HomeMy WebLinkAbout2.0 BOCC Staff Report 09.02.1997I'
REOUEST:
APPI-ICANT:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
PROJE CT INFORI/LA.TION
BOCC elzle'1
AND STAF'F COMMENTS
Special Use Permit for a storage and
contractor's yard in the RIL zone district.
Lacy Park, LLC
A tract of land within portions of Sections 13,
14 and 24, T65, R94W of the 6ft P.M.; located
south of the West Rifle, lnterstate 70
interchange.
21.8 Acres +/-
Individuai well
lndividuai Sewage Disposal System (ISDS)
Interstate 70 frontage road (south)
R/L - gentle slopes and lower valley floor
R/L - gentle slopes and lower valley floor
tr.
RELATIONSHIP TO TEE COMPRXHENSTVE PLAN
The subject tract is located in District C - Rural Areas/lvfinor Environmentai Constraints. as
designaied by the Garfield county Comprehensive Plan's Management Districts lvlap ( 198 1 ;
1984 Plans)
DESCRTPTION OF THE PROPOSAL
A. SiteDescription: The subject tract is 21.8 acres in size, located approximately tkee
(3) mrles west of Rifle, south of the West fufle, Interstate 70 interchange. The tract
slopes gently toward the Colorado Riv954nd a portion has recently been cleared of
u.g"tution. See vicinity map, page t 5 t
B. Adjacent Land Uses: Land uses adjacent to and in the vicinity of the subject tract vary
and include commerciaVindustrial and agriculturai.
ol-
m.
C. Development Proposal. The applicant proposes the construction of a contractor's
storage yard on approximat ely 3 .26 acres of the 21.7 acre tract. A 5760 square foot
shop building is proposed on the eastern portion of the parcel, which would be
oriented perpendicular to the I-70 access road. The western portion of the parcel is
proposed to be utiiized for equipment and materials storage. 5000 gallons of diesel
fuel and 500 galions of gasoline wouid also be stored on-site. See plot plan, page.b.
MAJOR ISSUES AND CONCERNS
A. Zoning. The site is within the R/L (Resource Lands - Gentie Slopes/Lower Vailey
Floor) zone district, which does allow the requested iand use, interpreted by staff as
a warehouse faciiitieVstaging are4 upon the issuance of a Special Use Permit. As an
industrial use, the applicable setbacks are 100 feet from all property lines. According
to the plot plan, it appears the design of the facilities will meet this setback. Likewise,
the equipment and materiais storage uses of the parcel must adhere to the 100 foot
setback requirement. Nl special uses are required to meet certain criteria regarding
infrastructure such as adequate roads, water and sewer service and the use of
landscaping to minimize impacts and protect the established neighborhood character.
B. Water/Wastewater: The applicant is proposing the use of a new weil, which has been
drilled, to supply the shop with potabie, sanitary and fire protection water.
Apparently, the well has been completed as a monitoring hole and an application has
been made to the Divisiern of Water Resources to permit this well. See well
informatioq pug"" 1.? To complement the 6 gallon per minute production
rate, the applicant propoies the use of a 3000 gallon, underground storage tank.
Further, the groundwater supply has been determined to be contaminated by the
t 4PTRA milling actMties and requires a reverse osmosls;ystem, meeting applicable
standards, be installed and utiiizei. See ietter, pagr.'-lg:--
Wastewater would be treated by an individual sewage disposai system (ISDS).
According to the Soii Conservation Service, the soil on-site is classified as Arvada
loam, typically a deep, well-drained soil. When used for building site development
and the use of ISD systems, the soils are considered to have moderate to severe
constraints. A geotechnical soils and foundation study has been completed and should
be the basis for foundation design. Given the soiis limitations. an engineered ISD
system may be required.
C. Access: The Interstxe 70 frontage road and an existing, 30 foot wide driveway
would provide access to the site. The Colorado Department of Transportation has
issued ill access permit for the driveway. See permit, pagill t -. Staff has visited
the site and found the sight distance to the west to be limited by vegetation. Staff
suggests the vegetation be maintained to ensure adequate sight distances, which the
applicant should discuss with the Highway Department. Sight distances to the east
are very adequate. No fences or gates control access to the site and ifan the entrance
,2,
gate is installed, there must a sufiicient inset
compietely offthe roadway before opening
distance to allow delivery trucks to pull
or closing the gate.
