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HomeMy WebLinkAbout2.0 BOCC Staff Report 10.11.2004.pdfPROJECT INFORMATION AND STAFF COMMENTS REQUEST: APPLICANT: REPRESNTATIVE: LOCATION: SITE DATA: ACCESS: WATER: SEWER: EXISTING ZONING: PARCEL ID: BOCC 10/11/04 FJ A request for review of a Conditional Use Permit for a "Community Building" Grand Valley Historical Society Judy Hayward 7201 County Road 300, Battlement Mesa 4 -acre property containing the "Battlement Mesa Schoolhouse" CR 300 (Old Stone Quarry Road) Well ISDS ARRD 2407-173-0-132 I. DESCRIPTION OF THE PROPOSAL The Applicant, the Grand Valley Historical Society, was recently awarded a significant grant from the Colorado State Historic Fund for the purpose of rehabilitating / restoring the old Battlement Mesa Schoolhouse originally constructed in 1897 to its original condition. Once the restoration is completed, the Applicant proposes to use the structure as a Community Building containing meeting space for the communities of Parachute and Battlement Mesa. Use of the building would occur between 8:00 AM and 10:00 PM and would provide meeting space to accommodate a maximum of 20 persons at any one time. The Applicant has hired Stirling Architecture to draft the architectural plans for the restoration and has also hired Cornerstone Construction_ to perform the work on the structure. II. MAJOR ISSUES AND CONCERNS A Community Building is contemplated as a Conditional Use in the ARRD zone district and is therefore subject to the standards set forth in Section 5.03 of the Zoning Resolution of 1978, as amended. As the Board id aware, a conditional use is considered a use -by -right that can be conditioned by the Board. The following section includes these standards followed by a Staff 1 Response. 1) Utilities adequate to provide water and sanitation service based on accepted engineering standards and approved by the Board of County Commissioners shall either be in place or shall be constructed in conjunction with the proposed use. Staff Response At present, no functioning utilities exist on the property. The property has an old well head which is no longer in use. The Applicant has applied for a well permit to provide domestic and irrigation water on the property and which permit is pending with the Colorado Division of Water Resources. In addition, the Applicant intends to install an individual septic system on the property to serve the domestic wastewater needs of the Community Building which include a small kitchenette and bathrooms. Because the Applicant did not provide an approved well permit or a proposed septic system design that shows what type of system is required, Staff suggests that should the Board approve this request, the Applicant shall be required to submit an approved well permit as well as be required to obtain a septic permit from the County as is normally required. It appears that the system will most likely be fairly minimal due to the limited use. 2) Street improvements adequate to accommodate traffic volume generated by the proposed use and to provide safe, convenient access to the use shall either be in place or shall be constructed in conjunction with the proposed use. Staff Response The property is accessed via a driveway from County Road 300 also known as Old Stone Quarry Road which is a gravel road. The driveway intersects the County Road in such a manner that there are no safety issues and that there is plenty of room to see traffic due to the straightness of the County Road. The Road and Bridge Department has no objections to the proposed sue and believes no improvements should be required. The proposed site plan includes a formal parking area to accommodate up to 12 cars and 2 to 4 accessible parking spaces. The application contains two site plans that show two different parking scenarios; one scenario accommodating much more than the other. It's clear that due to the size and flat terrain of the property that a fairly large parking area could be accommodated. Staff suggests should the Board approve the request, that the Applicant submit a final parking plan. Because of the minimal traffic generated from the limited / intermittent use of the structure, it appears that traffic will have a minimal impact to the County Road System. This standard is met. 3) Design of the proposed use is organized to minimize impact on and from adjacent uses of land through installation of screen fences or landscape materials on the periphery ofthe lot and by location of intensively utilized areas, access points, lighting and signs in such a manner as to protect established neighborhood character. 2 Staff Response The property is located in a rural area outside of Battlement Mesa and the school building to be renovated is located a significant distance from the County Road and has been in its location since 1897. The purpose of the application to restore the schoolhouse and convert the use to a Community Building is one that will adaptively reuse the old structure for the benefit of the surrounding communities while preserving an historic structure. Staff believes screening the use will only detract from its value and diminish the surrounding character of the area which has been somewhat defined by the use over time. This proposal will only reinforce neighborhood character. This standard is met. 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 and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed conditional use permit is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. IV. RECOMMENDATION Staff recommends APPROVAL, with the following conditions: That all representations of the Applicant, either within the application or stated at the hearing before the Board of County Commissioners, shall be considered conditions of approval. 2. The Applicant shall submit a site plan that correctly indicates the parking area for visitors to the property prior to the issuance of a Conditional Use Permit. That the Applicant shall submit an approved well permit for the proposed use to the County Building and Planning Department prior to the issuance of the Conditional Use Permit. 4. That the Applicant shall obtain a septic system permit from the County Building and Planning Department prior to the issuance of the Conditional Use Permit. 5. That any expansion of this use shall require an amendment of the Conditional Use Permit.