Loading...
HomeMy WebLinkAbout1.19 Standards North Hangs Mine February 2023 38 Article 7 Standards Divisions 1, 2, 3, and portions of 10 of Article 7 of the Garfield County LDC are applicable to the North Hangs Mine. Divisions 1, 2, and 3 are addressed in this section, or this section directs to the portions of the SUP and/or CDRMS permit application where the standards is addressed. The applicable portions of Division 10, 7-1001 Industrial Uses and 7-1002 Gravel Extraction are addressed in their own sections. 1. Division 1. General Approval Standards 7-101 Zone District Standards The North Hangs Mine is currently zoned Rural. This zone district provides for the use of natural resources. Gravel operations are allowed via the Major Impact Review land use permit process. 7-102 Comprehensive Plan and Intergovernmental Agreements The Garfield County Comprehensive Plan Future Land Use Map (FLUM) designates the North Hangs Mine as part of the Urban Growth Area for the Town of Silt. This means that the Town of Silt input and insight during the review process will be a key component of the Garfield County review of this special use permit. The Town of Silt identifies this property as “Public/Quasi Public Parks & Open Space” in its Comprehensive Plan. It should be noted that the area to the south of I-70, which hosts an active gravel pit, is also identified as “Public/Quasi Public Parks & Open Space”. Land to the west, north, and southwest is all identified as “Natural Resource Extraction/Future Public Quasi-Public Parks & Open Space”, which is a designation intended to cover areas with active gravel pits as well as logical locations of future mines on existing deposits. Given the presence of the Colorado River between the property and the Town of Silt, and the fact that growth around Silt tends to be concentrated north of the River, the development of the North Hangs Mine into an active gravel pit and then lakes with wetlands will fit into Town goals. The mined out North Hangs Mine will provide quality recreation space and wildlife habitat upon reclamation. The wildlife benefits will come before mining is even finished, as delineated in the mining plans for the operation. The applicant has reached out and met with the Town of Silt to create additional transparency during the permitting process. 7-103 Compatibility The North Hangs Mine is situated amongst industrial, agricultural, and major transport land uses. The existing Grand River Sand & Gravel operation (also known as the Silt Pit) is located to the southeast, across from I-70. Interstate 70 is the primary adjacent land use to the south and east. The Colorado River and associated riparian areas lie along the north and east sides of the North Hangs property, providing substantial buffer between the operation and local residences and businesses in Silt. The Shidelerosa farm owns the agricultural land to the west. North Hangs Mine February 2023 39 Agricultural activities are thoroughly compatible with sand and gravel mines. Major transportation corridors are essentially industrial uses themselves, which are compatible with adjacent sand and gravel mines. The nearest residential and commercial properties are at least half a mile away in the Town of Silt. The North Hangs Mine is compatible with surrounding land uses and activity. 7-104 Source of Water The North Hangs Mine will consume water in two primary ways: potable water for employees and water used in operations. Potable water is addressed under the Water Supply/Distribution Plan earlier in this application. Water for use in operations involves water for dust control, material washing, and water evaporation from exposed groundwater following reclamation. Water for dust control and material washing will be covered either by an augmentation plan or substitute water supply plan through the Colorado Division of Water Resources. Water supply for either an SWSP or augmentation plan may be one of the following: • Conversion or purchase of water rights for use as an augmentation and industrial water supply. • Purchase of water for augmentation from a reservoir. • A combination of the above two options Water supply for operations must be secured and in place in order to secure a gravel well permit from the Colorado Division of Water Resources. A gravel well permit from CDWR is required to legally operate a mine such as the North Hangs Mine. The North Hangs Mine Major Impact Review land use change permit is being pursued in advance of finalizing the water source for operations. The mine will not be opening for several years, and thus there is time for Western Slope Materials to procure necessary water supply for the operation. Prior to mining operations at the North Hangs Mine, Western Slope Materials will provide Garfield County with proof of a gravel well permit, including proof of water supply for operations. 7-105 Central Water Distribution and Wastewater Systems. See the Water Supply/Distribution Plan and Wastewater Man./Treatment Plan sections earlier in this application. 7-106 Public Utilities Utilities required at the North Hangs Mine are minimal. A power transmission line is available to supply power to portable plants and the scale. No natural gas systems will be required onsite. Map C-1 shows the location of all known utility easements, and no new easements are proposed. North Hangs Mine February 2023 40 7-107 Access and Roadways The North Hangs Mine will have legal and physical access to North County Road 346, as shown on Map C-2. Details regarding the access improvements needed can be found in the Traffic Study section of this application. No roadways are needed for the operation, and the mine will not be open to the public. 