HomeMy WebLinkAbout4.0 BOCC Staff Report 07.21.2004Exhibits for Public Hearing held on July 21, 2004
A
Mail Receipts
B
Proof of Publication
C
D
Garfield County Zoning Regulations
Garfield County Comprehensive Plan of 2000
E
F
Application
Staff Memorandum
G
Letter from the Glenwood Springs Fire department dated 4/20/04
H
Email from the County Vegetation Manager dated 4/27/04
I
Letter from the City of Glenwood Springs dated 4/20/04
J
Letter from the Bureau of Land management dated 4/13/04
K
Letter from Lyle R. Moss dated 5/9/04
L
M
Parking Study completed by Walker Parking Consultants dated 5/504
Letter from the City of Glenwood Springs dated June 1, 2004
REQUEST
APPLICANT
LOCATION
PROJECT INFORMATION AND STAFF COMMENTS
Special Use Permit (Amended) to allow for a
"Commercial/ Recreational Facility / Park"
POW, Inc.
Glenwood Fairy Caves on Iron Mountain
(approximately 0.5 miles North of the City of
Glenwood Springs
SITE DATA 78.83 acre parcel; BLM land to the North and West
of the property
Pulse Gondola / Transfer Trail
Agricultural / Industrial (A/I)
Open Space (OS); City of Glenwood Springs
ACCESS
ZONING
SURROUNDING ZONING
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I. HISTORY / BACKGROUND
In 1999, the Board approved a Special Use Permit application for JMB Properties to allow for a
Commercial Recreational Facility/ Park in the AI zone district. This approval granted the current
use for the Glenwood Caverns and Historic Fairy Caves operation which is memorialized in
Resolution 99-065. Subsequently, the Board approved amendments to the terms of that permit
primarily for 1) the addition of the tramway to provide the main access to the upper site, 2) an
extension of time to complete the upper building, and 3) change the method of sewage treatment
from Individual Sewage Disposal System to the City of Glenwood Springs sewage system which
allowed the restaurant to be expanded.
[As you recall, April 12th, the Board referred the proposal to the Planning Commission for a
recommendation. The Planning Commission reviewed the proposal in a public hearing and
recommended the Board approve the proposal with the attached conditions by a vote of 6 to 0.]
II. DESCRIPTION OF THE PROPOSAL
The Applicant proposes to amend the SUP by expanding the types of uses and hours of operation
for patrons of the present operation in a phased development plan over the course of the next 4
years to 2008. All activities are proposed to be located at or near the existing Caverns site (the
upper site). No expansion of uses is proposed for the lower site in Two Rivers Park in Glenwood
Springs where the tram departs.
Specifically, the proposed uses include: snack shop, banquet facility on the top floor of the
existing visitor' center / restaurant, an expansion of the visitor' center / restaurant, performance
amphitheatre, falconry, alpine coaster, zip line, giant swing, Indian education center (teepee),
photography studio, climbing wall, movies, challenge (ropes) course, paragliding, mini golf, and
snow shoe rentals. The new hours of operation are proposed as between 6:30 AM to 11:30 PM
Sunday through Thursday and 6:30 AM to 12:30 AM Friday and Saturday. The proposed
expansion is sought to provide more on site activities to occupy patrons as they wait for their
cave tours to start.
III. GENERAL SITE DESCRIPTION
The project spans two jurisdictions with the base tram building and associated parking located in
the City of Glenwood Springs (lower site) and the caverns, associated existing improvements
(restaurant / visitor's center, interpretive activities, etc.), as well as all of the proposed uses
occurring in Garfield County (upper site). The upper site is located on a 78 acre tract on Iron
Mountain that overlooks the City of Glenwood Springs. It is surrounded by BLM land to the
North and West of the property and adjacent to the City of Glenwood Springs to the east.
Generally, the property can be characterized as containing steep slopes covered primarily with
thick oak brush and stands of pinion pine. Much of the property that has been developed on the
upper site sits on a small bench that is relatively flat.
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IV. REFERRALS
Staff referred the application out to the following review agencies and or County Departments:
a. Glenwood Springs Fire Protection District: (Exhibit G)
b. County Vegetation Management Director: (Exhibit 11)
c. City of Glenwood Springs: (Exhibit I & M)
d. Bureau of Land Management: (Exhibit J)
V. GARFIELD COUNTY ZONING RESOLUTION
As required in the County's Zoning Resolution, special uses shall adequately address the
following three review criteria:
(1) Utilities adequate to provide water and sanitation service based on accepted
engineering standards and approved by the Board of County Commissioners shall
either be in place or shall be constructed in conjunction with the proposed use;
Staff Response
Water and sewer service are presently provided to the uses on the property from City of
Glenwood Springs as a result of the Pre -annexation Agreement with the City of Glenwood
Springs. These utilities primarily support the 1,800 sq. ft. full-service restaurant / banquet
facility and public bathrooms in the visitors' center, and minimal educational activities such
as the gemstone sluice mining.
