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Home My WebLink About2.0 BOCC Staff Report 06.08.1998(-2o-flit - 7/3 3,Pm PROJECT INFORMATION AND STAFF COMMENTS REOUEST: APPLICANT: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT ZONING: BOCC 6/8/98 Special Use Permit for a natural resource processing facility, specifically a log home construction site. David Sante A tract of land located in portion of Section 34 T5S, R92W of the 6th PM; more practically described as a parcel located off of Jewel Lane, approximately three (3) miles northwest of Silt. 41.6 acres Bottled Portable toilets County Road 266' 2-19 A/R/RD A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The parcel is located in District D, Rural Areas/Moderate Environmental Constraints, on the 1984 Garfield County Comprehensive Plan, Management Districts Map. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The site is located northwest of Silt in an area that is just south of the hogback and in an area of rolling terrain. The area has a few large lot residences and a number of ranch/farm operations. A vicinity map is shown on page 7 4 - F'Izvot' a,c /'u4 5 - )9.-2 /e 7 -' T (_477-E .. isie-L6--2 /GIC,s' 1 JN N F - 2-6-232;e, - c•ozd /n/ 2741/60''&4121e- .— / ,l 2k._ Pc 4-/, -ice-,e,) N• - L er-- l2/O-�nC .glad/e- B. Project Description: The applicant is requesting a special use permit for natural resource processing, to allow for a commercial log home construction business. The applicants put log home kits together on the property, using logs hauled onto the property by trucks. The logs would be stored in a small pile on the site and then used to prefab components for log homes on the property. Sewage is disposal is by the use of portable toilets and domestic water is brought onto the site. Access to the site is off of County Road 2� III. MAJOR ISSUES AND CONCERNS A. Zoning,: Site for extraction, processing, storage or material handling of natural resources are special uses in the A/R/RD zone district. As a special use, certain requirements must be met: 5.03 (1) Utilities adequate to provide water and sanitation service based on accepted engineering standards and approved by the Environmental Health officer shall either be in place or shall be constructed in conjunction with the proposed use; (2) Street improvements adequate to accommodate traffic volume generated by the proposed use and to provide safe, convenient access to the use shall either be in place or shall be constructed in conjunction with the proposed use; Design of the proposed use is organized to minimize impact on and from adjacent uses of land through installation of screen fences or landscape materials on the periphery of the lot and by location of intensively utilized areas, access points, lighting and signs in such a manner as to protect established neighborhood character. (3) 5.03.07 (1) An impact statement demonstrating that the application shall be designed and operated in compliance with the applicable laws and regulations of the County, State and Federal governments, and will not have a significant adverse effect upon: (A) Existing lawful use of water through depletion or pollution of surface run-off, stream flow or ground water; (B) Use of adjacent land through generation of vapor, dust, smoke, noise, glare or vibration, or other emanations; 2 (C) Wildlife and domestic animals through creation of hazardous attractions, alteration or existing native vegetation, blockade of migration routes, use patterns or other disruptions. (2) Truck and automobile traffic to and from such uses shall not create hazards or nuisances to areas elsewhere in the County; Sufficient distances shall separate such use from abutting property which might otherwise be damaged by operations of the proposed uses; (4) Permits shall be granted for those uses only with the provisions that a satisfactory rehabilitation plan for the affected land be submitted prior to commencement of such use. (3) 5.03.08 Industrial Performance Standards: All industrial operations in the County shall comply with applicable County, State and Federal regulations regulating water, air and noise pollution and shall not be conducted in a manner constituting a public nuisance or hazard. Operations shall be conducted in such a manner as to minimize heat, dust, smoke, vibration, glare and odor and all other undesirable environmental effects beyond the boundaries of the property in which such uses are located, in accord with the following standards: (1) Volume of the sound generated: every use shall be so operated that the volume of sound inherently and recurrently generated does not exceed ninety (90) decibels, with a maximum increase of five (5) decibels permitted for a maximum of fifteen (15) minutes in any one (1) hour, at any point of any boundary line of the property on which the use is located; (2) Vibration generated: every use shall be so operated that the ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point of any boundary line of the property on which the use is located; (3) Emissions of smoke and particulate matter: every use shall be operated so as to comply with all Federal, State and County air quality laws, regulations and standards; (4) Emission of heat, glare, radiation and fumes: every use shall be so operated that it does not emit heat, glare, radiation or fumes which substantially interfere with the existing use of adjoining property or which constitutes a public nuisance or hazard. Flaring of gases, aircraft warning signals, reflective painting of storage tanks, or other such operations which may be required by law as safety or air