HomeMy WebLinkAbout2.0 Staff ReportPROJECT INFORMATION
PC ll-r 4'84
AND STAFF COMMENTS
Modification of a
Riverbend Planned
portlon of the
Unit DeveloPment'REQUEST:
ENGINEER:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
Storm Klng Mines r Inc '
Schmueser and Assoc'
A t,ract of lanct located in portl?ns
or-Ln. ll L/2, section 6' T6s' R90w;
*ot" PracticaIIY descrroed as a
tiact'Iocated L L/2 miles east of
New Castle, off of CountY Rd' 335'
A 292 acre tract to be zoned
pf"n".a Unit Development to Permit ^
Iignt ano neavy indirstrlal uses and
open sPace.
Central Water (Riveroend PUD)
Central Sewer (Riveroend PUD)
CountY Road 335
Planned Unit DeveloPment
Nort,h - PUDt A/R/RD
South ' A/R/RD
East ' O/5, PUD
west - A/R/RD
I.l: iocated in Pistri'ct B'
TEe pioposed I ;i;-il;;", L/2 to I mile radius, moderate
:x?tl:ffi::t:{.: :::.: :lI l:: "" ;;l!i:;ri ;i: :i l"i =i,:' :: : :';: * i:";n=n'
area farls wlthin the =uo-""L"gory rbt wnich is an area $'ithin one (r)
mile of a suOaivision with c".rlral water and sewer and moderate
environmentar constralnts. -tnr" sub-catag;iv-"russi!ication is oased
on the nivernena pUp locatioil--So*t retevant Plan policies are:
I.Non-agriculturalareasandnon-productlvecroplandshalloeconsidered Dest =,riL.a for a"r"iop*"t't in agricultural areas
(PoIicY lo'Pg'I) '
2. Tne PUD review process is encouraged, so that !h"
development commrnrty .,i" greater flexiorlity in proiect
design. (PoIicY 3, Pag' 2')
3. Major streets, topographic features' open sPace and other
simi}arundevelopedranaareasshouldbeusedtoseparateresidentialareasfromincompatlblenon-residentialuSeS
such as ;;;"; and right induitry and commerciar
centers. (PolicY 5, Pg' 3)
4.Non-extractive-industryshouldlocatein:::::.:i.nadequatetransportition and utiilty corridors and technicar services
avairaorel -i,r"n as existr-i-tq industr iar parKs. (Policy 2, pg'
4)
5. Commerclal vehicular movement should be concentrat'ed al0ng
maior roadwaYs. (PolicY 3a, 99: )
6. Where possiole, the county'*irr request t'!at dedicated open
space areas oe contigious' (Policy 3' p9'6)
7. Any new development "aji..nt to puoric- lanos shalr provide
perpetual public u""""! easementi to tnose public lands
invorvea. (PoIicY 4, Pg' 6)
g. Development proposed in "ilu" adjacent to streams or rj'vers
with rafting and or ri=ni"g potentiar, snould be required to
dedicateeasementsforpublicaccesstotheseareaS.(PoIicy
6, pg. 7)g.Anydevelopmentcreatinganadverseimpactonaroadsystem
shall be reguired to up6rua" and improve the-system to meet
srandards-idceptable tb-tne County. (PoIicy 2^l pg' 8)
Io.DevelopmenttnatprovrdesbiKewaysandpedestrianpathsthatinterconnect residential areas *itn service and employment
centers wiII be tooreJ-upon favorably. (Poticy.4D, P9. 8)
Il. Roadway paving and curb ind gutter dlsign shall be designed
to accommodare a rp."iti" pr;jected traific load' (Policy 7 '
page 9)
L2.eroposedroaddesignandimprovementthatwillendangerdrivers,createcongestionorprovideinadeguateingressand
egress to existing road systems will oe discouraged' (PoIicy
8a, Pg. 9)
I3.Heavyindustrial,commercialandintensiverecreationaltrafficshouldnotbedirectedtoresidentialcollector,local and "farm to market" rlghts-of -way' (Policy 9' Pg' -.9)
L4.Wherealogicalandeconomicextensionofservicelinesfrom
an existing l,ater and/or Sewer System can occur, tne County
wiII .rr"o,ri"g" new aevelopment adjacent to or within
reasonable distance to serve, to enter into the appropriate
agreements to receive service' (Policy L' Pg' 10)
15. It shall be the,."po,,"ioirity of tne developer to pay for
any improvements or upgraoes Lo treatment tacilrties and the
extension of servi".-iin.r that wirr be needed as a resurt
of the development, ii reguired by tne service provicier.
(Policy 4, Pg. f0)
ls.TheCountymayrequlrenewdevelopmentwith.Sl',.'frontageto dedicate this land aS open sPace, accessible to tne
publicrinamannerthat*iffpiotectfragilewetlands'
scenicresourcesand-protectfloodplainsfromencroachment.(PoIicY 2, P9. L2)
L7. New devefopil"nt *iff be reguired to provide fire protection
facilitiesandwaterStorageonsj.tethatmeetstheuppropriil. fire district's needs' (Policy 2a' p9' f4)
-0-
II.DESCRIP
A. site oescriptiolr. , Th9 proposed Planned unit Development sits on
a Dench soutn of the col0raao Rrver and at the base of the Grand
Hogback(CoalRidge).Theportionsofthesitenearesttotheriver are irrigatea naviana!. with the upper sections of the
sitenavingsagebrushandmountainScruDaSthepredomi.nantvegetation. The area of the site tnat rncludes the Grand Hogoack
formation has very "t""p slopes in excess of 40t but the majority
of the site sits at tne base of tne nogoack and has gentler
sloPes of 5 to I5t.
B.projectDescription:It].sproposedtorezoneaportionofthe
-:=--r-^-A
rrrrrr f .r no.rome tne COaI Rf.dqe PUD ZOne. theI/f ()leuL r.,rEDrvL_:-81' L-- -r
existins RiverBZ;tPUD to oecoml !i: ::il }1:?: :Y:,'-::"in,11"E;:i'ii;n;';6 is a 2s2.3 acre tract that wourd include three
J.-^sri:l /T-l \ r|rq,fri;;;: ;:;;;"'";ror,= , . 3s .74 acre Lishr rndusrr iar ( r -r ) drsrr icr ,
L--i -! ^^i - 114 AA a.rf c'""i;u]Ei':;;;';;I"v-riau=iriui (r-i) disrricr ano a 116.66 acre
h?rn iA nrimarr I3"ffi;;"6p:;' ;p;;;' i"o'd r
-u i; a; i" i . Th: . !:"?:":l^nY:, t :, :'" )T:'. "'Ill*Iii."fi;d:;-ir'iI-"1,r;;;;;-i coat. Tii," in the r-2 district
- !^-^ a€ ^nr I annrrn-lill."lll"i5'#.I.Iiriv';;;5;;; i.i mirrion rons of coar annuarrv.
i - i a i ^ 1 -la<ra l anmon{.iiiE"tili';;==;;;;-i;i' P;;;;= armed at the initial deveropment
*nduttr iaf Parlcr
Thefollowingoutlinestheproposedzonedistricttext:(See
pages for detail)
I-1 Light Industrial
USeSbYRi9htffegricuIturaIactivities,KenneI,ridingstabIe,guiding and outf i[.trng , utiirtV li-nes 69 KV or less, utility
iacililies, conveyers, ditches, roads' etc'
UsesrSpeqial:Industrraloperat].ons'camperparK'naturalresource tabrication, pumping facil:-ties, commercial/industrial
piir, naturar resource extractron' railroao spur' etc'
tlinimum Lot: 2 Acres
Mffium-LoE Coverqgq: 85t
i,iiiffindus tr i al Standards
ir.ighrr- a5 rr. oy right, r50 ft'. Dy special use
permit.
