HomeMy WebLinkAbout1.07 Response to submittal requirements) } RESPONSE TO SUBMITTAL REQUIREMENTS Article IV County regulations are shown in 11 point Italic font and the Applicant Responses to each requirement is presented in Bold 12 point font.
SECTION 4-502 A. Professional Qualifications. The following professionals have participated in the preparation of this application: Civil Engineer; water, wastewater, traffic & erosion
control. Deric Walter, Boundaries Unlimited Surveyor; existing conditions & site plans Jeff Tuttle, Tuttle Surveying Services Planning: Ron Liston, Land Design Partnership B. General
Application Materials. 1. Application Form. The GARCO standard application form signed by the property Owner I Applicant is included with this application (Tab 1). 2. Fees. A check for
$400.00 for the Planning review fee as determined by Staff, attached herewith. C. Maps and Plans. 1. General Requirements for Maps and Plans .. 2. Vicinity Map. (Tab 2). 3. Site Plan.
Site Plans at varying scale are included at Tab 5 b. Boundary lines: Shown on 200 scale Site Plan. c. Existing and proposed topographic contours: Shown on all site plans. d. Significant
on-site features: Features pertinent to the proposed use are shown on the site plans. e. Existing and proposed parking areas, driveways, emergency tum-outs and emergency tumarounds,
sidewalks and paths, shown by location and dimension. Features pertinent to the proposed use are shown on the site plans. f. Existing and proposed roads, railroad tracks, irrigation
ditches, fences and utility lines on or adjacent to the parcel, shown by location and dimension. Features pertinent to the proposed use are shown on the site plans. g. Uses and grantees
of all existing and proposed easements and rights-of-way on or adjacent to the parcel, shown by location and dimension. There is a private road access easements crossing the westerly
side of the property. Activities on the upper ridgeline operate under a lease agreement with the Owner. 1
) ) h. Area of the individual parcels, and the total square feet of existing buildings, driveways and parking area. There are individual parcels within the described property. i. Zone
district in which the site is located. The property is Zoned "Rural". j. Location and dimension of all structures, existing and proposed, and distance of structures from property lines.
Example dimensions on the 200 scale site plan show that the proposed building and activity areas are at a great distance from the property boundary. Footprint of all existing buildings
and potential expansions are shown on the 40 Scale Site Plan. k. Elevation drawings showing existing grade, finished grade, and height of the proposed structures above existing grade.
Proposed additions to the Visitor Center (Tram Terminal) will comply with County Building Height requirements. A cross section through the activity areas of the site is provided in Tab
5 to show the proposed use's general relationship to site terrain. I. DeSCription of the proposed wastewater treatment system, including location and size of leach field, sewer service
lines, and treatment facilities to serve the proposed use. Pertinent existing facilities are shown on the Existing Conditions Plan, Tab 3. No new wastewater facilities are proposed.
See the Boundaries Unlimited engineering report, Tab 7, for a more detailed discussion of the wastewater system treatment capacity. The existing wastewater System is comprised of two
2500 gallon septic tanks and one 7000 gallon storage tank where solids are eliminated. The restaurant has an additional 1500 gallon grease trap that removes grease prior to entering
the septic tank system. Currently, the septic tanks are cleaned out twice per year. After the water has been treated in the septic tanks the remaining gray water is transported in a
1.5 inch diameter line along the Tram towers to the municipal sewer system at the Tram base. During the winter months when the temperatures are too cold to pump, wastewater is treated
with the septic tanks and a permitted 2000 gallon per day leach field. The wastewater system was engineered by Boundaries Unlimited, Inc. and was installed per the engineered specifications
as documented by a letter from Boundaries Unlimited which can be found at Tab 7 of this application. m. DeSCription of the source and capacity of the water supply, including location
and size of well(s) and/or water lines to serve the proposed use. Pertinent existing facilities are shown on the Existing Conditions Plan, Tab 3. No new facilities are proposed. See
the Boundaries Unlimited engineering report, Tab 7, for a more detailed discussion of the water system capacity. 2
The existing water system includes a pumping station at the Tram base and a water line attached to the Tram towers. Municipal water is pumped up the water line to four 16,800 gallon
storage tanks that have been installed 140 vertical feet above the visitor's center. The water then gravity feeds to the visitor center through a six inch water main creating approximately
60 psi pressure. The water services all domestic and limited irrigation needs plus fire suppression in the visitor center. n. Location and size of signs for the purpose of identification,
