Loading...
HomeMy WebLinkAbout3.0 PC Staff Report 11.13.2013Garfield County Planning Commission - Public Hearing Exhibits Optional Premises Cultivation Operation (Medical Marijuana) Major Impact Review Applicant is Bill Inverso, Red Canyon Plaza LLC in conjunction with Ron Radtke, Green Essentials Medical LLC November 13, 2013 (File MIPA-7643) Exhibit Letter (Numerical) Exhibit Description 1 Proof of Publication 2 Return Receipts from Mailing Notice 3 Photo evidence of Public Notice Posting 4 Garfield County Land Use and Development Code, as amended 5 Garfield County Comprehensive Plan of 2030 6 Application 7 Staff Report 8 Staff Presentation 9 Referral Comments from Garfield County Consulting Engineer 10 Referral Comments from Garfield County Road and Bridge Department 11 Referral Comments from Garfield County Vegetation Manager 12 Referral Comments from the Colorado Division of Water Resources 13 Referral Comments from Basalt Water Conservancy District 14 Referral Comments from the Glenwood Springs Fire Department and Attachments 15 Supplemental Letter from Resource Engineering Inc. regarding Water Issues 16 Bill Inverso Letter dated 11/12/13 regarding no ADU unit 17 18 19 20 21 22 23 24 • Y Ad Name: 9603652A Customer: Green Essentials Medical, LC Your account number is: 9470000 PROOF OF PUBLICATION THE RIFLE CITIZEN! TELAeR.AM .5 STATE OF COLORADO, COUNTY OF GARFIELD I, Jim Morgan, do solemnly swear that I am General Manager of The Rhe Citizen Telegram, that the same weekly newspaper printed, in whole or in part and published in the County of Garfield, State of Colorado, and has ageneral circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Garfield for a period of more than fifty- two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement; that said newspaper has been admitted to the United States mails as a periodical under the provisions of the Act of March 3, 1879, or any amendments thereof, and that said newspaper is a weekly newspaper duly qualified for publishing legal notices and advertisements within the meaning of the laws of the State of Colorado. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said weekly newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 10/10/2013 and that the last publication of said notice was dated 10/10/2013 the issue of said newspaper. In witness whereof, 1 have here unto set my hand this 10/15/2013. Jim Morgan, General Manager Publisher Subscribed and sworn to before me, a notary public in and for the County of Garfield, State of Colorado this 10/15/2013. My Commission Expires 11/0112015 Pamela J. £Notaub1ic My Commission expires: November 1, 2015 PUBLIC NOTICE TAKE NOTICE that Bill Inverso. Red Canyon Pla- za LLC, in conjunction with Ron Radtke. Green Es- sentials Medical LLC has applied to the Planning Commission. Garfield County. State of Colorado, to request approval of a Land Use Change Permit, Major Impact Review (File Number MIPA-7643), for an Optional Premises Cultivation Operason locat- ed within the County of Garfield, State of Colorado. In-wiC Red Canyon Plaza LLC Legal Description (Also See Attached page 3 legal description of the property) PARCEL A. A TRACT OF LAND SITUATE IN SOUTHWEST 1/4 NORTHWEST 1/4, SECTION 26, TOWNSHIP 6 SOUTH , RANGE 89 WEST OF THE 6TH PRIN- CIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTHEAST- ERLY RIGHT OF WAY LINE OF STATE HIGH- WAY NO. 82 WHENCE THE WEST QUARTER CORNER OF SAID SECTION 26 BEARS SOUTH 27° 04' WEST 725.69 FEET; THENCE NORTH 68' 59'40' WEST 327.27 FEET; THENCE SOUTH 17' 05'30' WEST 82.63 FEET; THENCE SOUTH 68' 59'40' WEST 255.56 FEET TO A POINT ON THE NORTH EASTERLY RIGHT OF WAY LINE OF SAID HIGHWAY ; THENCE NORTH 28° 45' WEST 36.57 FEET ALONG SAID RIGHT OF WAY LINE; THENCE NORTH 49' 56'30' WEST 32.88 FEET ALONG SAID RIGHT OF WAY LINE TO THE POINT OF BEGINNING. PARCEL B. ATRACT OF LAND IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 26, TOWN- SHIP 6 SOUTH , RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN , FURTHER DESCRIBED AS FOLLOWS : BEGINNING AT A POINT ON THE SOUTH SIDE LINE OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26, WHENCE THE WEST 1/4 CORNER OF SAID SECTION 26 BEARS NORTH 86° 5230' WEST 491.74 FEET: THENCE SOUTH 86° 52'30' EAST 660.56 FEET ALONG SAID SOUTH SIDE LINE OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26 TO THE SOUTH- EAST CORNER OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26, THENCE NORTH 01° 37' WEST 1022.07 FEET ALONG THE EAST SIDE LINE OF SAID SOUTH- WEST 1/4 NORTHWEST 1/4 SECTION 26 TO A POINT ON THE CENTERLINE OF THE RED CANYON ROAD; THENCE SOUTH 66° 59'40' WEST 541.91 FEET TO A POINT ON THE CENTERLINE OF THE GLEN WOOD DITCH ROW; THENCE ALONG A FENCE SOUTH 17° 05'30' WEST 82.63 FEET TO A FENCE CORNER ; THENCE ALONG A FENCE SOUTH 68° 59'40' WEST 255.56 FEET TO A POINT ON THE ROW OF HIGHWAY 82; THENCE ALONG A FENCE SOUTH 4 1' 52'36' EAST 40.49 FEET; THENCE ALONG A FENCE SOUTH 34° 2737' WEST 20.22 FEET; THENCE ALONG A FENCE SOUTH 33° 04'56' EAST 46.02 FEET; THENCE ALONG A FENCE NORTH 67° 13' EAST 155.08 FEET TO A POINT ON THE WESTERLY ROW LINE OF THE GLENWOOD DITCH; THENCE ALONG SAID ROW LINE SOUTH 34° 1216' WEST 37.90 FEET; THENCE ALONG SAID ROW LINE SOUTH 10' 33' WEST 336.84 FEET TOA POINT ON THE EASTERLY FENCED RIGHT OF WAY OF THE RED CANYON ROAD; THENCE ALONG SAID FENCE SOUTH 39°4209 EAST 50.17 FEET: THENCE ALONG SAID FENCE SOUTH 04' 1717' EAST 193.65 FEET, MORE OR LESS. TO THE POINT OF BEGINNING EXCEPTING FROM PARCEL B ABOVE THOSE PARCELS CONVEYED BY DEED RECORDED NOVEMBER 23 1977 IN BOOK 503 AT PAGE 84 AS RECEPTION NO. 281863 , AND RECORDED JANUARY 4 , 1978 IN BOOK 504 AT PAGE 513 AS RECEPTION NO. 282684 . COUNTY OF GARFIELD. STATE OF COLORADO Practical Description The site is located at 3768 Highway 82, approximately 1 mile south al the City of Glenwood Springs on the east side of Highway 82 adjacent to County Road 115. The site is also known by Assessors Parcel No. 2185-262.00.008. Peauesl, The Application requests Major Impact Review approval for an Optional Premises Cultivation Operation for the growing or cultivation of Medical Marijuana for the purpose of supplying its associated licensed center. The Application includes an initial leased operation in a portion of the building located at 3768 Highway 82 with the potential for future expansion to include additional spaces or the entire square footage of the building or available property as described herein. The overall property size is approximately 3.97 acres and the building is approximately 17.640 square feel on two floors. The property is zoned Commercial Limited (CO. The Applicant's repre- sentatives are Bill Inverso and Ron Radtke. All persons affected by the proposed use are invited to appear and state their views, protests or support. If you cannot appear personally at such hearing, then you are urged to slate your views by letter, as the Planning Commission will give consideration to the comments of surrounding property owners, and others affected. in decidinc whether 10 recommend approval, approval with conditions or denial of the application for a Land Use Change Permit. The application may be reviewed at the office at the Community Development Department located et 108 6th Street, Suite 401, Garfield County Plaza Building, Glenwood Springs, Colorado, 81601, between the hours o1 8:30 a.m. and 5:00 p.m., Monday through Friday. A public hearing on the application has been scheduled for the 13th day of November, 2013 at 6:30 p.m. and Will be held in the County Commissioner's Meeting Room, Garfield County Plaza Building, 108 8th Street. Glenwood Springs. Colorado, 81601. Community DevelopmentrfiDeld Countartmenepyt Ga Published in the Citizen Telegram on October 10, 2013. [9603652) EXHIBIT 603652 1 Date 10/02/2013 Time PUBUCROTICE TAKE NOTICE Mal Bilt ((woe., 14e4 Carr/an in, .ta 11.5, corinettnwith Ron Ratko. Green Es- sentials Medical LEL has applied to the Pknuting Centrt6t6011. C6untv, Slat 81 co*,. fequeat apprOvoi 8/2 Und Uos Chano Permit. Mem I59084 Review (Fez Number ES1164.76431, cot an Options( Promises 041114.160110paratiilry 85.5485 185 County of 0:21.0 Slam el 4(0543, 244d5341801.0411151l921 018 394/1105 A1r.,6 Sas Attached Per 3 Hdal ch,w6,4an 51 ,ha Properly{ PARCELA: A TRACT OF LAND SHOAT E IN SOUTHWEST 1/411055446/551/ 1/4, SECTION 26. TOWNSHIP 6 SOUTH . FIANCE 29 vas? OF THE VH PRIN- CIPAL 4 -AMMAN . DESCR181517 AS FOLLOWS: BEGINNING AT A POINT ON THE NOITTNEAST. E a3,8 RICHT 02 0487 LINE OF STATE HION WAY NO. 62 WHENCE THE WEST OLIANTER CORNER OF SAM SECTION 26 HEARS SOUTH 84'W651 725 .4/3 FEET: THEME NORTH SIT EF'4CF WEST 327 27 FEET: THENCESOUTH 17° 0635' WEST 82 63 FEET, THENCE Si3LITH 68 5241' WEST 251.56 FEET TO A POINT ON THE NORTH EASTERLY RICHT OF WAY LINE OF 8811) HIGHWAY THENCE NORTH 26° 41' WEST 36.E7 FEET 210430 0450 MONT OFWAV LINE. THENCE NORTH 49' 567.E' WEST. /35/84 FEET ALONO SA10 MOH/ 06 03355 LINE TO THE 430/247 02 BEGINNING. EMCEE EL' A TRACT OF LANO IN THE SOUTHWEST 14 or THE NORTHWEST 1,4 OF SECTION 28.7093418' SHIP 35200114 . 1481108 424 WEST OF THE 8TH P2IN5)1PAL MERIDIAN , 4384/14482 0555)4/14550 AS FOLLOWS REOINNINO AT A POINT ON THE SOUTH SIVE LINE OF SAID SOUTHWEST 1:4 NORTHWEST 1:4 8355514024 23, WHENCE 1416 04582 1/4 CORNER OF SAO SECTION 28 SEARS NORTH 85' 6210' WEST .16 1,74 FEET: 14585)8 50078 26' 5230' 5857 5127 66 FEET ALONO SAID SOUTH 5105 LINE OF SAIO SOUTHWEST 1,4 140474W54:7 SEcTicel 26 TES THE 50/378- 514131' CORNER OF SAN) SOUTHWEST 134 NORTHWEST 1;4 SECTION 28: THENCE NORTH 51 57152732 1022.07 PEET ALONG THE EAST StUE LINE OF SAID SOUTH. 324611T 13 401474124551 1/4 SEC/10N 26 TO A POINT ON THE CENTERLINE OK THE REO CANYCNIROAD, THENCE 503)14 811" 5345WEST NI 51 FEET TO A POINT ON THE CENTERLINE OF THE OLEN W000 oricH ROW. 786445)5 610240 A FENCE SOUTH 17' 0530' WEST 82 63 FEET TO A FENCE CONNER 'HENCE ALONG FENCE SOUTH 66' 5940' WEST 255 .56 FEET TO A POINT ON THE ROW OF HIGHWAY 82;. THENCE ALONG A FENCE SOUTH 4 5216* EAST 4048 FEET: 1851406 410/40 A FENCE SOUTH 34' arsr WEST 2042 FEET: THENCE ALONG A FENCE SOUTH sr arso• EAST 48,02 FEET: TH84405 ALONG A FENCE /51/11414 87' 1588751 58.912581 10 8/ POINT 024 1415 WESTERLY HOW LINE OF THE GLENWOOD DITCH, 'THENCE ALONG SAM 140324 LINE SOUTH 34- 21 WEST 87.6.) FEET: THENCE ALONG sism nt.-^w LINE, SOOTH /33034101 334 84 FEET TO A PO1NT ON THE EASTERLY FENCED HIGHT OF WAY OF THE NED CANYON 110/413: THENCE ALONG 5241) FENCE SOUTH tt 431/1' 6881/ 5477 FEET THENCE ALONG SAID FENCE SOUTH 64'1717' —AST 112981 FEET, /409505 LESS TO THE OINT OF BEGINNING EXCEPTINO FROM PARCEL A80VE THOSE 2/445)819 5024551150 HY 13861) 1)80011080 NOVEMEER 23, 1877 IN HOOK 503 AT PAGE a4 AS RECEPTION NO 281483, 824O1185091)22 741354147 4. 1978 IN 6008 554 AT PAGE 61.3 AS FECEPTION NO 5522.44 COUNre OE GARFIELD. STATE OF COLORADO E 118550313860841kn5, Thu ado N. latded at 3718 318115497 82. ivp104311ately1 166 stab ate Cay of Glenwood .ftrFlgs on the east side 64 Higtmy 82 adjacent 15 Gouty Road 115. The tt 16 also 810713, 26 Aft.080r4 P01593 Ns. 2985,262415418. 74e9t21.71. Application toltesm 'limit twat 4:441/09 approval fot on Optional Pronto ClUNACran WatatiiM ler the 558511301 28410813011 Of Me4354 Montano it 1he putpts. tomplying 118 3005118105 aensod center. The ApplIcelion inchalat en Meat leased operation in puttiort 01 tur htiting 14catod at 3700 Highway 82 tith the . potertal fat (tut ttansion to In:Jude adthanel spar.. or the otoiTe swore It',otage of the totiing 41 500110136 proved,/ dattbed Isttin. The neentapeoperty We 113 apprminwtoy 3.97 acte And tixi budding is approximotnly 17.041 square leo nn two Nears. The propatty t zoned Comroortal Limited 4013 Ths Anti...11151a repro. 3101113i,00/ 010 Bill loyori5 and Non Hatt, • 8e350$15 Au -tad by iho proposed uso are l00)3.8468114310104540131838511018413,23110)3%04 433011014 2...m.1 appear pononally own hearing Ih.n y6o are toned co tete rut views 4 letter, eo the Plonning cfiltInniMOVII 01)4 give C085I40111461110 1116 Virlif.11tS sertounding properly tinota, and them 11Itiod, 31140034113 whither 10 recommend approval: approval with .tondtons ot denial of the application for a Land Ut:e Change 2111354 ,156 943641/433e11 *4643 03 reviewed at Ow 04445653 the Community Development Department 4504188 31 198 8111 401. Oadiaki Cminty pkaza Rudd...tg, Glenwood !two. Colorado. al GOI, between 664 boom at 8:30 a 10 344 &OOP.. MatlaY Friday. A pub(30 hating 90 454 application boa 04,431 vtodulod 101 Pt 1 311, clay 014410854,0l. 2515o1 6:35 p.m. and will be heid in the County Commissional's Meeting Room. Garfield County Plaza Belting, 108 Alh Street, elFtooe6 Spiiroa, Colorado. 61681. c.mnitty veloPMAVAPCXy' PubPsned m the Citizen TeIenram en Otabet 10. 