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HomeMy WebLinkAbout2.00 Staff Report BOCC 07.06.2010Exhibits — Limited Impact Review — Family of Faith Church Outreach Inc., LIPA 6330 BOCC Public Hearing (07/06/2010) R . . . . . . . . .... . . . . . . ...... ...... Proof of Publication, Posting, and Mailings A 13 —Garfield County Unified Land Use Resolution of 2008, as amended C Garfield County Comprehensive Plan of 2000, as amended D Application E Staff Memorandum F Staff PowerPoint * Letter from Garfield Coln y Road and Bridge, dated Ma 1, 201 �O���� * Letter from Garfield County Vegetation Mana er, dated June 28, 2010 1 Email from Jim Rada, Garfield County Environmental Health, dated June 1, 2010 i Email from Dan Roussin, Colorado Department of Transportation, dated Mg 17,2010 K Letter from Mountain Cross Engineering, In I c. (consulting engineer), dated June 1, 2010 L Letter from Me Fire Protection District dated June 23, 2010 M Email from the City of Rifle, dated May 25, 2010 N Revised Site Plan for Fire Protection Systems Plan, June 6, 2010 . ..... ......................... BOCC71612010 MOL PROJECT INFORMATION AND STAFF COMMENTS REQUEST APPLICANT/PROPERTY OWNER REPRESENTATIVE PARCEL ID PROPERTY SIZE LOCATION ACCESS EXISTING ZONING LIPA 6330 -- Limited Impact Review for a "Place of Worship" Family of Faith Church Outreach Inc. Pastor Mark Opstein 2127-313-00--228 10.84 acres 2730 State Highway 13, Rifle, CO Direct road access off of State Highway 13 Rural I. GENERAL PROJECT DESCRIPTION Request The Applicant requests approval for a "Place of Worship" as defined by the Unified Land Use Resolution of 2008, as amended. This application proposes a 28' x 60' building that will provide a "Place of Worship" in the lower level (1,680 SF) and a residence for the pastor's family on the upper floor (1,680 SF) and a 20' x 20' garage. The "Place of Worship" will be used to conduct church services on Sundays and provide a central meeting place during the week for fellowship and individual ministries. The congregation is not to exceed 70 people. Background Presently, the site consists of a residence (994 SF) built in 1909, and two sheds. The "existing building to be removed" indicated on the Site Plan is no longer on the property. The existing home is proposed to be converted into a storage building and the Applicant has indicated that all water and wastewater systems have been disconnected. 1 V tl:MILY MaIJ The "Place of Worship" and residence (church) have been constructed and Colorado Department of Transportation (CDOT) road improvements implemented. A building permit was issued for the proposed single family residence with the intent that the Applicant would get a new building permit for a "Place of Worship" and residence once they had received a Limited Impact Review land use change permit. The increase in traffic demands of the proposed development warranted an access permit from the Colorado Department of Transportation (CDOT). As part of this permit a northbound right turn deceleration lane along SH 13 was required. The Applicant obtained a permit and installed the improvements in 2009. Domestic Water An existing domestic well is located in the southwest corner of the parcel and provides the property's domestic water. The well is permitted as a fee well with Colorado Division of Water Resources under Permit No. 67781-F This well is also augmented through a contract with West Divide Water Conservancy District and allows for one single family residence, 2,000 square feet of garden/lawn irrigation, fire protection, and a commercial unit up to 12,000 square feet in size. This permit limits a maximum pumping rate of 15 gallons per minute. The well was identified as being within 600 feet from another well. owned by Newbie and Maria Sills at 2732 SH 13. The Sills have signed a recorded 600 foot well spacing statement acknowledging their awareness of the well and waived all objections to the issuance of a well permit for this property. A pump test was observed by Colorado River Engineering on January 11, 2010. The well was pump tested for 24-hours with monitoring of drawdown, recovery, and collection of water samples. The average pumping rate over the study period was approximately 2.5 gallons per minute (gpm) cycled which totaled over 3,600 gallons during the one day test. For the proposed site use, it estimated that the required demand will consist of the following: • Monday — Saturday: single family use (350 gpd) • Sunday: single family use (350 gpd) plus "Place of Worship" for 70 ppl (5 gal/person =350 gpd). The estimate demand load averaged throughout the week provides 400 gallons per day (gpd) or 0.27 gpm, with a maximum one day demand of 700 gpd or 0.48 gpm. The well produced substantially more water than is required for the proposed use. The water in the well dropped 76 feet during the test. Recovery data showed the well recharges in an acceptable rate of time and will provide a dependable supply. No impacts to surrounding ground water resources will occur based on the location and aquifer characteristics. The Applicant has indicate that "The State of Colorado requires a transient, non -community public water system to be installed when there are 25 or more people utilizing the water supply more than 60 times per year. The project, as proposed in this limited land use review, will not exceed the required state standards given that the bulk. (greater than 25 people) will congregate once per week or 52 times a year. This provides the "Place of Worship" an additional eight days in which it can conduct an event with more than 25 people without exceeding the State of Colorado requirements. In the event that the congregation or groups of 25 or more people do meet more than 60 times in one year, it is the responsibility of the Applicant to upgrade their current water system to a Transient, Non -Community System in compliance with the Rules and Regulations of the State of Colorado." At this time, the proposed use as submitted in this application, does not exceed the public water supply requirements and does not prompt any water quality testing and monitoring by the State Health Department as part of the Colorado Primary Drinking Water Regulations. However, tests were conducted to meet items identified in the Garfield County code Section 7-104 (B) (2) (c) which includes inorganic contaminants, ki asbestos, nitrite/nitrate, sulfate, bacteria and radiological. Secondary standards for items such as taste and odor were not tested. The water quality passed all required levels. Wastewater System The Applicant has installed the "proposed" Individual Septic Disposal System (ISDS). The ISDS is located between the existing residence and SH 13 and will serve the church. The system has been designed to accommodate a five bedroom house and a church congregation of up to 70 people. Fire Protection After discussions regarding the original Fire Protection System Plan with the Rifle Fire Protection District (FPD), the Applicant has revised the plan (Exhibit N). FPD comments on this revised plan are as follows: • Water Supply: The site has been reconfigured to utilize a 10,000 gallon underground storage container for fire storage. The container can be fed from the well which will provide a permanent water supply and is provided for in the West Divide Water contract. • Dry Hydrant Location: The dry hydrant has been relocated to the north-west end of the parking area and is within 120 feet of the structure. • Fire Apparatus Roads: The site has been modified to provide a turnaround at the north end of the parking area consistent with the 2003 IFC. • Driveway: The driveway will be compacted gravel and will meet the load requirements of the Fire Department. Bullseye Engineering has reviewed the design grades and attempted to meet the 8% requirements of the City of Rifle where possible. • Sprinkler Requirements: No sprinklers will be required per section 903.2.10.3.since the building does not exceed 55 feet, three stories, and the maximum floor area does not exceed 7,500 square feet (SF). Additionally, the basement is accessible or open to ground, on the west face and provides access to each room either through and exterior door or one intervening space. The architectural plans will be updated to show elevations of the proposed building detailing ,the basement access points. Intergovernmental Agreement - Access Control Plan State Hi hwa 13A RP 2.61--RP 4.90 This Intergovernmental Agreement (IGA) is between the City of Rifle, Garfield County, and CDOT to maintain efficient and smooth flow of traffic, reduce potential traffic accidents, protect functional levels and optimize traffic capacity of public highways, provide efficient spacing of traffic signals, and protect public, safety and welfare. More specifically, this IGA implements a comprehensive highway access plan for SH 13 which affects the subject parcel. This Access Control Plan requires the closure of the subject parcel's SH 13 access when Dokes Lane is extended north and this road easement shall be identified on the Site Plan. Also, the Applicant is required to provide an cross access easement for the 4 property located to the north so that a single access point will be used for multiple properties (Applicants and the Sill's parcel) when the Sills parcel redevelops. The Applicant has requested that until development of the parcel to the north occurs, the easement not be recorded against the property. The purpose of this request is to avoid future changes that most likely will occur once the driveway location for the parcel is designated. Comprehensive Plan The subject parcel is within Area 3 of the. Garfield County Comprehensive Plan 2000 and is designated as Commercial (ridge), and Area of Major Geologic Hazard or Flood Plain. The comprehensive plan identifies the ridge as commercial which would be difficult to develop. However, the goal to "encourage the retention and expansion of convenient, viable, and compatible commercial development capable of providing a wide variety of goods and serves to serve the citizens of the County" is ideal along SH 13. The Major Geologic Hazard pertains to a moderate soil related hazard (ridge), and septic system constraints due to a high water table in the western half of the site (gentle meadow area). A small portion of the gentle meadow area is identified as prime irrigated land. The property is not within a flood plain. The Applicant isn't proposing to develop the ridge and the Geotechnical Report and ISDS Design indicate that the site can be developed. City of Rifle — Under the City of Rifle Comprehensive Plan the subject