advertising and traffic control. Public does not have vehicular access to the site. o. Additional information that may be reasonably requested by the Director to enable an adequate evaluation
of the proposal. None called for. 4. Erosion and Sediment Control Plan. The Erosion and Sediment Control Plan shall include the following elements. The existing and expanded use areas
are at great distance from the property boundary and there are no surrounding uses that could be significantly impacted by the erosion or sedimentation runoff from the site. The engineering
report by Boundaries Unlimited, Tab 7, discusses storm water runoff, management techniques where storm water is discharged to the surrounding terrain and Best management Practices regarding
disturbed areas. a. Site Map. A site map showing locations of any existing structures, waterbodies or hydrologic features on the site, including intermittent water features, wetlands
and the 100 year flood plain boundaries. There are no such features in close proximity to the existing or proposed activity areas. b. Drainage Structures. (1) Locations of existing and
proposed drainage structures or natural drainage features affecting site drainage on the parcel and within 100 feet adjacent to the site boundary, including: street gutters, storm sewers,
drainage channels and other water conveyance structures; and wetlands or other waterbodies receiving storm runoff from the site. The only drainage structures are existing culverts under
the access road which are cleaned annually. (2) Preliminary engineering design and construction features for drainage structures to be constructed. No specific drainage structures are
proposed at this time. Future minor drainage structures such as surface drains from the plaza area may be constructed in the future. Storm water runoff from activity areas will be dispersed
at multiple locations and where appropriate energy dissipation will be used to minimize any potential erosion. See the engineering report by Boundaries 3
) ) Unlimited, Tab 7, for discussion of Best management Practices. c. Topography. Shown on Site Plans and the Existing Conditions Map. d. Grading Plan. Grading plans of the various use
platforms are not pertinent at this time. The Boundaries Unlimited engineering report, Tab 7, describes Best Management Practices for reclamation and revegetation of disturbed areas
.. e. Soil Stockpile and Snow Storage Areas. No soil stockpile areas are proposed. Minimal snow storage is required. Critical wintertime pedestrian paths will be heated. f Drainage Plan.
See Introductory statement above and the Boundaries Unlimited engineering report, Tab 7. g. Equipment Storage Areas. Location of storage areas designated for equipment, fuel, lubricants,
chemical and waste storage with an explanation of spill containment structures. A maintenance area and building are shown on the Site Plan. There is bulk storage of 300 hundred gallons
of diesel fuel and 300 gallons of gasoline. These above grade tanks are within a containment structure. h. Temporary Roads. Location of temporary roads designed for use during the construction
period. There are no temporary roads proposed. Roadways constructed for equipment access to the proposed new cavern portal will become a permanent pedestrian walkway. i. Areas of Steep
Slope. Areas with slope of twenty (20) percent or greater shall be identified by location and percentage of slope, both for the existing site conditions and within the developed area.
Most activity areas occur on slopes less than 20 percent except for walkways and the smaller "available" use areas as shown on the Site Plan. The existing Alpine Slide crosses and relies
upon steeper slopes but the "above grade" installation resulted in very, very minimal impact on the native terrain. j. Construction Schedule. Glenwood Caverns Adventure Park is a tourism
program that is subject to constant renovation and change as necessary to stay current with the market to which it appeals. The Site Plan identifies all existing activity areas and also
several areas that are appropriate for future activities. These areas are labeled as "available" platforms. Practically speaking, there is no beginning or end to construction activity
at the site. There will likely be some level of "change" occurring at the site every year. Some years it may be very minor, other years more significant. Renovations, replacements and
new installations will occur at the location of the existing activity areas or the noted "available" sites. k. Permanent Stabilization. See Boundaries Unlimited engineering report, Tab
7 4
I. Erosion Control Measures. See Boundaries Unlimited engineering report, Tab 7 for Best Management Practices. m. Estimated Cost. There are no public improvements proposed. There is
no need to provide cost estimates. n. Calculations. Any calculations made for detennining rainfall, runoff, sizing any sediment basins, diversions, conveyance or detention/retention
facilities. See Boundaries Unlimited engineering report, Tab 7 o. A description of neighboring areas with regard to land use and existing pertinent features such as lakes, streams, structures,
roads, etc. The existing and proposed use areas are at significant distance from any neighboring uses or physical features that could be directly impacted by drainage or erosion. p.