r- 2 Heavv Industrial
uses bY Right: same as r-r
ffiBpecET: same as r-r
Minimum Lot: 2 acres
MaxlmumE coverage: root
ustr ial
ffi ueigntt ,:sr50
COS Common OPen EP?c-e ing uses, easements' utilrtY Iines
Uses, Speclar: Power ana water utillties' storage ot natural
resourcas, P[bIic gatherings
tnlaximum guilding Height: 35 ft'
The common open space district is rntended to be an unimproved
area tor passive iecreation. It, Is proposed to allow power
and/ot water utilities, storage of nitural resources and
agriculturalmaterialsandpuoticgather].ngsasspecraluses.
distr ict
district generallY
Standardsft. oy rignt
ft. by SPeciaI Use
-q-
II.DESCRIPTION OF THE PROPOSAL
A.Site DeqeliPlion: The proposed Planned Uli: oeve|9n1:t':^:i::^::9+LVa bencn soutn aT tfre Colorado River and at the base of the Grand
as I-l district
as I-I district generaIIY
HogbacK (coal Ridge). The portions of the site nearest to the
river are lrrigated haylands. wr.th the upper sections of the
site having sagebrush Lnd mountaln scrub as the predomrnant
vegetation. The area of tne site that rncludes the Grand Hogbacx
format,ion has very steep slopes in excess of 40t but the majority
of the site slts at the oase of the nogback and has gentler
slopes of 5 to 15t.
B. project Descrlption: It is proposed to rezone a portion of the
-+existing ffirOena-pUO to oecome the CoaI Rrdge PUD zone ' The
coal Ridge PUD is a 292.3 acre tract tnat would include three
zone designations; a 39.74 acre Light Industrial (I-I) dlsErlct'
a l35.gg icre Heavy Industrial (I-2) district and a 116.66 acre
common open space tcos) drstrrct. The proposed PUD IS primarily
for the p,-,rpose of 'developing a coal mine in the T-2 district
that r,rooia iventually proAuce 2.2 m:-llion tons of coal annualiy'
The pUD has nine (9) pfrases aimed at the initial development
stages of tne coal mine. It is noted ln the appllcatlon that
this rezoning action is a Portion of a larger proposed PUD action
that would include additl0nal mlne related tacilrtres and a large
industrial Park.
The following outlines the proposed zone district text: (see
pages 28-33 lsY oetail)
I-1 Liqht Industrial cu1turalactivities,kenne},ridrngstab1e,
gu j"ding and outf ilting, utility Ii-nes 69 KV or less, utility
iacilities, conveyers, ditches, roads, etc'
UsesrSpecial:IndustrialoperationsrcamperparK'naturalresource fabrication, pumping facilrties, commercial/industrial
park, natural resource extraction, rarlroad spur' etc'
lrlinimum Lot: 2 Acres
I.{axffi-' Lot Coverage: B5tndustrial Standards
ffi g"ign.z 45 fr. by r19nt, i-50 ft. bY speciar use
Permit.
I - Z HeavY Inctustr ial
Uses bY Right: same
Uses, Special: same
Minimum Lots 2 acresMffiumC coverage: rootustrial Standardsffis ueignt' ,BA Il: ;I !;:::"' use
COS Common OPen SP?ce ing uses, easements, ut'iIitY lines
EEEffiffiI: power and water utrlitres, sEorage of natural
resourc'esi PubIic gatherings
I\4aximum Building Heignt: 35 f t..
The Common Open Space district is intended to be an unimproved
area for passive iecreatron. It is proposed to allow power
and/or water utilities, Storage of natural resources and
agricultural materials and puollc gatherings as specral uses'
-/o-
It is proposed to either develop a nev, central- water and se$'er
system or expand tne exrsting Riveroend PUD water and sewer
systems.Thewaterrightsownedoytheapplicant|?,.beendeemedto be sufficient oy the oeveloperrs englneer to allow for the
development of an Lxpanded or new water system to meet the needs
of the develoPment.
vehicular access to the Proposed PUD would be from county Road
335. The proposed PUp dOes include provisions for a rail spur to
be developld, 1f approved as a part of a special use permit.
III.I\,IAJOR ISSUES AND CONCERNS
A. ComPrehensive Plan:The Industrial/Commercial goal reads as
follows:
To maintain and suPport the existing economic base of the county
and to encourage fuitner diversifrcation whlch wrII broaden
employment opportunltles and help staDilize the economic future
of the region.
on the positive side, the proposed PUD would allow for the
development of industry tnat would provide addltional employment
opportunities and tne Lxpansion of an industry existing in the
County;naturalresourceextractlonandprocessing.
As it is presently proPosecl, tne coa.l- Ridge PUD wrII need to
mitigate ln. foflowing lmpacts to oe found ln Eeneral compliance
with the ComPrehensi-ve PIan:
1. Impacts to county Road 335 related to the physical capacity
of the road to nandle heavy industrral traffrc and the
potential of tnat traffic to conflrct with existing
residential and commercial traffic'
2. Impacts of a heavy industrial operation on a nearby
residential area.
3. Environmental impacts on exlsting air, water, noise,
vibration and visual qualities of the area'
In general, the appticant has proposed methods of mitigating
the above noted impacts and feels that general contormrty
with the Comprehensive PIan can be found'
B. Zoning: Tne cOal Rldge PUD would have three proposed zone
districts. The following is a suggested zoning text for the
P. U. D.
1.0 GENERAL PROVISIONS
A. Effect of tne Garfield CountY Zonr resolutlon of 1978r ds
amended:
ana-EE
amended,forth in
the CoaI
ng Resolution
succeslors thereof, EIS nohl in affeCt and aS hereafter
are by this reference lncorporated herein as if set
full, to the extent not divergent from the provislons of
Ridge planned unlt DeveloPment zone Regulations.
Conflict: The provisions of the Zone Regulatlons snall prevail
ffi..,thedeveIopmentotCoa1R1dgeP.U.D.proVtded,however, where the provisions of the coal Ridge P.u.D. zone
Regulations do not -learly address a specific subiect, tne
pr6visions of the Garfield County Zoning Resolution, incluoing,
out not limlted to secti.on 5.03 in its entrrety t oE any other
resolutions or regulations of Garfield County shaII prevail'
B.
