Staff Report 6.2.16

Transcription

Staff Report 6.2.16

Steamboat Mountain School
Conditional Use Permit
ACTIVITY #:
PL-16-22
HEARING DATES:
Planning Commission (PC):
PETITIONER:
PETITION:
Review of the proposed student center and new façade of
Williams Lodge, as required by condition of approval number
17 from PP2008-009. (processed as a CUP for a School)
LEGAL:
Portions of Sec 29-7-84; Total 150.54 acres
LOCATION:
42605 CR 36
6/2/16 at 6:00pm
Approximately 1.75 miles from the intersection of CR 36 and
CR 38
ZONE DISTRICT:
Agriculture/Forestry (A/F)
AREA:
150.54 acres
STAFF CONTACT:
Alan Goldich, [email protected]
ATTACHMENTS:
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Narratives
Site Plan
Architectural drawings of proposed student center and
façade of Williams Lodge
Referral agency comments
Pictures
History:
The Steamboat Mountain School (SMS), formerly the Lowell Whiteman School, is a college
preparatory school originally founded in 1957. It contains numerous structures and activities. The
County first granted a CUP for the school in 1992 in conjunction with their 10-year campus Master
Plan. The CUP was amended in 1999 to reflect SMS’s capital improvement plans including
additional faculty housing and dormitories, water and wastewater system improvements, and
landscaping enhancements. The following is a list of the most recent amendments to the CUP:
• PP2005-021 Permitted the addition of 25 day students to bring the total allowed student
population to125 and allowed the retention of a 1440 sq. ft. building slated for
demolition for employee housing. A traffic plan was submitted as part of a
condition of approval for this application. It provides for the shuttling of students to
activities in town and on the mountain. Day students are not allowed to drive
themselves to campus.
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Steamboat Mountain School Conditional Use Permit Amendment
• PP2006-035 Addition of a 1,440 sqaure foot temporary classroom building (condition of
approval stated that it could be there for 3 years with the option of extending it 2
more years)
• PP2007-062 Approval of the amended overall Master plan, which included:
o a new student center
o an increase in staff housing from 18 to 27 units
o a headmaster’s residence
o a new separate single family residence
o a new boys’ dormitory
o remodel and/or change in use of existing structures
o accessory uses and structures
o the dedication of right-of-way for CR 36
At this time, the campus Master Plan was considered conceptual. The student
center, boys dormitory, Headmaster’s residence, new faculty house, and new
facades facing CR 36 were required to come back in front of Planning Commission
for final approval.
• PP2008-009 Approval of the detailed site plan for the new Boy’s Dormitory
• PP2009-005 Removal of 20 acres from the permit boundary that were on the east side of CR 36
and separated from the balance of the property.
• 2013 - A minor change occurred and a 14’x24’ greenhouse was added to the south side of gym.
Site Description:
SMS is located approximately four (4) miles north of downtown Steamboat Springs on County
Road 36 (Strawberry Park Road). The site is typical of the general area. Groves of aspens are
interspersed with pines in a mountainous setting. A couple of irrigation and drainage ditches carry
water through the site to properties adjacent to the south and on to Gunn Creek.
The school buildings are situated in the flatter eastern portions of the property, west of CR 36.
There are multiple buildings on the property used as classrooms, student activities, a gym, offices,
employee housing, and students dorms. Please see the attached site plan for all of the structures
on-site.
The applicant has worked with the Corp of Engineers on stream enhancement and restoration.
There are multiple crossings of the stream now. In addition to that stream disturbance, there are
pockets of parking for students, employees and guests throughout the campus.
Project Description:
The main aspect of this application is the addition of a 6,300 square foot Student Center. This
structure replaces a 12,000 square foot building that was conceptually approved by Planning
Commission through PP2007-062. This structure will be located in the center of the existing
campus and contain classrooms, a locker area, a small student lounge, flex space, and
accessible bathrooms and elevator. This building will be located to the north of the existing
Borden Center and Williams lodge and will be connected to both of these buildings via
walkways on the ground floor and an enclosed elevated walkway. Currently there is no way for
mobility impaired students and guests to access the second floors of the Borden Center and
Williams Lodge. Since the new student center will have an elevator and an elevated walkway to
both of these buildings, access for mobility impaired students and guests to the upper floors of
the Borden Center and Williams lodge will be achieved. Beetle kill timber was used in the
construction of the boy’s dorm and milling was allowed to occur on-site (staff was unable to
determine if milling did in fact take place on-site). The applicant would like this allowance to
Routt County Planning Department
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remain for the student center but will probably have any wood milled off-site. Additional items
requested with this application include:
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The addition of a 300 square foot airlock to the south side of Williams Lodge, which
faces CR 36 and a new façade of Williams Lodge.
Removal of the temporary 1,440 square foot modular classroom building approved
through PP2006-035.
Creation of a health office in the Borden Center
Creation of appropriate turnarounds for emergency services vehicles
A 15,000 gallon storage tank is proposed to be installed. This will bring the total water
storage for the campus to 42,000 gallons.
Staff Comments:
•
This use, and the campus master plan, has been conceptually approved by Planning
Commission. At the time of that review, the applicable RC Master Plan and Steamboat
Springs Area Community Plan policies were evaluated. Neither of those plans have
changed, so staff did not include those policies in this analysis.
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The conditions of approval include conditions from all previous permits.
•
Road & Bridge has stated that they feel CR 36 can handle the proposed construction traffic.
Therefore COA #30 has been removed.
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The old boy’s dorm was demolished following construction of the new one. Therefore COA
#31 has been removed.
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The right-of-way for CR 36 was dedicated to the County following construction of the new
boy’s dorm. Therefore COA #32 has been removed.
•
Because of the 15,000 gallon tank proposed to be installed, COA #42 is proposed to be
removed.
***Issues for Discussion***
•
Is the proposed student center and façade of Williams Lodge visually compatible with the
existing structures and appealing as viewed from CR 36?
Compliance with the Routt County Master Plan, Sub
Area Plans and Zoning Resolution
The Routt County Master Plan, Sub Area plans and Zoning Resolution contain dozens of policies
and regulations regarding land use. Section 5 of the regulations are designed to limit or eliminate
conditions that could negatively impact the environment and/or use of surrounding properties, and
shall apply in all Zone Districts and to all land uses unless otherwise noted. Section 6 Regulations
apply to all Minor, Administrative, Conditional or Special uses allowed by permit only, PUD plans,
Site plans, and Subdivisions.
