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HomeMy WebLinkAbout2.0 BOCC Staff Report 12.15.2003) Exhibits for CUP Public Hearing held on December 15 , 2003 D E A lication F Staff Memorandum G Letter from Bill Evans dated December 2, 2003 BOCC 12115103 FJ PROJECT INFORMATION AND STAFF COMMENTS REQUEST APPLICANT LOCATION SITE DATA ACCESS WATER SEWER EXISTING ZONING Request to expand Conditional Use Permit for the Emily Griffith Center Bill Evans, property owner, represented by Susan Garcia (EGC Program Director) 1252 County Road 294, east of Rifle, CO 5 acres (approximately) CR 294 ("South Graham Road") City of Rifle ISDS AIR/RD I. DESCRIPTION OF THE PROPOSAL A. Background A s a matter of background, the Board originally approved a CUP request for a "school" known at the time as "Western Academy" on the subject property in 1986 which was s ubsequently amended in 1997 to include an expansion to the original school building. A school is defined in the zoning code as "a public or private pre-school , elementary or secondary school or college." It is understood by Staff that th e primary function of the Emily Griffith Center is to educate students at the facility. It should also be noted that the County Department of Social Services will refer s tud ent s to the Center from time to time. Recently, the Applicant located two modular s tructures (12 x 40 feet each) on the property. Specifically, the Applicant states they need the s tructures for additional classroom space and office I storage space for equine equipment to better accommodate the existing operations of the Center. This additional space will reduce crowding in the existing classrooms and increas e supervision of s tudents. As a result, the County Zoning Enforcement Officer became aware of these new structures and i ssued a citation to the prope rty owner for the pl ac ement of these two modular units on the property because they were not contemplated or included on th e original s ite plan as a part of the original approvals. As a re sult, the propetiy is in violation of its original conditional use approval and has submitted this request to amend their original approva ls. B. Proposed Request The Applicant requests approval from the Board to expand their existing Conditional Use Permit (CUP) for a "s chool" which is contemplated as a CUP in the AIR/RD z one district. The proposed expans ion includes the placement of two modular structures (12'x40' feet each) on the side and rear of the existing school building and the addition of facilities for an Equine Program. Addition of 2 Modular Structures The Applicant states they need the 2 structures for additional classroom space and office I storage space for equine equipment to better accommodate the existing operations of the Center. Specifically, each structure contains 1 large class room and 1 office. This additional space will reduce crowding in the existing classrooms and increase supervision of students. The units will only be served with electricity and not plumbed for water I wastewater. Addition of Facilities for an Equine Program The Applicant also proposes to include four 60'x 40' horse paddocks, a 90'x55' riding arena, and a 20' round pen to support the program which have been put in place at rear of the 5 acre site. The Applicant provided a modified site plan which delineates the equine program facilities at the rear of the property. It should be noted that this type ofuse, agriculture in nature, is a use by right in the AIR/RD zone district, but is being included in tbe site plan because it is an integral pan of the school curriculum. There is a small 12 x 12 metal shed structure that has been located in the equine area for hay I tool storag e for the four horses in the program. B. Site Description The property is located on the mesa adjacent to and east of the Highlands East subdivision in Rifle on CR 294. The property is flat and cun-ently contains a two story school structure (14,256 sq. ft.) with an attached single-story addition containing approximately 2,392 sq. ft. The Applicant has placed two additional modular structures (12 x 40) on the east and rear side of the school building. Staff will make a brief PowerPoint presentation to the Board showing the structures, the equine program, and site. II. REFERRAL AGENCIES In keeping with the terms of the Inter-Governmental Agreement (IGA) and the fact that the property is located within Rifle's sphere of urban influence, Staff discussed the request for the two additional structures with the Planning Director for the City of Rifle who did not have any issue with the proposal. III. REVIEW ST AND ARDS Conditional Uses are subject to the standards in Section 5.03 of the Zoning Resolution. Staff has provided the standards in bold italics below followed by a Staff Response. A. Section 5.03 Review Standards 1) Utilities adequate to provide water and sanitation service based Oil accepted engineering standards and approved by tlte Board of County Commissioners shall either be in place or shall be constructed in conjunction with the proposed use; (A97-60) 2 ) Staff Finding The proposed stru ctures are not plumbed and w ill n ot be served b y water or wastewater uti lities. The only u tili t y to serve the t wo units is el ectri city. This standard does not ap p ly. 2) Street improvements adequate to a cco mmodate traffic volume gen erated by tlz e proposed use and to provide s afe, convenient access to tlz e use slzall eitlz er be in place or slzall be constructed in co 111unction witlz the f-.ro~osed use; Staff Finding ~ T here w ill be no e xpans ion of the numb er of s tudents"(~ or staff as a resu lt of the placement of these two new s trnctures so no addi ti onal or new traffic trips w ill be generated as a result. They are being placed t o b etter accommodate the exi sting needs of the Emily Griffith Cent er. The sch oo l h as a p arking lot with a separate entrance and exit onto CR 294. 