D The application does not
mention the use of particular landscaping or screen fencing to mitigate impacts
creared by the land use. The City of Rifle has reviewed this application and
recommends the applicant provide screening and landscaping on the north side of the
property, which would visually protect the entrance to the City. The City further
recommends the landscaping design incorporate evergreen trees to screen the land use
froml-70.Seeletter,pug.]l|.ll..Staffrecommendstheapplicantcommission
a iandscaping plan that meets the City's approval and submit the plan with the County
building permit application.
E. Fire protection/Emergency Management: Staff recommends that all fuel storage
occur in comfUan.. *ith ull state and federal regulations governing this type of
facility. Furthermore, the applicant shall develop an emergency mitigation plan and
file the pian with the appropriate fire protection district and the Garfield County
Offrce of Emergency Management. Additionally, development of the site shall
conform to wildfire mitigation policies observed by Garfield County'
ry
1. That proper public notice was provided as required for the public hearing before the
Garfield County Board of Commissioners.
Z. That the public hearing before the Board of County Commissioners was extensive and
complete, that ail pertinent facts, matters and issues were submitted and that all
interested parties were heard at that hearing.
3. That the application is in compiiance with the Garfield County Zorung Resolution of
1978, as amended.
4. That for the above stated and other reasons, the proposed Special Use Permit is in the
best interest of the health, safety, morais, convenience, order, prosperity and welfare
of the citizens of Garfield CountY.
RECOMMENDATION
Staffrecommends APPROVAL of the application, pursuant to the following conditions:
1. That ail proposais of the applicant made in the application and at the public hearing
with the Iioard of County Commissioners shall be considered conditions of
approval, unless specified otherwise by the commissioners.
rv.
v.
o3o
8
10
5
All fuel storage shall be in compiiance with state and federal regulations governing
this type of storage. The applicant/operator of the site shall file an emergency
**ug.*.nt ptan wittr the local fire protection district and the Garfield County Office
of Emergency Management.
The minimum defensible space distance for structures and storage tanks containing
fuel shall be at least 30 feet on level terrain, plus appropriate modification to
recognize the increased rate of fire spread at sloped sites. The methodoiogy described
in "Determining Safety Zone Dimensions, Wiidfire Safety Guidelines for Rurai
Homeowners," (-Coloraio State Forest Service) shail be used to determine defensible
space requirements for the required defensible space within building envelopes in
areas exceeding five (5) percent grade.
It shall be the responsibiiity of the applicant/operator of the site to controi noxious
weeds on the site.
At time of building permit submittai to the Garfield County Building Department, the
appl-icant shall submit a landscaping plan for the subject tract. The plan shall address
tfre City of Rifle's concerns and shail inciude provisions for maintenance and survival
of the plantings.
The entrance gate to the site shail be offset a sufficient distance, within the site, to
ailow trucks to pull completely offthe frontage road when opening/closing the gate'
All potable, sanitary and irrigation water shall be treated by a reverse osmosis
filtration system, meeting all EPA standards.
Prior to issuance of a Special use Permit, the appiicant shail demonstrate that the well
permit tor the proposed water supply has been issued and that installation of an EPA
appro,red water dltration system has been installed pursuant to EPA standards'
That all uses of the parcei shall compiy with the Garfieid county zorung Resolution
of 1978, as amenied, and any buiiding or structures shall comply with the 1994
Uniform Building Code, as adopted by Garfield County'
The on-site storage of ail materiais, vehicles and equipment shall be done in an orderiy
maffier, no junlqiefuse, inoperable vehicles/equipment, or debris shall be ailowed to
accumulate; and all noxious weeds shall be eradicated. The only materials ailowed to
be stored on-site are those that are activeiy used in the day-to-day operation ofthe
facility.
The approvai of a Special Use Permit does not constitute subdivision approval'11
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MH.30816 P.(CCESS
CATE NOTICE RECEI\GD
DN 5 co{jr{Ty 'i3 vya tr4C cRGJND El-Ev _- uscs l*AP No
CCNDInoNSCFMCNITORINGHOLEACK}lcW-EDGEMENT
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'1313 SHERIVIAN ST., RM. 818, DEI\{VER CO 80203
phone - info: (303) 866-3587 main: (303)866-3581
GENERAL PURPOSE
(Plaeeo no!o: other forms aro avetlaole
Review instructjons Prior 1o co
f or specific uses inciuding - residentiai. itves(ock,
pletinq f
Water Well Permit Application
monitonng/observ., gravel cits, registration of old wells)
Mus't be completed in black ink or rypedorm
1 APPt ICANT INFORMATION 6. USE OF WELL (olease aracl detelled descrrptiont
il.mr ol rgclsn(
Mliirc &dtd
Da.zid & ]nna Joirnson
2720 Railroad Ave
INDUSTRIAL E OTHEN:
COMMERCIAL .
