HomeMy WebLinkAboutpitkin.eh.264517400801 (1998-2004) MEMO Sleigh RidesMEMORANDUM
TO: Board of County Commissioners
Regular Meeting — December 15, 2004
THRU: Cindy Houben, County Community Development Director
FROM: Suzanne Wolff, Senior Planner
RE: Capitol Peak Outfitters Sleigh Rides — Temporary Commercial Use/Special Event
Permit
REQUEST: The applicant is requesting approval of a Temporary Commercial Use/Special Event
Permit in order to provide horse-drawn sleigh rides at St. Benedict's Monastery from December 15,
2004 through April 15, 2005. The Applicant proposes one sleigh ride per day for 3-30 guests.
APPLICANT: John Howe, Capitol Peak Outfitters
LOCATION: St. Benedict's Monastery, Old Snowmass
REFERRAL COMMENTS: Ellen Anderson, Tom Grady, Snowmass/Capitol Creek Caucus,
Tony Fusaro, Bill Harding (Basalt Fire), Carla Block, Nancy MacKenzie and Kris Jewkes were
contacted with regard to this application. Their comments are incorporated below and in the
conditions of approval.
The Snowmass/Capitol Creek Caucus requested that the conditions of approval prohibit alcohol and
amplified music, and limit the number of vehicles (comments attached).
STAFF COMMENTS:
Pursuant to Subsection 3-200-030 of the Land Use Code, Applicant must demonstrate that adequate
provisions have been made for all of the following:
1. Police supervision (if necessary);
2. Public parking;
3. Insurance;
4. Site set-up, maintenance and clean-up;
5. Emergency services; and
6. Safety of operations.
Additionally, temporary structures must conform to applicable building codes and other County
regulations. Each of these requirements is addressed, in turn, below.
Police Supervision: No special arrangements are necessary, given the nature of the request.
Public Parkin: Guests will park in the parking lot for the barn adjacent to Capitol Creek Road.
Insurance: Applicant is required to provide proof of insurance prior to the conduct of its first sleigh
ride. Kris Jewkes is reviewing the Applicant's current insurance certificate, but did not feel that it
was necessary to have the County added as an Additional Insured on Applicant's policy.
Site Set -Up, Maintenance and Clean -Up: Sleighs and horses will remain on-site.
Resolution No. _-2004
Page 2
Emergency Services: No special provisions are necessary for emergency services, given the nature
of the request.
Safety of Operations: All of the guides are certified in first aid and CPR, and carry first aid kits
on each sleigh. They also carry cell phones. Ellen Anderson and Tom Grady did not express any
concerns.
Conformance with Building Code: The Applicant proposes to erect a 16 x 24 white canvas tent
adjacent to the eggery, where the sleighs will stop and hot drinks will be available. Tony Fusaro
states that a building permit is not required for the tent, as it will be in place for less than 180 days.
Bill Harding with the Basalt and Rural Fire Protection District states that the Applicant must comply
with the provisions of Article 32 of the Uniform Fire Code regarding the tent and any heaters to
be provided for the tent.
Environmental Health Issues: Nancy MacKenzie with the Environmental Health Department
states that no additional use can be allowed "until we have information on what is existing for the
water system and the sewage disposal system. I have contacted the State since our files refer to
very large water and septic systems which are pre -1975. The state is unaware of what is there
also. Once we know what is there, we need to determine what capacity it is sized for, if all
components are operating properly, and if it is meeting all setback requirements, and if the state
has jurisdiction over the systems due to their size."
Staff would note that the County allowed the Redstone Castle to use portable toilets if the existing
septic system was determined not to be adequate for the temporary use of special events and
tours. Staff suggests that this option be available to the Applicant for the temporary operation of
the sleigh rides. If the use is to continue after this winter, the Applicant will be required to submit
a special review application; at that time more information would be available on the number of
guests/tours to evaluate what systems are necessary to serve the use.
RECOMMENDATION: Staff recommends that the BOCC approve the Temporary
Commercial Use/Special Event Permit application subject to Applicant's compliance with each of
the conditions in the attached Resolution.
Attachments
A. Temporary Commercial Use/Special Event Permit Application
B. Letter of Authorization from St. Benedict's Monastery
C. Map
D. Snowmass/Capitol Creek Caucus letter
RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN
COUNTY, COLORADO, APPROVING A TEMPORARY COMMERCIAL
USE/SPECIAL EVENT PERMIT FOR SLEIGH RIDES AT ST. BENEDICT'S
MONASTERY, MID -DECEMBER, 2004 THROUGH MARCH, 2005
Resolution No. -2004
RECITALS
1. Pursuant to Subsection 3-200-030 of the Pitkin County Land Use Code, the Board of
County Commissioners of Pitkin County, Colorado ("BOCC") may approve a Temporary
Commercial Use/Special Event Permit for commercial activities or special events that exceed 72
hours in duration.
2. John Howe, President of Capitol Peak Outfitters ("Applicant") has applied to the BOCC
for approval of a Temporary Commercial Use/Special Event Permit to conduct sleigh rides at St.
Benedict's Monastery from December 15, 2004 to April 15, 2005.
3. St. Benedict's Monastery has authorized the Applicant to provide sleigh rides at the
Monastery during the winter of 2004/2005 under a Pitkin County Temporary Commercial
Use/Special Event Permit.
5. The BOCC finds that, to the extent applicable, the application complies with the
standards in Subsection 3-200-030 of the Land Use Code.
NOW THEREFORE BE IT RESOLVED that the BOCC hereby approves the
Temporary Commercial Use/Special Event Permit for Capitol Peak Outfitters, subject to
Applicant's compliance with each of the following conditions:
Applicant shall adhere to all material representations made in, or in connection with, the
application.
2. Applicant shall only be entitled to conduct no more than two sleigh rides per day on the
Monastery property from December 15, 2004 through April 15, 2005. No more than 30
people shall be accommodated per day, and the Applicant shall ensure that no more than
5 vehicles per day access the Monastery for the sleigh rides.
3. Serving of alcohol and amplified music are prohibited.
4. Food service shall be limited to hot drinks and catered or pre-packaged snacks with no
cooking or other food preparation permitted. Trash shall be removed on a daily basis or
shall be stored within a wildlife proof refuse container or a building.
Prior to the conduct of its first sleigh ride, the Applicant shall:
a. Provide Pitkin County Risk Management with satisfactory evidence of General
Liability insurance.
b. Contact Pitkin County Environmental Health to determine the capacity of the
water and septic systems for the barn, if the sleigh ride guests will use the
bathroom in the barn. If Environmental Health determines that the capacity of the
systems are inadequate OR if guests will not use the bathroom in the barn,
Resolution No. _-2004
Page 4
Applicant shall be required to provide a sufficient number of portable toilets for
its sleigh rides.
6. Prior to erection of the tent, the Applicant shall consult with the Basalt and Rural Fire
Protection District to ensure that the tent complies with the provisions of Article 32 of the
Uniform Fire Code (temporary membrane structures).
7. If the Applicant wishes to pursue an application for continued operation of the sleigh
rides beyond the 2004-2005 winter ski season, an application for special review and
GMQS Exemption for commercial development with negligible growth impacts shall be
filed with Pitkin County Community Development by no later than September 1, 2005.
8. Failure to comply with the conditions of approval may result in revocation of this permit.
APPROVED AND ADOPTED on the 15`h day of December, 2004.
