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HomeMy WebLinkAbout2.0 DD Staff Report 06.13.2014New Creation Church — Education Facility GAPA-7837 6/13/2014 PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW Administrative Review — Land Use Change Permit — Education Facility APPLICANT (OWNER) New Creation Church of Glenwood, Inc. - Mark Bentliff, pastor REPRESENTATIVE Colorado River Engineering, Chris Manera LOCATION The proposed use is located at 44761 Highway 6 & 24. It is approximately 3 miles east of the Town of New Castle. LEGAL DESCRIPTION Lot C of the Williams Trust Subdivision Exemption according to the Final Plat Williams Trust Subdivision Exemption Recorded October 1, 1987 as Reception No. 386362 with the Garfield County Clerk and Recorders Office, State of Colorado; and That property described in a Warranty Deed between Samuel W. Bryan and Beverly L. Bryan and New Creation Church of Glenwood, recorded as Reception No. 511558. The property is also known by Assessor's Parcel Number 212335200098. ACRES 8.03 acres ZONING Commercial Limited (CL) I. DESCRIPTION OF THE PROPOSAL The Applicant is requesting approval for an educational facility (preschool) as part of the New Creation Church located on an 8.03 acre parcel approximately 3 miles east of the Town of New Castle. The Applicant has concurrently applied for an amended exemption plat to increase the size of the subject parcel from 5.77 acres to 8.03 acres. This amended plat is necessary to provide space on the parcel for the new 10,400 square foot preschool building, 59 additional parking spaces, fenced playground facilities, wastewater disposal and drainage facilities. It is required that the amended plat (file number FEXA-7836) be approved prior to this Educational Facility. The Applicant is requesting a permit for this facility in order to relocate their existing preschool from a leased property in West Glenwood Springs to the subject property which the Applicant owns. The facility would be available to church members and will accommodate up to 76 students and 16 faculty and staff. The facility will be served by an onsite well and On-site Wastewater Treatment System (OWTS) while access is to be provided from State Highway 6 & 24. Total impervious surface created by this development will be approximately 35,000 square feet and will include a permanent storm water system and detention ponds. The intent of these upgrades is to convey major storm events and treat minor precipitation events. Vicinity Map Garfield County, C=olorado COLORADO RIVER I K 1 4 tit Ito% 1301 Rifle, 1 11 $ 16,41 I ,i 9"11412.--493 i !'lenity Map - Nao, (*mason son Pri^rrhooI AdmiraistratiVe RI.°cdcw_ &ctlnn 4-203c 1141.0 Jr�YU I$e _'Vt WI I1Kln A...4 2 14w4ftifikvA Adjacent Proper!) Owners Map - NC(Preschool Adtromarrarotgsc. Setoon -1-7,03 8 3 a CEIZIEKEIMMENEMICIENIE!ENIMil till=131W111=111E11111=11=1=1 IL DESCRIPTION OF THE SITE The site generally slopes down from the County Road which runs along the northern property line to the south toward Highway 6 & 24. Slopes across the site are generally moderate. Drainage facilities currently exist on the property for the existing church, parking area and administrative building. No unique features such as streams, rock outcroppings, or significant geologic hazards are noted on the site. A 13,500 square foot church, 7,500 square foot administrative building and 66,000 square feet of impervious driveway and parking area are currently on the property. Aerial Photo and Neighboring Property Owners 4t;z"..; ,- • 1.4 4-1 ) g • 4 745nOvic," -t • ,•,1 r Monica Goethe I Goodsell _00.1 ow Hansen Nuw Cr caLcri Cow‘h of GIcnwoc.tO Prooi-tv .1,1‘ inpa n Pacific Railroad .P .24..V 0 400' Graphic Scale in Feet •40/K,Nt, COLORADO IE IVER PO twit lot Role CO 8165.0 1'01 Kr11-02C-01.1 4 View of Subject Property with Church looking South from CR 138 View of Subject Property with Administration Building looking South from CR 138 5 III. APPLICABLE REGULATIONS A. The Land Use Tables contained in Section 3-403 of the Land Use and Development Code. designates an Educational Facility within the Commercial Limited District as requiring Administrative Review. B. Section 4-103 of the Land Use and Development Code sets forth the Administrative Review Procedures by which the current Application is being considered. C. The Application submittal requests a couple of waivers from submittal requirements, The waivers requested from submittal requirements included an improvements agreement and development agreement. Submittal waivers have been accepted as part of the pre -application and completeness review. D. Article 7 of the Land Use and Development Code sets forth General approval standards in Division 1, General Resource Protection Standards in Division 2 and Site Planning and Development Standards in Division 3. The standards are addressed in the Application submittals and in the Staff Analysis section of the Staff Report. IV. STAFF ANALYSIS Article 7, Division 1: General Standards 1. Section 7-101: Compliance with Zone District Use Regulations The property is in general compliance with Zone District Regulation for the Commercial Limited Zone District. There is an existing church and accessory administration building on the property. These facilities were built prior to 2008 when a Church was a use -by - right in the Commercial/Limited zone district. 2. Section 7-102: Compliance with Comprehensive Plan and IGAs The subject parcel is identified as Commercial within the Comprehensive Plan of 2030. Excerpts from the Garfield County Comprehensive Plan Future Land Use Map are provided below. The Comprehensive Plan identifies Commercial as "intended to serve regional markets". As the proposed school facility serves the population of the eastern portion of Garfield County, this designation is consistent with the proposed use. Comprehensive Plan of 2030 Designation 163 120 Res MH (2 TO K6 AclDu) 121 ,187 127 "OP' 026 ���►' 072 • 027 Suhject Parcel Relevant goals and policies from the County Comprehensive Plan are outlined as follows: Strategies/Actions #4: Ensure that commercial/industrial developments are compatible with adjacent land uses and preserve the visual quality of the county. The Applicant makes the following representation: The project involves a tot line adjustment between two parcels that are currently zoned Commercial Limited, The Garfield County LUDC requires that land use decisions be in general conformance with the Comprehensive Plan. Though the Comprehensive Plan does not mention places of worship and accessory uses, the Comprehensive Plan does support uses that provide public benefit and will promote public welfare. The proposed New Creation Church Preschool is an accessory use to the existing New Creation Church, which was completed in 2003, on the same site. These facilities will work together to: • Provide a safe, loving, wholesome setting that gives each individual child a sense of love and security. Guide each child on their way to becoming a fulfilled, responsible person. • Provide varied and meaningful play experiences that contribute to growth and are based on the individual child's needs, building foundations for learning. • Provide care for the child that takes into consideration the parents priorities and goats. • Provide an opportunity for the parents to grow in understanding of their child and their development. Based on the above mission, the proposed New Creation Church Preschool will provide public