HomeMy WebLinkAbout2.0 PC Staff Report 12.09.1998REOUEST
PC 12/9/98
PROJECT INFORMATION AND STAFF COMMENTS
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.
E. 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.
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III. MAJOR 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 )
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
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 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. RECOMMENDATION
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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, material and color which shall provide a completely opaque appearance
which shall effectively block operations within the salvage yard from adjoining land
uses.
8. The applicant shall provide to the County the Annual Report and DMR form
provided annually to the State Water Quality Control Division.
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