ATTEST:
Jeanette Jones, Clerk to the BOCC
APPROVED AS TO CONTENT:
Cindy Houben
Community Development Director
P201-04
PID #264517400001
BOARD OF COUNTY COMMISSIONERS,
PITKIN COUNTY, COLORADO
Dorothea Farris, Chair
APPROVED AS TO FORM:
John Ely
County Attorney
. VIftw
Suzanne Wolff, 03:15 PM 12/14/2004, Re: Fwd: Re: Monastery
1
To: Suzanne Wolff <suzannew@ci.aspen.co.us>
From: Nancy MacKenzie <nancym@co.pitkin.co.us>
Subject: Re: Fwd: Re: Monastery
Cc: brianp,carlab
Bcc:
Attached:
Suzanne,
We will need
1) information on existing water supply for the'eggery'. They will need to contact the state CDPHE, Water
Quality Control Dept to see if the water system is one that should be regulated by the State.
2) information of the septic system for the'eggery' and the monastery. For example: how large is it and is it
sized to handle the highest expected use; is it a legal or a permit -able system; is it functioning as designed;
should it be regulated by the State due to the gallons of sewage being produced on the whole property?????
The less favorable condition of approval, if the BOCC wants to grant temp approval of the special use
permit, they could require that for now Capitol Creek Outfitters provide bottled water for drinking and
porta-potties equipped handwashing and warm water for handwashing.
There is also the issue of this attracting more vehicle trips, and impacting the air quality. Since we still have no
'mitigation methods established, we dont pursue this, but it is worth mentioning the impact this will have.
Elk Mt Lodge and Flying Dog West are required to carpool and limit the number of vehicles per day.
Nancy
At 11:23 AM 12/9/2004, you wrote:
ok. so to bring this to bocc next week, can you forward specific conditions of approval to include in the
temporary use permit?
and so you know, the reason were doing this as a temp use permit now is to give him a chance to try it to
see if it flies. if he wants to operate again next season, we will require him to get a full special review
approval.
At 10:57 AM 12/9/2004, you wrote:
If the sleigh ride is a one day event, sure. But my understanding is that it could be every day with up to 30
people per day. My land use review comments back in 1999 for the Monastery addressed the concerns
we have with the water system and septics at the Monastery. We did not allow Elk MT Lodge or Flying
Dog West to address their septic and water issues by allowing them port -a -potties and hauled in water.
They had to evaluate what they had and make sure it was in compliance. I think we should not treat this
special use request any differently.
Nancy
At 05:55 PM 12/8/2004, you wrote:
so they could not bring in a port-a-pottie & water for this temp use?
At 05:28 PM 12/8/2004, you wrote:
Printed for Nancy MacKenzie <nancym@co.pitlun.co.us>
C
EO
Suzanne Wolff, 03:15 PM 12/14/2004, Re: Fwd: Re: Monastery
. 1
Suzanne,
At this point there is NO use that can be allowed there until we have information on what is existing
for the water system and the sewage disposal system. I have contacted the State since our files refer to
very large water and septic systems which are pre -1975. The state is unaware of what is there also.
Once we know what is there, we need to determine what capacity it is sized for, if all components are
operating properly, and if it is meeting all setback requirements, and if the state has jurisdiction over
the systems due to their size.
(For instance, if the water is supplied to more than 15 taps or more than 25 people, the State regulates
the water and the Water Quality Control Division of the State must be contacted.)
Nancy
X -Mailer: Novell GroupWise Internet Agent 6.0.2
Date: Wed, 08 Dec 2004 16:49:40 -0700
From: "DWAIN P WATSON" <dwain.watson@state.co.us>
To: <nancyin@ci.aspen.co.us>
Cc: "Thomas Schaffer" <tom.schaffer@state.co.us>
Subject: Re: Monastery
X Spam: exempt
X -MAIL -FROM: <dwain.watson@state.co.us>
X -SOURCE -IP: [192.70.175.110]
X-MailScanner-Information: Please contact the ISP for more information
X MailScanner: Found to be clean
All news to me.
Unaware of the water system and the lagoon. Forward particulars, we
will see if we have jurisdiction.
Regards,
Watson
Dwain Watson, District Engineer
Water Quality Control Division
Colorado Department of Public Health and Environment
Grand junction Regional Office
(970) 248-7156
Dwain.Watson@state.co.us
http://www.cdl2he.state.co.US . /wq /tech/ techhomhtml
>>> Nancy MacKenzie <nancym@i.aspen.co.us> 12/08/04 04:41PM >>>
Printed for Nancy MacKenzie <nancym@co.pitldn.co.us> 2
0
Suzanne Wolff, 03:15 PM 12/14/2004, Re: Fwd: Re: Monastery
w
This is the large monastery in'Old' Snowmass, off of Capitol Ck Rd.
What
do you know about it? Any state permits for the water system and the
sewage
system?
We have notations for the original main buildings, no permits. Sound
like
the water source is a spring, through a chlorinator, to a 30,000 gallon
tank. For sewage there is a lagoon 60' x 100 ft.
Our phones still aren t working. So it has been nice and quiet.
Nancy MacKenzie
Pitkin County Environmental Health
Senior Environmental Health Specialist
0405 Castle Ck Rd, Suite 10
Aspen, CO 81611
970-920-5076
970-920-5077 fax
nancym@ci.aspen.co.us
Nancy MacKenzie
Pitkin County Environmental Health
Senior Environmental Health Specialist
0405 Castle Ck Rd, Suite 10
Aspen, CO 81611
970-920-5076
970-920-5077 fax
nancym@ci.aspen.co.us
Nancy MacKenzie
Pitkin County Environmental Health
Senior Environmental Health Specialist
0405 Castle Ck Rd, Suite 10
Aspen, CO 81611
970-920-5076
970-920-5077 fax
Printed for Nancy MacKenzie <nancym@co.pitkin.co.us> 3
Suzanne Wolff, 03:15 PM 12/14/2004, Re: Fwd: Re: Monastery
IInancym@ci.aspen.co.us
Printed for Nancy MacKenzie <nancym@co.pitldn.co.us>
MEMORANDUM
To: Suzanne Wolff, Community Development Department
From: Nancy MacKenzie, Environmental Health Department
Date: February 16, 1999
Re: St. Benedict's Monastery Special Review, GMQS Exemption for an Essential
Community Facility & 1041 Hazard Review
Parcel ID # 2645-174-00-801
The Aspen/ Pitkin Environmental Health Department has reviewed the details of the St. Benedict's
Monastery 20 Year Plan application under the authority of the Pitkin County Land Use Code and
has the following comments.
The development zones are identified as follows:
Zone 1 Gatehouse, Reception Area, Existing Monastery, Eggery
Zone 2 Retreat Center
Zone 3Ranch Yard, Ranch house, Garage
Zone 4 Stanley Property -houses employees & may be renovated into retreat housing
Gobbo Property -cabin? (one is mentioned in the forest service report)
Old Schoolhouse -retreat housing
Zone 5 Flattop Hermitage -a cabin used for monk retreats and will need rehabilitation
Zone 6 McCartney Hermitage - one room cabin used by the monks and will need refurbishing
Zone 7 Gates Barn
ADEQUATE PROVISIONS FOR WATER NEEDS: Sections 2-17 and 3-1104:
"It is the policy of the County to insure the availability of a water supply of adequate quality, quantity, pressure and dependability for fire
protection and support of a proposed land use prior to approval of the use. The County shall require land uses to hook up to existing public
systems if service is available."
This Department needs adequate information on the quantity and the quality of water available.
In Zone 4, the ISDS as -built -drawing of the Schoolhouse indicates there is a 240' deep well 100 ft
from the absorption field. Father Joseph indicates that water to the Stanley Cain is supplied by a
well.
