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Home My WebLink About3.0 Impact Analysis Waiver-Letterarchitecture + interiors January 8, 2016 Kathy Eastley Senior Planner: Community Development Department Garfield County 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: Impact Analysis Waiver Request at 24 St. Finnbar Farm Road, Carbondale Dear Kathy: Studio B Architects is requesting a waiver on conducting impact analysis from various outside entities based on the conditions of this letter. The analysis contained in this letter is based on the observations of Studio B Architects and various professional consultants in accordance with the standards cited in 4-203G as follows: 1. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1,500 -foot radius. The existing use of adjacent property and neighboring properties within 1,500 foot radius falls under Residential -Single Family and is in a zone district of Rural Residential Medium -High. The proposed ADU is consistent with adjacent uses. 2. Site Features. A description of site features such as streams, areas subject to flooding, lakes, high ground water areas, topography, vegetative cover, climatology, and other features that may aid in the evaluation of the proposed development. The existing site (Lot 9 of St. Finnbar Farm Subdivision) with Blue Creek and Roaring Fork River frontage contains flood zones A-3, B and C all within its property boundary. The approved building envelope is entirely situated in an area designated flood zone B and contains an existing single family dwelling with a gross square footage of 6,458 sf. There is very little grade change across the site as it gradually slopes downward toward the Roaring Fork. The site contains designated wetlands. The proposed ADU is sited entirely within the approved building envelope and neither the single family house nor ADU have any impact on the existing wetlands on the site. The proposed ADU is sited just north of the single family home and is slightly further removed from the Roaring Fork River than the house itself. The existing platted building envelop on the site will ensure that no impact occurs to these site features. 3. Soil Characteristics. A description of soil characteristics of the site that have a significant influence on the proposed use of the land. 501 rio grande place suite 104 aspen co. 81611 970.920.9428 fax 970.920.7822 www.studiobarchitects.net architecture + interiors The soils discovered on Lot 9 of St. Finnbar Farm Subdivision within the general proposed development area consist of 1 to 1-1/2 feet of topsoil overlying dense sandy gravel with cobbles and boulders. Groundwater was encountered between 3 and 7 feet in the test borings conducted by the geo-technical engineer. Soil conditions will not impact construction of an ADU on the site. 4. 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. Geologic factors to consider in the proposed development area consist of river flooding, the potential for sinkholes, and earthquake related ground shaking. The existing platted building envelope will avoid any geologic issues on the site. 5. Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the subject parcel to Floodplains, the nature of soils and subsoils and their ability to adequately support waste disposal, the Slope of the land, the effect of sewage effluents, and the pollution of surface Runoff, stream flow, and groundwater. Parts of the low terrace designated outside of the approved building envelope could be subject to flooding. According to the geo-technical engineer, the proposed building area is outside of the currently active braided stream channel. The existing single-family residence and the proposed ADU wastewater plan is direct connection to City sewer and not a septic system with leach field. The proposed ADU would be located within the building envelope. 6. Environmental Impacts. Determination of the existing environmental conditions on the parcel to be developed and the effects of development on those conditions, including: a.Determination of the Tong -term and short-term effect on flora and fauna; As development on the site is restricted to the approved buildable envelope it has been determined no wetlands will be impacted in the short or long term. b.Determination of the effect on designated environmental resources, including critical wildlife habitat; As development on the site is restricted to the approved buildable envelope it has been determined no riparian, wetlands, or wildlife habitats will be impacted on the site. With the proposed development wildlife will be able to move freely across the site both in the short and long term. c.lmpacts on wildlife and domestic animals through creation of hazardous attractions, alteration of existing native vegetation, blockade of migration routes, use patterns, or other disruptions; and With exception of the proposed building itself, no landforms of boundaries have been proposed that would impede migration routes or use patterns for domestic animals or other wildlife across the site. 501 rio grande place suite 104 aspen co. 81611 970.920.9428 fax 970.920.7822 www.studiobarchitects.net architecture + interiors d.Evaluation of any potential radiation hazard that may have been identified by the State or County Health Departments. There have been no potential radiation hazards identified by the State of County Health Departments with regard to Lot 9 of St. Finnbar Farm Subdivision both in the short and long-term impact on the site. 7. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration, or other emanations. During construction of the proposed ADU, there will be dust generation and noise from typical construction processes. These impacts will be managed and mitigated within reasonable consideration. Dust will be confined to the proposed ADU footprint during construction through the use of typical containment strategies so as not to disrupt the site or adjacent properties. After construction, however, there will be no ongoing nuisance impacts related to the ADU. 8. Hours of Operation. The Applicant shall submit information on the hours operation of the proposed use. (Not applicable) According to the review criteria in the Land Use Development Code we believe we have met the following requirements: 1. The Applicant shows good cause for the requested waiver; • The applicant feels a waiver regarding impact analysis is appropriate due to the above mentioned information and analysis provided and the small scope and impact to the site compared to the cost associated with hiring an outside entity to perform such an analysis. Therefore, the applicant feels we have expressed all potential impacts to the site and have shown good cause for receiving the requested waiver. 2. The project size, complexity, anticipated impacts, or other factors support the waiver; • The proposed ADU is less than 500 square feet and is situated on the north side of the existing house within the approved building envelope. This is upslope from the river, even further away from the designated wetlands area on the site. In this proposed location it will have minimal site impact from the private road associated with St. Finnbar Farm and no site impacts from or across the river. No amount of off-site fill will be required that might introduce invasive species to the site and the proposed ADU will require minimal finish grading to accommodate sufficient drainage across the site. 3. The waiver does not compromise a proper and complete review; • The waiver does not compromise a proper and complete review in that all of the information required has been provided and further impact analysis would only cause unnecessary time and financial expense to the applicant. 501 rio grande place suite 104 aspen co. 81611 970.920.9428 fax 970.920.7822 www.studiobarchitects.net architecture + interiors 4. The information is not material to describing the proposal or demonstrating compliance with approval criteria. • The information provided in the waiver request is not information describing the proposal or demonstrating compliance with approval criteria, only stating the potential impacts to the site as a result of the proposed ADU; of which is located within the existing platted building envelope on the site. Please do not hesitate to contact me via phone or e-mail if you have any additional questions or need further clarification. Regards, Eric Sechrist Assoc. AIA Studio B Architects 501 rio grande place suite 104 aspen co. 81611 970.920.9428 fax 970.920.7822 www.studiobarchitects.net