property is identified as Mixed --Use Business in the gentle meadow area and open space on the ridge. As per the City's district description, this "land use provides locations for a variety of workplaces including general office, research, medical, and government. This use is intended to encourage the development of planned office and business parks, to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes. This use is also intended to accommodate secondary uses that complement and support the primary workplace uses .such as hotels, restaurants, convenience shopping, childcare and housing. Any residential uses should have pedestrian connectivity and be located near, adjacent, or in close proximity to commercial, schools and parks. SITE DESCRIPTION Location/Access The property is located east and adjacent to State Highway 13 (SH 13), north of the Dokes Lane and the City of Rifle. Topography The parcel contains two distinct types of terrain. The western half consists of a gentle low meadow that slopes upward to a steep ridge with numerous rock outcrops and boulders. An irrigation ditch (Grand Tunnel lateral) which flows from the north to south divides the two terrains on -site. An existing gravel road traverses the ridge and doesn't provide access to any other parcels. Development of the property is on the western portion or gentle meadow area of the property and consists of a churchlresidence, garage, storage building (original residence), and two sheds. All of the buildings are existing accept the garage. Surrounding Land 'Uses Adjoining land uses include the following: • North — The property to the north is currently owned by Newby L. and Maria A. Sills and is zoned Rural. The parcel contains a residence and traditionally utilized as dry land farming with minor irrigation. • South -- The property to the south is owned by Lissett P. and Julissa O. Hoyos and zoned Rural. The parcel is vacant and traditionally utilized as dry land farming with minor irrigation. • East — The property to the east is a large parcel owned by Bryces Valley Holdings LLC. The property is currently zoned Rural, however a future master planned community is proposed for this property. The current use is irrigated farming, and there are several gas pad locations that have been established. • West — The property is bordered by SH 13 and Steven D. White. The White parcel is zoned Rural, contains a single family residence, and has been used for dry farming. Vegetation The eastern portion (ridge) is dominated by native pinyon -juniper forest mixed with shrublands consisting of Big sagebrush, Rubber rabbitbrush, Shadscale saltbush, and Greasewood. Much of the lower or western portion of the property was originally pastures, likely irrigated at one time. However, majority of this area has been disturbed due to construction and installation of the ISDS system. The portions that haven't been disturbed contain grasses and forbs. Vegetation along the existing irrigation ditch includes grasses, forbs, cottonwoods, hawthorns and Russian olive. Environmental Solutions, Inc. (ESI) performed a site visit in January 2010 to inspect for the potential of wetlands on the property. A formal delineation could not be conducted due to the time of the year. ESI determined that the subject parcel does not contain any jurisdictional wetlands or Waters of the U.S. which would be subject to regulation by the U.S. Army Corps of Engineers. 0 FAMILY OF ti ATI -I. CHURCH OUTREACH i GARF"IELD COUNTY COLORADO SITE PLANT SITE PLAN - OVERVIEW �--_:,•..- ��Ofkl~��r tt 4 g a �l G •� 'EMT �if���1111!� = Iv =I,I I SITE PLAN — DETAILED VA 11, \,� �y,. \ 't }\ \ \ \ � 'I, 1 I I } t KKTi I•it u,;�� i, II r,. iillr " il tt} � ri.• 't�t t v f ?'�. `,� ': 1 � vv t!' I� / y`i' I� _ ,�il 1r \ }�.a�.,��.� � �•I { \ r?^ �.f-a-\l � !' l r "`"� � i I 'I{y, i I 7a I ,,,,mom, w, - � .� ijf ! a •`rt� l ,/ I I !� �: del rG 1plJ dii i', 111 'Ij i II ��L:S II I .�.., ll,;,...y •T.`"t.lc..�?n:�-�.�� l �./f'�tJ' p�f `"C J/ rR �4.N S .u� i rlr.9q ^�j` S rrfi '� nL I I - f- ! _ I rf r�1 � 6upl 3r .�- ^�--_...•-•-.f c�"��n ar, tI,L,e. Site Plan Ill. REVIEW STANDARDS & STAFF COMMENTS Limited Impact Reviews are required to adequately address topics in Section 4-502(D) Land Suitability Analysis, Section 4-502 (E) Impact Analysis and the general development standards found in Article VII of the Garfield County Unified Land Use Resolution of 2008, as amended (ULUR). Pursuant to Divisions 1-3 of Article Vll all applications for land use change shall conform to the listed standards. Divisions 1-3 discuss General Approval Standards, Resource Protection, and Site Planning and Development. The Applicant has addressed all of the requirements of the ULUR that apply to this Limited Impact Review and specifically for a "Place of Worship". The following provides a review of specific standards that are of interest to the Board of County Commissioners (BOCC)' when considering the impacts caused by "Place of Worship" followed by a Staff Response. Section 4-502(D) Land Suitability_ Analysis 1. Public Access to Site. Show historic public access to or through the site. 2. Access to adjoining Roadways. Identify access to adjoining roads and site distance and intersection constraints. 3. Easements. Show all easements defining, limiting or allowing use types and access. Staff Response (For items 1-3): There is direct public access to the subject parcel from SH 13. The historic access has been moved to the north as per the terms and conditions set forth in the CDOT access permit. Site distances are identified on the Site Plan and no obstructions are within this vision triangle. Kimley-Horn and Associates, Inc. prepared a traffic engineering study for a maximum congregation of 100 people. This report indicated that an average of 74 vehicle trips during the highest generating peak hour (Sunday mornings) would be generated. This study recommended that improvements to SH 13 include a right turn deceleration lane. The increase in traffic demands access permit from CDOT. As part of this permit, CDOT required the Applicant to design and install a northbound right turn deceleration which has been completed by the Applicant. This design relocated the driveway along the north property line whereby it can provide access to both the subject parcel and property to the north and adjacent to the site (Sills property). The Applicant has agreed to allow a cross access easement for the Sills parcel. CDOT also recognized the Access Control Plan for SH 13, an IGA with the City of Rifle, Garfield County, and CDOT, which influences this property. This plan reduces the number of access points along SH 13 and encourages shared access points for properties along SH 13. As stated above, the Applicant will share their driveway with the Sills parcel. The "sharing" of this driveway won't occur until the Sills parcel is redeveloped. The Access Control Plan also requires that when Dokes Lane is extended north along SH 13, the property is to obtain access from this road and the existing access to SH 13 to be closed. This requirement is also a condition set forth in CDOT's access permit. The Applicant indicates that all easements have been shown on the Site Plan and are based on the title commitment file number 926-H0l85810-107--SH2.prepared by American Heritage Title Company. The Access Control Plan indicates the extension of Dokes Lane and should be identified on the Site Plan as a future road right-of-way. Also, the cross access easement should be identified on the Site Plan. 0 4. Topography and Slope. Topography and slope determination. Staff Response: The parcel contains two distinct types of terrain.. The western half consists of a gentle low meadow that slopes upward to a steep ridge with rock outcrops and boulders. The western portion of the property ranges in slope from two to six percent whereas the eastern side or ridge consists of 20 percent or greater slopes. The development of the site occurs on the eastern portion of the property. 5. Natural Features. Significant natural features on -site and off site. Staff Response: There are rock outcrops on the property but do not affect the development. 6. Drainage Features. Existing drainages and impoundments, natural and manmade. Staff Response: There is no existing drainage or natural or man-made impoundments on -site. 7. Water. Historic irrigation, tail water issues, water demands, adequate water supply plan pursuant to Section 7-104. Staff Response: Potable water will be supplied by a well located in the southwest corner of the site. The well is permitted with Colorado Division of Water Resources under Permit No. 67781-F and augmented through a contract with West Divide Water Conservancy District. This permit allows for one single family residence, 2,000 square feet of garden/lawn irrigation, fire protection, and a commercial unit up to 12,000 square feet in size. 8. Floodplain. Flood plain and flood fringe delineations. Staff Response: The site is outside any designated flood plain or flood hazard area. 9. Soils. Soils determination, percolation constraints, as applicable. Staff Response: The geotechnical investigation indicates that the site consists of silty clay and formation shale. No subsurface water was encountered in the borings for the geotechnical investigation; however, increased moisture conditions were detected between the depths of 5-13-ft. The site is currently not irrigated but once developed and the landscape is irrigated, subsurface water levels may rise. With this in mind, the geotechnical study recommends that construction of any structures either utilizes piers or spread footers and the soil bearing capacity for design use varied between 1,900-3,700 lbs-sq ft based on the depth of embedment for footings adjacent to level areas. Erosion As per Colorado Engineering's Geohazard Review dated February 25, 2010, "near - surface materials, particularly the sloping eastern portion of the site, are considered 9 susceptible to erosion. Erosion potential would be expected to increase as vegetation is disturbed due to construction activity. Proper management of storm water runoff with silt fencing and other techniques may be required to limit the effects of erosion on the surrounding areas. Permanent slopes will need protection from erosion with vegetation. Generally, surface drainage should be designed to eliminate ponding of water and provide for the rapid removal of runoff." 