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HomeMy WebLinkAbout1.06 ImpactAnalysisBuffalo Valley Apartments Limited Impact Review Application. Impact Analysis. The Impact Analysis shall include a complete description of the how the Applicant will ensure that impacts will be mitigated and standards will be satisfied. The following information shall be included in the impact Analysis: 1. Adjacent Property. An address of real property adjacent to the subject property and the mailing address for each of the property owners. See list provided by Garfield County Assessors office. 2. Adjacent Land Use. Existing use of adjacent property and neighboring Properties within 1500 - foot radius. See Mountain Cross Engineering GIS zoning map, dated July 15, 2013. 3. Description of the site features including streams, areas subject to flooding, topography etc. See Hepworth-Pawlak Geotechnical report dated April 30, 2013 titled "Preliminary Geotechnical and Geological Review, Proposed Redevelopment, Buffalo Valley Property, 3637 Highway 82, Glenwood Springs, Colorado" 4. Soil Characteristics. A description of soil characteristics of the site that have a significant influence on the proposed use of the land. See Hepworth-Pawlak Geotechnical report dated April 30, 2013 titled "Preliminary Geotechnical and Geological Review, Proposed Redevelopment, Buffalo Valley Property, 3637 Highway 82, Glenwood Springs, Colorado" 5. Geology and Hazard. A description of the geologic characteristics of the area including any potential natural or manmade hazards, and a determination of what effect such factors would have on the proposed use of the land. See Hepworth-Pawlak Geotechnical report dated April 30, 2013 titled "Preliminary Geotechnical and Geological Review, Proposed Redevelopment, Buffalo Valley Property, 3637 Highway 82, Glenwood Springs, Colorado" 6. Groundwater and Aquifer Recharge Areas. See Mountain Cross Engineering letter dated July 16, 2013, titled Ground Water Aquafer Recharge Areas, Buffalo Valley. 7. Environmental Impacts a. Determination of long-term and short-term effect on flora and fauna; No Impacts: The existing uses of the site have very similar disturbance areas as the proposed re -development. The steep slopes to the West and Southwest on the property will not be affected. The construction management plan will address construction storm water management and fugitive dust control during construction in order to protect the relatively undisturbed steep slopes on the Buffalo Valley property. As well, the best practices construction management plan will be designed to have none to minimum impact to neighboring property flora and fauna. The landscape plan will not increase wildlife attractant species of fauna. The landscaping will be typical to residential development. Fauna. It is not anticipated that additional disturbance of fauna will occur in the proposed re -development compared to the existing land use. Therefore we anticipate no to minimal impact on fauna. b. Determination of the effect on significant archaeological, cultural, paleontological and historic resources. No Impacts: There will materially be the same disturbances to the site as currently exists. This will, therefore, will not introduce negative impacts or disturbance that would affect the aforementioned resources. c. Determination of the effect on designated environmental resources, Including critical Wildlife Habitat. There will not be habitat disturbance differing from current use of the property. Existing two motel structures, a restaurant, parking lots and volleyball area occupy the gently sloping and terraced bench on the property. The new site plan will not be materially different. The steep hillside to the West and Southwest is the only relatively undisturbed zone within the property, and there will not be added disturbances there. The existing vegetation on the hillside, which probably supports wildlife habitat and grazing, will continue in its present form. d. Impacts on Wildlife and domestic animals through creation of Hazardous attractions, alteration of existing native vegetation, blockage of migration routes, use patterns, or other disruptions; There will not be creation of Hazardous attractions, alteration of existing native vegetation blockage of migration routes, use patterns or other disruptions. The historic development pattern of the site will continue substantially the same in the proposed development as the existing uses and impacts. e. Evaluation of any potential radiation hazard that may have been Identified by the State or County Health Departments. See HP Geotech letter dated July 11, 2013, titled Radiation Potential. The EPA recommends that radon mitigation be implemented if the radon is tested at 4pCi/L, or higher. In this geographic area, and in "heated air climates", such as in Garfield County, the most common Radon Mitigation is Active Soil Depressurization. Passive Soil Ventilation can also be effective for lower levels of radon, and the passive system can become active depressurization with the addition of a fan designed for Radon mitigation systems. The proposed development will implement Radon Mitigation should the radon levels warrant it. f. Spill prevention control and counter measures plan, if applicable. Not applicable. 8. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration, or other emanations. The long term proposed use of the property would not create such nuisances. The Construction management plan will address short-term containment of fugitive dust, silt and other nuisances. 9. Reclamation Plan. A reclamation plan consistent with the standards in Section 7-212. Reclamation Plan Not Applicable. However, the site will be completely landscaped. See landscape plan. Account Number R060042 R060042 R060039 R080068 R060075 R060048 R060015 R060104 OwnerName EL-ROCKO MOBILE HOME PARK LLC EL-ROCKO MOBILE HOME PARK LLC PARTNERS III LLC DUPLICE-MCGOWAN FAMILY TRUST DATED 12/02/98 MOUNTAIN VIEW CHURCH OF GLENWOOD VCP I LLC JANUSZ, CHRISTOPHER M & ASTRID B ROARING FORK TRANSPORTATION AUTHORITY In Care Of WILLISON, LINDA L Address 2 2307 COUNTY ROAD 154 2307 COUNTY ROAD 154 353 GOOSE LANE 1217 COUNTY ROAD 116 PO BOX 222 344 CORYELL RIDGE RD 3642 HIGHWAY 82 530 E MAIN STREET City GLENWOOD SPRINGS GLENWOOD SPRINGS CARBONDALE GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS ASPEN State ZipCode . House Nur Street Name Designation CO 81601 2307 154 COUNTY RD CO 81601 2307 OLD HIGHWAY 82 CO 81623 3637 82 HWY CO 81601 1218 116 COUNTY RD CO 81602-0222 2195 154 COUNTY RD CO 81601-9669 3710 82 HWY CO 81601 3642 82 HWY CO 81611 RAILROAD R.O.W. City GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS Zip Code 81601 81601 81601 81601 81601 81601 81601 81601 Zoning Map, Garfield County, CO EIBffalT to Resolution BOCC 2008 - Lend Puhlic Lands Road s,drmtriat CorroroorlodGorrorai - [:Urraemta�R.iiuitns Planned Crewelopment I . new ztlrie ran yet uaTmnY u*i nut roprort rrdod or; 11* amp Resaurte Lards Remiderrliallablir 1-laroe Park RessietafinAkban kosidentialiSamaban Pr:trtcrlspurf Otyloning LOSE OFGROUNDWATER PR:OHIE9TTED (R8sUPdTRA S&J DAN 0003 SOAK Hs Sams MEM Chile Me fir 634-001 Adjacent Land Use Garfield County GIS MOUNTAIN CROSS ENGINEERING, INC, Chill and Environmental Consulting and Design 826112 Grand Avenue Glenwood Springs, CO 81601 ph 970 445.5544 fx 970.945.556E www.mauntalncroes-ang.com Gtech HEPWORTH -PAWLAK GEOTECHNICAL April30, 2013 Partners III, LLC Attn: Norm Bacheldor 353 Goose Lane Carbondale, Colorado 81623 (normbacheldor((Lginai1. co in) LI f'au 97C -°4i Fa \: �7i -`)4 i -.ti-F)-1 Job No. 113 106A Subject: Preliminary Geotechnical and Geological Review, Proposed Redevelopment, Buffalo Valley Property, 3637 Highway 82, Glenwood Springs, Colorado Dear Mr. Bacheldor: As requested, we are providing a preliminary geotechnical and geological review for the proposed redevelopment at the subject site. This report is based on a review of geotechnical and geological conditions for nearby sites, a site reconnaissance of the subject property on April 24, 2013, and our experience with similar projects in the Glenwood Springs area. The review has been performed in general accordance with our Professional Services Agreement, dated April 22, 2013, but excluding subsurface conditions evaluation at this time. Proposed Construction: Specific details of the proposed construction were unavailable at the time this report, but as discussed in your email to us on April 19, 2013, we assume that the site will be developed as medium density residential with relatively lightly loaded structures. Associated drives and parking areas will also be constructed. We expect site grading to be relatively minor with possible cut and fill depths less than 10 feet. Site Conditions: The site is currently occupied with a vacant restaurant and two hotel buildings and an asphalt paved parking lot. The site slopes moderately down from the northeast to the southwest with a terraced parking area in the middle of the property. A small drainage ditch drains to the southwest along the north side of the property. The property slopes relatively steeply down to an adjacent property on the west and southwest sides. Where not occupied by buildings or parking lot, the site is moderately vegetated with grass, shrubs and trees. The site is generally bordered to the east by County Road 154 and Highway 82, to the north by the Mountain View Church property, to the west by residential properties and to the south by a trailer park development. Preliminary Geotechnical Review: Soils encountered at nearby sites and our geotechnical experience in the area, suggest that the native site soils should consist of a relatively thin layer of topsoil underlain by silty sand with gravel alluvial fan deposits above sandy gravel, cobble and boulder river terrace deposits that form the steep, west scope of the property. Due to the previous development on the site, fill soils are likely to Parker 303-841-7119 • Colorado Springs 719-633-5562 • Silverthorne 970-468- 19,89 Partners III, LLC April 30, 2013 Page 2 be encountered during construction and should be evaluated at that time for suitability as structural fill or foundation bearing materials. After removal of the topsoil and unsuitable fill soils, the natural granular site soils should be suitable for the support of relatively lightly loaded structures