MUN.ICIPAL
IRRIGATION
FEED LOT - numbcr oi h€od i
tr
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tr
tr
T
7. WELL DATA
C.ty Su(e :io C*G
Rrf1e, CO 31650
M4od 9morc Eu
c
b6 ftun(
CNIE acre-feel
Tor €9q
i00iaem l.rsE idE6 a.d dql
91C-'c2=-22='-3. LAND ON WHICH GROUND WATER V/ILI. 8i USED
2. TYPE OF APPLICATION (cneck spplicaole boxles))A. TEGAL 0ESCAIPTION (m!Y oc 2royded...n !ftEnm.n():
See Atrachment "A"
111 uccd lor ctog imgrtton. srtJch scslcd mcp (h€( shows imgo(cd rrcr.l
Q Construct new well tr Use existing well
E Replace existing well E Change or lncrease Use
E Change (source) Aquifer E Reapplicatjon ic)P,Gd pcmit)
tr Other:
3. REFEB TO iii appiicable):3. J rcnr C. Ownrr
Water court cssc I
EmergencY Verc6l ,
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Monitoong hote dcxnowledQmen( JlnoraMH. -VU : U
D. Lhr coy oth.r-werl.,o( wfr!.t ngE 6^co on !ni. l.nd:
rYeSE JlVlCe flaEef uonseIn'ancy
Distrrct-( Appllec :cr)
| "vell i6mc or,9. PROPOSED WELL DRILLER (oorional)
Shel'-cn Drrlj-rng Ccrp
!ca.* n6E
ic95
4. LOCATION OF WELL
! :ornnr I iul(ctlquartsr
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10. SiGNATURE cf acplic3n{(s) cr 3urnorrl3c aqent
ltre makrng or ialse siatements her'ein constitutes perjun/
in ihe second degree,'*hich is ounishable as a class 1 mis-
dernecnor pursuarn to C.R.S. 24-4'104(13)(a). I have read
the stalernents herein. i<now '.jre contents thereoi, and *ate
that ihey are true to mv '<nowledge.
S€c!on
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Towrrp N or S
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OPTIONAL, INFORMATION
5. TRACT CN WHICH lr'/El-I- WILL BE LOCATED
A. L:GAL oESCalPflON lm.y b€ orcudcd rs !n al,'lcnmenll:
See.\l:acirnenr '.\"
B. STATE PARC€L
iO, iogoon.l):
l_:t I lavlc & inna r-ohnscn
I
3 YES f NO {if otner'rycrl6 are on ihis iracr. see rnstruc!rons)
Us'c3os tuft l\Yfl -ro rc
Cffice Use Onlv
DIV
C3
WD
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'<;.'cl MD
o 8'Form GWS-5 (ill95)
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WELL CONSTRUCTIOFOND TEST REPORT o
srATE OF COLOMDO OFEICE CF T}.iE STATE ENGINEER
WELL PERMIT NUMBER tu11-l-30816
O'vner Name(s) : Davtd Johnson
Maiiing Address '. 1920 HwY 13
City, St. ZiP : Rjfle, Co. 81650
Phone (970) 025-2251 APPSOVAL' GV!S31 -91'03
OISTANCES FROM SEC. LINES:
0 fl. fi'om Sec ft. from
BLCCK
wp. C6S Range 94W
Sec. line. OR
FiLTNG(UNIT)SUBDIVISION:
STREET ADDRESS AT !r/€LL LOCATICN
OUND SUFFrcE ELEVATION
OATECCtuIPt-ETED 06/03/97
5 GEOLOGIC LOG
ffiMaterral (Srze,Cctor ana Typ€)
Clays
n1 7-nF (Ccbbies,
oos-too
I
Wasatch formation
I
n.
TOTAL DEPTH
r r E-:-'-11-iLYILllrvg
rt. DEFTH
Air Rotary
-/'\4,{Ol =TEnUVIYI' Li ] gJ
FRCM lfl)
C
TO rn)
70
iJJGtt't cASING
ra
Qlaol
o (11)
ul{Dil\(J
3 Packer Placernent
Type :
Depth :'WATER LCCATED
REMARKS
rntsry3i ] :lecsruntI M",o*i I l.ounr I censw l,,,'I nemcr.)r , : sr;------'€ :ar- 10'30 poureo
Matenal
Qi:o
lnterval
i - = ,=,: Aiil.usec: 1 cz.
