Loading...
HomeMy WebLinkAbout1.20 Impact AnalysisIMPACT ANALYSIS 1. Adjacent Land Use. Adjacent land use is commercial and industrial with the immediately adjacent property being used as storage of automobiles, trucks, recreational vehicles and boats and then structural self-storage units. The property to the east is used for storage of excavation equipment by Ed Walters Excavating. The property to the south (across Cattle Creek) is the Rudd complex which houses a number of commercial businesses, including but not limited to a glass company and Old Towne moving and storage, which also includes a party rental division.. The closest residential use is approximately ½ mile from the subject site. 2. Site Features. The land is currently developed and there shall be no further disturbance due to this proposed use. The existing topography of the subject site is very flat at approximately 2% and was previously raised to an elevation above the 100-year floodplain, graded and surfaced with gravels. The previous regrading produced a fill slope of 2:1 below the site down to the creek bed. The proposed tanks will be installed at least 20-feet away from the top of the bank, which as previously mentioned is above the 100-year floodplain. Access to the site will be maintained from County Road #113 via an existing gravel driveway which is gated near the County Road (information provided for by Deric Walter at Boundaries Unlimited). Please see attached Floodplain / Topo Map prepared by Jeff Tuttle of Tuttle Surveying Services. 3. Soil Characteristics. The land is currently developed and there shall be no further disturbance due to this proposed use. Pursuant to the Soil Hazard Profile for Areas 1, 2 and 3 in Garfield County, Colorado the subject property generally has no soil hazard but portions may contain moderate soil hazard. Please see attached letter dated November 4, 2016 from Daniel E. Hardin of H-P Kumar as to the sufficiency of the soils. 4. Geology and Hazard. The land is currently developed and there shall be no further disturbance due to this proposed use. Pursuant to the Slope Hazard Map for Study Areas 1, 2, and 3 in Garfield County, Colorado the subject property has no slope hazard. Please see attached letter dated November 4, 2016 from Daniel E. Hardin of H-P Kumar as to the sufficiency of the location. 5. Groundwater and Aquifer Recharge Areas. Not applicable to this proposed use. 6. Environmental Impacts. The land is currently developed and there shall be no further disturbance due to this proposed use. The site has and will be fenced at numerous locations and the proposed improvements will not disturb any additional vegetation or substantially alter the topography. The proposed fencing also will not prevent animal migration along the Cattle Creek corridor. 7. Nuisance. The proposed use will not cause any generation of smoke, glare or other emanations. There may be minimal dust, noise or vibration due to truck traffic. Small amounts of propane are released in normal operations according to standard procedures and compliance with Pamphlet 58 when it is required to bleed the line. The amount released is negligible and will not pass further than the property line. See additional description attached regarding the handling of complaints. 8. Hours of Operation. The proposed use will be utilized seven days a week generally during normal business hours as described in the traffic estimates in the Request for Waiver from Submittal of Traffic Study. It is possible that a truck may be required to enter the site after hours based on their CDL required rest times. It is also possible that Applicant’s staff may be required to access the site after hours to handle occasional delivery traffic or handle any complaints. HANDLING OF COMPLAINTS Receive a complaint of noise, smoke, dust, vibration, smell, etc: 1. Obtain the name, address and contact information of the complainant. 2. Verify the date, time and place, and a description of the event with the complainant. 3. Investigate the facts of the complaint: a. Was the company proximate to the complaint? b. Were the personnel and/or equipment of the company or assigns present at the date, time and place that the event took place? c. If so, was the activity within the scope of normal business? Were all company policies and procedures followed? Was all equipment in proper operating condition? 4. If all these conditions are met. The complaint is valid and the responsibility of the company. a. What actions or corrections can be implemented to prevent the same from occurring again? b. Different procedures, different scheduling, equipment repair/replacement, etc. c. Institute the corrections and communicate with the complainant of the action taken. 5. If the company or it's assigns were NOT responsible for the event, communicate such to the complainant. 6. Retain documentation. ADDITIONAL INFORMATION TO IMPACT ANALYSIS • The access and driveway will be shared by the Applicant and Ed Walters Excavation. No other guests or customers of the larger property (self storage) will be using the access or the driveway. The driveway does not extend to the west but there is an existing gravel parking area. What are the other uses on the 11 acre site and how will those uses interact with or impact the proposed use? As provided in the Impact Analysis, the other uses on the site are commercial and industrial with the immediately adjacent property to the west being used as storage of automobiles, trucks, recreational vehicles and boats and then further west being structural self- storage units. The property to the east is used for storage of excavation equipment by Ed Walters Excavating. The property to the south(across Cattle Creek), although not in the overall 11 acre site, is the Rudd complex which houses a number of commercial businesses, including but not limited to a glass company and Old Towne moving and storage, which also includes a party rental division. The Applicant’s use will interact only with the use of Ed Walters Excavation, and then, only to the extent that an Applicant’s vehicle is attempting to enter or leave the site at the same time as an Ed Walters Excavation vehicle. The Applicant anticipates that this would be a rare occasion based on the low number of vehicles described in the traffic study. If it does occur, the drivers will work together to efficiently move the vehicles to ensure safe ingress and egress. The public and customers of the self-storage will not be utilizing the access intended for the proposed site and there are no anticipated impacts of or with the self-storage units or its customers. The site will be secured by a fence and there should be no interaction or interference of the proposed the site with other uses on the overall property, or of other uses on the proposed site. • Unlike petroleum, LPG will not “spill” (unless it is -44 degrees F or colder) because it immediately vaporizes if released. Requirements to handle any release of LPG are included in the Fire Safety Analysis Manual and the Operations and Maintenance Manual included in the application. • The construction of the saddles that will hold the propane tank will satisfy practices that minimize flood damage and shall be anchored to prevent flotation. Each saddle is integrated into a 6’ x 10’ precast slab of concrete that will be backfilled and covered with the bottom of the storage tank positioned 4’ above the ground. The proposed site is out of the floodplain area and the construction of the saddles will raise the tank even higher as a precaution. The specifications of the saddles are included in this application.