HomeMy WebLinkAbout2.0 BOCC Staff Report 08.10.1992BOCC 8ll0l92
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:Special Use Permit to allow for the
processing, storage and material
handling of natural resources.
Pines Stone Yard (Pam and Paul
Pine, business owners)
A portion olthe SWTn of Section 7,
T7S, R88W of the6thP.M.;located
on the north side of Cattle Creek
Road (CR I l3), ll2 mile north of
State Highway 82.
The proposed site consists of 4.0
acres
Well on property/No Septic
Proposed
Access directly off of Cattle Creek
Road (CR 113)
fuzuRD
APPLICANT:
LOCATION:
SITE DATA:
WATER/SEWER:
ACCESS:
EXISTING AND ADJACENT ZONING:
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District C - Rural Areas with Minor Environmental
Constraints as identified on the Comprehensive Plan Management Districts Map.
DESCRIPTION OF THE PROPOSAL
Site Description: The subject property is a gently rolling square-shaped parcel
approximately 300 leet from Cattle Creek. The site slopes from north to south
where Cattle Creek parallels the property line. Scattered sagebrush and native
grasses are scattered around the property. The site is currently occupied by
assorted agricultural equipment, an abandoned car and scattered building
materials. A review of the Flood Insurance Rate Map (FIRM) for this portion
of Cattle Creek indicates that the property is located rnZone C, which indicates
areas of minimal flooding. None of the property appears to be located within
the regulated fl oodplain.
Adjacent to the subject property are single-family residential uses to the east,
t.
II.
A.
west and south. These residences look out over the applicants entire site. North
of the property is an undeveloped steep slope, with a BLM parcel further to the
north. A primitive access driveway, on what appears to be an easement from the
adjacent property to the west, provides access to the site. The applicants have
stated the potential need to improve this driveway. A vicinity map is attached
as Exhibit I on page 4.
The property is currently owned by Albert Herring, who has indicated his
support of the application, and contends that he will sell the property to the
Pines if a Special Use Permit is granted. See Mr. Herring's 6-4-92 letter,
attached as Exhibit 2 on page 5.
B. Project Description: The applicants are requesting a Special Use Permit to
permit the processing, storage and material handling of natural resources on a
site approximately 1/2 mile east o[the current business location. The primary
sales and processing would continue at its present location. No retail sales are
proposed at this location. In essence, the Pine's have outgrown the storage
capacity of the existing facility. The Pines estimate approximately ten (10) trips
per day will be generated by the storage use.
The applicants are proposing storing the stone in the same manner as at the
current location, using bailing wire ancl lencing to secure rock and stone piles
approximately three (3) to four (4) leet high. At some time in the future, the
applicants state that they may build a structure for storage and processing. The
applicants cover letter is attached as Exhibit 3 on page 6-
m.MAJOR ISSUES AND CONCERNS
A.
B.
Section 3.02.03 lists a "site for extraction, processing, storage or material
handling of natural resources" as a Special Use in the A/R/RD zote.
The storage of unlicensed, inoperable vehicles, building materials and auto parts
is not a permitted, conditional or special use unless it is accessory to an allowable
use. Based on the orderly storage on the Pine's principal business location, the
propose<l use could be seen as an improvement on the visual impact of the
property on adjacent property owners.
The primary consideration in a request of this nature is the compatibility with
adjacent properties. Residential uses are located to the west, east and south of
the SUP site. The applicants have proposed a berm on the south side of the
property to lessen the visual impact of the proposed use. In addition, the
applicants are proposing to plant screening trees along Cattle Creek Road to
minimize the visual impacts ol the proposed use. Staff recommends that the
construction of a berm and the additional landscaping be conditions of approval
for the SUP.
The ten (10) estimated daily truck trips to the site may generate dust problems
for the adjacent residential uses if the existing driveway is not improved.
The processing of the rock and stone (cutting, etc..) at this site does present
related primarily to noise impacts on the adjacentcompatibility issues
residences. This is
C.
particularly true due to the absence of any permanent
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structure to contain the noise lrom processing equipment.
SUGGESTED FINDINGS
That the proper publication and public notice was provided as required by law
lor the hearing before the Board of County Commissioners.
That the hearing belore 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 hearing.
That the proposed Special Use is compatible with the adjacent land uses'
For the above state{ and other reasons, the proposed Special use is in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare
of the citizens of Garheld County.
RECOMMENDATION
Staff recorTrmends approval of the Special Use Permit based on the following
conditions:
3.
4.
V.
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2.)
4.)
s.)
That all verbal and written representations made by the applicants in the
application and at the public hearing shall be considered conditions of approval
unless specified otherwise by the Board of County Commissioners.
*iphat no processing (cutting and shaping) will occur on the site urfl a perrnanent
@n'Ehe.site.Lt*.,.,[I}l2.i.t.,'l,(.v?ti|1,,",\
\ Alt d.tiu"ry and stacking shall occur Monday through Friday only; between the
I ho,rr. of 8:00 A.M. and 5:00 P.M. The delivery or transler of natural resources
I *uy occur during the weekends, but only during daylight hours.
