HomeMy WebLinkAbout1.13 Impact AnalysisPART 6
IMPACT ANALYSIS with PRELIMINARY PLAN/PLAT
Sunlight Parkway Preliminary Plan/Plat Applica on
Where the proposed development will impact specific features of the site, the Applicant shall describe both
the existing conditions and the potential changes created by the project. The Impact Analysis shall include
a complete description of 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:
Item 1: Adjacent Land Use
Existing land uses adjacent to the Sunlight Parkway Preliminary Plan/Plat are all zoned as Rural, and
mainly occupied by single family residences. Current property sizes around this proposed PUD (within
1/2, a mile) range from .8 acre lots to 3.3 acre lots. The average size of the proposed lots for the
Sunlight Parkway Preliminary Plan/Plat is approximately. 73 acres. Factoring-in that the proposed
structures will be duplexes, there will be 1 structure per 2 lots ... which is essentially 1 structure per
1.46 acres. The visual impact of structures vs. land on this PUD will be comparable and consistent to
existing properties along this section of 4 Mile Road.
Item 2: Site Features
The existing 8. 77 acre property can be broken-down into 3 different area. The densely vegetated 1 acre
strip of land, including tall trees and thick shrubs, paralleling 4 Mile Road will remain and serve as a buffer
between new development and the existing County Road and adjacent properties. The center of this
property (roughly 4.1 acres), which is relatively flat and free of significant vegetation, will serve as the area
mainly effected by development... which will include a new street and 6 new structures. The heavily
vegetated 3.6 acre area beyond the developable area, will remain untouched due to the steep slope of
the existing grade.
Item 3: Soil Characteristics
The existing soil, at the area to be developed, is in large part imported fill, while the remainder of the
property is natural and undisturbed. Prior to the construction of any structure, soils engineers will properly
analyze and test the existing soils conditions so that they can give recommendations as how to best build
on the site.
Item 4: Geology and Hazards
Per a letter dated 1/28/2019 from Kevin McCoy (Engineering Geologist with the Colorado Geological
Society), in reference to this property, Mr. McCoy states:
'The subject parcel is located at the toe of a steep rocky slope. Mapped colluvium and debris flow deposits
(Kirkham et al., 2014; CGS OF-14-14} indicate the potential for rockfall and/or debris flows; these deposits
may also be subject to collapse/hydro-compaction. Additionally, the parcel is located within the
Carbondale Collapse Center, an area that is subject to evaporite-related sinkholes. These hazards should
be manageable if properly evaluated and designed for. The CGS recommends that geotechnical and/or
geologic hazards investigations for future development at the parcel include (but not be limited to)
evaluation of these anticipated hazards. '
All future improvements to the lots will be implemented, per the Colorado Geological Society's Review, in
order to meet county requirements.
Item 5: Groundwater and Aquifer Recharge Areas
Soils report is included elsewhere in this submittal.
Item 6: Environmental Impacts
The major portion of construction and development will occur at the center of the property which is
currently void of vegetation. The large areas of dense vegetation (east and west sides of the property)
will remain unchanged and unaffected by development of this property.
Item 7: Nuisance
The proposed development will have no out-of-the-ordinary impacts to the neighboring properties as
it relates to generated noise, vapors, dust, smoke… The proposed use, and density of the use, will be
very comparable to other residential developments up and down the 4 Mile corridor.
Item 8: Hours of Operation
Not applicable. The proposed development will be residential use, no commercial operations will be
part of this application.