10. Hazards. Geologic hazards on -site, and adjacent to site. Staff Response: Garfield County identifies portions the eastern portion of the property (ridge) as Major Geologic Hazard, more specifically identified as Moderate Soil -Related Hazard. No development is proposed on the ridge or directly below any rock outcroppings. Landslide/Rock Fall As per Colorado Engineering's Geohazard Review dated February 25, 2010, "The primary development considerations for the site are avoidance of rock fall location and unstable slopes, and potential for encountering ground water in the spring or irrigation season. The current Site Plan for the property does not impede onto the steep slopes greater than 20%, and no development is occurring in a slope hazard location. The current rock cropping areas are separated from the proposed housing structure by an existing road and over 100 feet which should be sufficient in mitigating impacts in the event rocks are dislodged and tumble towards the house. The current design location of the structure is elevated on the property such that it is not anticipated any ground water will be encountered. The Geotechnical Engineer has provided design recommendations for foundation design if construction moved to a location susceptible to ground water conditions." Seismicity — The Applicant indicated that the Colorado Geological Survey "Colorado Earthquake and Fault Map" 2007 does not show historic earthquake activity or geologic fault lines in the Rifle Area. Given the soil profile, it is not probable that the site will encounter subsidence other than what would normally be encountered during construction. Ground Subsidence - The Applicant indicates that on -site investigations did not reveal any sink holes or depressions on the property or in the adjacent area indicating potential subsidence. There also no abandoned mining activities registered on or near the parcel. 11. Natural Habitat. Existing flora and fauna habitat, wetlands, migration routes. Staff Comments: The application contains a Wildlife and Habitat Assessment Report by Colorado River Engineering, Inc. dated January 2010 which addresses flora and fauna on the subject property. 10 Flora The report indicates that the eastern portion (ride) is dominated by native pinyon juniper forest mixed with shrublands consisting of Big sagebrush, Rubber rabbitbrush, Shadscale saltbush, and Greasewood. Much of the lower or western portion of the property was originally pastures, likely irrigated at one time. However, majority of this area has been disturbed due to construction and installation of the ISDS system. The portions that haven't been disturbed contain grasses and fortis. Wetlands Vegetation along the existing irrigation ditch includes grasses, forbs, cottonwoods, hawthorns and Russian olive. Environmental Solutions, Inc. (ESI) performed ;a site visit in January 2010 to inspect for the potential of wetlands on the property. A formal delineation could not be conducted due to the time of the year. ESI determined that the subject parcel does not contain any jurisdictional wetlands not Waters of the U.S. which would be subject to regulation by the U.S. Army Corps of Engineers. Fauna This report concludes that four wildlife species were selected only the for analysis because of their regulatory status, sensitivity to human activities, potential use of the study area, limited habitat resources in the region and/or their ability to serve as indicators of probable effects to a variety of other wildlife species. These species include Mule deer, Kit fox, Bald eagle, and Midget -faded rattlesnake. The report concluded that all the species, with the exception of the Mule deer, would not be affected. The Mule deer uses the property for winter range mainly in the ridge area. Mitigation measures to assist the Mule deer includes increasing the shrub and tree component of the undeveloped vegetative community, create additional cover and food resources, limit shrub removal, and protect movement corridors especially in the eastern portion of the site. Staff recommends that these mitigation measures be applied. 12. Resource Areas. Protected or Registered Archaeological, cultural, paleontological and historic resource areas. Staff Response. Metcalf Archaeological Consultants, Inc. conducted a cultural resource files search on the property but no on -site inventory was preformed for this application. The letter report by this consultant indicates that the record research indicated that the project area has never been inventoried for cultural resources, although 10 surveys have taken place in the vicinity. Abutting the west side of the subject site within CDOT's right-of-way, an NRHP eligible historic segment of SH 13 was identified. The Applicant has indicated that all construction of the property will be 11 east of this area and therefore will not impact this NRHP site. After review of the Site Plan, construction activities are to occur in previously disturbed. areas within the property. Therefore, the potential for finding cultural resources in these areas are low. Section 4-502 E Im act .anal sr`s. The Impact Analysis shall provide a description of the impacts that the proposed land use change may cause, based upon the standards that the proposed use must satisfy. The Impact Analysis shall include a complete description of how the applicant will ensure that impacts will be mitigated and standards will be satisfied. The following information shall be included in the Impact Analysis_ The Applicant has included an Impact Analysis with this application. a. Adjacent Property, An address list of real property adjacent to the subject property, and the mailing address for each of the property owners. Staff Comments: The Applicant provided an address list for property owners within 200 feet of the property for public notice. 2. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1500' radius. Staff Comments: Land uses within 1,500' of the subject parcel include: • North — The property to the north is currently owned by Newby L. and Maria A. Sills and is zoned Rural. The parcel contains a residence and traditionally utilized as dry land farming with minor irrigation. s South — The property to the south is owned by Lissett P. and Julissa D. Hoyos and zoned Rural. The parcel is vacant and traditionally utilized as dry land farming with minor irrigation. • East — The property to the east is a large parcel owned by Bryces Valley Holdings LLC. The property is currently zoned Rural, however the future intent appears to be a master planned community. The current use is irrigated farming, and there are several gas pad locations that have been established. • West — The property is bordered by SH 13 and Steven D. White. The White parcel contains a single family residence, used for dry farming and is zoned Rural. Across SH 13 is a large parcel of land owned by Black Lion Properties, Ltd. and is within the City of Rifle. There have been discussions to develop this property as commercial and multi -family, however the current use is vacant land with limited farming. 3. Site Features. A description of site features such as streams, areas subject to flooding, lakes, high ground water areas, topography, vegetative cover, climatology, and other features that may aid in the evaluation of the proposed development. 12 Staff Comments: The 10.84 acre parcel contains two distinct types of terrain. The western half consists of a gentle low meadow that slopes upward to a steep ridge with rock outcrops and boulders. The western portion of the property ranges in slope from two to six percent whereas the eastern side or ridge consisting of 20 percent or greater slopes. The development of the site occurs on the eastern portion of the property. These distinct terrain areas are separated by an existing ditch (Grand Tunnel lateral) which runs from the north to the south on the property. No other water sources exist on the property. The report indicates that the eastern portion (ride) is dominated by native pinyon -- juniper forest mixed with shrublands consisting of Big sagebrush, Rubber rabbitbrush, Shadscale saltbush, and Greasewood. Much of the lower or western portion of the property was originally pastures, likely irrigated at one time. However, majority of this area has been disturbed due to construction and installation of the ISDS system. The portions that haven't been disturbed contain grasses and forbs. Vegetation along the existing irrigation ditch includes grasses, forbs, cottonwoods, hawthorns and Russian olive. Environmental Solutions, Inc. (ESI) performed a site visit in January 2010 to inspect for the potential of wetlands on the property. A formal delineation could not be conducted due to the time of the year. ESI determined that the subject parcel does not contain any jurisdictional wetlands not Waters of the U.S. which would be subject to regulation by the U.S. Army Corps of Engineers. This application does not propose to develop within the ditch area. 4. Soil Characteristics. A description of soil characteristics of the site which have a significant influence on the proposed use of the land Staff Response: The geotechnical investigation indicates that the site consists of silty clay and formation shale. No subsurface water was encountered in the borings for the geotechnical investigation; however, increased moisture conditions were detected between the depths of five to 13 feet. The site is currently not irrigated but once developed and the landscape is irrigated, subsurface water levels may rise. With this in mind, the geotechnical study recommends that construction of any structures either utilizes piers or spread footers and the soil bearing capacity for design use varied between 1,900-3,700 Ibslsf based on the depth of embedment for footings adjacent to level areas. Erosion As per Colorado Engineering's Geohazard Review dated February 25, 2010, "near - surface materials, particularly the sloping eastern portion of the site, are considered susceptible to erosion. Erosion potential would be expected to increase as vegetation is disturbed due to construction activity. Proper management of storm water runoff with silt fencing and other techniques may be required to limit the effects of erosion on the surrounding areas. Permanent slopes will need protection from erosion with vegetation. Generally, surface drainage should be designed to eliminate ponding of water and provide for the rapid removal of runoff." 