HomeMy WebLinkAbout2.0 PC Staff Report 02.08.2012Planning Commission Exhibits -February 8,2012 Glenwood Caverns Exhibit Exhibit Letter (A to Z) A Proof of Publication B Mail receipts C Garfield County Unified Land Use Resolution of2008,
as amended l) Garfield County Comprehensive Plan 2030, as amended E Application F Staff Report G Staff Presentation H Email dated January 4, 2012 from Dan Roussin, CDOT I Letter dated
January 20, 2012 from Chris Hale, Mountain Cross Engineering J Email dated January 23,2012 from Jim Sears, Sheriffs Office K Letter from Perry Will, Colorado Parks & Wildlife L Memo
dated January 24, 2012 from Ron Biggers, Glenwood Springs Fire Dept. M Letter dated January 26, 2012 from Steve Anthony, Vegetation Management N Letter dated February 1,2012 from Steve
Beckley
Glenwood Caverns Adventure Park PC February 8, 2012 KE PROJECT INFORMATION AND STAFF COMMENTS REQUEST PROPERTY OWNER REPRESENTATIVE LOCATION PROPERTY INFORMATION ACCESS WATER & SANITATION
EXISTING ZONING I. GENERAL PROJECT DESCRIPTION Major Impact Amendment -Clarify permitted uses and areas for expansion within the existing facility POW, Inc. -Steve Beckley Ron Liston
-Land Design Partnership North of the City of Glenwood Springs 81.76-acres on Iron Mountain Gondola or Transfer Trail (BLM road) City of Glenwood Springs Rural POW, Inc. seeks to amend
an approved Land Use Change Permit that allows for a Commercial Recreation Facility /Park to operate on the ±82-acre site. The applicable conditions regarding allowable uses, transportation
and site disturbance were originally approved in 1999 and amended in 2002, 2004, 2007 and 2010. The early amendments were due to the installation of the tramway, and the recent amendments
were related to both specific uses and location of those uses within the facility. The current amendment is requested to allow for bus/van transportation (not limited to medical necessity),
as well as flexibility regarding specific recreational uses and the location of those uses within the overall project area. This amendment would not impact the maximum capacity of the
facility nor would it result in increases in water and sanitation capacities or allowances. Over the past decade the Glenwood Caverns Adventure Park has evolved from a rustic cave tour
facility to an adventure park with many activities to amuse and educate all ages. Currently permitted uses include roller coasters, bungee jump, ropes course, giant swing, laser tag,
gem sluicing, cave tours, a 4-D 1
Glenwood Caverns Adventure Park PC February 8, 2012 KE movie theater, laser tag, restaurant and gift shop to name a few. The continuing advances in adventure rides and the need to provide
a variety of activities for all ages is the justification in requesting this flexibility. The overall impact of the facility was addressed through the prior approval processes which
attempted to limit the permitted uses on the site to those defined within the resolutions. The attempt to define all possible recreation uses on this site has proven difficult, particularly
when new technologies have become available, and has resulted in limiting the ability of the operator to expand and improve the Park. The inflexibility of the prior resolutions has resulted
in numerous time-consuming applications for amendments (2007 and 2010). The applicant proposes that uses consistent with the character of the existing facility be permitted with no further
County land use review. If a particular attraction or use would be proposed that appears to be inconsistent with the current concept of the recreational facility a determination would
be requested from the Director of Building and Planning. The Director's decision could be appealed to the Board of County Commissioners by the Applicant. This will allow the Applicant
the ability to incorporate new technologies or new rides in the facility without having to amend their existing permit. Background Other local, state and federal agencies regulate portions
of, or particular uses, existing within the facility. This amendment is not intended to impact any other regulatory requirements and the standard condition of complying with other regulations
has been incorporated into the staff recommendation. The addition of bus/van transport is also requested so that an additional mode of transport can be utilized during peak times. The
use of busses or vans would minimize the sometimes hour-long wait for the tram. This request would limit average bus/van traffic to 30 vehicle trip ends per day. The Park was open to
the public in 1999 and in the past thirteen years has experienced annual increases in park attendance -130,000 visitors in 2010 and anticipated attendance in 2011 at 147,000 visitors.