2843 416036525 Ad shown is not actual print size 110:08 AM PUBLIC NOTICE .09 EXHIBIT 2 - TAKE NOTICE that Bill Inverso, Red Canyon Plaza LLC, in conjunction with Ron Radtke, Green Essentials Medical LLC has applied to the Planning Commission, Garfield County, State of Colorado, to request approval of a Land Use Change Permit, Major Impact Review (File Number MIPA-7643), for an Optional Premises Cultivation Operation located within the County of Garfield, State of Colorado, to -wit: Red Canyon Plaza LLC Legal Description PARCEL A: A TRACT OF LAND SITUATE IN SOUTHWEST 1/4 NORTHWEST 1/4, SECTION 26. TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING ATA POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE OF STATE HIGHWAY NO. 82 WHENCE THE WEST QUARTER CORNER OF SAID SECTION 26 BEARS SOUTH 27° 04' WEST 725.69 FEET; THENCE NORTH 68° 59'40" WEST 327.27 FEET; THENCE SOUTH 17° 05'30" WEST 82.63 FEET; THENCE SOUTH 68° 59'40" WEST 255.56 FEET TO A POINT ON THE NORTH EASTERLY RIGHT OF WAY LINE OF SAID HIGHWAY: THENCE NORTH 28" 45' WEST 36.57 FEET ALONG SAID RIGHT OF WAY LINE; THENCE NORTH 49° 56'30" WEST 32.88 FEET ALONG SAID RIGHT OF WAY LINE TO THE POINT OF BEGINNING. PARCEL B: A TRACT OF LAND IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 26, TOWNSHI P 6 SOUTH. RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN, FURTHER DESCRIBED AS FOLLOWS: BEGINNING ATA POINT ON THE SOUTH SIDE LINE OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26. WHENCE THE WEST 1/4 CORNER OF SAID SECTION 26 BEARS NORTH 86° 52'30" WEST 491.74 FEET: THENCE SOUTH 86° 52'30" EAST 680.56 FEET ALONG SAID SOUTH SIDE LINE OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26 TO THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26; THENCE NORTH 01° 37' WEST 1022.07 FEET ALONG THE EAST SIDE LINE OF SAID SOUTHWEST 1/4 NORTHWEST 1/4 SECTION 26 TO A POINT ON THE CENTERLINE OF THE RED CANYON ROAD; THENCE SOUTH 68° 59'40" WEST 541.91 FEET TO A POINT ON THE CENTERLINE OF THE GLEN WOOD DITCH ROW; THENCE ALONG A FENCE SOUTH 17° 05'30" WEST 82.63 FEET TO A FENCE CORNER; THENCE ALONG A FENCE SOUTH 68° 59'40" WEST 255.56 FEET TO A POINT ON THE ROW OF HIGHWAY 82: THENCE ALONG A FENCE SOUTH 41° 52'36" EAST40.49 FEET; THENCE ALONG A FENCE SOUTH 34° 27'37" WEST 20.22 FEET; THENCE ALONG A FENCE SOUTH 33° 04'56" EAST46.02 FEET: THENCE ALONG A FENCE NORTH 67° 13' EAST 155.08 FEET TO A POINT ON THE WESTERLY ROW LINE OF THE GLENWOOD DITCH; THENCE ALONG SAID ROW LINE SOUTH 34° 12'16' WEST 37.90 FEET; THENCE ALONG SAID ROW LINE SOUTH 10° 33' WEST 336.84 FEET TO A POINT ON THE EASTERLY FENCED RIGHT OF WAY OF THE RED CANYON ROAD; THENCE ALONG SAID FENCE SOUTH 39° 43'09" EAST 50.1? FEET: THENCE ALONG SAID FENCE SOUTH 04° 17'17" EAST 193.65 FEET, MORE OR LESS. TO THE POINT OF BEGINNING EXCEPTING FROM PARCEL BABOVE THOSE PARCELS CONVEYED BY DEED RECORDED NOVEMBER 23, 1977 IN BOOK 503 AT PAGE 84 AS RECEPTION NO. 281963, AND RECORDED JANUARY 4. 1978 IN BOOK 504 AT PAGE 513 AS RECEPTION NO.282684. COUNTY OF GARFIELD, STATE OF COLORADO Page 2 of 2 Practical Description: The site is located at 3768 Highway 82, approximately 1 mile south of the City of Glenwood Springs on the east side of Highway 82 adjacent to County Road 115. The site is also known by Assessor's Parcel No. 2185-262-00-008. Request: The Application requests Major Impact Review approval for an Optional Premises Cultivation Operation for the growing or cultivation of Medical Marijuana for the purpose of supplying its associated licensed center. The Application includes an initial leased operation in a portion of the building located at 3768 Highway 82 with the potential for future expansion to include additional spaces or the entire square footage of the building or available property as described herein. The overall property size is approximately 3.97 acres and the building is approximately 17,640 square feet on two floors. The property is zoned Commercial Limited (CL). The Applicant's representatives are Bill Inverso and Ron Radtke. All persons affected by the proposed use are invited to appear and state their views, protests or support. If you cannot appear personally at such hearing, then you are urged to state your views by letter, as the Planning Commission will give consideration to the comments of surrounding property owners, and others affected, in deciding whether to recommend approval, approval with conditions or denial of the application for a Land Use Change Permit. The application may be reviewed at the office of the Community Development Department located at 108 8th Street, Suite 401, Garfield County Plaza Building, Glenwood Springs, Colorado, 81601, between the hours of 8:30 a.m. and 5:00 p.m., Monday through Friday. A public hearing on the application has been scheduled for the 13th day of November, 2013 at 6:30 p.m. and will be held in the County Commissioner's Meeting Room, Garfield County Plaza Building, 108 8th Street, Glenwood Springs, Colorado, 81601. Community Development Department Garfield County Account Number OwnerName R060044 VBECVARIK, RICHARD W R060091 ,WELLS FARGO BANK, NA R060046 co,ittrD CANYON WAREHOUSE LLC R060049 ,Rf aCANYON PLAZA, LLC R060041 „efIrGHWAY 82 INVESTORS LLC R060082 , ENCER CHARLES HOLDING, LLC R060087 ,XALISTA SYSTEMS, LLC R060094 „Ji1C1 HOLDINGS, LLC R060104 veRDARING FORK TRANSPORTATION AUTHORITY Address 2 3440 YOUNGFIELD STREET # 120 1740 BROADWAY., 7TH FLOOR P.O. BOX 4491 3768 HIGHWAY 82 3762 HIGHWAY 82 SUITE 1 200 MOUNTAIN SHADOW DRIVE 1204 GRAND AVE. 106 INDUSTRIAL WAY 530 E MAIN STREET City WHEAT RIDGE DENVER ASPEN GLENWOOD SPRINGS GLENWOOD SPGS GLENWOOD SPRINGS GLENWOOD SPRINGS CHARLESTON ASPEN State ZipCode Situs House Number Street Name Designation City Zip Code CO 80033 CO 80274, CO 81612, CO 81601-9625 CO 81601 CO 81601 CO 81601 IN 47111 CO 81611 3764 3760 3766 3768 3762 3890 797 115 COUNTY 37 115 COUNTY 82 HWY 82 HWY 82 HWY 82 HWY 82 HWY 82 HWY RD RD RAILROAD R.O.W. GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS GLENWOOD SPRINGS 81601 81601 81601 81601 81601 81601 81601 81601 81601 • Ron R From: Sherry Otersen <sotersen@garfield-county.com> Sent: Thursday, October 10, 2013 3:23 PM To: ron@greenessentialsmm.com Subject: FW: 200 ft report Attachments: #60049.xls Here is the requested report for you! Regards, Sherry Otersen Garfield Coun _ f Administrative Assistant I Garfield County Assessor's Office 109 8th Street Suite 207 Glenwood Springs, CO 81601 www.garfield-county.com (970) 945-1377 x 2460 • From: Stephanie Harlan t Sent: Thursday, October 10, 2013 3:22 PM To: Sherry Otersen Subject: 200 ft report Steph Harlan Garfield County Assessor's Office Administrative Supervisor 3 Street, ApC N. or PO Box No. CI, t.•IP+4 ..�_� ,_.—._ 0 00 ft PS Form 3800, August 2006 $ $0.46 0538 $3.10 $2.55 $0.00 $6.11 710 r- GL€NWOOD SPRINGS C 09 Postmark OCT 1 01013 U.S. Postal Service,., CERTIFIED MAILrr., RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) 3500 0002 6245 7421 rel 7011 3500 0002 6245 7414 CERTIFIED MAILS. RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.comu ASPEN CO 81612 Postage Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) Total Postage & Foes $ $0.46 0538 $3,10 x,09 Postmark $2.55 ©,/ Here $0.00 $ $6.11 10/10/2013 Sent To Street, Aptlo or PO Box No. City, State, PS Form 3800, August 2006 See Reverse for Instructions U.S. Postal Servicer~, CERTIFIED MAIL. RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.com, SOM 8 81601 Postage $ $0.46 I 0538. _. $3.10 Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) t9c' �4ojstmark $2.55 + �) er'e, $0.00 Total Postage & Fees $ $6.11 10/10/2013 Sent To Street, Ap No.;_'� or PO Box No. (a) te, ZiP+4 PS Form 3800, August 2006 .., t 81100 See Reverse for Instructions U.S. Postal Services. CERTIFIED MAIL. RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.come, Postage $ $0.46 Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Foe (Endorsement Required) Total Postage & Fees $3.10 $2,55 $0.00 $6.11 0538 - trFP -Postmark l Here 10/10/2013 Sent Ta Street, Apt. No.; or PO Box No..)7 Cify, State, 4 S • Ilk t PS Form 3800, August 2006 See Reverse for Instructions kJ, ru II1 Sent o CERTIFIED MAIL, RECEIPT Domestic Mail Only; No Insurance Coverage Provided) For delivery Information visit our webalte at www.usps.coma aE1A1000 SPRINGS CO 81601-9625 Postage F$ Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) Total Postage & Fees r -g N For delivery information visit our website at www.usps.com;, ru Postage Certified Fee ru t� Return Receipt Fee Endorsement Required) ® Restricted Delivery Fee Endorsement Required) ji Total Postage & Fees m 6245 7445 $ 81641 $0.46 $3.10 $2.55 $0.00 $6,11 e53!6", Poe lwk H6i 10/10/2013 t Seri 7 ost: Apt. n.: or PO Box No. 1 \ 1a I-+�,T. I Ciry. State. ZIP+4 nstru ti F U.S. Postal Services., CERTIFIED MAILS., RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.com WHEAT RIDGE CO 80033 $ $0.46 $3.10 Postage Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) Total Postage & Fees $2.55 $0.00 $6.11 0538 ., 09 I Rmark ere 10/10/2013 Sent T 9tistrialci to Street, Apt. No. • �f,� or PO Box No. 4. 4J 0 Ciry,S:t ..l i4 1, 0. 0 , 1 PS Form 3800, August 2006 See Reverse for Instruction Er - pm� 0 nu ru 1-1 0 m r -q U.S. Postal Service,. CERTIFIED MAIL, RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.comt Postage Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) Total Postage & Fees Sent to $0.00 0538 09, (� l3 \ -Postmark e Her 10/10/2013 Street, Apia or PO Box No. le,2,C L� PS Form 3800, August 2006 See Reverse for Instructions fla Certified Fee U.S. Postal Service,., CERTIFIED MAIL,r., RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery Information visit our website at www.usps.com Ara C0 wit Postage $ $0.46 $3.10 $2.55 $0.00 $6.11 nJ ® Retum Receipt Fee ® (Endorsement Required) ® Restricted Delivery Fee (Endorsement Required) t® Total Postage & Fees $ m r -i 6245 7407 Postmark Fiore 10/14/2013 Sent To Street, pt L'ity, State Eitil • _ - I 1 or PO Box No PS Form 3800, August 2006 See Reverse for Instructions U.S. Postal Service,. CERTIFIED MAILTM RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) CNAR :;ES o 4• IN 41111 Postage Certified Fee Return Receipt Fee (Endorsement Required) 0 0 t-r'I Total Postage & Fees m Restricted Delivery Fee (Endorsement Required) $ $0.46 $3.10 $2.55 *0.00 $6.11 0538 09 Poegark owe 10/10/2013 Sent Tj ® atreef4pf No.; I1 or PO Box Na. e, -ZIP+ t ' _ �r�r PS Form 3800, August 2006 71 See Reverse for Instructions GreertEssentialsMedical, LLC 404 10th Street, Unit A Glenwood Springs, CO 81601 CERTIFIED MAILi„ 1 11 I Il 7011 3500 0002 6245 738 erre Vier ROARING FORK TRANSPORTATION AUTHORITY 530 E MAIN STREET NS XI E ASPEN, CO 816.1 121 gql @3G-1.6 81611 mic Fjp�` G!1 11.5_ POSTAGE PAID SEENW008f6P0lING.D OCT 10. 13 AMOUNT $5.65 00063977-09 162 DC 1 '3f83`e/13/13 RETURN TO SENDER INSUFFICIENT ADDRESS UNABLE TO FORWARD 8C: `81601361604 '.1626-09GSZ-1.3->5 nidilpp.i II!npo rwiil,ilslthpi,dpiolikitr i. hi :11 I1 Green !essentials Medical, LLC -404.1�(th,�treeA Glenw :pd 1$pr»gs, CO 8160 ' 4 L CERTIFIED `MAIL,~; , J11,101011!!! iiiiii ‘' SPENCER CHARLES HOLDING, LLC 200 MOUNTAIN SHADOW DRIVE GLENWOOD SPRINGS, CO 81601 COOT= ITIMES Kale. 36,1111. 1000 - 81601 _ U:S%POSTAGE PRIG GLENWOOO 81601SPRING.0 OCT 10.T'13 005.65 aoops77-os 2013 0,211,:L2013 Green Essentials Medical, LLC 404 10th Street, Unit A Glenwood Springs, CO 81601 CERT%F/ED MAIL . --- I/III/I////IIII//IIIIIIih//!III//I!/I/I CALISTA SYSTEMS, LLC 1204 GRAND AVE. GLENWOOD SPRING 916911.43616 NI XIE 71 U.S. POSTAGE ID GLENWOOOASPRING.CI 816 OCT 10.0 113 AMOUNT 55.65 80Z :DE 1 6010/13/13'• - RETURN TO SENDER VACANT UNABLE TO FORWARD BC: 81601361604 0620-00990-13-39 1.1 l�liljfldl'Flq?1'f�lin1111ii1filiiliil illiiil ij51�1f�il��rn '� 1Heteaut01'32o13AN3tled011vtl iousa0tlldt SENDER: COMPLETE THIS SECTION • Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. ■ Print your name and address on the reverse so that we can return the card to you. ■ Attach this card to the back of the mailplece, or on the from if space permits. n�^_1. Article Addressed to: l . L Ll Q l `t 0 Me u odd '811‘,a COMPLETE THIS SECTION ON DELIVERY A. Signature X B. Received .by(Printed Name) 0 Agent 0 Addressee I C. Date of Delivery D. is delivery address different from Item 1? 0 Yes •H YES, enter delivery address below: 0 No 3. Service Type Certified Mall 0 Express Melt ,r 0 Registered teetum Receipt for Merchandise I 0 insured Mall 0 C.O.D. 4. Restricted Delivery? (Odra Fee) 2. Article Number _.j (TranslerfmmserNcelabe° 7011 3500 0002 - 6245 7391 t _PS Form `3811, FebniarY 2b04 Domestic tielirm' Recelpt 0. Yes 102595.02.M-1540 3N11 03.