3) Design of the proposed u se is organized to minimize impact on and from adjacent u ses of land tlzrough installation of screen fences or landscape materials on th e periphe1y of tlz e lot and by lo cation of inten sively utilized areas, access points, lig lztiug and signs in such a manner as to protect establish ed n eighborhood clzara cter; Staff Finding T he modular units a re small single-story structures containing apprnximately 4 80 sq. ft--e ac h and are placed on the s id e and behind th e larger school structure. Staff find s that due t o the s mall si ze of the st ru c tures, th eir pl acement on the site in cl ose proximity to th e two s tory school building, the existing landscaping and trees around the property, th e structures effec ti ve ly blend in with the ex isting buildings a nd surrounding environment and a re not easi ly seen fr om CR 294. No new li ghting or s ignage h as been installed w ith the structures and therefore does n ot det er from the establi shed charact er of the neighborhood . IV. SUGGESTED FINDINGS 1. That proper public notice was provided as required for the hearing before the Board of County Commi ss ione rs. 2. That the hearing before the Board of County Commiss ioners was extens ive and complete, th at all pertinent facts, matters and iss ues were submitted and that all inte res ted parties were heard at that meeting. 3. That for the above st at ed and oth e r r eason s, the proposed conditional u se permi t is in the best interest of the hea lth, safety, morals, co n ven ience, order, prosperity and welfare of the citi ze ns of Garfield County. 4. T hat the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. 5 . That the application is in con fo rma nce with the Garfield Coun ty Zoning R eso lu tion of 1978, as a mended. 3 V. STAFF RECOMMENDATION Staff recommends the Board of County Commissioners approve the request for a Conditional Use permit to allow for "school" on a property located at 1252 County Road 294, 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. 2. This pennit granted is for this specific use only as presently described. In the event any representations made in the a pplication for which this pennit is granted change and are no longer consistent with the representations in this application, the applicant shall be required to submit a new permit application to the county addressing the changes. 3. All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward and downward towards the interior of the site, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries. VI. RECOMMENDED MOTION "I move to approve the request for a Conditional Use pennit to allow for a school for Bill Evans I Emily Griffith Center on a property located at 1252 County Road 294, Garfield County with conditions." VII. PLEASE NOTE Once the Board makes a decision regarding the Conditional Use request, Staff will provide the Applicant with a signed resolution memorializing the action taken by the Board. Following the Board's approval, this office will issue the Conditional Use Permit to the applicant. If the Board's approval includes specific conditions of approval to be met, this office will not issue the Official Conditional Use Pennit certificate until the applicant has satisfied all conditions of approval. The Conditional Use Permit approval is not finalized until this office has issued the Official Conditional Use Permit certificate signed by the Chairman of the Board of County Commissioners. 4 RECElVED \ltC o 4 10G'3 GARH l::LL> couN"TY 0UILOING & PLANNING December 2, 2003 ) Bill Evans 1212 Cooper A venue Glenwood Springs, Colorado 81601 (970) 945-8993 Garfield County Building and Planning Department ATTN: DaveMead 108 8111 Street , Suite 20 I Glenwood Springs, Colorado 8160 I ) I am writing this letter on behalf of the Application for Conditional Use Permit submitted by the Emily Griffith Center, P. 0. Box 1880 , Rifle, Colorado 81650 ; physical address 1353 County Road 294 , Rifle , Colorado. I have reviewed the application and endorsed it as the property owner. It is my understanding that Emily Griffith , the tenant at the premises, is requesting approval of 1. Additional classroom space by adding 2 (two) modular units ; and , 2. Adding facilities for an Equine Program on the property. The facility is currently under a conditional use permit for a school , and these additions represent no change whatsoever in that designated use . The use of the two small additions and horse corral is merely additional classroom space and an enhancement of the educational program . It is my understanding that a hearing is scheduled on this matter before the county commissioners on December 15 , 2003 . I will be present at thi s review hearing. S~ly,~ .. --1<_-...... ~ '--'~ Bill Evans cc : Susan Garcia , Director EXHIBIT 6