HomeMy WebLinkAbout1.0 Application•
GARFIELD COUNTY
Building & Planning Department
108 8 Street, Suite 401
Glenwood Springs, Colorado 81601
Telephone: 970.945.8212 Facsimile: 970.384.3470
GENERAL INFORMATION
(To be completed by the applicant.)
Name of Property Owner (Applicant): Ross Montessori School
Address: 407 Merrill Avenue Telephone: 963-7199
City: Carbondale State: CO Zip Code: 81623 FAX: 963-7342
r Name of Owner's Representative, if any (Planner, Attorney, etc): Leslie Lamont
Address: 725 Melissa Lane Telephone: 963-8434
City: Carbondale State: CO Zip Code: 81623 FAX: 963-0944
Street Address / General Location of Property: A 1/4 of a mile west of the County Road 100 &
Highway 82 intersection on the north side of the Highway. (0013 T.O. Ranch Lane)
Legal Description: T.O. Ranch Subdivision Lot 2 Section 31, Township 7 South, Range 87
West Parcel Number: 239131219002
Existing Use & Size of Property (in acres): The roughly 6 acre parcel is vacant and is
currently leased, on a seasonal basis, to a local rancher to graze a very small (10-12
head) herd of cattle.
Property's Current Zone District Designation: A/R/RD
Proposed Zone District Use Designation: A public charter school, grades K-8, and
supporting uses such as a playground and parking area. The existing zone district
designation is not proposed to be amended.
Property's Current Comprehensive Plan Designation: Residential Medium Density
according to the Comprehensive Plan 2000
Property's "Study Area" Designation: Residential Medium Density
STAFF USE ONLY Doc. No.: Date Submitted: TC
Date: , ; Planner: Hearing Date:
MenD
To: Fred Jarman, Director Garfield County Building & Planning Department
From: Leslie Lamont, Ross Montessori School Board Member
Date: September 4, 2007
Re: Garfield County Planning and Zoning Commission Review
Introduction: The Ross Montessori School. a public charter school, seeks to purchase
approximately six acres of vacant land in Garfield County to develop a school campus.
According to State Statute a public school entity must review the planned purchase with
the local Planning and Zoning Commission before purchase of the property. However,
this review is intended to be very conceptual. We have not hired our design development
team. RMS will certainly come back to the Planning and Zoning Commission to review
our detailed site plan and design concept at the appropriate time. RMS does realize that
there are several areas of development that will require Garfield County approval to
ensure that development is consistent with Garfield County rules and regulations.
Ross Montessori School: RMS is a public charter school chartered through the State of
Colorado via the Colorado State Charter School Institute (CSI). The RMS Charter was
approved in March of 2005 after submittal of a charter application to CSI, a rigorous
review by the state CSI School Board and several public hearings. The RMS charter is
for a school grades kindergarten through eight with a maximum number of students of
320. We opened the doors to the school for education on September 1, 2005.
Currently, we are leasing approximately 1.6 acres of land in the town of Carbondale and
use leased modular buildings.
We started to explore our options for a permanent campus solution two years ago. The
property that we currently have under contract fits our criteria for access, size and
proximity to our school's community. We service students from New Castle to Basalt.
1
The T.O. Ranch Subdivision: We are under contract with Mr. James Pitts to purchase
Lot 2 of t T.O.Ranch Subdivision. A t this Lot21 Q T
the , �v.�uiiui � is;Gi,_ i ti time is approximately 6. i5 acres. iv r.
Pitts has recently submitted an application for a lot line adjustment to reduce the size of
Lot 2 to roughly 6 acres and increase slightly the size of Lot 3.
The subdivision consists of 3 lots and is located just west. downvallev, of the County
Road 100 and Highway 82 intersection at Catherine's Store. The subdivision is on the
north side of the highway.
The property is zoned A/R/RD. There are three residences to the north and north east of
the school property site and a residence next door on the west side. The school site is
directly across the Highway from the Aspen Equestrian Estates. The Study Area map for
this area of Garfield County identifies this property as Medium Residential 6-10 acres per
dwelling unit.
The property is vacant but has been improved with three wells for potable water, power
has been supplied and access to Lot 2 is provided off of CR 100. Currently a small herd
of cattle are rotated around the property. A ditch provides water for irrigation and the
ditch easement is located on the west end of the property.
The School's Proposal: Pursuant to the Colorado Revised Statutes 22-32-124 (1.5) (b)
an institute charter school shall advise in writing the planning commission "prior to
contracting for a facility". RMS intends to close on the property in early November 2007
if not earlier.
At this point we do not have a site plan for our campus nor do we know yet the square
footage of our school. Instead we have focused on those due diligence items such as
wastewater disposal, pump tests of the well, and soils reports in order to feel comfortable
in moving forward with a purchase.
a. Wastewater: the property has been analyzed to best understand the capacity for
wastewater disposal. Our report indicates that the property can support one large
septic field with the required zone of influence. This specific report identified the
amount of wastewater that would be produced by our facility given various scenarios
such as a gym with showers, cafeterias with dishwashing or none of those amenities.
We are currently in discussion with the Ranch at the Roaring Fork to determine if
their plant has capacity to accept our school. However, whatever configuration or
solution we propose for this site we realize that we must work with Garfield County
or the State of Colorado for permits.
b. Water: a pump test of our well indicates a strong flow, 20 gallons per minute.
Although initial review tells us this is very good, we intend to have the results
analyzed by our civil engineer and consider water storage for drinking water and fire
suppression will be explored.
c. Irrigation water: the subdivision has 2cfs of water and 1/3 of that will be deeded to
Lot 2 for site irrigation purposes.
d. Title and Water Rights: our attorney, Tom Adkinson, is conducting our title search
for closing purposes and is also reviewing our water augmentation plan with the
Basalt Water Conservancy. Although our well seems to be producing a healthy
quantity of water we may need to amend our contract with the Conservancy and Tom
will head up that effort.
e. Soils Report and Phase I ESA: HP Geotech has completed a soils test and is in the
process of conducting a Phase I ESA report.
f. Design Development Team: At this point in time we have not hired an architect.
landscape architect or civil engineer. We have scheduled September 25, 2007 to
interview qualified architects from our short list. After we bring an architect on board
we will assemble the rest of our team. We will rely upon our civil engineer to
analyze and use the above reports to site our school and develop the property that is in
the best interests of our school, our neighbors and in compliance with County/State
regulations.
