HomeMy WebLinkAboutbocc.res.145.2011 RECEPTION #: 580052, 05/20/2011 at
01:18:34 PM,
1 OF 27, R $0.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO, GRANTING APPROVAL FOR THE PITKIN COUNTY SOLID WASTE CENTER
MASTER PLAN AMENDMENT, ACTIVITY ENVELOPE AND SITE PLAN REVIEW, GMQS
EXEMPTION FOR CIVIC AND INSTITUTIONAL USES, AND SPECIAL REVIEW
Resolution No. / I 2010
RECITALS
1. Pitkin County ( "Applicant"), has applied to the Board of County Commissioners of Pitkin County,
("BOCC"), for a Master Plan Amendment, Activity Envelope and Site Plan Review, GMQS
Exemption for Civic and Institutional Uses, and Special Review.
2. The Waste Center property is located just east of Aspen Village. The parcel is completely
surrounded by the Town of Snowmass Village, is zoned PUB, and is approximately 225 acres. Legal
Description, Attachment A).
3. In 2004, the first Pitkin County Solid Waste Center Master Plan was adopted in effort to map out
development for this public facility. Since 2004, it has become evident that the adopted Master
Plan needed to be amended to reflect the future needs of the community. An abbreviated
description of the Solid Waste Center application describes the Waste Center history and this
approval and can be viewed as Attachment C. The application in its entirety can be viewed in
Case #P025 -10.
4. The Planning and Zoning Commission heard this application at a duly noticed public hearing on
July 6, 2010 and a continued public hearing on September 14, 2010. The P &Z recommended
approval to the BOCC by a vote of 5 -0.
5. At the September 14, 2010 hearing, the Planning and Zoning Commission also found that the
proposal was in conformance with the applicable master plan for the area and therefore approved
the Location and Extent Review.
6. The BOCC reviewed the application at a regularly scheduled Public Meeting on October 13, 2010
at which time evidence and testimony were presented with respect to this application. The BOCC
continued the request to a duly noticed Public Hearing held on November 17, 2010, which was
also 2 Reading for the Land Use Code Text Amendments that were simultaneously proposed
with the application. The Ordinance approving the Land Use Code Text Amendments is recorded
as Ordinance No. 2 Z C - la/ Q at Reception No. 4 /rf
7. The BOCC finds that the application is consistent with the applicable provisions of the Pitkin County
Land Use Code.
8. The BOCC further finds that landfill improvements are permissive and can be approved but are not
mandatory and will only be implemented at a time when they are deemed viable.
NOW THEREFORE BE IT RESOLVED by the Pitkin County Board of County Commissioners
that it hereby grants approval for the Pitkin County Solid Waste Center Master Plan Amendment, Activity
Envelope and Site Plan Review, GMQS Exemption for Civic and institutional Uses and Special Review
1
subject to the following conditions, which shall run with the land and be binding on all successors in
interest:
1. The Applicant shall adhere to all material representations made in the application and public meetings
and hearings.
2. Prior to submission of any future development permit applications, the Applicant shall be required to
submit for approval by the County Attorney and Community Development an amended Master Plan
with an Activity Envelope in accordance with Land Use Code Section 2- 30 -20(g) and Application
manual Section 2.1.12 showing the MRF and other building and composting area. The above referenced
approvals shall be a condition precedent to finalization and recordation.
The Amended Master Plan shall show the following:
A. The "Limits of Final Cover" and "Limits of Earthmoving Activities"
B. Future compost and liquid waste expansion area
C. Dead animal crematorium
D. Future shooting range
E. Future Aggregate Recovery operations
3. The Applicant shall also provide, at building permit submittal:
A. A construction management plan to the Pitkin County Planning Engineer for review and
approval.
B. A drainage and erosion control plan to the Pitkin County Planning Engineer for review and
approval.
C. A revegetation plan for review and approval by Community Development. The plan shall
address how irrigation will be provided to ensure the success of the revegetation.
D. A copy of an approved State Stormwater Management Permit, if necessary.
4. The applicant shall apply for and obtain an Earthmoving, Clearing and Grubbing Permit for all
improvements that move more than 50 cy of soil, and that are NOT part of the day to day workings of
the land fill or the expansion area. The mentioned permits will be required at building permit
submittal.
5. The applicant shall obtain an approved Access Permit for any improvements to internal roads that are
part of the permanent road system as approved by the State of Colorado and depicted on the Final
Cover Plan. The application shall include:
A. Compliance with the requirements of the Fire Department regarding access.
B. Compliance with the current Asset Management Plan
Roads created for necessary day to day activities and operations of the Waste Center do not need an
access permit.