Regarding water supply, the system includes a tap and pumping station at the base tram
building that pumps water up a line that hangs on the gondola towers to two 17,000 gallon
tanks near the top of Iron Mountain. The Application proposes to add two more 17,000 gallon
tanks with this proposal.
Regarding the existing wastewater system, the City presently accepts wastewater from the
visitor center/restaurant via a sewage line that hangs from the gondola towers. Specifically,
the wastewater from the visitor center filters into a 1500 gallon grease trap, then into two
2500 gallon septic tanks with baffles, then into a 7000 gallon effluent storage tank and is then
pumped into a line that feeds directly into the City's wastewater treatment facility.
While these utilities are presently in place and serving the uses, the Applicant also proposes
to install a leach field at the upper site because during the winter months, the temperature is
too cold to pump wastewater to the City's treatment facility. High Country Engineering has
designed a 2000 gallon capacity leach field to accommodate flows during these times which
have been estimated to be only 1,400 gallons per day. The Applicant will need to obtain the
proper permits from the County Building Department for the ISDS / leach field system so that
it is constructed within the parameters of the Colorado Department of Public Health and
Environment regulations.
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The Applicant recently discussed the proposal with Robin Millyard, the Director of Public
Works for the City of Glenwood Springs Robin who did not have any concerns except that he
wished to see the "as-built drawings" for any new utilities that are installed at the upper tram
site. Staff suggests the Board require this request as a condition of approval. Based on the
forgoing, Staff finds the project has adequate utilities adequate to provide water and
sanitation service for the proposed and existing uses.
(2) Street improvements adequate to accommodate traffic volume generated by the
proposed use and to provide safe, convenient access to the use shall either be in place
or shall be constructed in conjunction with the proposed use;
The existing and proposed uses that generate traffic are all concentrated at the upper site by
the caves. Parking (118 spaces) for the existing uses is presently located at the lower tram site
in Two Rivers Plaza in Glenwood Springs. Visitor and employee access to the upper site is
primarily provided by the Tram. The site can also be accessed by the Transfer Trail which
historically provided sole access prior to the construction of the Tram. However, the present
approvals require that the Transfer Trail be used only be limited deliveries and to transport
guests / visitors via bus or van when weather prohibits use of the Tram. Public access to the
upper site is prohibited and is also controlled by an automatic gate.
While the parking area is not located in Garfield County, the proposal is unique, in that, the
proposed use straddles two jurisdictions; County and City Planning Staff find that the
Applicant needs to demonstrate that adequate parking exists to handle the uses in the County.
In general, Staff finds that the proposed additional uses to the upper site will not necessarily
be destination activities alone where visitors will ride up the Tram just to ride the alpine
coaster or climb the rock wall. The exception to this is the amphitheater and the banquet
facility which could serve as their own destinations outside of the caverns activities.
To this end, the Applicant supplied a Traffic Study conducted by High Country Engineering
on June 23, 2003 (located in the application binder) as well as a Parking Study completed by
Walker Parking Consultants on May 5, 2004 (see Exhibit L). Access to the parking area is
provided by a well developed city street network (asphalt surface with sidewalk, curb, and
gutter) which also serves as easy access to downtown, I-70, and West Glenwood Springs.
The parking study is of particular importance because it addresses the parking requirements
of a proposed 72-room hotel / 5,000 sq. ft. restaurant which are to be shared with the Tram
parking lot in Two Rivers Plaza in addition to the visitors expected at the upper site.
[Also note, the City recently approved a proposal at the lower site which included a 69-room
hotel, 10,000 sq. ft. of retail, 4,000 sq. ft. restaurant, and the existing uses at the upper site.
This proposal included 118 spaces. The parking proposed in the SUP is 205 spaces and the
lower site proposal has eliminated the retail use.]
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This present parking analysis is based on two main components:
1. The maximum number of visitors at the upper site (450 between 11:00 Am and 4:00
PM on a weekend day); and
2. Spaces required for the proposed 72 -room hotel / 5,000 sq. ft. restaurant at the lower
site as required by the City of Glenwood Springs.
The analysis ultimately indicates that based on the general assumption that the visitors to the
upper site will arrive via a variety of transportation modes such as walking / shuttles from
surrounding motel / hotels in the close vicinity, arriving via large tour buses / vans, or driving
personal cars. In addition, the parking lot demand will shift during different times of the day
and days of the week to accommodate the mixed uses proposed at the lower site (hotel /
restaurant / Tram load -out facility).