,-t',---. 5lSlNF=-rtrTioN iype . 'iTli | =upprernental Fcrm'
IESTING U{ETHCD . Air Ccrnpressor
Siatic Lever : 43 fi.
Pumptng Level : Total ft.
Remarks :
Dare/Time Measured 06/03/97
Date/Tlrne Meesureo : 0€i03/97
Procuciron Rate :
Test r-ength
5 Qpm.
2 nrs.
( r tr(1r li=ft ct ru eot!run6 €ffi
icrtanc tna'wt ino mtl
"'i'I 'j' ;;;; ;;; --o o.9,- .no ra plnre3or€ ?a ' d:s 1 ffi.**')
:tc qu! F mY {qdg'
CONTRACTOR : Shelton Drliling CorP
(s70) 9274182
1 095
ilLt t
1n(V:ri;r:f leorecs tl QeL105i
ffile lPlease Type or Pnnt)sienffi c6t25i97
OPY
Wayne Sheltcn / Prestoent
oq'
I
1t4
6 ',loLE C)AM. (ir)
Cff,.,Y or ffi,gFEtr
202 RAILROADAVEITUE . p.O. BOX i90B . zuFLE, COLOR{,DO 81650 . (9?0) 625-2121 . F.AX(970) 625-32I0
November l, 1996
NIr. Dave Johnson
Johnson Construction Co.
1920 Hwy 13
Rifle, CO 81650
Dear Dave:
This letter wiil confirm our discussions of last week reiating to the construction oiwater welis in
the West fufle Interchange anci surioundine area. It has been determined by the Depanment of
Energy that contaminated groundwater within the uppermost aquifer exists as a resuit of former
miiling activiues. This contamination exisrs under ihe oid mill sites and extends down gradient as
generally shown on the attachment. As a result of this contamination, the Depanment of Energy
anci Garfieid County wiil require prooeny ow'ners to either conneci io the Citv water system or
install a revers osmosis fiiter system onlo anOxsting water supply and provide prooithat such
system fiiiers rhe water ro EPA standards as a requlrement for dgrTgiopment withrn the
contamrnaled area.
If I can answer addirional quesricns, ier me kirow.
Sincerely
____7___-_____--
-/o./7r*)
Tim lloore, Citv Eneineer
..-
,2 l0-
COLOBADO DEPARTMENT OF TRANSPORTATION
STATE HIGHWAY ACCESS PERMIT
SH No/MP/SId8:
Local Jurisolcllon:
Oist/Section/Patrol
DOT Pormit No.:
Pormlt Foo:
Dats ol Transmlltal
loa/085.690/RlcXT
Osrf t c Id
03/32/oe
39?084
100.00
o6/Lo/e't
THE PEFMIfiEE;
David & Anna Johnson
2720 Railroad Ave
RifLe, CO 81650
Davld & Anna Johnson - (970)
AP PLI CANT
David & Anna .]ohnso
2?20 Railroad'Ave
R.i-f1e, Co 81650
David & Anna Johnso
is nereby granted pormission to consrruct and usa an aGcess to iho stals highway at lhe location noted bslow.
ThB access shalt be construclBd, maintain6d end Lrsed in accordance with lho larms and condilions ol lhls permit,
lncluding th6 Stare Highway.Access Cocje and listed sliachrnsnts, Th/s permlt may be revoked by lhe issuing
suthoflliilat any time the permitt6d access and its use violat6 any oi the l6rms and conoitions oi lhis permlt. The use
ol advanc6 warning and conslructlon signs, flasn€rs, barricaoBs and flaggers are requirad al ail limes during access
consrruction witni; staro righr-ol-way ln conlormance with th8 MANUAL ON UNIFORM TRAFFIC CONTEOT
DEVICES, Parr Vl. Tho issurng aurhorlty. the Oepailmenl and their duly appointed agBnts and smployees shall be held
harrnless against any action for personal inlury or ploperty oamage suslained by reason ol the exercise ol the oermit.
li 1997
LOCATION:onthe souEh
85.
side oi S.l{. ?0-F, a d:.scance of 3550 feeE, easE from M.P.