-1.0.0 10 0103 •553e00V Nemae 3Xi OiX DO. 0131013,13 JO dol ripallous30,010, SENDER: COMPLETE THIS SECTION • Complete Items1,2, and 3. Also complete item 4 if Restricted Delivery Is desired. • Print your name and address on the reverse so that we can return the card to you. ■ Attach this card to the back of the'mailpiece, or on the front if space permits. 1. Article Addressed to: l COMPLETE THIS SECTION ON DELIVERY A. Signature X' • o nsm e- 0 Addressee B. Received by(PrintedNarre) C. Date of Delivery D.•Is delivery address different titan item 1? 0Yes a YES, enter delivery address below: 0 No Type. '✓Certified Mall 0 Express Mall O Registered f<Retum Receipt for Merchandise 0 Insured Man 0 C.O.D. 4. Restricted Delivery? (Eebo Fee) Tl Yes 2. Article Number (Transfer/mfr.,serviceAlba° 7011 3500 0002 6245 7414 PS Form 3811, February 2004 Domestic Return Receipt 102505a240-15ao _x1 131043 AO /01 /V 0330. 30,3 SENDER: COMPLETE THIS SECTION • Complete Items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. ■ Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: 530 5 in ac_AL. COMPLETE THIS SECTION ON DELIVERY A. Signature X 0 Agent 0 Addressee B. Received by (Printed Name) C. Date of Delivery D. Is delivery address dMeremfrom Item 1? 0 Yes If YES, enter delivery address below: 0 No 9. 3. Service Type )ertined Mall 0 Express Mall 0 Registered 'Fietum Receipt for Merchandise 0 Insured Mall 0 C.O.D. 4. Restricted Delivery? (Extra Fee) 0 Yes 2. Article Number- :(rramferfromsen**/abe° 7011 3500 0002 6245 7384 PS Form 3811, Febniary 2004 Domestic Return Receipt ` 102593-02.M.1540 EXHIBIT PC 11/13/13 File No. MIPA-7643 GH PROJECT INFORMATION AND STAFF COMMENTS REQUEST APPLICANT — PROPERTY OWNER ASSESSOR'S PARCEL # PROPERTY SIZE LOCATION ACCESS Major Impact Review for an Optional Premises Cultivation Operation (Medical Marijuana) Bill Inverso, Red Canyon Plaza LLC, in conjunction with Ron Radtke, Green Essentials Medical LLC 2185-262-00-008 The site is 3.97 acres in size. The site is located at 3768 Highway 82, approximately 1 mile south of the City of Glenwood Springs on the east side of Highway 82. The facility is accessed off of County Road 115 with a secondary access off of an adjacent private driveway. EXISTING ZONING The property is zoned Commercial Limited I. GENERAL PROJECT DESCRIPTION The Application requests Major Impact Review approval for an Optional Premises Cultivation Operation for the growing or cultivation of Medical Marijuana for the purpose of supplying its associated licensed center. The Application includes an initial leased operation in a portion of the building located at 3768 Highway 82 with the potential for future expansion to include additional spaces or the entire square footage of the building. The overall property size is approximately 3.97 acres and the building is approximately 17,640 square feet on two floors. The property is zoned Commercial Limited (CL). BACKGROUND The building was constructed in 2001 with a Certificate of Occupancy issued on 9/28/01. It replaced a previous building on the site that was destroyed by fire several years earlier (1999). The building has been occupied by several businesses and recently was the office site for an Engineering/Design Firm. Current tenants include an 1 automobile repair shop, a retail hardware store, offices, a residential occupancy, and the growing operation. A single family residence and several sheds/shops are located toward the rear of the site behind the commercial building. The existing uses are generally allowed as permitted uses on the property while the Optional Premises Grow Operation requires a Major Impact Review. EXISTING IMPROVEMENTS The existing building is constructed with a metal exterior finish and is two stories in elevation. It is approximately 25 feet in height. It is served with domestic water from a private well system that includes a 30,000 gallon storage tank. The storage also serves the fire protection sprinkler system within the building. The building is also served with an onsite waste water treatment system (formerly known as an ISDS). The system also serves the single family residence and includes two holding tanks and a leach located adjacent to the front of the building. Areas outside of the building include paved parking with drainage, existing vegetation, landscaping, a pump house and fire dry hydrant stand pipe for emergency access to fire fighting water. 2 1 °ism I� lll�nnm Nu loo w M hiakkadurstam The property is served by two points of access. The primary access is off of County Road 115 with a second access via a private drive on the north side of the building. A significant drainage swale runs along the northerly property line and contains storm water drainage from the site and from the Red Canyon drainage. CULTIVATION OPERATION The current growing operation utilizes 6,329 sq.ft. of the building and has approximately 4 employees. The floor plan includes some office space but is primarily devoted to cultivation operations. The facility operates on a portion of the first and second floors. Several rooms with different purposes are utilized including grow areas for different size plans, a harvesting/cutting room, areas for preparation of plant food, and curing and final product storage. The facility is an organic grow operation so there are no chemical storage areas for pesticides or chemical fertilizers. Plants are irrigated and organically fertilized by hand. Various types of lighting are utilized depending on the stage of plant development. The only waste product is portions of the stems that are not utilized and which are disposed of in accordance with State Regulations. 3 The operation is fully licensed and regulated through the State of Colorado. The facility is technically a new location for the business as it was relocated from an adjacent property also in the Red Canyon County Road 115 area. The application for Major Impact Review approval is intended to bring the use into compliance with the County's land use regulations. The Applicant has long range plans for expansion at the site which may include the entire building. The Application requests approval for the existing use and approval for possible future expansion into the entire building. The expansion would utilize the entire 16,589 sq.ft. of the building (less approximately 1,159 sq.ft. of common area) and would increase the estimated number of employees to six. 4 Floor Plan 1'.! WIL mac, brand Fitt r II. SITE DESCRIPTION The site is currently developed with the existing commercial building, access driveways, paved parking and related infrastructure. The site slopes moderately up to the east within the developed portion of the site and then more steeply to the east beyond the improvements and structures. Slopes on the lower portion of the site are addressed through site grading and some retaining wall associated with the original construction of the building. No outside changes to the structure or to the site layout are proposed as part of the Application. The property has a variety of vegetation and trees primarily located primarily along the perimeter of the property. The single family home has a yard area and landscaping typical for a residential structure. The upper portion of the site remains primarily undisturbed with limited native vegetation. 5 Aerial Photograph • f • !. , Applicant's Site III. PUBLIC COMMENTS AND REFFERAL AGENCY COMMENTS Public Notice was provided for the Board's public hearing in accordance with the Garfield County Land Use and Development Code as amended. No public comments have been received at this time. Comments from referral agencies and County Departments are summarized below and attached as Exhibits. 1. Garfield County Consulting Engineer, Chris Hale, Mountain Cross Engineering: • Noted that no site construction is planned and all improvements and utilities are to remain. No comments were warranted. 2. Garfield County Road and Bridge Department: Provided comments regarding the following existing conditions: • Drainage concerns adjacent to County Road 115. • Access driveway standards. • Parking capacity and use of the County Road for truck parking. 6 3. Garfield County Vegetation Manager, Steve Anthony: Indicated that he had no comments on the Application. 4. Colorado Division of Water Resources: Provided comments indicating there were issues with the well permit serving the building. The comments indicate that the Applicant needs to submit a well permit application to the Division for a new well permit based on contracts with the Basalt Water Conservancy District and allowing for the current and proposed uses. They did not support approval of the land use change until water supply issues are addressed. 5. Basalt Water Conservation District: Provided comments through their Law Firm Balcomb and Green PC as summarized below: • Provided a history of their documents associated with the property including an allotment Contract #316 approved in June of 1998 to expand the legal use of the well beyond a single family residence. • Noted the need for the contract and well permit to be updated to allow for the proposed irrigation and cultivation uses. 6. Glenwood Springs Fire Department: Submitted comments, past correspondence, and requirements for the Building. Key topics are summarized below: • Need to bring the entire building up to current code standards and address past outstanding issues. • Sprinkler requirements and accessibility to the dry hydrant (not to be blocked) • One hour fire separation between floors, fire alarm upgrades, knox box, fire rated enclosure for the mechanical room, sprinkler system review. 7. Other agencies that did not submit comments include: (a) the Colorado Department of Public Health and Environment; (b) XCEL Energy; (c) CDOT; (d) Garfield County Environmental Health; (e) City of Glenwood Springs; and (f) Colorado Department of Revenue Medical Marijuana Licensing. IV. STAFF COMMENTS AND ANALYSIS In accordance with the Land Use and Development Code, the Applicant has provided detailed responses to the Submittal Requirements and applicable sections of Article VII, Divisions 1, 2, and 3, including Section 7-903, Optional Premises Cultivation Operation Standards. The Application materials include an Impact Analysis and related consultant reports, technical studies, and plans. 7-101 — 103: Zone District Regulations, Comprehensive Plan & Compatibility • The proposed use demonstrates compliance with the Zone District Dimensional requirements (Table 3-201) contained in the Land Use and Development Code for the Commercial Limited Zone District. Compliance includes applicable setbacks, building height, floor area ratio and lot coverage. • The Comprehensive Plan 2030 designates the site as a Rural Employment Center, a future land use of Commercial, and within the City of Glenwood Springs Area of Influence. • Excerpts from the Comprehensive Plan text and Future Land Use Map are outlined below and support a finding that the proposal is in general conformance with the Garfield County Comprehensive Plan 2030. Chapter 2 Future Land Use Rural Employment Center: Small areas adjacent to major roadways that allow light industrial, manufacturing, equipment storage, and incidental retail sales. This designation also includes residential uses for employees of the business on the property, such as live/work housing. Commercial: Commercial intended to serve a regional market Chapter 3 — Section 1: Urban growth and Intergovernmental Coordination Goals #2: Ensure that county land use policies and development approvals are compatible with the existing zoning and future land use objectives of the appropriate municipality Chapter 3 — Section 4: Economics, Employment, Tourism Vision: The County has encouraged economic opportunity and diversity to develop in strategic locations by designating a variety of areas as employment and commerce centers.... 8 Comprehensive Plan Future Land Use Map - Excerpt • The Application has also provided information and mapping of surrounding property owners and land uses. In the immediate proximity to the site most properties are also zoned Commercial Limited and have commercial uses. The surrounding area includes a large variety of commercial, office/government, church, residential (including mobile home park) and opens space or public land uses. • When the overall character of the area is considered it is noted that the site is bordered by commercial business activities and reflects a commercial type of building style, level of activity, parking, and traffic. The issue of compatibility is also addressed under specific standards for Optional Premises Cultivation Operations (Section 7-903). • The City of Glenwood Springs Future Land Use Mapping shows the site a Mixed Use on the lower developed portion of the site and shows it as outside the Urban Growth Area on the upper undeveloped portion of the site. The upper section also is shown with a Hillside Preservation designation. 