The facility provides a variety of activities including cave tours as well as concerts, adventure rides and other all-age activities that have resulted in the Park becoming a year-round
tourist and local destination. Both Garfield County and the City of Glenwood Springs regulate land use of the facility -the lower terminal, located at Devereaux Road and Highway 6 is
within City jurisdiction and consists of the parking lot, ticket office and the lower tramway terminal. The upper terminal 1,300 feet above the City on top of Iron Mountain, is located
within unincorporated Garfield County. The upper terminal is the current gateway to the area containing recreational uses subject to the Special Use Permit. 2
Glenwood Caverns Adventure Park PC February 8, 2012 KE Public access to the site occurs primarily via the tramway which can transport 273 guests per hour, subject to weather conditions.
Peak periods of park use result in sometimes lengthy waits to board the tramway and weather events (high winds or lightening) can extend this wait time. The tram has been shut down periodically
due to weather and in these instances the guests are shuttled in two busses and three vans down Transfer Trail (BLM road) to Travers Trail (City of Glenwood Springs) to SH 6 and the
lower tramway terminal. Approval of this request would allow for limited public transport via the vans and busses on an ongoing basis. In addition to the allowance for van and bus shuttles
Transfer Trail provides service vehicle access to the site based upon a right-of-way grant from the Bureau of Land Management (BLM). A pre-annexation agreement with the City allows for
provision of water supply and wastewater treatment for this facility as described below: • Domestic water, irrigation and fire protection water is provided by the City of Glenwood Springs
with water pumped to the upper park area via pipelines suspended from the tramway towers. This water is then stored in four 16,800 gallon tanks located on the ridge above the facility
thereby providing gravity flow to the Visitor Center and the fire hydrant in the plaza. • Wastewater from the site is pre-treated on the mountain and then pumped to the City for discharge.
In the winter months all effluent is treated on-mountain via a septic tank and leachfield with periodic pumping of the tank which is then transported for proper disposal. Emergency plans
include a fire mitigation plan jointly created by the Applicant, the Glenwood Springs Fire Protection District and the Colorado State Forest Service. Fire resistant construction, defensible
space and fire suppression sprinklers and alarms have all been utilized in the facility and an emergency evacuation plan calls for use of the caves to protect guests should a wildfire
threaten the site. Management personnel receive first aid and CPR training and the Visitor Center is stocked with medical supplies including oxygen tanks and two defibrillators. Permit
History Garfield County issued a Special Use Permit (SUP) in 1999 (Resolution 99-065) for a Commercial Recreation Facility/Park in which access to the site was limited to up to 30 van
trips per day, based upon an weekly average, and with a maximum capacity of 100 persons using on-site facilities at any given point during hours of operation. Amendment to that SUP was
approved in 2004 (Resolution 2004-56) which permitted specific uses such as a snack shop, amphitheatre, roller coaster, banquet facility, paragliding, a teepee, etc., along with expansion
of hours of operation and use of the tramway for transportation. Capacity was limited to 450 visitors at facility at anyone time. 3
Glenwood Caverns Adventure Park PC February 8, 2012 KE An SUP was issued in 2007 (Resolution 2007-67) for a 'Commercial/Recreational Facility /Park' which superseded and replaced prior
approvals. This Permit established operations (hours and capacity) as well as permitted activities on the site. Capacity was increased to allow a maximum of 1,551 guests at anyone time.