Traffic Analysis: We know that traffic issues and access will be of a concern to the
neighbors as well as Garfield County and CDOT. Fortunately, access to the site is
not directly off of Highway 82. One of the tasks of our civil engineer will be to
conduct a traffic analysis for the school and work with CDOT and Garfield County to
mitigate any future impacts.
h. Neighborhood Outreach: We realize that a school campus was not contemplated
when the T.O. Ranch Subdivision was reviewed and approved in 2002. In addition,
the 2000 Comprehensive Plan contemplated medium density residential for this area.
RMS intends to work closely with adjacent property owners to review our proposal
and attempt to address concerns of the neighbors. Please see attached to this memo a
letter that was circulated last May to the neighborhood.
Currently our school is open for operation September through May. School starts at
8:30 a.m. and ends at 3:30. We typically do not operate on the weekends and a minor
amount of activity occurs during the summer months such as cleaning classrooms,
teacher preparation and other administrative activities.
Thank you for taking the time to review our very conceptual proposal for this property.
As stated in our introduction it is our intention to schedule another review with the
Planning and Zoning Commission when we have a site plan of our campus and greater
design details of the buildings.
g.
Attachments:
1. Map of the site
2. Letter to Neighbors
3
ATTACHMENT 2
May 26, 2007
Dear Community Member:
The Ross Montessori School has signed a contract for 6 acres of the TO Ranch property
that borders Route 82. A priority of the school is to be a valuable integral part of the
community. We believe our vision for the school and the current character of the
surrounding community complement each other. In order to be a good neighbor, we want
to minimize any potential negative impacts and maximize the positive changes we will
bring to the community. Many of our students live in the nearby community.
In order to reduce commuter traffic to our school, we have a bus service. Our bus is a
new diesel bus that adheres to the latest higher federal emission standards. Older diesel
busses have been demonstrated to adversely affect the air quality. Our bus has been
equipped with the latest technology that will give our children and our new neighbors
cleaner air.
We want to retain the character of the land. Our school's vision includes using the land in
an agricultural program.
Our school day runs from 8:30 to 3:30. Our school calendar is from August 28th to June
4th for 2007-08. We believe these times will complement the needs of the families in the
neighborhood. During the times when the whole family is at home, school will not be in
session.
We hope to be a resource for the community. When our building and grounds are not
being used for school activities, we hope to make them available for appropriate
neighborhood programs.
Communication is the key to making sure the Ross Montessori School and the
community exists in a mutually beneficial relationship. Please feel free to contact us with
any concerns you may have. Our contact information is listed below.
Sincerely,
Mark R. Grice
Head of School
Ross Montessori School
407 Merrill Avenue
Carbondale, CO 81623
970.963.7199
Transmittal
Jf 1L 1 2010
To: Deb Quinn
From: Kathy Eastley
Date: 7/13/2010
Re: Application received
Please find attached the submittal documentation for a Location and Extent to allow for the Ross
Montessori School. It is scheduled for the PC on 8/11/2010.
1
o N TEs
C1RBO\DALE • COLORADO
Merin
To: Kathy Eastley, Senior Planner
From: Leslie Lamont, Ross Montessori School Land Committee
Date: June 8, 2010
Re: Garfield County Planning and Zoning Commission
Thank you for taking the time to meet with me for a pre -application conference related to
the land use review process regarding a future site for our school. Attached to this memo
is an application of our conceptual plan to construct a public elementary school grades K-
8 in Garfield County. It is our understanding that this application will be reviewed by the
Garfield County Planning and Zoning Commission.
Please confirm with me our date and time with the P&Z.
GARFIELD COUNTY www.qarfield-county.com
Building & Planning Department
108 8 Street, Suite 401
Glenwood Springs, Colorado 81601
Telephone: 970.945.8212 Facsimile: 970.384.3470
GENERAL INFORMATION
(To be completed by the applicant.)
O Name of Property Owner (Applicant): Ross Montessori School
O Address: 407 Merrill Avenue Telephone: 963-7199
O City: Carbondale State: CO Zip Code: 81623 FAX: 963-7342
O Name of Owner's Representative, if any (Planner, Attorney, etc): Leslie Lamont
O Address: 725 Melissa Lane Telephone: 963-8434
O City: Carbondale State: CO Zip Code: 81623 FAX: 963-0944
O Street Address / General Location of Property: 111 Willow Lane, east of Carbondale off of
County Road 100
0 Legal Description: Lot C, Harris Subdivision Exemption; Parcel Number: 2393-354-00-043
Existing Use & Size of Property (in acres): The parcel is roughly 5 acres. The property
contains: a single family residence, a large garage for storage and maintenance, a pond,
various out buildings for storage and sheds for livestock.
O Property's Current Zone District Designation: R - Rural
O Proposed Zone District Use Designation: A public charter school, grades K-8, and
supporting uses such as a playground and parking area. The existing zone district
designation is not proposed to be amended.
O Property's Current Comprehensive Plan Designation: Residential Low Density
STAFF USE ONLY 0 Doc. No.: Date Submitted: TC
Date: 0 Planner: Hearing Date:
GARFIELD COUNTY
Building & Planning Department
108 81h Street, Suite 401
Glenwood Springs, Colorado 81601
Telephone: 970.945.8212 Facsimile: 970.384.3470
www.garfield-county.corn
JUN 0 8 2010
3r,RFLL COUNTY
BUILDING & PLANN'NG
PRE -APPLICATION CONFERENCE SUMMARY
TAX PARCEL NUMBER : 2393-354-00-043 DATE: May 7, 2010
PROJECT: Montessori School — Charter School
OWNER: Vezzoso (currently, according to assessor records)
REPRESENTATIVE: Leslie Lamont
PRACTICAL LOCATION: 111 Willow Lane just east of Carbondale off CR 100
TYPE OF APPLICATION: Location and Extent (L&E)
I. GENERAL PROJECT DESCRIPTION
Applicant seeks to have a Planning Commission
review, pursuant to State Statute, for a charter
school to be located on this 5 acre parcel
currently zoned Rural and described as Lot C of
the Harris Subdivision Exemption.