9 7-104 & 105: Source of Water & Waste Water Systems The building has existing domestic and fire protection water served by a private well. The building is also served by an existing individual septic disposal system. The building was issued a Certificate of Occupancy in 1991 based on the existing water and sanitation facilities. No changes to the existing systems are proposed and the Applicant has represented that domestic water demand and septic usage has reduced since previous tenants have moved out. Based on Land Use and Development Code Requirements the Applicant has provided background information on both the existing systems and requested a waiver from requirements for additional submittals and testing. Staff review recognizes that the production of the well in previous pump tests (30 gpm) and the existing 30,000 gallon storage tank. Based on the proposed uses in the building, occupancy by employees and the public, and the fire suppression needs, the Applicant should: a) Complete standard water quality testing and a 4 water pump test; b) Provide a qualified professional's opinion on the adequacy of the well to serve the proposed uses and maintain required fire protection levels in the water storage tank; and c) Provide verification that the septic system was properly sized for the building current and proposed uses. The Applicant has represented that they will resolve any well permitting (Division of Water Resources) and Basalt Water Conservancy issues. Supplemental submittals (see attached exhibit) have been provided and outline a solution being undertaken by the Applicant. Updated documents will need to clearly authorize the proposed use (indoor irrigation) including the potential expansion of the use. 7-106: Public Utilities All public utilities are existing with no changes proposed. Xcel Energy did not respond to the County's request for referral comments. 7-107: Access & Roadways All access to the site is existing and no changes are proposed as part of the Application. Road and Bridge comments have noted several concerns related to drainage and access driveway grade. Follow-up meetings with Road and Bridge have identified the following conditions for consideration: a) Installation of no parking signs and restrictions along County Road 115; (b) improved maintenance of the drainage ditch along County Road 115 (removal of vegetation/debris); and (c) clearing of vegetation to improve sight distances at both access points. 10 7-108: Natural Hazards The proposed use does not result in any changes to the exterior of the existing structure or existing site plan. As a result no change or expansion to the current condition of the building relative is proposed. The Applicant has provided documentation of professional soils analysis and foundation recommendations. The Building was issued building permits and a certificate of occupancy by the Garfield County Building Department in 2001. 7-109: Fire Protection The existing building has been constructed with a fire suppression sprinkler system as required by the applicable Building Code and Fire Code provisions. Said system shall be properly maintained and operational to serve the building. Pursuant to the Glenwood Springs Fire Department referral comments additional improvements to meet the District's concerns shall be required. 7-201: Agricultural Lands & 7-202: Wildlife Habitat Areas Based on the developed condition of the site no impacts on agricultural lands or wildlife habitat were noted in the Application or anticipated by Staff's review. 7-203: Protection of Water Bodies No water bodies or streams are located in the immediate vicinity of the site. No impacts are anticipated. 7-204: Drainage and Erosion (Stormwater) The Applicant's submittals contain a waiver request for a grading and drainage plan and provide general information on the drainage associated with the existing building and site plan. No changes are proposed. The Storm Water Drainage is currently discharged into drainage swales adjacent to the north and west property lines. No changes to the site plan or increases in impervious surface are proposed by the Applicant. 7-205: Environmental Quality The Applicant has implemented a comprehensive air filtration system to address potential odors from the operation. No other air quality issues are anticipated from the growing of plants. No water quality issues are anticipated and the Applicant's organic operations further support that no environmental issues are anticipated from the operation. There are no liquid waste products associated with the operation as water is used for irrigation and feeding. 11. 7-206: Wildfire Hazards The facility is located in a commercially developed portion of the county and is shown on the County's GIS Wildfire Hazard Mapping (see attached) with a low wildfire hazard designation. Compliance with Fire District recommendations will be required and the Applicants current water storage capacity, dry hydrant access, and type of construction (metal roof and metal siding) further address wild fire concerns. 7-207: Natural and Geologic Hazards A geologic hazard review was not required at the time of the original building permit application and construction of the existing building. The proposed use does not result in any changes to the exterior of the existing structure or existing site plan. As a result no change or expansion to the current condition of the building relative to any hazards is anticipated. The Applicant has provided documentation of professional soils analysis and foundation recommendations. Excerpts from the Garfield County GIS Geologic Hazards Mapping show the site in moderate areas for both soils constraints and slope hazards (see attached). Mapping for Surficial Hazards (fan, mud flow etc.) does no shown constraints on the site. The Building location is below County Road 115 and several other properties. Steeper slopes are located above the County Road. 7-208: Reclamation The property is a developed site with no plans for removal of the building or other improvements. 7-301 & 302: Compatible Design, Parking, and Loading The Application submittals demonstrate code compliance for off-street parking and loading requirements based on the general classification of the cultivation operation under a manufacturing type use. The number of employees is consistent with the off- street parking requirements. The building design is generally consistent with other commercial buildings in the vicinity of the site. It is centrally located on the lot and meets all setback requirements. There is easy access from parking to the building and concrete walkways adjacent to the building provided for pedestrians. 7-303: Landscaping The Applicant has requested waivers from the landscaping submittal requirements and from the landscaping standards section (7-303). The waivers are supported by Staff as 12 consistent with the uses within the building, the character of surrounding commercial uses, and the existing trees and vegetation along the perimeter of the property. 7-304: Lighting No changes are proposed to the existing lighting. Any future lighting installations shall comply with the Code requirements for lighting to be shielded, down directed and oriented toward the interior of the site. Exceptions for lighting required by the Building Code are to be permitted. 7-305: Snow Storage The Applicant has designed code compliant areas for snow storage on their site plan adjacent to the parking areas in open space areas and drainage swales along the perimeter of the site. The drainage plan should be updated to shown snow storage areas on the Applicant's property and not the County Road right-of-way. 7-306: Trails No trail improvements exist or are planned to serve commercial site. 7-903: Optional Premises Cultivation Operation Standards A. The Application is in compliance with no signs for the operation. B. The Application proposes and the current operation has in place a series of air filtration and odor removal systems including air filtering, carbon filters and ozone odor removal systems. Proper operation and maintenance of the odor mitigation shall be required. Should future compliance with this condition become an issue the Applicant shall be required to provide additional odor mitigation to maintain compliance with the Odor Standard which indicates the Operation "shall not produce adverse or noxious odors that can be detected outside of the licensed premises..." C. The Applicant's operation demonstrates compliance with the limitations on visual impacts including location entirely within a building, with no visibility of the use, and black out covering on windows to prevent nighttime leakage of lighting. The Applicant is currently licensed with the State with security and monitoring systems in place. D. The location is in compliance with separation requirements (1000 ft.) with the exception of the Holy Cross Electric Public Building located across Highway 82 from the site. A waiver request from this standard along with justification and criteria discussions are included in the Application submittal. Measured in accordance with Section 7-903(D) the facility is 1038 ft. from the nearest place of worship and 306 ft. from the Holy Cross Office Building. The measurement is taken from the neighboring uses property line to the nearest point in the building in which the proposed cultivation facility is locates. E. No on site use of Medical Marijuana or alcohol is allowed or proposed. 13 F. The Applicant has demonstrated that they are currently in compliance with all required State Licensing. G. The State's on-site notice sign is posted in the facility. H. Compliance with all other State and local Building Codes, laws and regulations is being required. V. SUPPLEMENTAL SUBMITTALS AND ADDITIONAL STAFF ANALYSIS Water 1. Staff has requested that the Applicant provide a detailed response to the referral comments from the Division of Water Resources and Basalt Water Conservancy District addressing the legal status of the water supply for the building. The Applicant has provided a response from Resource Engineering Inc. which outlines the initial steps toward resolving the issue and provides additional water use estimates. Conditions of approval to require additional documentation of compliance and completion of required updating of the Applicant's well permit continue to be warranted. Mixed Use Building 2. The Building Department research of Building Permits for the building reconstruction does not indicate that residential uses were approved. The permits and certificate of occupancy issued for the building makes mention only of "warehouse/office space" and B, R-1 and S-1 occupancies. 3. The Garfield County Land Use and Development Code allows mixed use properties and buildings so long as the uses are all permitted by right or approved through a Land Use Change Permit Process. The apartment would represent a second residential unit on the property and would trigger the need for an Administrative Review application for an accessory dwelling unit. The owner's single family residence is located at the rear of the site in a separate detached structure. This code compliance issue needs to be addressed prior to any Land Use Change approvals on the property. A draft condition is proposed but the Staff recommendation is that it be resolved prior to consideration of the current Application by the Board of County Commissioners which may include the option of the Applicant discontinuing the residential occupancy in the building. Separation Waiver 4. A waiver from the Location Separation Requirements of Section 7-903 has been requested to allow the proposed location of the Optional Premise Cultivation Operation to be Tess than 1,000 ft. from the Holy Cross Electric Public Building. The waiver request is generally consistent with the criteria contained in Section 4-118 based on the following: 14 a. The uses are separated by Highway 82, a four lane state highway with high speeds and high traffic volumes. The highway creates a significant separation and buffer between the uses that achieves the intent of the subject standard. b. With the highway buffer the impacts of the proposed use are significantly reduced and would generally not create any greater impacts than if the specific separation standard was required. VI. SUGGESTED FINDINGS 1. That proper public notice was provided as required for the hearing before the Planning Commission. 