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Home My WebLink About2.0 Staff Report DD 12.16.19Directorrs Decision Colorado Rocky Mountain School Minor Modification (File CUAA-1 1-19-8760) December 16, 2A1g 1 StaffMemo 2 FEMA Floodplain Map 3 Applicant's Survey Sooris Enqineerino Ernail4 AnBlieation5 6 Garfield County Land Use and Development Code of 2013, as amended Gerfield esunty Comprehensive Plan7 EXHIBIT L t¡ 5.og REQUEST PROPER OWNER REPRESENTATIVE ASSESSOR'S PARCEL # LOCATION Director Determination - Min File No. CUAA-1 1-19-8760 PW Amendment to an Administrative Land Use Change Permit for Colorado Rocky Mountain School Colorado Rocky Mountain School Chad Lee - Balcomb and Green 2393-331-00-038 1493 County Road 106, Carbondale PROJECT INFORMATION AND STAFF COMMENTS NG ZONI The property is zoned Rural I. DESCRIPTION OF THE PROPOSAL The Colorado Rocky Mountain School is proposing to make changes to their facilities to remove an older structure known as Sheepy Hollow, that has historically used for a variety of uses including a student dormitory and faculty residences. The applicant would like to replace the building with two single family residences for employee/teacher housing. The location is at the south end of the campus, north of County Road 108, and between Holden Way and the Crystal River. The proposed single-family residences are each planned to be approximately 2,500 square feet in size, and it is anticipated that the overall square footage will be less than the current building that is being removed. CRMS was approved for a Conditional Use Permit in 1999 pursuant to Resolution 99- 016. At that time, Condition #2 stated "lf facilities of the school ever substantially changes from what has been proposed, then this Conditional Use Permit shall be subject to further review and subject to modification." Because of this Condition, the applicant is required to amend the issued Land Use Change Permit. ln 2010, a Minor Modification to a Land Use Change Permit was issued by a Director's Decision and recorded with Reception #791739. The amendment allowed the construction of two music practice facilities, filed under CUAA-6554. I ln2015 a Minor Modification to a Land Use Change Permit was approved by a Director's Decision allowing for the construction of an activity center and fueling station. The amended ConditionalUse Permitwas recorded at Reception No. 869123 (File No. CUAA- 8387). While reflecting a change from the current configuration of uses on the site and from the uses listed on the original master plan, the proposed employee/teacher housing units are consistent with the other activities planned for and located in this part of campus, including administrative buildings, other employee housing units and student housing. Site Plan BACKGROUND - AUTHORIW - APPLIGABLE REGULATIONS The School was approved for a Conditional Use Permit in 1999. ln 2010 and 2015 Minor Modifications were issued to the permit. Section 4-106 of the Garfield County Land Use and Development Code sets forth the process for requesting an amendment to an existing Land Use Change Permit. Section 2 IL: É 'irrl{ t j;g Ìj ct,- !--.j _,*4'fiçiJi. 4-106(C) contains criteria for determining if the requested amendment is a Minor Modification. ln accordance with the Land Use and Development Code a Pre-Application conference was held and the Director of the Community Development Department made a formal determination that the Application meets the Minor Modification criteria. III. REVIEW CRITERIA - STAFF ANALYSIS The Minor Modification criteria from Section 4-106(C) are shown below with Staff analysis shown in italics. Minor Modifications are those that deviate from standards or rearrange/reconfigure elevations, structures, parking areas, landscape areas, drainage facilities, utilities, or other site improvements in an approved Land Use Change Permit, including Subdivisions, and that meet all of the following criteria as applicable: Comply with all requirements of this Code; The Amendment continues to meet all requirements of the Code. Site Plan specific rssues will be identified and reviewed as part of the Building Permit review. Because the construction is near the Crystal River, a condition has been included that the applicant cannot create disturbance within the 35' waterbody setback. 