HomeMy WebLinkAbout1.16 Impact Analysis ReportCML ENGINEERING LAND SURVEYING
An Employee -Owned Company
November 15, 2016
Revised December 29, 2016
Garfield County
Building & Planning Department
108 8h St. Suite 401
Glenwood Springs, CO 81601
RE: Land Use Change Application- Small Contractor's Yard Impact Analysis Report
Parcel 1 Rifle Village South Filing 1 Amended Plat
The following list a partially covered in the project narrative:
Adjacent Land Use
The contractor's yard site sits on a Rural zoned parcel which will likely never support a
residence due to the poor soils.
I-70 right-of-way is about 830' north of the yard and the Colorado River is about 1700' feet to
the northeast of the yard.
A gas pad is located about 480' to the east of the yard on the Piceance Energy property.
The existing developed Rifle Village South Subdivision begins about 700' to the west of the
yard and development expansion in between is unlikely due to the soils that are prone to
subsidence.
The developed rural lots, Parcel 3 and 4, directly south of Parcel 1 (115' south of the yard) are
home to the applicants. As you continue south there are other portions of the Rifle Village
South development with medium density zoning.
Site Features
The majority of the site slopes to the north with a slope of 2-8%. There is a deep draw on the
west side of the proposed yard that sits 7-25 feet below the upper bench of the property. A
steep ramp allows for 4WD vehicles to access this lower draw. A man made ski pond is
located about 420' to the northwest of the proposed yard and at an elevation of 65' lower than
the yard. There are no surface water features on Parcel 1.
Soil Characteristics
See Tab 6.
1517 BLAKE AVENUE, SUITE 101
GLENWOOD SPRINGS, CO 81 601
970.9458676•PHONE
970.945.2555 • FAX
WWW.HCENG.COM
Geolo r and Hazard
See Tab C.
Groundwater and A uifer Recharge Area
The site will have no effect on the groundwater, flow patterns, and pollutant levels with the
proper management of the property to meet State guidelines.
Environmental Impact
The vegetation on the site is a mix of sage brush and weeds with poor coverage on most of the
area. The applicant is proposing the reseeding of the distrurbed land outside of the areas of
vehicular traffic with a dry seed mix that will be placed upon completion of the grading and
then annually until the revegetation has returned to its existing coverage.
The project will have no impact on wildlife. There will be no significant increase in
impervious area and no security fencing will be placed.
Nuisance
The site will be maintained by the owner of Parcel 1 who lives on Parcel 4 to the south. The
operation of the contractor's yard will be limited to the storing of equipment and materials.
The site will not include a shop where smoke, dust, and vibrations would be created other than
the infrequent deliveries and departures of materials.
Noise shall not exceed State noise standards pursuant to C. R. S., Article 12, Title 25, unless the
use is regulated by the COGCC. In this case, the use shall be subject to COGCC rules in
regard to noise abatement.
Hours of Operation
The applicant will observe the 7AM to 7PM Monday to Saturday activity limits.
Sincerely,
v6
Daniel R. Dennison, P.E.
Project Manager
HIGH COUNTRY ENGINEERING, INC.