t.1 Map
Tne General Development Plan
and referenced as Exnibit
uses, sPectal: None
Mlnimum Lot-Area:2 acres
IvlaximUm Lot coverage:
Minimum setDacK: Front:
-side:
ro feet
25
is attached to this resolut'ion
2.0
2.L
T Transi-tion
Uses, by right3 Agricultural' single family
dwelling -
Uti.litylinesofnotgreaterthan69KV'andfacilitiesandmunicipalstructurestoserveexistrngandin<iustrialneeds,
such as pip.ri""i, Pot"erlines' sub-stations' conveyors'
ditches, roads, water and sewer facilitles' and easements;
2.2
2.3
2.4
2.5
percent
25 teet
Rear z 25 feet
2.6 Maximum Height of Buildings t 25 feet
3 .0 I-2 Heavy Industr 1aI Distr j'ct
3.r use?' by.F+ehti--A9:icurtural
Utility lines affiand munlcrpal -:.:Y::u'." to
serve existing and i"a""til"r needs, such as pipelines,
po$rerlinesrsuD-statlons'conveyors'dltches'road'water
and sewer iacilities' and easements'
3 .z Uses , Spec i?I1 1:1,'por t wltn suppor t
facirities, mine satviffiTa, yaras for layout of stord9e r
temPorary structures-t5r r'ousrng' ofttce or storage wnen
approved'.I-i-p"rt of an extractive operation'
PIant tor fabricatlon of-goods fIgT Processed'natural
resourcesi material handling, p,r*pitg facilities, electricar
distri-butionrwarehousefacilities'/stagingareas'faorication areas, storage areas, watei impoundments' access
routes, utility llnes over 69 KV' pipelines'
Sites for extraction' process.tt?. ?"d storage of natural
resources, rncruding mines, snaits, pits, storage Pornts,
and borenoles for "oul' oti and gas' geothermal and other
miner.r"l-tuittt, sano' gravel' roci< ' soir' explosives '
chemicals and fuel'
Railroad corridor for spur or branch
;;;;;;iaoiaL/industrr.ar sites; radro
tiit smission and receiving facillty
Iine serving
and/ot television
(not general broadcast') '
3.3
3.4
3.5
I{inlmum Lot Area:2 acres
Maximum tot Coverage:Industr iaI:85
percent
Minimum Se!'bacK: AII buildings shall meet
the followrngtit"'*u*"t !-ronuz 25 feet; Slde:
I0 f eet'; Rear: 25 f eet'
-/b
3.5 Maximum H919r-rt. 9f =P!l+g+ngs:
35 l9"t permitt'ed bv
righr, I''-TEEI suojecffie Permit' Review and
approval oased on the following criteria:
1- The geograPhic location
2- Mitigation of vrsual impacts to tne surroundrng
of impacts to adjacent.land uses related
air circulatron and view'
3.7l4ultiP}eUses:t{ultipleusesshallbepermittedon alt lands witnin t.rif; ,"n" distrrct, provioed approveo oy
SPeciaI Use Permit'
4.0 COS - Common Open Spa99:, The Common Open Space
district snatl include piGffrT land and areas of water'
or a combination of tand and water' within the PUD'
desrgnated and intenoeJ piimarify tor tne use ot enjoyment
of the oh,ners and occup.iri" of tire PUD, and their emproyees'
4.I uses, by-Rig4t: Exi::il? uses' provided tnat such
shall be a non-contormllrg use as defined in sections 6'rI
and 7.O of the Gartield -ourrty Zonrng Regulation, greenbelt'
utllity lines and sub-stations, public and pri-vate easements
and r ights of way; Par l( '
4.2 Uses, Special: Site for por"'er and/or water
utilities;@rrcultural materials; publIc
gatherings,waterimpoundments,recreationalfacilitresand
parK "n"it". includrng malntenance facillties'
areas.
3. l4itigation
to shadows,
Minimum Lot Area: Not aPPlicable
Maximum Lot Coverages Not appllcaole
Minimum Setback: Not aPplicable
Maximum Height of Burldings: 35 feet
SuPPlementarY Requirements :
AII Special Use Permit aPplications shall
include a ranastaping design plan tnat. minimizes to the
extent feasioi" ,isuif anci noise impacts associ-ated
with the ProPosed use (s) '
AII OUtS].de scorage shall oe enclosed and
screened by a sight obscuring fence'
4.3
4.4
4.5
4.6
5.0
5.1
5.2
Staff Comments
l. The proposed PUD would be served oy a central water and
sewersystern.Thedevelopernasnotedtwooptions;hooKlntotheexistingni.verbendPUDwaterandsewerSystemsorto develop new $,ater and Sewer SyStemS. Storm Krng Mines has
a 395 acre foot irrigation water rrght out,ol-:!" Vulcan
dltch,whtchcould,accorolngtodevelopersengineer,morethanmeetthedevelopmentneedsfortheCoalRidgePUD.
2.TheproposedPUDwillnavedlrectimpactstocountYRoad335. Th; ippficant has proposed-to upgrade tne'existing
road within the proposed- coir Rrdge PUD t,o standards
acceptabletotheCounty.Additionally,thelppricanthas
proposed to upgrade the County Road outside of tne PUD to
the New Castle interchange to a level c9l:ist:l! with the
proposedindustrialandiesidentialtrafficneeds.
- /3-
3.
4.
I.
2.
3.
4.
tnreBffiH. permits for extractive operatrons ootained ty
The impacts to the nearby residential development as a part
ofthisrezoningreguestarePrlmarily.relatedtotraffrc
impacts and t;;-general impacts of an industrial activity on
a residential area as not'ed above' The applicant has
proposed to mitigate the traff:'c impacts oy improvement of
the common access roacl (cR 335). The generar impacts of an
industrial aciiv:.ty on the residential neighoorhood wrII be
related to air, ,uler and noise pollution anci the visual
i*pu"t". The potentlal arr, water and noise pollution
impacts can be mitrgated by buffering, control over t,imes of
""iirity and aoherence to local, state and federal
standards. Vj.sual impacts to the area wiII need to be
mitigatedtothedegreepossibletnroughlandscaping,
revegetation ano oeiming. The-suggested,Iandscape design
pi""-approved with any special use permit snould provrde
*:-tig.tion from the above noted impacts'
It is proposed to have nine phases 1n this rezoning
aPpllcation.Thephasesareorientedtotnedevelopmentof
thetestmine.Theproposedphasingcouldbesimplifiedto
Permits trqr support facilities to extractive
ns ootarned(r-r-86
Completion p-f test mine construction and
E6fteo t ac i r it res76 - 1- 86
IV.SUGGESTED FINDINGS:
That the meeting wlth t,he Plannlng commission was extenstve and
complete, that urr pertj.nent facts' matters and issues were
submitted and that all interested parLies were heard at that
meeting;
Thattheproposedzoningisingeneralconformitywitnthe
recommendatlons Set torifr in tne Comprehensive PIan for the
unincorPorated area of the CountY;
Tnat the proposed land use wiII De COmpatrole witn tne exrsting
land uses in the nearoy area provided proper mitigatron i's
performed to mitigate l-mPacts;
That other than the foregoing particulars, the requested zone
change amendment and plan approvaf nereln is in general
conf6rmity with the ComprenLnsive Plan for Garfield County'
colorado, and does meet alI requirements Of the zoning Resolution
of Garfield County and, fuittei, that the reguested.planned unit
development ts suitaOle and appropriate for the subject property'
concernign the location, conOiiion and circumstances of said
property and is in the DeSt of interest ot the morals, order,
health, safety, convenience and welfare of the citizens of
Garfleld CountY.
V.RECOI4MENDAIr9N:
APPROVAL, with the following conditlons:
I. Tnat aII veroal and written representatrons of tne apPricant
shall be condltions of approval, unless expressJ'y provided for ln
tnis resolution.
2.ThatpriortosigningtheResotutionofApprovalforthe
reguested zone cnange, the PUD zone text be revlsed to
incorporate the changes recommenqed in the Project Inforrnation
and Staff Comments.