So, based on upper site peak occupancy of 450 visitors, the analysis assumes vehicles
bringing the visitors average 2.2 persons per car requiring 200 spaces. If 30% of the visitors
arrive via foot / hotel shuttle and 10% arrive via tour bus / van, the cars arriving are further
reduced to 120. The development proposal for parking the visitors of the caverns activities
located at the upper site provides 205 spaces which can also accommodate the parking
demand for the hotel development proposal in the City of Glenwood Springs and leaves an
excess of 24 spaces according to the Walker analysis. It is assumed that peak usage of the
parking lot for the caverns is a summer weekend afternoon and the peak usage of the parking
lot for the hotel / restaurant is weekend night. As a result, the 205 spaces (on Lots 1, 3 and 4
of the Two Rivers Plaza) appear to be able to accommodate both uses at their peak demand.
The parking demands that could be generated from the proposed amphitheater (100 to 400
seats) represent the only use that is not specifically addressed in the parking analysis.
However, Staff finds that it appears the parking capacity could handle these vehicles because
the day / afternoon peak demand for the caverns would have dissipated allowing for
additional spaces for an evening concert event. Staff suggests the Board require a scheduling
plan for large end -destination events at the amphitheater so that parking at the lower site does
not become an issue.
The City of Glenwood Springs questions the assumptions made in Walker parking analysis
indicating that the parking may not be enough to handle the lower and upper site uses stating
that they have witnessed existing overflow parking issues. One of the reasons for this
overflow, however, appears to be due to the present lot design which is not formally lined.
This allows for very inefficient "free-for-all" parking leaving large buffer spaces between
cars. Staff finds that a formally established / lined parking design would go far to better
accommodate parking needs. Staff believes that the proposed 205 spaces would be adequate
to handle the upper site demand which is based on a peak demand of 450 visitors. The City
will ultimately determine if enough parking has been provided to also handle the proposed
hotel / restaurant uses at the lower site.
In order to ensure adequate parking has been provided, Staff suggests the Board condition
any approval upon the Applicant's ability to obtain the necessary approvals form the City of
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Glenwood Springs and to cap peak visitor usage at the upper site at no more than 450 visitors
at any one time.
Design of the proposed use is organized to minimize impact on and from adjacent uses
of land through installation of screen fences or landscape materials on the periphery of
the lot and by location of intensively utilized areas, access points, lighting and signs in
such a manner as to protect established neighborhood character;
With the exception of the Tram and Tram building at the lower site, all the existing and
proposed structures are located at the upper site which include the Tram (and their associated
towers up the hillside), the visitor center / restaurant building as seen from Glenwood
Springs. As originally constructed, the profile of the tramway was designed so that the
gondolas would pass above the existing trees, minimizing the visual and physical impact to
the hillside. The building was constructed along the slope of the hillside and is partially
screened by surrounding vegetation and painted with earth tones, and the tramway towers
would achieve a grayish tone to reduce glare. The interior of the gondolas and the Tram
towers are not lighted. The only lighting that will be used on the site will be low level surface
lighting at the building.
New structures to be constructed in the proposed expansion of the caverns activities include:
snack shop, banquet facility on the top floor of the existing visitor' center / restaurant, an
expansion of the visitor' center / restaurant, performance amphitheatre, falconry, alpine
coaster, zip line, giant swing, Indian education center (teepee), photography studio, climbing
wall, movies, challenge (ropes) course, paragliding, mini golf, and snow shoe rentals. The
majority of these uses will not be visible from Glenwood Springs because of the undulating
topography, dense vegetative cover of pinion pine and oak brush, and their location behind
the existing visitors' center / restaurant. However, Staff is somewhat concerned with the
potential visual impacts from the performance amphitheatre, the alpine coaster, and the poles
for the giant swing and zip line.
Performance Amphitheatre
This structure is designed as on -grade
concrete seating area with a two level
stage that is located due east of the
lower caverns entrance. The profile is
shown in the illustration to the right.
The proposal is for 100 seats with the
ability to expand to 400 seats. As
shown, the footprint will be
approximately 3,200 sq. ft. which
would be expanded to approximately
8,200 sq. ft. with 400 seats are
completed.
7030
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As the illustration in plan view to the right shows, the
distance from the stage to the top row of seats is 80 feet
and a width of 40 feet. This is a sizable structure and will
be somewhat visible from portions of Glenwood Springs.
The City long range planner created a visual mock-up of
the structure using Community Viz which basically
determined that the structure, as viewed from the City will
not be very visible due to the low (ground level) profile of
the seating area which will be significantly screened by
topography and existing vegetation. The portion that
appears to be visible is the two-level stage which may be
somewhat visible. Staff believes this could be minimized
by vegetative screening and architectural details that could
break up the visible plane of the object and using colors
that blend the structure into the hillside.
PROPOSED
PERFORMANCE
AMPHITHEATER
Alpine Coaster
This "coaster" may not be visible at all from any views in the City because of how it is
constructed / located within the existing vegetation and along the contours of the hillside on
the site. For example, there are several roads and trails in the same vicinity of the proposed
route which cannot be seen at all from the City. The proposed route for the coaster will also
make use of the similar corridors through the existing vegetation and along contours. The
track will be mounted on footers with very little ground disturbance. The track will be
elevated just above the ground by approximately 4 feet.