13 5. Geology and Hazard. A description of the geologic characteristics of the area including any potential natural or man-made hazards, and a determination of what effect such factors would have on the proposed use of the land. Staff Response: The Geohazard review and Geotechnical Report within the application addresses the following hazards: Landslide/Rock Fall - The site consists of a low land meadow area and a steeper ridgeline terrain with rock out cropping. The steeper terrain with rock out cropping is identified on the Garfield County Slope Hazards map as a moderate hazard. The project proposed within this application does not impede upon these areas and all proposed construction is a significant distance away from the hazard that it poses no immediate threat to either the new construction, and development will not exacerbate existing natural hazards. Seismicity_— The Applicant indicated that the Colorado Geological Survey "Colorado Earthquake and Fault Map" 2007 does not show historic earthquake activity or geologic fault lines in the Rifle Area. Given the soil profile, it is not probable that the site will encounter subsidence other than what would normally be encountered during construction. Ground Subsidence - The Applicant indicates that on -site investigations did not reveal any sink holes or depressions on the property or in the adjacent area indicating potential subsidence. There also no abandoned mining activities registered on or near the parcel. No man-made hazards are identified in the application. 6. Effect on Existing Water Supply and Adequacy of Supply. Evaluation of the effect of the proposed land use on the capacity of the source of water supply to meet existing and future domestic and agricultural requirements and meeting the adequate water supply requirements of Section 7-104. Staff Comments: An existing domestic well is located in the southwest corner of the parcel will provide domestic water. The well is permitted as a fee well with Colorado Division of Water Resources under Permit No. 67781-F. The fee well is augmented through a contract with West Divide Water Conservancy District. This permit allows for one single family residence, 2,000 square feet of gardenllawn irrigation, fire protection, and a commercial unit up to 12,000 square feet in size. The permit also limits a maximum pumping rate of 15 gallons per minute. The well was identified as being within 600 feet from another well owned by Newbie and Maria Sills at 2732 SH 13. The Sills have signed a recorded 600 foot well 14 spacing statement acknowledging their awareness of the well and waived all objections to the issuance of a well permit for this property. A pump test was observed by Colorado River Engineering on January 11, 2010. The well was pump tested for 24-hours with monitoring of drawdown, recovery, and collection of water samples. The average pumping rate over the study period was approximately 2.5 gallons per minute (gpm) cycled which totaled over 3,600 gallons during the one day test. For the proposed site use, it estimated that the required demand will consist of the following: s Monday — Saturday: single family use (350 gpd) • Sunday: single family use (350.gpd) plus "Place of Worship" for 70 ppl (5 gal/person = 350 gpd). The estimate demand load averaged throughout the week provides 400 gallons per day (gpd) or 0.27 gpm, with a maximum 1 day demand of 700 gpd or 0.48 gpm. The well produced substantially more water than is required for the proposed use. The water in the well dropped 76 ft during the test. Recovery data showed the well recharges in an acceptable rate of time and will provide a dependable supply. No impacts to surrounding ground water resources will occur based on the location and aquifer characteristics. The Applicant has indicate that "The State of Colorado requires a transient, non -community public water system to be installed when there are 25 or more people utilizing the water supply more than 60 times per year. The project, as proposed in this limited land use review, will not exceed the required state standards given that the bulk (greater than 25 people) will congregate once per week or 52 times a year. This provides the "Place of Worship' an additional 8 days in which it can conduct an event with more than 25 people without exceeding the State of Colorado requirements. In the event that the congregation, or groups of 25 or more people, do meet more than 60 times in one year, it is the responsibility of the Applicant to upgrade their current water system to a Transient, Non -Community System in compliance with the Rules and Regulations of the State of Colorado." At this time, the proposed use as submitted in this application, does not exceed the public water supply requirements and does not prompt any water quality testing and monitoring by the State Health Department as part of the Colorado Primary Drinking Water Regulations. However, tests were conducted to meet items identified in the Garfield County code Section 7-104 (B) (2) (c) which includes inorganic contaminants, asbestos, n itriteln it rate, sulfate, bacteria and radiological. Secondary standards for items such as taste and odor were not tested. The water quality passed all required levels. is 7. Effect on Groundwater and aquifer Recharge Areas. Evaluation of the relationship of the subject parcel to floodplains, the nature of soils and subsoils and their ability to adequately support waste disposal, the slope of the land, the effect of sewage effluents, and the pollution of surface runoff, stream flow and groundwater. Staff Comments: There is no adverse effect on groundwater or aquifer recharge areas in this application. 8. Environmental Effects. Determination of the . existing environmental conditions on the parcel to be developed and the effects of development on those conditions, including: a. Determination of the long term and short term effect on flora and fauna. Staff Comments: The site has been disturbed and past site grading has displaced flora and fauna in the developed area. This report concludes that four wildlife species were selected only the for analysis because of their regulatory status, sensitivity to human activities, potential use of the study area, limited habitat resources in the region and/or their ability to serve as indicators of probable effects to a variety of other wildlife species. These species include Mule deer, Kit fox, Bald eagle, and Midget - faded rattlesnake. The report concluded that all the species, with the exception of the Mule deer, would not be affected. The Mule deer uses the property for winter range mainly in the ridge area. Mitigation measures to assist the Mule deer includes increasing the shrub and tree component of the undeveloped vegetative community, create additional cover and food resources, limit shrub removal, and protect movement corridors especially in the eastern portion of the site. Staff recommends that these mitigation measures be applied. b. Determination of the effect on significant archaeological, cultural, paleontological, historic resources. Staff Response: Metcalf Archaeological Consultants, Inc. conducted a cultural resource files search on the property but no on -site inventory was preformed for this application. The letter report by this consultant indicates that the record research indicated that the project area has never been inventoried for cultural resources, although 10 surveys have taken place in the vicinity. Abutting the west side of the subject site within CDOT's right-of-way, an NRHP eligible historic segment of SH 13 was identified. The Applicant has indicated that all construction of the property 16 will be east of this area and therefore will not impact this NRHP site. After review of the Site Plan, construction activities are to occur in previously disturbed areas within the property. Therefore, the potential for finding cultural resources in these areas are low. c. Determination of the effect on designated environmental resources, including critical wildlife habitat. (1) Impacts on wildlife and domestic animals through creation of hazardous attractions, alteration of existing native vegetation, blockade of migration routes, use patterns or other disruptions. Staff Comment: No fencing is proposed with this application for domestic animals. The Wildlife and Habitat Assessment Report by Colorado River Engineering proposes to maintain the movement corridors for the Mule deer. d. .Evaluation of any potential radiation hazard that may have been identified by the State or County Health Departments. Staff Comment: The application does not specifically address radiation hazards. However, the County Health Department reviewed this application and didn't express any concerns regarding this matter. e. Spill Prevention Control and Counter Measures plan, if applicable. Staff Comments: Not applicable to this land use change review. 9. Traffic. Assessment of traffic impacts based upon a traffic study prepared in compliance with Section 4-502(J). Staff Comments: Kimley-Horn and Associates, Inc. prepared a traffic engineering study for a maximum congregation of 100 people. This report indicated that an average of 74 vehicle trips during the highest generating peak hour (Sunday, mornings) would be generated. This study recommended that improvements to SH 13 include a right turn deceleration lane. There are no known issues with site access and no access constraints identified by Garfield County Road and Bridge and the Applicant has adequately demonstrated the adequacy of access to the site. 10. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration, or other emanations. Staff Comments: It is not anticipated that any long term or lasting additional nuisances in the form of vapor, dust, smoke, noise, glare of vibration or other emanations will be generated with the change in land use to a church. 