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HomeMy WebLinkAbout4.0 BOCC Staff Report 04.05.1999(� POP stb� • BOCC 4/5/99 PROJECT INFORMATION AND STAFF COMMENTS PREVIOUS ACTION: At the regular February meeting, the Planning Commission chose to RECOMMEND APPROVAL of the application. REOUEST: A request for review of a Special Use Permit to allow for the expansion of an existing non- conforming use, a salvage yard, consisting of indoor and outdoor storage of automobiles, automotive equipment and parts, automobile crushing and general metal salvage. APPLICANT: Kenneth Spangler LOCATION 27925 Highway 6&24, two miles east of Rifle, north of I-70. SITE DATA: 9 +/- Acres ACCESS: Highway 6&24 EXISTING ZONING, C/G RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is classified as District C, Rural Areas in the 1984 Garfield County Comprehensive Plan. This District is characterizes as a rural area with minor environmental constraints. II. DESCRIPTION OF THE PROPOSAL A. Site & Project Description: The site is located east of Rifle on Hwy 6 & 24. The project is the expansion of a legal non -conforming use in the C/G zone district. The expansion area is 1 acre of fill within a wetlands area. The operation crushes on average 100-400 cars annually, and stores 1,600 post 1980 vehicles on site. B. Site Layout: The 9 acre parcel is surrounded on the north by a 6' fence, on the west by a proposed 1 x 8' fence, on the east and south by an 8' fence. The expansion area comprises a single acre to the west of the existing site. The existing fence is supported by non inhabited trader homes located within the perimeter. The fence material lacks a material and aesthetic cohesiveness. The fence height separating the trailer park from the yard is insufficient. M. MA DRMA DR IS�CONCERNS A. Zoning: Salvage operations are special uses in the C/G zone and must comply with industrial performance standards outlined in an impact statement. (See Pg a� B. Legal Access: Legal access will be via Hwy 6 & 24, the site has an acceptable frontage with legal access to the frontage. C. Water and Sewer: Given the combustible nature of the storage, the applicant should provide an on-site means of water for fire protection, and provide a fire protection plan to the satisfaction of the Rife Fire Protection District. Potable water is provided by bottled water and dispensers, sanitation water is provided by an existing well. Sewer is provided on site by an existing ISDS. A centralized sewer system exists immediately to the north. The applicant should hook into this system and remove the existing ISDS. D. Drainage: The property drains to the west into a mapped wetland are. E. Fire Protection: The site is located within the general service area of the Rifle Fire Protection District. The applicant should inform the district if he will be storing tires or other flammable materials. The District should be required to periodically inspect for compliance with any Fire Codes which may apply to the use. IN. SUGGESTED FINDINGS 1. That proper posting and public notice was provided as required for the meeting before the Planning Commission. 2. That the meeting before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed special use permit is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application is in conformance with the Garfield County Zoning Resolution V. of 1978, as amended. Staff & the Planning Comrnission recommend APPROVAL, with the following conditions: That all representations of the applicant, either within the application or stated at the meeting before the Planning Commission, shall be considered conditions of approval. The Special Use Permit shall be issued only by approval of the Board of County Commissioners, when all conditions are met, and shallexpire180 days after issuance unless the operation has begun. Extensions can be granted by the Board of County Commissioners. 3.. The applicant shall obtain approval and periodic inspection by the Rifle Fire Protection District, for compliance with any applicable regulation regarding the storage of combustible material. ( . That the applicant provide proof of adequate emergency water for the purposes of fire suppression to the satisfaction of the Rifle Fire Protection District, and the County. 5. That the applicant remain in compliance with any state or federally mandated requirements regarding the storage, discharge, or release of known toxic or non- toxic materials which may be associated with the use. 6. The applicant shall provide to the County a Plan for Site Rehabilitation. The applicant shall enclose the entire operation with a single fence of uniform height, material and color which shall provide a completely opaque appearance which shall effectivelWblock operations within the salvage yard from adjoining land �� uses. V, aLX� I8. / The applicant shall provide to the County the Annual Report and DMR form provided annually to the State Water Quality Control Division.