At present, the Applicant shows a "proposed route." Staff suggests the Applicant be required
to provide the Planning Department with the finalized route when the Applicant intends to
construct the coaster to ensure that any site disturbance and emergency access issues are
addressed.
Tall Poles for Zip Line & Giant Swing
Other structures that may be visible will be the poles (less than 40 feet tall) that are associated
with the giant swing and the zip line. The upper poles for the zip line appear to be proposed in
such a way to co -locate with the other communications towers in the area and may not
specifically stand out on their own. While the zoning allows for structures to be up to 40 feet
in height, Staff suggests the Board require the materials for these structures be painted a color
that will allow them to blend into the hillside or skyline as much as possible.
Lighting
The night sky is an important amenity and should be preserved. As such, Staff suggests the
Board require that all lighting be low level surface lighting that points down into the interior
of the site at all times. The gondola cabins and individual tramway towers shall not be
lighted. The Applicant shall provide low level lighting to be incorporated under the seats of
the amphitheater that points downward and inward. All lighting for evening/ nighttime events
on the amphitheater shall also point inward and downward towards the mountain. The
Applicant has committed to adhere to the City of Glenwood Springs lighting standards as
well.
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Sound
The only use that may produce a large enough sound to impact adjacent properties is the
amphitheater. Staff requested the Applicant provide an analysis of potential sound impacts
that could be generated from the site. As a result, the application contains a sound / noise
opinion (attachment F) completed by Tag Team Productions which basically indicates that "a
concert performed at the proposed site with 2 or less 120dB(A) point sound sources would
not be heard on the valley floor." Additionally, "given that a major rock concert is capable of
producing 120 dB(A) it is very unlikely that the sound level for this venue would be at such a
level due to the small nature of the venue and close proximity of the listener." Staff would
also note as a general notion that sound will project out and up rather than out and down.
VI. SUGGESTED FINDINGS
1. That proper public notice was provided as required for the hearing before the
Planning Commission and the Board of County Commissioners.
2. That the hearings before the Planning Commission and the Board of County
Commissioners were extensive and complete, that all pertinent facts, matters and
issues were submitted and that all interested parties were heard at that meeting.
3. That for the above stated and other reasons, the proposed special use permit is in
the best interest of the health, safety, morals, convenience, order, prosperity and
welfare of the citizens of Garfield County.
4. That the application is in conformance with the Garfield County Zoning
Resolution of 1978, as amended.
VII. RECOMMENDATION
Staff recommends the Planning Commission recommend approval to the Board of County
Commissioners for the special use permit, with the following conditions:
1. That all representations 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. 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;
c. Activities offered on the site will be cave tours, covered picnic area, nature trails,
gemstone sluice mining, geode cutting, astronomy observatory area, fossil dig, snack
shop, banquet facility on the top floor of the existing visitor' center / restaurant, an
—� expansion of the visitor' center / restaurant, performance amphitheatre, falconry,
alpine coaster, zip line, giant swing, Indian education center (teepee), photography
studio, climbing wall, movies, challenge (ropes) course, paragliding, mini golf, and
snow shoe rentals;
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d. Passenger gondolas shall continue to accommodate bikes;
e. 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;
f. The Applicant shall be responsible for snow removal on 50% of the roadway width on
Transfer Trail to provide for emergency access; and
g. The passenger gondolas will be designed to be ADA accessible.
3. The Applicant shall continue to adhere to the following suggestions provided for by the
Division of Wildlife in Sonia Marzec's referral letter dated April 16, 2002:
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.
4. The Special Use Permit will last as long as the Applicant has possessory use of the access
easements to the cave property.
5. Regarding fire protection and emergency services, the Applicant shall commit to the
following conditions as designed by the Glenwood Springs Rural Fire District:
a. If a grill is installed in the plaza it shall require a fire suppression system (Ansul);
b. The expansion of the visitor's center shall require fire alarms/detection system and
the expansion shall be required to be sprinkled. Before the expansion, the
Applicant shall install additional water storage (two 17,000 gallons tanks adjacent
to the existing water tanks). This will being the total water storage to 68,000
gallons;
c. The new photo center/candy shop shall require fire alarms/detection system and
the new building shall be sprinkled. Before the new building is built, additional
water storage shall be required;
d. The remaining smaller buildings (Grill, discovery rock, etc.) do not require fire
alarms/detection or sprinkler systems;
e. The alpine coaster shall be designed with a way to provide emergency vehicle
access to the bottom of the coaster where the return begins;
f. The hammer head turn in the plaza shall continue to be required to remain clear of
obstructions at all times;
g. The material on the top of the shade structure shall be required to be steel;
h. The road to the amphitheater needs to be a minimum of 10 feet wide; and
i. With the delay in response caused by poor access to the site, the Applicants shall
be required to stage some basic emergency medical and fire fighting equipment on
site. The Applicant shall work with the Glenwood Springs Fire District to get
direction on what supplies to stage on site.