This permit was amended (administratively) in 2010 and 2011 to revise location of uses on the site. The first was to allow relocation of the zip line, the bungee jump and the maintenance
building. The most recent amendment was to locate the magic carpet and slide within the site as well as to create a new portal for exiting the cave. It was determined that the last amendment
was a non-substantial change, as defined in the ULUR, therefore no formal review was required. III. REFERRAL AGENCIES Comments have been requested from the following agencies and comments
received are integrated throughout this memorandum as applicable. 1. Sheriff: EXHIBIT J 2. Vegetation Management: EXHIBIT M 3. COOT: EXHIBIT H 4. City of Glenwood Springs: No comment
received 5. Colorado Division of Wildlife: EXHIBIT K 6. Glenwood Springs Fire Protection District: EXHIBIT L 4 Located atop Iron Mountain the site is adjacent to Public Lands (BLM) as
well as the City of Glenwood Springs. Natural resources are prevalent in the area including several nearby limestone quarries, one of which is still in operation north of the Caverns
property. Public Lands " ---.~
Glenwood Caverns Adventure Park PC February 8, 2012 KE 7. Mountain Cross Engineering (on behalf of the County): EXHIBIT I 8. Bureau of Land Management: No comment received IV. REVIEW
CRITERIA & STANDARDS Major Impact Reviews are required to adequately address topics in Section 4-502(0) Land Suitability Analysis, Section 4-502(E) Impact Analysis, and the general development
standards found in Article VII of the Garfield County Unified Land Use Resolution of 2008, as amended (ULUR). Prior applications and approvals granted for the Glenwood Caverns determined
that the project was in compliance with the general development standards as well as having adequately addressed the topics in Land Suitability Analysis and Impact Analysis. The request
to clarify the uses and expand the development area within the parcel does not result in identified adverse impacts that would not have been addressed in the original approvals. The
addition of van/bus transportation to the site is permitted by the BLM for the use of Transfer Trail and the minimal trips do not adversely impact the state highway system. The clarification
of permitted uses and placement of facilities within the site do not necessary impact or require additional review of certain ULUR requirements. The Director of Building and Planning
has waived some submittal requirements that were not applicable to this review. The relevant code sections related to the request have been analyzed below: A. Section 4-502(E) Land Suitability
Analysis The issuance of permits and amendments for commercial/recreational activities on this site were based upon a demonstration that the land is suitable for the use. Allowing flexibility
in the location of specific attractions does not change, nor affect this suitability. B. Section 4-S02(E) Impact Analysis The Impact Analysis shall provide a description of the impacts
that the proposed land use change may cause, based upon the standards that the proposed use must satisfy. 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 approved development has adequately addressed the impacts of the land use as permitted in the past. The
current amendment does not request an increase in the maximum capacity of the 5
C. V. Glenwood Caverns Adventure Park PC February 8, 2012 KE facility therefore no increase in overall impact of the development is anticipated. Referral agencies have requested additional
information regarding the following items: • Drainage and stormwater management; • Wildlife concerns; • Emergency and evacuation plan updates; • Verification of ISDS capacity -if greater
than 2,000 gallons per day permitting will be required from Colorado Department of Public Health and Environment (CHPHE). The Applicant has responded to the issues (EXHIBIT N ) that
existing drainage patterns have been in place since the inception of the facility. In fact the health and humidity of the caverns is dependent upon groundwater sources from stormwater.
The Applicant has stated that justification for the existing patterns and drainage improvements will be provided by their engineer prior to Board consideration of the application. Wildlife
concerns were addressed as conditions in the 2007 permit, however the comment from Colorado Parks and Wildlife (CPW) include the request that personnel be trained on how to reduce predator/human
conflict, information signs be used in expanded areas, transition to wildlife resistant trash containers, create and implement a wildlife habitat improvement plan, and restrict construction
from July 1" to October 1. Article VII -Standards With the exception of the drainage and stormwater details requested by the reviewing engineer, the applicant has demonstrated general
conformance with the minimum standards contained in Article VII. Additional drainage details will be provided for review and compliance prior to the Board hearing. STAFF DISCUSSION The
requested amendment is related to the need for a tourist attraction and local business to have the necessary flexibility to continue to improve and expand the facility without having