The site is zone Rural which does permit
Educational Facilities with a Limited Impact
Review.
11. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
Pursuant to §30-128-110 CRS the Applicant is required to provide a tetter to the Planning
Commission which reviews the site located based upon the County Comprehensive Plan.
The Planning Commission will comment, and may request a public hearing before the
Board of Education if the proposal is not compliant with the Comprehensive Plan.
t
J
`4. ,x , .,,. _....
ttl, REVIEW
PROCESS
Planner will review
proposal to determine
compliance with the
Comprehensive Plan.
Items that should be
reviewed include the
Goals Policies and
Objectives of the Plan,
including Public
Participation, Housing,
Transportation,
Commercial and Industrial Uses, Recreation and Open Space, Agriculture, Water and
Sewer Service, Natural Environment, and Urban Areas of Influence (as applicable).
Public Meeting Planning Commission
Referral Agencies: Planning Commission
IV. APPLICATION REVIEW FEES
Planning Review Fees: $0
General Application Processing
Planner reviews case for completeness and sends to referral agencies for comments. Case planner contacts
applicant and sets up a site visit. Staff reviews application to determine if it meets standards of review.
Planning Commission provides comment during a Public Meeting.
Disclaimer
The foregoing summary is advisory in nature only and is not binding on the County_ The summary is based
on current zoning, which is subject to change in the future, and upon factual representations that may or may
not be accurate. This summary does not create a legal or vested right.
P e -a . Fcation Su Pre • ared b
.12
athy E
ICP
May 7, 2010
Date
C 1RHON1)ILL • t:Ol.OR %UO
Menem
To: Kathy Eastley, Senior Planner Garfield County Building & Planning
Department
From: Leslie Lamont, Ross Montessori School Land Committee
Date: June 8, 2010
Re: Garfield County Planning and Zoning Commission Review
Introduction: The Ross Montessori School (RMS), a public charter school, seeks to
purchase approximately five acres of land in Garfield County to develop a school
campus. According to State Statute a public school entity must review the planned
purchase with the local Planning and Zoning Commission before purchase of the
property. We have hired our design development team and have included in this
application a conceptual site plan. RMS does realize that there are several areas of
development that will require Garfield County approval to ensure that development is
consistent with Garfield County rules and regulations.
Ross Montessori School: RMS is a public charter school chartered through the State of
Colorado via the Colorado State Charter School Institute (CSI). The RMS Charter was
approved in March of 2005 after submittal of a charter application to CSI, a rigorous
review by the state CSI School Board, and several public hearings. The RMS educates
children in grades kindergarten through eighth grade. The Charter sets a maximum
number of students at 320. We opened the doors to the school for education on August
30, 2005.
Currently, we are leasing approximately 1.7 acres of land in the town of Carbondale and
use leased modular buildings.
We started to explore our options for a permanent campus five years ago. In that span of
time we seriously considered or made offers on 12 different properties in Carbondale and
surrounding Garfield County. The property that we currently have under contract fits our
Ross Montessori School a Public ( hurter School
407 Merrill ,venue. Carbondale Colorado S 1623
Phone 96 ;--7199 Fay 963-7342
1
criteria for access, size and proximity to our school's community. We service students
from Glenwood Springs to Basalt.
The Property Lot C Harris Subdivision: We are under contract with Mr. and Mrs. Bill
Vezzoso to purchase Lot C of the Harris Subdivision Exemption, 111 Willow Lane,
Garfield County. Lot C is approximately 5.17 acres. Currently the property is improved
with a single family home and several out buildings. The property is serviced with all
utilities including a well for potable water, septic system and raw water for irrigation.
The property is zoned Rural. There are single family residences including out
buildings on either side of the property and across the street. The 12+ acre United States
Forest Service Rose Lane parcel is behind the property sharing the rear property line.
That property is vacant.
In addition, the school site is within the vicinity of the Carbondale Rodeo (across
Willow Lane). Mini -storage and related industrial uses on the former Mid -Continent
Load Out facility are across County Road 100. The Rio Grande bike path also parallels
CR 100 which is roughly one block from 111 Willow Lane.
According to the land use regulations, an educational facility is a permitted use in the
Rural zone district with a Limited Impact Review
The School's Proposal: Pursuant to the Colorado Revised Statutes 22-32-124 (1.5) (b)
an institute charter school shall advise in writing the planning commission "prior to
contracting for a facility". RMS intends to close on the property in December 2010 if not
earlier.
The School has hired a design/development team: Studio B and Hutton Architects,
Sopris Engineering and Fenton Construction. This team has worked with a group of
teachers, parents, and students to develop a conceptual site plan and building design.
Please see the attached site plan.
• The proposed square footage of our school is: 35,000 sq. ft.
• The footprint is: 20,000 sq. ft
• The number of on-site parking places is: 55
• The amount of open space is: 74.5% (this does not include parking lot or
driveways)
• The percentage of impervious surface is: 28.2% (this includes parking lot,
building, playground and road)
• Building Height: 29 feet and the raised atrium roof 34 feet 6 inches (The
maximum building height for non residential structures in the Rural zone district
is 40 feet.)
We believe that our architects have designed a school and surrounding campus in a
manner that not only supports our philosophy of Montessori education and a great
learning environment for our students, but is also in the best interest of our neighbors and
in compliance with County/State regulations.
The School has focused on due diligence items such as water quality and quantity,
wastewater disposal, pump tests of the well, and soils reports in order to move toward a
Ross Montessori School a Public Charter School
407 Merrill Avenue. Carbondale Colorado 8I 623
Phone 963-7199 Fax 963-7342
2
purchase. A Phase I environmental study has been performed on the site and the results
are positive.