benefit and welfare as supported by the Garfield County Comprehensive Plan. 7 3. Section 7-103: Compatibility The proposed use is located in a rural area with the potential for impacts on surrounding agricultural and residential properties. In addition, to the west of this property, across CR 138 on State Highway 6 & 24, exists a commercial mini -storage facility. The history of the commercial church and administration use on the site would indicate that properly managed more intense uses can be compatible with surrounding properties. The Application includes a comprehensive landscaping plan to help make the facility visually appealing. Some complaints regarding the church facility have been registered in the past years related to noise and lights generated from outdoor activities and sports events by a neighboring property owner to the north. The County has received one letter of public comment from Union Pacific Railroad (See attached). The Railroad was notified because Union Pacific owns a double track within 200 feet of the subject property boundary. In this letter, the railroad expresses concern about the proximity of a preschool to the main line. As a result, it is suggested to buffer the preschool from the railroad. After some further analysis, it appears the rail line itself will be between 275 and 300 feet from the preschool building. In addition, State Highway 6 & 24 and the administration building will buffer the railroad from the preschool facility. While a fence exists between the Union Pacific main line and 1-70, there does not appear to be a fence between Highway 6 & 24 and the rail lines, as suggested. To this end, Staff feels that adequate buffer (including the State highway) exists between the proposed preschool and the Union Pacific main lines. 4. Section 7-104: Sufficient, Adequate, Legal and Physical Source of Water a. The Application includes copies of an existing well permit and court degree for the property. The Division of Water Resources review comments (see attached) state that they do not have any issues with the prosed use in relation to the water rights and availability. b. Water production (well pump test) and water quality evaluations have been provided with confirmation by a professional as to their adequacy to serve the use and conformity with the code requirements. 5. Section 7-105: Adequate Central Water Distribution and Wastewater systems a. The OWTS was reviewed by Chris Hale of Mountain Cross Engineering on behalf of Garfield County. Mr. Hale notes that "The proposed OWT system design appears to be shown to demonstrate feasibility. The actual design is to be based on a percolation rate that will be determined later. OWT system design, percolation testing, and permitting should be a condition of approval." The Applicant will be required to obtain an OWTS permit through Garfield County prior to construction. b. Following submittal of the application, the Colorado Department of Public Health and Environment (CDPHE), Water Quality Control Division, approved the final plans and specifications for a Non -Transient, Non -Community Water System for the preschool facility. See attached letter. 6. Section 7-106: Adequate Public Utilities Comments from Xcel energy were submitted with the application which indicate that both gas and electric service is available, but noted the Applicant's need to fund any required utility service extensions. Any future extensions need to be in compliance with State requirements and inspected by the State Electrical Inspector. 7. Section 7-107: Access and. Driveways a. The application was referred to both the Garfield County Road and Bridge Department and the Colorado Department of Transportation (CDOT). No comments were received from Garfield County Road and Bridge. Dan Roussin from CDOT provided referral comments (see attached), which indicated the progress that has been made obtaining an access permit for the proposed preschool facility. b. Primary access to the site is currently and proposed to remain from State Highway 6 & 24. There is one access from CR 138, however it is within 100 feet from the access to State Highway 6 & 24. In order to obtain an access permit from CDOT for the preschool facility, a Level Two Traffic Study has been conducted by Kimley-Horn and Associates, Inc. This study has been presented to CDOT on December 30, 2013 for their review and consideration. The study shows that Peak Hour Volumes would increase from 32 to 66 on weekends and 59 on weekdays with a directional split of 60% to the east and 40% to the west. CDOT has responded with a request that the Applicant provide an access easement to the neighboring property to the east (also owned by New Creation Church) and update the traffic study to also include those trips. By doing so, future development on the east parcel would not require an additional access point on Highway 6 & 24, however, it may require the installation of acceleration and/or deceleration lanes which could alter portions of the proposed site plan. As a Condition of Approval, staff suggests that the Applicant obtain an access permit from CDOT prior to issuance of the Land Use Change Permit. And if any changes occur to the site plan as a result of this access permit, the site plan shall be reviewed by Garfield County Planning Department and contract engineer. e. Circulation within the church and preschool facility area is generally depicted on the site plan and meet the requirements outlined in the LUDC. All internal parking and circulation areas are proposed to be paved. f. Ron Biggers of the Glenwood Springs Fire Department provided comments on the proposed development. Mr. Biggers had the following comments regarding access: 9 Comments on preliminary site and building plans submitted with the application: The site plan shows limited emergency access around the building. This access needs to be improved so fire crews hose lines can be easily deployed around the perimeter of the building. As a result of this comment, Staff suggests a Condition of Approval requiring that the Glenwood Springs Fire Department review and sign -off on emergency fire access prior to issuance of the Land Use Change Permit. 8. Section 7-108: Natural Hazards The Application represents that there are no natural hazards on the site that would impact the proposed development. The subject property does not fall within the Garfield County identified hazards and septic constraints. The Applicant also contracted with Ground Engineering Consultants Inc. to conduct a full geotechnical analysis. As outlined in the Impact Analysis, this study concludes that "the site appears to be feasible for development with respect to potential geologic hazards and general geotechnical design concerns." 