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Home My WebLink About1.05 Impact Analysis8. Impact Analysis (pursuant to Section 4-203.G) Adjacent Land Use Information from the Garfield County Assessor and satellite imagery were used to identify existing land uses on properties within 1,500' of the subject property. Table 8 provides a listing of those existing uses. Existing land uses within 1,500' of the subject property are also shown on a map included in Appendix E. Table 8. Existing Land Uses within 1,500' of the Subject Property Parcel Owner of Record Existing Land Use 218933300036 218932100032 239105200255 239105400233 218933301002 239104200217 218931400039 218933300037 218933301001 218933301003 239105400231 218933400022 239104100107 218932400030 218932400038 218932400040 239105400216 239104200249 239105100232 239104200262 239104300263 Dean Bacon Coulter Creek Valley Ranch LLLP Coulter Creek Valley Ranch LLLP James Griffith Wendy Hayden Robert Holmes JG Real Property LLC Sarah McNulty Alison Ortmann and Joshua White Alison Ortmann and Joshua White John and Dawn Osterhus Gertrude Peet Family Trust Gertrude Peet Family Trust James and Hensley Peterson Charles Restivo Charles Restivo Sydney Rowan Trust Agreement Shippees Draw LLC Josh Sunshine and Brandy Family Trust Lorrie Wright Lorrie Wright Single -Family Residential Agricultural Single -Family Residential and Agricultural Single -Family Residential Single -Family Residential and Agricultural Single -Family Residential and Agricultural Single -Family Residential and Agricultural Rural Lands with Conservation Easements Single -Family Residential Vacant Land (Zoned Rural (R)) Single -Family Residential and Agricultural Vacant Land (Zoned Rural (R)) Vacant Land (Zoned Rural (R)) Single -Family Residential and Agricultural Agricultural Agricultural Vacant Land (Zoned Rural (R)) Single -Family Residential and Agricultural Vacant Land (Zoned Rural (R)) Vacant Land (Zoned Rural (R)) Vacant Land (Zoned Rural (R)) Many of the neighboring properties have, or have the potential to be developed with, single-family residences and associated uses. This is evidence that single-family development is appropriate in this part of Garfield County and that residential uses on the proposed lot are compatible with adjacent land uses. 38 Site Features Lot 1 is located west of Shippees Draw in the Mill Creek -Cattle Creek Watershed (HUC12 = 140100040902). There are no surface water or wetland features on the lot (refer to the Drainage Map included in this application). Based on the depths of the on-site well (190 feet), wells on neighboring properties (240 and 280 feet) and Soil Survey data from the Natural Resources Conservation Service (NRCS), which indicates that the depth to the water table is greater than 80 inches, it does not appear that Lot 1 is subject to areas of high ground water. Topography Lot 1 lies in a natural basin with excellent southern exposure and views of Mt. Sopris and the Elk Mountain Range (refer to images 4 and 5 below). The elevations of Lot 1 range between approximately 7,410 and 7,520 feet. Slope conditions on Lot 1 are shown on the Site Plan included in this application. Image 4. Google Earth Terrain Model of Lot 1 Image 5. View of Mt. Sopris and the Elk Mountain Range from Lot 1 39 Vegetative Coverage A study of the site prepared by Colorado Wildlife Science, LLC in 2009, a study of the site prepared by West Elks Ecological Consulting in 2014 (refer to Appendix E), and on-site observations identified the following vegetation on the property: ■ Gambel Oak ■ Service Berry ■ Sagebrush ■ Rabbit Brush ■ Native Grasses ■ Limited Pinyon Pine and Juniper Satellite imagery, maps included in the study by Colorado Wildlife Science, LLC (refer to Appendix E), on- site observations and ArcGIS analytical tools were used to approximate the vegetative cover on Lot 1. This analysis identified roughly 3.62 -acres (36.2%) of Gambel Oak Mixed Montane Shrubland and roughly 6.24 -acres (62.4%) of Mountain Big Sagebrush Dominated Shrubland. The existing graveled access road covers the remaining 0.14 -acres (1.4%) of Lot 1. Refer to the Drainage Map included in this