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HomeMy WebLinkAbout1.05 Impact AnalysisJeffrey Sabo 5889 CR 109 Carbondale, CO 81623 4-203.G Impact Analysis 1. Adjacent Land Use—Residential and Ranching 2. Site Features —The contractor's yard is hidden by berms, privacy fence and vegetation. There is an irrigation ditch that runs thru the property. However, drainage flows out to the County Road side ditch. 3. Soil Characteristics —County mapping rates no solid hazard at lower edge of Lot. Moderate in developed area and major on upper steep slopes.. County Hazard map does not accurately reflect irrigation ditch. It is closer to the road than shown. Please refer to attach Soils Reports 4. Geology & Hazards—The use area has avoided severely steep slopes. 5. Ground Water & Aquifer Recharge Areas— Please refer to attached Soils Report and grading and drainage plans. 6. EnvironmentalImpacts— Flora & Fauna - Minimal disturbance of slopes and vegetation. Wildlife, Environmental Resources, Migration —Juniper/Pinion are not critical for winter habitat. Have seen bears, deer, turkeys, owls, hawks, foxes, skunks and assorted small creatures on a regular basis. 7. Nuisance impacts — no impact 8. Hours of operation are Monday — Activities that generate noise, odors, or glare beyond the property boundaries will be conducted between the hours of 7:00 am to 7:00 pm. Monday through Saturday. Normal office hours are Monday through Friday 7:30 am to 5:00 pm. Most of the activities will be conducted during normal office hours. 4-2031 Traffic Study See Traffic Study Tab. 4-203.M Water Supply/Distribution We have a legal well with adequate physical and legal supply as needed for the uses. We have 2 acre feet of water covered by our well permit and WD contract. The well taps into the Roaring Fork River aquifer and the production flow of 20 gpm. (Please see attached Well Permit recently changed for Commercial Use) 4-203.N Wastewater Treatment Plan The original wastewater design for the home is more than adequate for the proposed number of employees. (Please see attached Wastewater Plan and letter from Sopris Engineering regarding capacity) Jeffrey Sabo 5889 CR 109 Carbondale, CO 81623 7-304 Lighting Standards A. Downcast Lighting— Exterior lighting will be directed inward, towards the interior of the site. B. Shielded Lighting— Exterior Lighting will be shielded or arranged in a manner so that the concentrated rays of light will not shine directly onto other properties. The property has heavy vegetation between, berms and privacy fence between adjacent properties to help shield light. C. Hazardous Lighting — Lighting will not be used in a manner that would create a traffic hazard. D. Flashing Lights— No Flashing lights will be used. E. Height Limitations —Light Sources will not exceed 40 feet in height. Jeffrey Sabo 5889 CR 109 Carbondale, CO 81623 7-1001 Industrial Use Standards A. N/A B. Setbacks—Applying for a waiver to the 100' setback requirement. The property is screened from the road with privacy fence, berms and vegetation. The rise of the site is greater than 10' and is not apparent from the road what is stored on the property. C. Concealing and Screening— Based on the location and topography of the lot, additional privacy fence, berms and vegetation, the property is well screened from adjacent properties. See attached photos. D. Storing— Materials will be stored in a manner that will be secure and will not be transferred to adjacent properties by reasonable natural causes or force. Products will be stored in compliance with all national, state and local codes. Petroleum products will be stored in impervious spill containment areas. The existing fuel tank that did not meet this standard has been removed and dismantled from use. E. Industrial Wastes—Any industrial wastes will be disposed of consistent with Federal and State statutes and requirements of the CDPHE. F. Noise— Noise will not exceed state noise standards pursuant to C.R.S., Article 12, Title 25. G. Ground Vibration—Ground vibration generated will not be perceptible without instruments outside of the property. H. Hours of Operation —Activities that generate noise, odors, or glare beyond the property boundaries will be conducted between the hours of 7:00 am to 7:00 pm. Monday through Saturday. I. Interference, Nuisance, or Hazard —The use will not produce heat, glare, radiation, or fumes that substantially interfere with the existing use of the adjoining property or that constitutes a public nuisance or hazard. i" Concealing and Screening — Based on the location and topography of the lot, additional privacy fence, berms and vegetation, the property is well screened from adjacent properties.