-/4'
3.
4.
rh a t su'-i:' " ;:, Hl H' !3, ":,. :: :"ll ;3 ":;. : :. I :l : " :3. ::" ::'?: : r - 8 s
ffieerm1ts,forSupportfacilitiestoextractive
ooeizt ions ootarnedl\'r-r- 6o
sf,'a;-fltr completion of :t:: mine construction anci
EGEtea f ac rr ities"d6 -r-86
That the PUD Development
to the zone districts and
PIan be revised to reflect t'he changes
that tne zone dlstricts oe legallY
5.
L
Wffii^,/ ,- utlo/oso/a sa/o- ',[ ua/
*> Sz /r?orLa1(/ q.S (.of 'e{4
-Thn T Raeo,n*c'r1a/ a/fa'o/ t/
hze-rn^ s!9g
- /5-
PC LL/14/84
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
Special Use permits for extraction' storage
ano limited processing facilities for a coal
mine, industrial support facilities' water
impoundments, mineril waste disposal and
access routes.
Storm King Mines, Inc.
A tract of Iand located in portions of the N-iti-
"t Section 6, T6s' R90w; more practrcally
described as a tract located I I/2 miles east
oi New Castle, off of County Road 335'
A 2g2 acre tract of land to be used for coal
*i"ing activities and supPort facilities'
-PortabIe water containers fot domestic use'
-WelI - industrral make-uP water'
Temporary non-discharging holding tank'
CountY Road 335.
Planned Unit DeveloPment'
ADJACENT ZONING:
I. RELATIONSHTP TO THE COI"IPREHENSIVE ..P!+N
5:;"I:::XiE""i5IZi-it1' r" i mire radius, moderate environmenral
:E:^^r.i^- {.ha .raa f,al::;:il:?:i:.^';;il"tf,"'ii"9' ict B "l':?:-f i:":::" i , :n:, ?I"1,':'l:"5i:?:l;;:":ffi1lli;n.ll'i;,"IIrXi"t;';; I'Il-*ithin one (r) mire or a subdivision
.i -^^nan{-r1 annc.f reints- ThiS:l:r"::;:::it;:I"i";,r5"iE"i", and moderare environmenrar consrrainrs. rhis
i --^ -r^a,{ Drrn I nnrl- i nn - SOme:il:":::;:;; :i;;iil;.;;;; is based on rne Riverbend puD location. some
relevant PIan Policies are:
l.Non-agriculturalareasandnon.productivecroplandshal}beconsideredbestsuitedfordevelopment].nagriculturalareas. (PoIicy IbrPg.I)
2.Irtajorstreets,topographicfeatures,oPenspaceandothersimirar unaeveropea-rana areas shourd be used to separate
residential .i""1 from incompatible-non-residential uses
sucn as n.."v-."a iight industry and commerciar centers.
(PoIicY 5, Pg.3)
3. EnvirOnmental impact and assessment statement's will be
reviewed carefurry prior to the issuance of any speciar or
Londltional use plrinits. (Policy Ia, p9' 4)
4.TheCountywitlreguireanyidentifredenvironmentaland/orflscal imp"cls-r.=rlting fiom Iarge scale commercial or
rndustrial development to be mitigateo. (Policy Ib, p9' 4)
North
South
East
West
- PUD, A/R/RD
- A/R/RD- o/s, PUD
- A/R/RD
/e
5.Anydevelopmentcreatlnganadverseimpactonaroadsystemshall be reguired to up{raae an<1 improve.the^system to meet
standards-acceptable tb-tne County' (PoIicy 2a' pg' 8)
6.Roadwaypavingandcuroandgutterdesignshallbedesrgnedto accomodate a specitic p.oiected traffic load' (Polrcy 7 '
P9' 9)
T.Proposedroaddesignandlmprovementthatwillendangerdirvers,createcongeStlonorprovideinadequateingressor
egressstoexistingroadsystemswillbediscourageo.(PolicY 8a, P9. 9)
B.Heavyindustrial,commercialandintensiverecreationa}trafficshouldnotbedirectedtoresidentialcollector,Iocal and ,,farm to market" rights-of -way' (Policy 9' pg' 9)
g.TheCountywillreguiremajordevelopmentproposalsto
evaluate their impact-on C6unty air lnd water quality and
may require mitrgltion of any ldentified impacts' (Policy 3'
p9. L2)
10. Require development on lands havrng moderate or minor
envlronmentar consLraints to mit.igire pnysi"?l proorems such
asmj.norrockfall,LT-24zslopes,minormudflow,potential
subsidence due to hydroeompactive soils or mrning activlty'
hrgh water tables, slo' peicolation' radroactive soils'
corrosive and exspansive soils' (Policy 5' p9' L2)
Il.TheCountywilldiscouragedevelopmentprop:":1:thatreguire eicesslve vegetatron removal and cut and fiII areas
that will result in a-usual degradation of the area' (PoIicy
7 | Pg. 13)
L2,Newdevelopmentwlllbereguiredtomitigatermpactsto,orcontribute to urry "o**u"itv service that wiII be impacted
adver""iV-OV the project' (Policy 36' p9' 14)
II. DESCRIPTION OF THE PROPOSAL
A.Si-teDescr+ptign:Th:minesitesitsonabencnsouthoftneColoradoRiverandatthebaseoftneGrandHogback(CoaIRidge).Theportionsottnesitenearesttotheriver
are i.rrigit6a niy lind,-ritn the upper sections of the site
navingsagebrushandmountainscruDaSthepredominantvegetation.TheareaofthesitetnatrncludestheGrand
Hogbackformationnt"t'"tysteePslopesinexcessof40t'But the majority of tne site siis at, the Dase of the hogback
and has gentte sloPes of 5 to 158 '
B. Proiect DescrlPllon: It is proposed to develop a coal mrne
top,o,,.ffiirilv.ortn"-nyarau1icminingtechnique,provide coal for ,"Sn"oilrty and comDustion tests and to
provide small shipments to Lne western coal spot markets' It'
isproposed,thattneminewilleventuallyproouce2.2milliontonsannually.Initlalactivitywillincludeclearing and excavatron in tne mlne portal area'
-/7-
To gain access to the coal^seams to be mined' it wiII be
necessary ao atit'"-l*o ' 2500 foot long rock iunnels' The rock
tunneling wiII reguire the lrs.- or .*pto"i.'"" ' Dur ing the initial
phases of the tunneling, =,rIII""-or"lting wrll be required' To
mitisate u.,v ai!l;;;;;;; of the nearbv tl"ia"t't=' it is proposed
to orast onrv-auiit'e davltn"i"l":i:, ::tt partial rounds' rhe
appticants ".uil- tnit ti," i.itiuf blast wiif produce sound less
ihan an average rnundercrip,-ritn.a ayriiion-of less than five
seconds. rr l3-=i"r.d by $; ippricant rhat the measured sound
inrensiry wiri-noi-exceed
-;;y-;lgutatory standard and wourd be
simirar ro a Large dieser.tlrlr-i[ furl trrrottte on r-70' Nearby
resi,ilent" "rr-fi-o6 notitieO of tne times oi-"""n Dlast and travel
on county Road 335 will be halted i.T?o.iriry during the blast'
Tne surface oiu"ting is anticipared to rast ior a two week
period. It is-r,ot"a that in. nearest residentral dwelling is
3600 feet troi lne ofast"'q-'=ite', ol:t- tht operations have
proceeded25feetY"q":9::una'subsurfaceblastingwillcommence
with blasts oetonated twicJ i'snrft, 3 shifts per day' 7 days per
rr,eet(. Rock from the tun"tl'tin-"n::atron wirr Le stored on sj'te'
for future o""-u"-iirr and Dase maLerral'
Asedimentponclwil}bedevelopedtocontrolsedimentyj'eldfromthe i"niriar 5li-r;;;l surfice oivelopment. rwo diversion