2. The hearing before the Planning Commission was 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 Land Use Change Permit for an Optional Premises Cultivation Operation (Medical Marijuana) for Bill Inverso, Red Canyon Plaza LLC, in conjunction with Ron Radtke, Green Essentials Medical LLC is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That with the adoption of conditions, the application is in general conformance with the 2030 Comprehensive Plan, as amended. 5. That with the adoptions of conditions and granting of a waivers from Landscaping Standards, Section 7-303, and the Location Separation Requirement, Section 7-903(D), the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. VII. RECOMMENDATION The following recommended conditions of approval are provided for the Planning Commission's consideration. 1. That all representations made by the Applicant in the application shall be conditions of approval, unless specifically altered by the Board of County Commissioners. 2. That the operation of the Medical Marijuana Optional Premises Cultivation Operation shall be done in accordance with all applicable Federal, State, and local regulations governing the operation of this type of facility. 3. Prior to consideration of this Application by the Board of County Commissioners, the Applicant shall apply for all County Approvals including land use change permits and building permits for the existing residential occupancy in the Building or at the Applicant's discretion the residential use can be discontinued. 15 Conditions Prior to Issuance 4. Prior to issuance of the Land Use Change Permit the Applicant shall provide documentation to the satisfaction of the County Attorney's Office and the Division of Water Resources that the well permit and contracts with the Basalt Water Conservancy District have been updated to establish the Applicant's legal rights to utilize the existing well for the proposed uses including indoor irrigation. 5. Prior to the issuance of the Land Use Change Permit the Applicant shall provide the results of a 4 hour pump test along with the opinion from a qualified professional that the well and associated water storage is adequate to supply the proposed use including indoor irrigation for the existing operation and any future expansion to occupy the entire building. 6. Prior to the issuance of the Land Use Change Permit the Applicant shall provide a water quality test demonstrating that the water quality from the Applicant's well meets the Colorado Department of Public Health and Environment standards for the contaminants listed in Section 4-203(M)(b)(5)(c) of the Land Use and Development Plan or if necessary provide a treatment plan to meet the standards. 7. Prior to the issuance of the Land Use Change Permit the Applicant shall provide additional documentation demonstrating that the existing Onsite Waste Water Treatment System is properly sized for the existing uses and proposed expansion of the cultivation operation in the Building. 8. Prior to the issuance of the Land Use Change Permit the Applicant shall complete any required improvements or remodelling in order to comply with the Fire District recommendations and bring the Building up to meet the Fire Code. The existing sprinkler system and related water storage shall be maintained and kept operational as a condition of this approval. 9. Prior to issuance of the Land Use Change Permit the Applicant shall complete all required improvements or remodeling in order to comply with all Building Code Requirements. All expansions of the cultivation operation within the building shall require review by the Building Department and issuance of building permits for the tenant finishes associated with said expansion. As part of said review the Applicant shall document for review by the Building Department information demonstrating that the building can structurally support the current cultivation operation and any future expansions to include the entire building. Other Conditions 10. The Applicant shall maintain the existing drainage pattern on the site including periodic cleaning of drainage swales at the perimeter of the site. 16 11. The Applicant shall maintain existing parking, snow storage, and traffic circulation patterns for the site. Parking and access areas shall kept available for their designated uses including the following conditions: a. No parking on the adjacent County Road is to be permitted and signs shall be installed in coordination with the County Road and Bridge Department. b. The Applicant shall implement improved maintenance of the drainage ditch adjacent to County Road 115 in coordination with the Road and Bridge Department. c. Vegetation adjacent to the two access points shall be trimmed to provide adequate sight distances per Road and Bridge standards. d. The landlord shall establish limits on the parking of stored or inoperable vehicles to ensure that adequate parking is available for other uses. e. Future tenants shall be required to demonstrate compliance with off-street parking standards and calculations contained in the Application. f. The driveway serving the dry hydrant fire department connection and the water pump house shall remain open and accessible. The driveway shall be striped to ensure fire access with no parking or trash container conflicts. The Applicant's drainage plan shall be updated to shown code compliant snow storage areas on the site and not within the County Road right-of-way. 12. Any future changes to lighting on the site or building shall comply with the County Standards for down directed, fully shielded lights that are oriented inward toward the center of the site. Exceptions for lighting required by the Building Code are to be permitted. 13. A waiver from the Location Separation Requirements of Section 7-903 is granted to allow the proposed location of the Optional Premise Cultivation Operation to be less than 1,000 ft. from the Holy Cross Electric Public Building based on compliance with the waiver criteria contained in Section 4-118. Ongoing compliance with all other Section 7-903 Standards for Optional Premises Cultivation Operation shall be required. Should future compliance issues be raised the County may require additional mitigation including but not limited to additional air filtration and odor mitigation. Any future expansion of the cultivation operation shall include air filtration and odor removal systems consistent with the Application submittals serving all portions of the expanded operation. 14. The Applicant shall maintain compliance with all State Licensing Requirements and any conditions contained therein. 15. The cultivation operation shall maintain compliance with all OSHA Safety requirements including but not limited to indoor air quality and ventilation for employee safety. 17 VIEWS OF THE SITE 18 19 20 21 22 23 GARFIELD COUNTY GIS SLOPE HAZARDS MAPPING Orange = moderate hazard Red = higher hazard 24 GARFIELD COUNTY GIS SOILS HAZARDS MAPPING Orange = moderate hazard Red = higher hazard :IOU, 4. Co:tavctwt'::4Mr? tria9,rF*.y14,14•.;444,t-ri •.`4,R6�,'71 q@ itamlirrararr, 25 GARFIELD COUNTY GIS WILD FIRE HAZARDS MAPPING 11 ODS a.0 —fair ^' tr7A �I� OiA Green = lower hazard Yellow = moderate hazard Orange = higher hazard 05? tem 26 F E:F Gce UCn DvesiGnbe, CsesEye, Flume, USDA. USOS,. • • D and re 0l$ User EXHIBIT M, 0 0 ccv O • • �(f;.r u cn..-, .4...•r 'by • ,-,v -+- v r—, _ ''-'U) a v �r O U 11-1 L) cG cn p -8 E -....., (1) rr.i 0 CU CU ct O,. cin -Ct v 4 v O^ a) 7)bA v U j ,.� -�, OcCt n ci) CD 5 4 = N ••cn Ct N t 0 . 74‹ CZ C1-4 '>' ce 0 0 r6 ;-4 cn e-1 (Zi • r -i CU a) (i) scS %,LIC5 4(1) 2 . ,.. U �< H H H U4 U- H' El CI El CI 0 0 c(13 E E aJ ct N � Q; bt 4•cn .-4 r ct •• - o -� f ,O for -11 co v cG -a+ v O c� by ccs , •- 0 U ,� o `� ct H r b�U� ;-, O O ++ r c-'-!� cCs O cn'� N 2 +; x 3 u baa cn v 0 O' ci ' � ,- cn v O • v u a) - a) O -' ' >-• ct •Vj bIJ cn "LiC5;-•( .� O ;...0On V `!' N O • >, v cu r7' ��-, 'Q� cc 4 cj ....4t* '4 � . C.) (3) p b�j_i O (5 bJ. bbA ' • v '5 cc� �e,C) 'N (7) • v v 4 N QJ cc; Q) v, > Cu c� r 0 b1J a) 0 0 O •0 CU - r L) O 4., O O v CDSD X a� 7E -5i ct N u) O cu r. O 'O 7t4 .5 o •� N �� E 1 •,g, r), ccn O O ct "c1)1 V fe42 v 0 a) 0 v u H H U 4.a .,-i O O ft r - ft . bCJ o X., 4-4 ry a, tO.� a; a) ft 0 V c rri -+ N ; N ,_ N . v O ;-1G O cu ; ' t . •— ,-4c--1) . tO0• Pri U v ft p4.C4-4 4 ',-,-4 v a) • - (I_; ccnn Clo C ct-i co O v rt U 0 v 5 biD ((i) O v •P.0 M CU btu a-► cri 0 ct b1J vft U v - O •- .� O Q„1 • ct• u O u O 0 ft .5 cu cu H H CI o 0 Cl o a o 0 o a Com (11 e Ytt S Lam nee O cn U v E• 0 O r rr-o N al (CI Ct cC v U cuN cu III v W O O bi u V r* • o oV ' U �E FA O O • • -+•, 0 a•4 CU. 1-4 C.) w Z Provided comments rp 7-...) v V (i)r, O V -4-4btu v U b'" �C. '0> , O cG b rO'+v 7-1 (r) . T'�o oft 4-4 v G OCU irN 0•'Tr" o > r- "' �v - ri O Cn U'�"-� cG ' 3 O ;•i v •'-,r-i 2, im', cin cr bt . r O '� � .� 'Ti '� � 0 U � � � .� ��_, _ (J) PO .(f) � o�� FIC/ A9 r jr �' cG +--,LCU v CU ' ct -,.4 .rj, -r-- (i)O cG N 4 °u › O • 5 . 4-' cn cn rt U bi) br) -7 bt u g c-:' cu (i) ' '--4 , .5 2 c!„) 5-1_, „.., u ,,,, ct., _,.., ,, ,i, ,., 0 ;_.4 4_, 0 -,,,,.. (a) .,...,,.„ ..., 4...„ v 'r m y • v O ct� v V cwt; 0 „, 3 O A A A c.) ,C4 U E oV F.' LE CI) 0 a a • �� V C o� v.� 0E� O Ou tov U ,.� 0 v x, CU CU ,ro v15 5 v • J 0 00 00P-4 78 0.O '-G a) cr il 0~ v '� aJ v 0' T 0 X • CO O X O ++ • 46 x r CZ • v E J U '1 k54 °•- ' � - °'v -O ��-+ ✓ 'h 0 ' i c"0 o ¢ 'O v a, o L) a)o u 1 z.4 J •-4 V CDt +• O CO �v 0 ;k. 0 0 ObCU .CLj UX-y NJ v cu u • coin Z v r -Ft ;77-1, u ci)� �w a)O� N '3 ct by �;•-iHbtr OQUcri: 0 Lir) co) CDNN1 El ✓y ccs V p a 6 •Z' �v 09 '0' o0 '' O › ,O N O W 4 44 74,3 te v 1), 0 cricz 7,vof o a � N N E tog4 0.. 71,1 O �w vo ;'Oon `110 . O O CL) CU CU C G O O •1""U, W�)o O tCrU 13) v� � o 7L.49. Cts c) _'� o C1 Ct O cp. ccs 45, c:1.o°za .0'r o4.4 44 • 44 ' 0 T Oo • • .+r v ,- — a� v.5, 0 errti tt o 04 �v o • ;-I0E • CA v �, 0 • cu u cu 0 • Cts g CA to v -Os~ • v .0 OO 4- to E. v Mixed Use Buildin cn • •r•, h r • a)r U CZ a) O v c S• t (n o O tIC°cr • ((j cIC/v c O v T• .') H+ .--1 • • •--1 +; ct cu u O N can) cn O U w .L.' U cG ct 'CCII3 Es crr— co co 0 0 0 bID U •••••••4 v.) • CZ o v J O 0cn u rPrj r o a) CU O O •4J- L r— '4-0 ton — N v JJ 0 — 1 tU '0 cC! . u ''''' O CO v (n 3 sc)N2 ng`46 EoG > , r"'' gr .� •••••1 N rZ v O 0'44c .� • N Vw �-. et Q'+%4-1+ v c0/) U cn 0 s0-,+ Cn 0 �Y '4.., O (__ 0 ��,, 0 ,e:43 '*� r cu 00 4z i 0O -O = 0 H �+, oo 0, 0 p p Q., ctY 4cn CZ 7.1 ., :L4..i '"•,..C70,,';.e.!tA>1 E4k"q))).E''0) Cao I �� vv° v2a°, ,v 4 0 :v O O - 0 r �'� b1} — (I)ova :' a t:43 .2 '',o *-64 r Nu 01O CIO (7-'-' ��'O"T�8O1V p u as ;-,:$ btJ �, b c�i� Z, X blJ v 0 0 ss' ++ ).%n"" " c� 5 4.4 vtio -C ot te 0 • 4 � :� � v •r•M p ,.p �, � 0 cu �.�+ 5 E cl S N �✓ x,76 i, ,L RI Ep.-7,i7A ,8 c) 2'1' cu u -.5, as �y��o, o� 0v,��vv� o u u � ss, � o � .o o., � �, .,, E. E. op.., u (z0;17.. F--, .5 ugz x%<wr4-O'E-,r-�E-'U Separation Waiver 'Civ ,O ' u FA • cu • 44..4 CO a% 3 • . „v +' ctO cto Q., N Ntt • Cj CO or"" • 0 0 Q v Other Waiver Re b0 • r O oU v 0 cu cu • cu CL) cf) cu .s� .4 v Lcs e -j 0 a-. ,t1(,) b))7<, 03.4 iilLt flW cu• z •• R,(1)O) cur- -7d • ,- 0 .o 0Eu Q.)O (I)(i) • 0 as+� :Cv -�p•u .. - 0 O;1 ct3 O C° w(I) b0 5v•0� limerwri rN•••• LL r) 4J Cinboor r H ct Q tzH F , . H • - '(--13 CG �r �v/ 0 N - CC .- — t U'— 4-, cG CL ;-, . H O - (t)'� J 0 CO C.) '''(CI WO N(' r-- C� r Q-, H r -, O +) "7,77jpt. v t n* N O (f)O C5 v r3 CD S _, CI) "i r •2 - • ° °' .-, C � O '•-' O O UN ¢"2 CI) by 4+20.% �2 O •2 Q Cn O V cn ft O CU X v b0 + U CU .s°'��' N CI) O O t 75 • ,� ›-,4- co CI) a-, Rj as 4-' N a',' E H c' OU 'f-. '5' C.) ; re) tnC1) •SHO (13 rt 1-4 U O ✓ • v a) (� 0 Q O ••••4 (n • H t H ft CA" b Q .G � cG O, r•., • o , J ) • H CI) + : ter., 4- CI) ^7 Ed v ct CD en o'CO � ,. CI) , r •V H cf r cV ch "'14 Lri 0 — bourit GENERAL CONDITIONS � v ct C� y, .-� cCS - w u 4-1N cP v CC; 2L4 CZ CONDITIONS PRIOR TO ISSUANCE tin 0 L) Recommended d•+ r0 •J N v 0� .)o ��o v • u a, X CU cu rcS) 0 0 X ,v tO •� v CO v O 1-4- v . O N- C U v a v o 0 p ++ • > Q., a-' 0 �' u 0 b0v r- O - -r� - CZ .� u bO ., , , cC ,, .-4 2 r, CU ;•-ig u p V .,., V u 2 u O u "p 0 Q" •- cn ,t v �. V 3 -, bO al :� ,— - a, al a;vv��,� �v �- i �a 0 O aJ '�u„i d+ .� vim-' 'LS rn u , fl "" ;., cit cn a .� J n — • ° ct$ �. �. a .� b0 ✓ eZ ��,) �. ,-. ti _ O~�. cn 0 r O •CA .N •tt v �S', 7 . v...1 .,.; 00 4 p ,,.., OV •+-� «i '''' +� - . — +., u u cu q to V a o TS •+•' 4,4.0a o a roV, r •iOO++ cu acu �00 0"E S ua ..., cu cz• ct 03 4 .4_,"��0 (I) co 00� co buA ° p Z X03 u v' 'u +r .� cn �] a "CS b0 V ;.., , ,, '' .