Our attorney is conducting a title search for closing purposes and will also review our
water augmentation plan with the Basalt Water Conservancy. Although our well seems
to be producing a healthy quantity of water we may need to amend our contract with the
Conservancy.
We know that traffic issues and access are primary concerns of our neighbors as well as
Garfield County. One of the remaining tasks of our civil engineer is to conduct a traffic
analysis for the school and work with Garfield County and our neighbors to mitigate any
future impacts.
RMS intends to work with adjacent property owners to review our proposal and attempt
to address concerns of the neighbors. To that end we have met with neighbors directly
adjacent to the property and those neighbors that utilize Willow and Rose Lanes to access
their property. Please see attached to this memo a letter that was circulated last year to
the neighborhood.
The three issues that have been raised consistently by the neighbors are potable water
quality and quantity, septic, and traffic. We understand the necessity to address each of
these issues completely. It is vitally important to us that this property can provide quality
water and in a quantity that supports the school without negatively impacting the
neighbors. Adequate wastewater disposal is as critical for us as a school as it is to the
neighborhood. Finally, traffic is an issue that we all care about. Safety of the children
and developing a school that reduces the amount of vehicular traffic is in everyone's best
interest.
Currently our school is open for operation September through May. School starts at 8:30
a.m. and ends at 3:30. We typically do not operate on the weekends and a minor amount
of activity occurs during the summer months such as cleaning classrooms, teacher
preparation and other administrative activities.
Thank you for taking the time to review our conceptual proposal for this property.
Attachments:
1. Response to Comprehensive Plan
2. Context Map
3. Site Plan
4. Letter to Neighbors
5. Letter of Authorization
Ross Montessori School a Public Charter Seho&
407 Merrill Avenue. Carhondale ('olorado o:2:;
Phone 963-7199 1•w. 963-7342
3
ATTACHMENT 1
GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The Comprehensive Plan Proposed Land Use District Map delineates this property to
be developed in a low density residential manner. However, the Rural zone district
permits an educational facility with a Limited Impact Review.
The following section reviews the proposal against the County's Goals, Objectives, and
Policies in the Comprehensive Plan of 2000 by topic.
1.0 PUBLIC PARTICIPATION
An integral part of County land use planning is the opportunity for citizens to be
involved in all phases of the planning process.
Ross Montessori School Response
A year ago RMS held a meeting with several immediate neighbors to discuss the
school's plans. School representatives also meet with other property owners on site to
review the school's plans. Now that more definitive plans have been developed for the
site, the school representatives intend to meet with the neighbors again to review plans.
It is anticipated that the Garfield Planning and Zoning Commission meeting will also be
an opportunity to review the RMS proposal with adjacent neighbors.
2.0 HOUSING
GOALS
To provide all types of housing that ensures current and future residents
equitable housing opportunities which are designed to provide safe, efficient
residential structures that are compatible with and that protect the natural
environment.
Housing at cost of no more than 30% of gross median income.
Encourage mix of housing types within a development.
Deed restrictions placed on the title to fix increase in value of a home.
OBJECTIVES
2.1 To encourage adequate, integrated housing at a reasonable cost to residents
throughout Garfield County.
2.2 To ensure construction of quality housing by continued enforcement of the
County's building code.
2.3 Residential development should be designed and located to ensure compatibility
with existing and future adjacent development.
2.4 The County should encourage the development of energy efficient design,
including solar access.
Ross Montessori School a Public Charter School
407 Merrill Avenue. Carbondale. Colorado 01 6_.
Phone 963-7199 Fax 963-73412
4
2.5 Residential development should respect the natural characteristics of a particular
site, including topography, vegetation, water features, geology and visual
relationships with surrounding land uses and view sheds.
2.6 The County should coordinate efforts with the Garfield County Housing Authority
and respective municipalities to foster regional housing goals.
POLICIES
2.1 The County, through the development of regulations, shall provide for low and
moderate income housing types by allowing for mixed multi -family and single-
family housing in appropriate areas throughout the County.
2.2 To include an assessment of the impact of present and future subdivisions in
both incorporated and unincorporated portions of the County during the
subdivision review process.
2.3 Major access ways, topographic features, open space and other undeveloped
land will be used to separate residential uses from industrial and commercial
centers.
2.4 Solar orientation that allows for both passive and active design will be strongly
encouraged in the design review process and will not be restricted by protective
covenants.
2.5 The Garfield County Zoning Resolution will address the issue of potentially
conflicting uses within each zoning designation that allows for residential and
non-residential land uses.
Ross Montessori School Response
The school does not intend to develop staff housing as part of the development of this
facility.
3.0 TRANSPORTATION
GOALS
Ensure that the County transportation system is safe, functional, appropriately
designed to handle existing and future traffic levels and includes options for the
use of modes other than the single -occupant automobile.
Determine appropriate nodes and collector points for public transportation.
OBJECTIVES
3.1 To encourage the development of a regional public transit system that respects
the interaction between emerging land use patterns and travel behavior in the
Valley.
3.2 To encourage the use of modes other than the automobile.
Russ Mrnnessori School a Public L'haricr `;eho;
407 Z'icrrill \;know. Carbondale Colorado 8l6:_
Phone 963-7199 I .IN 963-7
5
3.3 Proposed developments will be evaluated in terms of the ability of County roads
to adequately handle the traffic generated by the proposal.
3.4 Proposed developments will include street designs that will reduce adverse
impacts on adjacent land uses, respect natural topography and minimize driving
hazards.
3.5 Proposed developments will provide a minimum number of access points on
through streets and highway corridors.
3.7 Street extensions will be required to occur in a logical manner.
POLICIES
3.2 Developments are encouraged to integrate bikeways, pedestrian circulation
patterns and transit amenities into project design.
3.3 The project review process will include a preliminary assessment of the projected
traffic impact associated with all commercial projects and residential projects
greater than 50 dwelling units.
