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• PCPC Re: SUP No. 596 June 17, 1997 Page 8 The batch plant exists and the property is fenced and gated, but no commercial activity was observed. the current frontage road and Hwy. 96/50 access point serves the batch plant and two residences, one of which is vacant, and will become a portion of Parcel A of Lot Line Rearrangement No. 97-02. The more westerly residence is occupied. 2. The applicant is proposing to open the existing batch plant and establish ancillary concrete and aggregate product sales to be located exclusively within newly created Parcel A of Lot Line Rearrangement No. 97-02. The boundaries of the approximately 1000-plus acres of property utilized for mineral extraction activities are not affected by this new special use permit. 3. Section 36(f) of the Pueblo County Zoning Resolution establishes the findings the Planning Commission must make in its approval of a special use permit. Following is a list of those findings in bold face print, with staff comments indented thereafter. (a) The requested use is a use listed as a special permitted use in the district in which the parcel is located. Staff: The requested batch plant is listed as ause-by-review in the A-2 Zone District. Ancillary sales of concrete and aggregate products would be considered accessory to the concrete manufacturing activity. (b) The granting of the special use appeal will not substantially modify the land use plan or the intent, purpose and spirit of this resolution. Staff: This special use permit does not significantly modify the land use plan. According to the Zoning Resolution, the spirit and purpose of the A- 2, Agricultural (minimum 5 acres) Zone District is "designed to retain and promote the appropriate use of dry range and irrigated lands and encourage open use of the land in keeping with its natural characteristics and agricultural functions." This special use permit is generally consistent with that intent. The concept of zoning underlying "special Use' or "uses-by-review" is that such uses are not inherently inconsistent with the "principal uses" or "uses-by-review" of the zone district. However, a specific use-by-review may not be appropriate at all locations throughout the zone district.