pollution control measures shall be exempted from this provision; (6) Water pollution: in a case in which potential hazards exist, it shall be necessary to install safeguards designed to comply with the Regulations of the Environmental Protection Agency before operations of the facilities may begin. All percolation tests or ground water resource tests as may be required by local or State Health Officers must be met before operation of the facilities may begin. The following are the staff responses to the applicant's proposal: 5.03.07 Industrial Operations (1)(a) Surface Water Impacts. The applicants have represented that there is no ground water use on the property or activities that would cause any adverse effects regarding surface run-off, stream flow or ground water". (b) Impacts on Adjacent Lands. The applicants state that the noise on the site is mitigated by the physical separation of the operation from the uses to the south. They state that there is no vibration from the site. The visual impacts are minimized as a result of the site being located in an obscured due to topography. (c) Wildlife Impacts. The applicants have not indicated that the proposed use will not impact wildlife corridors, but the operation is located in an area that has existing wildlife in the area. The applicants have not proposed any mitigation. (d) Truck/Automobile Traffic. The applicants have not stated the maximum number of trucks coming to and from the site each day. The road to the site is a gravel, farm to market road. A limited number of trucks into the area should not affect the road in a negative manner. (e) Distance from Adjacent Property Owners. The nearest adjacent use is at least 1/2 mile from the proposed site and is a residential use. The nearest properties are ranch/farm and large lot residential properties. (0 Mitigation Measures. Staff suggests that the proposed conditions of approval limit the days and hours of sawing activities of the operation to Monday thru Saturday, be limited to 6 a. m. to 6 p. m., April thru October and 7 a.m to 6 p. m., November thru March, Monday thru Saturday. Additionally, that the number of trucks be limited to an average of five (5) per week. (2)(a) Site Rehabilitation. All of the operations and equipment are mobile, allowing for easy removal from the site. The wood products residual is biodegradable and should not create any problem for site rehabilitation. (2)(b) Security. Staff suggests that there is no reason for any security on the operation. Section 5.03.08 Performance Standards (1) The applicants have indicated that noise levels will meet all existing state and federal regulations pertaining to mufflers and spark arresters. The remoteness of the property should limit noise impacts associated with the operation. (2) The applicants do not expect any detectable vibrations from the operation. (3) The applicants have not indicated that any smoke or particulate matter will be generated that will need to be controlled by State and Federal standards. Section 5.03.12 A basic finding of a safe access route must be made by the Board of County Commissioners. The existing access off of the County road should be adequate for the proposed use and not create any safety issues, provided the conditions of approval limit the amount and frequency of the truck traffic. Section 9.03.05 - Periodic Review This section allows for the periodic review of a SUP if deemed necessary by the Board of County Commissioners. There does not appear to be any reason for a periodic review. IV. SUGGESTED FINDINGS 1. That the public hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all parties were heard at the meeting. 2. That the proposed special use conforms to the application requirements of the Garfield County Zoning Resolution of 1978, as amended. 3. That the proposed land use will be compatible with existing and permitted land uses in all directions if appropriate conditions are attached to the permit. 5 4. That the proposed use will comply with all applicable standards contained in the Garfield County Zoning Resolution of 1978, as amended. 5. That for the above stated and other reasons, the proposed special use is consistent with the best interests of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION Staff recommends approval of the SUP, based on the following conditions: 1. That all verbal and written proposals of the applicant shall be considered conditions of approval, unless specified otherwise by the Board of County Commissioners; 2. That the hours of operation of the facility be limited to 6 a. m. to 6 p. m., April thru October and 7 a.m to .m., November thru March, Monday thru Saturday. 3. All vehicles used in conjunction with natural resource operation must be licensed in the State of Colorado, through the Garfield County Clerk & Recorders Office. 4. That the number of overweight vehicles, log trucks and transport trucks, shall be limited to an average of five (5) per week. Q /2,e2cera./SGL t lJ-�Y� sr�r�f� �,- �n //S�4r e— G / «Yts'T /U - l D7 7 dyi-e---ra -yi 4-4 sr G/LoWS i /-4)Z- )(/liI - 4l11-7 11 c / 7 Z — / -d-ty; t /4 6 • e J Ro, =P ) E n i ri 5.TE S;14 ins. Q.Q (e 2 3` rn der 1-40 eCc. Id s» NvY &JA I VIC INrry yY' P NJ `c le jU SILT •1 - 5O fl -‘ _'�QOPF UN 11111 —j I B 'm it 8 crm 0a ira CD 0 rd NI a 3 -F re g4 4 ++' ler ia ,e, i,Lt. BO �1 •' STN ®� �1 0 mode ®u4 Boundary ounty •Da 0 County T L to SnpuneE 2 -ROP -4) 2-BC(A-Y) Boundary Y/. 0 N ,m 0 Count7 Rod No ///i 268 N N J w Gi o. County Road No. 261 N O 237 ON 1— all 1;19; A / 0-4 • • ' 1 Ca o nN 1ru 'l m N m J C N p 0 a to 1- 2-aC(A-r)) County Road 0 237 t Adjoining 212