9. Section 7-109: Fire Protection The Application was referred to the Glenwood Springs Fire District for their review. Rob Biggers of the Glenwood Springs Fire Department had the following comments regarding fire protection: Fire Flaw water supply: Fire flow water supply is limited on this site because it is not serviced by a municipal water service. The supplemental information does contain some preliminary information on fire flow water supply that mentions a 10,000 gallon tank, I do not know what calculations were used to come up with this figure. However based on the fire flow requirements in Appendix B (Fire Flow for Buildings) in the 2009 International Fire Code they will need a larger tank for a 10,000 square foot sprinklered building. I was not involved in approving the 10,000 gallon water supply for the church however it is under sized and does not meet code requirements. If the project moves forward I will have more comments on sprinkler system, fire alarm and building site fire equipment access roads when those plans are submitted for review. As a result of these comments, Staff suggests a Condition of Approval requiring review and sign -off from the Glenwood Spring Fire Department prior to issuance of the Land Use Change Permit. Article 7, Division 2: General Resource Protection Standards 10. Section 7-201 Agricultural Lands 1 0 The proposed development is connected with an existing church, parking area and administrative building. The property is not currently being used for agricultural purposes and it is not anticipated that the proposed development would adversely affect neighboring agricultural uses. 11. Section 7-202 Wildlife Habitat Areas The Applicant contracted with Environmental Solutions, Inc. to review projected impacts on wildlife, vegetation and water resources. Steve D. Dahmer of Environmental Solutions, Inc. makes the following conclusion: The applicant proposes to construct a btulding and associated paved parking for tilt as a preschool inuiiediately east of the existing church building and north of the administrative office. This will require some change to surface gradients and construction activity on approxituately 5 acres of the Property. a significant portion of which consists of previously disturbed surfaces (existing gravel parking areas). Construction activities will temporarily affect .eine grass foil) vegetative cover within that envelope. though the vegetated areas to be affected are the inconsistently-imgated pasture areas that are primarily populated with weedy annual species. None of the native trees and shrubs around the perimeter of the Property will be affected 12. Section 7-203 Protection of Waterbodies The proposed preschool facility is located on a property with an existing church, parking and administrative building with State Highway 6 & 24, a BNSF rail line and 1-70 separating the site from the Colorado River, the nearest major waterway. To this end, all setback requirements as identified in Section 7-203 are satisfied. 13. Section 7-204 Drainage and Erosion a. A grading and drainage study has been provided and stormwater detention improvements are planned including a detention pond adjacent to Highway 6 & 24. The intent of the designed drainage and erosion plan is to minimize runoff pollution during construction, treat normal rain events onsite and effectively convey heavy precipitation events off site. This installation along with best management practices for the site is anticipated to address any drainage or storm -water concerns. b. A review by Chris Hale of Mountain Cross Engineering on behalf of Garfield County noted that "The roof downspouts on the south side drain to daylight but the grading shows these flowing down the hill and bypassing the proposed detention pond. The drainage report includes roof areas in this pond. Either a swale or piping should be included to direct these flows into the detention pond." Compliance with the drainage study/plan should be required as well as a Condition of Approval addressing Mr. Hales concerns, 14. Sections 7-205 Environmental Quality a. In regard to air quality, the proposed development is not anticipated to produce 11 notable air pollution. Morgan Hill of Garfield County Environmental Health noted that "proper water application to control fugitive dust should be utilized throughout the construction process". It is recommended that a Condition of Approval be added requiring dust control during construction. b. Similarly related to air pollution, Ms. Hill noted that "Garfield County Public Health encourages New Creation Preschool to install signage and remind parents not to idle their vehicles while picking up and dropping off their children." It is recommended that the Applicant contact Garfield County Public Health to obtain appropriate signage which can be used at the school facility. c. Ms. Hill as well as Ground Engineering Consultants noted that there is the potential for radon at the school facility. Testing at the school facility is recommended in accordance with the protocol outlined by the Division of Environmental Health and Sustainability (DENS) at CDPHE. The Applicant should contact either Ms. Hill or Greg McConnell at (303) 692-3622 for more information. 15. Section 7-206 Wildfire Hazards The subject property is generally identified as Moderate according to Map 7, Wildland Fire Susceptibility Index of the Community Wildfire Protection Plan (CWPP) while County GIS 30 meter wildfire mapping show this property in a low to moderate wildfire hazard area. In addition, no slopes over 30% have been identified and comments from the Glenwood Fire Department related to wildfire hazard. To this end, Staff feels that wildfire danger on this property is not significant. 16. Section 7-207 Natural and Geologic Hazards As noted in Section 8 of this Staff Report, no significant natural or geologic hazards have been identified on the subject property. 17. Section 7-212 Reclamation a. The Applicant has submitted a landscape plan that addresses the reclamation standards. In addition, the Applicant states that: "All areas disturbed during development shall be restored as natural -appearing landforms that blend in with adjacent undisturbed topography". b. The Application was reviewed by Steve Anthony of Garfield County Vegetation Management. Mr. Anthony has the follow comments that Staff suggests developing into Conditions of Approval: - "Staff requests that the Applicant remove and dispose of the Scotch thistle plants (a County listed noxious weed) located in the northeast section of the east parcel." 12 "The Applicant has quantified the area to be disturbed as 2 acres. Staff recommends a revegetation security in the amount of $5,000 (2 acres x S25O0/acre) " c. Comments received from Mr. Hale indicate that: "The Applicant should discuss the earthwork quantities and if the site will balance, or require import and/or export of fill." Staff suggests a Condition of Approval requiring this calculation. Article 7, Division 3, Site Planning and Development Standards 18. Section 7-301 Compatible Design: As has been noted, Staff believes that the proposed development is in conformance with the Comprehensive Plan Commercial designation for the subject property. In addition, the preschool use is compatible with the existing church and administration building currently existing on the parcel. Further, the submitted landscaping plan will further increase the aesthetic quality of the development. 19. Section 7-302 Off- Street Parking and Loading Standards: The Applicant is proposing an additional 59 parking spaces with the proposed preschool. This parking lot, when shared with the neighboring church parking lot, meet the requirements for Off -Street parking and Loading as outlined in the Land Use and Development Code, 20. Sections 7-303 Landscaping Standards: The Applicant has provided a detailed landscape plan that addresses the standards outlined in the Land Use and Development Code. This plan includes landscaping within the off-street parking area. 21. Section 7-304 Lighting: The Applicant has represented that lighting will be code compliant (down directed, shielded and internally oriented to the site). As some complaints have been filed on this property in relation to lighting, a Condition of Approval is recommended specifically requiring compliance with County lighting standards. In addition, any non-compliant lighting should be changed out to comply with County standards. 