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6. The Applicant shall obtain an ISDS permit from Garfield County for the proposed leach
field.
the Applicant be required to provide the Planning Department with the finalized route
when the Applicant intends to constru the coaster to ensure that any site disturbance and
emergency access issues are addresse Or 4W'
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8. The applicant must continue to main ain an operator's license from the Colorado
Passenger Tramway Safety Board. The Applicant shall maintain a valid operator's
license from the Colorado Tramway Safety Board throughout the life of the project. If the
operator's license for the tramway is revoked by said Safety Board at any time, the
Special Use Permit shall also be revoked. At any time during the life of the project the
County may ask the applicant to produce proof of a Colorado Passenger Tramway Safety
Board license that is in good standing.
9. The Applicant shall submit "as -built drawings" for any new utilities that are installed at
the upper tram site to the City of Glenwood Springs Public Works Department.
The Applicant shall adhere to the phasing schedule as submitted in the application. In the
event it is anticipated that a particular phase cannot occur, the Applicant shall be required
to return to the Board of County Commissioners to adjust the phasing schedule on their
approval. It shall be the Applicant's responsibility to track their phasing schedule.
Prior to any plans for the expansion of the performance amphitheater, the Applicant shall
submit p
Cit of Glenw
eral scheduling plan
arking at the lower site does n
issuance of the Special U - ermit.
s and a new parking analysis to the Board of County Commissioners and the
rings Planning Staff. In addition, the Applicant shall provide a
e . destination events at the amphitheater so that
ec. 's e an issue. This plan shall be submitted prior to
12. The Applicant shall design the exterior of the amphitheater in order to effectively
minimize visual impacts through the use of architectural features / details and natural
vegetative screening. The Applicant shall present a "screening plan" to Staff prior to the
issuance of a Special Use Permit.
13. The Applicant shall adhere to the City of Glenwood Springs lighting requirements for all
uses requiring lighting. This shall also apply to proposed lighting for evening
performances on the amphitheater.
14.En order
analys':, no
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nsure a
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ob ai - d the n
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adequate, peak visitor usage
at any one time.
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t sha b - issu • d tthe A: ; ican - the Applicant has
vals fro the Ci of Glenwood Springs that demonstrated
Based on the Applicant's representation that parking is
at the upper site shall be limited to no more than 450 visitors
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15. Any modifications of this approval by the Board of County Commissioners shall require a
new Special Use Permit review.
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RECEIVED
APR 2 1 2004
GARFIELD COUNTY
BUILDING & PLANNING
To: Fred Jarman
Garfield County Planner
lel 0 0 D Spj 1
A.
From: Ron Biggers
Fire Protection Analyst, Glenwood Springs Fire Department
Date: 4/20/04
Comments on: Glenwood Caverns Adventure Park special use application
General overview on access:
This project presents some special challenges to fire and emergency medical personnel.
The challenges are presented by the location of the proposed adventure park not that their
needs for these services are any different than people in the rest of Glenwood Springs
Fire Protection District. Transfer Trail, the road to the site, is not very emergency vehicle
user friendly in the summer months. During the other three seasons of the year it may or
may not be in usable condition for emergency vehicles. When the road is passable it is
not designed for a rapid ascent or descent by emergency vehicles and personnel. The
gondola is the quickest transportation to the site for emergency medical personnel
responding to a medical emergency. The gondola is available most of the time during
business hours, however it can be shutdown by high winds, electrical storms and other
extreme weather conditions. The above statement covers the main challenge to fire and
emergency medical personnel responding to a call for services to the Glenwood Caverns
Adventure Park.
Specific Comments on the planned development:
1. Given the access challenges described above, the applicants will need to expand
on their existing emergency response plans. The expanded plans shall be
developed in cooperation with the Glenwood Springs Fire Department.
2. A fire suppression system shall be installed over food cooking units, if units are
installed in the proposed outdoor grill.
3. The existing fire alarm/detection system in the visitors center may need to be
expanded into the new proposed buildings to give them coverage.
4. The current on-site dirt roads shall be improved so small emergency vehicles can
use them, i.e. ambulances, small rescue trucks and fire engines.
5. Design and construct emergency vehicle access to the bottom of the Alpine
Coaster track.
101 WEST 8TH STREET GLENWOOD SPRINGS, COLORADO 81601 970-384-6480 FAX 970-945-8506
DEPAR'SM
6. The amount of water storage on site may need to be increased to meet increased
fire flow and domestic demands.
7. The 980- square foot expansion to the existing visitors center will require the
extension of the fire sprinkler system into this space. A hydraulic calculation will
needed to be done for the expanded system to see if the current on-site water
supply can support the larger fire sprinkler system and increased domestic water
needs.
8. The fire alarm/detection system in the present visitors center will need to be
expanded to give coverage in the 980 -squire foot addition to the building.