A description of the stonnwater management planning concept for the site, including both structural and non-structural best management practices; See Boundaries Unlimited engineering
report, Tab 7 for Best Management Practices. q. Hydrologic, hydraulic and all other calculations used to size and design drainage facilities and/or structural BMPs; and, See Boundaries
Unlimited engineering report, Tab 7. r. Maintenance requirements for all proposed BMPs should be discussed including access, schedules, costs, and designation of a responsible party.
See Boundaries Unlimited engineering report, Tab 7 s. Copy of the Stormwater Management Plan application to CDPHE with date of submittal. See Boundaries Unlimited engineering report,
Tab 7. A CDPHE application will be submitted prior to site disturbance activities. \. Additional Information or Detail. Other information or data, and additional detail as may be reasonably
required by the Director. None required. u. Signature Blocks. Signature block for owner or legal agent acknowledging the review and acceptance of responsibility, and a signature and
stamped statement by the qualified individual acknowledging responsibility for the preparation of the Erosion and Sediment Control Plan. See engineering report at Tab 7. 5 Landscape
Plan. This Section waived by the Director. D. Land Suitability Analysis. The Land Suitability Analysis shall include the following infonnation, unless specifically waived by the Director.
1. Public Access to Site. The guests of the Glenwood Caverns Adventure Park, will be provided access to the activity areas by means of the Tram facility and shuttle buses. The access
roadway crosses some lands owned by the US. Government Included in this applications is documentation regarding the Bureau of Land Management easements granting the right to cross Federal
lands, see Tab 9. 2. Access to adjoining Roadways. Access to the public street, Traver Trail which then provides access to Hwy 6, is gained over a combination of 5
private and public (Transfer Trail) roadways. As stated in the previous paragraph, this road crosses Federal land. 3. Easements. See Previous two responses. 4. Topography and Slope.
Shown on the Existing Conditions Map and Site Plan. 5. Natural Features. Shown by topography on Existing Conditions Map. 6. Drainage Features. Shown by topography on Existing Conditions
Map. 7. Water. See engineering Boundaries Unlimited engineering report at Tab 7 and description in Section C. 3. m above. 8. Floodplain. Not Applicable 9. Soils. The existing and proposed
activity areas are underlain by bedrock with a shallow soil mantel. The existing wastewater leach field is located down slope from the primary activity areas where soils of greater depth
are found. See Boundaries Unlimited engineering report, Tab 7 for soil descriptions and also in section E. 4. below. 10. Hazards. Previous permitting reviews by Garfield County found
no natural hazards in the vicinity of the park. Those conditions have not changed. 11. Natural Habitat. The site is dominated by Pinion/Juniper forest with some scattered Gambels Oak
on the westerly slopes of the site. Down slope of the activity areas, particularly to the west, oak and some evergreens have been cleared under the guidance of the Colorado Forest Service
and the Glenwood Springs Fire Department creating Defensible Space to mitigate wildfire risk. The project was reviewed by Sonia Marzec with the Division of Wildlife in 2002 during the
special use permit amendment process. She made the following suggestions in a letter dated April 16, which were included as conditions of the 2007-67 Resolution approving the current
Special Use Permit 1. There shall be no outside storage of any trash or garbage anywhere within the property, with the exception of bear-proof containers. 2. Refuse kept in non bear-proof
containers should be kept within secure structures that are not likely to be broken into by bears. 3. There shall be no dumps or underground disposal of refuge on site. 4. Except for
bird feeders, the feeding, baiting, salting, or other means of attracting wildlife to the site is prohibited. 5. Bird feeders should be strategically placed to avoid being an enticement
for bears. 6
6. Tourists and other users to the site should be made aware of the local wildlife community by utilizing information provided by the Division of Wildlife. 12. Resource Areas. The existing
and proposed activity areas do not disturb any known or protected or Registered Archaeological, cultural, paleontological or historic resource areas. E. Impact Analysis. 1. Adjacent
Property Adjacent Property owners list is provided in Tab 1 2. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1500' radius are noted on the Existing
Conditions Map. 3. Site Features. Site features are shown with topography on the existing Conditions Plan. Tab 3 4. Soil Characteristic. The existing and proposed activity areas are
underlain by bedrock with a shallow soil mantel. The existing wastewater leach field is located down slope from the primary activity areas where soils of greater depth are found. The