11
Printed on Recycled Paper
EHD records show that the Monastery, Ranch House/ Barn/ Corral and the New Retreat House
and Gate House are served by a water system called the Saint Benedict's Pipeline and Tanks. This
has a legal water supply with a decreed diversion rate of 45 gallons per minute. 7 gallons per
minute of diversion was moved to the Saint Benedicts Well when the Retreat Center was
developed.
In a letter to Pitkin County dated December 9,1992 the Senior Water Resource Engineer, John
Schurer, P.E. for the State of Colorado had no objection to the development of the new retreat
center contingent upon the applicant providing to the county and to this office, documentation
indicating that their estimated water requirements will not exceed the supply available from the
well."
A water usage record has been kept by the Monastery. A record dated April 15,1997 indicates that
the estimated usage of water from the monastery well is 3,492 gallons per day. The metered daily
flow from the well is 12, 688 gallons, which as the reports states, "indicating more than ample
water for all uses. "
This report also indicates that there is enough water for the proposed improvements on the
property to accommodate uses and people that already exist upon the property. If there is
significant expanded water usage from new uses and/or additional people then the additional
water usage should be evaluated to be sure the available supply from the well is not exceeded.
The State regulates water supplied to more than 15 taps or more than 25 people. If this is the case
at the Monastery, the Water Quality Control Division of the State must be contacted.
SEWAGE TREATMENT AND COLLECTION: Sections 2-18 and 3-1105: "It is the policy of the County to
ensure that adequate sewage treatment facilities are available to serve existing and new developments. Public and private sewage disposal systems
and connections to such systems shall comply with the sewage disposal guidelines of Pitkin County's Individual Sewage Disposal System
Regulation."
A memo from Scot Broughton states that the School House, Stanley Cabin and Ranch House are
served by septic systems. The Flattop Hermitage, McCartney and Gobo are served by outhouses.
The EHD has the following septic permits on file:
Zone 1
The proposed West Wing Addition containing five one -bed rooms and an office with full
bathroom. A Wetland sewage treatment system was installed in August 1998 in
anticipation of building the addition. The septic permit stipulates that it is never to house
2
Printed on Recycled Paper
more than 5 monks. If the addition is allowed, the sewer lines from the building need to be
hooked to the ISDS and the Wetland cell still needs to be planted once there is flow to the
cell to maintain the vegetation. The cell is to be fenced for two full growing seasons to allow
plant establishment.
Our files indicate that there is a lagoon treatment system for the original monastery
complex, located approximately 660 ft to the west of the wetland cell. We have no
additional information on the design, the size or what buildings are served by the lagoon.
Zone 2
Six Retreat Cabins "A" "B" "C" "D" "G" & "H" each with a one -bed room with full bath.
The Retreat House containing four one -bed rooms with full bath, central laundry, and a
central kitchen. The ISDS's were installed in 1993-1996.
Zone 4
Retreat House (Old Schoolhouse). ISDS Installed in 1984 and sized for 4 bedrooms.
ZONES 3, 5, 6, 7,
No information on file regarding septic systems
As part of the approval of the Master Plan, the EHD recommends that the applicant be required
to locate and evaluate the ISDS's for all other habitable buildings in all Zones and document if
they are sized properly and functioning, and meet all setback requirements. Any habitable
buildings without adequate sewage disposal must have systems that meet present ISDS
regulations
Father Joseph has indicated that the Flattop Hermitage, McCartney and Gobo have carry -in water
and outhouses. Outhouses are not allowed. They do not comply with Pitkin County Individual
Sewage Disposal Regulation (ISDS). We require that the illegal ISDS systems be immediately
abandoned. All sewage treatment systems must be brought up to the minimum Pitkin County
Standards. The EHD is willing to work with the monastery to correct these deficiencies. If there
is an agreed time to bring all sewage disposal systems into compliance, in the interim, portable
toilets will be allowed. All gray water will have to be collected and disposed of into the
portable toilets.
Three options that would comply with the regulation are: (1) a conventional ISDS consisting of a 2
compartment tank and absorption field ( 2) a vault privy or (3) a composting toilet.
Printed on Recycled Paper 3
The vault privy has to be pumped out periodically and so it will have to be accessible to a pumper
truck. Composting toilets do not work properly below about 45 degrees. Even with these types of
toilet facilities, options 1 and 2, a gray water system must be designed to collect, treat and dispose
of liquid wastes from sinks, tubs, and showers. Gray water systems must meet all minimum design
and construction standards for a septic tank system based on the amount and character of wastes
for the fixtures and the number of persons to be served. It will also be based on the source of the
water. If it is flowing from a faucet and/or if it is from a spring or well, we will assume that more
water will be used than if the water is hauled in.
As a general rule we will assume 20 gallons/ person day water usage to size the system. This is
based on the water usage average daily flows from the Pitkin County ISDS Regulations for the
following fixtures: shower, lavatory, and kitchen sink.
Portable toilets are normally allowed only in special situations for temporary use and not as a
permanent solution.
Water
Any remodel that increases the sewage flow above what the original ISDS was designed for
(additional bedroom(s), plumbing fixtures and/or water usage) would require that the septic
system be of adequate size under present ISDS regulations.
ISDS's not in use should be abandoned in the proper manor. Call the EHD for more
information.
ISDS's must be located so that they meet the setback requirements for "Zone of Influence'. If
additional septic systems are anticipated that can not meet this setback requirement, it is possible
that the septic systems might require a state permit, which is more costly and time-consuming
than a county permit. The owners should determine that and allow sufficient time to get this
permit before their building permit.
A condition of approval for this application is the receipt and approval of the septic
permit before issuance of a building permit.
WATER QUALITY IMPACTS: Sections 2-14 and 3-705 and 3-710:
"It is the policy of the County to preserve and protect its present water resources. To this end it is the policy of the County that no land use be
initiated which would adversely affect the quantity, quality, or accessibility of the County's water resources; or which would occur at the expense
of established water -dependent agricultural activities; or which would result in increased salinization of water resources, loss of minimum stream
flows, further destruction of wildlife habitat, or major expenditures to reacquire or redistribute major water resources. It is also the policy of the
County to maintain a natural vegetative buffer along its surface waters such that the surface and groundwaters of the area are not encroached upon
by land uses or other human activities which could cause deterioration of water quality or impair the natural treatment processes provided by
meadows and wetlands."
Printed on Recycled Paper
The Environmental Health Department will be addressing water quality impacts on down stream
water quality. This application should not impact down stream water quality if the setbacks
between the septic system and physical features comply with the Pitkin County Sewage
Regulations.
The Environmental Health Department's mission is to preserve and protect the quality of Pitkin
County's water resources. Since a large percentage of the population is dependent upon water
from wells, elimination of groundwater pollution, and protection of aquifers and their drainage
areas are of utmost importance. Roofs and asphalt areas can be nonpoint sources of water
discharge that can contaminate water supplies. This Department recommends that nonpoint
sources of discharge be retained on the property of origin. To accomplish this, the owner can use
landscaping, drainage patterns, detention ponds, and/or dry wells for water runoff from
buildings.
AIR UALITY: Sections 2-13 and 3-602:
"Only that development is permitted which will not contribute significantly to degradation of air quality in Pitkin County. Developments may not
constitute an indirect or direct air pollution source under Federal, State or County regulations."
This project should not contribute significantly to degradation of air quality in Pitkin County if
the improvements to be constructed are to accommodate uses and people that already exist
upon the property.
If the development is more extensive and will attract more vehicle trips to the Monastery
a condition of approval should be: The applicant must provide a PMlo mitigation program
containing specific, enforceable control measures, which must be approved by the
Environmental Health Department. The plan must include documentation showing that the
proposed mitigation measures will fully mitigate or offset all PMlo increases caused by the
project in the nonattainment area."