to submit an application and hold multiple public hearings each time they want to construct an improvement. The recreation facility concept was approved over 10 years ago and has operated
in compliance with that approval and the numerous amendments that have occurred since that time. 6
Glenwood Caverns Adventure Park PC February 8, 2012 KE The operator's ability to include new technologies to improve and expand this attraction is a positive action that should not be
penalized by requiring review each time a new ride or attraction is proposed. As long as the facility operates consistent with the intent of the original approvals there should be little
limitation on the particular rides or activities that can occur. Should a use be proposed that may not be consistent with the existing use the Director of Building and Planning would
be able to issue a determination. This determination could be appealed to the Board. VI. SUGGESTED FINDINGS Should the Planning Commission recommend that the BOCC approve the request
for clarification of uses and expanded development area within the existing Glenwood Caverns Adventure Park, Staff suggests the following findings: 1. That proper public notice was provided
as required for the hearing before the Planning Commission. 2. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues
were submitted or could be submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons the Amendment to the Land Use Change Permit
for Glenwood Cavern Adventure Park is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County if recommended conditions
of approval are adopted. 4. That, upon compliance with conditions of approval, the application is generally compliant with the Garfield County 2030 Comprehensive Plan. 5. That, with
the adoption of recommended conditions, the application has adequately met the requirements of the Garfield County Unified Land Use Resolution of 2008, as amended. VII. STAFF RECOMMENDATION
Staff recommends the Planning Commission recommend approval of the major impact amendment application for the Glenwood Caverns Adventure Park with the following conditions: 1. That all
representation made by the Applicant in the application and as testimony in the public hearing before the Board of County Commissioners shall be conditions of approval, unless specifically
altered by the Board of County Commissioners; 2. The facility shall comply with all applicable federal, state and local regulations; 3. This Special Use Permit approves the following
operations: a. Hours of operation will be from 6:30 AM to 11:30 PM Sunday through Thursday and 6:30 AM to 12:30 AM Friday and Saturday; b. The tramway towers and cabins will not be lighted;
7
Glenwood Caverns Adventure Park PC February 8, 2012 KE c. Permitted uses shall include, but not be limited to, Gift Shop, Ropes Course, Mini-Golf Course, Photography Studio/Shop, Candy
Shop, Shade Structures/Pavilion (6), Maze (Fort Maze), Bungee Trampoline, Spider Zone, Children's Climbing Center, Simulator Attraction (Wild West Adventure), Petting Zoo, Train Ride
Attraction, Children Climbing Area (Foam Factory), Mechanical Bull, Canopy Tour, 4D Movie Theater, Horse Back Riding Tour, Banquet/Restaurant Facility, Traveling Museum Exhibits (Within
Banquet Facility), Employee Housing, Alpine Coaster, Zip Line, Bungee Jump, Giant Swing, Climbing Wall, Fossil Dig, Botanical Garden Butterfly Exhibit, Indoor Children's Play area, Care
Takers Quarters, Water Storage Tanks, Nature Trails, Picnic Areas, Geode cutting, Gemstone Sluice Mining, Astronomy Observatory Area, Visitor Center, Souvenir Shop/Expansion, Indian
Education Center (Teepee), Passenger Gondolas, Bus and/or Van Transportation, Employee Housing, Maintenance Facility, Foam Factory Children's Climbing Area and Cave Tours. Uses consistent
with the character of the existing facility shall be permitted, determination of consistency may be requested by the Director of Building and Planning, whose decision may be appealed
to the Board of County Commissioners. 4. The ultimate build out capacity for the gondola is 36 gondola cars in 12 groups of 3 with each gondola car having a 6 passenger capacity; 5.
The Applicant shall be responsible for snow removal on 50% of the travel way of Transfer Trail and remain in compliance with the terms of the BLM maintenance agreement for Transfer Trail;
6. The applicant shall adhere to the following conditions regarding wildlife: a. There shall be no outside storage of any trash or garbage anywhere within the property, with the exception
of bear-proof trash containers; b. Refuse kept in non bear-proof containers should be kept within secure structures that are not likely to be broken into by bears; c. There shall be
no dumps or underground disposal of refuse on site; d. Except for bird feeders, the feeding, baiting, salting, or other means of attracting wildlife to site is prohibited; e. Bird feeders
should be strategically placed to avoid being an enticement for bears; f. 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. 7. The Park shall be limited to a maximum guest capacity of 1,551 persons at one time; 8. If the tramway becomes obsolete or inoperable for any
period exceeding twelve months, the applicant shall remove the tramway at their own expense; 9. Bus/van guest transport shall be limited an average of 30 vehicle trip ends per day; 10.