Natural Resources Conservation Service Web Soil Survey mapping shows the soils west of the ridgeline to be primarily Jerry Loam; 12 to 50% slopes Soil Group Type-C, slow rate of water
transmission. East of the ridgeline is Torriorthentis-CamborthidsRock Outcrop complex; hydrologic soil group Type-D, very slow rate of water transmission. This broadly defined unit consists
of exposed sandstone and shale bedrock, loose stones and soils that are shallow to deep over sandstone, shale bedrock and stony basaltic alluvium. This complex occurs throughout the
general area. The rock outcropping is mainly Mesa Verde sandstone and Wasatch shale. Some areas are covered with basaltic boulders and stones. 5. Geology and Hazard. Previous permitting
reviews by Garfield County found no natural hazards in the vicinity of the park. Those conditions have not changed. 6. Effect on Existing Water Supply and Adequacy of Supply. Evaluation
of the effect of the proposed land use on the capacity of the source of water supply to meet existing and future domestic and agricultural reqUirements and meeting the adequate water
supply requirements of Section 7-104. See the Boundaries Unlimited Engineering Report located at Tab 7 of this application for a detailed description of the adequacy of the existing
water system relative to current and future user demands. 7. Effect on Groundwater and Aquifer Recharge Areas. 7
) The Owner/Applicant is very sensitive to the infiltration of storm water through the native soils and bedrock and into the caverns. No salts or chemicals are used on the plaza area
or walkways. Walkways to the caverns portal are paved and heated. Future paved walkways critical to pedestrian movement during winter months will also be heated. 8. Environmental Effects.
Determination of the existing environmental conditions on the parcel to be developed and the effects of development on those conditions, including: a. Determination of the long term
and short term effect on flora and fauna. Operation and maintenance activities at the facility are very careful to limit terrain and vegetation disturbance to the minimum necessary to
erect new attractions and activities. Guests are encouraged to remain on identified walkways. Care is taken that storm water runoff from the developed areas of the site do not contain
chemicals that could be harmful to vegetation or groundwater. b. Determination of the effect on significant archaeological, cultural, paleontological, historic resources. The caverns
themselves are the most important natural and historical feature of the site. To preserve and protect the caverns is of primary concern to the applicant while making the wonders and
educational value of the caverns accessible to the public. There are no other known archaeological or historical sites in the vicinity of the developed areas of the site. c. Determination
of the effect on deSignated environmental resources, including critical wildlife habitat. There were no significant impacts to wildlife identified in the 2002 review by the Colorado
Division of Wildlife. Recommendations by the DOW to help avoid creation of hazardous attractions are listed in section D. 11 above. d. Evaluation of any potential radiation hazard that
may have been identified by the State or County Health Departments. Evaluations conducted at the time of previous land use permit processes found no potential risk of radiation hazard.
e. Spill Prevention Control and Counter Measures plan, if applicable. On-site bulk storage of fuels is within spill containment structures .. 9. Traffic. Assessment of traffic impacts
based upon a traffic study prepared in compliance with Section 4-502(J). This application requests the increased use of buses and vans to transport guests up to the on-mountain Park
site from locations within the City of Glenwood Springs. This will result in a minimal increase in vehicle trips on Traver Trail and in turning movements at the intersection with Hwy
6. These increases do not require any improvements to the existing road systems nor do they alter the Level of Service category experienced on Traver Trail, Hwy 6 or Devereux Road. The
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increased bus usage will remain well within the 30 round trips allowed by the Applicant's Bureau of Land Management access easement A copy of that easement in contained in Tab 9 of this
application. Boundaries Unlimited provides a detailed discussion of traffic in their engineering report found in Tab 7 of this application. 10. Nuisance. Impacts on adjacent land from
generation of vapor, dust, smoke, noise, glare or vibration, or other emanations. The years of operation of the Glenwood Caverns Adventure Park fully validate the lack of any such impacts
on adjacent lands. 11. Reclamation Plan. See the Boundaries Unlimited engineering report in Tab 7 for reclamation procedures. F. Rezoning Justification Report. NA G. Statement of Appeal.
