2021-10-27_REVISION - M1976007UG (31)

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Final Decision The staff findings on a Rezoning application are included in a report that will be presented at the required Planning Commission and Board of County Commissioners’ Hearings. The Planning Commission will review the findings and other evidence and will make a recommendation to the Board of County Commissioners. The final decision on the Rezoning request will be made by the Board of County Commissioners. Key Issues • Potential Endangered Species Habitat (Prebles Meadow Jumping Mouse) • Visual impacts on the Colorado Northern Front Range Mountain Backdrop • Access through adjacent Jefferson County property and from State Highway 93 (subject to CDOT approval) • Mineral Extraction Policy Plan Rezoning Criteria Should the applicant choose to pursue the Rezoning process, the proposal will be evaluated against specific criteria for approval of Rezoning cases. These criteria include but are not limited to: 1. The compatibility with existing and allowable land uses in the surrounding area. 2. The degree of conformance with applicable land use plans. 3. The ability to mitigate negative impacts upon the surrounding area. 4. The availability of infrastructure and services. 5. The effect upon the health, safety and welfare of the residents and landowners in the surrounding area. Mineral Extraction Policy Plan The Mineral Extraction Policy Plan (MEPP) provides a series of County goals and related policy guidelines for the extraction of commercial sand gravel, and quarry aggregate in unincorporated areas of the county. This Plan should be used in conjunction with the Comprehensive Master Plan. This Plan establishes a point system for evaluating potential mining sites. The goals of the plan relate to visual impacts, air pollution, noise pollution, water quality and quantity, vegetation, wildlife, archaeologic historic and geologic sites, site safety, blasting safety, truck traffic safety, reclamation, and economic impacts. The point scheme example starts on page 23. The applicant should expect to address all these items. Comprehensive Master Plan recommendation This property is located within the North Plains Area Plan. It is located within Area 17, which calls for Mineral Extraction. For this area, the Plan states that these areas appear to have several decades worth of resources remaining. Future land uses should be evaluated on a case-by-case basis, as the resources is exhausted, or the operations cease. The proposed operation is a substantial increase in area; therefore, the applicant will need to also address things like buffers to adjacent property, light, odor, noise, dust, vibration and visual impacts. The buffer area should be clearly delineated on the ODP graphic. Currently, it is not clear where that buffer area is located, and it cannot contain adjacent property that is not subject to the Rezoning request. Visual Resources The CMP encourages protection of visual resources, including the Front Range Mountain Background. The changes proposed will impact visual resources. The applicant must address the following points in the Rezoning application and will be required to submit a visual analysis or photo simulations as a part of the application. 1. New development in areas with visual resources should attempt to integrate development into the natural environment. 2. Visually sensitive areas should be identified, and proposed mitigation should be determined at the time of Rezoning.