The Applicant shall maintain a total of 35,000 gallons of water on-site for fire protection; 11. Parking of personal vehicles belonging to employees residing on-site during the months
of May, June, July, August and September shall not be allowed on the subject property; 12. A drainage plan, including analysis of stormwater, consistent with Sections 7-206 and 7-207
of the ULUR shall be submitted for review by Mountain Cross Engineering and deemed sufficient 8
prior to Board of County Commissioner review and approval. Glenwood Caverns Adventure Park PC February 8, 2012 KE 13. An emergency management plan shall be submitted to Building and
Planning, prior to installation of additional Tram cabins or December 1,2012 whichever applies first. This plan shall include evacuation information, safety issues and any existing or
proposed mitigation measures, and medical emergency plans. 9
From: To: Subject: Date: Roussin Daniel Kathy A Eastley Glenwood caverns Adventure Park Wednesday, January 04, 2012 4:27: 12 PM Kathy -I have no comments on this project at the County
because it doesn't affect state highway system. Happy New Year Dan Roussin Colorado Department of Transportation Region 3 Permit Unit Manager 222 South 6th Street, Room 100 Grand Junction,
CO 81501 970-683-6284 Office 970-683-6290 Fax http'lIwww coloradodot jnfo/busjoess/permjts/accesspermjts
January 20, 2012 Ms. Kathy Eastley Garfield County Planning 108 8th Street, Suite 40 I Glenwood Springs, CO 81601 MOUNTI\IN CROSS ENGINEERING, INC. CIVIL AND ENVIRONMENTAL CONSUlTING
AND DESIGN RE: Major Impact Amendment for Glenwood Caverns Adventure Park: MPAA7070 Dear Kathy: This office has performed a review of the documents provided for the Glenwood Caverns
Adventure Park Major Impact Amendment. The submittal was found to be thorough and well organized. The review generated the following questions, concerns, and comments: I. The application
materials estimate sewer flows at 75% of potable water usage. The Applicant should explaih this assumption in greater detail; 85% is more typically used. 2. Depending on the above, sewer
flows to a septic system above 2,000 gpd may require approvals by the CDPHE. 3. The Applicant should specifically address the requirements outlined in Sections 7-206 and 7-207 of the
ULUR. Feel free to call if you have any questions or comments. Sincerely, cr:; E"g~ Chris Hale, PE 826 1/2 Grand Avenue • Glenwood Springs, CO 81601 PH: 970.945.5544 • FAX: 970.945.5558
• www.mountaincross-eng.com
From: To: Subject: Date: Kathy, ~ Kathy A Eastley FW: Glenwood Caverns Adventure Park Referral Monday, January 23, 2012 4:38:29 PM After review of the CD provided on the Glenwood Caverns
Adventure Park clarification of permitted uses and area of use based upon prop·osed future expansion (File Number MPAA7070), it has been determined that the Sheriff's Office does not
have any additional comments to this application. A hard copy of this email will be forwarded. Sincerely, Jim Sears Emergency Operations Sergeant Garfield County Sheriff's Office 107
8th Street Glenwood Springs, CO 81601 970-945-0453 (w) 970-987-2871 (c)
COLORADO PARKS & WILDLIFE 50633 Hwy 6&24 • Glenwood Springs, Colorado 80601 Phone (970)947-2920 • FAX (970)947-2936 wildlife .state.co.us • parks.state.co.us TO: Ron Liston, Kathy Eastley,
Garfield COWlty Building and Planning Department FROM: Perry Will, Area Wildlife Manager Glenwood Springs, Colorado Parks and Wildlife RE: File Number MPAA 7070, Glenwood Caverns Adventure
Park Major Impact Amendment Colorado Parks and Wildlife (CPW) would like to thank you for the opportunity to comment on this Amendment to Special Use Peffilit -Major Impact Review for
the Glenwood Caverns Adventure Park Master Plan. While this site has been previously impacted from activity at the already existing Adventure Park, as well as surrounding impacts of
prior mining and continuing mining activities and use from public land users, some of the anticipated expansion of the Adventure Park will have further impacts to the surrounding wildlife
resource. Comments are listed below to help minimize /mitigate for these impacts. The Glenwood Caverns Adventure Park is located in an area that contains habitat for many big game species
including mule deer, elk, black bear, mountain lion, and rocky mountain bighorn sheep. It is also located in habitat for many avian, small game, and non-game species. Speaking specifically
to big game, it is most importantly in an area used as winter range by deer, elk, and bighorn sheep, and can also be used year-round by black bears. There has also been elk calving activity
in the area in the spring. With so many species utilizing this area, it is important to try and minimize the effects of any further expansion. CPW asks for construction to be timed during
summer/early fall time periods, preferably July I -Oct I, to avoid both wintering big game as well as any calving/fawning activity. Black bears and mountain lions also utilize the area.