The following checklist was developed by Planning Staff to highlight the policies and regulations
most directly applicable to this petition. The checklist is divided into six (6) major categories:
1. Health, Safety and Nuisances
2. Regulations and Standards
3. Community Character and Visual Issues
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4. Roads, Transportation and Site Design
5. Natural Environment
6. Mitigation
Interested parties are encouraged to review the Master Plan, Sub Area plans and Zoning
Resolution to determine if there are other policies and regulations that may be applicable to the
review of this petition.
Staff Comments are included at the end of each section, highlighting items where the public,
referral agencies, or planning staff have expressed questions and/or comments regarding the
proposal. Staff comments regarding compliance with regulations and policies are noted
in bold below.
Public Health, Safety and Nuisances
Applicable Regulations – Routt County Zoning Resolution
5.1.1
Every use shall be operated so that it does not pose a danger to public health, safety or
welfare.
5.1.2
Every use shall be operated in conformance with all applicable federal, state and local
regulations and standards. Failure to comply with any and all applicable federal, state
and local regulations and standards may be cause for review and/or revocation of any
Land Use Approval granted pursuant to these regulations.
6.1.7.C
Natural Hazards
6.1.7.H
Wildland Fire
6.1.7.I
Noise
6.1.7.L
Odors
6.1.7.M
Vibration
Staff comments: Nothing in this application appears to pose a danger to public, health,
safety, or welfare. A condition of approval is suggested which addresses federal, state,
and local laws. There are no mapped natural hazards in the location of the proposed
student center.
The wilfire mapping throughout the 150 acre property ranges from low risk to high risk.
The structures in the northern portion of the campus, including the boy’s and girl’s dorm,
the Robert’s House, Faculty House, and Lockwood Hall are all in the high risk area. The
Student Center is in an area mapped as low risk. A wildfire mitigation plan was created in
2008 and a condition on the boy’s dorm amendment required mitigation around the dorm
by 2011. The plan has been implemented in areas surrounding structures and roads,
including the boy’s dorm, and in other portions of the property and is ongoing to this day.
The State Forester was sent a referral and he did not have any concerns with the proposal.
Except for possibly during construction, no impacts from noise, odors or vibration are
expected. Beetle kill timber was used in the construction of the boy’s dorm. The applicant
would like the flexibility to mill on-site and the existing condition addressing milling is
suggested.
**Is the application in compliance with the Policies and Regulations outlined above? Yes or No
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Regulations and Standards
5.2
Dimensional Standards:
6.1.2
The proposal shall be consistent with applicable Master Plans and sub-area plans.
6.1.5
The proposal shall meet or exceed accepted industry standards and Best Management
Practices (BMP’s).
Staff comments: This structure meets the property line setbacks of the A/F zone district.
Planning Commission approved the conceptual school master plan for the school in 2007
deeming it consistent with the RC Master Plan. The applicant has stated that BMP’s will be
employed on-site during construction.
Community Character and Visual Concerns
5.1.4
Outdoor storage of materials which might cause fumes, odors, dust, fire hazard, or
health hazards is prohibited unless such storage is within enclosed containers or unless
a determination is made that such use will not have a detrimental impact on the
environment
5.9
Sign Standards
6.1.6
Outdoor Lighting: The proposal shall comply with the Outdoor Lighting Standards in
Section 6.3 of these Regulations.
6.1.7.G
Visual Amenities and Scenic Qualities.
6.1.7.K
Land Use Compatibility.
6.1.7.O
Historical Significance.
Staff comments: Except for materials during construction no outdoor storage is proposed.
There is one entry sign on-site and it is in compliance with the sign standards. In addition
there are speed limit and directional signage on the campus. They cannot be seen from CR
36. The applicant has stated that outdoor lighting is kept to a minimum in order to
minimize light pollution. All of the lights staff viewed were downcast and opaquely
shielded and most lights are on motion sensors. It is up to Planning Commission to
determine if the proposed student center, the airlock addition and new façade of Williams
Lodge is visually compatible with the existing structures and style. The use of this site as a
school has been determined to be compatible with the surrounding character since the
school has been in existence since the 1957.
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Roads, Transportation and Site Design
5.4
Parking Standards
5.5
Addressing Standards
5.8
Road Construction Standards
6.1.7.A
Public Roads, Services and Infrastructure
6.1.7.B
Road Capacity, traffic, and traffic safety
6.1.7.N
Snow Storage
Staff comments: The zoning regulations require 1 parking space per 3 students. This
would equate to 42 spaces. The applicant has stated that they have 130 parking spaces.
Currently the entire campus has one address. The GIS Department is in discussions with
the applicant to give each structure its own unique address. The internal access roads
have been upgraded to appropriate standards. A new turn around will have to be installed
per Fire Department regulations and is shown on the site plan. There does not appear to be
any impacts to any of the items listed in 6.1.7.A and B. There is adequate room for snow
storage on the property.
The applicant submitted a traffic plan following the 2005 approval. This had the school
shuttling day students from town to campus. This was in response to Planning
Commission’s approval to increase the number of students to 125. Since then, the
applicant has determined that the appropriate number of students is actually 80. Currently
they only have 24 day students. Because of this, they no longer shuttle day students, but
these students do car pool. They said they have probably 7 or 8 student vehicles come to
campus each day. They also said that they do shuttle students to afternoon activities in
town which prevents trips to campus to pick students up. After discussing this with Road
& Bridge, they did not have any concerns due to the amount of traffic this road already
sees. Staff has not received any complaints about traffic from this use.
Natural Environment
5.11
Waterbody Setback Standards
6.1.7.D
Wildlife and Wildlife Habitat.
6.1.7.E
Water Quality and Quantity.
6.1.7.F
Air Quality.
6.1.7.J
Wetlands.
6.1.7.P
Reclamation and Restoration.
6.1.7.Q
Noxious Weeds.
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Staff comments: As long as a Grading and Excavating permit is obtained from Road &
Bridge, no impacts to waterbodies, water quality, or wetlands is anticipated.
All
encroachments into the Waterbody Setback applicability area are existing. No new
encroachments are proposed with this application. The Division of Water Resources has
stated that SMS has enough available water to serve this use. Please see their letter for
additional details.