application for the approximate location of the Gambel Oak Mixed Montane Shrubland and Mountain Big Sagebrush Dominated Shrubland areas identified on the proposed lot. According to the study prepared by both the Colorado Wildlife Science, LLC and West Elks Ecological Consulting, Lot 1 is virtually devoid of noxious weeds. Areas of noxious weed have been identified along County Road 113 and are actively managed on and adjacent to the graveled access road. Existing Improvements There are limited improvements on the proposed lot (refer to the Site Plan included in this application): ■ Graveled access road ■ Primitive driveway ■ Well ■ Portions of fencing along the northern property boundary Local Climate Lot 1 is situated at approximately 7,410 to 7,520 feet above sea -level. Local climate information relevant to the proposed lot is provided in Table 9. The weather averages provided in Table 9 are for Glenwood Springs, Colorado and were obtained from www.usclimatedata.com. Table 9. Local Climate Annual high temperature 60.9°F Annual low temperature 33.1°F Average temperature 47°F Average annual rainfall 17.17 inches Average annual snowfall 45 inches 40 Soil Characteristics Soil Survey data obtained from the NRCS indicate that soils on Lot 1 include: • Torriorthents-Camborthids-Rock outcrop complex ( 6-65% slopes), which comprises approximately 66.0% (6.6 -acres) of the lot. • Showalter-Morval complex (15-25% slopes), which comprises approximately 30.4% (3.04 -acres) of the lot. • Jerry loam (25-65% slopes), which comprises approximately 3.6% (0.36 -acres) of the lot. Map 5 below, depicts the approximate distribution of these soils on Lot 1. Map 5. Lot 1 Soil Characteristics 7490 7530 ISa° _ O' 7525 7535 7 K .1485 �4> lye - -_ - - — ?Sr),j° ?S 710 104 TORRIORTHENTS- JERRY LOAM CAMSORTHIDS-ROCK {25-65% SLOPES} OUTCROP COMPLEX .'493 (6-65% SLOPES) LOT 1 Albt - +/ 10.03 -ACRES 7455—_ -7445 — L 95 SHOWALTER- ON-5ITE WELL MORVAL COMPLEX (15-25% SLOPES) . L_ _ __ ,� m u _],its Source: Esri, DigitalClobe, GeoEye, Earthstar Geographies; CNES/Airbus DS, USDA, USGS, AeroGRft °I:GN, and the GIS User �h7-PP n I ntt 11 . 7430 7427 7475 7475 7440 7465 7435 Corn munity Soil Characteristics Map Existing Conditions Map Created: February 8, 2019 500 feet 4 N According to the NRCS Soil Survey data, the soils on the lot have characteristics that could influence the design and construction of improvements on the lot. It is important to note that the information provided by the NRCS is intended for land use planning, for evaluating land use alternatives, and for planning site investigations prior to design and construction. The information has limitations. For example, estimates and other data generally apply only to that part of the soil between the surface and a depth of 5 to 7 feet. Because of the map scale, small areas of different soils may be included within the mapped areas of a specific soil. The information provided by the NRCS is not site specific and does not eliminate the need for on-site investigation of the soils or for testing and analysis by personnel experienced in the design and construction of engineering works. 41 Table 10. Soils that may Affect the Design of a Dwelling with a Basement Map Unit Symbol Map Unit Name Rating Class Limiting Features % of Map Unit Torriorthents-Camborthids-Rock outcrop complex (6-65% slopes) 104 Torriorthents Very limited • Depth to hard bedrock • Slope 45% 104 Camborthids Very limited ■ Depth to hard bedrock • Slope • Shrink -swell 20% 104 Other soils Not rated 20% 104 Rock outcrop Not rated 15% Showalter-Morval complex (15-25% slopes) 95 Showalter Very limited ■ Slope • Large stones • Shrink -swell 45% 95 Morval Very limited • Slope 35% 95 Other soils Not rated 20% Jerry loam (25-65% slopes) 64 Jerry Very limited ■ Slope • Shrink -swell 85% 64 Other soils Not rated 15% Table 11. Soils that may Affect the Design of a Dwelling without a Basement Map Unit Symbol Map Unit Name Rating Class Limiting Features % of Map Unit Torriorthents-Camborthids-Rock outcrop complex (6-65% slopes) 104 Torriorthents Very limited • Depth to hard bedrock • Slope 45% 104 Camborthids Very limited ■ Depth to hard bedrock • Slope • Shrink -swell 20% 104 Other Soils Not rated 20% 104 Rock outcrop Not rated 15% Showalter-Morval complex (15-25% slopes) 95 Showalter Very limited ■ Slope • Large stones • Shrink -swell 45% 95 Morval Very limited • Slope 35% 95 Other soils Not Rated 20% Jerry loam (25-65% slopes) 64 Jerry Very limited � Slope Shrink -swell 85% 64 Other soils Not rated 15% Table 12. Soils that may Affect the Design of Septic Tank Absorption Fields Map Unit Symbol Map Unit Name Rating Class Limiting Features % of Map Unit Torriorthents-Camborthids-Rock outcrop complex (6-65% slopes) 104 Torriorthents Very limited • Depth to bed rock ■ Slope • Slow water movement 45% 104 Camborthids Very limited • Depth to bedrock • Slope • Slow water movement 20% 42 Map Unit Symbol Map Unit Name Rating Class Limiting Features % of Map Unit Torriorthents-Camborthids-Rock outcrop complex (6-65% slopes) 104 Other soils Not rated Showalter-Morval complex (15-25% slopes) 20% 104 Rock outcrop Not rated Low 15% Showalter-Morval complex (15-25% slopes) 95 Showalter Very limited • Slow water movement • Slope ■ Large stones 45% 95 Morval Very limited • Slow water movement • Slope 35% 95 Other soils Not rated 20% Jerry loam (25-65% slopes) 64 Jerry Very limited • Slow water movement • Slope 85% 64 Other soils Not rated 15% Table 13. Risk of Concrete Corrosion Map Unit Symbol Map Unit Name Concrete Corrosion Rating % of Lot (approximate) 104 Torriorthents-Camborthids-Rock outcrop complex (6-65% slopes) Low 66.0% 95 Showalter-Morval complex (15-25% slopes) Low 30.4% 64 64 -Jerry loam (25-65% slopes) Low 3.6% Table 14. Risk of Steel Corrosion Map Unit Symbol Map Unit Name Concrete Corrosion Rating % of Lot (approximate) 104 Torriorthents-Camborthids-Rock outcrop complex (6-65% slopes) Moderate 66.0% 95 Showalter-Morval complex (15-25% slopes) Moderate 30.4% 64 64 - Jerry loam (25-65% slopes) Moderate 3.6% Geology and Hazard The CGS Colorado Landslide Inventory identifies a mapped landslide on the western portion of Lot 1. Refer to the Site Plan included in this application. The applicant is not proposing improvements in this area as part of this application. Furthermore, it is not anticipated that the lot owner(s) will pursue improvements on this portion of Lot 1. However, in the event this does occur, the lot owner(s) will be responsible for ensuring that said improvements conform to the applicable requirements of Section 7- 207. Slopes that exceed 20% have been identified on Lot 1. Refer to the Site Plan included in this application. The applicant is not proposing improvements on Lot 1 as part of this application. If the lot owner(s) elects to pursue improvements on portions of Lot 1 with slopes greater than 20%, they will be responsible for ensuring that they are constructed in conformance with the applicable requirements of Section 7-207. Soil Survey data from the National Resource Conservation Service (NRCS) indicates that corrosive soils and expansive soils may be present on Lot 1. The lot owner(s) will be responsible for obtaining a site- specific geotechnical evaluation that provides recommendations specific to the actual soil conditions 43 encountered on the proposed lot. The lot owner(s) will also be responsible for having a foundation design prepared by a qualified licensed professional engineer that is suitable for the soil conditions identified. Groundwater and Aquifer Recharge Areas Floodplains The location of the proposed lot above active waterways results in minimal risk of flooding. Lot 1 is situated approximately 600 feet to the west of the nearest stream/river and the lowest point on Lot 1 sits at an elevation roughly 110 feet above that of the stream/river. Lot 1 is located in the Flood Insurance Rate Map (FIRM) panel 0802051500B. Pursuant to the FIRM Index for unincorporated Garfield County, FIRM panel 0802051500B is "not printed" and all land within the panel is classified as Zone D. According to the Federal Emergency Management Agency (FEMA), "The Zone D designation is used for areas where there are possible but undetermined flood hazards, as no analysis of flood hazards has been conducted." Waste Disposal NRCS Soil Survey