cnanners wiri'o.-.on"tructll-to-contior--ine surface runoff and
direct it to-tn" sedrment';;"o' '1n:-ponJ would oe 300 feet long'
I00 feet wiae-anA-fO feet Et"p and be gaPable of storing the
entire runofi ,or,r*. from;-15 v.ut, '14 iout storm' An emergency
spillway wiri o.-.on"tructed to convev ti"-pt"k.giscarge of a 25
vear,24nourstorm.StormKingMlnes-iil".ipprieatoranNPDESpermlt for tne discnarge'
DuringthetestminephaseCertaintemporaryfacilrtleswillbedeveloped. A tempor"ry oli.t"ii"e and =irit,g stacion will oe
developed to dewater a"rr.ioi*.nl 6ouf ,,Zi,".ana separate the coal
and pump tne ;;;;;-fraction'ou"* rnto the flumrng circuit'
mooile and rr;;;;; tr"ireis ;iti oe priced on site for offices'
cnange nouses-ina equip*.nt srorage. er."g *}in these tacrlities'
parking u."i= and contr".io, staging ur".i wiII be designated' A
temporary n.rai"g i"rrr toi-Lne 6orrection of sewage waste and
barn warer ;;ri'lt=o o" alveropea. Th: faciritv wirr be non
discharsrns, wirh tne wasi;-;;;;;"o ofr-=iit ta the rol,.'n of New
Ciitf"'" sewage treatment PIant'
Permanentfacititiestobedevelopedwillincludetheinitial
repair shop, sIgrfY n919tne pondsl 1i-eiectrical distribution
center and initial water treatment plant'
TheslurryholdingPonql.sanoperationalretentionstructurethat could store the hydr.,rii" mining'tit""it in the event of a
processing .ii"urt railuie or snutdown.-tn" 100 foot wrde' 240
footlong.no15footdeepstructure.willbeusedduringtheinitial rocK tunnetrng ti'retain up tt-ZlOO0'00! Saflons ot water
that might be encounter"i.--on"t the i""r-iunnelrng is completed'
the slurry ponds wifl o.-u".J--io hold raw coal and !'ater when
other surfale facilities;;;-inoperaOfl or for intransit flow to
regulate fi;; a"n"ities. Tne structure wilr consist of a layer
-/6'
of clay or other synthetic -membr?t"' Yiln concrete poured over
this surface. -it rirr De divided rn the middre oy a retaining
wall,withaspillwaytoallowtorovertlowtoeithersrde.
TheelectrrcaldistrioutroncenterwrlloeafencedinareatoreceivetheincomingpowerandbreaKitdownforsupplytothevariouscomponentsot_cneoperation.PowerwlllCometromtne
""i=ti"g
pu6tic Service, 69 KV line'
A r,rater treatment plant and two, 50r000 galron water storage
tanks will be developed, r;iiiairy tf,e ,"it"r for the project will
come from two "o,rr."i. AII -p"i.ort.drinring r^Iater wiII be brought
in from off-site and placed in coorers tnrougrrout the project
site.Non-potablewatertorthechangenouseandforconstruction
make-up water wirr come trom-i drill hore used in monitoring that'
wiII be enlarged fOr the rn"tirrution of a PumP. The t'ater from
tne weII wif f'Oe stored :.n'-a-SOTOOO gallon - storage tank and then
pumped in unaerfrouna lines for use in tne cnange nouse' for
construction ana fire protection purposes. The water treatment
plant wiII not--ot-need;d durrng the rocK tunneling out
constructlon ot-Lr,. facility will rlgcede the development of
otner p.r*..,"na f acilities.'tf," taiif rty wrII .eventually oe used
to puriry uraie; i;; potabre use' rn coniunction wrth the
constructj-on of the water ireatment planl' tne second 50'000
gallon \dater ianr will be built, givrng the operation a storage
lapacity of f OO,OOO gallons of potaole wat'er '
Coalstorageduringthetestmineperiodwillbeonaconcreteor
asphart *"t ,iir, un underrayrng criy or synthet,lc memorane to
seal the area. As operations contlnue to expand additionar
facilities riff oe aaaea to-tne tac-rf:lv to meet nigner
productionlevels.Thecoalstoragepilew:"Ilcontainamaxlmum
t0,000tonsot-coat,b€60teettatrand160teetinorameter.
The coal wiri-oe roaded ov riont .no loaders and trucked to a
i.*potuty toaOout faciiity ln New Castle'
Employmentlevelsf?'.th?,projectareanticipatedtofollowtheprojections provided in rnl n'iscal Impact enllysis, only moved
oacr three guarters'
These proiections identify a maximuT^:*pfoyment level of 272
employees in rne first qul.a.i of 1990,-witn u P9:Ta"ent work
force of 258 employees by the third guarter of 1990'
Once the nard rocK minrng is :"*PI:::1 ano tne temporary
facitities are completed the test mining wirl oegin' rt is
projected triit the tollowing tonages *iir o. produced starcing in
SePtember 1985:
f985 5,000 tonlmonth
1986 25r000 ton/month
1987 26,000 tonlmonth
fgAA 30,000 ton/month
* 4th quarter onlY
I5r000 ton/annual *
300,000 ton/annual
3r2, O0O ton,/annual
360 r000 ton/annual
-/?-
A.
since this coal is proposed to be trucked to a temporary load-out
in Neh, castrer-tne iotiowing truci< trips/day wourd resurt':
1985
19 B6
1987
19 88
9 trucks /daY
45 trucks/daY
48 trucxs/daY
54 trucKS/daY
It is stated in the application that the hauling will only occur
during daylight nours-of 8:00 a'm' to 5:00 P'm" with a nalt'ing
ofhauli.ngactivityduringnormalschoolbushours.ItisalsonotedthattheabovenumoersareaveragesDasedontneuseofa
28 ton haul trucK and that there may be increases or clecreases in
the actuar numDer of trucr(s per day. This is due to the
irregula, ,r""'--oi the loadout facilrty. It is noted that at no
timewillthereDeanymoretnanfourtrucksutillzedfor
hauling.
Should the test mine oe unsuccessful, Storm King }lines will
reclaim the land in accordance with a reclamatlon plan approved
by the I'ILRB.
III. I,IAJOR ISSUES AND CONCERNS
zoning: AtI of the uses proposed wif} !e Special Use
ffi; .rrJ-it is proposed t,hat tne mine wlII employ 200 or
more employees at iomL time during the operation^of t'he
mine. secause ine mine will eventually emploY 200 or more
emproyees if it-ieacrres full scale deveropment, storm King
Mines submitted the aPproprrate documentation regurred of
section 5.og ot the clrtiLro county Zoning Resorution for
FiscalImpactAnalysrs.ResolutronNo.S4-ggfoundthe
storm King t{ines riscal Impact Analysrs E6TE adequate and
identified.'"."""..vfrscalimpactmitrgationmeasures.Thepresent Speciii Use'permit appiication nas a very brief
descriptron of tne proPoseo *itigation program' Basrcally'
tnree issues have been identi'f ied:
1. Proposed reouildrng of County Road 335'
2. Local hire
3. ProPosed monitoring Program'
In general, t,ne proposed mitigation plan is not acieguate to
meet the reguirements set torLn in Resolution No. 84-99.