6. Within 3 — 5 years of construction of the MRF building, the Applicant shall submit an independent
audit to the Fee Administrator, for review and decision, regarding the number of employees
BOCC Resolution No. P-15 2010
Page 2 of 8
generated, or not generated, from the development. Demonstration of additional employees will
require mitigation as determined by the BOCC.
7. The MRF building is a permitted use that is not subject to further review.
8. The following uses are approved as further review activities:
A. Liquid waste processing
B. Gas to Energy processing •
C. Relocated Shooting Range
9. The visual representations of the MRF building as depicted in Attachment B, shall be adhered to
including, but not limited to:
A. Vegetative screening
B. Visibility of the MRF as viewed from the Gerbazdale pullout and the Allen Way and Upper River
Road intersection.
C. Within 3 months of BOCC approval, the Applicant shall submit a revegetation plan and specific
planting plan in concert with the representations made at the September 14, 2010 P &Z Hearing.
Plantings used for screening the MRF from the public view shall commence in the spring of
2011.
D. Lighting on the exterior of the MRF building is prohibited except to the extent required for safety
of operations.
10. Colors and materials for the MRF shall be submitted to the Community Development Director for
review at building permit submittal. The building permit shall not be issued until the Community
Development Director finds that the colors and materials conform to the representations made in the
application.
11. The Applicant shall stake the corners of the activity envelope and fence the perimeter of the envelope
with construction fencing near the MRF building, prior to commencement of any earthmoving work.
Fencing shall remain in place until the revegetation is established, and the fencing shall be maintained
throughout the construction. No development shall occur outside the approved activity envelopes.
12. The Applicant shall comply with the following general conditions regarding wildlife:
A. Mesh or woven wire fences are prohibited around the perimeter of the property.
B. Wood rail fencing shall employ three (3) rails or less, be the round or split rail type,
shall not exceed fifty -four (54) inches in height above ground level, and twelve (12)
inches in width (top view), and shall have at least eighteen (18) inches between the
lower two (2) rails.
C. Wire fencing must be three (3) strands or less. The top wire should be a twelve- point-
five (12.5) gauge twisted barbless type at a maximum height of forty-two (42) inches.
The middle strands (which may be barbed) should be located a minimum twelve (12)
inches apart and from the top wire preventing entanglement when mule deer jump
over. The bottom strand should be sixteen (16) inches from the ground.
BOCC Resolution No. /L/h. 2010
Page 3 of 8
D. Tall overly mature trees and standing dead trees (snags) should be retained at the rate
of two (2) to five (5) per acre whenever possible as nesting and perching habitat.
E. Fruit bearing trees and shrubs shall be prohibited within the Activity Envelope. This
does not include pre- existing native trees and shrubs.
F. Access shall be provided to the Colorado Division of Wildlife for trapping, tagging,
studying, or otherwise managing wildlife.
G. Given the important big game ranges near the parcel, no construction of buildings
shall occur from December 1 through March 31s For activities adjacent to the elk
migration corridor, no construction of buildings shall occur for the time frames of
October 15 through November 30 and April 15 through May 30
H. Dogs are prohibited on site.
13. The following variances of dimensional requirements for new construction_are approved as part of
this Master Plan amendment:
A. The Materials Recovery Facility (MRF) shall have a 40' height limit as determined by the Land Use
Code.
B. Lot setbacks are established and depicted by the development shown on the recorded site plan.
C. The following floor area limitations shall apply:
1) MRF building - 19,600 square feet.
2) Administrative offices - 4,400 square feet.
3) Household hazardous waste storage space - 1,800 square feet.
4) Drum storage - 3,100 square feet.
5) Chemical lockers - 300 square feet.
14. The following development activity shall be allowed prior to construction of the new MRF building:
A. 1,000 square foot addition to the existing MRF building.
B. Reconstruction of the 3,500 square foot shed that fell down in 2008. The building shall be of similar
size and configuration of the previous building. This shall be demonstrated at building permit
submittal.
C. The Applicant may choose to not construct the 1,000 addition to the existing MRF building and add
this floor area to reconstruction of the shed. In this case, the shed shall not exceed 4,500 square feet.
D. These buildings shall be eliminated prior to CO of the new MRF building.
15. Standards Applicable to All Wildfire Hazard Areas: Development is allowed in wildfire hazard areas
subject to conformance with the following development standard.