information indicates that the soil characteristics of Lot 1 may limit the use of a conventional OWTS. Use of an alternative OWTS may be necessary. However, the residential property immediately to the east of Lot 1 (parcel # 218933300036) installed and operates a conventional OWTS (septic tank and absorption trench, bed or pit). Refer to the Garfield County Building and Sanitation Department Septic Permit (#2765) included on the following pages. NRCS Soil Survey information indicates that soil characteristics on the neighboring property (Torriorthents-Camborthids-Rock outcrop complex (6-65 % slopes)) are similar to those on the proposed lot. The lot owner(s) will be responsible for obtaining a site-specific geotechnical evaluation that provides recommendations for the type(s) of OWTS best -suited for Lot 1. Furthermore, if necessary, the lot owner(s) will be responsible for having a qualified licensed professional engineer design the OWTS to be constructed on Lot 1. Surface Runoff, Stream Flow and Groundwater It is anticipated that there will be minimal increase in stormwater runoff resulting from construction of a single dwelling unit, graveled driveway and landscaping on Lot 1. Much of the native vegetation on the property is expected to remain undisturbed. Therefore, there should be ample opportunity to filter stormwater through on-site vegetation and remove pollutants before runoff enters the nearest receiving water body. There is also opportunity to install drainage and water quality features, such as vegetated swales, on Lot 1 that could help to further ensure that stormwater leaving the site won't adversely impact nearby waterways. The lot owner(s) will be responsible for integrating the appropriate drainage and water quality features with their drainage and stormwater management plans to be submitted to the County at time of building permit. Based on the depth of the on-site well (190 feet), the depths of wells on neighboring properties (240 and 280 feet) and Soil Survey data from the Natural Resources Conservation Service (NRCS), which indicates that the depth to the water table is greater than 80 inches, it does not appear that Lot 1 is subject to areas of high ground water. Therefore, it is expected that there is minimal risk of any pollutants on Lot 1 seeping into the ground and contaminating the underlying water table. 44 Garfield County Building and Sanitation Department Septic Permit (#2765) issued for Neighboring Property j, 4,-• • GARFIELD COUNTY BUILDING AND SANITATION DEPARTMENT Permit 109 Bth Street Suite 303 Glenwood Springs, Colorado 81601 Phone (303) 9454212 INDIV?i UAL SEWAGE DISPOSAL PERMIT PROPERTY 2765 Assessor's Parcel No. This does not constitute a building or use permit, Owner's Name Rusisell Sanders Present Address _ P.O. Box 657, G.S. Phohe 379..9318 System Location County Road 113, Carbondale Legal Description of Assessor's Parcel No. f e+C- t•:__ o S /Q706 V ro SYSTEM DESIGN or ioit7 r` C3� �•Cc i SO 0 Septic Tank Capacity (gallon) Other 1 a i r `"ff 1 f Percolation Rate (minutesfinch) Number of Bedrooms (or other) 5 P r E CC 3 Py Required Absorption Area - See Attached N Special Setback Requirements: Date inspector FINAL SYSTEM INSPECTION AND APPROVAL lag Installed) Gall for Inspection (24 hours notice) Before Covering Installation U ai System`Installer ) A AA A Septic Tank Capacity (' L) ' v r / c•M f /t•c Septic Tank Manufacturer or Trade Name LQ� �kr,fQ Septic Tank Access within 6" of surface t� Absorption Area 21 IS• ?fr) 3,Eo C. Absorption Ares Type and/or Manufacturer or Trade Name 0�l (� Adequate compliance with County and Slate regulations/requirements 1..... ---- Other Date ' 1 — Z 1 ` CfrT g Inspector A LA A f 0' { () RENN WITH RECEIPT RECORDS AT CONSTRUCTION $ITE I *CONDITIONS: '} 1. • All installation mu$$t�Q nply with ell requirementsof the Colorado State Board of HeallnlIridlviduatIewage Disposal Systeme Chapter 25, Article 10 INR.S'1978, Revised 1694. 2. Thle permit Is valid ontyfor connection t0 structures which have tufty complied with County zoning and building requirements. Con- nection to or use with any dwelling or structures not approved by the Budding and Zoning of shalt autometicatty be aviotattOn or a requirement of the permit and cause for both legal action and revocation of the permit. 