shall prepare and submit a soils and foundation report and an l.S.D.S. design prepared and certified by a professional engineer. All improvements shall be constructed in accordance with such measures, which shall be a condition of the building pennit. All construction shall conform to all applicable portions of the 1994 Uniform Building Code. That, by approval of the Special Use Pennit, all yard setbacks for the subject tract of land, as recorded in Book 899 Pages 213 -215 of the Garfield County Clerk and Recorder's Office shall be 25 feet from the property line. All other zoning requirements of the R/L -gentle slopes and lower valley floor -zone district shall remain in effect. That the applicant's stated means of reclamation and rehabilitation of the site will be sufficient to adequately reclaim the site, pursuant to Section 5.03.07 2(A) of the Garfield County Zoning Resolution of 1978, as amended. Reclamation of the site will be required upon cessation of the uses allowed by this Special Use Pennit request unless another special use permit is issued. Aca:ss D1z.w•c~4r v/; 71(£:° 6€. vs r<'J,w r;z . ..,._ c; P/':£ of t2,. ,,0 .--z; ~()6f:' "'~ /!.ow &I:' ?rivf"P ~lf/:rH'"l.;f (.NS(\7'>Ct"f N('ltl f;z,viC/o-'S /r<tL4PtfP uvl'fi./lrJ 11/r: 1)'1-1v~V4 ( ft[VV-/"i, -j- CONIOTIOIUCTION IOUIOIYE'T'e, INC. '2>'2>17 IOUNIOlllOE Bl.YO. IOI!. T, CO 1!>165>7 i ' (' BARRETT RESOURCES LOCATION MAP SEC. I, T.7S., R.96W., 6th PM 1'!111Z>!!l16·&1!l>3 SCALE: 1" -2000' DATE: 05 03 96 EVEl\'N McKAY BOOK 516 PAGES 1.68-1.70 CONoTRUCTIO oo" 5UNRl5• ~CURVEY$, INC. $IL T. CO Blb&l VD. IS10JB1b-&1S3 -5- BARRETT RESOURCES SITE PLAN SEC. t NT ?f. PARACHUTE , , ., R.9GW., 6th PM 1" 120' DATE: 05 02/96