A. Defensible Space: The area around all buildings /structures, limited by property boundaries that
may limit a property owner's ability to comply with this section, shall incorporate landscaping
with wildfire defensible space considerations as follows (note: actual vegetation manipulation to
meet these conditions may not be necessary where the natural vegetation patterns have already
fulfilled these conditions):
1. Brush, debris and non - ornamental vegetation shall be removed within a minimum ten -
foot (10') perimeter around all structures.
BOCC Resolution No. / 2010
Page 4 of 8
4/
2. Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels
at a minimum of a thirty (30) foot perimeter around a structure built on flat ground. (For
greater slopes, reference the CSFS Safety Zone chart in Wildfire Guidelines For Rural
Homeowners, which provides general guidelines that may be modified by a wildfire
expert acceptable to the County).
3. Spacing between clumps of brush and vegetation up to the thirty (30) foot perimeter shall
be a minimum of two (2) times the height of the fuel. Maximum diameter of the clumps
shall be equal to the height of the fuel. All measurements shall be from the edges of the
crowns of the fuel.
4. All branches from trees and brush within the thirty (30) foot perimeter shall be pruned to
a height of ten (10) feet above the ground with removal of ladder fuels from around trees
and brush.
5. Tree crown separation within the thirty (30) foot perimeters shall have a minimum of ten
(10) feet between the edges of the crowns, except for mature stands of aspen trees where
ladder fuels have been removed. In areas of aspen regeneration, understory shrubs and
down and dead materials shall be removed.
6. All branches that extend over the roof eaves shall be trimmed and all branches within
fifteen (15) feet of chimneys shall be removed.
7. The density of fuels up to a one hundred (100) foot perimeter of the structures shall be
reduced where natural reduction has not already occurred.
8. All deadfall up to a one hundred (100) foot perimeter shall be removed.
9. No new conifer trees shall be planted within ten (10) feet of buildings.
10. No flammable mulches shall be placed within two (2) feet of buildings.
11. The property owner shall be responsible for the continued maintenance of the defensible
space vegetation requirements.
B. Water Supply for Fire Safety
1. The Applicant shall install fire suppression water tanks in a location within the Activity
Envelope and in an amount acceptable to the Snowmass Wildcat Fire Protection District.
2. Sprinklering structures shall be in accordance with adopted County Ordinances and the
Snowmass Wildcat Fire Protection District.
3. Installation of the water tanks and sprinklering (if deemed necessary) of the MRF shall
occur prior to Certificate of Occupancy.
C. Roofmg Materials, Roofing Vents and Projections At and Below Roof Line. Unless the wildfire
expert has recommended a different method of construction, roofs and projections at or below
roof line in Low, Medium and Severe Wildfire Hazard Areas shall be constructed according to
the following specifications:
1. Medium Hazard Area
BOCC Resolution No. / W5 2010
Page 5 of 8
3
A. Roofing:
a) Class A covering or Class A Assembly as defined by the currently
adopted Building Code.
b) No wood shakes or shingles.
B. Roof venting:
a) Soffit venting shall be located in the 1/3r portion of the overhang.
b) Attic, soffit, and other roof venting shall be of non - corrosive metal mesh
with maximum 'A" openings
C. Projections at the roofline, including Soffits, Rafters,. Porch or Dck Roofs,
Fascias, or other:
a) Sheath with non- combustible materials, or
b) Combustible materials underlain with 5/8" Type X gypboard or
equal, or
c) Minimum4x6 rafters with 2x T &G decking.
D. Decks, Decking, Cantilevered Floors, or Other Projections below the Roofline:
a) Minimum 6x6 posts, 6x10 beams, 3x8 joists, 3x decking, and 2x
railings, or equivalent log construction
D.A11 Hazard Areas: Roofs with Tess than a 3:12 pitch are not permitted in Low, Medium, or Severe
Wildfire Hazard Areas unless they comply with the following:
2. All roof coverings shall be constructed of non - combustible materials and installed on a
Class A roof assembly.
3. All roof coverings shall have a surface that shall facilitate the natural process of clearing
roof debris.
4. Protrusions above the roofline, such as parapets, shall be prohibited.
5. Roofs shall be installed as required by the adopted Building Code and shall have a
minimum pitch of 1:48.
6. All roof designs, coverings, or equivalent assemblies shall be specifically approved by
the Fire Marshall prior to submittal of a building permit application.