Dense thickets of oak brush, service berry and choke cherry grow in the area which bears favor throughout the summer and fall, and mountain lions frequent the area as part of a home
range. There is concern that with park expansion there will be increased possibility for predator /human interaction and conflict. CPW acknowledges that the adventure park has put up
informational signs for guests in regard to the wildlife inhabiting that area in and around the park as it exists today. CPW asks that if there is future expansion in the park, these
signs be utilized in the expanded areas. CPW also asks that park staff be trained on how to reduce wildlife human conflicts and be instructed to pass this information on to guests as
is appropriate. STATE OF CCLORADO John W. Hickenlooper, Governor. Mike King. Exerutive Director, Department of Natural Resources Rick D. Gables. Direct()(. Colora<lo Palks and Wildlife
Parks and Wildlife Commission: David R. Brougham. Gary Buttel'v\'Orth, Vice-Chair . Chris Castilian Dorothea Farris. Tim Glenn, Chair. Allan Jones. Bill Kane. Gaspar Perrioone • Jim
Pribyl-John Singletary Mark Smith, Secretary . Robert Streeter . Lenna Watson . Dean Wngfield Ex Offido Members: Mike King and John Salazar
CPW understands that the adventure park empties all trash containers at the end of each day and hauls trash to the base ofthe mountain where it is stored in a dumpster for pickup. This
effort is greatly appreciated and helps to reduce conflicts with bears. The containers currently used throughout the park are not wildlife /bear resistant containers. CPW asks that the
park transitions to bear resistant containers as they will help to further reduce conflicts with wildlife. With further expansion of the park, there will understandably be increased
disturbance of wildlife habitat. CPW asks that the adventure park work together with them and surrounding land management agencies and owners to develop and initiate a mitigation plan
to improve the remaining wildlife habitat. Details ofthis mitigation should be worked out with CPW District Wildlife Manager Dan Cacho. CPW acknowledges the value of the adventure park
to the people of Garfield County, as well as the effort the adventure park has put forth into coexisting with wildlife on and around its footprint. In review, the CPW is recommending
with these comments the following: • Construction restricted to July I -October I • Use training of employees and informational signs to reduce human-wildlife conflict • Transition to
wildlife resistant trash containers • Create and implement a wildlife habitat improvement plan CPW believes that these measures can help to insure that the adventure park will continue
to coexist with wildlife into the future. Any questions or comments may be directed to CPW District Wildlife Manager Dan Cacho -Glenwood Springs, (970)456-7003. Sincerely, Perry Will
STATE OF COLORADO John W. Hickenlooper, Govemor. Mike King, Executive Director, Department of Natural Resources Rick D. Cables. Director. Colorado Parks and Wildlife Parks and Wildlife
Commission: David R. Brougham. Gary Butterworth, Vice-Chair. Chris Castilian Dorothea Farris. Tim Glenn, Chair. Allan Jones. Bill Kane. Gaspar Perricone • Jim Pribyl. John Singletary
Mark Smith. Secretary. RobertStreeter. Lanna Watson. Dean Wingfield Ex Officio Members: Mike King and John Salazar
EXHIBt1\ January 1/24/12 To: Kathy Eastley, Garfield County Planner From: Ron Biggers, Deputy Fire Marshal, Glenwood Springs Fire Department Re: Applicant POW, Inc., contact person,'
Ron Liston, Land Design Partnership, location north of the City of Glenwood Springs off Transfer Trail-SW1/4 Sec 3, T6S, R89W Comments: L _" The Glenwood Fire Department staff is in
support of the new planned developments at the Glenwood Caverns Adventure Park that are laid out in this application. However with these expansion plans come more risks to the visitors
and a potential greater demand for emergency response from our staff. The location and access to the park presents some unique challenges to emergency responders. The information in
Tab two of the application reviews the history of the adventure park to date. Through its development and expansion up to this point we have worked with the owners in developing emergency
response and risk management plan. With the proposed Park improvements that include more rides, adding buildings, modifications to the existing main building, more gondola cars, increase
park capacity, increased emergency response, increased risk to visitors etc. We are requiring the following: In the site master plan in tab four I did not see the creation of a site
preparedness and evacuation plan addressed. So the applicant shall put together a team of qualified professionals to create a formal emergency preparedness and evacuation plan for the
adventure park. We are willing to be part of this team of professionals and work with the applicant to select of other team members. Some other possible team members shall be a fire
protection engineer, shelter in place specialist, specialist in outdoor evacuation plans, outdoor mass evacuation system designer, amusement park risk analysis' Sherriff etc. The emergency
preparedness plan shall be created and approved by Glenwood Springs Fire Department staff prior to the final approval of this application.