22. Section 7-305 Snow Storage Standards: The Applicant has identified snow storage areas that are in compliance with County standards. 23. Section 7-306 Trail and Walkway Standards: 13 No recreational or community facility access areas are proposed. V. PUBLIC AND REFERRAL COMMENTS The Applicant has provided documentation that all required notice mailings have been completed. Public comments and referral comments received on the Application are attached as Exhibits and summarized below: 1. Garfield County Consulting Engineer, Chris Hale, Mountain Cross Engineering: • Roof downspouts need to be channeled toward detention pond. • The OWTS needs to have final County approval prior to building permit. • The CDOT access permit needs to be obtained. If changed need to be made to the site plan, then further review needs to be conducted by County Planning and contract engineer. • Applicant needs to provide documentation that fire access and suppression system are acceptable to Glenwood Springs Fire Department. • Applicant needs to provide earthwork quantities and if the site will balance, or require import and/or export of fill. 2. Garfield County Vegetation Manager: • Requested eradication of Scotch thistle in northeast section of east parcel. • Recommends a revegetation security in the amount of $5,000 (2 acres x $2504/acre). 3. Garfield County Environmental Health • Fugitive dust needs to be controlled during construction. • The Applicant needs to submit SWMP upon completion. • The Applicant needs to submit CDPHE approval for water system (CDPHE approval has since been submitted — see attached). • The Applicant should take steps to reduce idling by installing signage. • The site is prone to radon. As a result, the site should be tested for radon and mitigated appropriately if it is present. • If food is to be served, a license may be necessary as a retail food establishment. Glenwood Springs Fire Department: • The site plan shows limited emergency access around the building. This access needs to be improved so fire crews hose lines can be easily deployed around the perimeter of the building. • The fire storage capacity proposed does not meet code. The water supply for fire suppression needs to be reviewed and approved by the Fire Department. • The Fire Department will need to review the sprinkler system, fire alarm and building site fire equipment access road prior to building permit. Garfield County Road and Bridge: • No comments received. 5. Colorado Division of Water Resources: • The Division of Water Resources has indicated that they have no objection to the proposed development. Colorado Department of Transportation (CDOT):. • The Applicant will need to obtain an access permit to Highway 6 & 24 prior to issuance of the Land Use Change Permit. • The Applicant and CDOT have been discussing the parameters of the access permit, but to date have not been able to reach agreement. 7 Garfield County Sheriffs Department: • Indicated that the Department has no comment. Public Comments: • One letter from Union Pacific Railroad was received as a result of required public notice. This letter is attached and discussed in Section IV, Paragraph 3. VL SUPPLEMENTAL SUBMITTALS 1, The Applicant has submitted a letter from CDPHE dated April 30, 2014 indicating that the Non -Transient, Non -Community Water System has been approved. 2. The Applicant has completed the County Public Notice Information form indicating that public notice was sent on May 12, 2014. Certified mail receipts were also provided. One letter of public comment (Union Pacific, see attached) was received from adjacent property owners by the Community Development Department in response to this public notice. Staff has reviewed the Applicants representations and evidence regarding public notice and it appears the requirements have been adequately satisfied. VII. SUGGESTED FINDINGS AND WAIVER DETERMINATIONS 1. That proper public notice was provided as required for the Director's Decision 2. That with the adoption of conditions and granting of waivers from the Land Use and Development Code, the Application adequately meets the requirements of the Land Use and Development Code. VIII. RECOMMENDATION AND DRAFT CONDITIONS Approval subject to compliance with the following conditions. Genera! Conditions 1. All representation of the Applicant contained in the application including the site plan and overall dimensions of the contractor's yard shall be considered conditions of approval unless specifically modified by the Director Decision. 2. That the operation of the educational facility shall be done in accordance with all applicable Federal, State, and local regulations governing the operation of this type of faciPity. Conditions Prior to Issuance of the Land Use Change Permit 3. Prior to issuance of the Land Use Change Permit the Applicant shall provide the following: a. The Applicant shall provide updated information to be reviewed and accepted by the Glenwood Springs Fire Department regarding the size of the fire suppression water tank and emergency access around the proposed preschool building. Documentation that the Glenwood Springs Fire Department is satisfied shall be provided to the County Planning Department prior to issuance of the Land Use Change Permit. b. The Applicant shall obtain a CDOT access permit to State Highway 6 and 24 that includes the proposed development. Should compliance with the access permit require alterations to the site plan, those plans shall be reviewed and accepted by the County Planning Department. Mountain Cross Engineering and any other applicable agency or department. Issuance of the CDOT access permit and acceptance of any alterations to the site plan shall take place prior to issuance of the Land Use Change Permit. c. The Applicant shall provide plan details regarding the installation of a swale or piping from the downspouts to the detention pond. These plan details shall be reviewed and accepted by Mountain Cross Engineering prior to issuance of the Land Use Change Permit. d. The Applicant shall provide a revegetation security in a form acceptable to the County Vegetation Manager in the amount of $5,000 (2 acres x $2500 / acre). The security shall be held by Garfield County until vegetation has been successfully reestablished according to the Reclamation Standards section of the Garfield County Weed Management Plan. The Reclamation Standards at the date of this Staff Report are cited in Section 4.06, 4.07 and 4.08 of the Garfield County Weed Management Plan (Resolution # 2002-94). e. The Applicant shall remove and dispose of the Scotch thistle plants (a County listed noxious weed) located in the northeast section of the east parcel. Evidence of the weeds removal shall be provided to the County Vegetation Manager and County Planning 16 Department prior to issuance of the Land Use Change Permit. f. The Applicant shall provide a calculation of the earthwork quantities to determine if the site will balance, or require import and/or export of fill. This calculation shall be provided the Mountain Cross Engineering and the County Planning Department prior to issuance of the Land Use Change Permit. Additional Conditions of Approval 4. The Applicant shall provide a copy of the Stormwater Management Plan (SWMP) to the County Planning Department prior to building permit. 