The entire campus is mapped as winter range for elk and as human conflict area for black
bear. CPW has stated that this area has a high volume of human-bear conflicts that are
directly related to food sources. The applicant has stated that trash, recycle, and
cardboard is put into individual 6 yard dumpsters, each with heavy metal lids and secured
with “bear bars”. The access into the kitchen is bear proof. No livestock feed is stored onsite. CPW also stated that moose frequent this area. Most moose conflicts and stress to
wintering elk result from dogs being off leash. Dogs are allowed on-site and the applicant’s
policy is that they remain under voice command and that they must be leashed when the
owner is not in the vicinity. At the beginning of the school year, a discussion with students
and staff takes place informing them about the nature of the wildlife that is found on
campus. The school also has an alert system in case a moose or bear is seen on-site. In
response to CPW’s comments, the applicant stated that there are no fruit trees on campus
and that there are assorted perennial and annual flowers for aesthetic purposes. Please
see CPW’s letter for additional details.
Mitigation Techniques
Mitigation Techniques for Development Within Critical Wildlife Areas:
6.6.C
Require domestic predator control in sensitive wildlife areas in accordance with CPW
guidelines.
6.6.P
Develop a wildlife mitigation plan for the project in coordination with the CPW.
Staff comments: CPW did not state that a wildlife mitigation plan is required. Planning
Commission does have the option of requiring a wildlife mitigation plan if one is deemed
necessary.
PLANNING COMMISSION OPTIONS:
1. Approve the Conditional Use Permit request without conditions if it is determined that the
petition will not adversely affect the public health, safety, and welfare and the proposed use is
compatible with the immediately adjacent and nearby neighborhood properties and uses and
the proposal is in compliance with the Routt County Zoning Regulations and complies with the
guidelines of the Routt County Master Plan.
2. Deny the Conditional Use Permit request if it is determined that the petition will adversely
affect the public health, safety, and welfare and/or the proposed use is not compatible with the
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immediately adjacent and nearby neighborhood properties and uses and/or the proposed use
is not in compliance with the Routt County Zoning Regulations and/or the Routt County Master
Plan, Make specific findings of fact; cite specific regulations or policies by number from the
Routt County Master Plan, and the Routt County Zoning Regulations.
3. Table the Conditional Use Permit request if additional information is required to fully
evaluate the petition. Give specific direction to the petitioner and staff.
4. Approve the Conditional Use Permit request with conditions and/or performance
standards if it is determined that certain conditions and/or performance standards are
necessary to ensure public, health, safety, and welfare and/or make the use compatible with
immediately adjacent and neighborhood properties and uses and/or bring the proposal into
compliance with the Routt County Zoning Regulations and Routt County Master Plan.
FINDINGS OF FACT that may be appropriate if the Special Use Permit is approved:
1. The proposal with the following conditions meets the applicable guidelines of the Routt County
Master Plan and is in compliance with Sections 4, 5, and 6 of the Routt County Zoning
Regulations.
CONDITIONS that may be appropriate may include the following:
General Conditions:
1. The CUP is contingent upon compliance with the applicable provisions of the Routt County
Zoning Regulations including but not limited to Sections 4, 5 and 6.
2.
The CUP is limited to uses and facilities presented in the approved Master Plan. Any
additional uses or facilities must be applied for in a new or amended application.
3.
Any complaints or concerns that may arise from this operation may be cause for review of
the CUP, at any time, and amendment or addition of conditions, or revocation of the
permit if necessary.
4.
In the event that Routt County commences an action to enforce or interpret this CUP, the
substantially prevailing party shall be entitled to recover its costs in such action including,
without limitation, attorney fees.
5.
No junk, trash, or inoperative vehicles shall be stored on the property.
6.
This approval is contingent upon any required federal, state and local permits being
obtained and complied with; the operation shall comply with all federal, state and local
laws. Copies of permits or letters of approval shall be submitted to the Routt County
Planning Department prior to operations.
7.
Fuel, flammable materials, or hazardous materials shall be kept in a safe area and shall
be stored in accordance with state and local environmental requirements.
8.
All exterior lighting shall be downcast and opaquely shielded.
9.
Prior to the issuance of the permit, the permittee shall provide evidence of liability
insurance in the amount of no less than $1,000,000 per occurrence with either unlimited
aggregate or a policy endorsement requiring notice to Routt County of all claims made.
Routt County shall be named as an additional insured on the policy. Activity number must
be listed on policy.
10. Prior to the issuance of the permit, the permittee shall provide evidence of liability
insurance in the amount of no less than $1,000,000 per occurrence. Permittee shall
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notify the Routt County Planning Department of any claims made against the policy.
Routt County shall be named as an additional insured on the policy. Certificate of
liability insurance shall include all permit numbers associated with the activity.
11. Future Accessory Structures may be approved administratively.
12. Accessory structures/uses associated with this permit may be administratively
approved by the Planning Director, without notice.
13. The permits/approval shall not be issued until all fees have been paid in full. Failure
to pay fees may result in revocation of this permit. Permits/Approvals that require an
ongoing review will be assessed an Annual Fee. Additional fees for mitigation monitoring
will be charged on an hourly basis for staff time required to review and/or implement
conditions of approval.
14. Transfer of this CUP may occur only after a statement has been filed with the Planning
Director by the transferee guaranteeing that they will comply with the terms and conditions
of the permit. If transferee is not the landowner of the permitted area, Transferee shall
submit written consent to the transfer by the landowner. Failure to receive approval for
the transfer shall constitute sufficient cause for revocation of the permit if the subject
property is transferred. Bonds, insurance certificates or other security required in the
permit shall also be filed with the Planning Director by the transferee to assure the work
will be completed as specified. Any proposal to change the terms and conditions of a
permit shall require a new permit.
15. The Permittee shall prevent the spread of noxious weeds to surrounding lands, and
comply with the Colorado Noxious Weed Act as amended in 2013 and Routt County
noxious weed management plan.
Specific Conditions:
16. The Conditional Use Permit (CUP) is valid for the life of the use provided it is acted upon
within one year of approval. The CUP shall be deemed to have automatically lapsed if the
uses permitted herein are discontinued for a period of (1) year.
17. The campus Master Plan (attached), as approved, is considered by the County to be
conceptual in scope. Minor modifications may be approved administratively. New facilities
such as the student center, boys dormitory, Headmaster’s Residence, the new faculty
house (#19 on plan), and the new facades for the buildings fronting on CR36 will require
final approval by the Planning Commission. Such facilities shall be organized into a
phasing plan to be presented at the next review hearing.
18. The temporary classroom building may be used for up to three (3) school years. An
additional two (2) years may be authorized by the Planning Director as circumstances
warrant.