2.Do not conflict with the Comprehensive Plan; The Amendment does not conflict with the County's adopted Comprehensive Plan. Do not change the character of the development; The Amendment does not change the character of the development. The proposed employee housing units are consistent with the development of the boarding school. Do not alter the basic relationship of the development to adjacent property; The Amendment does not change the basic relationship of the development to adjacent properties. Two structures will replace the existing single structure in roughly the same footprint. 1 3. 4. 5.Do not change the uses permitted; The Amendment does not change fhe uses currently permitted, which include em ployee/teach er ho usi ng. Do not require amendment or abandonment of any easements or rights-of-way; The Amendment does not require abandonment of any easements or rights of way. J 6. Do not increase the density; The Amendment does rtot increase the density of the proiect. The Sheepy Hollow building has at times been used for employee housing and as a student dormitory. 8.Do not increase the zone district dimensions to an amount exceeding the maximum dimension in the applicable zone district in Table 3-201; and The Amendment does not increase the zone district dimensions to an amount exceeding the maximum dimensions in the RuralZone District. 9.Do not decrease the amount of the following to an amount below the minimum required in the applicable zone district: a. Amount of dedicated Open Space; b. The size of or change in the locations, lighting, or orientation of originally approved signs; c. Any zone district dimensions in Table 3-201. The Amendment does not decrease any of the previous items to an amount below the minimum required in the Ruralzone district. IV. ADDITIONAL STAFF ANALYSIS The proposed development area is adjacent to the Crystal River. Because of this location the applicant provided information regarding potential floodplain on the parcel. FEMA floodplain mapping shows that the elevation of the flood plain varies from approximately 6,103'to 6,101'(Exhibit 2). The applicant provided a survey (Exhibit 3) that shows the finished floor area of the structure at6,127 .3 feet. To make sure that there were no issues with different datums, the applicant also provided an email from Sopris Engineering that indicated the datum difference from the floodplain map to the survey was approximately 4.5' (Exhibit 4). Even with this difference, based upon the applications representations, the proposed structure is nearly 20' above the adjacent floodplain. V. RECOMMENDATION The Staff analysis supports a finding that the Application meets the criteria contained in Section 4-106(C) for a Minor Modification. Section 4-106 (C) states that upon finding an application a Minor Modification the Director may approve, approve with conditions or deny the amendment and provide written notice to the Applicant. To this end, staff recommends approval of the Minor Modification with the following conditions. 1. All representations of the Applicant contained in the Application submittals shall be conditions of approval unless specifically amended or modified by the conditions contained herein. 7 4 2. All previous conditions of approval contained in Resolution 99-016 (Reception Number 539749) and other amendments (Reception Numbers 791739 and 869123) shall remain in fullforce and effect. 3. The Applicant shall maintain compliance with all standards as required by the Land Use and Development Code of 2013 and previous approvals. 4. No disturbance is permitted within 35'of the Typical and Ordinary High Water Mark of the Crystal River. 5 mx.!ı-{rúbLfNacopvmap,anchêck the FÊMA Floodioodw extEcted using F-MIT On-Une. Th¡€ map dæs not rEnæt changGor amendments which may haw been made subGequent to the date on thetitle block. For the latæt product iıbrmat¡on about National Flood l6uranceAPPROXIMA"IE SCALI iN I:{:.I'"]'500 05ûO-lLArtf-iltTt0lfi ¡t00ll tilsunrilcE pRll0RAttt00D tilsumilcE nAil mPGARFIELD COUNTY,COITORADO(UNINCORPORÁ.TED AREAS)PANEL 1856 OF Igt)O(SEÊ MAP INDËX FOR PANE6 NOT PRTNTÉD)80t[uiltïY-PfftEl ilüaBEn080205 1856 B]IAP IEYISEII:JAITUARY 3, I986Fedenl Errrgency Management ÀgencyHRilÞZONE CBIDGEFREEMANS JAMES6t51336a1ZONEZONE B@ZONEZONEZONE BZONE CZONE A2g,t-oLENf-oç-lEBzoJOINS PANEL 1 858ZONE BZONE C EXHIBIT 3'6 ı0g ,¡ LT PARTIAL EXISTING CONDITIONS SURVEY WITH PARTIAL TOPOGRAPHICA OF: COLORADO ROCKY MOUNTAIN SCHOOL CAMPASS A PARCEL OF LA D SITUATED IN THE LOT 3 OF SECTION 33 TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6th P.M COUNTY OF GARFIELD, STATE OF COLORADO SHEET 1 OF 1 >.1 GRAPHIC SCALE I { rN rrrr) 1 ¡ich = 20 fr-VICINIry MAP sCALEt 1" =2m0 NOTES 1) Date of Survey: June 13-14, 2019 . 