5. The Applicant shall obtain all necessary OWTS permits and conduct site specific percolation tests prior to building permit. 6. The Applicant shall utilize proper water application to control fugitive dust during construction. 7. The Applicant shall comply with the County standards for lighting, noise and nuisance during and after construction. 8. It is understood that the area is prone to radon. The Applicant should test for radon and take appropriate mitigation measures should radon be present. June 4, 2014 Mr. David Pesnichak Garfield County Planning 108 8`h Street, Suite 401 Glenwood Springs, CO 81601 MOUNTAIN CROSS ENGINEERING, INC. Givik and Environmental Consulting and Design RE: New Creation Church Plat Amendment & Preschool: FEXA7836 & GAPA7837 Dear David: This office has performed a review of the documents provided for the Administrative Permit Application of the Plat Amendment and Preschool for New Creation Church. The submittal was found to be thorough and well organized. The following comments were generated: Concerning Plat Amendment: FEXA 7836: No comments were generated. Concerning Preschool: GAPA 7837: 1. The roof downspouts on the south side drain to daylight but the grading shows these flowing down the hill and bypassing the proposed detention pond. The drainage report includes roof areas in this pond. Either a swale or piping should be included to direct these flows into the detention pond. 2. The proposed OWT system design appears to be shown to demonstrate feasibility. The actual design is to be based on percolation rate that will determined later. OWT system design. percolation testing. and permitting should be a condition of approval. 3. The CDOT access permitting is in process. Turn -lanes are proposed to be waived but may require revisions to the site plan. If turn lanes are required, revisions to the site plan and review by Garfield County will be necessary. Also, a CDOT access permit should be a condition of approval. 4. The Applicant should provide documentation on the acceptability of the proposed fire suppression system from the local Fire Marshal. 5. The Applicant should discuss the earthwork quantities and if the site will balance, or require import and/or export of fill. Feel free to call if you have any questions or comments. Sincerely. Mount in Cross Engine rir)g, Inc. ale, PE 8261,/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.rnountaincrass-eng.com Garfield County Vegetation Management June 4. 2014 Dave Pesnichak Garfield County Community Development Department RE New Creation Church - Preschool, File # GAPA 7837 Dear Dave. Staff requests that the applicant remove and dispose of the Scotch thistle plants (a county listed noxious weed) located in the northeast section of the east parcel The plan for temporary seeding and the proposed seed mixes are acceptable The applicant has quantified the area to be disturbed as 2 acres Staff recommends a revegetation security in the amount of $5,000 (2 acres x $2500/acre). The security shall be held by Garfietd County until vegetation has been successfully reestablished according to the Reclamation Standards section in the Garfield County Weed Management Plan The Reclamation Standards at the date of permit issuance are cited in Sections 4.05. 4 07 and 4 08 of the Garfield County Weed Management Plan (Resolution #2002-94) Please let me know if you have any questions Sincerely, Steve Anthony Garfield County Vegetation Manager 0375 County Road 352, Bldg 2060 Rifle, CO 81654 Phone: 970-945-1377 x 4305 Fax: 970-625-5939 David Pesnichak From: Morgan Hili Sent: Friday, June 06, 2014 3:32 PM To: David Pesnichak Subject: New Creation Preschool Referral Comments Hi Dave, My comments for the New Creation Preschool are fairly limited as the applicant and their engineer appear to have done a thorough job in the development of their land use application. The few things I would like to draw attention to are: Air quality and dust mitigation: proper water application to control fugitive dust should be utilized throughout the construction process. Stormwater management: the application states that "a full SWMP shall be developed by the contractor prior to building permit submittal." This plan should be submitted to Garfield County Community Development upon completion. Drinking water supply: the applicant appears to be going through the proper process in working with the CDPHE Water Quality Control Division on their transition to a public water system. Please submit design and approval to Community Development upon receiving from CDPHE. Reduced Idling: if possible, Garfield County Public Health encourages New Creation Preschool to install signage and remind parents not to idle their vehicles while picking up and dropping off their children. Radon testing: As is mentioned by Ground Engineering Consultants, there is the potential for radon to be present in the school. We recommend testing in concordance with the protocol outlined by the Division of Environmental Health and Sustainability (DENS) at CDPHE. Contact either myself or Greg McConnell at (303) 692-3622 for more information. Retail Food Establishment license: if the school plans to serve food to the students, they may need a license as a retail food establishment. The applicant should contact Amy Gammel with DENS at (303) 692-3644 if they anticipate this might be the case. I do not have any comments on the plat amendment as I don't believe any of it relates to Environmental Health. Thanks, Atorgai mice Environmental Health Specialist 111 Garfield County Public Health 195 W. 14th Street Rifle, CO 81650 Phone: (970) 665-6383 Email: mhill@garfield-county.com www.Barfield-county.com/environmental-health June 5, 2014 To: David Pesnichak, Garfield County Planner From: Ron Biggers, Deputy Fire Marshal, Glenwood Springs Fire Department RE: File Number GAPA 7837, project name New Creation Church -Preschool, applicant New Creation Church, contact person Pastor Mark Bintliff, location 44761 Hwy 6&24 Comments: The Glenwood Springs Fire Department staff does not have any comments to make on the primary request of the application to build a preschool on land located at 44761 Highway 6&24, New Castle, CO. Comments on preliminary site and building plans submitted with the application; The site plan shows limited emergency access around the building. This access needs to be improved so fire crews hose lines can be easily deployed around the perimeter of the building. Fire Flow water supply: Fire flow water supply is limited on this site because it is not serviced by a municipal water service. The supplemental information does contain some preliminary information on fire flow water supply that mentions a 10,000 gallon tank. I do not know what calculations were used to come up with this figure. However based on the fire flow requirements in Appendix B (Fire 'Flow for Buildings) in the 2009 International Fire Code they will need a larger tank for a 10,000 square foot sprinklered building. I was not involved in approving the 10,000 gallon water supply for the church however it is under sized and does not meet code requirements. If the project moves forward l will have more comments on sprinkler system, fire alarm and building site fire equipment access roads when those plans are submitted for review. David Pesnichak From: Franco - DNR, Ivan <ivan.franco@state.co.us> Sent: Monday, June 