19. Prior to signing off on the certificate of occupancy, the applicant shall submit a
phasing plan to the Planning Department that identifies the construction timing of all
new and remodeled facilities.
20. The campus Master Plan Phasing Plan (attached), as approved, is considered to
conceptual. Different improvements within each phase do not have to be constructed at
the same time. Buildings and improvements can be exchanged amongst phases, if limited
to three or less major buildings at a time. These may be approved administratively by the
Planning Director.
21. The applicant shall be required to use bear-proof and rodent-resistant trash containers.
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22. Any increase in student population beyond 125, with no more than 75 day students, will
require a new Conditional Use Permit application.
23. Proof of water and wastewater system capacity shall be submitted to the Planning
Department prior to the issuance of any new conceptually approved under this permit.
24. Proof of water and wastewater system capacity shall be submitted to the Planning
and Environmental Health Departments prior to the Planning Department signing off
on the building permit for any new structures on the conceptual master plan that
receive final Planning Commission approval.
25. No parking shall occur on Routt County Road #36.
26. There shall be no nightly rentals of any dormitory rooms or dwelling units.
27. There shall be no long term rentals of any dormitory rooms or dwelling units to any parties
other than faculty, staff or students.
28. Non-school related activities are permitted on the site if they are consistent with the school
levels of activity. This may include uses such as summer camps, gymnasium rentals, etc.
29. The use of the dining hall for commercial restaurant purposes is not permitted.
30. Due to seasonal unfavorable road conditions on CR 36, no construction traffic shall be
allowed between March 15th and June 15th, or as conditions allow as determined by the
Routt County Road and Bridge Department. Any exemption to this restriction can be
approved by the Road and Bridge Director.
Specific Conditions to this Specific Application:
Construction Activites New Boys Dormitory
31. Old Boys Dormitory (known as “The Bunkhouse”) shall be demolished once the New Boys
Dormitory has been issued a Certificate of Occupancy or construction is complete and the
New Boys Dormitory is ready to be used.
32. Within one year of the demolition of the bunkhouse, the applicant shall dedicate a 60 foot
Right-of-Way for RCR 36, if requested to by the Routt County Road and Bridge
Department.
33. Revegetation of disturbed areas with a seed mix that avoids the use of aggressive nonnative grass seed mixes shall occur within one growing season.
34. Waterbody Setback Permits shall be obtained for any proposed waterbody crossing and/or
development within 50’ of a defined Waterbody.
35. The Army Corp of Engineers wetlands permits, if needed, shall be obtained by the
applicant prior to any construction.
36. Best Management Practices (BMP’s) shall be utilized during and after construction to
prevent erosion and drainage flow onto adjacent properties; the drainage to the east of the
parcel and the RCR 36 right of way.
37. A Grading and Excavation Permit from Routt County shall be obtained prior to any
construction activities.
38. Access Permits for all changes to existing driveways, shall be obtained from the Routt
County Road and Bridge Department prior to final sign-off of the Building Permit for the
buildings they serve.
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39. Minor modifications in the new Boys Dormitory student center, such as footprint
alterations, materials substitutions, minor additions in size, and exterior site improvements
such as retaining wall alignment and treatment may be approved administratively by the
Planning Director.
40. Removal of the temporary classroom building shall occur the summer following
obtaining a certificate of occupancy for the student center.
Wildfire Mitigation Plan and associated activities
41. Activities associated with the removal, storage and reuse of the “beetle kill” lumber shall
keep noise and dust impacts within the property lines, as much as possible. No logging or
processing shall occur before 8:00 am and after 6:00 pm seven days a week.
42. The design and construction of a conveniently located, larger sustainable water supply
source is highly encouraged for fire suppression purposes prior to the completion of any
subsequent occupied Whiteman Campus structures constructed after the New Boy’s
Dormitory.
Boundary Amendment
43. The Lowell Whiteman School shall retain use of the twenty (20) acres of the 35-acre lot
that are located west of CR 36 and it shall remain in the Conditional Use Permit Boundary.
Any prohibition or change of this use shall be cause to review the entire Lowell Whiteman
Conditional Use Permit.
44. The Lowell Whitman School will retain ownership of all water rights including the surface
water found in the western springs within the CUP boundaries that is on the 35-acre parcel.
The spring water shall not be piped to serve the new single family house outside the
Whiteman’s ownership.
45. No primary and secondary structures, including accessory structures, shall be constructed
on the twenty (20) acres on the west side of CR36.
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April 21, 2016
Routt County Planning Commission
P.O. Box 773087
Steamboat Springs, CO 80477
Re:
42605 County Road 36
Dear Members of the Planning Commission,
As part of our strategic planning process, we assessed the strengths of our programs and the areas that we
would like to improve to enhance the student experience at Steamboat Mountain School. As these
conversations developed, we envisioned a building that would allow us to connect our community in a
meaningful way through both academic and student-centered space. Currently, a separate small building
bolsters the school’s classroom space, and the student recreation space on campus is spread among the
dorms and the gym with no central location for day and boarding students to gather during the class day and
throughout the weekend.
When the Buildings and Grounds committee met to discuss this opportunity, the conversation revolved around
both the current and long-term needs of the school. The Board of Trustees recently worked to determine the
ideal size of the student population. Although at one point the school requested a CUP for 125 students, we
now feel as though the ideal size for the student population is 80 students, and therefore as we looked at our
building needs, we focused our energy on creating a strong core to the campus that would connect our two
classroom buildings and address our needs for better classroom space and more student recreation space.
Currently, because our students do not have a centrally located recreation space, they lose natural
opportunities to congregate. When we approached the students about the possibility of this new building and
asked for their input, they were excited and vocal in sharing their ideas. As a result of their discussion, we have
proposed a space that would allow them to have more central storage for their belongings in cubbies, a lounge,
a vending machine area for snacks and refreshment run by the student council, and a game room for ping
pong, playing games, and watching movies.
In addition, as we began thinking specifically about the building, we recognized the opportunity to create more
energy efficiency in our buildings. Currently, since students have classes in three unconnected classroom
buildings, they spend their day moving from building to building. This movement leads to excessive loss of heat
in our buildings during the winter. By connecting our classroom spaces, we will retain the heat and shorten the
time necessary to move from class to class. We also plan to add an airlock to Charlie Williams Lodge (our
Main Building) to help our energy efficiency.