3.6 Development proposals will be required to mitigate traffic impacts on County
roads proportional to the development's contribution to those impacts. Mitigation
may include, but not be limited to the following:
A. Physical roadway improvements;
B. Intersection improvements;
C. Transit amenities;
D. Signage requirements;
E. Alternative traffic flow designs;
F. Funding mechanism to implement necessary mitigation.
Ross Montessori School Response
On a typical school day the amount of traffic peaks at 8:30 a.m. for the duration of half
an hour and again for another half an hour at 3:30 p.m. Monday — Friday. During the
day, traffic is sporadic. Sopris Engineering will conduct a traffic analysis and RMS is
aware that physical improvements will be required to support the increased traffic at the
intersection of Willow Lane and County Road 100 and potentially on Willow Lane.
Sopris will also be charged with exploring travel demand management options to reduce
the amount of traffic at the intersection.
The proposed site is one mile from Carbondale and one block from the Rio Grande bike
and pedestrian trail. The school will pursue several options to enhance the connectivity
between the bike path and the school (an added benefit may be an increase in
pedestrian and bike safety for attendees of the Carbondale Rodeo/ice rink).
RMS utilizes a school bus and it is a goal of the school to purchase more small busses
to serve our outlying families in Glenwood Springs and Basalt/EI Jebel to reduce the
amount of traffic.
Ross Montessori School a Public Charter School
407 Merrill Avenue. Carbondale Colorado 3162;
Phone 963-7199 Fax 963-7342
6
4.0 COMMERCIAL USES
GOALS
Garfield County will encourage the retention and expansion of convenient, viable
and compatible commercial development capable of providing a wide variety of
goods and services to serve the citizens of the County.
Ensure that transportation modes and nodes are directly tied in with existing
economic centers.
OBJECTIVES
4.1 To ensure that commercial development is compatible with adjacent land uses
and mitigate impacts identified during the plan review process.
4.3 Encourage the location of commercial development in appropriate areas that
maximizes convenience to County residents.
4.4 Ensure that commercial development is conducive to safe and efficient traffic
flow, reduces vehicular movements and encourages altemate transportation
modes and the use of mass transit.
4.5 Ensure that the type, size and scope of commercial development are consistent
with the long -tern land use objectives of the County.
POLICIES
4.1 Commercial development will be encouraged in areas where existing
infrastructure (water and wastewater facilities) are currently available.
4.2 County zoning regulations regarding commercial development will be compatible
with land use policies of adjacent jurisdictions.
4.3 Landscaping and screening will be required to address specific visual impacts of
industrial and commercial development.
4.4 The project review process will include the identification and mitigation of
transportation impacts related to commercial development.
4.6 Commercial projects fronting onto SH 82 will be required to provide transit
amenities (bus turnouts, transit stops, etc.) when permanent transit service
becomes available. These amenities will be coordinated with RFTA and CDOT.
Ross Montessori School Response
Although the Harris subdivision appears to be a residential neighborhood there are a
variety of "home occupations" associated with many of the residential properties. Many
are related to agricultural/business type uses with non-residential structures that support
the uses such as the sale of products, servicing of heavy equipment, and businesses
that utilize agricultural and excavation machinery. In addition, the Carbondale Rodeo is
Ross rviontcs ori School a Public <'hart�r n.util
407 iAierrill Avenuc. Carbondale Coiorath62.�
Phone 963-7199 1'a ti 963-7.'42
7
located across the street and mini -storage units and other industrial uses are located
across County Road 100.
The site planning and design of the school attempts to comply with the dimensional
requirements of the underlying zoning to the greatest extent possible.
5.0 RECREATION AND OPEN SPACE
GOALS
Interconnect trail system through the county with community trail systems.
OBJECTIVES
5.1 Encourage the location of active recreational opportunities that are accessible to
County residents.
5.2 The County will support and encourage the creation of open space, through the
development and implementation of zoning, subdivision and PUD regulations
designed to retain and enhance existing open space uses.
5.4 Rafting and fishing access will be strongly encouraged during the development
review process.
5.5 Visual corridors are considered an important physical attribute of the County and
policies will reflect the need to carefully plan these areas.
POLICIES
5.1 Developments that propose densities above one (1) dwelling unit per acre and
exceed 50 dwelling units will be required to provide adequate recreational
opportunities to serve the residents of the project. Alternatives for meeting this
requirement will be defined in the Subdivision Regulations.
5.2 Important visual corridors will be identified and appropriate policies developed to
address the retainment of open space areas that link communities in the County.
5.5 With the cooperation of the Division of Wildlife, developments proposed in areas
next to streams or rivers with rafting or fishing potential should dedicate
easements for public access to these areas.
PROGRAMS
5.1 All developers are encouraged to provide recreational amenities within proposed
developments. The county should impose its requirement of a dedication of park
land or fee in -lieu -of as contained in the Subdivision Regulations in order to
reserve sufficient park land to accommodate the recreational needs of the
residents which the development will house.
5.2 Developers shall develop and adopt sufficient standards for:
Ross Montessori School a Public Charter School
407 Merrill Avenue. Carbondale Colorado 81623
Phone 063-7109 Fax 963-7342
8
A. Setbacks from ridges/mesas to ensure that sky -lining or reverse sky -lining
do not occur;
B. Building envelope designations that preserve visual corridors;
C. Environmentally -sensitive or clustered development.
Ross Montessori School Response
74% of the property will remain open space. In addition, it is the school's intent to offer
the use of the soccer field to local programs. And the school intends to offer the facility
to the neighborhood for community gatherings and events.
5.0A OPEN SPACE AND TRAILS
ISSUES
Based on public workshops and the initial work of the Garfield County Open Space and
Trails Committee, specific concerns regarding Open Space and Trails planning in the
Roaring Fork Valley are as follows:
• That the retention of the rural landscape of the Roaring Fork Valley is a critical
issue to residents and visitors;
• The level of development in the Valley from 1991 to 1995 has resulted in the
disappearance of historical agricultural land at a rate demanding immediate
action on the part of the County;
• Wildlife habitat is being negatively impacted due to growth pressure;
• Any policies regarding open space and trails must respect the property rights of
land owners in the County and must be based on the concepts of just
compensation and mutual benefit for landowners, residents and visitors of the
Roaring Fork Valley.