9. Automatic fire suppression systems may need to be installed in some of the
proposed new buildings. This will depend on the construction, type of use and
occupant loads.
10. A revised wildland fire hazard fuels reduction plan will need to be designed and
implemented to reduce the wildland fire threat to these buildings and a fire in
them starting a wildland fire.
11. With the delay in response caused by poor access to the site, the applicants may
want to stage some basic emergency medical and firefighting equipment on site.
If the gondola is operating, emergency responders can use it and the equipment on
site to start mitigating the incident while their vehicles drive up Transfer Trail to
the site. If they choose to do this they shall work with the Glenwood Springs Fire
Department to get direction on what supplies to stage on site.
12. The applicants shall improve the management of the parking of customers'
vehicles in the base parking lot so emergency vehicle access in not impeded by
parked vehicles. This plan is to be reviewed and approved by Glenwood Springs
Fire Department.
13. To support planning Glenwood Springs Fire Department recommends that the
phasing schedule dates for the development be more precise. The submitted
phasing schedule is vague because of the use of the phrase "prior to".
14. The paved road down to the amphitheater shall be a minimum of 10 feet wide,
unobstructed by tree limbs or man made structures.
15. The hammer head emergency vehicle turn around on the East side of the visitors
center shall be kept free of obstructions at all times, day and night.
16. Materials used for any canopies or tents on site shall be flame resistant.
As the application moves forward more comments will follow as needed.
1
101 WEST 8TH STREET GLENWOOD SPRINGS, COLORADO 81601 970-384-6480 FAX 970-945-8506
EXHIBIT
MEMORANDUM
To: Fred Jarman
From: Steve Anthony
Re: Comments on the Glenwood Caverns Adventure Park
Date: April 27, 2004
Thanks for the opportunity to comment on the Caverns SUP. My comments are as follows:
1. Noxious Weeds
A. Inventory and mapping -The applicant will need to map and inventoried the property
where the proposed new activities (amphitheater, alpine coaster) will occur.
B. Weed Management -The applicant shall provide a weed management plan for any
inventoried noxious weeds.
2. Revegetation
There isn't sufficient information for me to determine if a Revegetation Plan is necessary, to
determine this I would like to see a quantification of surface area disturbance for the amphitheater
and the Alpine Coaster.
EXHIBIT
CEIVED
3UN°3'in y of Glenwood Springs
ELD COU
LONG& i r
RFI Kr*,
(
Department of Community Development
June 1, 2004
Fred Jarman
Garfield County Building and Planning Department
108 West 8th Street, Ste 201
GWS, CO 81601
Fred,
The City is in the process of reviewing a revised development plan for the base station of
Iron Mountain Tram and an associated hotel. The application before the City is a
request to amend their existing development permit to allow for modification the site
layout and incorporation of additional parking into the overall development plan. The
existing cavern development, without the proposed hotel, utilizes the overflow parking lot
during peak demands to accommodate their guests.
The City is aware that Steve Beckley is in the process of revising his application with the
County to expand his uses on the mountain. Some of these amenities have the potential
of being highly visible from various points in the City. The City has adopted plans and
policies that speak to sensitive development of the hillsides to ensure their natural
character remains an asset to the community. Staff believes that the additional
development on Iron Mountain will further degradate the visual integrity of the hillside
and therefore the City cannot support the proposed development.
After some detailed visual analysis, it is apparent that the proposed amphitheater will be
highly visible from different locations in the City. The City requests that the County
require mitigation of this proposed feature. Preferably, the mitigation would include
siting the amphitheater off of the ridgeline and a sensitive selection of construction
materials and colors. Another concern with the amphitheater is the visual impact of any
potential lighting. The City has a lighting ordinance which requires all lighting to be
directed downward and fully shielded at the lowest light levels. Staff doesn't know if this
would be possible given the nature of stage performances and the lighting required for
those events.
Some of the other proposed uses require the installation of tall towers that will "skyline"
when viewed from different parts of the City. Staff believes that it is very important that
these towers and their appurtenances utilize muted earth tones and non -reflective
materials. The application includes an alpine slide with a "possible alignment". It is
impossible to review the visual impacts of this amenity without the exact alignment and
the corresponding elevations of the slide. The potential visual impacts of this feature
would be enormous if large amounts of vegetation are removed. It appears the impacts
City of Glenwood Springs
Page 1 of 2
101 West 8'" Street, Glenwood Springs Colorado 81601
PH. 970-384-6400 FX: 970-945-8582
could be lessened if the alignment were planned with the intent of maintaining the
majority of the native vegetation.
Finally, the City has concerns with the project's parking. Although staff recognizes that
the majority of the proposed uses are filler activities while people are waiting for the
caves tours, staff requests that the County limit the number of tramcars to no more than
four additional cars for a total of twelve. Staff believes that the project needs to
demonstrate that the proposed parking can support all the uses within the City and the
County prior to increasing the tram's capacity. The applicant should be advised that
additional tram transports will require a revised Special Use Permit.