� O 4-' u ca ccs +� c/; +-' .,� c� u al O , cn V 4-' 0 cCi a�1 '`'' .moi ,.'' ..y ct ' ;.., ;•., .4.+ CCS a) '-- ;-, 01.4 +4 s '''' biDr. 61) 3 . (44 =IT,' 79 lt ctj O u v, bA ccsX, cz O «s a s "---1-1:7:0 �'~ U° �� CCU 4 D �Cn cn -��a v� u,f: O;"� :4 -.U4: -' c, `'';u- Uc�n� It •� CZbO '88 cC rT• CU Ln 80'>�0 ;-,.- O ;, a •". ct1 ;.., ,,., cts O u c�'� N b0 .s~ V s� V "C� u04� �" cn. Abp . �0 �° .� ti) (I) caia¢,"� �.,., p�n"'�2-,cn E E; �•x 0;.p! cn, .4O ›,0' 4•'p te a al (..P-4-4 V ct� V bO 0 V � r- O•, O 0., M .a 3 • z., � "� v,g�Ci9 ,o 0 ;--.4 P-.4 t:G;�"� p�,r.a �. a p;�s crs iIIiItI V 4? �p Op O u.4.�� „�cts.� Othe 6 U r • a) 04 . ���5 CZ ✓,+' 0acr> r0r" 'O E r7i 4 �,�0 ., a LI a LI) U O .J v 04 O N CU V)a a ct 4_, (,f) • r+ cC u r a Cr)CLA a �'� .� �'� a O .� w O ' �� b� O a p Oo cGt�--i-ti O:1 -•t"' -'r _ bt x p �,rr_r- C a r•••-•0 ^"a= ��u3.�� �•'ct V r- (t bJ0 �, 4-'r:2, "� ctS bA D a ft o�a� v �•0t0c 3 0� pt• OOCC/ ,_.,�'bp -.0 4.4 ri O • - 0-4 - cC • . O 06 U O. O by r O • .- ' • r. aj a ,r,,, (1)O4v�0N• ��'(-0y, ' co cn4-'O 4.4 r•-••• ;••4 ,•10 CU O43 u r p CU OW c1) r—O +4, 0- 0)au a ttiO 1> �,+ • a D .++ > 0 c/ «i ;=4,(t c ., ¢<ri-i'. . • a'°+Hu<U)u¢, <' uU)uH. N crS i� MOUNTAIN CROSS / ENGINEERING, INC. Civil and Environmental Consulting and Design October 28, 2013 Mr. Glenn Hartmann Garfield County Planning 108 8th' Street, Suite 401 Glenwood Springs, CO 81601 RE: Inverso/Red Canyon Plaza LLC: MIPA-7643 Dear Glenn: EXHIBIT This office has performed a review of the documents provided for the Major Impact Review and Land Use Change Application for the Inverso/Red Canyon Plaza, LLC. The submittal was found to be thorough and well organized. The following comment was generated: • The application materials state that no proposed site construction is planned. All existing improvements, utility connections, and construction are to remain. Similarly, existing well and sewer connection are permitted and are to remain. Therefore no comments to improvements seem to be warranted. Feel free to call if you have any questions or comments. Sincerely, Mount. n Cross Engin ring, Inc. Chris Hale, PE 826/ Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com 1 Glenn Hartmann From: Michael Prehm n Sent: Wednesday, October 09, 2013 3:54 PM To: • Glenn Hartmann Subject: Inverso/Red canyon Plaza LLC Glenn, EXHIBIT 1 10 In reviewing the Land Use Change Permit Application and doing a site visit I have a couple of concerns. 1) Drainage from property East of building as shown in tab 5, drawing A2 drains directly onto County Road 115. This drainage can become a safety issue to the traveling public. The drainage pipe that exits to the west of the driveway does run water. This water has not been an issue in the past but does keep the shoulder saturated. 2) Driveway to property off of County Road 115 does not meet Road & Bridge Standards. As per Resolution #81-113 #17, it reads "The grade of entrance and exit shall slope downward and away from the road surface at the same rate as the normal shoulder slope and for a distance equal to the width of the shoulder but in no case Tess than twenty (20) feet from the pavement edge. Approach grades are restricted to no more than 10%". 3) Parking seems to be an issue. I have done business with Fastenal, a few times I've parked behind someone while in the store. Noticed Fastenal uses the shoulder of County Road 115 to park it trucks on. Parking along County Road 115 limits snow removal in winter also a safety concern of hitting the vehicle, limits visibility of a pedestrian or bicyclers and cars turning right out of driveway swing further out into roadway. I am not sure how items 1 & 3 can be remedied, item 2 would be a major undertaking that would compound concern 3. I am ok with leave it as is, but if any physical changes are to be done to property, these items need to be addressed. If you have any questions please contact me. Mike Prehm Garfield County Road & Bridge Foreman/Glenwood District (970) 945-1223 Office (970) 945-1318 Fax. (970) 618-7109 CeII October 29, 2013 EXHIBIT y it Garfield County Glenn Hartmann Garfield County Community Development RE: Inverse/Red Canyon MIPA 7463 Dear Glenn, I have no comments on this one. Please let me know if you have any questions. Sincerely, Steve Anthony Garfield County Vegetation Manager Vegetation Management 0375 County Road 352, Bldg 2060 Rifle, CO 81650 Phone: 970-945-1377 x 4305 Fax: 970.625-5939 Glenn Hartmann From: Franco - DNR, Ivan [ivan.franco( state.co.us] Sent: Tuesday, October 22, 2013 9:55 AM To: Glenn Hartmann Cc: Bill Blakeslee - DNR; Alan Martellaro - DNR; Megan Sullivan - DNR Subject: Inverso/Red Canyon Plaza Referral Mr. Hartmann, EXHIBIT /2 This office has reviewed the referral request for Inverso/ Red Canyon Plaza LLC & green Essentials Medical LLC optional Premises Cultivation Operation. The applicant requests a change in type of use for an existing lot. Specifically, the applicant proposes to cultivate medical marijuana on the site using water from the well with Permit No. 86080. It is unclear if there will will be any outside irrigation taking place on the property. The existing well claimed to exist on the site is believed to have Permit No. 86080. The permit was issued on September 8, 1976 for use in one single family dwelling for household uses only and no irrigation. Records indicate that the well was constructed on March 19, 1977. Permit No. 86080 does not allow for any additional use of the well above and beyond ordinary household use. The proposed use by the applicant does not meet the standard of ordinary household use and would be considered out of compliance with the existing permit. The applicant has sited in their application that the well is part of the Basalt Water Conservancy District and implies that they have contracted with said district for additional uses from this well. While this may be the case, the applicant has not applied and received a new well permit from this office. The applicant should submit a well permit application describing the new non-exempt (commercial) uses proposed on the site. Please note that we cannot guarantee the issuance of a a well permit for the intended uCeC until an application has been submitted and we have completed our evaluation. At this time this office cannot approve the proposed land use change until such time as the water supply issues are addressed. If you have any questions or concerns please contact me at this office. Sincerely, Ivan Franco, E.I.T. Water Resources Engineer Colorado Division of Water Resources 1313 Sherman St, Room 818 Denver, CO 80203 (303) 866-3581 1 BALCOMB St GREEN,pc A FULL SERVICE LAW FIRM SINCE 1953 Christopher L. Geiger Direct Dial (970) 928-3463 Receptionist (970) 945-6546 chrisg@bakombpnen.com October 23, 2013 Via U.S. Mail and Email Glenn Hartmann Garfield County Community Development Dept. 108 Eighth Street, Suite 401 Glenwood Springs, CO 81601 ghartmann(agarfield-county.com Re: MIPA-7643; Inverso/RedCanyon Plaza, LLC & Green Essentials Medical, LLC Optional Premises Cultivation Operation Dear Mr. Hartmann: We are general counsel for the Basalt Water Conservancy District. Thank you for your October 7th referral request regarding this application. The comments provided on behalf of our client relate solely to the issue of the legal water supply associated with this property as it pertains to this application, and do not extend to any other issues related to the County's Comprehensive Land Use Code. Our client's comments, in this regard, are limited to materials contained in Tab 10 of the application. The District operates a comprehensive water supply plan to provide thousands of Roaring Fork Valley residents with dependable legal water supplies. The District's water rights are used to benefit its contractees by allowing them to continue to divert water at their wells or other structures in times of shortage when their use would otherwise be curtailed by senior water rights. The aquifer in which the subject well is apparently located, however, is not controlled by the District and the District provides no assurance regarding physical supply at any structure, including volume or quality. The District obtained a water court decree in 2012 in Case No. 01CW305, which decreed a change of water rights and a plan for augmentation to cover quantified depletions from defined uses at specific points of diversion for 123 District contractees. The well structure described in Colorado Division of Water Resources' Permit 86080 is one of these structures. According to Mailing Address: P.O. Drawer 790 Glenwood Springs, CO 81602 www.balcombgreen.com Glenwood Springs Office: Aspen Office: 818 Colorado Avenue Glenwood Springs, CO (970) 945-6546 0133 Prospector Road, Ste. 4102E Aspen, CO 81611 (970) 920-5467 B G BALCOMB & GREEN, Pc A FULL SERVICE LAW FIRM SINCE 1953 Glenn Hartmann MIPA-7643; BWCD Referral October 23, 2013 Page 2 of 2 Dwight Whitehead, Division of Water Resources, Division 5 (945-5665, ext. 5011), the well in question continues to operate under and subject to well permit number 86080. The District defers to the Division of Water Resources to determine allowed uses under that permit, but I note that the permit's conditions of approval indicate the well is "approved for household use only, for one (1) single family dwelling and not to be used for irrigation." The District issued water allotment Contract 316 in June of 1998 to expand the legal use of this well beyond a single family residence. Contract 316 provides a legal water supply to support indoor uses in one single family home and also a 7,800 square foot commercial workshop. These uses were confirmed by the plan for augmentation decreed in Case No. 01CW305. Total annual diversions under contract are limited to 0.73 acre feet, with 0.11 acre feet of associated consumptive use. The contract and decreed plan for augmentation do not provide a supply for any other uses, including irrigation (indoor or outdoor) or supply for a commercial greenhouse. At present, however, the well permit does not allow for use of the water provided under Contract 316 in any event. In order to operate the well to supply the residence and workshop under the contract and decree in Case No. 01CW305, the owner must obtain an updated well permit from the Division of Water Resources that identifies these uses. In summary, the well identified in the application materials is presently not permitted to operate under Basalt Water Conservancy District Contract No. 316 for the uses confirmed in Case No. 01CW305. Contract 316 and the decree in Case No. 01CW305 do not, in any event, provide a legal water supply for diversions and depletions associated with irrigation of any kind; the legal supply is limited to inside uses within a single family home and a 7,800 square foot workshop. Please contact me if you have any questions regarding this matter. Very truly yours, BALC By: CLG:skl Pc: BWCD Board of Directors Resource Engineering GRE Christopher L. Geige Glenn Hartmann EXHIBIT 144 - From: Ron Biggers [ron.biggers@cogs.us] Sent: Monday, n_ctober 98, 2013 5:09 PM To: Glenn Hartmann Subject: Com File MIPA-7643 Attachments: 11-1-11 Inspection report letter 11-11-11.docx; 3768 Highway 82 Letter 05 29 01.pdf; GARCO File MIPA 7643 Grow Opts Coms 10-28-13.docx; RE A Schwaller on 2001 letter 4-12-10.htm Glenn, See the attachments for my comments and support materials for our request to bring the entire building up to current code standards. Several months ago I discussed these issues with Mr Radtke when he was exploring renting the building. If you have questions please contact me. Ron Biggers Deputy Fire Marshal Glenwood Springs l=ire Department Fire Sprinklers Save Lives Ill 970-384-6433 Disclaimer: This email message and all attachments are for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure, or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e- mail and destroy all copies of the original message. Content cannot be guaranteed to be secure or error -free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain viruses. The sender therefore does not accept liability for any errors or omissions in the contents of this message, which arise as a result of e -mai! transmission. If verification !s reg0ired please request a hard -copy version. 1 _11400D sp.