17 If. Reclamation Plan. A reclamation plan consistent with the standards in Section 7-212 (B). Staff Comments: The Applicant provided a Reclamation Plan identifying the areas of disturbance to be re -vegetated. The County. Vegetative Manager requests a plant list be provided for re -vegetation of the site and that all mulch or erosion control bales used in the project be specified either wed free straw bales or weed free hay bales. DIVISION 1 - GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS Section 7-101 Compliance with Zone District Use Restrictions Staff Comments: The proposed use complies with all the development standards of the Rural Zoning District. Section 7102 Compliance with Comprehensive Plan and Intergovernmental Agreements Staff Comments: The property is located in Study Area 3 of the Garfield County Comprehensive Plan of 2000 and identified as Commercial (ridge), area of Major Geologic Hazard or Floodplain. The Intergovernmental Agreement - Access Control Plan State Highway 13A (RP 2.61—RP 4.90) between the City of Rifle, Garfield County, and CDOT also applies to this application. The proposed land use complies with the Comprehensive Plan as follows: • Avoids the slope — related hazard areas (ridge) when developing the site. • Applies Geotechnical Report's design recommendations when developing the site. • Acknowledges the potential for septic system constraints of high water in the gentle meadow area and addresses the issue through an engineering design for the ISDS. The IGA was adhered to as follows: • Design and installation of the northbound deceleration lane and providing one access point for the subject parcel and adjacent property to the north. • Providing a cross access easement to the adjacent property to the north. Section 7-103 Compatibility Staff Comment: The site is located in an area that is easily accessible and is compatible with the surrounding land use of single family homes. The proposed use meets the requirements of the ULUR of 2008, as amended. Section 7-104 Sufficient Legal and Physical Source of Water Section 7-105 Adequate Water Supply 18 Section 7-106 Adequate Water Distribution and Wastewater Systems Staff Comments (For items 4-6): The site is proposed for a "Place of Worship." Potable water is provided by a well and wastewater disposal is by an ISDS. Both of the water and wastewater systems are adequate. Section 7-107 Adequate Public Utilities Staff Comments: Public utilities are available to the property including electric, telephone, and cable. Electricity is provided by an overhead line and telephone and cable service are within the right-of-way of SH 13, Section 7-108 Access and Roadways Staff Comments: The design of the site's access and northbound deceleration lane were reviewed and approved by CDOT. Section 7-109 No Significant Risk from Natural Hazards Staff Response: The Geohazard Review and Geotechnical Report address natural hazards and provide mitigation measures for development within the property. DIVISION 2 - GENERAL RESOURCE PROTECTION STANDARDS FOR LAND USE CHANGE PERMITS Section 7-201 Protection of. Agricultural Lands Staff Comment: There are no agricultural operations on the property and the proposed land use change will not adversely impact other agricultural uses on adjacent parcels. The Applicant will maintain fences in a manner such that no impacts will occur to adjacent property owners and will control domestic animals so that they do not interact with livestock operations. The proposed land use does not alter or inhibit existing water rights or irrigation access rights of downstream users. Section 7-202 Protection of Wildlife Habitat Areas Staff Comment: The Application contains a Wildlife and Habitat Assessment Report as a supporting document. The report was prepared by Colorado River Engineering, Inc. and concludes that the project impacts Mule deer. The report contains mitigation recommendations and Staff recommends the Applicant implement. A Noxious Weed Management Plan has been prepared for this application by Colorado River Engineering, Inc. The County Vegetation Manager recommends that the Applicant cut and treat their Russian -olive as prescribed in their Weed Management Plan and provide documentation to the County of this action by October 31, 2010. 19 Section 7-203 Protection of Wetlands and Waterbodies Staff Comment: No jurisdictional wetlands exist on the property as per a letter provided by Environmental Solutions, Inc. Section 7-204 Protection of Water Quality from Pollutants Staff Comment: This application provides a reclamation plan identifying the location of the areas that are to be re -vegetated. Mountain Cross Engineering has indicated that the Applicant has not provided an Erosion and Sediment Control Plan with this application and recommends that Staff recommend the Board require the Applicant to provide this plan if the area of disturbance is greater than 0.5 acres. The application does not include a Spill Prevention, Control and Countermeasure Plan since the application will not store hazardous materials on the property. Section 7-205 Erosion and Sedimentation Staff Comment: This application provides a reclamation plan identifying the location of the areas that are to be re -vegetated. Mountain Cross Engineering has indicated that the Applicant has not provided an Erosion and Sediment Control Plan with this application and recommends that Staff recommend the Board require the Applicant to provide this plan if the area of disturbance is greater than 0.5 acres. Section 7-206 Drainage Staff Comments: The Applicant indicates that the drainage on the property has been designed to provide positive drainage away from all buildings and is in compliance with County standards. Section 7-207 Stormwater Run -Off Staff Comment: The standards identified under this section apply to any new development within 100 feet of a water body and for any development that creates 10,000 square feet or more of impervious surface. Neither of these criteria applies to this application. Section 7-208 Air Quality Staff Comments: It is not anticipated that this land use change will require an air quality permit. Section 7-209 Areas Subject to Wildfire Hazards Staff Comments: The site is identified as "Low Hazard" on the Garfield County Wildfire Hazard Map. The area of development is not situated in the juniper --pinyon forest and will contain an irrigated landscape which will further reduce the wildfire hazard. Section 7-210 Areas Subject to Natural Hazards and Geologic Hazards Staff Response: The Applicant has addressed the following hazards adequately. 9E Landslide/Rock Fall - The site consists of a low land meadow area and a steeper ridgeline terrain with rock outcropping. The steeper terrain with rock outcroppings is identified on the Garfield County Slope Hazards map as a moderate hazard. The project as proposed within this application does not impede upon these areas and all proposed construction is a significant distance away from the hazard that it poses no immediate threat to either the new construction,, and development will not exacerbate existing natural hazards. Seismicity — The Applicant indicated that the Colorado Geological Survey "Colorado Earthquake and Fault Map" 2007 does not show historic earthquake activity or geologic fault lines in the Rifle Area. Given the soil profile, it is not probable that the site will encounter subsidence other than what would normally be encountered during construction. Ground Subsidence - The Applicant indicates that on -site investigations did not reveal any sink holes or depressions on the property or in the adjacent area indicating potential subsidence. There also no abandoned mining activities registered on or near the parcel. Section 7-211 Areas with Archeological, Paleontological or Historical Importance Staff Response: The application contains a Letter report from Metcalf Archaeological Consultants, Inc. (MAC). MAC conducted a cultural resource files search on the subject parcel. An on -site inventory was not conducted; rather existing documents were consulted. The letter report by this consultant indicates that the record research that the project area has not been previously inventoried for cultural resources, although 10 surveys have taken place in the vicinity. An NRHP eligible historic segment of SH 13 abuts the project area on its west side and is located within CDOT's right-of-way; therefore is outside the subject parcel. The Applicant has indicated that all construction will be east of this area and therefore will not impact this site. After review of the site plan, construction activities are to occur in previously disturbed areas within the property. Therefore, the potential for finding cultural resources in these areas are low. Section 7-212 Reclamation Staff Comments: The Applicant provided a Reclamation Plan identifying the areas of disturbance to be re -vegetated. The County Vegetative Manager requests a plant list be provided for re -vegetation of the site and that all mulch or erosion control bales used in the project be specified either wed free straw bales or weed free hay bales. 21 DIVISION 3 - SITE PLANNING AND DEVELOPMENT STANDARDS Section 7-301 Compatible Design Staff Comment: The nature, scale and intensity of the proposed use are compatible with adjacent land uses and will not result in adverse impacts to adjacent properties. Lighting will be required to shine downward and not onto adjacent properties. Section 7302 Building Design Staff Comment: The church is orientated toward SH 13 providing a clear view of the church's entrance. Section 7-303 — Design and Scale of Development Staff Comment: The location of the development is close to SH 13 allowing for efficient installation of utility facilities and services. Section 7-304 — Off -Street Parking and Loading Standards Staff Comment: The proposed church provides adequate off-street parking as per the regulations of Garfield County for Single Family and Auditorium and Public Assembly Areas. • Residential Structure (1,680 sq ft): ® Required: 2 spaces per dwelling unit • Provided: 2 spaces in a detached garage. • Place of Worship (1,680 sq ft): • Required: 1 space per 100 square feet of floor area used for seating = 17 ® Provided: 17 spaces plus 1 Handicap space (18 total) Section 7-305 — Landscaping and Lighting Standards Staff Comment: Exterior lighting shall be designed so that it is directed downward and shielded. Section 7-306 Snow Storage Standards Staff Comment: The buildings have been oriented in a manner such that there is sufficient open area to serve as snow storage. Snow storage will not be provided in parking areas or in a manner that restricts access or circulation, or obstructs the view of motorists. Section 7 307 — Roadway Standards Staff Comment: The consulting engineer believes that the 24 foot gravel driveway proposed is sufficient for the land use. Section 7-308 — Trail and Walkway Standards Staff Comment: There are no public facilities, recreation areas or trails in the area and no trails are being installed with the proposed land use. 22 Section 7 309 — Utility Standards Staff Comment: The Applicant indicates that no new utility easements are proposed and construction of utilities will not generate excessive excavations and is free from physical obstructions. Section 7-828 Place of_Worsh� Staff Comment: The height limits for the Rural Zone District is 40' non-residential structures which the church does not exceed. The church does not propose spires, belfries or cupolas. 7. REFFERAL AGENCY COMMENTS Comments have been received from the following agencies 1 community groups and are integrated throughout this memorandum as applicable. 