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HomeMy WebLinkAbout2.0 BOCC Staff Report 07.09.1984REQUEST: OWNER: LOCATION: SITE DATA: • • BOCC 7/9/84 PROJECT INFORMATION AND STAFF COMMENTS Special Use permit for expansion of Three Mile Mobile Home Park Ben Krueger A parcel located in the NE 1/4 NE 1/4 Section 28 and the NW 1/4 NW 1/4 Section 27, T6S, R89W; more practically described as a parcel located about 1/4 mile west of Glenwood Springs off of County Road 127. An 11 acre mobile home park to have 3 additional spaces added to the existing park. I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The parcel is located in District A - Glenwood Springs Urban Area of Influence. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The parcel is located in a well vegetated valley floor with Three Mile Creek running through the site. The larger vegetation consists of scrub oak, willows and cottonwoods. B. Project Description: It is proposed to add three (3) additional spaces to the existing 18 mobile home spaces in the park. The mobile homes are located on approximately 3 1/2 acres of level ground along the creek bottom. The remainder or the 11 acre parcel is steep hillside. The 3 added spaces would be 5525 sq. ft., 3000 sq. ft. and 3360 sq. ft. in size. This would allow mobile homes of 980 sq. ft. (70' x 14'), 728 sq. ft. (52' x 14') and 728 sq. ft. (52' x 14') respectively. Water is provided by a State approved central water system. Sewer is provided by the City of Glenwood Springs. History: In 1982, by Resolution No. 82-291, two additional spaces were approved for the previous owner, Eric Golting. III.MAJOR ISSUES AND CONCERNS A. Zoning: The present owner has upgraded the existing park to be consistent with the Garfield County Zoning Regulations, Standards for a Mobile Home Park. The proposed riew mobile home spaces meet the 3000 sq. ft. minimum space size requirement. Section 5.05.02 of the Zoning Resolution requires a 30 foot setback from any live stream for a greenbelt. Proposed spaces 20 and 21 will not be able to meet this requirement. 19 will have to move the building location away from the stream at least 30 feet. (See enclosed plan)fl /3 B. Review Agency Comments: 1. Glenwood Springs Fire Department: The Fire Department has reviewed the application and suggested that two dry hydrant pumper locations be developed. (See letter, page // • • 2. City of Glenwood Springs: The City recommends that no structures be placed within 30 feet of Three Mile Creek. In general though, the City favors the provision of additional mobile home spaces. (See letter, page /Z ) C. Staff Comments: 1. Three Mile Creek is subject to flooding, with portions of the mobile home park within the identified 100 year floodplain. Proposed spaces 20 and 21 would be within the identified 100 year floodplain. Space No. 19 can be revised to stay out of the 100 year floodplain by moving the proposed structure closer to the north lot line of the space and moving the parking area closer to the creek. 2. The County Environmental Health officer noted that the old leach field and possibly dry well or septic tank is located in the area proposed for Space No. 19. It is recommended that any septic tank or dry well be backfilled prior to the placement of any mobile homes. It is also suggested that the leach field be backfilled prior to placement of any mobile homes. 3. Hughes Reservoir is located approximately 3 1/2 miles upstream from the mobile home park. The Colorado Division of Water Resources has classified this dam to be structurally unsatisfactory and in an unacceptable state of repair. Until repairs are made, the dam is restricted to a very low level of storage. If there were to be a failure of the dam when it is full, the Three Mile Mobile Park would be inundated in approximately 30 minutes. The owner of the dam is required to develop an emergency plan for evacuation of the Three Mile Creek area. The applicant should develop an emergency evacuation plan for the mobile home park to respond to any notice of dam failure. IV. SUGGESTED FINDINGS A. That proper publication and public notice was provided as required by law for the hearing before the Board of County Commissioners; and B. That the hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that hearing; and C. That the proposed land use is in general conformity with the Garfield County Comprehensive Plan; and D. That for the above stated and other reasons, the proposed Special Use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION APPROVAL, of one additional space, Space No. 19, subject to the following conditions: 1. That all proposals of the applicant shall be considered conditions of approval unless specified otherwise. 2. That any mobile home placed on Space No. 19 shall be at least 30 feet from the high water mark of Three Mile Creek. • • 3. That any old septic tanks, dry wells or leach fields will be backfilled prior to placement of any mobile homes. 4. That two dry hydrant pumper locations be developed in accordance with the recommendations of the Glenwood Springs Fire Department. 5. That a dam failure emergency evacuation plan be developed for the mobile home park and submitted to the Department of Development prior to issuance of the Special Use permit. 6. That all conditions of approval shall be met within1.,24—days of approval and that said Special Use permit shall be taken out within 120 days of the resolution of approval being signed. 7. The Special Use permit shall only be valid for a period of 120 days from the date of issuance, unless construction or use has commenced thereunder; and if construction or use has not commenced within this specified period, the permit shall expire.