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HomeMy WebLinkAbout1.01 PROJECT NARRATIVEAn P.mployx.i]wiwd Company May 24, 2016 Garfield County Building & Planning Department 1088th St. Suite 401 Glenwood Springs, CO 81601 LAND SURVEYING RE: Land Use Change Parcel 1 Rifle Village South Filing 1 Amended Plat Development within the 100 -yr Floodplain for a Small Contractor's Yard Floodplain Analysis Parcel 1 of 335 Village Drive is located within FEMA panel 0802051353B. This area is a part of a delineated floodplain area and requires a Special Use Permit in accordance with Section 6 of Garfield County Zoning Resolution. The purpose of county floodplain regulations is to permit only such uses that will not endanger life, health, public and private properties due to flood conditions. The property was included in the January 3, 1986 Flood Insurance Study of Unincorporated Garfield County produced by the Federal Emergency Management Agency (FEMA) and is determined to be mapped within the Zone AO area. The area is classified as an alluvial fan floodplain area with a shallow (1 foot) flooding depth and velocities of 4 feet per second. The primary drainage path is within this Community Panel is Helmer Gulch located approximately 1,100 feet to the southeast. This gulch will convey most storm events away from the subject property to the northeast. The alluvial fan of Helmer Gulch encompasses the subject property. This area does not have distinct watercourses outside of the existing water channels and the path of flooding is unpredictable and cannot be determined. Blanket coverage is conservatively assumed in the floodplain mapping. The contractor's yard site is located in a high lying area along the cross-section of the alluvial fan. A significant drainage path is located approximately 300 feet to the east on the Piceance Energy parcel. This drainage path sits 7-12' lower than the proposed yard. This is the only major channel than extends south of the yard in the immediate area. A low point in the alluvial fan cross-section also exists 400 feet to the west. This drainage path sits 5-8' lower than the proposed yard. The Rifle Village South development has removed any historic drainage paths to the south. However, Village Drive falls to the west when it turns west at a tight horizontal curb south of the Parcel 4. The proposed contractor yard sites in the most unlikely location of flooding in the surrounding area. A draft Flood Insurance Rate Map (Panel 1068E) drafted in 2011 is also attached. This map has not yet been adopted. However, the floodway of Helmer Gulch is reflected in this map and shows it tightly confined within the alignment of Helmer Gulch. It also does not show the contractor yard site within Zone AO in this draft mapping. 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 Telephone (970) 945-8676 - Fax (970) 945-2555 Parcel 1 Rifle Village South, Filing 1 Amended Plat May 24, 2016 Page 2 of 3 However, the current mapping still shows the need to place structures 2 feet above existing ground within the Zone AO. The proposed contractor's yard however does not propose any structures that would require flood insurance. Construction equipment and materials will be the limit to the proposed uses on the 2 acre yard. The distance from any defined floodway also eliminates the concern of materials washing downstream and harming neighboring properties and structures. The property to the north is a large open lot with no structures other than a water skiing pond. A past review of the site for a single-family home construction within Parcel B, of which Parcel 1 is a portion therein, approved a special use permit to allow placement of a single- family house within the Zone AO floodplain. This exhibit is attached in Tab 5. The proposed location of a small contractor's storage yard as defined in the site plan will not alter the alignment of any watercourses or their carrying capacity; therefore, no public or private properties will be caused endangerment. The following list of the Garfield County Land Use Code items is listed in order to aid in the review process: Use Restrictions in the Floodplain Overlay (Section 3-301.A) Table 3-301, Floodplain Overlay Use Restrictions Table, of the Garfield County Land Use Code shows that storage is allowed as long as the materials stored are outside of the floodplain, does not alter watercourses, and does not include materials that are buoyant, flammable, explosive, or otherwise injurious to human, animal, or plant life. The applicant will restrict the scope of materials stored to not include the categories listed above. General Standards (Section 3-301.B) The materials storage shall be placed to prevent flotation, collapse, or lateral movement resulting in hydrodynamic and hydrostatic loads. In order to minimize flood damage, the materials excavated from the cut area proposed on the grading plan will not be placed as fill to avoid additional material from washing downstream. Specific Standards (Section 3-301.C) The grading proposed places the storage area approximately 7-12' higher than the drainage channel to the east and would be clear of any flow patterns from the south. There are no structures on the site. Recreational vehicles will either to on site for less than 180 days, licensed and ready for highway use, or anchored per Code. Floodway (Section 3-301.D) The site is clear from any floodway. Parcel 1 Rifle Village South, Filing 1 Amended Plat May 24, 2016 Page 3 of 3 Standards for Areas of Shallow Flooding (Section 3-301.E) There are no structures proposed on the site and there is a significant channel directly east of the site. The area proposed for grading is sloped toward this drainage path. Alteration of a Watercourse (Section 3-301.G) The proposed grading has no effect on a watercourse and flood -carrying capacity is not diminished. Development in the 100 -yr Floodplain (Section 4-109.C) 1. The danger of flooding is low due to the high location along the cross-section of the floodplain. 2. The danger to the individual owner is none. There are no structures currently on Parcel 1. 3. The danger of materials moving onto other lands is small and the operator of the contractor's yard must following the County guidelines for securing stored materials and equipment. 4. The rural zoning allows for small contractor's yards and the storage area borders other rural zoned properties. 5. The site is accessible to ordinary and emergency vehicles in case of an emergency. A turnaround is space is available within the storage space and the slopes of the existing driveway area between 2-6% to the storage area. 6. No services required for the contractor area during and after floods due to lack of public streets and utilities. 7. No debris flow in this area. 8. N/A. 9. The entire property is within the Zone AO area. The located selected is furthest from existing structures on the site. 10. The comprehensive plan reflects the area to be in low -medium density residential and adjoins a mixed-use community commercial property to the east. This site was rezoned from urban residential to rural recently so the contractor's yard space is now more compatible w,itiaRyv density residential and the commercial. 44.03 Lie 4 Sincerely, P6%,' � z�sly��r�'ihdy�l b - �> , i Daniel R. Dennison, P. , ,Lt' Project Manager gihONp�o HIGH COUNTRY ENGIN E1W , INC