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HomeMy WebLinkAbout2.0 BOCC Staff Report 06.03.1993• BOCC 6/3/93 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: An Amendment to a Special Use Permit to allow for the temporary alternative access to State Highway 82 or the Blue Gravel Pit APPLICANT: Western Slope Aggregates LOCATION: Located in portions of Section 25 and 26, T7S, R88W of the 6th P.M.: more practically described as a parcel north of State Highway 82, across for the Ranch at Roaring Fork (The Blue Gravel Pit). SITE DATA: A parcel of approximately 110 acres WATER. Existing adjudicated water rights SEWER: Chemical Toilets / ISDS EXISTING ZONING: A/R/RD ADJACENT ZONING: A/R/RD, Ranch at Roaring Fork PUD, O/S I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District A - Town of Carbondale Urban Area of Influence. II. DESCRIPTION OF PROPOSAL A. Site Description: The site, known as "The Blue Gravel Pit", has been operating under a Sial Use Permit (81-384) since 1981. A vicinity map is attached on page — /6 B. Requested Amendment- Resolution 81-384 (attached on pages 17914 ) included condition (#6), which restricted access to the pit via County Road 103 and 104. The applicants are requesting temporary access directly to State Highway 82 to fulfill a contract with the Department of Transportation. Access to the SH 82 site using the proposed route would be from jJuneyst, 19933 to November 1, 1993 (See memo page / 9 - ). Access would be via two existing roadways, the upper access being on the Blue property, and the lower route being within SH 82 ROW. The State has approved the access request (see page ?O o 2 ). A schematic showing the location of the access roads is attached on 1 • • page a-3- . The applicant's cover letter is attached on pages ..v--074 Due to grade of the lower access, trucks would access the pit from the lower road, and exit the pit to the SH 82 project via the upper road. The grade of the upper road is approximately 5 percent. III. MAJOR ISSUES AND CONCERNS 1. Impact Statement: Section 5.03.07 requires the submittal of an impact statement for all industrial uses within the County that require a Conditional or Special Use Permit. Section 5.03.07 requires the following: 1. The impact statement must show that the use shall be designed and operated in compliance with all applicable laws and regulations of the County, State and Federal governments, and will not have an adverse effect on: A.) Existing lawful use of water through depletion or pollution of surface runoff, stream flow or ground water; B.) Use of adjacent land through generation of vapor, dust, smoke, noise, glare or vibration, or other emanations; C.) Wildlife and domestic animals through creation of hazardous attractions, alteration of existing 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; 3. Sufficient distances shall separate such use from abutting property which might otherwise be damaged by operations of the proposed uses; A copy of the impact study submitted with the application is attached on pages 7 a9 . Staff agrees with the applicant's assertion that the proposed amendment does not increase the impacts of the pit above current levels, with the exception of impacts to adjacent lands from potential noise and dust. 2. Impacts on Adjacent Land: Primary impacts to adjacent lands by the amendment to the haul route are two -fold: the impact of removing traffic from the current CR 103/104 route; and the impact associated with the new haul route. As staff has suggested during the Casey Concrete hearings, the current route creates an incompatible traffic mix between industrial, residential and school bus traffic. Due to the volume of aggregate necessary for the SH 82 project, the direct route proposed in the amendment is preferable due to safety concerns, as well as energy conservation. Adjacent land uses from the proposed route, namely residents from the Ranch at Roaring Fork, could experience additional noise and dust. The'applicants have indicated their willingness to mitigate these impacts by frequent watering and the use of magnesium chloride. Staff suggests that these be conditions of approval. Staff has suggested in the past that the noise impacts associated with the alternative access would be minimal due to the volume of traffic currently 2 using SH 82. The temporary access proposed by the applicant should provide an opportunity to assess the long-term impacts of the access alternative. The applicants have contacted the Ranch at Roaring Fork Homeowner's Association, and the HOA approved of the temporary access. Documentation from the Ranch has not been reviewed, but will be presented at the hearing. 