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Home My WebLink About2.0 PC Staff Report 04.25.1991Planning Commission April 25, 2001 PROJECT INFORMATION AND STAXF COMMENTS REQUEST: APPLICANT: LOCATION: SITE DATA: WATER: SEWER: EXISTING ZONING: ADJACENT ZONING: I II. Special Use Permit to develop a construction waste material transfer facility Steve Salzman, Alpine Waste Services 1058 County Road 100, Carbondale, CO. Located on the Mid-Continental load out site Portable Water Portable Toilets Light Industrial A/R/RD SL LAN This proposal is located in Study Area I of the cornpretrarsive plan. INTRODUCTION / DESCRIPTION OF TIIE PROPOSALrn. aPP lop on his property a construction waste material transfer site. This site will consist mostly of a concrete pad. measuring 40 feet by 60 feet. on which the construction material will-be deposited. I; thefuture' as the rnoney becomes available, the applicant would like to put a roof over the concrete slab to protect the employees frorn inclernent weather. In order to rnake this site feasible, the applicant distributes to large metal durnpsters to various construction clients. Once full, the dumpsters are retrieved and dumped on the concrete slap where employees sort by t1pe. Material deerned to be waste is sent to thelandfill; material deemed to have value is recycled. According to the site plan produced by the applicant there will be a total of eight recycling bins neir the concrete slab. No material classified as hazardous will be handled or ;rrocessed at this site. Minirnum Lot Area: When individual well and individual sewer disposal systems areutilized; Two acres and as further provided under section 5.00. Supplementary Regulations. When central water is provided and individual sewer disposal systems are utilized: One acre and as fufiher provided under Section 5:00, Supplementary Regulations: When central water and sewer arc utilized: One-half (%) acre and as further provided under Section 5:00, Supplementary Regulations. ,/ ,{r d'( Maximum Lot Coverage: Fifty percent (50%) The County Commissioners lnay require adequate screening of all parking and roadway areas, from adjoining residential uses and public streets, in light industrial zone districts. A maximum of ten percent (10%) of the total parking and roadway areas may be require to be devoted exclusively to landscaping oftrees, shrubs and ground cover to reduce visual impacts. Minimum Setback: Front yard: (a) Arterial street, sevenry-five feet from street centerline or frfo, feet frorn the front lot line, whichever is greater, (b) Local streets, fifty feet from the centerline or twengr-five feet from the front lot line. whichever is greater. Rear vard: twenry- five feet from rear lot line. Side .yard. ten feet from side lot line, or one-half (%) the building height, whichever is grearer. Maximum Height of Building: Thirty-five feet. The applicant is complying with these criteria in the following ways: The applicant is not proposing a water or sewer system to this site except portable sources for ernployee uses. Therefore a minimum size lot should not be required. This site scales to approximately % acre (22,000 sq.ft.) and the concrete pad rneasuring 40' by 60' (2,400 sq. ft.) or just a little more than l0%o of the site. In order to screen the site the applicant will leave the existing cottonwood trees and plant evergreens bushes along the road corridor. It should also be noted that the site sits across the railroad tracks frorn CRl00. Proposed setbacks for the properff are: front yard setback. that lot line closest to CR 100 scales to over 300 feet. The side yard setbacks are greater than 2-5 feet and 50 feet, respectively and the rear yard setback scales to approximately 30 feet. There is no building height as only a concrete slab is proposed. In accordance with Section 3.12.08 and 5.03.07 the applicant has completed an Industrial Operation Impact Statement A. Existing la*flrl use of water through depletion or pollution of run-off, strealn flow or ground water: B. Impacts on adjacent land from the generation of vapor, dust, smoke, noise, glare. vibrations or other emanations: Impacts on wildlife and domestic anirnals through the creation of hazardous attractions, alteration ofexisting native vegetation, blockade ofrnigration routes. use pallerns or other disruptions: Af[rnnatively show the impacts of truck and automobile traffic to and from such uses C. D, 1 and their impacts to areas in the County: That suffrcient distances shall separate such uses frorn abutting property, which might otherwise be, darnaged operations of the proposed use (s). Mitigation measures proposed for all of the foregoing impacts identified and for the standards identified in Section 5.03.08 of this Resolution. / r ^/l- o properf has included si ina r ea, i, g,r e s i te. rff #*'ru ,*# lF plil*t il?iffi ,H*rug, p .dadjacent *It"n in"tua", trrdvio-conrinent]ar road out faciliry, "r. "r.,lT':*tr:{ii&, dIadjacentwrich incrud";;Jn;,d;""ffi1",,'il;fl:ii'iff[,X',iJiXIii,1;:?