1. Garfield County Road and Bride Department Exhibit G : Garfield County. Road and Bridge has no objections to this application as it has no impact to the Garfield County road system. 2. Garfield County Vegetation Manager (Exhibit H)'. This department had the following comments: • The Applicant shall cut and treat their inventoried Russian -olive as prescribed in their Weed Management Plan and the Applicant shall provide documentation of this action by providing records to the County Vegetation Manager by October 31, 2010. The County and Conservation Districts- has a program that offers financial assistance for noxious weed management on private land. An application form can be obtained from the County Vegetation Manager. • Provide a plant material list of all species (scientific and common names) to be used in revegetation work. • All mulch or erosion control bales used in the project should be specified to be either weed free straw bales or weed free hay bales. 3. Garfield County Public Health (Exhibit I): The Environmental Health section of the Garfield County Public Health Department had the following comments. • West Divide Water Conservancy District indicates in their letter dated July 24, 2008 that the water augmentation plan for this property may be in jeopardy due to a pending shift of the boundary of the DWR Area A. • The Applicant needs to provide information on West Divide as to the status of this augmentation contract and the continued reliability of this water supply. • Many churches have regular large events (in excess of 25 people) and that a condition of approval be placed on this land use change permit reminding the Applicant of the regulatory requirements regarding the number of water system users allowed and what would require regulatory approval from the Colorado Department of Public Health and Environment (CDPHE) and Water Quality Control Department (WQCD). 23 • Ground water was observed at seven feet so the leach fields must not be installed any deeper that three feet below the surface. • Verify that the water and wastewater service of the existing house is disconnected. 4. Colorado Department of Transportation Exhibit J : This agency has the following comments. • CDOT has issued a permit and a notice to proceed and has given an initial acceptance of the work performed by the Applicant. • The Applicant has also met all of CDOT's terms and conditions for highway access. • There is an Access control Plan that proposes a street system passes through the property and that CDOT recommends that the County require a right -of --way for this street. 5. Consulting Engineer Mountain Cross Engineering,.Inc. Exhibit K : This referral agency has the following comments. • The Applicant needs to verify 'if the disturbances created on -site is over 0.5 acres. If disturbances are greater than 0.5 acres, the Applicant will need to submit an erosion and sediment control plan to the County. • The existing private road is to be field graded to connect to the proposed driveway. The contours show an elevation change of eight feet which is greater that a 20 percent slope. The connection should be engineered instead of allowed to be field graded. • Design details of the fire storage pond are not given and should be provided and reviewed by the local fire protection district. • The Applicant proposes to record the easement for the existing access road later. County staff should investigate this further. 6. Rifle Fire Protection District Exhibit L : This agency has the following comments. • The storage capacity for fire protection water has changed from the original submittal. I believe this is because of the use of NFPA 1142 for the design standard. Please provide your calculations for review and for future reference on any expansions. This supply will probably limit what could be built in the future or the future development would require additional water supply for fire protection. • Your original design recommended "increasing the storage capacity by 25% to continually provide minimum storage without excessive maintenance efforts." • Training for the owner in the required maintenance of the fire protection water supply system and a functional test of the system is required prior to fire department acceptance. • The hydrant connection needs to be a 6 inch NH female connection since this will be a dry hydrant • The hydrant will need to have an appropriate sign on it indicating that it is a dry hydrant. F r All underground piping needs to be inspected by the fire district. I assume this pipe will also have to be pressure tested which also needs to be witnessed by the fire district i 1 assume the tank design meets all the requirements of NFPA 22. Your submittal indicates that the tank can be buried or partial buried at the owner's discretion but that it must be protected from freezing. We have had problems with other system freezing and request that an engineer signs off on any freeze protection that may or may not be required. Please provide documentation. 7. City of Rifle {Exhibit_M) This department indicated that the City has no comments and wanted make the County aware that this application is affected by an Access Control Plan. 8. SUGGESTED FINDINGS Should the BOCC decide to approve the request of the Applicant for a "Place of Worship", through this Limited Impact Review, Staff suggests the Board of County Commissioners make the following findings: 1. That proper public notice was provided as required for the hearing before the Board of County Commissioners. 2. That the hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted or could be submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the Land Use Change Permit for the "Place of Worship„ is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application, if all conditions are met, can be in conformance with the applicable Sections of the Garfield County Unified Land Use Resolution of 2008 as amended. 9. STAFF RECOMMENDATION The Applicant has applied for a Land Use Change Permit for a "Place of Worship". As conditioned, the request addresses the ULUR requirements for approving a Limited Impact Review and issuing a permit for this specific use. Staff recommends the Board of County Commissioners approve with conditions the request from Applicant for a Land Use Change Permit for a "Place of Worship", on a property owned by the Applicant located at 2730 State Highway 13, Rifle, Colorado, in Garfield County with the following conditions: 1. That all representations made by the Applicant in the application, and at the public hearing before the Board of County Commissioners, shall be conditions of approval, unless specifically altered by the Board of County Commissioners. 25 2. That the operation of the facility be done in accordance with all applicable Federal, State, and local regulations governing the operation of this type of facility. 3. Control of noxious weeds is the responsibility of the property owner. 4. The Applicant shall cut and treat their inventoried Russian -olive as prescribed in their Weed Management Plan and the Applicant shall provide documentation of this action by providing records to the County Vegetation Manager by October 31, 2010. 5. All mulch or erosion control bales used in the project shall be specified to be either weed free straw bales or weed free hay bales. 6. All exterior lighting associated with the property shall be directed inward and downward towards the interior of the property. 7. Prior to the issuance of the land use change permit, the Applicant shall identify the right-of-way easement for the future extension of Dokes Lane on the Site Plan. A note shall also be placed on the Site Plan stating that the exact location of this right- of-way shall be further refined when Dokes Lane is extended. The revised Site Plan shall be submitted to the County for review. 8. The purpose of this condition is to put the Applicant on notice that a right-of-way agreement for Dokes Lane shall be finalized between the Applicant and CDOT at the time this road is extended. 9. Prior to the issuance of the land use change permit, the Applicant shall identify the cross access easement on the Site Plan. A note shall also be placed on the Site Plan that indicates that this easement will be further refined when the adjacent property to the north is re -developed. The revised Site Plan shall be submitted to the County for review. 10.The purpose of this condition is to put the Applicant on notice that a cross road easement agreement (as identified in the Access Control Plan) for the driveway shall be finalized between the Applicant and property owner adjacent and north of the subject parcel when the adjacent property is redeveloped. 11. Prior to the issuance of the land use change permit, the Applicant shall verify if the disturbances created on -site are over 0.5 acres. If the disturbance is greater than 0.5 acres, the Applicant shall submit an erosion and sediment control plan to the County for reivew. 12. Prior to the issuance to the land use change permit, the Applicant is to submit design specifications for the connection between the existing private road that traverses the ridge and driveway to the County for review. 26 13. West Divide Water Conservancy District indicates in their letter dated July 24, 2008 that the water augmentation plan for this property may be in jeopardy due to a pending shift of the boundary of the DWR Area A. Prior to the issuance of the land use change permit, the Applicant shall provide documentation to the County confirming that the augmentation plan is valid. 14.The State of Colorado requires_a transient, non -community public water system to be installed when there are 25 or more people using the water supply more than 60 times per year. If the church exceeds the 60 days per year, regulatory approval from the Colorado Department of Public Health and Environment (CDPHE) and Water Quality Control Department (WQCD) will be necessary. 15. Prior to the issuance of the land use change permit, the Applicant shall obtain a septic permit to abandon the old residence's septic system on the property. 16. Prior to the issuance of the land use change permit, the Applicant shall obtain a building permit to convert the old residence to a storage building. 17. Prior to the issuance of the building permit, the Applicant shall provide documentation from the fire district stating that all fire protection requirements have been met. 18. Volume of sound generated shall comply with the standards set forth in the Colorado Revised Statutes. 