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HomeMy WebLinkAbout1.03 Floor PlanS. Floor pi" 28 DEC 2020 PROJECT LOCATION: 5325 County Road 100, Carbondale, CO 81623 TAX PARCEL NUMBER: 2391-193-00-046 CONTACT INFORMATION: Laura Berreth, Director of Operations Momenta Recovery 3302 &GRAND AVE, GLENWOOD SPRINGS, CO 81601 P: 970-930-6355 Kirsten Thrap, Vice President The Danco Group 5251 ERICSON WAY, ARCATA, CA 95521 P:707-331-0442 LAND USED DEVELOPMENT CODE REVIEW: THE PROPOSED PROJECT INCLUDES CONVERSION OF EXISTING SINGLE FAMILY HOME WITH GUEST SUITE INTO A RECOVERY CENTER, A HEALING PLACE FOR WOMEN. IT WILL BE LICENSED FOR UP TO (12) RESIDENTIAL CLIENTS. THE FOLLOWING ANALYSIS OF THE LUDC IS PROVIDED IN RESPONSE TO THE PRE -APPLICATION CONFERENCE SUMMARY, DATED DEC. 7, 2020. THE PROJECT WOULD BE REVIEWED AS A LIMITED IMPACT REVIEW. SEE ENCLOSED SITE PLAN. GRADING AND DRAINAGE PLAN: WAIVER REQUESTED PER LUDC. THERE IS NO CHANGE TO ANY GRADING OR DRAINAGE. LANDSCAPE PLAN: WAIVER REQUESTED PER LUDC 4-202. THERE IS NO NEW LANDSCAPING PROPOSED. EXISTING LANDSCAPING IS APPROPRIATE FOR THE PROPOSED USE. NO CHANGES. IMPACT ANALYSIS PER LUDC 4-203.G: THE PROJECT DOES NOT INCLUDE ANY LAND DEVELOPMENT OR NEW CONSTRUCTION. IT WILL CREATE NO IMPACT TO THE SITE. 1. ADJACENT LAND USE: THE EXISTING USE OF THE PROJECT SITE AND ADJACENT PROPERTIES IS ALL RURAL RESIDENTIAL WITH LARGE PARCELS WITH LARGE PASTURES. 2. THE SITE FEATURES INCLUDE GENTLY SLOPING GRASS PASTURES, LANDSCAPING AREAS WITH SHRUBS AND OTHER PLANTINGS, GOOD DRAINAGE AND NO CREEKS, STREAMS, PONDS, OR OTHER UNIQUE HABITATAREAS. 3. SOIL CHARACTERISTICS HAVE NO KNOWN SIGNIFICANT INFLUENCE ON THE PROPOSED USE. 4. GEOLOGYAND HAZARDS HAVE NO KNOWN SIGNIFICANT INFLUENCE ON THE PROPOSED USE. THE EXISTING FACILITY IS A PERMITTED STRUCTURE. 5. GROUNDWATER ANDAQUIFER RECHARGE IS NOTAN IMPACT BY THE PROPOSED PROJECT. AN INSPECTION BY RAUN E SAMUELSON, SAMUELSON PUMP CO. ON 6119/2020, SEE LETTER. EXISTING WELL IS LISTED AS 290 FT DEEP, 7x5" CASING, 250.77, STANDING WATER LEVEL, 4 HOURS TEST TIME, DRAWDOWN TO 252.80', PRODUCTION 5 GPM, RECOVER BACK TO 251.05' IN 10 MINUTES. THE PROPOSED WATER USE IS NO GREATER THAN THE EXISTING DWELLING UNITAT FULL CAPACITY. 6. ENVIRONMENTAL IMPACTS TO BE EVALUATED: a. LONG TERM AND SHORT TERM EFFECT OF FLORAAND FAUNA. RESPONSE: NONE. THE PROJECT DOES NOT CHANGE THE EXISTING TYPES OF USES THAT MAY OCCUR ON A RURAL RESIDENTIAL USE VS. THE PROPOSED GROUP HOME. THIS COULD BE ENJOYING THE OUTDOOR SPACE, WALKING, GARDENING, TENDING TO ANIMALS, AND OTHER TYPICAL ACTIVITIES. THERE IS NO NEW DEVELOPMENT PROPOSED. b. DETERMINATION OF THE EFFECT ON DESIGNATED ENVIRONMENTAL RESOURCES, INCLUDING CRITICAL WILDLIFE HABITAT; RESPONSE: NO IMPACT AS THERE IS NO CHANGE IN ACTIVITIES OR ANY NEW CONSTRUCTION. - c. 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; RESPONSE: NO IMPACT AS THERE IS NO CHANGE IN ACTIVITIES OR ANY NEW CONSTRUCTION. d. EVALUATION OF ANY POTENTIAL RADIATION HAZARD THAT MAY HAVE BEEN IDENTIFIED BY THE STATE OR COUNTY HEALTH DEPARTMENTS. RESPONSE: THERE ARE NO KNOWN RADIATION HAZARDS. 7. THERE ARE NO POTENTIAL NUISANCES FROM THE PROPOSED USE. THERE ARE NOT IMPACTS ON ADJACENT LAND AND THERE IS NO GENERATION OF ANY VAPOR, DUST, SMOKE, NOISE GLADE OR VIBRATION, OR OTHER EMANATIONS. 