& October 28, 2013 To: Glenn Hartmann, Garfield County Planner From: Ron Biggers, deputy Fire Marshal, Glenwood Springs Fire Department RE: Planning item file MIPA-7643, applicant Bill Inverso/Red Canyon Plaza LLC, contact ron Radtke, location 3768 Highway 82, Glenwood Springs Comments: On the space to be used for the marijuana grow operation the fire protection systems will need to brought up to current International Building Code (IBC) , International Fire Code (IFC) 2009 editions and the latest National Fire Protection Association (NFPA) Standards for this type of use. The electrical service to the building shall be evaluated and certified that it will meet the new demands or needs to be upgraded. Other building concerns/ fire and building code violations As part of this application Mr. Inverso shall bring the entire building up to current building and fire code standards because of the following ; See the attachments; Letter dated 5/29/01. As my inspection report letter dated 11/1/11 the 2001 requirements were not done. Also to my knowledge none of the other code violations listed in my inspection letter dated 11/1/llhave been completed either accept for possibly the removal of the illegal grow operation.. A little history When Fiber Forge was in the building in the spring of 2010 there management asked me to do a walkthrough of the building. During this walkthrough I noticed the exposed second floor chip board ceiling which is the second floor flooring. After that visit I researched the file on this property and found the attached copy of the 5/29/01 letter. In April of 2010 I forwarded a copy of the construction requirements letter dated 5/29/01 to Andy Schwaller the Garfield County Head Building Official. Andy reply to me was wait and see if they would voluntarily comply to the building requirements in the letter. As of my building inspection on 11/1/11 Mr Inverso had not complied. November 11, 2011 Bill Inverso Architectural Furniture & Cabinetry 3768 Highway 82 Glenwood Springs, CO 81601 Dear Bill, Enclosed is the inspection report that we conducted on your Red Canyon Plaza building on Tuesday November 1, 2011. It covers the main violations found in the rental spaces in the building. I have included copies of the code sections that cover the main violations for your review. Presently as we discussed there are a number of serious code violations present in your building that the existing tenants may not be willing to do what is necessary to eliminate them. Other building and site fire protection requirements: 1. As we discussed the exposed chip board ceiling that is in most of the first floor spaces is required to be protected by a one hour fire barrier. I the included a copy of the letter from Bill Harding, Glenwood Springs Fire Department, to Mr. Arno, Garfield County Building Department, on May 29, 2001 it contains a couple of construction applications that can be used to obtains the fire rated barrier. Alternative fire rated materials other than those describe in the letter can be researched and possibly used if approved by the Glenwood Springs Fire Department staff and the Garfield County Head Building Official. 2. The fire alarm system shall be upgraded by adding code compliant notification and detection throughout the building. This mainly involves installing notification devices and manual pull stations because the building is sprinklered. 3. Grounds; Fire equipment access to building, fire department connections and fire pump house shall not be obstructed by storage or other items. 4. A Knox key box shall be installed on the building. This is a secured key box that only the fire department has access to. Application to order this box is obtained from the Glenwood Springs Fire Department. 5. Heating mechanical equipment shall be enclosed in a one hour fire rated enclosure. Sprinkler coverage shall also be extended into this room. 6. The design and coverage of the present sprinkler system shall be evaluated by a Colorado State licensed sprinkler contractor to determine if its design and coverage is adequate to protect the current occupancies and uses. The fire retardant treatment material I said I have is on wood that is impregnated with fire retardant in the manufacturing process so it will not work for this application. So you will need to research alternative fire proofing materials if sheet rock is not used to cover the exposed chip board ceilings. If you have questions on items in the report please contact me. Sincerely, Ronald L Biggers Deputy Fire Marshal Glenwood Springs Fire Department 970-384-6433 Page 1 of 1 From: Andy Schwaller [aschwaller@garfield-county.com] Sent: Monday, April 12, 2010 10:20 AM To: Ron Biggers Subject: RE: At this point, I would send the tenant a copy of the letter and a list of deficiencies based on your inspection. Hopefully, that would be enough to get the owner to make the corrections. I will review the file to see if there were any changes approved. Andy size=2 width=" 100%" align=center> From: Ron Biggers [mailto:ron.biggers@cogs.us] Sent: Monday, April 12, 2010 9:52 AM To: Andy Schwaller Subject: Andy, The attachment contains a letter which states the construction requirements for the Bill Inverso building at 3768 HWY 82, Glenwood Springs, it is the one I called you about last week after I did a walk-thru of the building at the request of the tenant. The attached letter was written on 5/29/01 by Bill Harding formerly of Glenwood Springs Fire Department to Aero Ehlers, Garfield County's Head building Official. The letter states the second floor joist are to be protected on the bottom side with gypsum board and the spaces between the joist filled with insulation. Also the sprinkler system plans state the original system is designed to Ordinary Hazard I standards and the current classification for the shop space is Ordinary Hazard 11 so it too may need to be improved along with the fire alarm system. At this late date does the County have a procedure to require the owner/tenant to bring the building up to compliance with the construction requirement stated in the attached letter, including the sprinkler and fire alarm upgrades? Ron Biggers Deputy Fire Marshal Glenwood Springs Fire Department Fire Sprinklers Save Lives !!! Disclaimer: This email message and all attachments are for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure, or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message. Content cannot be guaranteed to be secure or error -free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain viruses. The sender therefore does not accept liability for any errors or omissions in the contents of this message, which arise as a result of e-mail transmission. If verification is required, please request a hard -copy version. file ://IC :/Users/ghartmanm'AppDatalLocal/Microsoft/Windows/Temporary%20lnterflet%... 10/29/2013 5-29-01 To: Arno Ehlers, Chief Building Official 109 8`h Street, Suite 303 Glenwood Springs, Colorado 81601 Re: Inverso Building Dear Arno, This letter documents Fire Code Requirements for Bill Inverso's project located at 3768 Highway 82. As you are aware I have been working with Bob Pennington who is the design engineer for the sprinlder system. I've already submitted the blueprints of the system and my comments to you prior to this correspondence. This letter also references my previous comments for water supply requirements in a letter written to Mr Inverso in January Sprinkler Requirements: The requirements for the sprinkler system were stipulated in the January letter. My comments in regards to the system design are listed on the blueprints. I conducted my plan review as a Type LI - lhr building which was based upon the building plan and attached plan analysis sheets I received from your office. Since then I've been informed that the intention for the construction type had meant to be a Type III - lhr which would allow wood construction for the second floor. After meeting with Mr. Inverso, consulting with Bob Pennington and yourself we have come to the consensus that the resultant concealed space can be dealt with as follows. Place appropriate upright sprinklers in those concealed areas which have suspended ceilings. Pendant heads are still required on the underside of the suspended ceiling. In all other areas the ceiling joists will be insulated and drywall attached. The appropriate sprinkler application, (uprights), will be installed in these locations as well. The Department will require as built sprinkler drawings at job completion to reflect on the changes along with certification from the sprinkler installer that the hydraulic test meeting NFPA 13 standards were met. These drawings will then be sent to the Colorado Division of Fire Safety to meet compliance with the State's Plan Registration requirements. The sprinkler system shall be maintained and periodically tested per NFPA 25, (Standard for the Inspection, Testing, and Maintenance of Water Based Fire Protection Systems), as adopted by our jurisdiction. Access: The southwest entry is a key access point for the fire department to take suction from the dry hydrant and attach to the fire department connection. The outbuildings which are depicted in the drawing will be removed. This access shall handle the imposed load of Fire Apparatus and 806 COOPER AVENUE GLENWOOD SPRINGS, COLORADO 81601 970/945-4942 FAX 970/945-6040 meet surface requirement of Garfield County. It's imperative that no parking is allowed which would block our access to the hydrant and the room needed to conduct our operations. This access should be signed as a Fire Lane meeting compliance with Article 901.4.2 of the Uniform Fire Code. We will work with Mr. Inverso on a sign plan which will meet department approvaL The north entry is acceptable and will provide alternative access. Alarm Requirements: As referenced in the January letter and Article 1003.3 of 1994 UFC all valves controlling the water supply for the sprinkler system and water flow switches shall be electrically monitored and dialed to an approved central receiving station. An approved audible sprinkler flow alarm shall be provided on the exterior of the building by the fire department connection. An approved audible sprinkler flow alarm to alert the occupants shall be provided in the interior of the building in a normally occupied location. A manual pull station is required in an approved normally occupied location. A smoke detector tied into the alarm system and located in the same proximity of the fire alarm panel, is required. This smoke detector and the manual pull must activate central receiving. Low power detection is required at the pump so the Fire Department is notified that there is no power to work the firepump. These devices and their installation must comply with NFPA 72. The department shall receive information on the devices ensuring their UL listing and compatibility to the system. Battery calculations and as built drawings of the system is required. Fire extinguishers: The hose cabinets shown in the sprinkler plans, are also supplied with 2A -10B -C fire extinguishers. The locations as stipulated on the plans will satisfy most of the occupancies within the building. The Fire Department typically waits near job completion to determine any other fire extinguisher type and location needs based on occupancy and travel distance. We will work with Mr Inverso in this regard near job completion. If you need further information or have questions please feel free to contnc't Chief Piper or myself Since 7/(4 I j eV Bill Harding, Battalion -Chief CC: Mille Piper, Fire Chief Bill Inverso, Owner Bob Pennington, Engineer REHRESOURCE ■••I•■ E N G I N E E R I N G INC. Mr. Bill Inverso Red Canyon Plaza, LLC 3768 Highway 82 Glenwood Springs, CO 81601 RE: Water Use Analysis, Red Canyon Plaza Dear Bill: EXHIBIT 1 /6' November 5, 2013 Pursuant to your request, Resource Engineering, Inc. (RESOURCE) has completed an analysis of total the water demand and consumptive water uses associated with the Red Canyon Plaza commercial building located on Highway 82 just south of Glenwood Springs, Colorado. The purpose of the analysis was to provide a basis for amending your current water service contract with the Basalt Water Conservancy District (BWCD) or alternatively, for securing new water contract directly with the Colorado River Water Conservation District (CRWCD) for storage supply in Wolford Mountain Reservoir. Either source of contract water will provide you with a reliable legal water supply to support your potable water use at the Red Canyon Plaza. Based upon information that you have provided to RESOURCE, it is our understanding that the Red Canyon Plaza consists of a 17,640 square foot (SF) commercial building with an attached residential unit (2,000 SF) and woodshop (1,000 SF). The residence and woodshop shop are utilized by you personally; however, the balance of the building is leased to various commercial users. The building is currently 77% occupied. That is, 13,640 SF of space is currently leased while 4,000 