BOCC Resolution No. / L I') 2010
Page 6 of 8
(f�
E. Maintenance and Miscellaneous Requirements
1. Roofs and gutters shall be kept clear of debris.
2. Roof vents shall be screened with corrosive resistant wire mesh, with mesh one -fourth
('/) inch maximum.
3. All flammable materials shall be stored on a parallel contour a minimum of fifteen (15)
feet away from any structure.
4. Weeds and grasses within the ten (10) foot perimeter shall be maintained to a height not
more than six (6) inches.
5. Firewood/wood piles shall be stacked on a parallel contour a minimum of fifteen (15) feet
away from the structure.
6. Swimming pools and ponds shall be accessible by the local fire district.
7. Fences shall be kept clear of brush and debris.
8. Wood fences shall not connect to other structures.
9. Propane tanks shall be buried, if possible, or installed according to NFPA 58 standards
and on a contour away from the structure with standard defensible space vegetation
mitigation around any aboveground tank. Any wood enclosure around the tank shall be
constructed with materials approved for two (2) hour fire- resistive construction on the
exterior side of the walls.
10. Each structure shall have a minimum of one ten (10) pound ABC fire extinguisher.
11. Addresses shall be clearly marked with two (2) inch non - combustible letters and shall be
visible at the primary point of access from the public or common access road and
installed on a non - combustible post.
16. Failure to comply with these conditions of approval and the adopted PUB master plan shall result in
revocation of the approvals and permits.
NOTICE OF THE PUBLIC HEARING WAS PUBLISHED IN THE ASPEN TIMES WEEKLY
ON THE 17` DAY OF OCTOBER 2010.
INTRODUCED AT A PUBLIC MEETING on the 13 day of October, 2010.
APPROVED AND ADOPTED AT A PUBLIC HEARING on the l 7 day of November, 2010.
•
BOCC Resolution No. /y' 2010
Page 7 of 8
1
y !
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
B — !
y
T: Rachel E. 'chards,
Chairwoman
Date 0 A a° I
1 ' . L . i
Jeane•iI Jones
Depu j Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
DOCNC--e-T-tag- q&c-v-/Ziff
John Ely, C dy Houben,
County Attorney Community Development Director
P1D# 264307100851
P025 -10
BOCC Resolution No. /V I C 2010
Page 8 of 8
Attachment A
Legal Description
S P
Section: 16 Township: 9 Range: 85 PITK1N COUNTY
LANDFILL DESCRIBED AS A TR OF LAND
BEING PARTS OF LOTS 3,5,13,15& 16 OF SEC 8 & PARTS OF
LOTS 8,10,11,12,13,14,18 & 19 OF SEC 7 -9 -85 BGNNG AT A
PT
WH THE NW COR OF SEC 8 BEARS N 17 DEG 19'30 "W 509.9
FT
TH S 56 DEG 05'E 1083.9 FT TH S 87 DEG 08'E 488.5 FT TH S
17 DEG 58'E 1361.2 FT TH S 25 DEG 05'W 466.3 FT '111 S 57
DEG 59'W 3448.3 FT TH N 77 DEG 02'W 948.7 FT TH N 49
DEG
30'W 1264.8 FT TH N 45 DEG 24'E 2514.7 FT TH N 65 DEG
27'E
F644.3 FT TH N 14 DEG 04'E 1058.6 FT TH N 82 DEG 30'E 571.4
FT TO POB
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,417AcI
PITKIN COUNTY
SOLID WASTE CENTER
PUBLIC ZONE DISTRICT
MASTER PLAN AMENDMENT
JANUARY, 2011
/6
Background Information
In 2004, the Pitkin County Board of County Commissioners rezoned the Solid Waste
Center to Public (PUB) so a Public zone district master plan for the property could be
adopted. The Solid Waste Center Master Plan was adopted pursuant to Resolution 015-
2004 and is recorded in the Pitkin County Records as Reception No. 498557.
The 2004 Master Plan was organized into two phases. The first phase was a five year
plan, covering the period of 2003 -2008, while the second phase covered 2009 -2020.
Activities planned to occur during the first phase of the master plan focused on shifting
certain key uses (including the composting operation and the impound lots) off the
footprint of the landfill. The first phase also authorized expansion of the existing materials
recovery facility and replacement of the buildings in the administration compound.
