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HomeMy WebLinkAbout2.0 BOCC Staff ReportPROJECT INFORMATION AND STAFF COMMENTS SUAA-6958 GH Administrative Review of Amendment Request to a Land Use Change Permit for the Rifle Substation Public Service Company - Xcel Energy John Gudger, Wong Strauch Architects 620 County Road 319, Rifle, CO (Parcel No. 2177-144-00-126). Lots 1 and2, Section 14, T65, R93W 69 +/- acres Rural TYPE OF REVIEW APPLTCANT (OWNER) REPRESENTATIVE LOCATION ACRES ZONING I. DESGRIPTION OF THE PROPOSAL The Application requested approval for the construction of an additional 3,000 sq.ft. storage buibing on the Rifle Substation property. The structure is intended to store equipment and company vehicles operating at the site. The building is planned to be a pre-engineered building with metal panel siding and will include four garage bay doors. Site improvements will include drainage and grading around the building and the redefinition of the parking lot area. The applicant has requested a waiver from providing a landscaping plan. No other changes on the site are proposed and the use of the property as an electric utility substation will not change. No changes to the capacity and electrical operations of the facility are proposed. Staff research has identified that the Rifle Substation has a long history extending back into the 1960's. County Special Use Permit approvals formalized by Resolution No. 80-243 approved transmission line upgrades and connection to the Rifle Substation. The Application and County files reflect that the approvals included additional terminalfacilities and related upgrades to the Rifle Substation facilities. This application is being reviewed as an amendment request to said approvals reflected by Resolution No. 80-243. II. AUTHORITY - STAFF ANALYSIS A. Pursuant to Section 4-107(AX5)(a) of the Garfield County Unified Land Use Resolution of 2008, as amended (ULUR) the Director of the Building and Planning Department has the authority to make decisions regarding whether an amendment request constitutes a non-substantial modification to an existing Land Use Change PermiUApproval. The ULUR also contains relevant procedures (Section 4-107), the definition and criteria for making a non-substantial change determination (Section 16-101 - see excerpt below), authorization for the Director to administratively approve an amendment Application and notice procedures and a call-up period for the Board of County Commissioners (Section 4-1 07(AX6)). sEcrro^, 16-101 IVon-substantial Change. A non substantial amendment may be made to an approved Land Use Change Permit if it meets all of the following criteia as determined by the Director: /s consisfent with action(s) taken duing previous Land Use Change Permit approval; Does not change the use category of the proposed development between residential, commercial and industial uses; Does not change the basic character of the approved use of land on which the activity occurs, including basic visual appearance and method of operation; Does not constitute a new land development activity; Does not violate any Land Use Code standard; Does not substantially increase off-site impacts (including but not limited to increased traffic, water use, wastewater generation, etc.) in the sunounding neighborhood; Does not substantially increase the need for on-site parking or utilities; Does not increase fhe floor area of the use by more than five (5) percent or decrease the open space on the site by more than five (5) percent; and Does not endangerthe public health, safety orwelfare. (Resolution 2010-30) B. The Application has been found to be complete and the current staff review is well within the time frame required for making the determination and decision on the request. No notice provisions are required at this time with notice of a decision to property owners within 200 ft. required after a finding and decision has been made. C. Staff review of the criteria for a non-substantial change supports an affirmative finding that the Application meets the criteria. The 3,000 sq.ft. structure is within the criteria of a 5o/o maximum increase in floor area and a 5oh maximum decrease in open space when the all structures, utility facilities, storage buildings and sheds are considered along with the overall 69 acre site size. The limited use of the proposed building for storage is consistent with the existing land development activity and approvals for a utility substation and related facilities. D. No other off-site impacts are anticipated including traffic and parking demand. E. The Applicant shall be required to comply with building code requirements, zoning provisions (setbacks, building height), and any drainage and storm water requirements. 2 III. STAFF RECOMMENDATION Planning Staff supports a Director determination that the amendment request be considered a non-substantial change and supports Director approval of the proposed amendment to the Land Use Change PermiUApprovals, to allow construction of a 3,000 sq.ft. storage building and related site improvements subject to the following conditions: 1. All prior approvals including but not limited to Resolution No.80-243 and conditions of approval for the Public Service Company of Colorado - Xcel Energy Rifle Substation shall remain in effect. 2. The storage structure shall be limited to a maximum of 3,000 sq.ft. and shallcomply with all zoning and building code requirements including grading and drainage for the proposed improvements. 3. The building permit submittalshall contain storm water management plans and best management practices prepared by a licensed professional engineer for the relocated drainage swale adjacent to the building and any other related storm water impacts. 3 t.