2) Date of Preparâtion: June L3 - July 02. 3) This survey does not constitute a title search by Sopris Engineering, LLC (SE) to determine ownership or easements of record. Fo.all ¡nformation iegarding easements, rights of way and/or title of record, SE .elied upon the above said plats described in note 4, No title comm¡tment wàs used in the preparat¡on of this survey. 4.) Bàsìs of Elevation; Project based on Globàl pos¡tion Svstem (GpS) observat¡on from the Continuous Operat¡ng Reference Stàtion (CORS) SEO1 utilizing the Continental Un¡ted Stâtes 2012 Geo¡d Model {GEOtD 128 Conus} and bâsed the 1988 North American Verticâl Datum (NAVD8S). 5.) Contour lnterval; One Half {0.5) foot. 6.) The existing conditions map in no way represents a land survey plat or boundary survey of the shown properties. rf ?6}112' çf 76\3!1_ rÊ DRAFT 07-02-20T9 GENERAL UTILITY NOTES: 1. The locat¡ons of underground ut¡¡ities have been plotted based on utility mâps, const.uction/des¡gn plans, other ¡nformation provided by ut¡l¡ty companies and actuâl field locations ¡n some insta¡ces. These utilities, as shown, mây not represent âctual field condit¡ons. lt is the responsibility of the contractor to contact åll utility compânies for field iocat¡on of utilities prior to construction. SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 {970) 704-0311 SOpRtSENG@SOpRtSËNG.COM Glenn Hartmann From: Sent: To: Subject: Attachments: Joe White <jwhite@crms.org > Thursday, December 12,2019 2:07 PM Patrick Waller; Glenn Hartmann fExternal] Fwd: Sheepy Hollow Site Survey Sheepy Survey-19123 EM-OUT 07-02-19 DRAFT COLOR.pdf PatrickfGlenn, Please let me know if this satisfies your needs. I am also attaching the survey document itself. Regards, Joe Forwarded message From: Mark Beckler <mbeckler@soprísenÊ.com> Date: Thu, DecL2,2019 at L:52 PM Subject: Re: Sheepy Hollow Site Survey To: Joe White <iwhjþ@crmsofg> Hi Joe, The following note comes directly off the survey we prepared for you and your architect. The Datum used was NAVD88. I believe the Carbondale area util¡zes FEMA mapping on NGVD29 which is roughly 4.5' lower NAVD88-4.5'=NGVD29 4.) Basis of Elevation: Project based on Global Position System (GPS) observation from the Continuous Operating Reference Station (CORS) SE01 utilizing the Continental United States 2012 Geoid Model (GEO¡D'128 Conus) and based the 1988 North American Vertical Datum (NAVD88). Hope this helps - Regards, Mark S Beckler, PLS Principal Sopris Engineering, LLC 970 7A4-0311 mbeckler(@sopriseno. com From: "Joe White" <jghjlg@grus.W> To: "Mark Beckler" <mbeckler@sopriseno.com> Sent: Thursday, December 12,2019 1:37:41 PM Subject: Sheepy Hollow Site Survey Dear Mark, Per our conversation, Garfield County asked me to inquire about the datum used and consistency with flood plain mapping to ensure our construction project is at an appropriate relative elevation. I will be grateful for an email response that I can forward on to Glenn Hartmann and Patrick Waller. Please let me know if you require any additional information. Regards, Joe Joe White Director of Finance Colorado Rocky Mountain School (970) 963-2562 www.crms.oro - rqÉ'ñF'dR.tudfr[l r:r*:n"*""**' Colorado Rocþ Mountain School puis the security of the community at a high priority. Therefo¡e, we have put efforts into ensuring that lhe message is error and virus-free. Please do not print this email unless it is necessary. Every unprinted email helps the environment. This email originated f¡om the: cotoiado Roctv Mountain schoot I 500 Holden Way | Çarbondale, CCI 81ô23 | 970.963.2562 Joe Whíte Director of Fínance Colorado Rocky Mountaín School {s7ol e63-2s62 www.crms.org - bÉñ@,d,ı,Gdelll r;x*:*""*** Colorado Rocky Mountain School puts the security of ¡he community ât â high prioríty, Thereforg we have put effÕtts itìto ensuring that the message is error and ví¡us-free, Please do not print this email unless it is necessary. Every unpr¡ntêd email helps the ênv¡rcnment. Th¡s êmail originated from the: coloredo Rocky Mountein school ¡ 500 Holden Way I Carbondale, C0 81623 | 97A.963,2562 2