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HomeMy WebLinkAbout3.0 PC Staff Report 01.13.1998PC 1/13/98 PROJECT INFORMATION AND STAFF COMMENTS PREVIOUS ACTION At the regular December meeting, the Planning Commission choose to CONTINUE the application hearing to allow the applicant to resolve fencing issues. REQUEST: 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 EMSTING ZONING' CIG RELATIONSHIP TO THE COMP EBENSIVE P 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 & Proiect 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 are comprises a single acre to the west of the existing site. The existing fence is supported by non inhabited trailer 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. III. MAIOR ISSUES AND 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 d0 -3o 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. IV. SUGGESTED FINDINGS That proper posting and public notice was provided as required for the meeting before the Planning Commission. 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 and conditional use permits are 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 of 1978, as amended. V. HECOMMENDATION Staff recommends a RECOMMENDATION OF APPROVAL, with the following conditions of approval: 1. 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. 2. The Special Use Permit shall be issued only by approval of the Board of County Commissioners, when all conditions are met, and shall expire 180 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. 4. 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. 7. The applicant shall enclose the entire operation with a single fence of uniform height, ateri I nd color which shall provide a completely opaque appearance k' which shall effectively block operations within the salvage yard from adjoining land N. uses. a 8. The applicant shall provide to the County the Annual Report and DMR form Q, provided annually to the State Water Quality Control Division.'- ���Gari E��t1 e � 1 iq�A �t� � \�' •Fh rid` �i i. ADDITIONAL MITIGATION PROPOSALS, SPANGLER'S AUTO SALVAGE SPECIAL USE PERMIT APPLICATION FENCING / SCREENING starting on the West end of filled in area we would put an 8' board fence up going from South to North stopping at the grand river ditch. The West end fence would be constructed so eventually it could be moved to the West end next to the roadway leading into Cottonwood, as we are able to expand into the west area of our property. In the spring we would plant trees along the Cottonwood Springs road going into the mobil home park on the East side of the road, West end of our property. All of these activities are subject to meeting any permitting requirements from Army Corps of engineers, and the practical ity4planting trees in wetland areas. See attached letter of December 24, 1998. As time goes on we would remove portions of the existing tin fence on the South side of our property and replace it with an all wood fence until it is all wood along Hwy 6 6 24. For safety and security purposes, we prefer no additional fence in front of the office and driveway, or around the residence and impound yard (which has an existing chain link fence). Any fence replacement work near the North side of our property should be done by Cottonwood Springs Mobile Home Park, which installed the existing 6' wooden fence a few feet Wart -h of the ditch (the physical boundary separating the two ownership tracts). An extension of their wooden fence provides a visual buffer separating the mobile homes in Cottonwood Springs from the Cottonwood Springs sewage treatment lagoons and facilities. Any replacement fencing should be put where the existing fence is located, so that any maintenance on the ditch can be done from the South side of the ditch as Spangler's Auto Salvage has done in the past. It will take approximately 675'of fencing to replace the tin fence. The board fence on the West end will be approximately 425'long. It will take 1 1/2 boards per foot plus a number of new cross bars and a number of new posts. 