8. HOURS OF OPERATION. THE PROPOSED USE INCLUDES A 24/7 FACILITY WITH UP TO (12) CLIENTS STAYING AS RESIDENTS. THERE ARE ALWAYS STAFF ON -SITE. ADDITIONAL SUPPORT STAF VISIT DURING REGULAR BUSINESS HOURS MOST DAYS. SIONS 1. 2. & 3 THE PROPOSED CHANGE FROM ATYPICAL RESIDENTIAL USE TO A RECOVERY CENTER WITHIN THE EXISTING STRUCTURE AND SITE DEVELOPMENT DOES NOT PRESENTANY ISSUES WITHIN ARTICLE STANDARDS OF THE LUDC. PARKING HAS BEEN ADDRESSED, AND AN ACCESSIBLE PARKING SPACE MAY BE ADDED. THERE IS SUFFICIENT WATER AND WASTEWATER CAPACITY. THE DRIVEWAY IS SUFFICIENTAND WELL CONSTRUCTED. THERE IS NO NEGATIVE IMPACT ON ACCESS TO UTILITIES, ROADWAYS, TRAFFIC, AGRICULTURAL OPERATIONS, FIRES, HABITAT, OR DRAINAGE. THE TYPES OF ACTIVITIES ARE SUBSTANTIALLY SIMILAR TO THE RURAL RESIDENTIAL USES. NOTE REGARDING OFFICE USE: THE USE AS A GROUP HOME INCLUDES SUPPORT STAFF WHO GENERALLY WORK WITH CLIENTS IN VARIOUS SETTINGS INCLUDING PRIVATE AND SEMI -PRIVATE MEETING ROOMS OR OFFICES. THESE SUPPORT STAFF MEMBERS INCLUDE CLINICIANS, ADMINISTRATORS, TECHNICIANS, AND OTHERS. WHILE THE PROJECT DOES INCLUDE OFFICE AREAS WITHIN THE EXISTING FACILITIES, THOSE OFFICE AREAS ARE ACCESSORY TO THE OVERALL USE AS A GROUP HOME (SEE FOLLOWING SECTION) AND IS ALL DEDICATED TO THIS PHYSICAL LOCATION AND OPERATION. ON -SITE OFFICES ARE NOT CONSIDERED A SEPARATE USE TO BE APPLIED TO THIS PROJECT. ULTION 7-704 GROUP HOME FACILITIES: A. THE PROPOSED PROJECT SHALL BE IN COMPLIANCE WITH AND ALLAPPLICABLE FEDERA STATE, AND LOCAL PERMITS SHALL BE OBTAINED AND MAINTAINED. B. THE PROJECT LOCATION DOES NOT CREATE A CONCENTRATION AND IS NOT LOCATED WITHIN 300 FT OF ANOTHER KNOWN GROUP HOME. THE PROJECT DOES NOT CONSTITUTE ANY THREAT TO HEALTH, SAFETY, OR WELFARE OF THE COMMUNITY. C. THE FACILITY IS APPROPRIATELY STAFFED WITH ON -SITE STAFF ATALL TIMES. THERE IS SUFFICIENT AREA TO NOT CAUSE ANY QUEUING INTO OR WAITING IN THE PUBLIC RIGHT OF WAY. D. SHORT TERM CARE FACILITIES IN A RESIDENTIAL DISTRICTARE LISTED UNDER D.1.a. AS NOT TO EXCEED 6 PERSONS FOR EACH DWELLING UNIT. THE EXISTING FACILITY INCLUDES SEPARATE GUEST WING THAT HAS ITS OWN FULL KITCHEN, BATHROOM, BEDROOMS AND LIVING SPACE. THEREFORE THE LUDC WOULD LIMIT THE NUMBER OF CLIENTS TO (12) MAXIMUM. E. THE PROPOSED PROJECT IS NOT A TRANSITIONAL HOUSING FACILITY. PER LUDC TABLE 7-302.A MIN. OFF-STREET PARKING STANDARDS BY USE DOES NOT INCLUDE AN EXA MATCH TO THE PROPOSED GROUP HOME. IN ACCORDANCE, ANY USE NOT SPECIFICALLY LISTED SHALL BE DETERMINED BY THE DIRECTOR. ONE SIMILAR USE MAY BE COMMERCIAL LODGING, WHICH REQUIRES 1 SPACE PER ROOM. THE EXISTING FACILITY HAS (7) BEDROOMS AND THEREFORE COULD BE REQUIRED TO HAVE (6) PARKING SPACES. HOWEVER, CLIENTS TO THE GROUP HOME WILL NOT BRING THEIR PERSONAL VEHICLES ON SITE, INSTEAD THEY WILL BE SHUTTLED WITH PASSENGER VEHICLES TO THE PROPERTY. THEREFORE IT IS REASONABLE TO HAVE NOT LESS PARKING SPACES THAN THE NUMBER OF ON -SITE STAFF MEMBERS AT PEAK SHII AT PEAK SHIFT, IT IS ESTIMATED THAT THERE WILL BE AS MANY AS TWELVE (12) STAFF MEMBERS TOTAL AT THE EVENTUAL FULL -CAPACITY. THAT WOULD INCLUDE APPROXIMATELY (3) CLINICIANS ADMINISTRATORS, (4) BEHAVIORAL HEALTH TECHNICIANS, (1) CHEF, AND (1) MAINTENANCE / SUPPORT STAFF. IF THE DIRECTOR REQUIRES ONE PARKING SPACE PER STAFF MEMBER AT PEA SHIFT THEN THE PROPERTY WILL REQUIRE (12) PARKING SPACES. THIS IS REPRESENTED ON THi ENCLOSED SITE PLAN. SUFFICIENT SNOW STORAGE AREAS ARE PROVIDED, WITH NO IMPACT TO DRAINAGE.