GOAL
Garfield County shall develop, adopt and implement policies that preserve the
rural landscape of the Roaring Fork Valley, existing agricultural uses, wildlife
habitat and recreational opportunities in a mutually beneficial manner that
respects the balance between private property rights and the needs of the
community.
OBJECTIVES
5.IA To ensure that existing agricultural uses are not adversely impacted by
development approved by Garfield County;
5.2A To ensure that wildlife habitat is a component of the review process and
reasonable mitigation measures are imposed on projects that negatively impact
critical habitat;
Ross Montessori School a Public Charter School
-407 Merrill Avenue, Carbondale Colorado 81623
Phone 963-7199 Fax 963_7342
9
5.2A Developers proposing projects located in areas defined as critical habitat by the
Colorado Division of Wildlife Resource Information System (WRIS) will be
required to propose mitigational measures during the submittal of proposed
projects. Mitigational measures shall include the following:
1. Fencing and dog restrictions consistent with DOW recommendations;
2. Avoidance of critical portions of the property, through the use of building
envelope restrictions or cluster development concepts;
3. Conservation easements.
The Board of County Commissioners shall have the authority to approve or reject
proposed mitigation.
Ross Montessori School Response
The property is currently a mixture of agricultural uses. There is a small pasture that
supports a few cows, and chickens and pigs are also raised on the property. Although
Targe livestock will not be maintained on the property it is the intent of the school to
develop several agricultural programs such as gardens supported by a green house and
explore raising chickens. This is a typical educational model for Montessori middle
school classes.
6.0 AGRICULTURE
ISSUES
Issues identified throughout the Comprehensive Plan process related to agricultural
uses include the following:
• The rollover of agricultural land into more intense uses is accelerating in the
County;
• Historical agricultural lands are also those lands which present the least
development constraints (geology, topography, water availability);
• As the rural areas of the County continue to develop, the need to ensure
compatibility between these uses and active agricultural lands will intensify;
• A growing number of traditional agricultural lands can be expected to intensify
into agricultural businesses, which may affect County land use policies designed
for traditional ranching, grazing and crop production.
GOAL
To ensure that existing agricultural uses are allowed to continue in operation and
compatibility issues are addressed during project review.
Consider the use of Transfer of Development Rights.
Ross Montessori School a Public Charter School
407 Merrill Avenue, Carbondale Colorado 81623
Phone 963-7199 FaN 063-7342
10
Join farmers and ranchers together to develop a land use plan for agriculture.
Consider land trusts and conservation easements.
OBJECTIVES
6.1 Ensure the compatibility of development proposals with existing farms and
ranches.
6.2 Ensure that active agricultural uses are buffered from higher -intensity adjacent
uses.
6.3 Developments adjacent to agricultural uses should be reviewed in a manner that
allows for flexibility in resolving compatibility conflicts with adjacent uses.
POLICIES:
6.1 Agricultural land will be protected from infringement and associated impacts of
higher -intensity land uses through the establishment of buffer areas between the
agricultural use and the proposed project.
6.2 Densities greater than the underlying zoning will be discouraged if the proposed
development would adversely affect the adjacent agricultural operations.
6.3 Clustered development will be strongly encouraged in areas that present
potential incompatible uses.
PROGRAMS
6.1 The Zoning Resolution, Subdivision and PUD Regulations will be amended to
require a specifically defined buffer zone between agricultural lands and more
intense uses. In addition, the updated Regulations will address density bonuses
to encourage the retention of open space.
6.2 Adopt an appropriate Right to Farm and Ranch Policy.
6.3 Develop, distribute and use a Rural Living Handbook.
6.4 Designate buffer zones of at least 300 feet between farmed/ranched lands and
residential lots unless a lesser amount can be demonstrated as a practical buffer.
6.5 Require developers to perform a specific analysis of potential impacts to
agricultural lands and uses, and to propose mitigation measures.
6.6 Require developers/development to draft a specific mitigation plan to consider
and to adopt practices which eliminate the spread of noxious weeds, maintain
existing irrigation ditches (with specific provisions to assure water is not wasted
or impeded) and impose proportionate costs of maintenance that are borne by
the developer/development. This plan shall be required no later than at the
subdivision stage. This plan shall require input/approval by the affected, agrarian
landowner(s).
6.7 Encourage the developer or development to purchase a conservation easement,
at fair value, from the adjacent agricultural interest, who can use this buffer zone
for agricultural purposes when infeasible to maintain a 300 -foot buffer from
agricultural land and uses.
6.8 Require that all Final Plats carry a plat note that notifies prospective lot owners
that Garfield County has adopted a Right to Farm and Ranch Policy, and that
copies of this policy are available from local, land title companies.
6.9 Require the identification and the mapping of federal land grazing permits (BLM
and/or USFS).
Ross Montessori School Response
Please see refer to the response for 5.0A Open Space and Trails.
7.0 WATER AND SEWER SERVICES
ISSUES
• The proliferation of Individual Sewage Disposal Systems (ISDS) on individual
sites should be carefully reviewed in terms of soil constraints and drainage
characteristics of each site;
• High-density development, defined as exceeding one (1) dwelling unit per one (1)
acre, should be located in areas where central sewage treatment facilities are
either currently available, or feasible in the future.
GOALS
To ensure the provision of legal, adequate, dependable, cost-effective and
environmentally sound sewer and water services for new development.
OBJECTIVES
7.1 Development in areas without existing central water and sewer service will be
required to provide adequate and safe provisions for these services before
project approval.
7.2 Development located adjacent to municipalities or sanitation districts with
available capacity in their central water/sewer systems will be strongly
encouraged to tie into these systems.
7.3 Projects proposing the use of ISDS will be required to assess the site's capability
to accommodate these systems prior to project approval.
