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HomeMy WebLinkAbout4.0 BOCC Staff Report 11.10.1986REQUEST: • • BOCC 11/10/86 PROJECT INFORMATION AND STAFF COMMENTS Special Use permit modification for an agricultural related business to include farm equipment sales; bulk gas delivery and gas pumps; feed, seed and fertilizer and other farm related agricultural products, veterinary clinic and farm bookkeeping service. APPLICANT: Gil Frontella and Jon Julius LOCATION: A parcel of land located in the NW 1/4 NE 1/4, Section 3; and the SE 1/4, T6S, R92W; 1/2 mile West of Silt off of State Hwy. 6 & 24. SITE DATA: Site consists of a 4.37 acre parcel WATER: Existing well SEWER: Existing individual sewage disposal system ACCESS: State Hwy. 6 & 24 I. DESCRIPTION OF THE PROPOSAL A. History: The applicants received approval for a farm equipment sales operation by Resolution No. 85-221. Previous approval for a combination livestock auction facility/farm equipment sales operation was approved in Resolution No. 85-32. The previously noted resolution split the uses into two separate permits on separate parcels created by S.B. 35 exemption. B. Project Description: The present application is intended to allow other agricultural related activities to occur on the property. Specifically, the addition of a bulk gas storage/delivery and gas pumps, sale of feed, seed, fertilizer and other agricultural related products; farm bookkeeping service and a veterinary clinic. The primary reason for this request is to provide the same services that had been provided by another business in the area that is going out of business. II. ISSUES AND CONCERNS A. Zoning: An agricultural -related business is defined as: A business whose sole function is the provision of services or retail sales or products, agricultural in nature, as more fully defined under the definition of agricultural land. Agricultural land: Any parcel of land presently being use for the primary purpose of obtaining a monetary profit by raising, harvesting, and selling crops or by the feeding, breeding, management, and sale of, or the products of, livestock, poultry, fur bearing animals, or honey bees, or for dairying and the sale of dairy products, or for any other agricultural or horticultural use of animal husbandry or any combination thereof. • • The proposed uses are all agricultural in nature as they are described. A veterinary clinic may be the one exception to this classification, unless it can be classified as an accessory use to the principal use. To be classified as an accessory use, the following criteria from Section 2.02.011, Accessory Use, needs to be addressed: 1. Is clearly incidental and customary to, and commonly associated with a lawful use. 2. Is operated and maintained under the same ownership and on the same lot as the lawful use. 3. Does not include structures or structural features inconsistent with a lawful use. If a determination can be made that a veterinary clinic can be considered as an accessory use to an agricultural related business, it can be allowed. B. Agency Comments: 1. The Town of Silt: In a conversation with the Town Administrator, the following comments were offered: a. That all bulk storage of fuel be underground to minimize any potential explosion impacts. b. That a ytop sign be placed at the entrance to the site to stop people from entering the highway in an uncontrolled manner. 2. State Highway Department: The State Highway access code requires the issuance of a new highway access permit whenever the use of a piece of property is changed. C. Staff Comments: The applicant has requested the waiver of the $250 application fee since this technically a modification of a previously approved permit. III.SUGGESTED FINDINGS 1. That proper publication and public notice was provided as required for the hearing 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 for the above stated and other reasons, the proposed Special Use permit is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. IV. RECOMMENDATION APPROVAL of the proposed Special Use permit for an , r)cultural related business including farm equipment sales; bulk .. storage delivery and . pumps; sale of feed, seed, fertilizer and other agricultural related products, farm bookkeeping and a veterinary clinic, subject to a determination of whether or not a veterinary clinic can be classified as an accessory use to an agricultural related business and subject to the following conditions: • 1. That the applicant provide a copy of an approved State Highway Access permit for the proposed uses. 2. That a stop sign be placed at the point of highway access. 3. 6 // 14117o /I'— GO/// camp/47 e.''7/h Qtr ',5><Z+'7�- ,Zs £./de r k-4._ foul /ay , n dr, f%iL 4�414d AIrPe. A6 ,2,1 S 100i474;1 Az."-�jiG/GiLs 1,trid 07�/lam 4 . Q 0/ eini "10 &' ,,,,,4 /s f,,.,eava-r h/SS 74> "44, 61-e riiii _?') ti -31-44e, epl),W1/h a le .