HomeMy WebLinkAbout2.0 BOCC Staff Report 09.11.2000BOCC 9lry00
PROJECT INFORMATION AND STAFF COMMENTS
REOUEST: A Special Use Permit to allow the
construction of a water
impoundment.
APPLICANT:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
River Valley Ranch
A tract of land located in a Portion
of Section 4, T8S, R88W of the 6th
P.M.; located adjacent to the River
Valley Ranch develoPment on the
south side of Carbondale.
27.223 Acres
Will not be used
Will not be used
River Valley Ranch
II.
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in the Low Density Residential (10 and greater acldu) as
designaied uy ttre Garfield county comprehensive Plan Proposed Land Use Districts,
StuJy Area 1 Map. It is also adjacent to the southwest boundary of the Town of
Carbondale and will be a public facility owned by the Town'
DESCRIPTION OF THE PROPOSAL
A. Site Description: The property is located adjacent to the southwest boundary of the
Town of Carbondale. The water impoundment will be located on the side of gulch,
that drains to the northeast. The bottom of the gulch contains riparian habitat that
is supported by a perennial spring. The sides of the gulch have pinon, juniper and
sagebrush, along with various other glasses. The area surrounding the proposal is
predominantty-open range, with a limited number of rural residential uses on the
mesa above ilie gulch. The River Valley Ranch development is located to the
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northeast.
B. Proposal: The water impoundment proposed is a 700,000 gallon tank, that is 62' in
diameter and 32' in height. The water tank will serve future phases of the River
Valley Ranch development and upon completion will be conveyed to the Town of
Carbondale The tank is located on the west side of the River Valley Ranch property,
but is not annexed into the Town of Carbondale.
MAJOR ISSUES AND CONCERNS
A. Zonng; The subject property is within the A/R/RD zone district which does allow
a water impoundment as a Conditional Use Permit. A water impoundment is defined in
Section 2.02.57 as follows:
Water Impoundments: Impoundments with man-made barriers, constructed on natural
terrain in order to control or store water and has a surface area of 80 surface acres or more
at the high water line.
The proposed water impoundment does not meet the definition noted above due to the fact
that the facility is less than 80 surface acres. It would appear to fit better as a "utility line",
since the water tank is a part of a public water utility line. It would be staffs
recommendation that the Board approve the proposed water tank as a Special Use as a
utility line.
Section 5.03 of the ZonngResolution sets forth the requirements that all special uses must
meet:
1] Utilities adequate to provide water and sonitation service based on accepted
engineering standards and approved by the Environmental Health Officer shall
either be in place or shall be constructed in conjunction with the proposed use,'
The application does not require any water or sanitation service, since it is a part of
utility system.
2f Street improvements adequate to accommodate trffic volume generated by the
proposed use and to provide safe, convenient access to the use shall either be in
place or shall be constructed in conjunction with the proposed use;
Access to the proposed site is via the internal road system within the River Valley
Ranch development. The Town of Carbondale has approved the proposed water
tank and the use of the roads for the construction of the tank.
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3f Design of the proposed use is organized to minimize impact on andfrom adjacent
uses of land through installation of screen fences or landscape materials on the
' periphery of the lot and by location of intensively utilized oreas, occess points,
lighting and signs in such o manner as to protect established neighborhood
character;
The proposed location is in a lower section of a gulch on the west side of the River
Valley Ranch development and will not be visible to residents in the area' There
will be no lighting or signs that will affect the established neighborhood character.
IV. FINDINGS
1. That proper posting and public notice was provided as required for the
hearing before the Board of County Commissioners.
2. That the hearing before tile 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.
3 . That the application is in compliance with the Garfield County Zonrng
Resolution of 1978, as amended,
4. For the above stated and other reasons, the proposed Special Use Permit is
in the best interest of the health, safety, morals, convenience, order,
prosperity and welfare o?fficitizens of Garfield County.
V. RECOMMENDATION
Staff recommends APPROVAL of the application for a water tank as a public utility,
subject to the following conditions
I All representations of the applicant, either within the application or stated at the
hearing before the Board of County Commissioners, shall be considered conditions
ofapproval.
Z. Any seed used for revegetation, shall be certified weed free seed and the applicant
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