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: Steamboat Mountain School 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, agoldich@co.routt.co.us ATTACHMENTS: • • • • • 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. 1 of 32 PC – 6/2/16 Activity # PL-16-22 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 2 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment remain for the student center but will probably have any wood milled off-site. Additional items requested with this application include: • • • • • 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. • 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. • The old boy’s dorm was demolished following construction of the new one. Therefore COA #31 has been removed. • 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 Routt County Planning Department 3 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment 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 Routt County Planning Department 4 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment Regulations and Standards Applicable Regulations – Routt County Zoning Resolution 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. **Is the application in compliance with the Policies and Regulations outlined above? Yes or No Community Character and Visual Concerns Applicable Regulations – Routt County Zoning Resolution 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. **Is the application in compliance with the Policies and Regulations outlined above? Yes or No Routt County Planning Department 5 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment Roads, Transportation and Site Design Applicable Regulations – Routt County Zoning Resolution 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. **Is the application in compliance with the Policies and Regulations outlined above? Yes or No Natural Environment Applicable Regulations – Routt County Zoning Resolution 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. Routt County Planning Department 6 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment 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. **Is the application in compliance with the Policies and Regulations outlined above? Yes or No Mitigation Techniques Applicable Regulations – Routt County Zoning Resolution 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. **Is the application in compliance with the Policies and Regulations outlined above? Yes or No 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 Routt County Planning Department 7 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment 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 Routt County Planning Department 8 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment 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. Routt County Planning Department 9 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment 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. Routt County Planning Department 10 of 32 PC – 6/2/16 Activity # PL-16-22 Steamboat Mountain School Conditional Use Permit Amendment 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. Routt County Planning Department 11 of 32 April 21, 2016 Routt County Planning Commission P.O. Box 773087 Steamboat Springs, CO 80477 Re: Steamboat Mountain School 42605 County Road 36 Steamboat Springs, CO 80487 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. 12 of 32 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 Steamboat Mountain School morsem@steamboatmountainschool.org 970.879.1350 ext. 12 13 of 32 Mountain Architecture Design Group P.C. PROJECT NARRATIVE April 20, 2016 Routt County Planning Commission P.O. Box 773087 Steamboat Springs, CO 80477 RE: Steamboat Mountain School 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 ed@mtnarch.com - Email TREATMENT FACILITY XE 4 NUMBER OF PARKNIG SPACES EDWARD L. BECKER, V.P. ARCHITECT Steamboat Mountain School 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 EDWARD L. BECKER, V.P. ARCHITECT LOUNGE FURNITURE P.O. BOX 770420 STEAMBOAT SPRINGS, COLORADO 80477 (970) 879-5764 (970) 879-5766 - FAX ed@mtnarch.com - Email 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 Steamboat Springs, Colorado 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 EDWARD L. BECKER, V.P. ARCHITECT - 8" RAMP UP 1'-11 1/ 1:12 P.O. BOX 770420 STEAMBOAT SPRINGS, COLORADO 80477 (970) 879-5764 (970) 879-5766 - FAX ed@mtnarch.com - Email 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 NEW OUTSWINGING ENTRY DOOR NEW OUTSWINGING ENTRY DOOR 2" RIGID FOAM INSULATION, WHOLE BUILDING ENVELOPE JOB NO. clk DRAWN CHECKED elb 09.17.14 DATE REVISIONS: NO. DATE 201 9'-6" ENERGY AND VENTILATING REPLACEMENT WINDOWS, TYPICAL THROUGHOUT 42605 Routt County Road 36 Steamboat Springs, Colorado GREEN ROOM Steamboat Mountain School 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 ENERGY AND VENTILATING REPLACEMENT WINDOWS, 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 EDWARD L. BECKER, V.P. ARCHITECT STOREFRONT WINDOWS STOREFRONT WINDOW WALL SIDING TO MATCH RECENT 'BOYS' DORM P.O. BOX 770420 STEAMBOAT SPRINGS, COLORADO 80477 (970) 879-5764 (970) 879-5766 - FAX ed@mtnarch.com - Email NOT F OR C Steamboat Mountain School ONST RUCT 42605 Routt County Road 36 ION CHARACTER LOGS SET TO INSIDE OF WINDOW WALL TIMBER STRUCTURE EAST ELEVATION Steamboat Springs, Colorado A Student Union Building Design for 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. EDWARD L. BECKER, V.P. ARCHITECT Steamboat Springs, Colorado A Student Union Building Design for NOT F OR C Steamboat Mountain School ONST RUCT 42605 Routt County Road 36 ION P.O. BOX 770420 STEAMBOAT SPRINGS, COLORADO 80477 (970) 879-5764 (970) 879-5766 - FAX ed@mtnarch.com - Email 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 erin.light@state.co.us | www.water.state.co.us On Thu, Apr 28, 2016 at 11:59 AM, Alan Goldich <agoldich@co.routt.co.us> 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 Steamboat Springs, CO 80477 Agoldich@co.routt.co.us 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 Steamboat Springs, CO 80477 (970) 870-5588 fax (970) 870-5404 32 of 32