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Lastly, as our plans evolved, we recognized the opportunity to address two other critical needs: a health office
and improved accessibility. Our current health office is in a small space with little room to accommodate
students who need to lie down in a quiet space. In addition, the health office does not have running water or a
refrigerator. By modifying space that is currently the student lounge in the existing Borden Center, we will
provide our nurse with a better environment in which to treat students who are ill. At this point neither Borden
Center not Charlie Williams Lodge has handicapped accessibility to the second floor. When necessary, we
move classes or events into the first floor space to accommodate students or visitors with mobility issues.
Because of the elevator and the connectivity of the upper floors, we will now be able to accommodate students
and visitors in all of our spaces.
Thank you for your time and energy to help us enhance our students’ experiences at Steamboat Mountain
School.
Respectfully,
Margaret M. Morse
Head of School
[email protected]
970.879.1350 ext. 12
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Mountain Architecture Design Group P.C.
PROJECT NARRATIVE
April 20, 2016
Routt County Planning Commission
P.O. Box 773087
RE:
42605 County road 36
Steamboat Springs, Co. 80487
Dear Members:
This application is for an amendment to the existing Conditional Use Permit (CUP) for
Lowell Whiteman School dba Steamboat mountain School.
The project consists of the creation of a new Student Center and Classrooms which will
physically connect two existing buildings. The two existing buildings are currently used
for administration, classrooms, cafeteria and general assembly.
While the new building will add to the current cumulative square footage of building on
campus, it will reduce the overall square footage of buildings proposed and approved
under the current CUP. (Please refer to the past two applications by the school for
specific information).
Activity # PP 2008-09 and Activity # 2009-05
The current Master Plan (CUP) on file with the Routt County Planning Department
outlines many phases of development. It is the intention of the school to present
immediate needs and revise phasing as shown in the attached documents.
Since construction of the boy’s dorm in 2008-9, enrollment has leveled off or declined,
which results in less staff required. Therefore the following revisions to the CUP are
proposed:
14 of 32
1.
2.
3.
4.
5.
6.
Student Center building originally planned for new auditorium, dining hall,
library and social spaces will now contain classrooms, locker area, small
student lounge, flex space, necessary accessible bathrooms and elevator and
connecting link. The proposed square footage of approximately 6300 sq.ft.
replaces a planned building of around 12,000 sq. ft.
Entry addition to the south of Williams Lodge will provide weather airlock for
students and visitors. Approximately 300 sq,ft.. addition.
Removal of three temporary, modular classrooms of approximately 1200 sq.ft.
Classrooms spaces are now assigned to the new structure under one roof,
therefore eliminating the need for students to enter/exit form building to
building.
Removal of existing maintenance garage which is structurally inadequate.
Creation of a Health Office within current Borden Center. This function
presently does not exist.
Internal Campus road has been replaced with a wider road running along the
north past the new boy’s dorm circling back to new Student Center. All
appropriate turning radius and turnaround for fire apparatus are being being
accommodated.
The design of the new building and associated site work addresses the following
concerns:
Site size
Approximately 1 acre of the 178 total acres will be disturbed for construction of the
new building and site improvements.
Vehicles and Traffic
The existing traffic plan approved in 2005 will remain in place. Students remain on
campus during the school day. Employees, faculty and staff numbers are planned to
remain less than that approved under current CUP. Internal vehicular traffic is routed
around perimeter of major administrative buildings creating a pedestrian campus feel
at new center.
Natural Hazards
Building site involves a moderate sloping topography. Best Management Practices
will be in place during construction.
Water Quality
The school currently operates onsite water and sewer treatment facilities.
Civil Design Engineers (Baseline, Inc) has been retained by the school to assure
proper site drainage and water quality supply to ensure control standards will be met.
State permits required will be obtained.
15 of 32
Wetlands
Wetland areas have been identified and maintained as prescribed under previous
conditions of approval per CUP. Note wetlands mapping and stream protection per
Existing Conditions map by Four-Points Surveying
Parking
Indicated on the proposed Master plan are provisions for approximately 130 parking
spaces generally assigned throughout campus. The applicant believes, evident by
historical use, that this number is more than adequate for most school functions. Bear
in mind, the current enrollment is lower than previously anticipated and is planned to
remain less than the maximum numbers presented with CUP approvals in 2008 and
2009.
Land Use Compatibility
The conceptual master plan approved in the past has been deemed consistent with the
Routt County Master Plan and Steamboat Area Plan. The minimal revisions to the
plan proposed herein is often less impactful than previous.
In conclusion, we feel our request for an Amendment to the Conditional Use Permit
issued in 2009 # PP2009-05 is appropriate.
Further, we feel the proposed Plans and future goals of Steamboat Mountain School will
enhance the indigenous learning experience while keeping in harmony with the intentions
of Routt County and the rural education facility.
