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HomeMy WebLinkAbout2.0 Staff Report PC 6.10.06,a PROJECT INFORMATION AND STAFF COMMENTS PC 6lt0l06 MLB Zone District Text Amendment to all of Section 6.00, Floodplain Regulations and Zone District Amendment to add a Floodplain Overlay to areas along the Colorado River approximately 1.5 miles east and 4.5 miles west of the Town of Silt. Garfield County Board of County Commissioners REOUEST: APPLICANT: I. DESCRIPTION OF THE PROPOSAL A. Request. In March of 2005, the Planning Department was provided copies of proposed new panels of the FEMA Flood Insurance Rate Map (FIRM) for the Town of Silt and areas approximately 1.5 miles east of the Silt town limits and 4.5 miles west of the town limits. This study was initiated by the Town of Silt and in the process, the engineers analyzed the areas outside of the Town limits to identify aZone A for areas in the unincorporated area of the County, that had not been previously mapped by FEMA. As a part of that process, FEMA is requiring that the County adopt these maps for Flood Insurance purposes and update our regulations to be current. The County is obligated to make these amendments to remain eligible for the National Flood Insurance Program (NFIP). Staff had originally planned on incorporating these amendments to the maps and the regulations into the Code Revision. It is apparent now, that we will not make the August 2,2006 deadline noted in the attached letter. Since the Floodplain Regulations had been a subject discussion and some concern during the recent work sessions, staff made a decision to revise the existing regulations now to be consistent with the current FEMA model regulations. The biggest difference in the proposed regulations and the current regulations is in the process. The present process requires a Special Use Permit, which requires a public hearing before the Board of County Commissioners. The proposed process is an administrative permit process, with call up provisions to the Board of County Commissioners. There are a number of changes to the definitions and some of the criteria to determine whether or not an activity should be allowed in a floodplain. The one area of concern expressed by the Planning Commission regarding the minimum elevation of a residential structure above base flood level has remained at one (1) foot. The property along the Colorado River will have aZone A designation on the FEMA Flood lnsurance Rate Map, which will affect their flood insurance Zone A is defined on the maps as an area with "no base flood elevation determined". Staff discussed this issue with the FEMA representatives and the explanation is that these areas are based on previous studies that have not been confirmed by current studies. The entire Colorado River was studied by the Corps of Engineers in 1986, but it was never confirmed by the State and presented to the County as being valid information for adoption as FEMA floodplain maps. The Zone A designation according to the FEMA representative may provide some relief to the flood insurance premiums some people have presently, but should not result in additional premiums. It will require any new construction to meet the standards for construction within the floodplain. III.MA.IOR ISSUES AND CONCERNS A. Zoning Resolution: A Zone District Text Amendment and a Zone District Amendment are subject to the procedures contained in Section 10.0 of the Garfield County Zoning Resolution. Procedurally, the Planning Commission must make a recommendation to the Board of County Commissioners regarding any zone district text or zone district amendment. The Board of County Commissioners will hold a public hearing with the appropriate notice, to make a decision. Section 6, Floodplain Regulations, is a Federally mandated regulation that the County has to implement to allow residents of the County to be eligible for the National Flood Insurance program. Garfield County first adopted Floodplain regulations in 1985 and the last amendment to those regulations occurred in 1991. Since that time there have been a number changes to the model regulations that have been incorporated in the proposed text amendments. Iv.SUGGESTED FINDINGS 1.That the meeting before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and all interested parties were heard at the hearing. That the proposed text amendments have been presented to the Planning Commission for their recommendation as required by the Garfield County ZoningResolution, as 2. amended, and recommended for approval. 3. That all applicable regulations regarding a Zone District Amendment have been complied with including, but not limited to, Section 10.00 of the Garfield County Zoning Resolution of 1978, as amended. 4. That the proposed zoning is in the best interests of the public health, safety and welfare of citizens of Garfield County. V. RECOMMENDATION The Pianning Commission recommended APPROVAL of the application for a zone district text amendments to Section 6, Floodplain Regulations and the zone district amendments for a floodplain overlay for properties located adjacent to the Colorado River 1.0 miles east and f .0 miles west of the Corporate limits of the Town of Silt. ed6 /C/^-/ - &fr^'*-*'') /nnv,u ,o-- / \-, -/1 " L/