FUGITIVE DUST
Activities such as road building and landscaping may require a Fugitive Dust Plan. The measures
must prevent windblown dust from blowing off the property or creating a nuisance. This plan
needs to include, but is not limited to, fencing, watering of haul roads and disturbed areas, daily
cleaning of adjacent paved roads to remove mud carried out by trucks, speed limits, or other
measures.
FIREPLACE
The less densely populated parts of the county like this site may have two devices per building.
The owners can install no more than one wood burning fireplace and a second device that can be
Printed o Recycled Paper 5
LJ
either a gas log fireplace or a certified woodstove. In addition, the owner can install unlimited
numbers of decorative gas appliances. Occupants may not burn coal in any device. The owners
cannot install fireplaces or woodstoves in barns or agricultural buildings.
Any remodeling that affects the firebox of your fireplace will necessitate that the device meet
current regulations.
ASBESTOS
Prior to remodel, expansion or demolition of any public or commercial building, including
removal of drywall, carpet, tile, etc., a person licensed by the state to do asbestos inspections must
do an inspection. Environmental Health cannot sign any building permits until we get this report.
If there is no asbestos, the demolition can proceed. If asbestos is present, it must be removed by a
licensed asbestos removal
contractor.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: Section 2-7: "It is the policy of
the County to ensure that no use or development of land is permitted which is in violation of the laws of the County, the State of Colorado, or the
United States of America."
This Department is not aware of any issues of concern regarding other environmental health laws.
Printed on Recycled Paper 6
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Beach Environmental, LLC
September 14, 1999
Nancy Mackenzie
Environmental Health Officer
Pitkin County Environmental Health Department
130 South Galena Street
Aspen, Colorado 81611
Re: St. Benedict's Monastery
Dear Nancy:
This firm has been retained to complete a study of the existing individual
sewage disposal systems now in use at St. Benedict's Monastery and to advise both the
Monastery and Pitkin County of the size and functionality of each system now in
operation but for which the County has no record permit. The attached Waste Water
Study and Report details the findings of our study and provides the information
previously requested by the Environmental Health Department.
Father Joseph Boyle of the Monastery has reviewed the report and is committed
to effecting the repairs recommended therein. Should you have any questions
regarding the study, our findings or the conclusions reached, please feel free to give me
a call.
0198al.02
cc: Father Boyle
Wickett, Esq.
715 W. Main
Suite 304
Aspen, CO 81611
Tel (970) 925-3475
Fax 925-4754
Sincerely,
®w '•'> #13CD
592
By L. B Socia.... C i
•,.� 1'ironMe�,.
Id
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Beach Environmental, LLC
September 14, 1999
Nancy Mackenzie
Environmental Health Officer
Pitkin County Environmental Health Department
130 South Galena Street
Aspen, Colorado 81611
Re: St. Benedict's Monastery
Dear Nancy:
This firm has been retained to complete a study of the existing individual
sewage disposal systems now in use at St. Benedict's Monastery and to advise both the
Monastery and Pitkin County of the size and functionality of each system now in
operation but for which the County has no record permit. The attached Waste Water
Study and Report details the findings of our study and provides the information
previously requested by the Environmental Health Department.
Father Joseph Boyle of the Monastery has reviewed the report and is committed
to effecting the repairs recommended therein. Should you have any questions
regarding the study, our findings or the conclusions reached, please feel free to give me
a call.
0198al.02
cc: Father Boyle
NMickett, Esq.
715 W. Main
Suite 304
Aspen. CO 81611
Tel (970) 925-3475
Fax 925-4754
Sincerely,
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WASTE WATER MANAGEMENT STUDY
ST. BENEDICT' S MONASTERY
Snowmass, Colorado
Prepared For:
St. Benedict's Monastery
August 1999
Prepared By:
BEACH ENVIRONMENTAL, LLC
715 West Main Street, Suite 304
Aspen, Colorado 81611-1659
970-925-3475
WASTE WATER MANAGEMENT STUDY AND REPORT
St. Benedict's Monastery
INTRODUCTION
The St. Benedict's Monastery is located in the Capital Creek Drainage near
Snowmass, Colorado and comprises approximately 3,000 acres of lands including
irrigated hay meadows, sedge and willow wetlands, riparian water ways, moderate to
steeply sloping shale hillsides with aspen, juniper, sage and native grass communities.
Within this 3,000 acre parcel lies the residences, hermitages, community buildings and
ranch buildings of the Monastery.
Since the 1950's several changes in the use of the Monastery property have occurred,
including the construction of new monastic buildings, retreats and hermitages, and the
discontinued use of the Eggery, the Stanley House and the Flattop hermitage. The
present use of the property includes waste water systems that were constructed prior
to the establishment of a formal permitting process by Pitkin County and therefore
several of the buildings are partially or wholly dependent upon the use of unpermitted
individual sewage disposal systems (ISDS). In addition, there are two existing rustic
cabins, the Gobbo and the McCartney, that are used as hermitages during a period
encompassing approximately six weeks per year that do not have running water and
continue to rely on outhouses for disposal of waste.
Consequently, during the recent review of the proposed new uses of the Monastery
property Pitkin County staff recommended that "Applicant locate and evaluate the
size and functionality of the septic systems for which the EHD [Environmental
Health Department] does not have permits. Any habitable building without adequate
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St. Benedict's Waste Water Report
sewage disposal must be brought into compliance with current ISDS regulations. "
This report responds to that recommendation and establishes a course of action to
ensure compliance with current Pitkin County ISDS regulations and the policies and
rules of the Colorado Division of Public Health and Environment.
BACKGROUND
St. Benedict's Monastery was established in 1956 by St. Joseph's Abbey in
Massachusetts. The communal life of the Monks stresses prayer, meditation and
labor. The Monks of the St. Benedict's Monastery belong to the ancient Cistercian
Order founded at Citeaux in France in 1098. The Monks seek to focus their search
for God through a radical simplification of their lifestyle in an environment of intense
silence and attentiveness. Cistercian Monks follow the rule of St. Benedict written
in the Sixth Century as a guide for monastic life lived in community.
The Monks at St. Benedict's see their solitude and silence as a response to the deep
needs of the world and its people. Therefore, the Monastery supports the efforts of
many to find inner peace through solitude and meditation and in order to fulfill the
goals of the Monastery numerous buildings have been constructed since 1956. Some
of this construction was prior to the establishment of a uniform permitting system
adopted by Pitkin County, yet all buildings constructed since the adoption of the
county's ISDS regulations have been constructed with permitted individual sewage
disposal systems. These systems include septic tanks and leach fields and one wetland
sewage treatment system which has been constructed but will not be operational until
the completion of the five bedroom expansion of the Monastery's monk quarters.
Buildings constructed prior to the adoption of a uniform waste water disposal
permitting system include the original monastery, the eggery, the Stanley House, the
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original ranch house and barn, the Flattop Hermitage, the Gobbo Hermitage, and the
McCartney Hermitage. The unpermitted systems utilized by these structures are the
subject of this study and report and each building's existing system is described as it
appeared on the dates of inspection in July of 1999.
Beach Environmental, LLC was retained by St. Benedict's to undertake and complete
a review of these facilities and to provide information as to the existing condition of
these unpermitted systems and to make recommendations regarding changes
necessary to bring any non-compliant ISDS into compliance.
In the course of this study, it became clear the monastic lifestyle requires the use of
less water at the Monastery, retreat, hermitages and other structures than is typical
for similarly sized buildings and occupancy rates. Consequently, St. Benedict's
average water use and subsequent waste water flows do not directly correspond with
typical design parameters used by the County for individual sewage disposal systems.