Respectfully,
Ed Becker
16 of 32
NORTH 116TH SECTION 29
FOUND 2" ALUMINUM CAP
ON #6 REBAR, PLS 13221
XE
CO
XE
XE
215
.7
XE
9'
XE
XE
XE
XE
LOCKWOOD
HALL
XE
XE
XE
EXISTING
GARDEN
XE
XE
WOOD
SHED
XE
WETLAND
PARCEL P
XE
55
.8'
XE
EDGE OF
TREES
30" CMP
CULVERT
EXISTING
GRAVEL ROADWAY
XE
XE
4
XE
XE
CO
XE
XE
Proposed Student Center
XE
CO
XE
18" CMP
CULVERT
XE
XE
CENTERLINE
OF WOODCHUCK
DITCH
XE
XE
XE
WETLAND
PARCEL N
XE
WHITTUM
HOUSE
XE
6
XE
GRAVEL
PARKING
LOT
10
XE
WIRE
FENCE
XE
XE
36" CMP
CULVERT
GRAVEL
PARKING
LOT
WETLAND
C1
EDGE OF
TREES
XE
CENTERLINE
OF DITCH
XE
XE
XE
BOYS
DORMITORY
XE
WETLAND
M PARCEL
XE
T
XE
XE
XE
T
T
XE
XE
CO
24" CMP
CULVERT
20
4
DIRT LOT
OVERFLOW
'
WETLAND
M PARCEL
XE
XE
4
60
XE
XE
XE
XE
RO
BE
HO RT
US S
E
GRAVEL
PARKING
LOT
WALKING
TRAIL
ELIZABETH
HALL
T
VICINITY MAP
XE
WETLAND
PARCEL I
XE
TO BE REMOVED
NO SCALE
EDGE OF
ASPHALT
XE
WETLAND
PARCEL J
60' RIGHT OF
WAY OF RCR 36
AS SURVEYED
ENTRY
SCULPTURE
XE
MODULAR
CLASSROOM
XE
TO BE REMOVED
POND
E
C
AN
EN
T
IN GE
MA RA
A
G
XE
WETLAND
PARCEL J
XE
1347.26'
XE
T
AR USE
HO
XE
3
XE
XE
FRONT ENTRY
ADDITION TO WILLIAMS
XE
XE
EDGE OF
GRAVEL ROADWAY
E
PROPOSED
STUDENT
CENTER
XE
XE
XE
XE
E
XE
XE
XE
XE
XE
CENTERLINE
OF DITCH
CO
XE
XE
XE
WETLAND
PARCEL F
XE
EXISTING
BORDEN
CENTER
XE
WETLAND
PARCEL L
XE
WETLAND
PARCEL K
E
XE
31
XE
WETLAND
PARCEL E
A
SURVEYED
CENTERLINE OF
RCR 36
CLEARED
HILLSIDE
CO
HENDERSON
GYM
WETLAND
PARCEL D
30" CMP
CULVERT
WETLAND
PARCEL A
CO
2
P
WETLAND
PARCEL B
XE
XE
POND
EDGE OF
ASPHALT
XE
KAKELA
HALL
60' RIGHT OF
WAY OF RCR 36
AS SURVEYED
XE
XE
XE
XE
XE
BURNED
OUT CABIN
TITLE
FACULTY
HOUSE
60'
2
SITE PLAN
LINVILLE
HALL
TEMPORARY
CAR PORT
JOB NO. 1526
DRAWN
CHECKED elb
04.21.16
DATE
REVISIONS:
NO. DATE
SITE PLAN
1" = 60'-0"
60
0
60
120
180
P.O. BOX 770420
STEAMBOAT SPRINGS, COLORADO 80477
(970) 879-5764
(970) 879-5766 - FAX
[email protected] - Email
TREATMENT
FACILITY
XE
4
NUMBER OF PARKNIG SPACES
EDWARD L. BECKER, V.P. ARCHITECT
PROPERTY BOUNDARY
EXISTING 2' CONTOUR
EXISTING 10' CONTOUR
EXISTING DITCH LINE
SURVEYED WETLANDS
EDGE OF TREES
EXISTING GRAVEL ROADWAY
EXISTING ASPHALT ROADWAY
EXISTING FENCE LINE
EXISTING BUILDING
EXISTING DECKS
EXISTING WALKING BRIDGE
EXISTING OVERHEAD ELECTRICAL
EXISTING UTILITY POLE
EXISTING ELECTRICAL PEDESTAL
EXISTING CULVERT
XE
XE
1348.20'
E
F
H AC
O U
U LT
SE Y
DESIGN
GROUP
P.C.
36" CMP
CULVERT
42605 Routt County Road 36
Steamboat Springs, Colorado
TEACHER
OFFICE
EXISTING
WILLIAMS
LODGE
MOUNTAIN
ARCHITECTURE
LEGEND
20
A MASTER PLAN / CONDITIONAL USE PERMIT
XE
XE
THIS PORTION OF GRAVEL
ROAD NO LONGRE EXISTS
XE
WETLAND
PARCEL H
XE
WOOD
SHED
XE
XE
FA
C
H UL
O T
U Y
SE
XE
GRAVEL
PARKING LOT
XE
8
"C" AREA
WETLANDS
SHED
FOUND NO. 5
REBAR, NO CAP
SCALE: 1" = 60'
957.32'
379.49'
1336.81'
EQUESTRIAN
BARN
DRAWING NUMBER
A
OF
17DRAWINGS
of 32
XE
XE
TO BE REMOVED
POND
XE
E
NC
NA
XE
XE
XE
XE
XE
XE
TE
IN GE
A
M RA
GA
3
XE
XE
XE
XE
E
XE
XE
XE
XE
E
XE
XE
XE
PROPOSED
STUDENT
CENTER
XE
XE
XE
F
H AC
O U
U LT
SE Y
XE
XE
E
18 of 32
57'-6"
-
4'-4"
8'-3161 "
LOUNGE
FURNITURE
ELEVATOR
18'-11163 "
TO S.M.S. LAWN
BISTRO
HEIGHT
TABLE
A/V
EQUIP.
-
FLAGSTONE PATIO
EXIT
GAME ROOM
38'-6" x 22'-0"
ELEVATOR
EQUIP. RM.
CE
HEALTHY HEALTHY
VENDING VENDING
EPL
A
3
SHEET
FIR
-
GA
S
VENDING +
COFFEE BAR
28'
-7
UP
COFFEE
BAR
D
4
SHEET
20'-0"
-
13'-121"
SHE
1
16 "
11'-041"
3
FOOSBALL
MECHANICAL
EQUIP. ROOM
EXIT
NCE
PING PONG / BILLIARDS
CONVERTIBLE TABLE
ART WALL
12'-041"
1
2
3
WOMEN'S
RESTROOM
TENA
LANDSCAPE AREA
MEN'S
RESTROOM
-
MAIN
2' X 12' SHUFFLEBOARD
OVERSIZED FLATSCREEN WITH
MEDIA CABINET BELOW
-
24'-4"
EXIS
TING
30'-6"
1
11'-0"
2
13'-3"
7'-6"
BISTRO
HEIGHT
TABLE
100'-0" SLAB
MOUNTAIN
ARCHITECTURE
-
DESIGN
GROUP
P.C.
STUDENT UNION
+/- 950 s.f.
