HomeMy WebLinkAbout4.0 PC Memorandum 07.5.2001H.
Memorand.rm
To: Planning Commission
CC: All lnterested Parties
From: Garfield County Planning Department
Date: 0710512001
Re: Salzman Special Use Permit - Construction Waste Material Transfer Site
After the completion of the staff report attached to this memo, staff addressed the subdivision issue
further and noted the comments and letter from the Town of Carbondale. Staffalso recommends the
amendment of the conditions of approval as shown on this memo.
Subdivision:
: ,, it ir J#r understanding that Mid Con Realty still owns the property in question and that Alpine
l ' ilte,iewices does not have a lease at this time. The intent though is to enter into a lease
,,,, ,or*ge*int with the Alpine Waste, which may result in a need by Mid Con Realty to subdivide the
, "i, pro,p.i.ty,C.r* to the creation of separate interests. The dehnition of subdivision contained in the
, , : : , ,,inierests, or the use of any pariel of land for condominiums, apartments or other multiple-
::, . ..
. ., ..,id*elling units, as further defined by Colorado state law'"
"separate interest" . If Mid Con Realty maintains ownership of the land and buildings on the
property and only leases the spaces on a short tenn basis, there should not be a subdivision issue. On
the other hand, if Mid Con Realty does not maintain ownership of the buildings and leases a portion
of their land to another purty, rt ,f U"lieves that there is by definition a subdivision of the land.
Since the ownership nai noi been defined by a lease at this time, the applicants need to address the
issue by either providing the County with a copy of a lease that the County Attorney's offrce can
review or to enier into a subdivision review process prior to the issuance of a Special Use permit.
An additional issue that would need to be addressed. should Mid Con Realty chose to subdivide the
property is the minimum lot size requirement. The L/I zone district requires a minimum lot size of
two (2) acres and the proposed lease area is only 0'41 acres'
Town of Carbondale:
The Town of Carbondale has reviewed the additional information submitted to the County Planning
Department and identihed a number of additional concerns. ( See attached letter) They have
sufgested a number ofadditional conditions ofapproval related to access, hazardous waste material
tuly 5, 2001
disposal pumping of run-ofl ground water monitoring, traffrc limitatir
hours of operation.
rn-ofl ground water monitoring, traffrc limitations, lighting, trips per day and
RECOMMENDATION:
Staffwould recommend that the proposed conditions of approval contained in the previous staffreport be modified to read as follows:
l' All representations by the applicant. whether written or spoken in the application or in t1epublic meeting or public hearing. will be considered as conditions of approval.
2' The applicant will meet all requirements of the Garfield County ZonrngResolution of1978, as amended.
3' The applicant will develop the site in accordance with the site plan submitted to thePlanning Department and reviewed by the planning Commission.
4' The applicant will develop a landscape plan that addresses the location, tlpe andmaintenance/irrigation schedule for the proposed evergreen trees, prior to the Board ofCounty Commissioner,s hearing.5' Should the site become dormani for more than three months and there is no contract tolease the concrete pad, the concrete pad will be removed at the applicarrt,s e*pense orlandowner,s expense.
6 This Special Use Permit will be reviewed after one-year of operation. at which time thePlanning Departrnent may recommend that the Board of County Commissioners reviewthe use for compliance to the conditions of approval in a public-hearing.
7 ' Access and egress from this site onto CR 100 will limited to right-ins and right-outs onlyfor all vehicles and will follow the recommendations of Road ind Bridge. it.
applicants will develop a new accessdesign for the reconfiguration of the 45" angleintersection and the construction of the nJw intersection wfii ue corptetea pnor tiie startof operations as proposed.
8' The sump pond will be checked monthly and after each stonn event and cleaned out asnecessary' A written plan for the pumping of material will be developed prior to andincluded in the approval of the noira oi county Commissioners
9' A hazardous material disposal plan will be developed prior to the hearing before theBoard of County Commissioners and included um pu.t of any approval given to theproperty.
l0' No truck traffrc from-this facility will utilize the Town of Carbondale Streets, unless thesite for the pick up of the materials is located within the town limits.
l1' All lighting will downward and inward and the minimum lumination necessary toprovide lighting ofthe facility and not reflect on any adjoining or nearby property.
12' The maximum numberof truck trips per day will be limited to 20 round trips per day,with the applicant keeping a t"co.d oi tt . tilp, inro and orl or tn. site for tir" hrrt y"u..The records will be made available to the County upo, ,"qu.rt and a summary will bepresented to the County at the end ofone years operation.
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