L-.
That all non-licensed or inoperative vehicles and assorted equipment currently
on the site will be removed prior to the issuance of the SUP.
Prior the issuance of a Final SUP, the applicants will provide the County with
a lqndqgpg_d4$ that describes the location of the berrn on the south and
landscape screening along Cattle Creek Road.
-
I fn. applicants will widen and gravel the existing primitive driveway to control
l_dust generated by truck deliveries.
6.)
iNlr-l oBrAr^l DRtrEpol pen*,rrr f0_orn V.,oo / F*,'.o Dupo"r.nEu r
Exhibit I
Vicinity Map
Pine's Stone Yard Special Use Permit
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PINE'S STONE COMPANY
FINE QUALITY MATERIALS AND RELIABLE SERVICE
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P.O. BOX 514 . GLENWOOD SPRINGS, CO 8.t602. (303)945_2940
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nequest for Speclal Use permit
Pine's stone co., rnc. ls located at cattle creek & Illghway gz andholds a flve year rease on thls corner. our prtmiry sjles andbuslness functlonlng wlll contl-nue at t.hls foiation due to itshlghway frontage,. rhe purpose of the property further down cattlegT"-"k Is prlmatlry ror itoiage due to our tutfrowing the lot at thehighway. The stone would be stored in the same manner as it ls atour current location. At some time in the future vre may build abuilding for storage and processing.
1) our regular buslness hours are B-5:30 Monday through Frldayand a !/2 day saturday durlng the summer. vetilcte usL to thl;ne$, property would be 0-10 vehicles per day.
2l source of water well on site. (Mlnimar usage with nocurrent need. )Dlsposal No current need is anticipated; a leach fleldsystem would be put in if necessary.Access by _county Road 113 (cattlL creek Road). Drlvewayentrance already in, may need to be widened
3) speclal use is for south slde of road only (approximately 4acres) . It ls our lntention to bulld a Uerm to Tne south siaeto lessen any vlsuar impact on our south side neighbor; .r="to include tree plantlng along cattte creek Road 1s-ee vicinitynap A).
4) Not appllcabte.
5) Assessors map! see map B.Property ohrners! see enclosed sheet.
7l Proof of ownership (Ietter enclosed).
Hrrffirr* *fr frfrtt#rrfl bt * rfr**ttt Wf*
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PINE'S STONE COMPANY
FINE QUALITY MATERIALS AND RELIABLE SERVICE
7-L-92
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P.O. BOX 514 . GLENWOOD SPRINGS. CO 81602 . {303} qd6-2qlo
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PERSONNEL COMMITTEE MEETING
Chuck stated that the Personnel Committee meeting was scheduled for
August 25, L992 at 8:00 A.M.
STRIPING BIDS
Purchasing Agent Mike McBreen and King stated that they only received
one bid for pavement marking. After discussion regarding striping
being done around the county, Commissioner Smith made a motion that thebid for striping be rejected and the County will try to get striping
done when other striping contractors are in the area. Commissioner
Arbaney stepped down as Chairman Pro Tem and seconded the motion;carried.
JOHN DEERE GRADER RENTAL
King discussed 3 month rental of John Deere grader from Honnen
Equipment that only has 65 hours on it. 1008 of the rental would apply
toward purchase price.
X'lo'1 u-
PUBLIC HEARING FOR STORAGE OF NATURAL RESOURCES; LOCATED ON CATTLE
CREEK ROAD L/2 MTLE NORTH OF HWY 82- APPLICANT: PINE'S STONE CO
Chairman Pro Tem Arbaney swore in the applicants, PauI and Pam Pine,
and all people wishing to speak. Pam Pine explained that she obtained
addresses of all adjacent property owners from the Assessor's office.
Dave Michaelson stated that he double checked the notices. Dave
introduced two return receipts and 1ega1 notice as Exhibit A. Exhibit
B is the application and Exhibit C is the staff report. Chairman Pro
Tem Arbaney entered Exhibits A through C into the record.