NA H. Development Agreement. NA I. Improvements Agreement (Resolution 2010-50). NA J. T raffie Study. See the paragraph E. 9 above and the Boundaries Unlimited Engineering report in
Tab 7. 9
\ RESPONSE TO STANDARDS CRITERIA Article VII County regulations are in 11 point Italic font and the Applicant Responses to each requirement is presented in Bold 12 point font. DIVISION
1 General Approval Standards for Land Use Change Permits SECTION 7-101 COMPLIANCE WITH ZONE DISTRICT USE RESTRICTIONS. The land use change complies with applicable zone district use
restrictions and regulations in Article 1/1, Zoning. The Use Table in Article III, Division 5 lists "Indoor Recreation" and "Outdoor Recreation" as uses requiring a Major Impact Review,
the procedure applied for by this Application. The proposed amendments to the existing Special Use Permit are compliant with the Rural Zone District use restrictions. SECTION 7-102 COMPLIANCE
WITH COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS. The previous Special use Permit found the activities and uses proposed for the Glenwood Caverns Adventure Park (Park) to be
in general conformance with the 2000 Garfield County Comprehensive Plan. The Comprehensive Plan 2030 expresses even greater support for tourismlrecreation based commercial uses throughout
the County. The proposed expanded activities at the Park are all of similar character to the existing Park attractions. Following are applicable Strategy and Actions found in Section
4 Economics, Employment and Tourism of the Comprehensive Plan 2030: 5. Where appropriate, encourage diverse tourism related development in order to sustain it as an economic and employment
base in Garfield County. The park offers a "one of a kind" tourism magnet which has experienced consistent growth in guest attendance. 6. Ensure that tourism development is compatible
with adjacent land uses and preserves the natural environment of the county. Over the past decade, the Park has proven itself to be of low impact to surrounding uses as well as the natural
environment. The proposed expansion of activities will have minimal increased impacts. 7. Encourage commercialltourism development in areas where existing infrastructure (water !wastewater
facilities) are currently available and where affordable housing is convenient. Located adjacent to the City of Glenwood Springs, the Park utilizes city water and sewer service and is
close to housing opportunities for employees and lodging for guests. 1
) Following Goal is from Section 5 Recreation, Open Space and Tourism of the Comprehensive Plan 2030: 3. Provide opportunities for the tourism industry to utilize recreational resources
as well as to preserve recreation resources for local access The Park is an excellent embodiment of this Goal. The Caverns have a long history of attracting locals and travelers to observe
this beautiful "wonder of nature". The Owner IApplicant has taken great care to preserve the delicate features of the "Fairy Caves" while making it readily available to the public. The
additional attractions at the Park are gently sited on the terrain, minimizing disruption of native vegetation and enhancing the opportunities for locals and tourist to relish in the
natural beauty and mountain vistas of the Colorado River and Roaring Fork Valleys. Approval of the expansion of the Park activities and attractions is a direct application of the following
Policy from the Recreation, Open Space and Tourism section of Comp Plan 2030. 5. Encourage development that contributes to the continuation and enhancement of commercial tourism in or
near recreation areas. SECTION 7-103 COMPATIBILITY. The nature, scale, and intensity of the proposed use are compatible with adjacent land uses and will not result in an adverse impact
to adjacent land. The Park was found to be compatibility by the previous Special Use Permit review and with several year of operation as a popular theme park, it has proven itself to
be compatible with the surrounding uses and the natural environment. SECTION 7-104 SUFFICIENT LEGAL AND PHYSICAL SOURCE OF WATER. Domestic and irrigation water are provided by the City
of Glenwood Springs. The Park's ability to purchase water from the City is documented in the Pre-Annexation Agreement found in Tab 9 SECTION 7-105 ADEQUATE WATER SUPPL Y. See Section
7-104 above. SECTION 7-106 ADEQUATE CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. Water: A general description of the existing water system serving the Park can be found in the
response to Article IV, Section 4-502 C. 3. m. found in this Tab. Conformation of the capacity of the existing system to serve the expanded Park guest occupancy is described in the Boundaries
Unlimited engineering report, Tab 7. 2
) Sewer: Article IV, Section 4-502 C. 3. I offers a general description of the Park's wastewater treatment system. The Pre-Annexation Agreement in Tab 9 documents the Park's right to
discharge wastewater into the City System on a fee basis. The Boundaries Unlimited engineering report , Tab 7, addresses the capacity of the existing wastewater system. SECTION 7-107
ADEQUATE PUBLIC UTILITIES. The City of Glenwood Springs provides electrical to both the on-mountain Park and to the Tram base. Both locations are supplied with three phase power and
have adequate supply for all requested additions. The City also provides fiber optics to the base and to the top of the tramway. Source Gas provides natural gas to both the top of the
mountain and at the tram base. Both locations have an adequate supply for the requested additions. CenturyLink provides phone service to both the on-mountain Park and the Tram base.