27 GARFIELD COUNTY Building & Planning Department Review Agency Form Date Sent: May 14, 2010 Comments Due: June 1, 2010 Name of application: Family of Faith Church Outreach Sent to: Garfield CogM Road & Bridge De artment Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff Contact: Molly Orkild-Larson 109 8th Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield County Road and Bridge Department has no objection to this application as it has no lm act to the Garfield Couproads stem. Name of review agency: Garfield Cgmaty Road and Bridge Department By: Jake B. Mall Date May 17 2010 Revised 3/30/00 MEMORANDUM. To: Molly Orkild-Larson From: Steve Anthony Re: Comments on the Family of Faith Limited Impact Review Date: June 28, 2010 Thanks for the opportunity to comment on Family of Faith Limited Impact Review. Noxious Weeds • Inventory and mapping -The applicant lists one noxious weed found on the property -Russian -olive. • Weed management -Staff requests that the applicant cut and treat their inventoried Russian -olive as prescribed in their weed plan submittal. We request the applicant provide documentation of this by providing application records to this office by Oct. 31, 2010. The County and Conservation Districts do offer a program that offers financial assistance for noxious weed management on private land. An application form has been included with these comments. Revegetation • Plant material list -Please provide a list of all species to be used in revegetation work to include scientific and common names. « All mulch or erosion control bales used in the project should be specified to be either weed free straw bales or weed free hay bales. Garfield County Vegetation Management Bookcliff, Mount Sopris & South Side Conservation Districts 2010 Noxious Weed Cost Share Program ➢ On site visit required by Garfield County Vegetation Management (970) 626-8601 before application is accepted. ➢ Cost share funds will be limited to $125 an acre ($250 total cost), maximum of $1000 per landowner. Reimbursements may be up to 50% of costs if using a contractor or up to 76% of material costs for do-it-yourselfers. Reimbursement funds are limited, therefore ineffective materials, incorrect rates, lees than optimum treatment timing, and off label treatments will not be cost shared. A 1099 will be issued to all payments over $600. If you want your full reimbursement you MUST put your social security number on the application, ➢ We MUST have acres and weeds treated. Only Colorado State Department of Agriculture approved treatments will be reimbursed. For more information go to: hftp:flwww.colorado.gov/cs/Satellite/Agriculture-Main/CDAG/1 167928170082, click on Species A, B or C, click on your weed, click on treatment options OR give us a call and we can mail you the fact sheets. 945-5494 ext 105 ➢ Paid receipt or canceled check required before reimbursement is made. As always, invoice with chemicals used and application rate required. Paid commercial applicators invoice MUST have commercial applicators license number on the bill. must have ➢ All applications are subject to review by the Bookcliff, Mount Sopris & South Side Conservation Districts Weed Committee Review Board and Garfield County Weed Advisory Board, i ; � �� E,� 1 �1f � ; I �� GARFIELD COUNTY NOXIOUS WEED LIST Leafy spurge Euphorbia esula Russian knapweed Acroptilon repens Yellow starthistle Centaurea solstitalis Plumeless thistle Carduus acanthoides Houndstongue Cynoglossum officinale Common burdock Arctium minus Scotch thistle Onopordum acanthium Canada thistle Cirsium arvense Spotted knapweed Centaurea maculosa Diffuse knapweed Centaurea diffusa Dalmation toadflax Linaria dalmatica Yellow toadflax Linaria vulgaris Hoary cress Cardaria drabs Saltcedar Tamarix parviflora Saltcedar Tamarix ramosissima Oxeye Daisy Chrysanthemum leucantheum Jointed Goatgrass Aegilops cylindrica Chicory Cichorium intybus Musk thistle Carduus nutans Purple loosestrife Lythrum salicaria Russian olive Elaeagnus angustifolia Note we will also cost share for the following State of Colorado List A species: African rue, camelthorn, common crupina, cypress spurge, dyers woad, giant salvinia, hydrilla, meadow knapweed, Mediterranean sage, medusahead rye, myrtle spurge, rush skeletonweed, sericea lespedeza, squarrose knapweed, tansy ragwort and the List B species: absinth wormwood, black henbane, Chinese clematis, common teasel, and common tansy. The species underlined are known to be present in Garfield County. We will also cost share for the State of Colorado List C species: Cheatgrass. If you are interest in purchasing the herbicide "Plateau" for cheatgrass management please fill out the separate 2010 Garfield County Cheatgrass "Plateau" Cost Share Application. This application will provide partial reimbursement for you to pay a commercial applicator to apply Plateau for cheatgrass, AFTER you enroll in the Plateau program. 2010 Garfield County I Conservation Districts' Noxious Weed Cost Share Application For anyone owning or operating taxable land in Garfield County. Please read and fill our entire application.' Incomplete or late applications will not be processed. No exceptions. Return to: Conservation District -Aft: Noxious Weed Cost Share Program 268 Center Dr Glenwood Springs, CO 81601 945-5494 ext 105 Application deadlines are July 16, 2010 (spring treatment) and November 19, 2010 (fall). Receipts must be turned in by November 30, 2010. Land location (legal description to nearest % of '/ section): Landowner: Mail address City Zip Phone Number Social Security Number Send Correspondence to: Landuser: Mail address City Zip Direct questions to: MUST BE SIGNED BY LAND OWNER Release and Indemnity Agreement for Weed Cost Share Program All participating land owners in the Garfield County / Conservation Districts' Weed Cost Share Program must sign this release. The undersigned wishes to participate in the Weed Cost Share Program, as described in the Weed Management Plan attached to this Application, for the purpose of controlling the weeds specified on the project area map included in the Weed Management Plan and for the protection of property throughout Garfield County, 2. The undersigned is a volunteer Weed Cost Share Program participant, is over 18 years of age, and owns the land to which the Weed Management Plan will be applied. 1 The undersigned acknowledges that control of weeds through the use of herbicides and mechanical and other methods can be dangerous or hazardous activities. The undersigned also acknowledges that there may be hazards not immediately apparent in the use herbicide, mechanical and other methods of weed control. The undersigned, therefore, certifies that he/she will strictly adhere to herbicide label restrictions if he/she applies a herbicide, rather than obtaining application services, and will exercise caution in the use of all other methods of weed control. 4. The undersigned, aware of these factors, undertakes activities in the Weed Cost Share Program at his/her own risk and releases the Board of Commissioners of Garfield County, the Garfield County Vegetation Management Department, the Garfield County Weed Advisory Board, the Natural Resources Conservation Service, Bookcliff, South Side, and Mount Sopris Conservation Districts, their employees and agents and all members thereof, in their personal and official capacities, from any liability whatsoever resulting from any injury to the undersigned or the undersigned's real and personal property due to or related to the undersigned's participation in the Weed Cost Share Program. This release applies whether dangers or hazards are, or are not, apparent to the undersigned. 5. Further, the undersigned agrees to fully defend and indemnify the entities and individuals, named in Paragraph 4, from any claim or lawsuit or loss by any third party (ies) resulting from the undersigned's participation in the Weed Cost Share Program, including application of herbicides to the undersigned's land. 6. Nothing in this Release and Indemnity Agreement shall be construed as or is intended to be a waiver of governmental immunity under Colorado law. Signature of Landowner: — Date Weed Management Plan Name Address Pre -application on site visit by Garfield County Vegetation Management (625-8601) MUST be verified by signature below before application is accepted and at least two weeks prior to weed treatment. Make an appointment early! Stew June 28 2010 Garfield County Vegetation Mgt. Date 1. Targeted weed 2. Total acres Current amount of infested acres 3. Describe the areas you plan to treat. 4. The Districts must know when you are treating noxious weeds in order to budget this year's funding. © Spring Deadline July 16, 2010 n Fall Deadline November 19, 2010 © Spring and Fall Deadline November 19, 2010— IF you are treating noxious weeds in the spring and fall and would like reimbursement for both treatments this box must be checked. 5. What methods of treatment will you use? a. Herbicides. List product name and rate and timing of application. b. Grazing. Describe grazing plan and timing. C. Mechanical. Describe method. (mowing, cutting, pulling) d. Alternative methods. e. Revegetation. What and when you plan to reseed. 6. Name of professional weed control company. 7. Amount spent Amount requested Sketch project area. Map must include weed species, location and stand density. Also include any irrigation ditches, roads, fences or buildings. IT IS YOUR RESPONSIBILITY TO FILL OUT THE APPLICATION AND TURN IN ON TIME. IF YOU HAVE ANY QUESTIONS OR CONCERNS CALL THE DISTRICT OFFICE AT 946-5494 EXT.105. Orkild-Larson From: Jim Rada Sent: Tuesday, June 01, 2010 4:39 PM To: Molly Orkild-Larson Subject: LIPA 6330 - Family of Faith Church Attachments: Jim Rada (jrada@garfield-county.com).vcf Molly — I offer the following comments on the above referenced project: 1. West Divide Water Conservancy District indicates in their letter of July 24, 2008 that the water augmentation plan for this property may be in jeopardy due to a pending shift of the boundary of the DWR Area A. Although West Divide indicated that they were working to mitigate any potential negative impact, I did not see any documentation that this situation has not occurred or has been mitigated. If appropriate, I recommend an update from West Divide as to the status of this augmentation contract and the continued reliability of this water supply. 