BISTRO HEIGHT
TABLES
LOUNGE
FURNITURE
P.O. BOX 770420
(970) 879-5764
(970) 879-5766 - FAX
DROP DOWN FIRE DOOR
BISTRO
HEIGHT
TABLE
NOT F
OR C Steamboat Mountain School
ONST
RUCT 42605 Routt County Road 36
ION
1
SHEET
EXISTING BORDEN CENTER
100'-0" SLAB
OR
B
EN
CH
ES
AS
EXIT
99'-8"
NEW SLAB
99'-8" EXISTING FFE
UP
RA
OU
TD
O
ST
OO
R
BE
NC
H
R37'-283"
FA
O
7' S
2
SHEET
RESTING AREA
A Student Union Building Design for
A
OF
16'-0"
H
7' C
DO
BELL TOWER
NEW DAY STUDENT CUBES
(28)
RAMP
DOWN 4"
1:12
OU
T
HEALTH OFFICE
15'-0" X 20'-0"
SE
LO
C
GE
6'-0"
EXISTING CHARLEY WILLIAMS LODGE
T
33'-521"
EXISTING OFFICE
2" RIGID FOAM INSULATION,
WHOLE BUILDING ENVELOPE
17'-11163 "
ENERGY AND VENTILATING
REPLACEMENT WINDOWS,
TYPICAL THROUGHOUT
NEW OUTSWINGING ENTRY DOOR
WOOD FRAMED WALL,
TILE OR THIN-STONE
EXTERIOR
8'-0"
101
AIR-LOCK
TITLE
1'-0"
CL
SERRATED STEEL BAR
GRATING STEPS (SNOW)
CL
CL
CL
CL
DOWN
CL
PROPOSED
FIRST FLOOR PLAN
EXTERIOR PATH
UP
UNDERCOUNTER REFRIGERATOR,
SECURE FILE CABINET &
SECURE SUPPLY CABINETS ABOVE
EXIT
100'-0" EXISTING FFE
001
EXTERIOR STAIR
TUBE STEEL CORNER FRAME, NON-STRUCTURAL
1'-6"
7'-7"
13'-8"
7'-7"
7'-7"
33'-4"
10" - 12" DIAMETER
'NATURAL' KNOTTY LOG,
STRUCTURAL - TYP UNO
7'-7"
1'-6"
13'-3"
JOB NO.
clk
DRAWN
CHECKED elb
09.30.15 SD
DATE
REVISIONS:
NO. DATE
STOREFRONT GLASS WINDOW 'WALL'
FIRST FLOOR PLAN
DRAWING NUMBER
SCALE: 1/8" = 1'-0"
2,882 S.F. FINISHED AREA
216 S.F. MECHANICAL AREA (INCLUDES ELEVATOR FOOTPRINT AND EQUIPMENT ROOM)
A1.1
OF
19
of 32
DRAWINGS
20'-0"
12'-0"
24'-0"
9'-0"
DOWN
6
SHEET
STONE BASE, TOP AT SEAT LEVEL
DESK WITH SUPPLY CREDENZA
SLIDING DOOR PANELS
-
5
SHEET
10'-2"
COVERED
ENTRY
24'-0"
-
EXISTING
MAINTENANCE
SHED
WELLNESS CLASSROOM
24'-0" X 15'-9" +/-
ENERGY AIRLOCK
EXIS
17'-10"
TING
(23) BOARDING STUDEN
STUDENT CUBBIES
-
CUBES
SUPPLY CLOSET
WITH SLIDING
CHALKBOARD
DOOR
DOWN
24'-0"
CLASSROOM #2
20'-0" X 24'-0"
NCE
S
HED
FUTURE EXPANSION
-
CLASSROOM #3
24'-0" x 20'-0"
(22) BOARDING
STUDENT
CUBBIES
TENA
SUPPLY CLOSET
WITH SLIDING
DOOR
4
SHEET
20'-0"
48'-0"
CLASSROOM #1
20'-0" X 24'-0"
MAIN
DESK WITH SUPPLY CREDENZA
OPEN
RAILING
-
5'-621"
33'-0"
3
SHEET
-
8"
RAMP UP 1'-11 1/
1:12
P.O. BOX 770420
(970) 879-5764
(970) 879-5766 - FAX
OPEN TO STUDENT
LOUNGE BELOW
EXISTING
OFFICE
WALLS BELOW
111'-3 7/8" FFE
EXISTING
CLASSROOM
2
EXISTING
CLASSROOM
1
SHEET
EXISTING
CLASSROOM
EXISTING
CLASSROOM
A Custom Addition and Exterior Renovation for
113'-3"
EXISTING FFE AT
BORDEN CENTER
EXISTING
CLASSROOM
ROOF AND WALLS BELOW
5'-621"
RAMP
DOWN 6"
1:10
UP
EXISTING
AUDITORIUM
EXISTING
OFFICE
4'-6"
2
SHEET
RAMP DOWN 1'-7 1/2"
1:10
109'-2" EXISTING FFE
CHARLEY WILLIAMS LODGE
DOWN
EXISTING
STORAGE
EXISTING
CLASSROOM
WALKWAY
WALKWAY
TITLE
OPEN TO
LOBBY
BELOW
EXISTING
CLASSROOM
PROPOSED
SECOND FLOOR
PLAN
EXISTING
CLASSROOM
2" RIGID FOAM INSULATION,
WHOLE BUILDING ENVELOPE
JOB NO.
clk
DRAWN
CHECKED elb
09.17.14
DATE
REVISIONS:
NO. DATE
201
9'-6"
TYPICAL THROUGHOUT
42605 Routt County Road 36
GREEN
ROOM
PLANT SHELVES
FLAT ROOF
6'-4"
EXISTING
LAB STORAGE
ROOM
6'-8"
EXISTING
CLASSROOM
1
MOUNTAIN
ARCHITECTURE
24'-021"
8'-6"
DESIGN
GROUP
P.C.
18'-11163 "
ELEVATOR
5'-621"
DOWN
13'-121"
DOWN
EXIT DECK
SERRATED STEEL BAR
GRATING STEPS (SNOW)
34'-4"
STOREFRONT WINDOW LINE BELOW
SECOND FLOOR PLAN
SCALE: 1/8" = 1'-0"
2,992 S.F. FINISHED AREA (excludes work at Charley Williams Lodge)
GUARDRAIL
CONCRETE OR
FLAGSTONE ROOF DECK
001
EXTERIOR STAIR
DRAWING NUMBER
A1.2
OF
DRAWINGS
20 of 32
CUT EXISTING DECK OVERHANG BACK
TO MATCH EXISTNIG ADJACENT OVERHANG.
PROVIDE OPTION FOR HEATED STEEL GUTTER
ROOF DECK, PROVIDE OPTION FOR HEATED SLAB
TYPICAL THROUGHOUT
STOREFRONT WINDOWS
NEW INSULATION AND SIDING
TO MATCH RECENT 'BOYS' DORM
121'-7"
EXISTING CEILING AT
BORDEN CENTER
SIGNAGE
RAILING DETAIL SIMILAR
TO RECENT 'BOYS' DORM
113'-3"
EXISTING FFE AT
BORDEN CENTER
Charley Williams Lodge
109'-0"
EXISTING CEILING AT
BORDEN CENTER
Howd y
Reception
REMOVE LOG CORNER EXTENSIONS
TO ACOMODATE INSULATION AND SIDING
and
Admissions
NEW EXIT STAIR
MOUNTAIN
ARCHITECTURE
DESIGN
GROUP
P.C.