on shallow foundations, pavements and retaining wall footings. The alluvial fan deposits are Iikely susceptible to moisture related settlement that could impact building performance. Areas of unsuitable soils at the site and the construction of moderate to heavily loaded structures or structures sensitive to movement may require a deep foundation system bearing on suitable underlying soils. Structure specific subsurface evaluations should be performed for foundation, pavement and retaining wall design recommendations. Preliminary Geological Review: Although the site does not appear to hold significant geological risk, some possible geologic hazards at the project site include seismic activity, potential rockfall, debris flows, and slope movement. Seismic activity: Historical earthquakes in the project area, although infrequent, have been moderate to strong in strength. Based on the project location relative to known active faults capable of producing damaging earthquakes, the risk of damage by ground shaking to buildings designed to withstand moderately strong ground shaking with little or no damage and not to collapse under stronger ground shaking is low. Rockfall Potential and Debris Flow Hazards: The site is bordered to the east and northeast by Highway 82 and County Road 154. Highway 82 is bordered to the east by an escarpment rising approximately 700 feet at an average slope of approximately 70 percent with near vertical cliffs in the top portion. The toe of the slope on the east side of the highway is approximately 200 feet east and 20 feet higher than the property line at the Buffalo Valley site. The slope is composed primarily of the Pensylvanian age Maroon Formation sandstone bedrock and colluvium, with numerous small drainages visible in the lower slope colluvium. The upper slope has moderately fractured cliff faces and has a history of sporadic rockfall onto Highway 82, as well as localized mud and debris flows onto the highway during extreme storm events. Although the possibility of a rockfall or debris flow at the subject site exists, due to the distance of the site from the slope and the presence of Highway 82 and County Road 154, we believe that the risk of rockfall and/or debris flow from the slope into the project site is low. Slope Movement: The site is bordered on the west and southwest by an approximately 35 foot high, 25 degree, heavily vegetated slope down to adjacent residential properties. Based on the anticipated soil type, slope angle and the vegetated nature of the slope we believe that the hazard of movement of the slope in its current state is low. Construction activity on the slope that alters the current conditions may change the existing low potential for movement of the slope and Job No. 113 1 06 C CPteci 1 Partners III, LLC April 30, 2013 Page 3 an appropriate geotechnical evaluation should be performed prior to altering the slope. Our assessment of geologic hazards at the subject site is preliminary and based on limited site reconnaissance, aerial photo, geological report and geologic map review. If the level of risk from geological hazards is of concern, detailed assessments can be undertaken to obtain more specific data for the subject property. Conclusions: The Buffalo Valley site is located near relatively recently developed sites in which we have geotechnical and geological experience, and the general geotechnical and geologic conditions for those sites should pertain to the Buffalo Valley site. In those evaluations and in this preliminary evaluation of the Buffalo Valley site we conclude that there are no geotechnical or geological conditions that would make the proposed development infeasible. Additional geotechnical services should include site specific subsurface exploration and project report for foundation, pavement and retaining wall design when preliminary development plans are available. If you have any questions or need further assistance, please call our office. Sincerely, HEPWORTH — PAWLAK GEOTECHNICAL, INC. James A. Parker, P.E., P.G. Rev. by: SLP JAP/ljg cc: Ken Janckila (kenCt janckilaconstniction.com) REFERENCES Tweto, O. and Others, 1978, Geology Map of the Leadville 1 ° X 2° Quadrangle, Northwestern Colorado: U.S. Geological Survey Map I-999. Elevations and distances interpolated from project site map and Google Earth Job No. 113 106A Gtech July 16, 2013 Partners III, LLC c/o Norm Bacheldor 353 Goose Lane Carbondale, CO 81623 MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design RE: Groundwater and Aquifer Recharge Areas: Buffalo Valley Dear Norm: This purpose of this correspondence is to evaluate the Buffalo Valley Site for potential impacts to groundwater and aquifer recharge areas. The existing site has a restaurant and motel with parking and infrastructure and is located at 3637 Highway 82. Proposed plans are the construction of two buildings that have a total of 56 apartments. The project elevation is approximately 5880 feet above sea level and located at Latitude 39°30'19.1" North and Longitude 107°18'24.1" West. The property area is approximately 2.204± acres and the Roaring Fork River is approximately 250' to the east. Attached is a FEMA map showing the