2. Many churches have regular large events (in excess of 25 people) such as dinners, breakfasts, special events etc. I recommend that a condition be placed on the LIPA reminding the applicant of the regulatory requirements regarding the number of water system users allowed above which, would require regulatory approval from the CDPHE, WQCD. 3. More relevant to the ISDS permit process: a. Groundwater was observed at 7 feet so, according to County regulations, the leach field must not be installed an deeper than 3 feet below the surface. b. Disconnection of water and sewer service from the existing house should be verified as the ISDS is only designed to accommodate the new construction. Thanks for the opportunity to review this application. Jim Kada, KFH5 Environmental Health Manager Garfield County Public Health 195 W 140, Street Rifle, GO 81650 Phone 970-625-5200 x8113 Cell 970-319-1579 Fax 970-625-8304 Email irada(a.oarfield-countv.com Web www.qarfield-coun!y.com Molly Orkild-Larson From. Roussin, Daniel[©aniel_Roussin@DOT.STATE.CO.US] Sent; Monday, May 17, 2010 4:16 PM To; Molly Orkild-Larson Subject: Family of Faith Church Outreach Molly — COOT has issued a permit and a notice to proceed and has given an initial acceptance of the work performed by the applicant. As for highway issue, the applicant has meet all CDOT terms and conditions. However, I do want to remind you that there is an access control plan that shows street system going thru their property for the long -run and I would recommend that the County get the required ROW for this street system. If you need a copy of the permit or copy of the access control plan, please let me know. Thanks Dan Roussin Region 3 Permit Unit Manager 222 South 6th Street, Room 100 Grand Junction, CO 81501 970-683-6284 Office 970-683-6291 Fax MOUNTAIN CROSS U6 ENGINEERING, INC. June 1, 2010 CIVIL AND ENVIRONMENTAL CONSULTING ANL) DESIGN Ms.11Molly Orkild-Larson EX HIIBIT Garfield County Building & Planning County Road 352 Building ` 0375 C y , g 2060 Rifle, CO 81650 RE: Limited Impact Review; Family of Faith Church "Outreach Dear Molly: This office has :performed a review of the documents provided for the Family of Faith Church Outreach, Limited Impact application. The submittal'was found to be thorough and well organized. The following questions, concerns, or comments were generated: 1. The Applicant has not submitted an erosion and sediment control plan., Even though the site disturbance may be less than 1.0 acre and not require that a permit be obtained from the State of Colorado, .Garfield County requires erosion and sediment control for disturbance greater than 0.5 acres.. The areas of construction 'for the. driveway, .parking, and ISDS may surpass the 0.5 acre threshold. The applicant should verify the area and submit an. Erosion. Control Plan if necessary. 2. The existing private road is to be "field graded" to connect to the proposed driveway. The contours show an elevation change of eight feet which is greater than a .20% slope. The connection should be engineered instead of allowed to be field graded. 3. The dimensions and depth of the fire storage ,pond are not given. Construction. details are also not given. The fire storage pond should be graded and designed. The local fire department should review the design for acceptability. 4< The chamber section detail shows that the chamber can be buried with one foot minimum to three feet maximum of cover. The height of the chamber may, put the distance between the bottom of the chamber to the ground water less than four feet. The chamber height should be verified and/or the allowable -bury depth be changed to two feet maximum of bury: 5. The Applicant proposes to record the easement for the existing access road later. This may not be allowable. Some access easement or agreement will be required. County legal staff or County surveyor should evaluate possible options. Otherwise, an easement will have to be provided. Feel free to call if any of the above needs clarification or if you have any questions or comments. Sincerely, Mount in Cross En sneering, Inc. A Chris Hale, PE 826 1 /2 Grand Avenue • Glenwood Springs, CO 81601 PH: 970.945.5544 ® FAX: 970.945.5538 e www.mountaincross-eng.com Molly Orkild-Larson From: Kevin Whelan [kewhelan@riflefiredept.org] Sent: Wednesday, June 23, 2010 8:06 AM To: 'Greg Shaner Cc: Molly Orkild-Larson; 'Pastor Mark Opstein'; 'Jason Clark' Subject: RE: Family of Faith Thanks Greg, Looks good! A couple of comments: 1. The storage capacity for fire protection water has changed from the original submittal. I believe this is because of the use of NFPA 1142 for the design standard. Please provide your calculations for review and for future reference on any expansions. As we spoke, this supply will probably limit what could be built in the future or the future development would require additional water supply for fire protection. 2. Your original design recommended "increasing the storage capacity by 25% to continually provide minimum storage without excessive maintenance efforts". I assume with the quantity presented that this has not been factored in. Please confirm! 3. Training for the owner in the required maintenance of the fire protection water supply system and a functional test of the system is required prior to fire department acceptance. 4. The hydrant connection needs to be a 6 inch NH female connection since this will be a dry hydrant 5. The hydrant will need to have an appropriate sign on it indicating that it is a dry hydrant. 6. All underground piping needs to be inspected by the fire district. I assume this pipe will also have to be pressure tested which also needs to be witnessed by the fire district 7. 1 assume the tank design meets all the requirements of NFPA 22. Please confirm 8. Your submittal indicates that the tank can be buried or partial buried at the owner's discretion but that it must be protected from freezing. We have had problems with other system freezing and request that an engineer signs off on any freeze protection that may or may not be required. Please provide documentation_ 'The Mission of the Rifle Fire Protection District to to Enhance Health and Safety and to Protect the Life, Home and Property of the People We Serve„ Kevin C. Whelan Division Chief/ Fire Marshal Rifle Fire Protection District 1850 Railroad Ave. Rifle, CO 81650 kewhelanCa.riflefiredeot.ora Office- 970-625-1243 ext .12 Fax- 970-625-2963 Cell- 970-618-7388 From: Greg Shaner [maiIto: Shaner@coloradorivereng.coml Sent: Friday, June 18, 2010 12:44 PM To: Kevin Whelan Cc: Molly Orkild-Larson; Pastor Mark Opstein Subject: Family of Faith Kevin, As we spoke about in our meeting, attached is our letter addressing your concerns and the revised fire plan for your review for the Family of Faith Church Limited Impact Review application. Please feel free to contact me directly with any further questions or concerns. Have a great weekend! Best Regards, Gregory G. Shaner, PE From: Nathan Lindquist To; Molly Qrki4d-Lars9n Subject; Family of Faith Church Date: Tuesday, May 25, 2010 12:49:13 PM Molly, The City of Rifle has no comments on this project, it was included in the Hwy 33 Access Control Plan done by CDOT. 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EXCUTEDNE ENT PROVIDED Dl _ . ✓/' . _ . • I(1 1 I 1 �� I ) / BY BODK", EDRVEYMO. EEFEn To sbSTixc COxDITloxs svRVEY —' PoR OFFICIAL INPORNPTION REGARDING PROPERPY .SONDARY AND O tr LEGAL DEACEPTIO, . INFO'CUTTV N PRESENTED NERE REGARDING ¢ W THESE ITEMS 19 FOR REFEUBIR. ONLY AND NOT TO BE BOUND ON. r_, U AN FD1E PROTECTION SY6TEM NOTL5: RE.NBC HE HYS2N SHALL MEET ALL IS A RANNt$ OF 2. SIN I1. CIRCULAR F'/1 NE THE GOAND CO BE PPOTEC210N dSTRICP. THIS 1$ A CENENC 21. EN191'ING HV6D F V t y O FIRS AND CAN BE A➢ UT. S. TO WEST THE FEAR. OF THE 21.1. STOGIE STORY FUNDED BVIL➢INC (HEINO CONVfM1TED M a S FIFE PROTELTION 01STRICi. STORAGE - NO Y IF, NCY P£RNITI) O1 OT 12. Al 12ED EF (F P, - FOOTPRMT) 2, THE SPECIFICS i0 THIS OBTpIL AS CIJ.i.ZO OUT BY THIS PUN 22 PROPOSED YEATENSO: ARE'. 2. MANUFACTURED NONE ON BOUGH T BASEIeENT FDVNDATION 21. THE FILL LINE $HALL BE 2" NOMINAL D OMPOp 22.1.1. MAIN FEAOR USED FOR RESIDENCE M 2.1.1. ALTERNATIVELY. AN MORAL TAB FILL COMPOUNDS ITU BE 22.12. eA$RNENT USED FOR CHURCH E DEVELOPMENT UNTIL RUDER 1-:-V OF ME TASK TO PILL THE TANK ADDITIONAL ACHI NNG DEVELOP16Nf OCCVR6 (FURTHER ➢EVELOPNENT UNDER OF THB TANK LEVEL 19 APPROPRIATE A. THIS ALTERNATIVE. SEPARATE APPROVAL). I2 IF MNi HOLE ACCf89 FP'AL GRADE 22, iN6 HYDRANT SUPPLY L F. ENAW NE! 22E. AREA: EBSO AT (F.P) SET 0" DIP FOH LENCTH6 30' AND LEES .�— 222. 0" DIP OR PVC FOR UNITED UP TO V$' 3. EXISTING Rwl RATA AND WATER RIGHTS PROVIDED UNDER 22,3. ID" DIP ON PVC YOU LE'NI., GREATER THAN V5 ERPARATE COVER. 23. THE HYDRANT SUPPLY LINE VALVE SHAD, BE 0" U NYDRWi 26, THE SPECIFIC HYDRANT LOCATION SHALL BE ACCESSIBLR AND Su THIS PLOT BY BASED ON INFORMATION PROVIDPD BY HOOKNPF Q PPROVED BY ME F1P8 PPOTECTtOH Dl$tRICt PVEYINC AND I$ REPRE$BNTATIVE i16MOF. � O a 2.G.THE SPECIPIC HYDRANT TYPE $HAI.1. BE APPROVED EV THE flftE PROTECTION CONTENT, UNLESS OTHERM$E SFECIFIER: X. CUTRENT ZONING OF SUBJECT TENACITY IS RURAL NN 2.5, 1, A DRY HYDRANT OR 'BLAND PIPE TWO MEANT SHALL a BE SUBALLED IF THE HVDMNi 6LEVATION 1$ GREATEII MAN THE NGN WATER ELEVATION OF THE STOAACB TANK. O ({) PAR PROTECTION HNDENNO CONNECTION SHALL SE 0" NH PEMALE. F STORAGE FEE 2.62. A STANDARD NYOR 4T $HALL BE INSTALLED IF THE NTDRANT ELEVATION IN A.. IRE NIGH A. ELEVATION V VALVE AND VALVE BO% VALVE AND VALVE. BOX OF THE STORAGE TANK HYDRANT SURNECT10N ABOUT, DE 0" (/I NH FEMALE. ME HYDRANT STILL OPERATES A$ A DAY FILL LINE INHTALI, ANTI-YCHMX HYDRANT AND RIM HE NENTIFlED IN THE FIELD A6 SUCH. V � FOMS.i AT TANK DISCHARGE 20. SCONCE VOLUME FOR THIS PROTECT IS 10AW CALLERS 20,1. zo IF AT FOR ARE USED TAPE SHALL BE CGNNB<TEO ryryry��r AT THE —C. OF THE EACH TANK A.. BRE.B M E. PIPE, Ln 06 N. TNIS SN$CRM SNAIL BE MAINTAINED RECUTAN.Y. NARMFORCUE W NI n- SUPPLY WNE UNCLVDPS PERIODIC (MIWMIW ANNUAL) FIVEHING AND FNREO OF ii F ON GRADE OR SLIGHT PAW THE SNMGE TANK TOWARD NYDNNT a 4. THE WATER RILL IMP. VALVE $HALL RESCUE SWUND AT ALL CµLMMtt MRFMATIONCENiF OF Q a TWES RECENT DVRND TANK NAWTENANCE OR UNLESS AUTOMATIC LLYEL/.. EQUIPMENT IS I.STA., 0, PLECIESS AYIIRANT $HAIL BE IACATED NO HERB IN. 1ED FT , e WV`gNAA ty !' GRAPHIC SCALE FEB. THE SOUTAWEET cOORE. OF THE DBILDmO. GREATER G DISTANCE MY REQUIRE ADDITIONAL COUREURATION TO BE COMPLIANT WITH THE FOR CODE. 'w .o A, pEY RIG (y B. THE FIRE STOMGE TANK CAN BE EITHER BUNCH OR PARIIALLY p �' NnOwwnvY6 below, 3g2g BURIED AT THE OWNERS DE CREHON. PARTUIJ.Y TU RIER CANES AVST C"I'A., y0Udig. BE PROTECTED AGAINST FREE2WC, (IN FELT ) 1 Insh m AO IL SHEE! 1 THR FlA£ PROTECf104 SYSTEM FLAB L4 DASED ON MY200E wsxwc M uxswwams wusm uMn[s. OF EDFi ION OF THE FIRE CODE AND BASED ON DISCUSSIONS BOTH THE I1—A - L N. TROLL RUN PROMOTION IVRISDIMSE, SHEET 1