3. Any person who constructs,alters, or lestalis an Individual sewage disposal system In a manner which involves a knowing and material variation from the terms or specifications contained In the application of permit commit& a Class]. Petty Offense (650(00 fine--- 6 months In fall Or bath). White- APPLICANT Yellow - DEPARTMENT 45 INDIVIDI/AL SEWAGE DISPOSAL SYSTEM APPLICATION 'OWNER . - ADDRESS Ji -S- .m..76 %?d//3 P r ty PHONE '517?` 95/8 CONTRACTOR /L4.95$$(t /x'' ADDRESS 6 PERMIT REQUEST FOR PHONE '2 9 - 7$/8 NEW INSTALLATION ( ) ALTERATION ( ) REPAIR Attach separate sheets or report showing entire area with respect to surrounding areas, topography of area, habitable building, location of potable water wells, soil percolation test holes, soil profiles in test holes (See page 4). LOCATION OF PROPOSED FACILITY - Near what City of Town , 4114 -Ce• ev Size of Lot /9r /Z !#44. Legal Description or Address 7 ' DS /13 WASTES TYPE: ( ) DWELLING ( ) TRANSIENT USE ( ) COMMERCIAL OR INDUSTRIAL ( ) NON-DOMESTIC WASTES ( ) OTHER - DESCRIBE BUILDING OR SERVICE TYPE: 51%L C Number of Bedrooms ' Number of Persons Z (,) Garbage Grinder ( ) Automatic Washer Dishwasher SOURCE AND TYPE OF WATER SUPPLY: (X WELL ( ) SPRING ( ) STREAM OR CREEK If supplied by Comrrtunity Water, give name of supplier: DISTANCE TO NEAREST COMMUNITY SEWER SYSTEM: ' &fix 6441te Was an effort made to connect to the Community System? AtkiG 4 cite plan is required to be submitted that indicates the following MINLMUt_distances• Leach Field to Well: 100 feet Septic Tank to Well: 50 feet Leach Field to Irrigation Ditches, Stream or Water Course: 50 feet Sepik System to Property Lines: 10 feet YOUR INDIVIDUAL SEWAGE DISPOSAL SYSTEM PERMIT WILL NOT BE ISSUED WITHOUT A SITE PLAN. GROUND CONDITIONS: Depth to first Ground Water Table Percent Ground Slope 1 �et 46 2 • TYPE OF INDIVIDUAL SEWAGE DISPOSAL SYSTEM PROPOSED: ,(A SEPTIC TANK ( ) AERATION PLANT ( ) VAULT ( ) VAULT PRIVY ( ) COMPOSTING TOILET ( ) RECYCLING, POTABLE USE ( ) PIT PRIVY ( ) INCINERATION TOILET ( ) RECYCLING, OTHER USE ( ) CHEMICAL TOILET ( ) OTHER. - DESCRIBE FINAL DISPOSAL BY (10 ABSORPTION TRENCH, BED OR PIT ( ) EVAPOTRANSPIRATION ( ) UNDERGROUND DISPERSAL ( ) SAND FILTER ( ) ABOVE GROUND DISPERSAL ( ) WASTEWATER POND ( ) OTHER - DESCRIBE WILL EFFLUENT BE DISCHARGED DIRECTLY INTO WATERS OF THE STATE? it/0 PERCOLATION TEST RESULTS: (To be completed by Registered Professional Engineer, if the Engineer does the Percolation Test) Minutes per inch in hole No. I Minutes per inch in hole NO 3 Minutes per inch in hole No. 2 Minutes per inch in hole NO. Name, address and telephone of RPE who made soil absorption tests: Name, address and telephone of RPE responsible for design of the system: Applicant acknowledges that the completeness of the application is conditional upon such further mandatory and additional tests and reports as may be required by the local health department to be made and furnished by the applicant or by the local health department for purposed of the evaluation of the application, and the issuance of the permit is subject to such terms and conditions as deemed necessary to insure compliance with rules and regulations made, information and reports submitted herewith and required to be submitted by the applicant are or will be represented to be true and correct to the best of my knowledge and belief and are designed to be relied on by the local department of health in evaluating the same for purposes of issuing the permit applied for herein. I further understand that any falsification or misrepresentation may result in the denial of the application or revocation of any permit granted based upon said application and in legal action for perjury as provided by law. Signed LILL- Date ,2'>. PLEASE DRAW AN ACCURATE MAY TO YOUR PROPERTY!' 