09, 2014 1:22 PM To: David Pesnichak Cc: dwight.whitehead@state.co.us, Ben Krause - DNR Subject: Re: New Creation Church - Education Facility - GAPA 7837 Follow Up Flag: Flag for follow up Flag Status: Flagged Mr. Pesnichak, We have a proposal by New Creation Church of Glenwood, Inc to develop a 10,000 square foot preschool at their existing property approximately 3 miles east of New Castle in Garfield County. The proposed facility would accommodate 76 students and 16 faculty and staff and generate 59 new parking spaces at the site. The applicant also anticipates watering of new landscape improvements. The proposed improvements will be located adjacent to the existing New Creation Church. An existing well located on the site will supply water to all existing and proposed structures along with any outside uses. The applicant has identified well Permit No. 32344-F as the existing well located on the site that will be used as the water supply source. The well permit was issued on September 4, 1987 as a replacement well for the original Dairy Basement Well decreed in Case No. W-1217. The well is permitted to pump at a maximum rate of 25 gpm for a total annual volume not to exceed 20 acre-feet for Commercial and Domestic purposes. The conditions of approval also mandate that records of all diversions be maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon request. The applicant should note that all future operations should be in compliance with the conditions of approval for well Permit No. 32344-F and Water Court Decree W-1217. So long as the applicant continues to adhere to said conditions and decree this office has no objection to the proposed site developments described herein. Please feel free to contact me at this office if you have any questions. Sincerely, Ivan Franco, E.I.T. Water Resources Engineer COLORADO Division of Water Resources D,pugrnent of Naturgl Resotur.-> P 303.866.3581 / F 303.866.2223 1313 Sherman Street. Room 818, Denver, CO 80203 ivan.francoCstate.co.us / www.water.state.co.us David Pesnichak From: Roussin - CDOT, Daniel <daniel.roussin@state.co.us> Sent: Friday, June 06, 2014 10:39 AM To: David Pesnichak Cc: Chris Manera; Tamra Allen Subject: Re: New Creation Church Access Thank you for the opportunity to review the New Creation Church daycare preschool on State Highway 6. This project will need a new access permit. The applicant has applied for a permit; however, CDOT has reviewed the study and provided comments to the applicant and we are waiting for a response. Here is the comments that were sent to the applicant's engineer on February 26, 2014. They have looked at the design of turn lanes, but CDOT haven't received an official response to the comments. We anticipate that this will get resolved in the future. If you have any questions, please let me know. thanks Comments: We have reviewed the information provided for the New Creation Church and Preschool and have reached a different conclusion about the need for a left -turn deceleration lane. It is our opinion that a left -turn deceleration lane should be constructed. The basis of this opinion includes: - The trip generation percentages for the Sunday count were 40% from the west and 60% from the east. Since this is an actual count that is reflective of the character of the area it is the distribution that should be applied for the preschool. A sense of the origin -destination for the area could arguably support the trip generation being higher than 40% from the west. The residential communities are located to the west and the major employment destinations are located to the east. - - For Sunday traffic the projected left -turn volume is 30 vph which is three times the warrant volume. The projected opposing traffic volume is 98 vph which is at the upper limit of where a design waiver can be considered under SHAC §3. 5(5). - - There are not wide shoulders on the highway. The sight distance is adequate, but not great. - - The highway is a high speed facility with a 55 mph speed limit. - There are not many accesses along this section of highway and the other access will have significantly lower turning volumes. We will hold off on processing the access permit until you have had an opportunity to review this and discuss it with the church. Dan Roussin UNION PACIFIC RAILROAD - LAW DEPARTMENT- 1400 EPARTMENT1400 West 52nd Avt,nuv Denver, Cnfrrradu 8021' * P 303 405 5406 F 303 405 5413 amdeslign,up-corn Via email and Overnight Courier tallen garfiehl county. COM Alice M. de Stigler (-it... A1lnlll. June 11, 2014 Garfield County Director of Community Development Garfield County Community Development Department Garfield County Administration Building 108 Eighth. Street, Suite 401 Glenwood Springs, CO 81601 Re: Comments to Notice of Land Use Change Permit to Allow Educational Facilities (Preschool/Daycare) to Be Located at 44761 Highway 6 & 24, New Castle, Colorado 81647 by New Creation Church (Applicant) (hereinafter, "Project") Dear Director: Union Pacific Railroad Company, a Delaware corporation ("Union Pacific"), is delivering this letter in opposition to the above -referenced Project. The Project location is adjacent to Union Pacific's mainline rail corridor_ Accordingly, Union Pacific wishes to raise the following issues. Union Pacific believes that maintaining industrial use areas along existing rail corridors reflects good land use planning. Union Pacific requests that if the County considers approving the Project, the County should examine the risks associated with locating a preschool/daycare facility so near to an active rail corridor. Locating these types of uses next to the rail corridor may result in increased pedestrian and vehicular traffic near and over the railroad tracks and at nearby at -grade rail crossings. Increased likelihood of trespassing on the Railroad right-of-way should be expected as well. If the Project is approved, we ask that the County require the owner to mitigate the safety risks and the impacts of the Railroad's 24-hour operations. In particular,. the County should require the owner to install barrier walls or block fences and/or no trespassing" signs designed to prevent children or other individuals from being too near or trespassing onto the railroad tracks. Buffers and setbacks should also be required adjacent to the right-of-way. We also ask that the County keep in mind that development near the Railroad's operating right-of-way can negatively impact freight rail service and create unintended consequences that are in neither the Railroad's nor the public's best interests, including land - use conflicts due to the nature of rail operations that may cause odor, noise. and vibration. Additionally, any increase in vehicle or pedestrian activity may result in interference with train operations and trains may be forced to proceed more slowly through the County and www.up.com UNION PACIFIC. 