1x8x8 boards cost $2.55 each. 1x8x10 cost $3.29 each. HAZARDOUS SUBSTANCES AND SAFETY EQUIPMENT We have an antifreeze recycling system. We drain the antifreeze from salvage vehicles, upgrade it, and sell it to the public. We also have a freon recovery system: two machines to evacuate and one to put it back into the cars. We sell the freon to shops. This equipment is for environmental protection. We also have a computer wheel balancer and a brake lath for vehicle safety. It cost us several thousand dollars to install these recovery systems. Kenneth G. Spangler, owner of Spangler's Auto Salvage, and his son who works there, are both fully trained and licensed to operate the evacuation and recovery procedures. RECYCLING OF SALVAGE MATERIALS The price of metal has dropped $34.00 a ton since we last crushed in August 1998. We were going to have a crusher brought in this winter but it was going to cost $1200.00 plus the fuel. The crushing company is the one that pays the freight to bring it in usually, but since we were going to crush and let the crushed material sit until the price went up we would have to pay the freight to get it here and back. We decided that we could buy a lot of boards with the money. As always we will crush at optimum market times and when necessary to prevent unreasonable accumulations. For the crusher to come in so it is financially feasible we have to have approximately 200 cars plus all the other salvage. When we acquired the computer for the yard it October of 1996, we put all incoming cars in the computer. We found that we could not put into the computer every car that came in, because of computer space. We began putting in only the ones that we plan on using for stripping and salvage. Many other abandoned vehicles are not included in the computer, but we haul them to Spangler's Auto Salvage and they go directly to the crush area.The number of cars that we have taken in for 1998 is a lot more than what the computer shows. We have taken in 311 according to the computer. For the past years we estimate we average one new vehicle per calendar day into Spangler's Auto Salvage. Everything that is 1980 and older is going straight to the crusher unless it is a vintage type car. DEPARTMENT OF THE ARMY U.S. ARMY ENGINEER DISTRICT, SACRAMENTO CORPS OF ENGINEERS 1225 J STREET SACRAMENTO. CALIFORNIA 95814-2922 MMY TO ATTENTIOMOF December 24, 1998" Regulatory Branch (199675116) Mr. John R. Schnenk Schnenk, Kerst & deWinter, LLP Attorneys at Law - 302 18th Street, Suite 310 Glenwood Springs, Colorado 81601 Dear Mr. Schnenk: I am responding to your letter dated December 11, 1998, concerning permit number 199675116. This permit, issued to Spangler's Auto Salvage, authorized the placement of fill material in 1.0 acre of wetlands on the Spangler property east of Rifle. In review of our permit file, we can confirm that this permit has expired. In discussions with Mr. Kenneth Spangler it is our understanding that the full 1.0 acre wetland area was not filled, but some work was done. Your letter requests confirmation "that no further filling of wetlands on the Spangler property is authorized under the above referenced permit or under any other authority". While no active permit exists for any further fill on the Spangler property, this does not preclude Mr. Spangler from applying for permits in the future. Based on our familiarity with the aquatic resources on this property and the cumulative impacts associated with past fill activities, a future permit application would likely be processed as an individual permit action. Mr. Spangler has been informed of this and has expressed cooperation. If you have any further questions about this permit, please contact me at telephone (970) 243-1199, extension 16 or the address below. Sincerely, Susan Bachini Nall Environmental Engineer Western Colorado Regulatory office 402 Rood Avenue, Room 142 Grand Junction, Colorado 81501-2563 opy Furnished: Mr. Kenneth G. Spangler, Spangler's Auto Salvage, 27925 Highway 6 & 24, Rifle, Colorado 81650 SUGGESTED CONDITIONS OF APPROVAL - SPANGLER'S AUTO SALVAGE 1. All representations of the applicant, either within the application or stated at the meeting before the Planning Commission, shall be considered conditions of approval. 2. The Special Use Permit shall be issued only by approval of the Board of County Commissioners, subject to conditions being met in a timely fashion, and shall expire 180 days after issuance unless the operation has begun. Extensions can be granted by the Board of County Commissioners. 3. 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. 4. Applicant shall provide proof of adequate emergency water for the purposes of fire suppression to the satisfaction of the Rifle Fire Protection District. 5. Applicant shall remain in compliance with any state or federally mandated requirements regarding the storage, discharge or release of known toxic or nontoxic materials which may be associated with the use. 6. Applicant shall undertake the fencing/screening plan outlined in the ADDITIONAL NY ' -MITIGATION PROPOSALS presented to the Planning Commission; and shall pursue trl"0 completion of same acting diligently under the weather conditions, financial capabilities and permitting conditions which exist over the course of implementation of the plan. 7. Applicant shall provide as required the Annual Report and DMR form to the State Water Quality Control Division.