100'-0" SLAB
STOREFRONT WINDOWS
STOREFRONT WINDOW WALL
SIDING TO MATCH RECENT
'BOYS' DORM
P.O. BOX 770420
(970) 879-5764
(970) 879-5766 - FAX
NOT F
ONST
ION
CHARACTER LOGS SET
TO INSIDE OF WINDOW WALL
TIMBER STRUCTURE
EAST ELEVATION
SCALE: 1/4" = 1'-0"
TITLE
DRAWING TITLE
PATIO AT GRADE, ACCESS FROM WELLNESS ROOM
JOB NO.
clk
DRAWN
CHECKED elb
09.30.15 SD
DATE
REVISIONS:
NO. DATE
100'-0" SLAB
DRAWING NUMBER
NORTH ELEVATION
#
SCALE: 1/4" = 1'-0"
OF
21
of 32
DRAWINGS
tice
olc
S
er
umm
S
S
W
e
int
o
c
i
t
lc
e
r
BENCH HEIGHT WALL
PATIO AT GRADE, ACCESS FROM WELLNESS ROOM
WEST ELEVATION
SCALE: 1/4" = 1'-0"
MOUNTAIN
ARCHITECTURE
DESIGN
GROUP
P.C.
NOT F
ONST
ION
P.O. BOX 770420
(970) 879-5764
(970) 879-5766 - FAX
TITLE
DRAWING TITLE
JOB NO.
clk
DRAWN
CHECKED elb
09.30.15 SD
DATE
REVISIONS:
NO. DATE
DRAWING NUMBER
SOUTH ELEVATION
#
SCALE: 1/4" = 1'-0"
OF
22
of 32
DRAWINGS
23 of 32
24 of 32
Rear View
View of site for student center
Façade style of Borden Center
25 of 32
Front view of Williams Lodge
Side view of Williams Lodge
26 of 32
Boy’s dorm
27 of 32
From:
To:
Subject:
Date:
Mike Mordi
Alan Goldich
RE: Stmbt Mtn School
Friday, May 20, 2016 12:11:07 PM
Alan,
We do not have any objections to this amendment. Our COAs will stay the same. We feel that the
road can handle the construction traffic during the times that are listed below. So you will not need
to include the final COA for unfavorable road conditions during the dates listed below. If the ROW
has been dedicated as it was implied by SMS then you can get rid of the first COA as well. They
should be able to supply the dedication information to us.
Thanks,
Mike
From: Alan Goldich
Sent: Wednesday, May 18, 2016 11:48 AM
To: Mike Mordi
Subject: Stmbt Mtn School
Mike,
I don’t know what was up with me. I forgot to send you a referral for the Steamboat Mtn School
also. Attached is the referral. Sorry about that. They want to construct a new student center near
some of their existing facilities. It has already been approved conceptually through their master plan
but need to get final approval from PC for it. This is the same situation they were in when they
constructed to new boy’s dorm. When they came through for that R&B place some COAs on them
for that. They are:
· Within one year of the demolition of the bunkhouse, the applicant shall dedicate
a 60 foot Right-of-Way for RCR 36, if requested to by the Routt County Road
and Bridge Department. (I vaguely remember speaking to Janet about it but
can’t remember what she said. I think this got done but could you please
confirm this for me.)
·
A Grading and Excavation Permit from Routt County shall be obtained prior to
any construction activities.
·
Access Permits for all changes to existing driveways, shall be obtained from the
Routt County Road and Bridge Department prior to final sign-off of the Building
Permit for the buildings they serve.
·
No parking shall occur on Routt County Road #36.
·
Due to seasonal unfavorable road conditions on CR 36, no construction traffic
shall be allowed between March 15th and June 15th , or as conditions allow as
determined by the Routt County Road and Bridge Department. Any exemption
to this restriction can be approved by the Road and Bridge Director.
28 of 32
From:
To:
Cc:
Subject:
Date:
Light - DNR, Erin
Alan Goldich
Megan Sullivan - DNR
Re: Steamboat Mtn School permit application
Thursday, May 19, 2016 9:37:12 AM
Alan - I do not see any water related issues with the Steamboat Mountain School application. Just for
information purposes though, the school uses their ownership portion of the water right decreed to
the Kirkbride Lateral Ditch for their "domestic" needs. According to our records the school owns 0.25
cfs of the water right decreed to this ditch. This water right was originally decreed in 1913 for
irrigation use and the uses were later changed in 1991 to include stock watering and domestic use in
addition to the irrigation use. The water right maintained the original 1913 priority (adjudication
date of 1913) for use between May 1 and October 31 but obtained a 1991 priority (adjudication date
of 1991) for the added uses of stock watering and domestic between November 1 and April 30. The
water used by the school is measured and records are provided to our office. With the information I
have, I am going to venture to say that their water supply is adequate.
Erin
Erin Light, P.E.
Division Engineer, Water Division 6
(o) (970) 879-0272 x 6413 | (c) (970) 875-1234
505 Anglers Drive Suite 101, Steamboat Springs, CO 80487
[email protected] | www.water.state.co.us
On Thu, Apr 28, 2016 at 11:59 AM, Alan Goldich <[email protected]> wrote:
The Steamboat Mtn School (formerly Lowell Whiteman) has applied for an
amendment to their Conditional Use Permit to be able to construct a new student
center. Please see the attached referral and application.
Alan Goldich
Routt County Planning
970-879-2704
PO Box 773749
[email protected]
29 of 32
30 of 32
31 of 32
From:
To:
Subject:
Date:
Heather Savalox
Alan Goldich
Steamboat Mountain School - Amendment to the C.U.P.
Friday, May 20, 2016 4:21:27 PM
Hi Alan,
This amendment does not include any changes that would necessitate new/updated onsite
wastewater permits as the changes proposed only include additional recreating space, and
relocation of existing restrooms (not adding additional restrooms or sleeping quarters). In their
narrative, they listed Baseline, Inc. as their Civil Design Engineers and stated that they will assure
proper site drainage and water quality supply and to ensure they will meet control standards. Thanks!
Heather L. Savalox, MPA, REHS
Senior Environmental Health Specialist
Routt County Department of Environmental Health
136 6th St./P.O. Box 770087
(970) 870-5588 fax (970) 870-5404
32 of 32

Staff Report 6.2.16

Transcription

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