3. Traffic Impacts: The primary issue for the access amendment are the impact on adjacent land uses (1(b) above) and the impact on truck and automobile traffic (#2 above). Note the amendment does not increase the level of activity in the pit itself, but only the haul route from the pit. Staff has noted the deficiencies in the County Road 103/SH 82 intersection. Conditions of the State permit include full acceleration/deceleration lanes for the upper access road. IV. SUGGESTED FINDINGS 1. That proper publication and public notice was provided as required by law 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 the hearing. 3. That the application is in compliance with the Garfield County Zoning Resolution of 1978, as amended. 4. For the above stated and other reasons, the proposed use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION Staff recommends APPROVAL of the amendment based on the following condition: 1. 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. 2. The amendment is valid from June lst, 1993 to November 1st, 1993. Following expiration of the temporary access, County Road 103 and 104 will be used to access the pit and haul product. If the applicants wish to continue to directly access SH 82, and amendment to the SUP would be necessary. 3. Dust will be controlled by frequent watering and the application of magnesium chloride, as needed. 4. Jake brakes will not be used, if safety is not compromised. 5. All other conditions of approval contained in Resolution 81-384 must be complied with by the applicant. Violation of these conditions could result in revocation of the existing SUP. 6. leo S0 3 �p�, NAw""h Fa rNE SH 8Z Pyr wovep 13-.auo� 0 1 I- 1 .) � J S11 133 9,4 0 •(D J,J•. CR.103 PCf tr. w 0 0 CR. 100 To Missouri 1icigliis 1ga)[AT ROARING FORK Fte ri 5-25-93 Garfield County Board of Commissioners Garfield County Courthouse 109 8th St. Glenwood Springs, CO. 81601 Dear Commissioners, The Board of Directors at the Ranch at Roaring Fork, Inc. has voted to approve the temporary Special Use Permit being applied for by Western Slope Aggregates, Inc. This temporary Special Use Permit is to be used by them for transporting materials from their plant to the Highway 82 project and will use the road located on the tract of land located just north of Hwy 82, across from Surrey St. at the Ranch at Roaring Fork. We are approving this temporary use in lieu of having a rock crusher sitting across from the Ranch at Roaring Fork, creating noise and a high level of gravel dust. Please see that this letter is recorded and presented at the Public Hearing on June 3, 1993. Thank You. Sincerely, BoardL o f Directors Ranch at Roaring Fork, Inc. Kathy Loudis, President 14913 Highway 82 • Carbondale, Colorado 81623 • (303) 963-3500 r May 27, 1993 Board of County Commissioners 109 8th St, Suite 300 Glenwood Springs CO 81601 RE: Western Slope Aggregates Special Use Permit Board of County Conunissioners: 'Ibis letter is concerning the special permit requested by Western Slope Aggregates for the hauling of material directly to highway 82. I support the right of Blues and Western Slope Aggregates to supply a needed resource to the community, and strongly support the special permit, and strongly support that it be considered as a permanent route. I live directly north of the milling operation, closer than any other residence other than those located on Blue's property. My decision to live there was m part due to the secluded nature and being at the end of a dead end road. I have two pre -teen boys who travel that road to and from school and frequently ride their bikes. In contrast, those people who reside at the Ranch, moved there next to highway 82 being fully aware of the traffic, and that the probability of it increasing was assured. I night understand their opposition to the routing of material trucks up 103 road if it reduced the traffic flow on highway 82, however virtually every thick exiting the gravel operation goes right back on highway 82. 1 don't want. to detail all of the pros and cons as I'm sure you've heard them all but in light of the fact that if 200 trucks a day are unnecessarily routed an extra 6 miles, consider the extra dust. and pehroleurn pollutants thnist into our air on a daily basis and the extra cost to the operators which could be totally eliminated with no change in traffic on highway 82 but a big change to the quality of life to those who chose not to locate on a major thoroughfare. I appeal to the Board of County Commissioners to make a fair, and sensible decision based on what is reasonable and prudent over the long term. Your job to serve your constituents is difficult and 1 appreciate your sense of community service. Listening to the "squeaky wheel" is necessary but the decision process needs to keep its integrity. � inc ely, \nn An. lJ�/11"",," en Harris 0319 104 Road Carbondale Colorado