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Home My WebLink About2.0 Staff ReportREQUEST: • BOCC 5/03/94 PROJECT INFORMATION AND STAFF COMMENTS Special Use Permit for modifying Resolution No. 81-304 Special Use Permit for extraction of natural resources. APPLICANTS: Western Slope Aggregates, Inc. LOCATION: SITE DATA: A parcel of land located in portions of Sections 25 and 26, T7S, R88W of the 6th P.M.; more practically described as a parcel located just north of State Highway 82, across from the Ranch at Roaring Fork (The Blue Gravel Pit). The Blue Pit, including the entire parcel, is approximately 110 acres in size. WATER: Hauled in by truck and existing water rights of existing pit SEWER: Portable Chemical Toilets ACCESS: Access from Highway 82 via Crystal Spring Road. EXISTING ZONING: A/RJRD ADJACENT ZONING: A/R/RD, 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 THE PROPOSAL A. Site Descri ion: The site, known as the "Blue Gravel Pit", has been operating under a Special Userermit, per Resolution 81-384, since 1981 (vicinity map is shown on page • • B. Project Description.: The applicants are requesting the issuance of a special use permit to access to State Highway 82 on a temporary basis via an existing farm access road that feeds directly onto the highway. This access route will reduce trip time of the trucks by approximately ten (10) minutes and reduce the amount of heavy traffic on County Roads 103 and 104. The permit is being requested for a contract to supply gravel for CDOT Project STR-STA (CX082-1)-20. The requested time period for use of the road is from the time of approval of the permit to November 1, 1994. C. Background: The existing gravel pit was approved in 1984. Several conditions where placed on the development, including the following: 1.) That the hours of the operation be limited to 7:00 AM to 5:00 PM; 2.) That access to the project area from SH 82 shall be the Crystal Springs Road; 3.) That the applicant shall make improvements to both Crystal Springs Road (County Road 103) and County Road 104. In the original application for the gravel pit, the expected life of the gravel pit was estimated to remain in production until 2014. In June of 1983, Mid -Valley Paving applied to the Board of County Commissioners for a Special Use Permit to allow for both an Asphalt and Concrete Plant on the same site. The application was denied based on compatibility issues. In March of 1993, Casey Concrete received approval of a Special Use Permit for a concrete batch plant by Resolution No. 93-020. MAJOR ISSUES AND CONCERNS 1. Zoning: The requested modification would have to be added to the existing and uses already permitted under Resolution 81-384. Because the zoning resolution does not have a provision for modifying or amending a special use permit, the requested permit has to be considered a new permit to be added to the existing permitted uses. Any approval of the proposed SUP should require compliance with previously approved resolutions of approval, as well as any new conditions of approval. 2. Comprehensive Plan: The following statements are from the Garfield County Comprehensive Plan Urban Area of Influence Policies, Comprehensive Plan Goals, Objectives and Policies applicable to this application: A. "Encourage industrial expansion where similar development already exists in appropriate areas, i.e. within or adjacent to platted industrial parks, within designated industrial zones in existing towns, or adjacent to existing similar development." B. "The County may deny development proposals on the basis of : 1.) Lack of access to the site; 2.) Inadequate road access which will create an inadequate road with large daily truck volumes; or, 3.) A road which is 2, - • • already at or above its design capacity and due to the terrain or geology of the area, cannot be further improved to safely accommodate additional daily traffic." 3. Air Quality: Air emissions from the proposed modification are expected to be the result of dust from activities in the pit and from the trucks traveling up and down the gravel road. The applicant is proposing to use water as a dust suppressant in the pit area by applying it frequently. The temporary access drive will be treated with a chemical dust retardant. 4. Traffic Impacts: In previous applications for various uses in this gravel pit, the use of the proposed access route has been specifically denied due to concerns of the neighbors in the Ranch at Roaring Fork. Enclosed is a letter from the Board of Directors of the Ranch at Roaring Fork consenting to the temporary use of the access road (see page" S' ). Also enclosed is a letter from the Wooden Deer Homeowners Association supporting the application for the proposed access and requesting that it be made permanent, to mitigate traffic impacts to County Roads 103 and 104 (see page 'dr • ). While staff has previously supported the use of the proposed access route on a permanent basis, this application does not propose permanent use. As such, the Board does not have the option of making this access route permanent, as requested by the Wooden Deer Homeowners Association. IV. SUGGESTED FINDINGS 1. That proper publication and public notice was provided as required by law for the public 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 APPROVAL of the proposed application, subject to the following conditions: 1. All proposals of the applicant shall be considered conditions of approval. 