7.4 Development will be required to mitigate the impact of the proposed project on
existing water and sewer systems.
7.5 Garfield County will strongly discourage the proliferation of private water and
sewer systems.
7.6 High-density development, defined as exceeding one (1) dwelling unit per one (1)
acre, will be required to assess the potential of connecting into existing central
water and sewer facilities.
POLICIES
7.1 All development proposals in rural areas without existing central water and/or
sewer systems will be required to show that legal, adequate, dependable and
environmentally sound water and sewage disposal facilities can be provided
before project approval.
7.2 Where logical, legal and economic extension of service lines from an existing
water and/or sewage system can occur, the County will require development
adjacent to or within a reasonable distance, to enter into the appropriate
agreements to receive service. The burden of proof regarding logical, legal and
economic constraints will be on the developer.
7.3 The County will require developers proposing 1SDS to provide data that
demonstrates to the County that the proposed site can accommodate these
systems prior to project approval.
7.4 Where ISDS is not feasible, Garfield County will require a sewage disposal
system approved by the State of Colorado.
7.5 High density development is considered urban in nature and requires appropriate
services. Through the Zoning Resolution, Garfield County will strongly
encourage high-density development to locate in areas where these services are
available.
Ross Montessori School Response
The property is serviced by an ISDS and well. The school has developed a preliminary
sewage disposal system that, at a conceptual level, meets the needs of the school as
well as Garfield County criteria for the issuance of an ISDS permit. However, the
design/development team continues to refine the system.
The provision of water will be via the on-site well developed into a system that supports
the needs of the school. An augmentation plan will be pursued via the Basalt Water
Conservancy.
Water quality and quantity is a significant neighborhood concern. As well it is in the
best interest of the school to ensure that a proper sewage disposal system is utilized on
the site as well as adequate potable water is available.
If the opportunity to tie into Carbondale's water and sewer system became available the
school would not hesitate to tie into the town's systems.
8.0 NATURAL ENVIRONMENT
ISSUES
Issues related to the natural environment identified during the Comprehensive Plan
process are as follows:
• Tourism is an integral component of the economy of Garfield County. Therefore,
it is essential that the planning process respect the natural environment that
brings residents and visitors to the County;
• The existing Management District Map, designed to address areas of minor,
moderate, and severe environmental constraints, does not allow for specific
hazards to be identified and mitigated;
• Protection of air and water quality should be an essential component of the
Comprehensive Plan and subsequent amendments to the Zoning Resolution and
Subdivision Regulations;
• Development should respect the natural contours and drainage patterns on each
individual project site;
• Important visual corridors should be identified and companion design guidelines
regarding signage, setbacks, buffer areas and landscaping should be formally
adopted and enforced by the County.
GOALS
Garfield County will encourage a land use pattern that recognizes the
environmental sensitivity of the land, does not overburden the physical capacity
of the land and is in the best interests of the health, safety and welfare of Garfield
County.
Enhancement of the river corridor.
Protection of watersheds and flood plains.
OBJECTIVES
8.1 The County of Garfield reserves the right to deny a project based on severe
environmental constraints that endanger public health, safety or welfare.
8.2 Proposed projects will be required to recognize the physical features of the land
and design projects in a manner that is compatible with the physical environment.
8.3 Garfield County will ensure that natural drainages are protected from alteration.
8.4 River -fronts and riparian areas are fragile components of the ecosystem and
these areas require careful review in the planning process.
8.5 Development proposals will be required to address soil constraints unique to the
proposed site.
8.6 Garfield County will ensure that natural, scenic and ecological resources and
critical wildlife habitats are protected.
8.7 Development will be encouraged in areas with the least environmental
constraints.
POLICIES
8.1 Garfield County shall discourage and reserve the right to deny development in
areas identified as having severe environmental constraints such as active
landslides, debris flows, unstable slopes, bedrock slides, major mudflows,
radioactive tailings, slopes over 25 percent, riparian areas and wetlands and
projects proposed within the 100 year floodplain.
8.2 Garfield County shall discourage development proposals that require excessive
vegetation removal, cut and fill areas or other physical modifications that will
result in visual degradation or public safety concerns.
8.3 Natural drainage patterns will be preserved so the cumulative impact of public
and private land use activities will not cause storm drainage and floodwater
patterns to exceed the capacity of natural or constructed drainageways, or to
subject other areas to an increased potential for damage due to flooding, erosion
or sedimentation or result in pollution to streams, rivers or other natural bodies of
water.
8.4 The County will require development with river frontage to address the issue
through physical design in a way which will protect fragile wetlands and scenic
resources and protect floodplains from encroachment.
8.5 The County will discourage development in areas where severe soil constraints
cannot be adequately mitigated.
8.6 Garfield County will protect critical wildlife habitat needed by state and federally
protected, threatened or endangered species. Development within these
designations that cannot be designed, constructed and conducted so as to have
a minimum adverse impact upon such habitat or these wildlife species, shall be
discouraged; however, it is the intent of this policy, that no private landowner lose
the ability to develop his/her land without fair compensation as a result of owning
significant wildlife habitat.
8.7 Garfield County will require development on lands having moderate or minor
environmental constraints to mitigate physical problems such as minor rockfalls, 17
to 24 percent slopes, minor mudflows, potential subsidence, high water tables, slow
percolation, radioactive soils and/or corrosive and expansive soils.
Ross Montessori School Response
According to the Garfield County hazard maps the property is not within the flood plain
of the Roaring Fork River and there are no other natural hazards on the site. The
school is aware that there is a high water table and design has considered this
constraint.
9.0 NATURAL RESOURCE EXTRACTION
ISSUES
Primary issues concerning natural resource extraction identified during the
Comprehensive Plan process include the following:
• The relationship between previously approved mining operations and residential
development has resulted in visual, noise and traffic compatibility issues;
• The property rights of private property owners must be balanced with the rights of
mineral lessees;
• The County must be proactive in reacting to market conditions that will impact the
level, location and scale of mineral extraction within the County;
• Garfield County has significant mineral resources that has, and will continue to
have, a considerable impact on the economic health of the County.