^i:::?'yrW foregoing i*po.t, Jaidentified and for the standards identified in Section 5.03.0g of this Resolution that statesAll industrial operations in the CounS. State and Federal regulations regulating water.air. and noise pollution and shalr not 6e conducted in u ,runi", constituting a publicnuisance-or hazard. Operations shall be conducted in such a manner as to minimize heat,dust smoke, vibration' glare and odor and all other undesirable environmental effectsbeyond the boundaries ofthe properties in which said uses a relocated. in accordancewith the following: (l) volume of sound generated shall compry with the standards set forth incolorado Revised statutes at the tirneiny .ew applicatio, is rnade:(2) Vibration generated: every use shall bc so operated that the ground vibrationinherently and recurrently gcnerated is not presceptible, without instrurnents, at Per Section -5'03.07 (lXF); Mitigation measures proposed for all of the foregoing impacts 'I ff ' Iidentified and for the standards identified in section5.03.0g of this Resolution that states IAll industrial operations in the CounS. State and Federal regulations regulating water. Iair. and noise pollution and shall not 6e conducted in u,runi", constituting a public Inuisance or hazard' operations shall be conducted in such a manner as to minirnize heat, Idust smoke, vibration' glare and odor and all other undesirable environmental effects Ibeyond the boundaries ofthe properties in which said uses a relocated. in accordanc" I :l''*;,:::r,"und gcnerared srrarr compry wirr, rrrc, "*":, - ;:: Icolorado Revised statutes at the time any new applicatio, is rnade: I(2) Vibration generated: every use shall bc so operated that the ground vibration Iinherently and recurrently gcnerated is not presceptible, without instrurnents, at Iany point of any boundary line of the property on which the use is located; I(3) Emission of smoke and particulate lnatter. every use shall be operated so as to I flT5ll;,;1" all Federal, Srate and County air qualiff laws. regulations and I(4) Emissions of heat, glare. radialion, or fumes. which substantially interfere with lthe existing, use ofadjoining properff or which constitute a public nuisance or Ihazard' Flaring of gases. aircraftwaining signals, reflectivepainting of storag. Itanks or other such operation which may be riquired by law as safety or air Ipollution control rneasures shall be exempted fiorn this provision: I(5) :j;;l* areas' sarvaged yards, sanitary rand fi, and rninerar wasre disposar IB *:iH$H?fl.:lxf":i:.$""i,."iJ,:?,?tffi:,,Th,11,:l,f::'i:?i"" Ic 1,1':#J"'.,1:",T'"1;':li"??i::;I?,,;.Si:.f[r.:.J".#," .,* ,o.,, o, Ilnanner that any reasonably foreseeable naiural "u*", or forces rnay Itransfer them offthe property. -- -"--J I WMMENTS: I L:rT,ll,:u:;r#fi'.:Js:'":,U,im;,*jil:"*'ns and co,,rnents. rhe rown or I STAFFCOMMENT: , J I yffifl5Jf,iii ffi;!#J;#ift*xrill,:d,:ffi,'ii:,iil*'{;:,T:r',#,' I 1ny point of any boundary rineof the property on wrrich the use is rocated;Emission of smoke and particulate rnattei. .r.ry ,r. shall be operateJ so as tocomply with all Federal, State and County air qualiq, laws, regrlatiors arastandards: Emissions of heat, glare. radialion, or fumes. which substantially interfere withthe existrng, use of adjoining properff or which.onrtiiui.,fuuii.'nrironr. o.haz3rd. Flaring of gases. aircraftwaining signars, reflective paintinjof storagetanks or other such operation which mayie riquired by law as saferfor arrpollution control rneasures shall be exempted frorn thii provision: Storage areas, salvaged yards, sanitary land fill and rnineral waste disposalareas: B. At the discretion of the Board of county Commissioner, all outdoor storzrgefacilities rnay be required to be encrosed by a fence, ranoscaping oi wattadequate to conceal such facilities frorn adjacent property 'r -o -' c' No rnaterial or wastes shall be deposited upon u property in such fonn orlnanner that any reasonably foreseeable naiural "ari"s or forces rnaytransfer them off the property. ry. VL ur. water into a sump capable-of containing a 100-year event caused by this site. Bydeveloping this site in such manner the applicant is also preventing rnaterials fromleaving the site in case of foreseeabre andunforeseeable icts of natlure. The applicant has also submitted a site rehabilitation plan. which consists of a writtenguarantee to rernove the concrete pad and other improvelnents such as fencing. SUGGESTED FINDINGS: I The applicant has developed and located this site in such a way as to create theleast impacts to surrounding properties and protect the environment as much as possible.2 That the hearing before the Planning Cornmission was extensive and completeand that all pertinent facts, matters and issues were submitted and that all interestedparties were heard at the rneeting. commission for their recommendationi, as required by ihe Gameld counry ZoningResolution, as arnended and recommended for approval.4- That for the above stated, and other reasons. the proposed special use permit isin the best interest ofthe health, safety, rnorals, order, "onr"ni"na", prosperity andwelfare of the citizens of Garfield Countu. RECOMMENDATION Staff recommends that the Planning Comrnission Approve this special use permit withthe following conditions: l ' All representations by the applicant. whether written or spoken are considered asconditions of approval.2' The applicant will develop the site in accordance with the site plan subrnitted tothe Planning Department and reviewed by the planning Cornrnission.3' Should the site become dormant for more than three rn"onths and there is nocontract to leasc the concrete pad, the concrete pad will be rernoved al theapplicant's expense or land-owner,s exponse. -