For example, the existing monastic residence includes individual living quarters
(bedrooms) for twenty-four monks, seventeen of which are presently occupied. These
quarters do not parallel county ISDS guidelines which assume two persons per
bedroom. Instead, the Monastery's residential quarters are simple and house only one
person per bedroom. At an average of 49 gallons per day per person for all
residences and uses, average daily water use at St. Benedict's is substantially lower
than either County or industry design standards.
According to County ISDS regulations, for design purposes it should be assumed that
each bedroom is occupied by two persons each generating waste water flows of 75
gallons per day for a total of 150 gallons per bedroom. In the case of St. Benedict's
Monastery, it appears the average daily discharge into the individual sewage disposal
systems is approximately 44 gallons per person.
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Similarly, the three existing remote hermitages, in order to accommodate the need for
solitude and the quest for silence, have housed only one person at a time, usually for
durations of one week or less and while the Flattop Hermitage is not presently used,
the McCartney and Gobbo Hermitages are used for between five and eight weeks per
year. The use of these part-time hermitages is discussed in more detail in remaining
sections of this report.
EXISTING STRUCTURES WITH NON -PERMITTED ISDS
There are a number of structures owned by St. Benedict's Monastery that were
constructed prior to the issuance of permits for individual sewage disposal systems.
These include the original Monastery building, which delivers its waste water flows
to a surficial, single cell sewage lagoon; the Eggery, which delivers waste water to a
1000 gallon septic tank and traditional piped leach field, the Stanley House, which is
currently not in use but historically utilized a septic tank and leach field, the ranch
house, which delivers waste water to a 1,000 gallon septic tank and piped leach field;
the Barn apartment, which delivers waste water to a 1,000 gallon septic tank and
piped leach field; the Gobbo Hermitage, which has historically used an outhouse; the
Flattop Hermitage, which is no longer in use but historically utilized an outhouse; and
the McCartney Hermitage, which has historically utilized an outhouse. The status of
these structures, their sewage disposal systems and any required actions to bring them
into compliance has been detailed in the following paragraphs.
The Stanlev House
The Stanley House is an often remodeled ranch house that is not presently habitable
nor is it presently in use. Any plans for the use of this house in the future will likely
require a complete remodel or reconstruction of the house. While the house has been
historically served by an individual water well and an individual sewage disposal
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system (a traditional septic tank and leach field), the reconstruction of this dwelling
Will include the abandonment of the existing ISDS and the permitting and construction
of an entirely new waste water treatment system. Consequently, it was not beneficial
to either the Monastery or Pitkin County to evaluate the existing system, nor to
comment on its adequacy or current compliance status.
However, St. Benedict's will locate and evaluate the status of the existing septic tank
and if necessary, will have any remaining contents of the tank removed by a licensed
septic service contractor.
The E gery
This building was originally constructed and used as an egg washing and packaging
facility. Consequently, the building has running water which is provided by a surficial
spring and the waste water has been historically delivered to a traditional septic tank
and leach field system. The ISDS that serves the Eggery includes a 1,000 gallon
poured in place septic tank with screen which delivers waste water directly to a buried
4" to 6" pipe leach field.' The field measures approximately 100 feet in length and 25
feet in width and appears to contain four rows of 4" or 6" pipe.
The eggery operation was discontinued many years ago and the building is now used
for storage and other purposes. There is one water closet and two sinks within the
eggery building that are used on an occasional basis and there is no indication -from
any source that the Eggery ISDS is not functioning properly or adequately handling
the small volume of waste water presently produced by existing uses.
According to an interview with Father Joseph Boyle and Brother Neal, the eggery septic tank was
poured in place in 1967. The effluent from the tank goes directly into a buried pipe leach field with
pipes bedded in gravel. The dimensions of the leach field were estimated by measurement of minor
depressions over an otherwise level field. In addition, according to Father Joseph, all leach fields
constructed prior to permitting included piping bedded in gravel.
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There is no present plan to return the building to its former use or increase its use and
the existing septic tank and leach field are more than adequate to meet the limited uses
now made of this building. It is proposed by St. Benedict's Monastery that in the
event there is a future change of use planned for this building, a new ISDS will be
designed and a permit application will be submitted to Pitkin County.
The Ranch House
The existing ranch house has three bedrooms and is used by the Monastery to house
St. Benedict's caretaker family. The ranch house receives its water supply from a
developed spring and all waste water is delivered to a 1,000 gallon septic tank with a
primarily treated effluent being delivered to a buried and bedded pipe leach field.
The leach field measures approximately 50 feet by 120 feet and was constructed with
six inch PVC perforated pipe. There is no indication of any failure associated with the
leach field, there is no odor, no saturated soils, and no apparent back-up or spills at
the septic tank. Based on the county's formula for calculating both tanks and
absorption bed size, the ranch house ISDS is adequately sized to handle waste water
flows from a three bedroom home.
The Barn Apartment
This small apartment can house two persons but is only used periodically and
temporarily when extra bed space is required. Running water is provided by the same
spring that supplies the Ranch House and waste water is delivered to a 1,000 gallon
dual chambered septic tank with primarily treated effluent being delivered to a leach
field measuring approximately 40 feet by 45 feet. There is no indication of failure
associated with the tank or absorption bed.
Based on the county's formula for calculating both tanks and absorption bed size, the
barn apartment ISDS is adequately sized to handle waste water from more than the
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two person capacity of the apartment.
The Flattop Hermitage
As described previously, the Flattop Hermitage is not presently in use and there are
no plans in place to use this hermitage at any point in the future. The building has no
running water and has histg_ cally relied upon an outhouse for waste water disposal.
St. Benedict's Monastery proposes to design and seek permitting for a new ISDS
prior to recommencing any use of the Flattop Hermitage. Consequently, no additional
work or evaluation has been completed on this structure.
The Gobbo and McCartney Hermitages
These two structures are used primarily as remote hermitages and are occupied by one
person at a time for periods generally lasting one week. The Gobbo Hermitage cabin
is used approximately five to six weeks per year and the McCartney Hermitage cabin
is used approximately six to eight weeks per year. Neither cabin has running water,
instead, water is brought to the cabin by the tenant for each week's residency.
The McCartney and Gobbo cabins have outhouses which are no longer permitted by
Pitkin County regulations. Article 3, provision 3-5 of the ISDS regulations requires
that small cabins have either a composting toilet or vault privy. Consequently, both
the McCartney and Gobbo Hermitages are out of compliance with existing county
ISDS regulations.
In discussing the issue of non-compliance with Mr. Dwain Watson of the Colorado
Department of Public Health and Environment, and in reviewing available literature
on composting toilets, we are of the opinion that due to the minimal annual usage
associated with either of these structures, the composting toilet is not a viable option
and the adverse impacts associated with creating truck access for periodic pumping
of privy vaults greatly exceeds the de minimis impacts created by the existing
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outhouses.
In the case of the more remote McCartney Hermitage, the road to the hermitage
would need to be substantially improved to allow for the delivery of a privy vault and
for the periodic pumping of the privy. It is not clear that improving this road in order
to install and maintain this privy vault would create a benefit commensurate with the
environmental impact associated with the required road improvements.
Since public health and safety are the primary reasons for abandoning the use of
outhouses, the minimal impacts associated with the very limited use of these two
hermitages does not appear to warrant either abandonment of the cabins, for reasons
of non-compliance with ISDS regulations, or the installation of a more effective
treatment system. Instead, we believe that these two hermitages, due to their
historical use could be granted an historic waiver from the current regulations. St.
Benedict's would agree to limit the use of the hermitages to the level of historic
occupancy and any future changes to either occupancy, use or structure would require
a permitted waste water disposal system.