SECTION 7-108 ACCESS AND ROADWAYS. In 1999 when the Caverns first opened, visitors were transported to the caves by way of bus. The buses would pick up the guests at the Hotel Colorado
and transport them up Transfer Trail to the cave location. Glenwood Caverns obtained permits from the BlM to allow up to 30 round trips per day over the existing Federally owned roadway,
Transfer Trail. The BlM permit for these trips is include with this application at Tab 9. Also included are letters clarifying that this permit allows for winter use of the road and
also use by bikers and pedestrians to access the Park. Currently, access to the Glenwood Caverns Adventure Park (Park) is on the Iron Mountain Tramway. The tramway is 4300 feet long
with 1365 feet of elevation gain to the top of Iron Mountain. The tramway is a fixed grip pulse gondola where the cars and tram cable slow down at the top and bottom to allow loading.
Currently there are 4 pods of three tram cars. Since the tram cable slows down when people are loading, the pods that are halfway up and halfway down the line also slow down. The tram
was designed to add additional cars in pods of 3 cabins up to a total of 36 cars. The next enhancement will include adding two more pods of three tram cars. With this configuration,
the tramway would have two slowdown periods on the way up to the top. Adding cars beyond 18 would have a diminishing return due to the increased number of slow-downs required to load
the increased number of cabins. Current capacity on the tramway is 273 people per hour when the wind is calm. Unfortunately, when wind speeds increase to 30 3
) mph the tram must slow down and the capacity drops to 160 people per hour. With the requested increase of 6 additional tram cars the capacity will increase to 334 people per hour when
there is no wind and 214 people per hour with 30 mph winds. On the limited occasions when wind speeds reach 50 mph the tram must be shut down. Most visitors attend the Park between June
15th and August 15th with most people coming to the park between 10:00 in the morning and 2:00 in the afternoon. With the concentrated demand, sometimes the tramway has difficulty keeping
up with the incoming guests. Even with the additional tram cars, there will be long lines at the tram base during the peak times. With this in mind, Glenwood Caverns is requesting the
ability to expand the current limitation of emergency transportation when the Tram cannot be utilized to a use level limited only the current BLM permit. The Applicant projects only
about 15 trips per day during the busiest summer months with a peak hour being 4 trips. Up to 30 trips per day are authorized by the existing BLM permit The buses and vans would be used
for regular transportation between Memorial Day weekend and Labor Day weekend. During peak demand periods, buses could move 600 to 800 guest to the on mountain Park in an hour. The buses
and vans are always available to transport guests off the mountain when the Tram is required to shut down due to wind or lighting. Significant investment has been made over the years
in improvements to the access roadway including Transfer Trail by the Applicant including application of gravel and widening of narrow areas. Ongoing regular maintenance includes grading,
snow plowing, cleaning ditches, cleaning culverts, weed control, trash clean up and dust control. SECTION 7-109 NO SIGNIFICANT RISK FROM NATURAL HAZARDS. Previous permitting reviews
by Garfield County found no natural hazards in the vicinity of the park. Those conditions have not changed. DIVISION 2 General Resource Protection Standards for Land Use Change Permits
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SECTION 7-201 PROTECTION OF AGRICULTURAL LANDS. No agricultural lands are at risk. SECTION 7-202 PROTECTION OF WILDLIFE HABITAT AREAS. Addressed in Section 4-502 D. 11 SECTION 7-203
PROTECTION OF WETLANDS AND WATERBODIES. Addressed in Section 4-502 E. 8 SECTION 7-204 PROTECTION OF WATER QUALITY FROM POLLUTANTS. Addressed in Section 4-502 E. 7 SECTION 7-206 DRAINAGE.