mapped floodplain and associated elevations. The project sits on a bench above and to the east of the floodplain and will not impact it. The site is planned to have sewer disposal by City of Glenwood Springs and no waste disposal is proposed on site. The site soils will not be impacted by sewage effluent. The site has moderate to gentle slopes of ten percent or less over a majority of the site. There is a hillside on the west of the property that has very steep slopes, on average 50% slopes. The hillside is to remain undisturbed. The existing site is largely covered with paving and buildings and an existing drywell infiltrated runoff to groundwater. The proposed site will be largely the same materials however, runoff from the proposed project will be conveyed into a sedimentation and detention pond that will remove pollutants prior to draining into an existing grassed swale. The grassed swale then conveys water to the Roaring Fork River. The proposed stormwater plan would reduce the potential of converting runoff into groundwater. However, the existing drywell is full of debris and it is unlikely that any substantial amount of water was actually introduced as groundwater. The drywell was the only treatment of the runoff from the sands and oils from the parking areas. 826'/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Buffalo Valley July, 2013 Page 2 of 2 The surrounding properties are served by water from the City of Glenwood Springs and no domestic wells are being used by this project or adjacent properties to our knowledge. Any domestic wells would really on the aquifer created by the Roaring Fork River water table and any contributions from the site drywell would be insignificant. HP Geotech has performed a site soil investigation and details their findings in a letter dated April 30, 2013. Refer to this letter for details on the nature of site soils and subsoils. Based on the above, it is our opinion that the proposed project will have no substantial impacts to groundwater or aquifer recharge areas. Feel free to call if you have any questions or comments. Sincerely, Mount in Cross Engieerjairig, Inc. `lxfis Hale, PE Attachment Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 `` Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com 0 ZONE C 1 1 ZONE D 5822 824 [154 1 ZONE B -5o 0� 5825 27 ZONE B ZONE C 5826 ZONE B 5828 5830 ZONE B -ZONE B ZONE A4 APPROXIMATE SCALE IN FEET 500 0 500 NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP GARFIELD COUNTY, COLORADO (UNINCORPORATED AREAS) PANEL 1453 OF 1900 (SEE MAP INDEX FOR PANELS NOT PRINTED) COMMUNITY -PANEL NUMBER 080205 1453 B MAP REVISED: JANUARY 3, 1986 Federal Emergency Management Agency This is an official copy of a portion of the above referenced flood map. It was extracted using F -MIT On -Line. This map does not reflect changes or amendments which may have been made subsequent to the date on the title block. For the latest product information about National Flood Insurance Program flood maps check the FEMA Flood Map Store at vwvw. msc.fema.gov Gtech HEPWORTH- PAWLAK GEOTECHNICAL July 11,2013 Partners III, LLC Attn: Norm Bacheldor 353 Goose Lane Carbondale, Colorado 81623 normbacheldor@gmail.com gmail.com Subject: Gentlemen: Job No. 113 106A Radiation Potential, Proposed Redevelopment, Buffalo Valley Property, 3637 Highway 82, Glenwood Spring, Colorado As requested, we have reviewed geologic information in the area with respect to radiation potential at the subject site. We understand that the radiation potential of the project site is required for the proposed development application. The current review should be considered as an addendum to our previous geotechnical review report to Partners III, LLC dated April 30, 2013, Job No. 113 106A. Regional studies by the Colorado Geological Survey (Nelson -Moore and Others, 1978) indicate the project site is not in a geologic setting that would have high concentrations of radioactive minerals in the near surface soils and formation rock. However, there is a potential that radon gas could be present in the area. It is difficult to detect radon gas in open areas before buildings are constructed. Testing for radon gas levels could be done when the buildings and other occupied structures have been completed. New buildings are often designed with provisions for ventilation of lower enclosed areas should post construction testing show unacceptable radon gas concentrations. If you have any questions or need further assistance, please call our office. Sincerely, HEPWORTH — PAWL r. �► •he • L, INC. Steven L. Pawlak, P.E SLP/ksw Reference: Nelson -Moore, J.L., Collins, ornbaker, A.L., 1978, Radioactive Mineral Occurrences of Colorado: Colorado Geological Survey Bulletin 40 (reprint as a CD-ROM, 2005). Parker 303-841-7119 • Colorado Srrin„s 719-633-5562 • Silvcrthorne 970-468-1989 Plum SIA GE MAN Caam RDA MAL LOCATION T.BD. 0:NPLIAta WITH ccuirr 9,24 AND. WHIM CAT RAW WATER TO 13E LaD FOR MGATION EN -TYING 9TE FROM NE of/15z COMVON NA .. . LEGEND eurrAmtAL NANE RMNJS PLINSYLV 9-IALL A9-1, OAKLEAF MAATAIN Sams HYDROA 15Awn DoGwcw Cu ,5mcrLA KATIVE LOW -GROW GRA95 Mx KENTUCKY [3urcazA55 Low 4 2" 29 5 GAL. 4,231 5E. 5,772 5F,