Dave explained that this is a request for a Special Use Pennit to allowfor processing, storage and materj-al handling of natural resources in
connection with Pine's Stone Yard. The site they are proposing is nottheir present retail site, it is a 4-acre site approximately L/2 mLLe
from their existing retail location. The property is owned by I{r.Albert Herring and there is a letter in the staff report indicating hisconsent for the Pine's application for a Special Use Permit. The siteis about 300' away from the Cattle Creek drainage, gently sloping andundeveloped. There are several pieces of agricultural equipment on thesite now that the Pines have agreed to remove from the site if they aregranted a Special Use Permit. Dave stated that he had reviewed theFlood Insurance Rate Map and none of the property is located within aregulated flood plain. There are several adjacent residential- usesnext to the sj-te. Dave stated that he heard nothing from theneighboring residents and the Pines have spoken to them. The Pines arerequesting a permit to store €llrpl]e rock and natural resource materialsimilar to what they have on their site on Cattle Creek. Dave statedthat the Pine's storage yard is a neat facility. Dave said that the
main consideration with any permit like this is compatibility. In theapplication the Pine's have proposed a berm on the south side of theproperty (Staff feels this is a good idea and should be a condition ofapproval) and the planting of screening trees along the road tomitigate the impact to neighboring residents. The applicants areexpecting approximately 10 truck trips per day bringing in rawmaterials to be stacked or loaded and brought back to the retailoperation site
Dave discussed staff recommendations and stated that the Pines haveagreed that no cutt_i4q _end shgpjng_gf the ro_cks will occur on thatsite. They havc-nrentioned tilt thEy-lnay b[i1d a structure out thereand Dave stated that there should not be any probl-em with processing orchipping the stone in the enclosed structure but it may be a problem
now with the neighboring residents. Dave said the staff recommendeddelivering and stacking to occur Monday through Friday only between8:00 A.M. and 5:00 P.M. with delivery or transfer of natural resources
may occur during the weekends but only during the daylight hours. Davestated that the landscape plan was intended only to indicate the tlpeof trees to be planted. Dave stated that No. 5 be deleted and insLeadread "The applicants will obtain a driveway permit from Road and Bridgeprior to the construction of the driveway. "
Paul Pine stated that they had heard from of the surrounding property
owners and everything was positive. PauI said they would like to beable to do some cutting at the property and be able to do some retail
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sales in case the property where they are located is sold' They are
becoming more of a-wholesile op".ation which involves a lesser amount
of traffic.
After discussion regarding sales at the property, Dave stated that he
would check with Don and frark to see if tne-code interpretation of
extractior,, p.o.essing, storage or material handling of natural
resources includes retail sales. If this includes retail sales, then
there is no Problem.
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9 pam pine said that they would. plant Russian Olives or cottonless
10 cottonwood trees as this is whit a soil analysis said would grow best
11 there and they would place them far enough from the road so as not to
12 have a problem.
13 After AI Herring was sworn in, he stated that the Pines have leased the
14 propertt iro* him for five years. The Pines really cleaned up the-
15 propert| and have an option to purchase the property. AI stated that
L6 they are excellent tenants.
L7 Commissioner Smith made a motion that the Public Hearing be closed.
1g Commissioner Arbaney stepped down as Chairman Pro Tem and seconded the
19 motion; carried.
20 Commissioner Smith made a motion that a Special Use Permit to allow for
ZL the processing, storage and material handling of natural resources be
,i granled to pine,s Stoie Yard for Pam and Paul Pine for a site on Catt1e
23 6reek with all of the recommendations and findings of_ staff -as part of
24 the approval. Under Item No. 3 the recommendation will be during
iS aayfi!-nt hours rather than 8:00 A.M.. to 5:00 P.!1. and under ltem No. 5
26 th6 afplicants shall obtain a driveway permit from the Road and Bridge
27 Department for a new driveway and limited processing can occur on the
2g site. Commissioner Arbaney stepped down ai Chairman Pro Tem to second
29 the motion; carried.
30 pUBLIC HEARING FOR A HOME OCCUPATION; LOCATED AT C.R. 206 AND C.R. 301
31 OUTSTDE PARACHUTE-APPLTCANT: DAN WTEaNER t,lo-9?-32 Chairman pro Tem Arbaney swore in everyone w"ishing to speak at the
33 hearing. Dave lulichaels6n stated that Lhere were no noticing or mailing
iA requir5ments for a home occupation. Dave said Exhibit A would be the
35 Staff nep-rt and Exhibit B i; the application. Dan Wiegner submitted
36 photograihs which become Exhibit C. Chairman Pro Tem Arbaney entered
37 Exhibits A through C into the record.
38 Dave explained the Dan Wiegner is applying for a Condi-tional Use Permit
39 to alloiq home occupation on a piece- of property southeast of the Town
40 of parachute. The site is appioximately L/2 acre in size. The
41 property is located on the soutfr side of C.R. 301 near the northwest
42 corner of C.n. 301 and West Battlement Parkway. The property is
43 currently occupied by a single story residence, a garage and two
44 outbuildirrg". The alplican[. is requesting to operate a small studio
45 for antiqo6s and oth-ei collectibleJ out of the existing structure and
46 an adjacent accessory building. Dan Wi-egner is proposing interior
47 remod6ling only to a6comodate the use of the site. Dave stated that
48 this wouli be I low volume business that would be conducted in a living
49 room atmosphere with much of the business conducted through the mail
50 He will be the sole employee of the business. Dan Weigner would serve
51 as a finder of colLectiblas. Dave stated that the Staff recommended
52 approval with the stipulation that any expansion or modification of the
53 home occupation shall require the applicant to file a new Conditional
54 Use permit application; a sign permit shall be obtained and a building
55 permit will be obtained for the proposed remodelling.
56 Dan Wiegner discussed his business plans with the Commissioners.
57 Commissioner Smith made a motion that the Public Hearing be closed.
58 Commissioner Arbaney stepped down as Chairman Pro Tem and seconded the
59 motion; carried.
60 Commissioner Smith mad.e a motion that a Conditional Use Permit for a
6L home occupation be granted to Dan Wiegner for land located in the Green
62 Subdivision located southeast of the Town of Parachute and the
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