Respectfully;
Patti Haefeli, AICP
City Planner
City of Glenwood Springs
Page 2 of 2
101 West 8`" Street, Glenwood Springs Colorado 81601
PH: 970-384-6400 FX: 970-945-8582
EXHIBIT
X.°
April 20, 2004
City of Glenwood Springs
Department of Community Development
Mr. Fred Jarman
Garfield County Building and Planning Department
108 West 8th Street, Suite 201
Glenwood Springs, CO 81601
RE: Planning Application - Glenwood Caverns Adventure Park Special Use Permit
Dear Fred,
We have reviewed the application transmitted for the proposed expansion of the Glenwood Caverns
Adventure Park. While the Caverns has been an economic boon and a favorably received tourist
amenity, the City of Glenwood Springs is the "downstream" recipient of many of the impacts of this
facility. We have several concerns regarding the proposed expansion that we hope will be addressed
in your review.
The proposed expansion includes a number of site modifications that will be potentially visible from the
City. The City's Comprehensive Plan speaks to the protection of the City's hillsides, both from an
aesthetic and public safety perspective. The untrammeled hillsides are a defining character of the
community. Because of their importance, the City is concerned over the potential impacts of the
proposal. With the plan documents included in the application, it is difficult to assess the visual impacts
that might occur. We encourage you to require of the applicants accurate visual simulations of the site
with the improvements as a component of the application and provide the City with an opportunity to
review these materials prior to passing judgement on the application.
As the utility provider for the water, wastewater and electric, we would request that information be
provided as to the additional demands generated by the proposed expansion.
The traffic study included in the application fails to clearly project traffic generation and circulation
impacts at the base area. Furthermore, it does not attempt to quantify the potential increase in vehicular
activity as a direct result of the proposed expansion. We would request that a more detailed and
accurate traffic study be conducted that addresses existing and proposed impacts to the City as a result
of the expansion.
City of Glenwood Springs 101 West 8`" Street, Glenwood Springs Colorado 81601
PH: 970-384-6400 FX: 970-945-8582
Page 1 of 1
Relevant to the traffic demand study, a parking analysis should be prepared for the proposed
expansion. The base area currently has inadequate parking facilities to service its peak demands.
Furthermore, the temporary parking facility constructed on Lot #5 has never been completed and as a
result is inoperable. This issue should be addressed and the City should be provided an opportunity to
comment, prior to any action on the item.
The proposed modifications to the facility represent substantial modifications to the original special use
permit and development permit approved by the City. As a result, the applicants will be required to
modify their existing permits with the City. We ask you to honor this obligation and memorialize it in
your record of action.
Thanks for your consideration of our comments. We look forward to the provision of additional
materials prior to a public hearing.
Sincerely,
Andrew McGregor
Community Development Director
IN REPLY REFER TO:
1780
(CO -14000)
United States Department of the Interior
BUREAU OF LAND MANAGEMENT
RECEIVE
ood Springs Field Office
0629 Highway 6 and 24
P.O. Box 1009
APR 1 4 2O14wood Springs, Colorado 81602
GARFIELD COUNTY
BUILDING & PLANNING
April 13, 2004
Fred Jarman
Staff Planner
Garfield County Building & Planning Dept.
108 8th Street, Suite 201
Glenwood Springs, Colorado 81601
Dear Mr. Jarman:
TAKE PRIDE'
INAM ERICA
This letter is in regards to the Glenwood Caverns Adventure Park Special Use Permit
application.
In the "Description of the Business" section the applicant proposes changes which
include outfitting (xvi). As described, the applicant will likely be operating on
public lands administered by the Bureau of Land Management or the U.S. Forest
Service. It should be noted in your Special Use Permit that any commercial use of
public lands requires a permit from the appropriate land management agency.
The permit process for commercial use involves; a) the submission of a proposed
plan of operation to the appropriate agency or agencies, b) an environmental
analysis of the proposal including any required biological or cultural clearances
c) approval by the authorized officer and d) if approved issuance of a commercial
use permit perhaps with limitations or mitigation.
At this time no application has been submitted, no analysis has been completed and
no permit has been issued.
If you have questions, please contact Brian Hopkins of my staff. He can be reached
at (970) 947-2840 (FAX: 947-2829).
S ncerely,
141,11 44‘
_mie E. ..nnell
Field Manager
May OS 04 01:04p
Cathy Moss 1 713 850 9582
EXHIBIT
Garfield County Planning Department May 9, 2004
Re: Special Use Permit Glenwood Caverns Development
1 am a property owner on the hillside just south of Glenwood Caverns (Fairy
Cave) and I am strongly in favor of the proposed Special Use Permit being
presented to you this week.