ACCESS TO PROVIOE SEBVICE TO:
Sing!,e TenanE offj.ce Building (5000 Sq FE)
PERCENT
r00.00 t
OTHER TERMS AND CONDITIONS:
SEE ATTAC}{ED SHEET(S)FOR TER,MS AND CO\TDITIONS
MUNICIPALITY OR QOUNTY APPROVAL
Rgquirsd only wh€n rhe spproprrale local au th ority r€talns issuing authoilty
3v (x)Date Tlu e
Upon tho signing ol thjs permit the permitt8e agrees to tho lerms and conditions and roierenced attacnmenrs ccn{arned
nsrein. AII construction shall De cornpleted in an expedriious and sale rnannBr and snall be linisnscj wrthin.l5 days lrom
inltialon. Th6 psrmltteo access shall be completed in acccroance with th€ terms and conditions ol lh6 permit prior to
bsrng used. Ths p6rmlttoo EhEll notlly Vl ckrr [.len.:lra
with tho Colorado Oopsrtmont ol Tran!portallon 1n ?arachuc. e ^. c ? n - , e q - i d i 1
6t losEt,lS houru prlor to commonclng constructlon wlthln tho Ststo Hlghway rlght-ol.way.
acc8ss and have lultlduthlnty lo permrl and all it's tBrms snd conoitions.
Pormittoo (X)^-,- ,/-tt-O-7u ato _4___JJ_/_/__
ThlE permit iS not valld untll sign€d by a Oury aurhodzBd r6pr€sontatlve
F T,R.ANSPOFTATION STATF ()F
'.)I r1EANA
ol tho oePsrlm6n(,
ItrrylsqoRrATION. SrArE OF COLORADO
.t' U n - /,, I -
sy (x)P, U,
T'I elt( lqt
-.LDate
ol issue)
Tlils
OP ( 0ISTRIBUTIOHT a!qu,,6d dr l|1.ilsary ro/2/aviou, Ecrlrona rra Obaolsrd.no *'n nor & ut6{
Drli.er iOngrn!r) !oc.r r!lnof,lY - i^rgoclo,COOT form rlOi
Tho porson signing as ths pormiltee bo tho owner or logal rBpresonlativo ol Ih6 properly serveo cy tn€ pBrmrlteo
O EP,CRT M
,n#Y Drffi,HtrH,k
202 .\JLRO.tD.{r/Ei\UE . P.O. BOX r.908 , RIFLE, COLORADC 81650 , i970) 625-2121
-4,
Julv i I, l99l FrY Iq70\ q4i-?"35
Garireld Counry Plamrng Deparrment
i09 Eighrh Street, Suire 303
Glenwccd Sprmgs, CO 8160i
R.e. Various
The Plannjng Department anci Cini Engrne:r have the ioiiowrng rommenrs regardilg dre various
apolications recently submineC ro rhe Ciw ror re,iiew anci comment:
S-lecial Ii.qe - Rjjie Village Sortib SuLd. T ors l0-i5-Bloci< 8: We beije're thar ShotgunStreet enst of
Colt Dnve shouid be consuucreC 'vith a rniaiinum of 28 ieet cf aspha]t ',virhil the 40 toot right-of-way
We are ccncernei abouthorv 1,-ou propose to ailorv access to the psmsirrng piaaeC lots adjacenr to and-
sourh of thrs ponron of Shorgr:n Sireer.
l{",e_c:a[;se - Con[actor anci Stolag-e Yarci t,T ac:r krk I,I C) - Due io Lhe Ciry's concern about vuually
protectrng the enuances co ihe Ciqz, 've requesr fiat the apoiicant be iequi-rei io provicie suee:rirg and
iandsceprng on ft,e north srcle of ihe orooerql. The laldscaping design shouid mccrporate e'/ergreex.
irees rn order ro edeclrveiy scie3n ihe;onliacior;rard irom I-70.
''ii ''cF
.--ll*.
_ :a;. ::-:1
Ske-lch Pran - T.ljlirig&one_ubciry:.:iol - See :rciosei commerrs
ihe subd.ivisron be reiesignec :o orovide access nto ihese lots 'ria
tlii:iiuctlie P3:.irit - \tu','-s-l-"i;j1 :c:ieru - -\o ,--ci::::.ents.
S hc:rei,i .
Elaine }l{. Bussone
.Dlanning Tecaniclan
-H.::m T::: -\loor:. '&-3 :ec-uesi :-31
:he :xrension oi Rg-'r-rir-g1ga Stieel. :i,)-i,' [.:
.
r.'' l; .i illd
r 131'