111111 BUILDING AMERICA Garfield County Director of Community Development June 11, 2014 Page 2 of 2 nearby cities, and/or make more frequent emergency stops, which would make rail service less effective and efficient. In the event of train slowdowns or stoppages, train cars may be forced to block at -grade roadway intersections, causing traffic disruptions. Please accept this letter as documentation that Union Pacific believes strongly that the request by New Creation Church to establish a preschool/day care business on property located adjacent to the Railroad's mainline railroad track should be denied. Please understand that Union Pacific shares these concerns in good faith and conscience for the safety and welfare of the public, our employees, and the customers we serve. Union Pacific would appreciate the County giving due consideration to the above concerns as this proposed Project may result in significant impacts to land use and public safety. Please give notice to Union Pacific of all future hearings and other matters with respect to the Project as follows: Ms, Schia M. Cloutier Manager Real Estate II, Property Management Union Pacific Railroad Company 1400 Douglas Street, STOP 1 690 Omaha, NE 68179 402.544.8805 smcloutier@up.com Please do not hesitate to contact Schia M. Cloutier if you have any questions or concerns. Very t ly yours, Alice M. de Stigter General Attorney Union Pacific Railroad Company AMD/rg Attachments - 2 cc w/o attachments: Ms. Schia M. Cloutier STATE OF COLORADO John W. Hickenlooper, Governor Larry Wolk, MD. MSPH Executive Director and Chief Medical Officer Dedicated to protecting and improving the health and environment of the people of Colorado 4300 Cherry Creek Dr. S. Denver, Colorado 80246.1530 Phone (303) 692-2000 Located in Glendale, Colorado www.colo rado.govtcdphe April 30, 2014 Mark Bintliff New Creation Church of Glenwood P.O. Box 1996 Address Glenwood Springs, CO 81602 Colorado Department of Public Health and Environment RE: Approval of Drinking Water Final Plans and Specifications for Construction Non -Transient, Non -Community Water System, New Creation Church of Glenwood Ground Water Treatment Plant Disinfection System Public Water System Identification (PWS1D) No. C00223168; Garfield County ES Project. No. ES,14,DWDR,00717 Dear Mr. Bintliff: The Colorado Department of Public Health and Environment (Department), Water Quality Control Division, Engineering Section has received and reviewed the Final Plans and Specifications for the Non -Transient, Non - Community Water System, New Creation Church of Glenwood in accordance with. Section 11.4(1)(b) of the Colorado Primary Drinking Water Regulations (Regulation) 1). The design meets or exceeds the requirements of the State of Colorado Design Criteria For Potable Water Systems (Design Criteria) and is hereby approved. This approval is limited to the following: • Dairy Basement Well (WL001): Groundwater source o Well Permit Number 32344F. Drilled well. Screen: 75-90 feet, total depth: 91 feet, static water level approximately 47 feet. a Well improvements: casing raised to provide a minimum of 12" between grade and wellhead; 24 mesh non -corrodible vent screen. a Permitted flow: 25 gallons per minute (gpm). o Well pumping capacity: 20 gpm o All associated piping and appurtenances. • Treatment Plant (TP002) o Treatment for Well (WL001), Maximum Ilowrate of 10 gpm. o Sodium hypochlorite treatment (D421): • Sodium hypochlorite feed pump (design basis: Stenner MP45), 35 gallon solution feed tank (design basis: Clack Series 100 high density polyethlene tank). ■ Sodium hypochlorite injection point prior to chlorine contact tanks. Residual chlorine monitoring location is after distribution system pump. • Chlorine pump controlled by flow switch on influent piping to first chlorine contact tank. o Treatment appurtenances. Raw water sampling tap, flow control valve set for 10 gpm (design basis: Dole), water meter (design basis: 5/8" Badger Easy Read #31612-1), in-line pressure tank (design basis: 120 gal. Well Mate Model WM-35B), and Hach Pocket 11 free chlorine analyzer, and finished water tap (after distribution system pump). Mark 8lint New Creation Church of Glenwood Approval of Drinking Water Final Plans and Specifications for Construction April 30 2014 Page 2of4 a Contact Tanks: Two 550 gallon storage tanks (design basis: Rotonics RMI -D polyethylene tank) utilized for contact time. Tank piping and appurtenances: 2 -inch piping between first two tanks at low level and 2 -inch outlet piping from second tank at high level to provide serpentine flow; a Storage Tank: One 550 —gallons tank (design basis: Rotonics RMI -D polyethylene tank) utilized for distribution system storage (500 gallons maximum based on level switch set point). Storage tank located downstream of contact tanks.Tank piping and appurtenances: outlet pipe at low level to distribution system pump. a Distribution system pump located within treatment plant downstream of storage tank. Pump station (design basis: Goulds Aqua Boost Model LC with pressure tank), design capacity 28 gpm at 70 psi, with variable speed control. n Associated piping and appurtenances. The approval is subject to the following conditions: • The public water system has elected to perform triggered source water monitoring. Therefore, the system does not need to maintain 4 -log virus inactivation on a continuous basis. However, the system is required to have the capability of providing 4 -log inactivation before or at the first customer. The system has provided evidence that successfully demonstrates the disinfection provided is capable of achieving 4 - log virus inactivation. The conditions as outlined in the engineering plans and specifications which must exist for 4 -log inactivation of viruses to be achieved are as follows: o To achieve continuous, 4 -Log inactivation of viruses, the system would have to continuously maintain a chlorine residual of 0.2 mg/L at the finished water sampling location (sampling tap immediately downstream of distribution pump), assuming a flow rate of 10 gpm, a pH of 6-9, a liquid temperature at or greater than 15 -degrees Celsius, a baffle factor of 0.2, and a minimum active storage volume of 1,000 -gallons, as specified in the engineering plans and specifications. • In the event the system has a routine positive total coliform sample, the system will be required to monitor the source water for fecal indicators. If it is determined that fecal contamination exists within the source, the system may be required to meet the above conditions on a continuous basis until the source of contamination can be identified and removed if the system continues to use the source. If the system is required to maintain 4 -log virus inactivation, the system will be required to monitor for chlorine residual at the location indicated above. o The New Creation Church of Glenwood drinking water system is a groundwater system with a population less than or equal to 3,300, therefore Section 11.11 of Regulation 11 requires daily chlorine monitoring at the entry point for systems required to meet 4 -log virus inactivation. The system will be required to work with the Department's Compliance Assurance Section to determine appropriate monitoring at that time. • Section 2.21 of the Design. Criteria requires all chemicals and materials that come in contact with treated or partially treated water to be ANSI/NSF 60 and 61 certified, respectively, for potable water use. • All wells, pipes, tanks and equipment that can convey or store water intended for potable use must be disinfected in accordance with current AWWA procedures prior to initial use as required in Sections 2.15, 6.6.2, 7.0.18 and 8.7.7 of the Design Criteria. • All change orders or addenda that address treatment or piping must be submitted to this office in duplicate for review and approval by the Department. • Upon completion of construction and commencement of operation, a completed "Construction Completion Certification 'As Built' Form" from the design engineer stating that the system was constructed as approved and the operational starting date must be submitted to the Department. This form is available at: http:/hvww.colorado.gov/cdphe/drinkinzwaterdesitzn under the "Drinking Water Design Submittal Forms" heading. • Section 11.5(5) of Regulation 11 requires that systems submit any revisions to the Monitoring Plan within 30 days of the effective date of the change. Information on monitoring plans is available online at: lsttp: w.