3 47 Environmental Impacts Long-term and short-term effect on flora and fauna The applicant is not proposing any improvements, as part of this application, that would have significant short-term or long-term effects on flora and fauna. Short-term impacts to flora may occur during the construction of improvements on Lot 1. The lot owner(s) will be responsible for the reclamation of areas disturbed by construction activities. The lot owner(s) will also be responsible for providing the County with any required reclamation information. Long-term impacts to flora resulting from improvements on Lot 1 will be minimal and similar to those of nearby residential properties. Substantial portions of Lot 1 will remain in a natural state, thereby preserving much of the existing flora. No plant species listed as endangered or threatened under the Federal Endangered Species Act, or known to be rare and/or imperiled, are known to occur on Lot 1. Effect on designated environmental resources, including critical wildlife habitat Colorado Parks and Wildlife (CPW) has identified severe winter range for Elk on a portion of Lot 1. This is shown on the following map. CPW defines severe winter range as "That part of the range of a species where 90% of the individuals are located when the annual snowpack is at its maximum and/or temperatures are at a minimum in the two worst winters out of ten. The winter of 1983-84 is a good example of a severe winter." No other critical wildlife habitat is identified on the proposed lot. Map 6. Colorado Parks and Wildlife —Severe Winter Range for Elk ELK - SEVERE WINTER RANGE SOURCE: CPW L T LOT 1 +/- 10.03 -ACRES PARCEL#: 218933300037 +/- 196.99 -ACRES a ELK - SEVERE WINTER RANGE I SOURCE: GPM, J � I Source: Esri Dig italGlo.be��eoEye,EaEarihstalr Geographics, CNE Airbus DS, USD, : USGS, AeroGRID, IGN, and the GIS User Community Critical Wildlife Habitat Map Elk - Severe Winter Range Map Created: February 8, 2019 I I 2,000 feet N 48 The combination of Lot l's acreage and limits on residential development allow for much of the 10 -acre lot to remain in a natural state, which in turn preserves much of the severe winter range for Elk. Furthermore, the majority of the +/- 196.99 -acre parent parcel is protected under conservation easements, which protect the bulk of the severe winter range for Elk in this part of Garfield County. The United States Fish and Wildlife Service does not identify any Critical Habitat, as defined under the Endangered Species Act, on Lot 1. Impacts on wildlife and domestic animals The applicant is not proposing any improvements that would adversely impact wildlife or domestic animals. The lot owner(s) will be responsible for ensuring that improvements on the proposed lot do not create hazardous attractions, alter existing native vegetation, block migration routes or use patterns or cause other disruptions for wildlife and/or domestic animals. Potential radiation hazard identified by the State or County Health Departments All of Garfield County is identified by the Environmental Protection Agency (EPA) as being located in Radon Zone 1. Radon Zone 1 is the designation used by the EPA for counties with predicted average indoor radon screening levels greater than 4 pCi/L. According to the Colorado Geological Survey (CGS), the remediation of radon is generally simple and inexpensive. Proper sealing and ventilation of foundations and basements will handle most soil hazards, and filtration and aeration of water will control most water hazards. The lot owner(s) will be responsible for designing and constructing a residence that is in conformance with the applicable County radon regulations. No other potential radiation hazards have been identified by State or County Health Departments on the subject property. Nuisance Residential development on Lot 1 will be similar to, and compatible with, land uses on adjacent properties. Refer to the list of adjacent land uses included in this application. Any vapor, dust, smoke, noise, glare or vibration, or other emanations associated with the proposed development will be minimal and comparable to other residential uses in the area. Hours of Operation Hours of operation are not applicable to the land uses on Lot 1. 9. Improvements Agreement (pursuant to Section 4-203.K) No public improvements are associated with this application. An Improvements Agreement is not necessary. 49