It has been, and continues to be, the intent of the Monastery to comply with all laws
and regulations of Pitkin County and we believe the continued use of the McCartney
and Gobbo Hermitages for a period of not more than eight weeks per year by one
person at a time has virtually no negative physical impact on public health and safety
in Pitkin County. Further, we believe the impacts associated with the improvement
of roadways and the installation and periodic pumping of vaulted privies will not
provide a measurable appreciation in public health or safety given the amount of land
surrounding these_hermitages and their remoteness to other habitable human
stru.�_ctures.
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The Monastery
Although the Monastery is now being expanded to include five more bedrooms for
Cistercian Brothers, the five new rooms will be connected to the new constructed and
permitted wetlands ISDS. All existing rooms are connected to a single cell sewage
lagoon with a volumetric capacity estimated to be 452,400 gallons.Z
The Monastery is supplied water from a spring which delivers water to the
adjudicated St. Benedict's Monastery Pipeline and Tanks. Domestic water delivered
by the spring and pipeline is partially consumed and the remainder is returned to the
single cell sewage lagoon approximately 900 feet to the north of the Monastery. This
single cell lagoon serves as the primary and secondary treatment facility for the
Monastery's historic waste water flows
Shallow ponds (lagoons) are often used to treat wastewater and other wastes and are
generally accepted as a small individual treatment system. When wastes are
discharged into ponds, they are treated by several naturally occurring processes acting
simultaneously. Heavy solids settle to the bottom where they are decomposed by
bacteria.; lighter suspended materials are broken down by bacteria in suspension and
some waste water is disposed of through evaporation. Dissolved nutrients, such as
nitrogen and phosphorus are used and taken up by green algae, which typically
provides for the secondary treatment of the wastes. These types of ponds are most
commonly found to be facultative since the upper portion of these ponds are aerobic
while the lower layer is anaerobic.
Because ponds are deceptively simple, maintenance of ponds can be deferred or
neglected. Typical problems associated with such deferred maintenance includes
scum build-up, odors, weed growth, suspended vegetation, dike vegetation, and levee
Z The lagoon appears to have an average depth of 3.0' and measures 140' x 144'. Existing interior
slopes appear to be approximately 2:1 with a freeboard of 2.0 feet.
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slope erosion or damage. In the case of the Monastery lagoon, there was no scum
build-up, odors or suspended vegetative growth. There was weed encroachment into
the interior banks of the dikes (which sometimes leads to insect infestations such as
mosquito), some small hindrance of pond circulation, a minor amount of levee
erosion, and damage from muskrats and wave action.
Consequently, St. Benedict's has been advised of these deficiencies and has agreed
to a course of action which will eliminate the weed and vegetation encroachments.
The banks will be regraded and recompacted to re-establish a preferred slope of 3:1
(this will help reduce damage from wave action and muskrats), the levee crown will
be regraded, fencing around the pond will be improved and signage will be added to
properly identify the purpose of the pond as a waste water treatment facility.
During the course of our investigations, we found no evidence of leakage or
overtopping, the pond inlet is submerged, there were no floating solids, no odors, the
algae appeared to be evenly mixed within the waste water and there was no scum
present. Approximately 2.0 feet of free board existed on all pond banks, the pond
surface area is sufficient to promote mixing by wind and exposure to sunlight, pond
depth appears sufficient to provide for anaerobic digestion, and the pond appeared to
be functioning appropriately.
Since this type of ISDS constitutes an accepted form of treatment by both the State
and Pitkin County and our inspection of the lagoon system indicates the lagoon needs
only minimal repairs to ensure its continued compliance with both State and County
regulations, once the lagoon repairs are completed it should continue to operate
within full compliance of Pitkin County's ISDS regulations.
The size of the lagoon and its holding capacity appear to be commensurate with the
detention capacity and times required by Pitkin County's ISDS regulations and once
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repairs have been completed should be adequate to serve all existing bedrooms of the
Monastery.
Finally, the site investigations indicate there are no domestic wells, springs or water
sources within 100 feet of any ISDS. There are no occupied dwellings within 20 feet
of any ISDS and there are no dwelling within 100 feet of the existing lagoon, and
there are no individual sewage disposal systems within fifty feet of any dry gulch, lake,
water course or irrigation ditch.
Conclusions and Recommendations
During the course of our investigations, we found no evidence that any ISDS
constructed and installed upon the 3,000 acre St. Benedict Monastery is functioning
improperly and with the exception of the Monastery lagoon, no repairs are required
to ensure continued compliance with current Pitkin County ISDS regulations. All
waste water systems appear to be correctly sized for current and proposed future uses
and with the exception of the remote hermitage outhouses, all current waste water
systems appear to fully comply with county regulations.
Since the McCartney and Gobbo Hermitages are not used for periods exceeding five
to eight weeks per year, it is our opinion that the use of these structures and the
reliance on outhouses for disposal of waste do not pose a tenable environmental
hazard or risk nor do they appear to frustrate the goals of the County's ISDS
regulations to protect the health, safety and welfare of county residents. This opinion
was discussed with, and supported by, Mr. Dwain Watson of the Colorado
Department of Public Health and Environment
Moreover, it appears the short and long term environmental consequences (hazards)
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associated with the improvement of existing roads to install, maintain and adequately
operate a vault privy at either or both of these remote sites would negate any
perceived benefit to public health or safety since the limited historical use of these
cabins for single hermitage purposes appears to have had an insignificant impact on
the environment. Therefore, we believe the County could reasonably provide an
historic waiver to these two structures to allow the continued use of the cabins
without vault privies or composting toilets so long as the use and character of the
cabins remains unchanged.
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repairs have been completed should be adequate to serve all existing bedrooms of the
Monastery.
Finally, the site investigations indicate there are no domestic wells, springs or water
sources within 100 feet of any ISDS. There are no occupied dwellings within 20 feet
of any ISDS and there are no dwelling within 100 feet of the existing lagoon, and
there are no individual sewage disposal systems within fifty feet of any dry gulch, lake,
water course or irrigation ditch.
Conclusions and Recommendations
During the course of our investigations, we found no evidence that any ISDS
constructed and installed upon the 3,000 acre St. Benedict Monastery is functioning
improperly and with the exception of the Monastery lagoon, no repairs are required
to ensure continued compliance with current Pitkin County ISDS regulations. All
waste water systems appear to be correctly sized for current and proposed future uses
and with the exception of the remote hermitage outhouses, all current waste water
systems appear to fully comply with county regulations.
Since the McCartney and Gobbo Hermitages are not used for periods exceeding five
to eight weeks per year, it is our opinion that the use of these structures and the
reliance on outhouses for disposal of waste do not pose a tenable environmental
hazard or risk nor do they appear to frustrate the goals of the County's ISDS
regulations to protect the health, safety and welfare of county residents. This opinion
was discussed with, and supported by, Mr. Dwain Watson of the Colorado
Department of Public Health and Environment
Moreover, it appears the short and long term environmental consequences (hazards)
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associated with the improvement of existing roads to install, maintain and adequately
operate a vault privy at either or both of these remote sites would negate any
perceived benefit to public health or safety since the limited historical use of these
cabins for single hermitage purposes appears to have had an insignificant impact on
the environment. Therefore, we believe the County could reasonably provide an
historic waiver to these two structures to allow the continued use of the cabins
without vault privies or composting toilets so long as the use and character of the
cabins remains unchanged.
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FEB 171 J 1= 5c5PM CCNGE�. 1L _:-P
FAX 1 R A 11 S ill 11 T —L
Date: - 1-79
To.