The long term, or second phase, of the 2004 Master Plan addressed the completion of
solid waste disposal activities at this site and the closure of the landfill. It also described
the plans for property after the landfill is completed, which was anticipated to occur by
2020. At that time the final cover and drainage facilities would be in place and the
landfill's primary approved functions would be passive open space and wildlife habitat.
It was also anticipated that some time during the second phase a study would be
conducted of what the County's future role would be with respect to solid waste disposal.
Uses that might be implemented as an outcome of that study (and that would be subject
to further review) the establishment of a waste to energy facility or a transfer station at the
property (the latter of which would permit waste to be shipped to another location).
Several elements of the 2004 Master Plan have been implemented since it was adopted.
First, the composting operation and the impound lots were moved off of the footprint of
the landfill operation. A composting pad was created in the northwest portion of the site
and the operation was initiated. However, less than 2 years after the operation was
begun, it was recognized that composting was having more significant odor and dust
impacts on neighbors at Aspen Village than had originally been anticipated. Therefore,
the operation was terminated in that location.
The planned improvements to the administration building compound were also
accomplished, but the authorized expansion of the materials recovery facility did not
occur. In fact, during the winter of 2007 -2008, a storage shed next to the materials
recovery facility collapsed and was removed, leaving the facility with less, not more
capacity to accomplish its necessary activities.
These two circumstances - the need to define a new location for the composting
operation and the need to address the needs of the materials recovery facility, along with
the need to address a number of other issues that had arisen since the original master
Pitkin County Solid Waste Center Master Plan Amendment Page 1
i'!
plan was adopted, led the County to submit an application for an amendment to the Solid
Waste Center in 2010. It should be noted that the only land use process which the Solid
Waste Center is statutorily required to follow is Location and Extent Review. However,
because the County is the owner of the property and wished to provide a mechanism by
which the public could be involved in the review of the future plans for the site, the County
decided to follow the Master Plan Amendment process and other related land use review
procedures.
The amendment application was reviewed and recommended for approval by the
Planning and Zoning Commission and then was approved by the Board of County
Commissioners, pursuant to Resolution -2010. Necessary amendments to the text of
the Land Use Code were also adopted at this time pursuant to Ordinance -2010.
Following is a summary of the principal elements of the Master Plan amendment.
Summary of Master Plan Amendment
As the prior composting operation was being shut down, the Solid Waste Center obtained
temporary administrative approval to shift the operation to the top of the landfill footprint,
to an area of the landfill where trash deposition had ceased and the final cover had been
applied. This location is shown on the Amended Master Plan Map that accompanies this
document.
The 2010 Master Plan Amendment grants formal land use approval to relocating the
composting operation to this location, and to the future expansion of the composting
operation to an adjacent area. The Master Plan Amendment also granted approval to a
site plan for the composting operation. The approved site plan also accompanies this
document. A site plan for the future operations area, which may also accommodate a
liquid waste processing facility, has not yet been submitted and would need to receive
appropriate approvals before the operation could extend into this area.
The Amended Master Plan Map also shows the approved site for the relocation of the
aggregate recovery area, to remove it from the footprint of the landfill. A site plan for this
operation has not yet been submitted. It will need to receive appropriate approvals at a
later date.
The Master Plan Amendment approved both a short term and a long term plan for the
materials recovery facility (MRF). In the near term, the Amendment authorizes a 1,000
sq. ft. addition to the existing MRF building and reconstruction of the 3,500 sq. ft. shed
that previously collapsed. The reconstructed shed is to be of a similar size and
configuration as the previous building. Alternatively, if the County chooses not to make
the 1,000 sq. ft. addition to the existing MRF building, the reconstructed shed can be up
to 4,500 sq. ft. in size.
Pitkin County Solid Waste Center Master Plan Amendment Page 2
The long term plan for the Solid Waste Center is to replace the existing MRF buildings
with a new MRF. The new MRF would also provide space for the relocation of the Solid
Waste Center administrative offices. The existing buildings would be removed when the
new MRF is ready for occupancy. The Amended Master Plan Map shows the approved
site for the relocation of the MRF.
The Master Plan Amendment also granted approval for a site plan for the development of
the new MRF. The approved MRF site plan accompanies this document.
The Amended Master Plan Map also identifies the locations for several activities that are
more long term in nature or for which detailed plans have not yet been formulated. These
uses have been designated as being subject to further review, and include the following:
A new liquid waste processing facility is planned to be located near the top of the
property, in the future operations area designated on the Amended Master Plan Map.
This facility would be intended to treat wastes pumped out of septic tanks and "porta-
potties", both of which are no longer accepted at the ACSD sewage treatment plant.