SF of commercial space remains vacant. Existing commercial users include: Type of Use First Call Communications 640 SF Fastnel, Warehouse Sales 3,000 SF Roaring Fork Auto Repair 3,000 SF Green Essentials Medical 7,000 SF Vacant Commercial 4,000 SF Total 17,640 SF With exception of Green Essentials Medical, RESOURCE calculated total water demands based upon assumptions common to the water engineering and hydrology profession. RESOURCE has used these same assumptions in prior studies and is aware that similar assumptions have been used by various municipalities and water conservancy districts including the BWCD. With respect to Green Essentials Medical, RESOURCE has relied on a comprehensive water use accounting that was prepared by the company based upon its historic practices. The water use accounting estimates are attached to this letter and include various water using activities including: hand watering of plants in various stages of development, the application of nutrient feeding solutions, and the operation of various humidifiers and evaporative coolers. Qnr�il iiNc ericjin*W @ orifi Hyu plc gi@ 00,4 Lc lortod AvoriLio ■ geriwood goririgo, q P1 PD1 1 (o7o) &40=0777 ■ Ftw (0,701W46.,1 1.07 Mr. Bill Inverso Page 2 Estimated Water Use November 5, 2013 Tables 1 and 2, attached, summarize the expected water demand and consumptive water use associated with all existing and potential uses at Red Canyon Plaza. In total, the development will require an annual water demand of approximately 2.23 AF. Of this amount, approximately 0.85 AF of water will be consumed. The balance will return to the Roaring Fork River as treated effluent or irrigation return flow. The projected water use is expected to be relatively constant with an average monthly demand of 0.18 AF of water. Assuming full occupancy of the Red Mountain Plaza commercial building, daily diversions are expected to average 2,000 gallons of water. The water use estimates outlined above can be verified for reasonableness by comparing the projected water demand to current uses as measured by a water use meter installed on your water delivery system. You have informed RESOURCE that your current use is averaging approximately 1,425 gallons of water daily. Assuming that the 4,000 SF of vacant space was leased for commercial purposes, the total annual water use at the plaza would increase by 0.45 AF (see Table 1, line 6). This equates to an additional daily demand of 402 gallons. Combined with your current metered use, the total water demand at full occupancy would be approximately 1,807 gallons per day. This compares favorably to RESOURCE's 2,000 gallons per day as projected in Tables 1 and 2. In summary, at full occupancy, the Red Canyon Plaza will divert approximately 2.23 AF of water annually. Of this amount, 0.85 AF will be consumed an unavailable to the stream system. These water use estimates are important as they will provide the basis for obtaining a dependable legal water supply for your well. Such a supply can be obtained from either amending your contract with the BWCD to reflect your new water uses or alternatively, applying for a new contract with the CRWCD for storage supply in Wolford Mountain Reservoir. Should you have any questions or require additional assistance, please do not hesitate to contact us. Sincerely, RESOURCE ENGINEERING, INC. 440t97-414 . Scott Fifer Professional Hydrologist RSF/mmm 1414-1 Attachments ifilIFIEBOURCE b Jbt . n kka.U9 • 41f Table 1 Red Canyon Plaza Water Requirement Calculations Enter eltovr Celts as appropriate. SUMMARY OF WATER USES - Red Canyon Plaza Water Uses Number of Units or Sq.Ft. EQR per Unit Total Diversion AF) Total EQR's Inverso Residence (1) Average of 3.5 people/Home @ 100gpcd 1 1.00 0.39 1.0 Inverso Woodshop (2) Average of one craftsman @ 35 gpd. 1000 0.10 0.04 0.1 Commercial (3) First Call Communications @ 105 gpd/1000 sq ft. 64.0 0.30 0.07 0.2 (4) Fastnel, Warehouse sales @ 105 gpd/1000 sq.ft. 3000 0.30 0.34 0.9 (5) Roaring: Fork Auto Repair @ 105 gpd/1000 sq.ft. 3000 0.30 0.34 0.9 (6) Vacant Warehous Space @ 105 gpd/1000 sq. ft. 4000 0.30 0.45 1.2 (7) Marijuana, Indoor irrigation (75 gpd/1000 sq. ft.) 7000 0.21 0.59 1.5 Irrigation - Outdoor Lawn (8) Total Irrigated Acreage = 0.006 0.016 Total All Uses 2.23 5.8 gpcd = gallons per capita per day. gpd = gallons per day. AF = acre feet EQR = equivalent residential unit (1). Owner has an attached residence. One EQR provides full-time occupancy for an average of 3.5 people and requires 350 gallons of water. One EQR = 0.392 Ac.Ft. of water per year (350 gpd year-round). (2). Owner has 1000 sq. ft. woodshop that he uses periodically. (3) - (6). Owner leases space to various commercial users. Water use is calculated on the assumption that on average, the business will support 3 employees per 1000 sq. ft. of space. Each employee uses approximately 35 gpd each. (7). Plants are individually hand watered. The water use estimate per 1000 sq. ft. of spaoa is based upon detailed water use calculations provided by Green Essentials Medical and standard water use assumptions for employee water use. The water uses estimates include: plant growth, humidifiers, evaporative coolers, application of nutrient feeding solutions. The existing facility requires a total of four employees. (8). Enter total irrigated area for all uses. At 5,800 ft. elevation the Basalt District assumes div of 2.74 AF/acre. For purposes of accounting, it is assumed that irrigation is 80% efficient. Total outdoor lawn irrigation at Recl Canyon Plaza is 250 sq.ft. File:1414 Red Canyon Plaza 11/5/2013 Resource Engineering, Inc. 1 Table 2 Red Canyon Plaza Monthly and Annual Water Demand All Values in Acre Feet (2) _ (3) 4 5 Month Inverso Residence Woodshop Mari'uana Indoor Irr. Commercial Water Use Total Water Demand Diversion C.U. Diversion C.U. Diversion C.U. Diversion C.U. Diversion C.U. January 0.03 0.00 0.00 0.00 0.05 0.05 0.10 0.02 0.19 0.07 February 0.03 0.00 0.00 0.00 0.05 0.05 0.09 0.01 0.17 0.06 March 0.03 0.00 0.00 0.00 0.05 0.05 0.10 0.02 0.19 0.07 April 0.03 0.00 0.00 0.00 0.05 0.05 0.10 0.01 0.18 0.07 May 0.04 0.01 0.00 0.00 0.05 0.05 D.10 0.02 0.19 0.07 June 0.04 0.01 0.00 0.00 0.05 0.05 D.10 0.01 0.19 0.07 July 0.04 0.01 0.00 0.00 0.05 0.05 0.10 0.02 0.19 0.07 August 0.04 0.01 0.00 0.00 0.05 0.05 0.10 0.02 0.19 0.07 September 0.03 0.01 0.00 0.00 0.05 0.05 0.10 0.01 0.18 0.07 October 0.03 0.00 0.00 0.00 0.05 0.05 0.10 0.02 0.19 0.07 November 0.03 0.00 0.00 0.00 0.05 0.05 0.10 0.01 0.18 0.07 December 0.03 0.00 0.00 0.00 0.05 0.05 0.10 0.02 0.19 0.07 Total Inhouse(AF) 0.39 0.06 0.04 0.01 0.59 0.59 1.20 0.18 2.22 0.83 Total Irrigation(AF) 0.02 0.01 0.00 0.00 0.00 0.00 0.02 0.01 Total Water (AF) 0.41 0.07 0.04 0.01 0.59 0.59 1.20 0.18 2.23 0.85 Total (EQR) 1.0 0.1 1.5 3.2 5.3 l:ol. (1) tnrougn l of (4). = I ol water use as calculated In I able 1 distributed monthly. Col. (5). = Sum of al water uses (Cols. 1 through 4). Assumptions: In-house Use. Red Canyon Plaza uses a septic/leachfield system to treat its waste water. For residential use depletions are considered to be 15% of diversions (C.U. = 15%). Landscape Irrigation. Water demand = 2.74 AF/acre irrigated. Water consumption = 80% of diversions (80% efficient). Water used for growing marijuana is considered to be 100% consumptive (C.U. = 100%). File:1414 Red Canyon Plaza 11/5/2013 Resource Engineering, Inc. 10-28-13 Information provided by Green Essentials Medical Red Canyon Plaza - Water Usage for all Plants ( Leased floor square footage is 6,600 ) A. General storage, office, security area, trim, rest room, curing room, common stairs & areas, is estimated at or about 1,000 sqft. B. All plant growing stages are 100% Organically-Veganic nutrients feed procedures. C. All plants are watered after processing through a charcoal filter system from water drawn the standard building potable well water delivery system. D. All induced humidification {in flowering area only} - (Fall -Winter -Spring, season) or through the area Evap Cooling (late Spring -Summer -early Fall) this water is from the standard building potable well water delivery system. E. No other water is used, other than for, (the unused — shower) and the single water -closet / single basin/compartment hand sink. F. No RO water is used. ( this procedure has been stopped about 6 to 7 months ago after the final conversion to a 100% Organic/Veganic nutrient feeding practice was implemented. 1. (First stage) All seeded or clones to be rooted are called infant vegetated plants, (are raised in 14oz cups). { up to 2 weeks } a. This 14 oz cup, takes % oz a day. 2. (Second Stage) All Plants growing to young vegetated plants status, receive smaller amounts of water, and nutrient treated water, (are grown in half Gallon Pots) { up to 4 weeks } a. A half -gallon pot, will not take a half gallon of water. The plant is watered every third day, which is 85% filled with a growing media and plant. ) Mon & Thur, then again on Sunday, etc.. b. This %z gal. pot consumes 1 cup of nutrient treated water every third day = 2.75oz ea. 3. (Third Stage) All maturing vegetated plants prior to flowering status, receive the same amounts of water, and nutrients treated water, (are grown in 3 gallon Pots) { up to 12 weeks } a. A 3 -gallon pot, will not take 3 gallons of water. The plant is watered every other day, which is 85% filled with a growing media and plant. ) Mon & Wed. then again on Friday, etc.. . b. This 3.0 gal. pot consumes 1/3 (42oz) of a gallon of nutrient treated water every other day. = 21 oz a day net. 4. (Forth & Final Stage) All plants are now in a flowering status, receive the same amounts of water, and nutrients treated water, (are grown in 15 gallon Pots) { up to 12 weeks } %z gallon of water every other day = 64 oz 1.1 Est. daily water ( based on 150 units) each clone = 1 unit = 1/4 oz. 150/u x .25 = 38.00 oz x 30days = 1,140 oz 2.1 Est. daily water ( based on 300 units) 1 plant = 1 unit = 2.75 oz. 300u x = 825 oz x 30days = 24,750 oz 3.1 Est. daily water ( based on 300 units) 1 plant = 1 unit = 21 oz. 300u x = 6300 oz x 30days = 189,000 oz 4.1 Est. daily water ( based on 450 units) 1 plant = 1 unit = 32 oz. 450u x = 14400 oz x 30 days = 432,000 oz * Notes: 1. All water usage amounts shown above includes a 20% additional amount. 2. Total oz, = 646,890 / -:- 128 oz (=1 gal.) = 5,054.00 total gals a month, for watering all plants. 3. 5,054 / -:- 30 days = 168 gal.s a day NOTE: A. We make 3 / 30gal. = 90 gal's daily of a pre -mix nutrient feeding solution, which feeds all plants. B. Hand watered, only plants that visibly appear dry. (estimated at no more than 20gals, per day ) C. 2- Humidifier consumes 3.0 gals a day x 2 = 6.0 gals a day D. Evap Cools (max.output) consume 10 gal. each x 4 units = 40gals a day E. Plus a added 10% cushion for waste. RED CANYON PLAZA, LLC 3768 HIGHWAY 82 GLENWOOD SPRINGS, CO. -81601- Letter to Glenn Hartman: In regards to an ADU: EXHIBIT There is not an ADU unit in the commercial building, the unit in question does not have a kitchen and is strictly being used as an office space. 1 may decide in the future to make this an ADU unit but my intention is to keep it as office space for the time being. Thank You, Bill Inverso (member) Red Canyon Plaza, LLC Dated: November 1 -, 2013 Signed: July 26, 2013 Carey Gagnon Assistant County Attorney 108 8th Street #219 Glenwood Springs, CO 81601 Garfield County) Community Development 108 8th Street, Suite 401, Glenwood Springs, CO 81601 Office: 970-945-8212 Fax: 970-384-3470 RE: Major Impact Review, Inverso Optional Premise Cultivation Operation (File No. MIPA-7643) Dear Carey: Attached for your files and for your review is an application for a Major Impact Review for an Option Premises Cultivation Operation. The Application is for property located at 3768 Highway 82, Units 103 and 203B, Glenwood Springs, CO 81601. The Application has been submitted by Bill Inverso owner of the property in conjunction with Ron Radtke operator of the facility. The property is also known by Assessor's Parcel No. 2185-262- 00-008. We are initiating our completeness review and look forward to your assessment of any legal issues including ownership, authorizations to represent, mineral rights, submittal requirements including development agreement/vested rights topics, access, existing agreements, licensing, separation requirement waivers, and related concerns. Hopefully we can meet when I am back in the Office the week of August 12th. We should have our completeness review done by August 22nd. Thanks very much for your assistance in the review and processing of this Application. Sincerely, 734_ Glenn Hartmann Senior Planner Garfield County, Colorado