Garfield Coun Vegetatioll Mallagemellt January 26, 2012 Kathy Eastley Garfield County Building & Planning Department RE: Glenwood Caverns Adventure Park, Major Impact Amendment, MPAA
7070 Dear Kathy, Thanks for the opportunity to comment. I offer two suggestions: EXflIBI'F M • The Reclamation Plan is acceptable, may we request that the applicant quantify the surface
area to be disturbed for areas where reseeding and erosion control are proposed, so that we may determine If a revegetation security is necessary? • A weed inventory is also suggested.
Over the last few years the noxious weed, Myrtle spurge, has escaped landscape situations In Glenwood Springs and has started to spread up the slopes norlh of town. This has occurred
in a few spots from a location just east of the Vapor Caves all the way to areas above West Glenwood. Myrtle spurge is a State of Colorado List A noxiolls weed. List A noxious weeds
are mandated for eradication when found. There may be Musk thistle issues in the area as well. Staff suggests that the applicant conduct a noxious weed inventory In the spring of 2012
and provide a weed management plan based on the weed survey. Please let me know if you have any questions. Sincerely, -~,/j! ./... ~.OJ " ~1""L.~c:.:/f-... --L4u-:;./Steve Anthony Garfield
County Vegetation Manager 0208 COllnty Road 333A Rifle, CO 81650 Phono: 070·625·8601 Fax: 910·625·8627
February 1, 2012 Kathy Eastley Senior Planner Garfield County Building & Planning 108 8th Street, #401 Glenwood Springs, CO 81601 keastley@garfield-county.com Re. Glenwood Caverns Adventure
Park Major Development Review Dear Kathy: Thanks for forwarding the review comments as they came in. As you are aware we have met with Chris Hale, Mountain Engineering regarding sewer
and drainage questions. We have also met with Wildlife Manager Dan Cacho from the CPW and with Ron Biggers, Fire Marshall. Following is a summary of the results of those meetings and
responses to the questions raised by the review comments received to date. Letter from Mountain Engineering. Chris Hale: Deric Walter, our project civil engineer, is currently out of
town and unable to provide any written response to the questions raised by Chris Hale until sometime after the 6th of February. We have discussed the questions with Deric and based on
the discussion at our meeting with you and Chris would offer the following. 1. Regarding sewer, we anticipate that Deric Walter will be able to provide satisfactory justification for
his calculation related to the percentage of potable water converted to sewage. Even if that justification is not accepted, the percentage favored by Chris would reduce from 350 to 307
the average number of people that can be served by the existing on-site sewer system. Keep in mind that the on-site sewer is used only in the winter months (November to mid March) 5tooO
TWO RIVERS PLAZA ROAD GLENWOOD SPRINGS COLORADO 81601 I TEL 970 945-4CAV (4228) I 800 530 1635 I FAX 970945 2051 GLENWOODCAVERNS.COM
when visitor numbers at the Adventure Park are very low. The rest of the year all effluent is pumped down the mountain and discharged into the City wastewater system. It is not anticipated
that the growth of winter time visitors will challenge the capacity of the existing system anytime in the near future. There is also the potential to add another onsite treatment system
which could double the average daily number of visitors that could be accommodated. 2. Relative to storm water management and drainage, I am in agreement that a more detailed description
and additional flow calculations would be appropriate. It is to the best interest of the Caverns themselves to accommodate as much infiltration into the soil and eventually into the
Caverns as possible. Future pedestrian paving surfaces will be of a pervious design, although this alone will not avoid larger volumes of runoff during a high intensity rainstorm. The
general approach to drainage will be to disperse storm water discharge as frequently as possible to avoid high concentrations of water being released onto the native landscape. In some
locations, detention of the storm water may be desirable to allow for controlled flow releases. Energy dissipaters would likely also be used at the numerous discharge points. 3. Due