Addressed in Section 4-502 C. 4 SECTION 7-207 STORMWATER RUN-OFF. Addressed in Section 4-502 C. 4 SECTION 7-208 AIR QUALITY. Addressed in Section 4-502 E. 8 SECTION 7-209 AREAS SUBJECT
TO WILDFIRE HAZARDS. FIRE MITIGATION PLAN In previous reviews Ron Biggers of Glenwood Fire Department and Kelly Rodgers of the Colorado State Forest Service provided input to the development
of a fire mitigation plan. The following items were determined to make up the plan and that plan has been implemented: 1. Defensible space -Glenwood Caverns maintains a defensible space
150 feet downhill of the visitor's center and 80 feet around the sides of the visitor's center and trail. Within the defensible space envelope, dead trees and the majority of Oak Brush
have been removed. Remaining trees have been thinned to increase crown spacing to a minimum of 10 feet distance. All native grasses are kept below a 6-inch threshold. Additional work
in the Defensible Space was conducted in the fall of 2011 under the direction of the Colorado State Forest Service. 2. Propane Tanks are located at least 30 feet from any structure.
3. Water Supply -The City of Glenwood Springs supplies potable water to the lower terminal of the tramway. There is a 1-1/2" diameter fiberglass waterline suspended between the towers
to the upper terminal. Water pumped from the base is stored in four (4) 16,800 gallon tanks for domestic and fire fighting use. The water tanks are 140 in elevation above the visitor
center providing approximately 60 pounds of pressure. 4. Building Construction -the upper terminal exterior walls are constructed of "Insulated Concrete Forms". Interior structural members
are open web steel joists and girders. Floors are metal decking with 3-1/2" of concrete. 5
) 5. FDC Locations -The building is sprinkled and a fire department connection is provided. 6. Sprinklers -The building is sprinkled and has been reviewed and approved by the Fire Department.
7. Fire Alarms -A fire alarm system is installed. 8. Kitchen Hood Fire Protection -The kitchen grill is installed with the appropriate fire suppression system. SECTION 7-210 AREAS SUBJECT
TO NATURAL HAZARDS AND GEOLOGIC HAZARDS. Previous permitting reviews by Garfield County found no natural hazards in the vicinity of the park. Those conditions have not changed. SECTION
7-211 AREAS WITH ARCHEOLOGICAL, PALEONTOLOGICAL OR HISTORICAL IMPORTANCE. Addressed in Section 4-502 E. 8 SECTION 7-212 RECLAMATION. See the Boundaries Unlimited engineering report in
Tab 7 for reclamation procedures. DIVISION 3 Site Planning and Development Standards SECTION 7-301 COMPATIBLE DESIGN. The design of development associated with the land use change shall
be compatible with and enhance the existing character of adjacent use. Glenwood Caverns Adventure Park (Park) is located at such a great distance from any adjacent use that many of the
considerations listed in this section have minimal applicability to the Park's activities and attractions. The numerous years of operation of the Park provides evidence that the theme
park nature of the use has had minimal to no negative impact on adjacent uses or the public in general. A. Site Organization. The site shall be organized in a way that considers the
relationship to streets and lots, solar access, parking, pedestrian access and access to common areas. The site planning and organization is driven by consideration of the natural environment
and creation of the most enjoyable and entertaining experience possible for the Park guests. B. Operational Characteristics. The operations of activities on the site shall be managed
to avoid nuisances to adjacent uses relating to hours of operations, parking, service delivery, and location of service areas and docks. 1. Objectionable Emissions. Dust, odors, gas,
fumes, and glare shall not be emitted at levels that are objectionable to adjacent property. 6
The site activities do not emit dust, odors, gas or fumes and care has been taken to minimize any glare that might occur from sun reflections off of tramway towers or other structures.
2. Noise. Noise as measured at the property boundary shall not exceed state noise standards and shall be buffered by landscaping or other screening devices. A noise report prepared a
number of year ago identified the loudest potential noise from the Park, a rock band, would not be heard on the valley floor. That has proven to be true with numerous bands having preformed
in the Park's Plaza without ever receiving a complaint regarding noise. 3. Hours of Operation. Hours of operation shall be established to minimize impacts to adjacent land uses. Currently
permitted and proposed hours of operation: Sunday through Thursday: 6:30 AM to 11 :30 PM Friday through Saturday: 6:30 AM to 12:30 AM 4. Roadway System Impacts. Impacts to the County
roadway system associated with hauling, truck traffic and equipment use shall be mitigated through roadway improvements or impact fees, or both. C. Lighting. The limited bus, van and
service vehicle traffic to the Park does not impact the County roadway system. Exterior lighting shall be designed in compliance with the requirements of Section 7-305(B), Lighting Standards.