The ne$, proposal cnanges the employment proiections. by
guart,er as n"[.a, has additinat- employment related to the
transportation oi Lne coaI, Iower btoJecteo production rlsks
and new capital facilities in New Castle' Atl of these
factors eftect the projected revenues to tne various
affected government,al entities'
ThenewdirectionoftheprojectneedstobereviewedinlightoftheFiscallmpactanatysrsandthata}lentities
rnvolved in the orlginal review should nave the oPportunlty
to review the revised figures'
-Zo-
C.
B.
o
Toaccomplisnthis,itwillDenecessarytosubmltarevrsedFiscallmpactAnalysisthatchangestneflgurestoreflectthecurrent projeciio.S, have tnat document reviewed and found to be
adeguate, oy .ir-"g..cies invorved in the initiar review' Then,
have a mitigation program estaolrshed tnat adoresses the finorngs
made in the new document'
Aqency comments:
l. Bureau of Land Management:
The BLM has been the pio""=" of developing an environmentar
assessmentforacoalrefuseoisposalsiteproposedoyStorm
KingMinesfortherurlproouctionmine.ASofthisdate,theBL}{hasnotcompletedtheassessmentandiswaltingforadditionalinformationfromstormKingregardingthepreSentproposedandfutureactrvities.Asaresult,tnerehasnot
beenafinding,onewayoranotner,dstothesignificance
of anY environmental imPacts'
2. Storm King Mines has submitted an application to the
ColoradoDepartmentofNaturalResources,MinedLand
Recramation Division ioi approval ot the required permit for
the proposed test mine. I;-october, MLRB made their draft
flndingsandstipulationsforcomplrance,towhichStorm
Kinghasresponded.At.tnistimeI,ILRBnasnothadtneoPPortunitytoreviewtheaddit,ionalinformationSubmittedandhasnotmadeanydeterminatrons.Itthepermltls
approved, it would be valld for a maximum of five (5)
years. it ,r." not.ed Dy the MLRB.staff that the proposed
temporary loadout in ll6w castle is not a Part 9f the present
application and would have to be the suD]ect of a separate
.bbrication, review and aPProval'
3.CommentsnaveoeenrecervedfromGregMcKennisexpressingconcerns regarding t;;-i*pi"t of a coaf mine on agricultural
actlvitresintheareaandthevisualimpactoftne
development on tne colorado Rrver cortidor ' He suggests a
numberofconditlonstobeimposeoorconsideredln
reviewing the aPplicaiio"' (bee letter ' pages 34'4/ 7
Staff Comments:
l.TneapPlicantsproposetobuildahaulroadfromtheminesite to jusr east ot-ine New castre r-70 rnterchange' This
haulroadwouldhavea40footwidedrivingsurfacewithtwo,20footwidetanes,withade-acceleratronlaneattheentrancetothemine.-property.Thedrivingsurfacewould
havea6.,subDase,6,,Dasecourseanda4,aspnaltmat.Tne
CountyRoadSupervisorhasindicatedthat,thebasicdesignmaybeadeguatetohandletheproposedneavyrndustrialtrafflc,butguestions$,hetheranyrealanalysisoftheroad
needs has been made' It may or may no! ?9 that the proposed
design is more than is necessary, initially. To this end,
itisrecommenctedt'hatapavementthrcrnessdesignoe
performed by a qualified iegistered engineer to determine
the actual haul road design'
Relatedtothisissueistheguestronoftrafficcongestionandconflictsbetweenneavyrndustriaitratticandresidentialtrafficusingcountynoad335andthel.T0
Interchange. It Is proi6cted that in tne frrst nalf of
lggg, there may be "i-, ui"r"g" of 54 round trip truck tri'ps
per a"vl-rnrcn'coura increaie due to the need for tne
Ioading of coal on ;"-i;iegular basis during the test mine
- z/-
2.
3.
4.
5.
The 54 round truck trip per day could oe converted to r08
one r^ray truck trips, of, an avelage of one truck every four
to five minutes on the haul route. Given tne fact that this
lsonlyanaverageandthatitcouldbeincreasedsubstantially on certain days, it would.oe appropriate for
some analysis of this issue- oy a gualifieo traffic safety
engineer irior to actual constuctrion of tne naul road.
otherwise, the developer may end up overbuilding a road that
cannot possibly accommodate the Proposeo tratflc volume.
Issues tnat .re"o to be dealt with at a minimum are; present
road and lnterchange capacltles, maxj-mum numDer of haul
trucks, time of op6rat,ion and future projected traffic
volumes.
presently, Storm King lvlines is in the process of obt'aining a
change in use for their Vulcan Ditch hrater rights from
irri!ation to commercial, industrial and domestrc use.
Initial water supply needs will De met from an exlsting
well, but prior to any coal mine actrvrty, verification of
the iegat rignt to use tne well needs to be obtalned trom
the Division of water Resources. This should be provided
prior to t,ne development of tne 50r000 gallon-water.storage
tank and associated* facilities. Prior to development of the
additional storage tani( and wat.er Purif icatron plant, a
legal water "uppiy should oe verified by the Divisron of
Water Resources.
During the initial phase of the rocl( tunnellng, tne proposed
surface blasting actrvitLes wrLI oe very noticable to tne
n"itoy resictents. As proposed, alr residents wrII be
not,lfied of the times of the olasting. once the blasting
has progressed 25 feet underground, it is proposed to
increase blasting actlvrty to twlce a sni-ft, 24 nours a day'
It is stated in [f,. app]ilation that once underground, the
nolse level wiII be negliole. Snoulci a numoer of local
residents "o*ptuin aOolt the sub-surface olasting, then
provisionsshoutdbemadetoreturntoamorelimrteo
btasting schedule, until the impact to the nearby residents
is negaied. Additionally, all heavy eguipment snould oe
p.op.iIy muffleo and operate in areas witn sound barriers
such as berrns or walls.
As noted previously, the IILRB will only be permltting the
test mine actlvIt1es. Given that the ivlLRB appllcatron wrII
be limitecl t'o a term of 3 to a maximum of 5 years' The
CountyapprovalshouldbefortheSametermatama,ximum.
permits have been applied for from the colorado Department
ofHealthlArrandWatergualrtydivrsionsforanNPDES
discharge permit and air quali.ty emission permit. Prior is
issuance of any Special Use permit for a facrlrty requrring
these permits. copies should be submitted to tne Department
of DeveloPment.
Itisproposedtouseanon-dischargingsewageholdingtankfor the test mIne. Prior to issuance of the Specral Use
Permits for the initlal facilities, verification from the
Tohrn of Neh, Castlers wrllingness to treat the sewage should
be provided to the Department of Development'
6.