Suzanne Wolff
From: Scot srougbtola
Regarding: St. 3enedict's Monagtery
Fax 'Number: 920-5439
Pages 7ansmitted including cover sheet: 01
(Should you not receive all Pages, please phone immediately).
Dear Suzanne,
I have contacted. Father Joseph the .Abbot at St. Bawdict's mjxg ding ft watcr and sewer questiam.
Follov * is a, list of the water and sewer provisions for the habitable properties that we visited this
Morning. SE ATR
PROPERTY WATER
School douse well feed septic system
Stanley Cabin well feed. septic system
Ranch �+.ousc line feed from Monastery septic system
Flattop Hermitage can7.y-in out house
McCartney carry -in out house
lobo cam► -in out house
Let me know if there is any. further' infoTmation required.
Sincerely, ,
Seat Brou0tan'
ARMTECTSAND -MANNERS,P!C. 71 t7 EASTDURANTSIXa-1, ASFEN,[oLpaanC782511
rME3Iti4NE' 97q 9-0 30TI FAC5IMU.1: 974 935 3110
October 26,1998
Gabe Preston
Pitkin County Community Development Department
130 S. Galena
Aspen, CO. 81611
Dear Gabe,
This letter is in regards to the St. Benedict's Monastery's 20 Year Plan for future development of
their +3500 acres in Old Snowmass. Enclosed is a 24" x 36" Development Master Plan showing seven
development zones with fire hazard levels. Except for special circumstances, the Monastery proposes to
make normal types of improvements to the property. Following is a review of the proposed development
zones with descriptions of possible improvements.
Zone 1 contains the GateHouse, the Reception Area, the Existing Monastery and the Eggery.
Possible future development might involve completion of the Cloister as originally planned. There could
be revisions to the Eggery and additions to the Greenhouse. There is the possibility of re��isions to the steel
agricultural buildings. At present, the Monastery is seeking to add beds to the Monastery community.
Zone 2 contains the very popular Retreat Center, which is heavily used by the community. There
are two more approved though unbuilt cabins to be added to this Center. o cations would be to
construct a utility shed for property use.
Zone 3 is the Ranch Yard, containing the original Ranch house, which is still in use. It also
contains the 'Garage' where the vehicles are stored and worked on. Modifications envisioned in this area
are to the existing buildings and minor expansion
of old Go bo Property e and the old Schoolhouse. The
T use.
Zone 4 contains the Stanley Property, P nY
schoolhouse has been renovated into retreat housing. The Stanely Property houses monastery employees
and may be renovated in the future as improved monastery employee housing.
Zone 5 contains the Flattop Hermitage. This cabin is used for monk retreats, and will need
rehabilitation in the future due to its condition.
Zone 6 is the McCartney Hermitage. This is a one -room cabin that Father Joseph and other Monks
use frequently for meditation and seclusion. This building is in good condition and will need only
refurbishing work in the future.
Zone 7 contains the Gates Barn, which is fairly rundown and will need basic improvements in the
future.
The applicable sections of the Pitkin County Land Use Code that were listed in the Pre -
Application Conference Summary will be addressed in this section:
Section 3-210: Special Review is satisfied since this application is consistent with previous
development applications on this Special Use Permit. The property is located in a Zone District which is
intended for Agricultural and Residential uses which are the same as the applicants current and future
planned uses. The proposed future development is therefore consistent with the character of the immediate
vicinity and harmonious with the surrounding area. In this rural area some of the Services, i.e. utilities, are
supplied by the property Owner. Fire protection and Emergency Medical services will be handled as they
ARCHITECTS AND PLANNERS, P.C. 710 EAST DURA`? STREET, ASPEN, COLORADO 81611
TELEPHONE: 970 925 3021 ; ACSI`(R E: 970 925 3110
are now. As a continuation of the same current use, the proposed developments will not any danger public
health, safety or welfare or injure the value of neighboring properties. Facilities is addressed by the
Section 3-150-140: GMQS Exemption for Essential Community
facilities innate contribution to the Community's spiritual health especially considering the Retreat
Facility. Public areas are set aside for visitors to the facility thus serving the local community and its'
guests. This Monastery provides its' own housing, transRortati9tland parking • The need for basic services
will not change. Future environmental impacts will not change from the current impacts on air, water or
scenery.
Section 3=80-70: Wildfire Hazard Areas. Is addressed in the attached report by the Colorado State
Forest Service dated October 15,1998.
Section 3-80-080: Wildlife Habitat Areas. Scot Broughton of CFA walked the property with
Randy Cote of the Colorado Division of Wildlife to review the wildlife migration routes. Mr. Cote said
that he did not see any significant problems with the property and would issue his report to the County
upon receipt of the Owner's Application.
Section 3-80-050: Geologic Hazard Areas. There is no proposed development in any of the steep
slope or avalanche hazard areas.
Section 4-60: Two Step Review Procedures. This Application is being submitted for the Two Step
Review procedures under Section 4-60-10 General A. Special Review
Section 5-50: Submission Contents for Group I Applications. The contents of this application
comply with this Section.
Section 5-70-20: Site Plan. The required Site Plan with appropriate information is enclosed.
Sincerely,
I
Scot Broughton
Project Manager
ASPEN/PITKIN
CONIMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone (970) 920-5090 FAX (970) 920-5439
_MEMORANDUM
TO: County Attorney - Marcella Larsen
County Zoning
County Engineer
Environmental Health
Snowmass/Capitol Caucus
CO State Forest Service
County Wildlife Biologist
CO Division of Wildife
FROM: Suzanne Wolff, Community Development Department
RE: St. Benedict's Monastery Special Review, GMQS Exemption for an Essential
Community Facility & 1041 Hazard Review
Parcel # 2645-174-00-801
Case #P157-98
DATE: December 4, 1998
Attached for your review and comments is an application submitted by St. Benedicts Monastery.
The Pitkin County Planning & Zoning Commissioners will review this application on March 2,
1999.
Please return your comments to me no later than January 15, 1999.
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October 15, 1998
Scott Broughton
Conger Fuller Architects
710 East Durrant Avenue
Aspen, CO 81611
Re: St. Benedict's Monastery 1041 Wildfire Hazard Review
Colo
FOREST
SERVICE
State Services Building
222 S. 6th Street, Room 416
Grand Junction. Colorado 8101
Telephone: (970) 348-732
Scott,
I apologize for my delay in getting these comments to you. Please submit them to the
Pitkin County Planning Department with the St. BeneCict's Monastery 1041 application.
When I get a referral from the county requesting my comments I will defer to this letter.
I visited seven proposed building sites with two brothers from St. Benedict's Monastery
and Scott Broughton on August 27lh. The brothers referred to these sites as zones. I
will describe the existing situation for each zone and then make my wildfire hazard
mitigation recommendations at the end of the zone description. The Colorado State
Forest Service uses the Pitkin County Land Use code, the National Fire Protection
Association (NFPA) 299 Standard for the Protection of Life and Property from Wildfire
and other CSFS publications to arrive at all wildfire hazard mitigation recommendations.
Zone 1 .
Includes monastery buildings, the eggery/storage facility, the gate house and reception
area. This site is composed mostly of the existing landscaping around the monastery
and large expanses of grass/pasture. Overall these areas are nearly level with a low
wildfire hazard rating. There are a couple areas within this zone that have slopes and
fuels that could be labeled as severe wildfire hazard. I suggest staying away from these
areas as possible building sites because the wildfire hazard mitigation for severe wildfire
hazard areas is more involved. Road access in this zone is good to excellent.