See Section 7-305 (B). 1 D. Buffering. Buffering shall be installed to mitigate visual, noise or similar impacts to adjacent property whenever adjacent uses are in a different zoning
district. Adjacent uses are buffered by distance. E. Materials. Exterior facades shall be constructed with materials that do not detract from adjacent buildings or uses. The design and
materials of the existing Visitor Center and Tram Terminal have effectively blended with the mountain environment of the site minimizing visual impacts. Attractions are painted dark
colors such that they blend with the colors of the Pinion/Juniper forest that characterize the Park the site. The exception being the Giant Swing being painted white as was required
by the manufacturer to avoid irregular solar heating of the frame. This heating can case irregular deformation of the frame thereby compromising the mechanical function of the swing.
F. Building Scale. The scale of buildings on the site shall relate to the scale of structures on adjacent properties and the nature of the proposed use. The Visitor Center and Tram Terminal
building sits comfortably on Iron Mountain. SECTION 7-302 BUILDING DESIGN. A. Entryway. Not Applicable 1. Orientation With Street. At least one main entrance of buildings shall directly
face to the street and provide a clear view of the public entry. 7
2. Visibility. Commercial, industrial and multi-family buildings shall have clearly defined, highly visible entrances. Figure 7-302: Bui/ding Entry Visibility B. Solar Orientation. To
the extent possible, buildings shall be oriented to take advantage of solar energy. The Visitor Center has great solar orientation. SECTION 7-303 DESIGN AND SCALE OF DEVELOPMENT. A.
Excessive Site Disturbance. The design and scale of the development shall minimize unnecessary or excessive site disturbance. The improvements at the Park site have been kept compact
and attractions have been placed with minimal site disturbance. Although the new Caverns portal will extend further from the currently developed site, the pathways and attractions associated
with the new portal will create minimal site disturbance. B. Minimize Adverse Influences by Airport Operations. Not Applicable C. Efficiency in Provision of Services and Access to Facilities.
Not Applicable SECTION 7-304 OFF-STREET PARKlNG AND LOADING STANDARDS. No visitor or employee parking occurs at the mountain site. All parking associated with the Park is located in
the City of Glenwood Springs and is under the City's jurisdiction. The only vehicular parking at the mountain site is related to service and maintenance vehicles. The provisions of this
section are thus not applicable to this application. SECTION 7-305 LANDSCAPING AND LIGHTING STANDARDS. No landscaping is proposed or required for the purpose of buffering adjacent uses
or protecting the public from any impacts. All on-site landscaping is installed at the preference of the Applicant as may be desirable to create an inviting and enjoyable environment
for park visitors. The Applicant places significant effort into the preservation of native vegetation outside of the immediate use area requirements of the park's activities and attractions.
A. Landscaping. As explained above, the criteria of this Section A is not applicable to this application. B. Lighting Standards. Any outdoor light used for the illumination of parking
areas, loading areas and recreation areas, or for any other private or public purpose, shall meet the following conditions. 1. Downcast lighting. Exterior lighting shall be deSigned
so that light is directed inward, towards the interior of the subdivision or site. All existing and future site lighting does and will comply with this criteria. 2. Shielded Lighting.
Exterior lighting shall be fully shielded or arranged in a manner so that concentrated rays of light will not shine directory onto other properties. All existing and future site lighting
does and will comply with this criteria. 8
3. Hazardous Ughling. The direct or reflected light from any light source shall not create a traffic hazard. Colored lights shall not be used in such a way as to be confused or construed
as traffic control devices. All existing and future site lighting does and will comply with this criteria. 4. Flashing Ughts. Blinking, flashing or fluttering lights, or other illuminated
device which has a changing light intensity, brightness, or color shall be prohibited in all zoning districts. All existing and future site lighting does and will comply with this criteria.
5. Height Umitalions. Ught sources which exceed forty (40) feet in height shall not be permitted, except for temporary holiday displays or as required by local, state or federal regulations.
All existing and future site lighting does and will comply with this criteria. SECTION 7-306 SNOW STORAGE STANDARDS. The Park site has minimal snow storage requirements. Snow storage
related to maintenance of the access road and the bus loading area do not impact adjacent properties. Where critical to winter operations, pedestrian walkways are heated for snow and
ice removal. The criteria of Section 7-306 are not applicable to this application. SECTION 7-307 ROADWA Y STANDARDS. No roadways are proposed for construction or improvement by this
application. Visitors are delivered to the Park by buses operated by the Applicant over existing private and public roads. The criteria of Section 7-307 are not applicable to this application.
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