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HomeMy WebLinkAbout05 Impact AnalysisImpact Analysis 1.) Adjacent Land Use Adjacent land uses within a 1500 foot buffer of the permitee's parcel primarily consists of residential use and agricultural use. A commercial operation, offering cabin rentals, can be found to the north across Buford Rd. The development of the proposed campground will not alter any adjacent land uses. 2.) Site Features The plot under consideration for development, in its current state, is a flat grassy area that consists of 3 acres of land. Elk Creek runs to the west of the site and a defined slope, gaining 20 feet of elevation, to the east. A functioning alfalfa field sits further to the east, on top of the slope. A makeshift road currently provides vehicle access from the alfalfa field, above, down to the camping parcel. Where the road bottoms out, there is a rough, flat space that has been trodden by vehicles/machinery over time. This flat, open area will provide the necessary turn around space for both personal and emergency vehicles. Agriculture is the primary use for the property under consideration. The aforementioned alfalfa field plays a role throughout the year in feeding the livestock on the property. Lengths will be taken, in terms of access road layout, to ensure the continued utility of the field for feeding operations. In order to maintain the haying operation on the alfalfa field, the construction of the access road with take place along the perimeter and parallel the eastern and northern fence line of the field. Diligence will be used to ensure the required 35 foot set back from the typical high-water mark, but even so, some of the proposed campsites will sit within the floodplain of Elk Creek. Permanent fixtures within the floodplain may consist of tent pads, picnic tables, fire rings, and a pavilion. All fixtures will be secured to the ground to prevent from washing away in case of flooding. The topography can be seen in detail on the included site plan. 3.) Soil Characteristics As can be found in this excerpt from the Town of New Castle Parks, Open Space, and Trails Master Plan, "...bedrock is found to be several feet below the valley fill material. The soils are generally of silty clay and siltyclayie-loam, sometimes underlain by river alluvium of coarse sand and cobblestones. Prominent in the Area are the various `limbs' of the east -west trending steep ridges of the Grand Hogback, formed with nearly vertical layers of hard sandstone, shale and coal." The soils on site remain consistent with this description of the general terra firma and other river corridors around the New Castle area. The altering of native soils will be minimal. Silty clay is a moderately aerated soil that has medium absorption of water and such soils should be adequate in the disposal of subsequent stormwaters. Roadways running to and through the site are designed so sheet flow will be directed toward vegetated areas capable of absorbing flow levels. Straw bale barriers will be used for erosion control during construction, to prevent runoff of any kind from entering river. Redirection of runoff will be away from stream to appropriate vegetated dispersal zones. 4.) Geology and Hazard The geology of the surrounding area is dominated by the previously mentioned Hogback formations. These steep formations rise up above the proposed site approx. 1/4 mile to the southwest, but do not impose any hazards to the site. Contrariwise, the Grand Hogback formation may protect the campground from effects of severe weather moving through the region from the westerly direction. 5.) Groundwater and Aquifer Recharge Areas Upon review of the floodplain mapping provided by the county, the majority of the proposed area sits within the floodplain of Elk Creek. Campgrounds are a permitted use within the 100 - year floodplain. Developers plan on introducing a minimal amount of infrastructure to the area considered within the floodplain. Camping infrastructure pieces being analyzed for installation may include picnic tables, tent pads made up of 6"x 6" timbers with crusher fines, and metal/ concrete fire rings. All installations would be secured into the ground by fasteners of 12" depth or more. The proposed pavilion on site will be of open-air type, made up of no walls. This design should help mitigate flood damage risks to the structure. The footers of the structure will protrude at least 3 feet into the ground. The security of the installed infrastructure is important to cost savings and prevention of downstream hazards in case of significant flooding. The location of the proposed porta-toilets will be at the highest point of the camping area and farthest away from Elk Creek. This location was designated to help mitigate associated flood risks. Developers have retained a professional engineer to assist in preparation of floodplain permit application for Garfield County. Analysis of floodplain for permit application is underway. Effluent sewer will not be installed. Proper disposal of camp and human waste will be strictly enforced by campground employees. No waste of any kind will be allowed to be disposed of in stream flow. 6.) Environmental Impacts The current state of the parcel is in line with the historical agricultural use. The area where the proposed campsites will be positioned has previously been cleared of most vegetation except for numerous cottonwood trees. The trees will remain standing to provide habitat and tree canopy cover. There consists of a large pile of manure/ ranch waste near the NE corner of the site. This pile will be removed to utilize portions for fertilization and refilling a large hole dug on the site to its original grade. Also, numerous piles of refuse from decades of ranching can be found throughout the property. These multiple piles of garbage will be disposed of or recycled for future uses. There are also possible plans for trout habitat improvement projects on the stretch of Elk Creek bordering the campground. The current conditions of this stretch of Elk Creek are shallow and provide little to no cover for fish species to hide from predators. With assistance from the local Trout Unlimited Chapter and Colorado Parks and Wildlife Hatchery professionals in the area, slight alterations could be made to provide a more habitable stretch of water for multiple fish species. The possibility of human/ wildlife interaction is usually present while in a campground setting. The positioning of this parcel does a good job at allowing surrounding open space to ensure ease of movement for wildlife needing to circumnavigate the developed area. Developers will also work with CPW officials to promote and provide the best instructions to campers for avoiding wildlife conflicts and negative impacts to native species. The condition of the proposed site cannot be regarded as degraded, but it is also far from pristine. The goal of developers is to promote a sustainable biosphere that welcomes campers with a serene, lush environment to stay, as well as provide a space that is clean, hospitable, and allows unencumbered migrations of wildlife. Upon speaking with Brian Gray, Colorado Parks & Wildlife Officer, whom had specific knowledge of the parcel; he indicated his opinion is that the effects of the proposed primitive campground will be easily absorbed by the surrounding native habitat and this area is not considered critical wildlife habitat. He stated his official recommendation will be withheld until a full review of the permit is available. After a site visit carried out in November of 2018, Steve Anthony, Garfield County Vegetation Manager saw no indication of invasive flora. He did indicate the discovery, in years past, of an invasive Tamarisk species downstream from the site, and to keep an eye out for such growth. Overall, the current landowner of the parcel has a well established reputation for exemplary weed management which is intended to be carried on in the future. 7.) Nuisance The impacts to surrounding neighbors has been considered during planning stages and has subsequently led to the pursuit of a campground of a smaller scale consisting of approx. 8-10 primitive sites. The closest neighbor to the development site is approximately 610 feet to the north east. Dust, odors, gas, fumes, and glare shall not be emitted at levels that are reasonably objectionable to adjacent property. At times, there may be smoke from campfires, in permanent fire rings, at campsites. All fire regulations and restrictions will be properly observed and enforced by staff. Noise from campers and activities, shall not exceed the state noise standard pursuant to C.R.S., Article 12 of Title 25 and will be further mitigated through the enforcement of "quiet hours" from 10 P.M. to 6 A.M. All lighting, to be installed, will meet standard conditions outlined in Article 7-304 of the Garfield County Land Use and Development Code. Electric lighting in the proposed area will be minimal and directed downward and away from adjacent properties. 8.) Hours of Operation The campsites will be open for visitors from the months of May through October. Though the general nature of the operation necessitates functioning hours throughout the evening; staff on the property will be enforcing "quiet hours" throughout the property between 10:00 P.M. and 6:00 A.M.