2. The permit to use the access road will only be valid until November 1, 1994 and only for trucks hauling gravel for Colorado Department of Transportation Project STR-STA (CX -082-1)-20. 3. All hauling operations will be limited to the hours of 7:00 a.m. to 5:00 p.m., daily. IMP 3 P-4 f;11111F)11 Illoss!W ".I. ID cc! ins March 29, 1994 County Commissioners Garfield County 109 8th Street Glenwood Springs, CO 81601 17fi AY ' Ar11 0 4 1994 ;.11z Dear Commissioners: The Board of Directors for the Ranch at Roaring Fork has no objection to the approval of the Temporary Special Use permit applied for by Western Slope Aggregates, Inc. This temporary permit is for use of the road located on north side of highway 82 and will only be used to transport materials from their plant to the Highway 82 project. The Board approved this as a temporary use and does not consent to permanent use of this road. Very truly yours, Franklin Hallowell President 14913 Highway 82 • Carbondale, Colorado 81623 • (303) 963-3500 • • r`�i± r')'; WOODEN DEER HOMEOWNERS ASSOCIATION c/o Scott Writer, President °'. APR 2 6 1994,j Post Office Box 9705 i(. - Aspen, Colorado 81612 (303) 920-4477 C.I1F iFIELU COUNTY April 20, 1994 Board of County Commissioners c/o Garfield County Planning Office 109 8th Street Glenwood Springs, Colorado RE: William M. Roberts (Western Slope Aggregates, Inc.), Special Use Permit application. Dear Members of the Commission: I am writing on behalf of the 22 property owners of the Wooden Deer Subdivision to request that you approve the Special Use Permit submitted to you by William M. Roberts (Western Slope Aggregates, inc.). Not only do we urge you to approve this Special Use Permit we believe that it is in the best interests of the hundreds of property owners who rely on 103 Road for their daily transportation to make this situation permanent. Though we understand and sympathize with those in the Ranch at Roaring Fork who are concerned about such a permanent arrangement, we fail to see the logic in channeling frequent heavy truck traffic through both rural agricultural lands and residential property with a school bus stop, when there is an safe and controlled alternative that would circumvent this dangerous situation. Thank you for your consideration in this matter. Sincerely, Wooden Deer eowners Association Sco Writer President WOODEN DEER �� '"i HOMEOWNERS ASSOCIATION °• c/o Scott Writer, President AA APR 2 199k w Post Office Box 9705r ,1,_P__ Aspen, Colorado 81612--"`` (303) 920-4477 GAFit-tELD COUNTY April 20, 1994 Board of County Commissioners c/o Garfield County Planning Office 109 8th Street Glenwood Springs, Colorado RE: William M. Roberts (Western Slope Aggregates, Inc.), Special Use Permit application. Dear Members of the Commission: I am writing on behalf of the 22 property owners of the Wooden Deer Subdivision to request that you approve the Special Use Permit submitted to you by William M. Roberts (Western Slope Aggregates, inc.). Not only do we urge you to approve this Special Use Permit we believe that it is in the best interests of the hundreds of property owners who rely on 103 Road for their daily transportation to make this situation permanent. Though we understand and sympathize with those in the Ranch at Roaring Fork who are concerned about such a permanent arrangement, we fail to see the logic in channeling frequent heavy truck traffic through both rural agricultural lands and residential property with a school bus stop, when there is an safe and controlled alternative that would circumvent this dangerous situation. Thank you for your consideration in this matter. Sincerely, Wooden Deer Hoi'eowners Association Sco Writer President Western Slope Aggregate ADJOINING David Zimmerman % Land Title 817 Colorado Avenue Glenwood Springs, Co 81601 LAND OWNERS Carbondale Landfill 4646 County Road 100 Carbondale, Co 81623 Harold Blue 4003 County Road 100 Carbondale, Co 81623 Ranch at Roaring Fork Homeowners Association 14914 Highway 82 Carbondale, Co 81623.. TO? Clifford Cerise y 0086 County Road 104 Carbondale, Co 81623 ig / Charles Harris„ 0323 County Road 104 Carbondale, Co 81623 Mike Hammes 1990 Bookside Common Annapolis, Maryland 21401 Jean and Dee Blue 0406 County Road 104 Carbondale, Colorado 81623 //IL) Carbondale Land ✓^ Development Corporation Post Office Box 9705 Aspen, Co 81612 / S Greg Peter v( 1441 Quince Avenue Boulder, Co 80302 Rob Hunter / �'- 5347 County Road 100 Carbondale, Co 81623 %S/ Ed Collum ; Post Office Box 703 Basalt, Co, 81621 IS 0 Sheldon Gross . Post Office Box 1037 Carbondale, Co 81623 ,c_,jv1/Glen Harris 0323 County Road 104 Carbondale, Co 81623 Chris Sommer h Post Office Box 4953 Aspen, Co 81612 ro 6 o k PloAlt 1'.O. 13ox 910 • Carbondale, Colorado 51623 • !'303, 963-9424 AT ROARING FORK March 29, 1994 County Commissioners Garfield County 109 8th Street Glenwood Springs, CO 81601 Dear Commissioners: A 'R 0 4 1994 The Board of Directors for the Ranch at Roaring Fork has no objection to the approval of the Temporary Special Use permit applied for by Western Slope Aggregates, Inc. This temporary permit is for use of the road located on north side of highway 82 and will only be used to transport materials from their plant to the Highway 82 project. The Board approved this as a temporary use and does not consent to permanent use of this road. Very truly yours, Franklin Hallowell President 14913 Highway 82 • Carbondale, Colorado 81623 • (303) 963-3500