7-108 Use of Land Subject to Natural Hazards The North Hangs Mine property is not subject to any potential natural hazards like falling rock, landslides, mud flows, or radiation. Flooding and the presence of a high water table will not negatively affect the mining operation. The Floodplain Analysis section clearly demonstrates that mining activity will not exacerbate flood risks in the area. The presence of a high water table will not interfere with mining or damage and proposed structures. Dewatering activities will move groundwater out to the Colorado River during mining. Once mining and reclamation area complete, the high water table will lead to high quality groundwater lakes and associated wetland habitat. See the Geologic Hazard section for more information. 7-109 Fire Protection A water tank for dust control and fire suppression will be maintained onsite at the fuel farm. The tank will be at least 2500 gallons. North Hangs Mine February 2023 41 2. Division 2. General Resource Protection Standards 7-201 Agricultural Lands The North Hangs Mine will not limit the viability of existing agricultural operations on adjacent land or adversely affect them. Fences will be maintained around the property to prevent the uncontrolled migration of livestock. The Bernudy Ditch that passes through the site will be maintained in its current form until a reroute pipe is constructed. At that time the ditch will be mined out. Access to the ditch will be maintained throughout mining and reclamation. Prior to any mining in the ditch footprint or setback, a new ditch easement for the pipe reroute will be recorded with Garfield County along with approval of the ditch reroute from the Bernudy Ditch owners. 7-202 Wildlife Habitat Areas Western Slope Materials consulted with a professional biologist in developing the North Hangs Mine plans and designs. The analysis of this professional can be found in the Impact Analysis – Environmental Impacts section of this application. No critical wildlife habitats will be affected by this operation. 7-203 Protection of Waterbodies A minimum setback of 100’ is maintained from the Colorado River in the maximum extents of mining shown on Map C-2. During the majority of the mine’s life, this setback will be 250’+. Prior to mining within the 250’ setback, Western Slope Materials will provide Garfield County with inflow/outflow structure designs that are approved by the CDRMS. These structures will be constructed as part of final mining and reclamation, if Western Slope Materials mines within 250’ of the Colorado River. Map C-4 also shows the setbacks in a snapshot of operations. 7-204 Drainage and Erosion A CDPHE discharge permit will be secured for all discharge activities at the North Hangs Mine. Drainage and stormwater runoff is addressed in detail in Exhibit G of the CDRMS application in Appendix 4 as well as the Stormwater Runoff sub-section of Section 7-1002 Gravel Extraction further on in this application. 7-205 Environmental Quality Air permits will be secured from CDPHE prior to operations onsite. All hazardous materials will be stored in accordance with all applicable State and Federal regulations. 7-206 Wildfire Hazards The North Hangs Mine will not increase the hazards associated with wildfire in this area. North Hangs Mine February 2023 42 7-207 Natural and Geologic Hazards The North Hangs Mine is not in an avalanche, landslide, alluvial fan, or rockfall hazard area. No development will occur on steep slopes, on expansive soils, on corrosive rock, in mudflow areas, or over faults. 7-208 Reclamation The detailed reclamation plan for the North Hangs Mine can be found within Exhibit E of the CDRMS permit application in Appendix 4. North Hangs Mine February 2023 43 3. Division 3. Site Planning and Development Standards 7-301 Compatible Design The North Hangs Mine is designed to be compatible with surrounding land uses. Buffers and setbacks ensure that mining activity does not negatively impact agricultural activity to the west, the Colorado River to the north and east, and I-70 to the east and south. As shown in the Noise Analysis in Appendix 1, all operations will be in complete compliance with State noise statutes. 7-302 Off-Street Parking and Loading Standards Over 250,000 square feet of open ground will be available within the Processing Area to accommodate parking and loading for the North Hangs Mine. All parking areas will be graveled to minimize dust generation. As the operation access is located at the end of a county road, vehicle ingress/egress, parking, and loading, will not interfere with any offsite traffic flow patterns. 7-303 Landscaping Standards The North Hangs Mine is an industrial use, and is therefore exempt from this section. 7-304 Lighting Standards Lighting will only be for emergency repairs and maintenance at North Hangs. It will always be downcast and limited in use. 7-305 Snow Storage Standards With over 250,000 square feet of open ground within the processing area, the North Hangs Mine will have more than enough space to store snow and allow for employee (estimated at 5 people) parking. Snowmelt will be handled by stormwater control measures onsite. See the SWMP. 7-306 Trail and Walkway Standards No trails or walkways are proposed at North Hangs Mine.