Sincerely,
-•
Lyle R. MOss
RECEIVED
MAY 1 4 2004
GARFIELD COUNTY
BUILDING & PLANNING
May 5, 2004
WALKER
Glenwood Tramway LLC
Caverns Lodge 8 Suites LLC
P.O. Box 2021
Glenwood Springs, CO B1602
S/enwoodCaverns
6/enwood Springs
Shared Liss Parking Demand Study Update
Dear Mr. Beckley and Mr.Carver:
RECEIVED
MAY 1 9 2004
GARFIELD COUNTY
BUILDING & PLANNING
.�
a
WALKER
2550 Holl
Burbank.
EXHIBIT
Voice: 818.953.9130
Fax: 818.953.9331
www.walkerparki ng.com
Walker Parking Consultants (Walker) is pleased to present the following updated shared use parking study for the proposed Glenwood
Caverns Adventure Park Tramway Base Station and Americinn at the Caverns in Glenwood Springs, Colorado.
PROJECT UNDERSTANDING
Caverns Lodge and Suites, LLC and Glenwood Tramway are developing a mixed-use complex, which will now include the following uses:
Lower Facility Development
• 72 Room Hotel
• 5,000 sq. ft. Restaurant dining area
• Tramway Base Station
Upper Facility Visitor Center
• 1,500 sq. ft. Office
• 1,100 sq. ft. Retail
• 3,000 sq. ft. Restaurant dining area
• 1,300 sq. ft. Multipurpose
• 2,500 sq. ft. Banquet Area
The Upper Facility development serves visitors to the Caverns who are transported via a tram from the base station. Caverns' visitors
are limited to 100 persons per hour and tours are booked in advance, by appointment.
C:IDocuments and Settings\StevelMy Documents1GlenwoodCavernsparkingupdate050504revlGlenwoodCavernsparkingupdate050504rev.doc
WALKER
PAN ;
Messrs. Beckley and Carver
May 5, 2004
Page 2
There are special circumstances that will reduce the actual parking demand for the development to a number less than the code -
required spaces. These are:
• The Upper Facility is intended to serve visitors to the Caverns and will not create significant parking demand over and above
the Caverns' visitors. (However, the facility will extend the average duration of stay for the Caverns' visitors.)
• The peak demand for the Caverns occurs on weekend afternoons when the hotel guest parking demand is low.
• Some of the hotel guests that are present during the afternoon will be visiting the Upper Facility and Caverns.
• There are 561 additional hotel rooms within a one -block walk of the Lower Facility development. Many of these persons will
be patronizing the Upper and Lower development uses and visiting the Caverns having reached the Lower Facility by foot.
• A significant portion of the Upper Facility and Caverns' visitors will be arriving via tour buses and public transportation.
• Recorded easement covenants bind all owners of the Lower Facility to impose such restrictions on their respective
employees, tenants and contractors as are necessary to reduce each party's use of the parking spaces in the event parking
becomes inadequate.
PARKING DEMAND CALCULATIONS
Our parking demand calculations provided in Table 1 are based on the Urban Land Institute's shared -use methodology, and information
received from the Caverns' tour operator.
We have been informed that the high -season occupancy in the Upper Facility (350 persons) and the Caverns (100 persons) is 450
persons. Assuming that the vehicles transporting these individuals average 2.25 persons per car, the total parking demand is 200
cars. Assuming that 30% of the 450 persons arrive by walking in (or shuttles) from the adjacent area hotels, and that 10% will arrive
via tour buses and public transportation, this reduces the total peak parking demand to 120 vehicles. Please note that these ratios,
which were first used in our previous study of May 2002, result in demand numbers that closely approximate the observations
reported by the tram operator for actual peak.
Our assumptions for the hotel, and hotel restaurant demand during peak times (summer weekend afternoons) are as follows:
• A maximum of 50% of the hotel demand will be parked during the peak. (Hotel peak demand occurs from midnight to 5:00 a.m.)
• 50% of the restaurant demand at peak will come from area hotel walk-ins and hotel shuttles.
WALKER
Messrs. Beckley and Carver
May 5, 2004
Page 3
Table I: Parking Demand Calculations
Upper Facility/ Cavern Visitors
100 persons on the tour; 200 persons utilizing the upper
facility; 150 persons waiting at restaurant
= 450 persons at 2.25 persons per vehicle =
- 30% walking/ hotel shuttle
-10% public transit/ tour buses
Total Adjusted
Demand Demand
200
200 x .6 = 120
Lower Facility
Hotel -
50% occupied on weekend afternoon
Restaurant -
50 % from walk-ins and other hotel shuttles and subject hotel
Total Demand
72
50
36
25
322 181
The development plans on providing approximately 2D5 parking spaces, resulting in a 24 -space surplus at peak. Therefore, it is our
opinion that sufficient parking will be provided on site to accommodate peak demand (summer weekend afternoons).
I am looking forward to discussing our report with you at your earliest convenience.
Sincerely,
WALKER PARKING CONSULTANTS
Richard T. Raskin
Parking Consultant