- 22 -
T.Visualimpactottheproposedminecannotoecompletelynegated, pdfticularrv auii"g the initial construction and
excavation. once the initiil construction and excavatlng
hasDeencompleted,"o*"visualreliefcanoeachieved
through berming and the sight ooscuring fenclng' Any outside
storage oi-mat6riar oi-"q,ri.pment shoutd be either behind
berms or sight oDscuring-teices. .Any Iightlng required for
nighr op.iiiior," should-be timited si:crr !!.t_:n:t. will not
beanyreflectiontoadjacentareas,b€directtowardthe
mine pori"r and be tne ilrnimum number necessary for
oper ations .
Anytemporaryorpermanentstructuresshouldbepaint'edin
colorsthatwillblendintotnesurroundingareatothe
degree possible. The ippflcant has proposed to berm and
landscape extensively !it"r constru"tion' A Ianctscaping and
light,ing plan should b;-;;b*iLie9-that is acceptable to the
BoardofCountYCommrssionerspr].ortoissuanceofany
SPeciaI Use Permits'
IV. SUGGESTED FINDINGS
l. That the meeting with the Plannrng commission was extensive ancl
complete, tnat irr pertinent facts, matters and issues were
submitted and that arr interested parties were heard at the
meet1ng -
2. That the proposed specral Use conforms to section 5'03 concerning
theapprovalordisapprovalofapetitionforaSpecialUse,ottne ciitield County Zoning Resolution'
3. That tne ProPosed land use
Permitted land uses in all
of aPProval are met'
wi-II oe comPatible with ex].strng and
directions provided certain conditions
4.Thatfortheabovest.atedandotherreasons,tneproposedSpecialUsePermitsareinthebestinterestoftnenealtn,satety,morals, conveniencet order' prosperity and welfare of the
citizens of Garfield CountY'
V. RECOMII{ENDATION
Approvalonanincrimentaloasis,withtnefollowingconditionsof
approval:
l. That alr verbal and written representations of the appricant
sharl be considered condirions ;i approvar, unress specifled
otheiwise by the Board of county commissioners.
2.ThatanyPerm].tsissuedwiIIoevaliduntilJuIyI,I9Ss
3.ThatpriortotheissuanceofanyspecialUsePermits:
A.TheapplicantwitlrevisetheStormKingfll].nesFiscallmpactASsessmenttoreflectthecurrentplanofoPerations,andthat t.he revised Fiscal Impact Assessment will oe reviewed
by the arteciea governmentlr entities and a mitigation plan
establishecl that-is acceptaole to the Board of County
Commissioners -
- 23-
4.
5.
B.Thattnecopiesofallotherpermitsrequiredforthe
proposed Splcial Uses be sriOmit.ted to tne Department of
DeveloPment.
C. That the applicant submit a landscaping plan for the
proPosed uses.
That prior to the issuance of special use permits for extraction'
storag€,waterimpoundmentandmineralwastedisposalthefollowing conditions be met:
A. That the aPPlicant agree to limit blasting
time hours if the noise tttrpacts to nearDy
determined to be greater tnan projected by
CountY Commissloners.
B. That written verification from the Division of water
Resourcesofalegalwatersourcebeprovideototne
DePartment of DeveloPment'
c. That wrrtten verification from the Town of New castle of
theiraoilitytoacceptthese$,ageeffluentfromtheproject.
That prior to the issuance of special use Permits for Industrial
"uppoit facilities, and the access routes, tne following
conditlons be met:
A. That the applicant, agree t'o pay for a traf fic safety
analysis of the proposeo naul ioad and that the traffic
safety engineer 6e lrired by Garfielo county. That the
conclusrons of the traf f ic safety arralysis will- oe
incorporated into the desrgn and improvement of tne haul
road . That, dt a min].mum, the analys is study :
I. Present traffic volumes on CR 335' New Castle I-70
InterchangeandSt.Hwy6&24attneinterchange.
2.Projected-volumesforaspecifredperiodoftime.
3. Est;blisnes limits to traffic volumes'
4. Identifies measures necessary to mitigate congestion
and circulation Problems'
B.Thattheproposedhaulroadbedesignedbasedupona
pavement tnrcf.ress deslgn performed by an englneer qualrfled
to perform such a study. Furtner, that the Board of County
commissloners revle$, trre document ancl reguire the applicant
burld the haul road in accordance wit.h the specif ications
contained in the rePort'
c. That based on the traffic safety analysis, a maximum number
of trucr trips per day oe estaolished tor the haulrng of
coal and that a fimitld size of the trucks be established'
But in no case wiII the test mlne exceed 3601000 tons of
coal per year or 54 truck trips per day'
activrtY to daY
residents is
the Board of
- 24 -
4.9
4.1
Planned Unit DeveloPment
This project is proposed to be a Planned unit Development
ini"nala !rimarily to support the extraction, pro.cessing, storage
and shipment of -coal f iom the Coal Ridge .*L- t'line. Additiona]
Iand uses are propJsea to provide traniition zones to uses of
Iess intensit,'and develop'the intrinsic resource potential of
[n" s ite , r,n'it" providing large areas of Common open Space
reLained as greenbelt to prtvide a buffer to other land uses '
Map
The General DeveloPment Plan is
part of this aPPlication.
shown as Figure 7-4 which is a
4.2 PUD zone District Regulations
The following is a detailed listing of. the zone districts within
the puD. The terms herein shall haie the same meaning as-defined
in the Garfield County Zoning Resolution adop-ted J-anuary.2' 19-791
;; amended (hereinaft-er refdrred to as the "Resolution')' Zone
ai"iii"t desiqnations are shown on the General Development Plan,
Fisure 7-4, A;;-;;;; Eistricts within the PUD shall be soverned
in-conformity with the following regulations'
4.2.1 I-I Light Industrial Distict
4.2,1.1 Uses, by right: Agricu}tural, including- farm'
garden, greenhouse, nurs"florc-har6, ranch, small animal f arm
ioi piod-uction of poultrlir' f ish, f urbear ing_ . and. other small
animals, and customary accessory uses- including buildings -forshelter and enclosure 6f p"rson" r' animals or property employed in
any-ot the above uses; relail establishmen{ for sale of goods
pr6cessed from raw materials produced on the lot;
Utility lines of not greater than 69 KV, and facilities and
municipat structures to seive existing. and industrial needs, such
;; - pi'pef ine"l- - po*"r lines , s.ub-sta{_ions , conveyors ' ditches ,
roadi, water and-sewer facilitiesr and easementsi
Recreational, pedestrian, equestrian and vehicular easements'
Kennel r riding stable aira
outf it,ting;
veterinary clinic, guiding and
4.2.1.2 Uses, special: Industrial operations, camper park'
I
-'t
't
,t
'i
.li
'1,
,{
*i.
?
.tt
-28 -
Railroad cor r idor for sPur or branch line serving
agricultural/industr iaI s ites ;
62
agriculture-related business, resort, medical facilities
(hospitals, "r-in1""l , heliport with support facilities, salvage
yard, mobile no*"= ;; trailers as acceslory uses- to industrial,
ranch or rui*' op"rutions; storage, radio and/or television
transmission "na ilceiving iacility (not general broadcast) '
P1ant, for fabrication of goods from processed natura] resourcesi
rnaterial f,unafingr- pur1ping facilitiei, electrical distribution'
warehouse facififieST"iuging areas, fabrication areas, storage
areas 7 water impoundmenfs, -u""u"s 'routes, malgr utility lines
(over G9 -ivl and facilities, public _ gatlglllgs,
io**"t"iaf/inaustrial park or other commercial facilities;
recreational support facilities, guest houses;
site for extraction, processing and storage of natural resources,
including "oui;-;i;i,'oi1 and 6u", geotheimal and other minerals'
water, sand, giu""1'r'rock, soii, exilosives, chemicals and fuel;
Hydro-e lectr ic
4.2.1.3
4.2 .1.4
4.2.1.7
on lots
the PUD.