A landfill gas to energy facility would collect gas that is produced at the landfill. Collected
gas would be transported through pipes to a facility that would burn it to produce energy.
However, the amount of gas currently being produced at the landfill is too limited to justify
construction of this type of facility. This use may have potential as a long term option for
the Solid Waste Center.
The Amended Master Plan Map designates a location to which the existing shooting
range could be relocated. The purpose of this relocation would be to move it to a greater
distance from surrounding residences, to reduce noise and other impacts on the Woody
Creek neighborhood. Before this relocation could occur the County would need to submit
a site plan application demonstrating that the facility complies with all applicable County
Code provisions, including but not limited to noise, lighting and similar standards.
The applicant is currently in the process of designing the long term final cover for those
areas of the landfill that are still actively being used. This design will address the final
grades that will be established on the property once the landfill operation is completed.
The final cover design will also depict the road that will traverse the site, so uses that will
remain active after the landfill operation is completed (including the MRF, the composting
and aggregate recovery operations, and the liquid waste processing and gas to energy
facilities) can be accessed. Once this design is complete the applicant will submit it for
inclusion as a permitted element of the master plan.
Pitkin County Solid Waste Center Master Plan Amendment Page 3
--
Use and Dimensional Standards Tables
Table 1 and Table 2 provide a list of the uses and activities that are permitted, and those
that are permitted by further review and describe the approved dimensional standards for
this property. The uses are also shown on the Master Plan Map.
Pitkin County Solid Waste Center Master Plan Amendment Page 4
L0
TABLE 1
LISTING OF AMENDED MASTER PLAN USES FOR SOLID WASTE CENTER
Permitted Uses (See note below) Uses Permitted By Further Review
1. Solid waste disposal 1. Solid waste processing facility (transfer
station or other options)
2. Materials recovery 2. Landfill gas to energy facility
3. Aggregate recovery 3. Liquid waste processing facility
4. Composting activities 4. Relocated law enforcement shooting
range
5. Dead animal disposal pit 5. Dead animal crematorium (to replace
dead animal disposal pit)
6. Small quality hazardous waste 6. Active recreation areas
management
7. Administrative offices for Solid Waste
Center
8. City and County automobile impound
lots
9. Use it again lot
10. Dumpster storage
11. Road and bridge materials storage
12. Law enforcement shooting range
(existing location)
13. Emergency response training
14. Fuel storage area
15. Passive (non- organized) recreation
areas, including trails
Note: Uses listed as permitted may continue to operate as authorized by the original
Master Plan and may also operate in the manner described in this Amendment.
Any changes to existing activities or the establishment of uses that are not described in
the Master Plan or this Amendment may only be authorized as an amendment to the
Master Plan pursuant to Section 2 -20 -150 (e) of the Land Use Code, including a
determination of whether the amendment is minor or major.
p(
TABLE 2
AMENDED DIMENSIONAL STANDARDS FOR SOLID WASTE CENTER
Requirement Code Standard Approved Conditions
1. Minimum Lot Area Established by Approximately 225 acres
Special Review
2. Minimum Lot Area, Established by Approximately 225 acres
Principal Use Special Review
3. Minimum Usable Open Established by Not applicable
Space Per Dwelling Special Review
4. Minimum Front Yard 30' As shown on Master Plan Map
Setback
5. Minimum Side Yard 10' As shown on Master Plan Map
Setback
6. Minimum Rear Yard 10' As shown on Master Plan Map
Setback
7. Minimum Lot Width Established by As shown on Master Plan Map
Special Review
8. Maximum Height, 28' Materials recovery facility: 40';
Principal Structures all other structures: 28'
9. Maximum Height, 20' 20'
Accessory
Structures
10. Maximum Floor Area 0.5:1 See note below
Ratio
Note: A floor area ratio has not been calculated for this property, as structures do not
represent its primary form of development. There is approximately 12,500 sq. ft. of
existing floor area on the property.
This amendment grants approval to replace the existing MRF and administrative offices
with a new building that is approximately 25,000 sq. ft. in size, to include the MRF
(19,600 sq. ft.), the administrative offices (4,400 sq. ft.) and the household hazardous
waste storage space (1,800 sq. ft.). An additional 3,100 sq. ft. is approved for drum
storage and 300 sq. ft. is approved for chemical lockers.
The short term plans for additions to the existing MRF and reconstruction of the shed
that collapsed are described in the text of this plan, above.
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