HomeMy WebLinkAbout1.01 Pre-App Conference Summary Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE-APPLICATION
CONFERENCE
SUMMARY
TAX PARCEL NUMBER: 2179-181-00-681 DATE: March 14, 2014
UPDATED: October 10, 2014
PROJECT: Eagle Springs Organic - Meat Processing Facility
OWNER: Kenneth J. Sack
REPRESENTATIVE: Eagle Springs Organic, LLC and Karl J. Hanlon
PRACTICAL LOCATION: 5454 County Road 346
TYPE OF APPLICATION: Major Impact Review – Animal Processing
I. GENERAL PROJECT DESCRIPTION
Applicant seeks to permit a facility on 35.207 acres of land to process livestock animals, mostly
raised on-site but with limited allowance to process off-site animals as well. The Applicant has
represented that the processing will take a building that has already been constructed on-site
and that no new disturbance will occur. The Applicant has also represented that USDA
permitting of the facility is currently in progress. Because the Applicant is pursing USDA
permitting, the facility is subject to a Land Use Change Permit under the Land Use and
Development Code for the use: Animal Processing. The LUDC defines Animal Processing, as
follows:
Animal Processing. A USDA-inspected facility primarily engaged in slaughtering animals,
preparing processed meats and meat byproducts, and/or rendering or refining animal
fat, bones, and meat scraps. Excluded from this definition are custom meat processing
and wild game processing facilities, as defined and permitted by the USDA and CDPHE.
II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
• Garfield County Comprehensive Plan 2030
• Garfield County 2013 Land Use and Development Code, as amended (LUDC);
o Section 4-101 - Common Review Procedures
o Section 4-105 - Major Impact Review
o Section 4-201-203 – Submittal requirements
o Article 7 – Standards, Divisions 1, 2 and 3 as well as additional standards
contained in Section 7-602 (Animal Processing)
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o Section 4-202 – Waiver of Submission Requirements (Appropriate submittal
requirement waivers include the Landscape Plan as well as the Grading and
Drainage Plan)
III. REVIEW PROCESS
The process to accommodate these requests shall require a Major Impact Application pursuant
to the LUDC.
1. Pre-application Conference;
2. Application (submit 3 paper copies and one CD of the information);
3. Determination of Completeness (code allows planner maximum of 20 days for
determination and provides the applicant 60 days to correct);
4. Once complete the Planning Commission public hearing will be scheduled. Planner
will provide a Notice of Public Hearing form to the applicant for publication in the
Rifle Citizen Telegram, mailing to all adjacent property owners sent certified mail
return receipt and a sign to post the property with hearing notice. The applicant is
responsible for ensure all forms of notice are posted, mailed and published properly
and within the required time periods;
5. Referral agencies will be sent copies of the application (Applicant responsible for
providing additional copies) and requested to comment – Planner will review
application and provide comments as well;
6. Evaluation by Staff based upon all referral comments – (Staff’s report written);
7. Planning Commission hearing held and a recommendation forwarded to the Board of
County Commissioners;
8. Public hearing scheduled for Board of County Commissioner review with new Notice
of Public Hearing provided for the applicant to publish, mail and post;
9. Staff report is revised to include PC recommendation and presented to the Board at
the hearing. Decision made by the Board of County Commissioners;
10. Resolution signed by the Board to memorialize the decision;
11. Upon compliance with conditions a Land Use Change Permit will be issued.
IV. PUBLIC HEARINGS AND NOTICE
Public Hearing notices shall be posted, mailed and published pursuant to Section 4-101.E. for
hearings with:
Planning Commission
Board of County Commissioners
Referral will be sent to the following agencies:
Town of Silt
Fire Protection District
CDPHE
Garfield County Engineer
Environmental Health
County Road & Bridge
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V. SUBMITTAL REQUIREMENTS
Common submittal requirements include, but may not be limited to (see Section 4-203 of the
LUDC for details regarding submittal requirements):
o Proof of ownership (deed or title commitment) of the property;
o Statement of Authority (“SOA”) if owner of property is a corporate entity or trust (a form
SOA can be obtained from the Community Development Department);
o Letter of authorization for representative to apply for the Land Use Permit on behalf of
the property owner – if the owner is a corporate entity then this letter must be signed by
the person named in the Statement of Authority;
o Letter of authorization for any consultant to act on behalf of owner if such consultants
are retained (this does not apply to legal counsel);
o Names and mailing addresses of owners of property within 200 feet of subject property;
o An assessor map clearly indicating the subject property and property within 200 feet;
o Project description/narrative of the proposal and details on facility operation including
number of employees;
o Vicinity Map pursuant to 4-203 (C);
o Site plan pursuant to 4-203 (D);
o Grading and Drainage Plan pursuant to 4-203 (E); SUBMITTAL REQUIREMENT WAIVED
o Landscape Plan pursuant to 4-203 (F); SUBMITTAL REQUIREMENT WAIVED
o Written response to the Impact Analysis Section pursuant to 4-203 (G) and any
professional reports to support that analysis;
o Traffic Analysis and access – this would include information regarding the traffic
generated by the proposal, parking and loading information;
o Water and Sanitation to serve the site – information regarding how and where the
infrastructure is located to serve the proposal. If well and septic, please provide a copy
of the well permit, any permits from Colorado Department of Public Health and
Environment (CDPHE) regarding both the water and sanitation systems, location of leach
field and septic tanks. This requirement is pursuant to 4-203 (M) and 7-104 and 105;
o Response to standards contained in Divisions 1, 2, and 3 of Article 7;
o Response to standards contained in Section 7-602;
o Copy of Pre-application Summary Form.
VI. APPLICATION REVIEW FEES
This application will be subject to the following fees and deposit requirements:
Planning Review Fees: $ 525.00 - Plus additional Staff at staff hourly rate of $40.50
Referral Agency Fees: $ May include Engineer review at an hourly rate
Total Deposit: $ 525.00
General Application Processing
This pre-application conference summary is valid for a period of six (6) months.
Disclaimer
The foregoing summary is advisory in nature only and is not binding on the County. The
summary is based on current zoning, which is subject to change in the future, and upon factual
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representations that may or may not be accurate. This summary does not create a legal or
vested right.
Pre-application Summary Prepared by:
10/10/2014
Tamra Allen, Planning Manager Date
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