4.2.2
power facilities.
Minimum Lot Area:2 acres.
Maximum Lot coverage: Agricultural, cOmmercial
or Industrial: 85 Percent.
4.2,l.SMinimumSetback:Acceptedindustr.ialstandards
based upon operatffincluding zero 1ot line where
required.
4.2.1.6 l,laximum Height of Buildings: 45 f eet permitted by
right I J-sg feet bY sPecial use.
MultipleUses:I'lultipleuseS.shal}bepermitted
when such ut"!-Ifilot inconsistent wit,h the PurPoses of
I-2 HeavY Industrial District'
4.2.2,L Uses . by r ight: AgricuItural, including f arm'
garden t gteenhouse, nrr""r[-or"hard, ranch, smal1 animar f arm
i;;--piodiction of poultry-, fishr fur-bearing and. other small
animals, and customary accessory uses including buildings -forshelter and "n"1o"rr"
-of personsi unimals or property employed in
any of the above uses; relail establishment for sale of goods
pr6cessed from raw materials produced on the lot;
Kennel I riding stable and veterinary clinic, guiding and
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outf itt ing ;
Utility lines and facilities and municipal. structures to serve
existiirg and industr ia1 needs , such as -pipelines, pow-er lines ,
sub-sta[ions, conveyors I ditches I road, water and sewer
facilities, and easements;
Recreational, pedestrian, equestrian and vehicular easements.
4.2.2.2 Uses, special: Industrial OperatiOnS, Camper
park r dgriculture-related business, resort, hel.iport with support
iacilit,ies, salvage yard, mobile homes or trailers as accessory
uses to industrial, ianch or farm operations, yards for layout or
storage;
p1ant, for fabrication of goods from processed naturaL resourcesi
material handling, pumping facilities, electrical distribution,
warehouse facilities/staging areas, fabrication areas, storage
areas, water impoundmenls, access routes, Utility .Iines ?nqfacilities, pipeiines, public aatheringsi commercial,/industrialpark or other commercial facilities; recreational support
facilities;
Sites for extraction, processing and storage of natural
resources , including minei, shafts, pits , storage point,s, and
boreholes for coalr-oi1 and gdsr geothermal and other minerals,
water, sand, gravel, rock, soiI, explosives, chemicaLs and fuel;
Railroad corridor for spur or branch line serving
agricultural/industrial sites; radio and/or television
tiansmission and receiving facility (not general broadcast).
Geothermal, hydro-electric or coal-fired power facilities.
4.2.2.3
4 .2.2 .4
Minimum Lot Area: 2 acres.
Maximum Lot Coveraqe:Industr ial:16g percent
4.2.2,5 t{inimum Setback : Accepted industr ia1 standards
based upon operational needs inctuding zero 1ot Iine where
required.
4.2.2.6 Maximum Height of Buildings: 85 feet permitted
by right, 150 feet by special use.
4 .2.2.7
on all
4 .2.3
Multiple Uses: Multiple uses sha11 be permitted
lands within this zone district.
COS - Common Open SPace
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The Common Open Space. district shall include -Parce1s of .Land Sltd
areas of watei, d, a combination of land and water, within the
pUD; designated and intended primari_}y for the use or enjoyment
of the owners and occupants of the PUD, and their employees '
4.2.3.! Uses, by right: Existing uses, provided that such
sha11beanon-ffiasdefine-dinSections6.11and7.gof the Garf ield County Zoiing Regulatin; greenbel-t, utility-Iines
and facilitie;; punfi" and [rivite easements and rights of way;
Park
4 .2.3,2 Uses , sgecial: Site f or
utilities; storage of natural resources
materials; Pub1ic gatherings;
4.2.3 ,3
4 .2.3 .4
4.2.3,5
4.2.3.6
4.3
The ownership
consent of all
1.2
4.4
t'linimum trot--Are.a:Not applicable.
4.5
power and/or water
and agricultural
Water impoundments, heliport, recreational facilities and park
shelter including maintenance facilities.
Maximum Lot Coverage: Not applicable.
Minimum Setback: Not aPPlicable.
Maximum Heiqht of Buildinqs: 35 feet.
Ownership
interest to be included in the PUD and the written
of the owners is shown and set forth in section
Legal DescriPtion
The legal description of the zone districts included in the PUD
is in Section 2.1.
Covenants and Use Restrictions
4 .5 .1 CQv.enants . . Applicant reserves the r ight to
impose covenants, conditions aha restrictions on any particular
area in "onn""fion with the future platting os such area '
4.5.2 Other Restrictions: Applicant'-as the owner of
aII the Common Open Space r IndY place c6itui.n saf ety regulatigl"
and restrictions upon and ii*:.€ a-ccess to certain portions of the
Common Open ;;;";-.-'- Su"f, -i"gu1_ations. andr restrict'ions may be
amended, modified and t"p"uf"6-ito* time to time as conditions
vary.
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4.7
4.6 Access and Roads
4.6.I Easements. Since the PUD abuts a publig .t9"9'ingi"t" and egresslE6Tf,E-FUp. Appticant reserves the right to
establish ease-ments within the PUD
-for ditches, utilities, roads,
railroadr una-'pipllineJ if,at are re_guired to cross over or under
other utilitiei, pipelines, ditches, roads, railroads,
greenbelts, or any zone district.
4.6.2 Roads. ROads within the PUD and access roads
serving the PUD sha]}, consistent with all applicable
governilental regulations, be constructed to the following
standards:
I. Access Roads: State standards;
2. Haul Roads: State standardsi
3. County Roads (with on-street parking per-
mitted) : CountY standards;
4. County Roads (no parking permitted):
County standards;
5. tight Duty Roads (dirt surface or jeep
trait) : State standards
Temporary Housing at Construction Sites
Special use permits for temp_orary housing, office.r Wdrehouse,
.ilung" house, fuel storage and explosive magazines.in the nature
of m-oUite and modular houses, campers and recreational vehicles
may be granted in the I-1 and- T-2, zones when related to
Loi,*"rciair industrial and other construction proj-ects through
th; special use-pormit process. Such facilities shall be of a
temporary nature and sniff be removed at the expiration of the
permit.
4.8 Waiver of Regulations
Pursuant to Section 4,g5,A2 of the Resolution, it is recognized
that the uniqueness of this PUb requires that the specifications,
standards and requirements for various facilities, including but
not limited to, streets, highwdYS, al}eys, utilities, curbs,
guit"iir- sidewaitcs, street lights, parks, p1?Ygrounds, school
grounds , storm drainage, wate-r suppfy and distribution, and
J"rug" collection and Creatment, Ue linJect to *9di{ication from
if," 6p.cifications, standards and.leguirements established in the
Subdivision nequiuiion" of Garfieid County foI like uses in other
zone districts. The County Commissionerl, therefore, waive the
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which would be other
inconsistent with thespecifications, standards and requirements
wise applicable, to the extent the same are
provisions of this PUD.
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