to the absence of Deric Walter, I would request that a condition of the Planning Commission approval would be to call for, prior to the BOCC hearing, a written response from Boundaries
Unlimited to the Mountain Engineering's questions, including appropriate schematic plans regarding drainage facilities and preliminary storm water runoff calculations. Comments from
the Glenwood Springs Fire Department, Ron Bigger: Although the Adventure Park has an emergency response plan in place that has been developed over the year with good guidance and input
from the Fire Department, I agree that it is an appropriate time to expand the scope of plans and procedures for responding to fire and medical emergencies. We met with Ron Biggers,
and he has again provided good insight on how to proceed with the development of these expanded response and prevention plans. I am in the process of contacting specialists with the
expertise to help prepare a new and expanded emergency response plan. Ideally the selected specialists will have experience with amusement park settings. This plan would include mitigation
tools, guidance for equipment, and shelter in place preparation, as well as protocols for responding to potential emergencies. A few months will be required to complete the expanded
plan. On mountain visitors numbers are not expected to increase significantly during that time and the existing response plan procedures, including annual emergency medical training
of key on-site employees will continue to be observed. I would request that the conditions of final approval include a requirement that the new emergency response report be completed
before additional cabins are added to the Tram or December 1, 2012, whichever comes first. 51000 TWO RIVERS PLAZA ROAD GLENWOOD SPRfNGS COLORADO 81601 I TEL 970 94S4CAV (4228) I 8005301635
I FAX 9709452051 GLENWOODCA VERNS.COM
Colorado Parks and Wildlife letter. Perry Will: I met with Wildlife Manager, Dan Cacho and discussed the points raised in Perry Will's letter, much of which involve continuation of previously
identified and implemented practices. After reviewing the limited extent of our development plans and timing implications related to construction, Dan better understood the situation
at the Adventure Park. He agreed that the construction period specified does have to be an absolute parameter but requested that construction activities avoid those time periods whenever
possible. I agree with the recommendations to provide training to help minimize human-wildlife conflict, and the transition to wildlife resistant trash containers. Suggestions from Garfield
County Vegetation Management, Steve Anthony: We have, for a number of years, worked closely with Steve Anthony to monitor and control noxious weeds on the site and off-site area along
the entire length of Transfer Trail up to the Adventure Park site. A weed control specialist is hired every year to treat noxious weed infestations that have been identified with the
assistance of Mr. Anthony. We will continue that program. Quantitative calculations of potential site disturbance is very difficult in that the locations of possible site disturbance
of potential new attractions or buildings is not known at this time. The 2012 additions are in locations within our current plaza/esplanade and at a location of previous disturbance.
All of these new attraction sites will be pedestrian surfaced or maintained as a controlled landscape. Those disturbed areas will be covered by the attraction itself, pedestrian surfaces
or landscaped areas. The inherent nature of the Adventure Park operation dictates that site disturbance be managed carefully to assure the presentation of an attractive environment for
the Park visitors! I trust these responses appropriately answer questions raised by the reviewers and provide assurance to the Planning Commission that the associated recommendations
will be addressed and/or implemented. Respectfully Steve Beckley Glenwood Caverns Adventure Park 51000 TWO RIVERS PLAZA ROAD GLENWOOD SPRINGS COLORADO 81601 I TEL 970 9454CAV (4228)
I 8005301635 I FAX 9709452051 GLENWOODCA VERNS.COM