Sam Walker, Planner II, presented the application for Seth Jacobs, Boulder County Public Works, Special Use Review for the expansion of an existing 7,800-squarefoot waste transfer station by 8,537 square feet on an approximately 1-acre portion of a 440-acre parcel. The waste transfer station proposal includes the addition of multiple supporting waste structures, the construction of a vault restroom and an office/storage building, and ADA accessibility improvements. The proposal is in the Forestry zoning district at 14857 State Highway 7 located at the intersection of State Highway 7 and County Road 84W, Section 26, Township 3N, Range 73W.
PUBLIC HEARING OPENED
SPEAKERS: Seth Jacobs, Boulder County Public Works (applicant) - 2525 13th St.; Zach Street - 14877 Highway 7; Cheri Yost, National Park Service - 1000 US Hwy 36.
PUBLIC HEARING CLOSED
MOTION: Gavin McMillan MOVED that the Boulder County Planning Commission CONDITIONALLY APPROVE and recommend to the Board of County Commissioners CONDITIONAL APPROVAL of Docket SU-21-0008: Boulder County - Allenspark Waste Transfer Station Expansion with the 12 conditions in the staff report and one additional condition that the applicant work with staff to present an option with a fence that provides visual screening in addition to protection to the site.
SECOND: Sam Fitch
CONDITIONS OF APPROVAL:
1. The applicants shall provide a Development Agreement, for review and approval by County staff, prior to the issuance of a license or permits by the Boulder County Community Planning & Permitting Department and prior to the recordation of said agreement within one year of approval.
2. Prior to the final inspection, the owner or their agent must submit evidence that the waste transfer station has obtained all applicable local, state, and federal permits.
3. At building or grading permit submittal, a revised site plan is required that shows the proposed fencing will meet all applicable parcel boundary setbacks.
4. The development must meet all requirements outlined in the Building Safety and Inspection Services Team referral response and the Building Code, including but not limited to:
a. Building Permits;
b. Minimum Plumbing Fixtures;
c. Accessibility;
d. Design Wind and Snow Loads; and
e. Plan Review
5. Prior to issuance of building or grading permits, details regarding the placement and construction of silt fencing or other appropriate erosion control measures must be submitted to, and approved by, the Community Planning & Permitting Department. The silt fence must be installed before construction commences and remain in place until vegetation is sufficiently established on the disturbed soil.
Prior to any grading or site disturbance, the silt barrier location and materials must be installed as required per the approved plans.
At the time of the footing foundation inspection and all subsequent inspections, the Community Planning & Permitting Department must confirm the silt barrier location and materials have been installed as required per the approved plans. Any other areas on site are subject to installation of silt fences, if needed.
6. At building or grading permit submittal, a Revegetation Plan must be submitted for approval. This plan should include native grass species to be used, an explanation of how topsoils will be stockpiled and reused, mapped delineation of all disturbance areas (this includes construction staging areas, driveway, utility lines, and septic system), and locations of silt fences or erosion control measures downslope of disturbed areas.
Prior to any grading or site disturbance, the silt barrier location and materials must be installed as required per the approved plans.
Prior to issuance of a final inspection, the full installation of the approved Revegetation Plan must be inspected and approved by the Community Planning & Permitting Department. If weather is not conducive to seeding or if adequate revegetation efforts have not occurred and vegetation is not adequately established at the time of final inspection request, an irrevocable letter of credit or monies deposited into a County Treasurer account will be required to assure the success of revegetation. You should consider the following well in advance of your revegetation inspection:
a. Whether you are applying for a Certificate of Occupancy, final inspection, or the return of funds held in escrow for completion of revegetation, some level of germination and growth of grass seed is required.
b. Keep in mind that the steeper the slopes and dryer the soil, the greater the attention needed to establish a level of germination adequate to obtain revegetation approval.
c. Areas of disturbance found at inspection not included on the revegetation plan are still subject to reseeding and matting.
Incomplete revegetation is the leading cause for delays in obtaining a Certificate of Occupancy.
7. Prior to the issuance of any building or grading permits, the owner or their agent must apply for an OWTS permit. The permit must be issued prior to installation and before a building permit can be obtained. Prior to the final inspection, the vaulted restroom must be installed, inspected, and approved.
8. At the time of permitting, a copy of the CDOT Access Permit for the point of access to SH7 must be submitted. A Boulder County Access Permit is also required for the point of access to County Road 84W. The Access Permit will be issued concurrently with the Building Permit.
9. Prior to the issuance of any building or grading permits, the applicant must submit a revised vegetative screening plan for staff approval. The plan must include screening along the northern and southern boundaries of the facility as well as an increased density of vegetation along the western boundary.
Prior to the final inspection, the full installation of the approved vegetative screening plan must be verified by Community Planning & Permitting.
10. Prior to issuance of building permits, one copy of a proposed lighting plan must be submitted to the Community Planning & Permitting Department for review and approval.
Down lighting is required, meaning that all bulbs must be fully shielded to prevent light emissions above a horizontal plane drawn from the bottom of the fixture. The lighting plan must indicate the location of all exterior fixtures on the site and structures, and must include cut sheets (manufacturer's specifications with picture or diagram) of all proposed fixtures. The lighting plan shall be included as part of the building plan set required at the time of
permit application. At the final inspection, the full installation of the approved lighting plan must be inspected and approved by the Community Planning & Permitting Department.
11. The Preliminary Grading, Drainage, and Revegetation Plan is approved as proposed, subject to the additional requirements approved by staff as part of Conditions 6 and 9.
12. The applicants shall be subject to the terms, conditions, and commitments of record and in the file for docket SU-21-0008 Boulder County – Allenspark Waste Transfer Station Expansion.
13. The applicants will work with staff to present an option with a fence that provides visual screening in addition to protection to the site.
VOTE: Motion PASSED (7:0)