► w..colorado.gov/cdphe/wgforms on the Drinking Water page under the "Inventory/System Updates" heading. mark Blintif, New Creation Church of Glenwood Approval of Drinking Water Final Plans and Specifications for Construction April 30. 2014 Page 3 of 4 • As required by Section] 1.4(3)(b) of Regulation 11, if construction of the treatment facility is not commenced within one year from the date of this letter, this approval will expire and all information will be required to be updated and resubmitted for review and approval by the Department. The documents reviewed were: • Engineering. Report dated February 24, 2014 titled New Creation Church of Glenwood Water Application. Prepared by Colorado River Engineering for New Creation Church of Glenwood. • Drawing Set dated January 31, 2014 titled Water Treatment Schematic. Prepared by Colorado River Engineering for New Creation Church of Glenwood. • Project Manual (Specifications) dated February 10, 2014 titled Component Information. Prepared by Prepared by Colorado River Engineering for New Creation Church of Glenwood. The following notifications and requirements may apply to the project: • Approval of this project is based only upon engineering design to provide safe potable water, as required by Regulation 11 and shall in no way influence local building department or local health department decisions on this project. This review does not relieve the owner from compliance with all Federal, State, and local regulations and requirements prior to construction nor from responsibility for proper engineering, construction, and operation of the facility. • In accordance with the current Colorado Operators Certification Board regulations, the water treatment plant is a Class "D" water treatment facility and the distribution system is a Class "1" distribution system. • Any point source discharges of water from the facility are potentially subject to a discharge permit under the State Discharge Permit System_ Any point source discharges to state waters without a permit are subject to civil or criminal enforcement action. If you have any questions regarding permit requirements contact the Permits Unit at (303) 692-3500. Please direct to: y further correspondence regarding the technical approval (plans and specifications/design review) Mark Henderson, P.E., LEED A.P. Colorado Department of Public Health and Environment Water Quality Control Division -- Engineering Section 4300 Cherry Creek Drive South Denver, CO 80246-1530 Thank you for your time and cooperation in this matter. Please contact me by telephone at 303-692-6255 or by electronic mail at mv-k.henderson(state.co.us if you have any questions. The Engineering Section is interested in gaining feedback about your experience during the engineering review process. We would appreciate your time to complete a Quality -of -Service Survey regarding your experience during the engineering review process leading up to issuance of this decision letter. The Engineering Section will use your responses and comments to identify strengths, target areas for improvement, and evaluate process improvements to better serve your needs. Please take a moment to fill out our survey at the following website:http:lifs8.formsite.com!cohealth'fomr627710151 'inde:s,.html. Mark Blinliff New Creation Church of Glenwood Approval of Drinking Water Final Plans and Specifications for Construction Sincerely, Digitally signed by Mark Henderson, P.E., LEED AP l ...► DN: cn=Mark Henderson, P.E., LEED AP, o, tau, email=mark.henderson@states o.us, c=US LEED -06'00' Mark Henderson, P.E., LEER A.P. Senior Review Engineer Engineering Section Water Quality Control Division Colorado Department of Public Health and Environment cc: Chris Manera, Colorado River Engineering Paul Reaser Garfield County Health Department Amy Zimmerman, WQCD ES Engineering Review Unit Manager Jackie Whelan, WQCD Operator Program Laurie Findlay, Drinking Water Compliance Assurance Section Leticia Bisgard, Drinking Water Compliance Assurance Section Drinking Water File April 3O. 2014 Page 4 of 4 Garfield County PUBLIC HEARING NOTICE INFORMATION Please check the appropriate boxes below based upon the notice that was conducted for your public hearing. In addition, please Initial on the blank line next to the statements if they accurately reflect the described action. ▪ My application required written/mailed notice to adjacent property owners and mineral owners. Mailed notice was completed on the 12 day of May , 2014. All owners of record within a 200 foot radius of the subject parcel were identified as shown in the Clerk and Recorder's office at least 15 calendar days prior to sending notice. All owners of mineral interest in the subject property were identified through records in the Clerk and Recorder or Assessor, or through other means [Iist] ■ Please attach proof of certified, return receipt requested mailed notice. 0 My application required Published notice. Notice was published on the day of , 2014. ■ Please attach proof of publication in the Rifle Citizen Telegram. Q My application required Posting of Notice. Notice was posted on the day of , 2014. Notice was posted so that at least one sign faced each adjacent road right of way generally used by the public. I testify that the above information is true and accurate. Name: �_'- I. � It -i 11 1 r)( -- Signature: )( -- Signature:` .1\ u L l.' t_ 1 .f r Date: I, 11)7 i COLORADO RwER E N G l N E E R f ly G 1i C0I r1) «A1F 11 Adjacent Property Owners and Mineral Owners Per Section 4-203 (B) (3), the following is a list and map of real property, the owners of record, and mailing address of adjacent property owners within 200 feet of the subject property. This is a requirement of the submittal package. Also attached is a list of mineral estate owners in the subject site, including name and mailing address. Property information was obtained from the Garfield County Assessor website as of February 12, 2014. Adjacent Property Owners: 1. Canyon Creek Self Storage, LLC. P.O. Box 865 Meeker, CO 81641 Parcel#212335200188 2. Conrad L. & Marsha. L. Wagner 0024 County Road 138 Glenwood Springs, CO 81601 Parcel 4212335200186 3. Norman R. Hansen P.O. Box 1839 Glenwood Springs, CO 81602 Parcel#212335100127 4. Thomas R. Gambell 2701 Midland Avenue Unit 925 Glenwood Springs, CO 81601 Parcel # 212335100120 Mineral Right Owners: 5. Patrick M. Fitzgerald 600 County Road 138 Glenwood Springs, CO 81601 Parcel #212335100121 6. Monica Goodsell 147 County Road 137 Glenwood Springs, CO 81601 Parcel #212335100162 7. Violet Goodsell ATTN: Violet Mooney 152 County Road 137 Glenwood Springs, CO 81601 Parcel #212335100163 8. Union Pacific Railroad Land Lease/Property Management Schia M. Cloutier 1400 Douglas Street STOP 1690 Omaha, NE 68179 1. New Creation Church is the mineral holder for Portions of Parcel C; research has shown that portions of Parcel C & B were part of a larger tract that had some mineral interest severed but were not specific to legal descriptions. 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