GOAL
Garfield County recognizes that under Colorado law, the surface and mineral
interests have certain legal rights and privileges, including the right to extract
and develop these interests. Furthermore, private property owners also have
certain legal rights and privileges, including the right to have the mineral estate
developed in a reasonable manner and to have adverse land use impacts
mitigated.
PROGRAMS
9.1 The Garfield County Zoning Resolution will be revised to reflect the Goals,
Objectives and Policies regarding resource extraction. It is suggested
subdivision developers obtain all subsurface rights (mineral rights) associated
with the land proposed for subdivision prior to Final Plat approval. All mineral
leases and owners of record of the platted property shall be identified on the
Final Plat.
Ross Montessori School Response
This does not apply to RMS.
10.0 URBAN AREA OF INFLUENCE
ISSUES:
Primary issues identified during the Comprehensive Plan process can be summarized
as follows:
• County land use decisions, particularly those immediately adjacent to municipal
boundaries have, in some cases, created compatibility problems;
• Due to the wide variety of Uses -by -Right within the County's current Zoning
Resolution, planning staff has no discretionary review authority to prevent
incompatibility situations with an adjacent municipality.
GOALS
Allow for comments on community impacts including cases which fall outside the
community's sphere of influence.
Promote development in and around existing communities.
OBJECTIVES
10.2 Development that requires urban Services will be encouraged to locate in areas
where these services are available.
10.5 Retain rural character outside of community limits.
Response
The staff and elected officials from the Town of Carbondale are aware that RMS is
looking for a permanent site for a school. There have been several partnering ideas
discussed between the school and town representatives. Location of RMS on Willow
Lane does not affect existing and future zoning in the Town of Carbondale. As stated
above, if water and sewer were extended from Carbondale to Willow Lane the school
would tie -on.
Ross Montessori School a Public Charter School
407 Merrill Avenue, Carbondale Colorado 81623
Phone 963-7199 Fax 963-7342
17
Attachment 2 -Context Map
ROSS MONTESSORI SCHOOL
EXISTING SITE
PROF ; - SITE
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Elk
iu:ages used from Google and MapQuest without permission. For reference only.
1i0
Ross Montessori School a Public Charter School
407 Merrill Avenue, Carbondale Colorado 81623
Phone 963-7199 Fax 963-7342
18
Attachment 3 -Site Plan
Ross Montessori School a Public Charter School
407 Merrill Avenue, Carbondale Colorado 81623
Phone 963-7199 Fax 963-7342
19
Attachment 4 - Neighborhood Letters
scxo oti
CARR()\DALE . COLORADO
August 26, 2009
Dear Community Member:
The Ross Montessori School a public preK-8 school has signed a contract for 5 acres of land on Willow
Avenue and we hope to have the facility built within 2 years. A priority of the school is to be a valuable
part of the community. We believe that our vision for the school and the current character of the
surrounding community complement each other. In order to be a good neighbor, we want to minimize
potential negative impacts and maximize the positive changes we will bring to the community.
Many of our students live in the nearby community and we hope many students will continue to ride
bikes to school. In order to reduce commuter traffic to our school, we also have a bus service. Our bus is a
diesel bus that adheres to the latest higher federal emission standards. Our bus has been equipped with the
latest technology that will give our children and our new neighbor's cleaner air.
We want to retain the character of the land and are committed to making sound environmental choices
during the building process. Our school's vision also includes using the land in an agricultural program
without large livestock.
Our school day runs from 8:30 to 3:30. Our school calendar runs from the end of August to the beginning
of June. We believe these times will complement the needs of the families in the neighborhood. During
the times when your whole family is at home, school will not be in session.
We want to be a resource for the community. When our building and grounds are not being used for
school activities, we hope to make them available for appropriate neighborhood programs.
Communication is the key to making sure the Ross Montessori School and the community exists in a
mutually beneficial relationship. Please feel free to contact us with any concerns you may have. Our
contact information is listed below.
Sincerely,
Mark R. Grice
Head of School
Ross Montessori School
407 Merrill Avenue
Carbondale, CO 81623
970.963.7199
markgrice@sopris.net
Ross Montessori School a Public Charter School
407 Merrill Avenue, Carbondale Colorado 81623
Phone 963-7199 Fax 963-7342
20
440 N
UOO11.\I00 . 101.011100
September 1, 2009
Dear Michael and Julie Kennedy:
Thank you for meeting with Leslie Lamont and myself on Monday. It was great to get to hear
from a cross section of the neighborhood. The questions posed and comments made were very
informative to us. We felt that the main concerns of the neighborhood centered around three
main items:
• Septic
• Water
• Traffic
We feel that we understand the importance of making sure these issues are addressed in our due
diligence period. Traffic is not only a safety concern but it involves environmental, public
transportation and efficiency concerns. We view transportation as an opportunity to create a
viable dynamic that works for our students, parents, and the community. The quantity and
quality of water is also an important concern of ours and a threshold issue. There were other
very good questions and we will endeavor to find those answers as well.
We really appreciated the openness of the discussion on Monday and feel that this openness
helped us to more completely understand your concerns. We will remain in contact as we move
forward.
Thank you and your neighbors for taking their time to meet with us.
Sincerely,
Mark R. Grice
Head of School
Ross Montessori School
407 Merrill Avenue
Carbondale, CO 81623
21
ATTACHMENT 5
June 7, 2010
Ms. Kathy Eastley, Senior Planner
Garfield County Building & Planning Department
108 8th Street
Glenwood Springs, CO 81601
Re: Ross Montessori School Review
Dear Kathy,
For the purposes of pursuing Garfield County land use review for the establishment of a
public charter school, grades kindergarten -eight, Leslie Lamont, a member of the Ross
Montessori School Land Committee, will act as authorized representative on my behalf.
We are the property owners of 111 Willow Lane, Lot C Harris Subdivision Exemption.
The school is under contract to purchase my property.
j
Mr. -Bill Vezzoso
I
Mrs. Kim Vezzo6J