Wildfire mitigation recommendations for Zone 1 are:
1) For a distance of ten feet around all structures establish and maintain vegetation at
six inches or less. Examples of this condition include hardscape (e.g., walkways,
stone work), low growing perennials or mowed grass. Woody vegetation that
exceeds this 6 -inch parameter should not be planted within this perimeter. In
addition, flammable material should (i.e., firewood) not be stored in this perimeter
Zone 2
This area has the existing retreat houses. The monastery would like to add two more
retreat houses. The area where they would build has a west aspect with a 15% slope.
The existing vegetation is sage and scattered Gambel oak. The wildfire hazard rating
would be medium to severe depending on the density of the Gambel oak. However,
incorporating defensible space thinning can easily mitigate the severe rated fuels in this
zone. The road access in this zone is good. The recommendations are as follows
S1
BENEDICT'S — PAGE 2
1) Incorporate the same number 1 recommendation for Zone 1.
2) For a distance of 37 feet uphill and to the sides and 45 feet downhill thin and clump
vegetation (see enclosed chart). The formula for thinning is detailed in Section 3-
80.7.C.2&3 of the Pitkin County Land Use code. It says, "Spacing between clumps
of brush and vegetation shall be a minimum of two times the height of the fuel.
Minimum diameter of the clumps shall be two times the height of the fuel". For
example, if the shrubs are ten feet tall then the clumps allowed to remain should be
no larger than twenty feet in diameter with a cleared area between clumps of an
equal distance (i.e., twenty feet). Ideally the vegetation between these clumps
should be grass. The woody vegetation should not allowed to return or the
defensible space will be compromised.
3) The lower branches on all shrubs allowed to remain should be removed up to half
the total height of the plant to eliminate ladder fuels
4) All deadfall within 100 feet of all structures should be removed from the site.
Zone 3
This zone has existing barns, caretaker's house and storage buildings. Around these
structures the land is nearly level and largely devoid of woody fuels. I would rate this
wildfire as low. My recommendation for this area would be to keep the grass mowed
around all structures. Road access in this zone is good.
There is another building site across the Capital Creek road from these farm buildings
with some steeper slopes and denser fuels. Apply recommendation 1 from Zone 1 and
the defensible space thinnings from recommendation 2 in Zone 2. If the area where a
structure will be located is nearly level the defensible space measurements can be
lowered to 30 feet.
Zone 4
This zone has the converted schoolhouse and the Gobbo cabin. The schoolhouse is in
a nearly level area with a driveway on the east side of the house. The wildfire hazard
rating for the immediate area around the schoolhouse is low to medium. My
recommendation here would be to keep the native grasses mowed for a distance of ten
feet and clear away any woody vegetation growing in this perimeter. The Gobbo cabin
is on a level bench next to Capitol Creek. The vegetation is mostly riparian type (e.g.,
cottonwoods, spruce etc.) The wildfire hazard rating is again low to medium. And the
recommendation would be same as the schoolhouse. Road access is good in this
zone.
Zone 5
This zone has an existing wooden structure that sits in a small saddle. South of this
structure there is a stand of aspen. To the north is a small knoll with sage and grass
growing on it. I would rate the wildfire hazard as medium. Road access to the existing
structure is fair to good. This road should be improved to accommodate emergency
service vehicles. Because of the proximity to the aspen stand and the presence of light
fuels to the north I recommend establishing at least a ten -foot mowed space around the
existing structure. In addition, all flammable materials for a distance of 100 feet should
be removed.
ST. BENEDICT'S — PAGE 3
Zone 6
This zone has a retreat house that is accessed via a very rough four-wheel drive road.
The house sits at the edge of an aspen stand with a slope of 5 to 10%. It is surrounded
on three sides by aspen trees. East of the structure is a large grass pasture. I would
rate the wildfire hazard as medium based on the presence of aspen. Because of the
remote nature of this structure and the current access situation I recommend adopting a
stand-alone mentality in regards to the structure and for any people who may use the
structure. This stand-alone approach means in the event of a fire residents would want
to escape to a safe zone where fuels are the lightest (i.e., grass -like) and as sparse as
possible to ride out the fire. The structure might survive a wildfire if the fuel density is
significantly reduced so that people who may be using the structure could control a
wildfire or the fire may never get to the house because there is no fuel to carry a fire
from the surrounding fuels to the structure. To do this I recommend thinning the
existing aspen for a distance of forty feet into the stand. The goal here would be to
leave at least ten feet between the edges of the tree crowns. Remove the lower limbs
of all trees within the forty -foot perimeter to eliminate ladder fuels. I also recommend
periodic mowing around the structure as far out as possible to keep the height of the
flashy fuels (i.e., grass) as low as possible.
Zone 7
Sits right next to the Capital Creek Road. There are some abandoned corrals and
buildings on the site. The vegetation is primarily riparian. The wildfire hazard is low to
medium. Recommendations here would be general in nature like that of Zone 3.
In general I see no major problems with any of the Zones. One important detail that
should not be overlooked in any future development is access/egress. In a perfect
world emergency service vehicles should to be able to get into a place to do their work
in a safe manner. They also want the road situation such that local residents can
evacuate at the same time that the fire trucks are going in. This is best accomplished
by having roads that are at least 24 feet wide with dual access/egress for areas that
have multiple structures.
Feel free to call me with any questions.
Sincerely,
A. Vince Vince Urbina
Assistant District Forester
Enclosure
I NW'7-
m
Y-2
07
' ----- How slope affects defensible space ------
As heat rises, fuels on slopes preheat and ignite
quickly, causing wildfires to travel faster upslope.
Therefore, enlarge defensible space around homes on
slopes - particularly on the downhill side. Defensible
.space size will not affect fuel modification
recommendations; it will only increase the area to be
completed for fire protection. Give special attention
to ladder fuels on all sloping terrain.
Minimum defensible space recommendations:
I
W
Level Terrain
45'
45'
1: 1•.
60'
Thinned 30% Slope
Compared to leve( terrain. rate of fire spread increases bY two
Thinned 55% Slope
Conivar-ed to level terrain. rare of fire spread increases b}• four.
The increase in defensible space size is based on
increased rate of fire spread at the listed slopes. If you
live on slopes other than those listed, use the slope
chart to help determine \-our side and downhill
dimensions. However. if the forest surrounding the
defensible space has not been thinned. double these
sizes.
0
10 ;j 40 art ;; 60 6; i! >u 90
Example: if your home is shunted on a 20 percent slope.
defensible space ditnensic,r!s would he 40 feel uphill :rnd to the
sides of �'otu hoa►c, cn!c(=, 'tet ; m the downhill sic(r.
100
7
CERTIFICATE OF OWNERSHI!
Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado hereby certifies that ST. BENEDICT'S MONASTERY is the
owner in fee simple of the following described property:
AS SHOWN ON MAP ATTACHED HERETO AND AS SET FORTH IN DEEDS RECORDED FEBRUARY
27, 1956 IN BOOK 164 AT PAGE 461, BOOK 164 AT PAGE 465 AND DECEMBER 27, 1976
IN BOOK 322 AT PAGE 8 ATTACHED HERETO AND MADE A PART HEREOF.
COUNTY OF PITKIN, STATE OF COLORADO
Subject to encumbrances, easements, restrictions and rights of way of record.
This certificate is not to be construed to be a guarantee of title and
is furnished for informational purposes only.
PITKIN COUNT LE, INC.
BY: 110 1
autTiori ignature
CERTIFIED TO MBER 1, 1998 @ 8:30 a.m.
Vincent J. Higens
President
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, 3RD FLOOR
ASPEN, COLORADO 81611
303-925-1766 : 303-925-6527 FAX
Christina Davis
Vice President
ADJACENT OWNER'S STATEMENT
Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado, hereby certifies the following list is a current list
obtained from the Pitkin County Assessors
of adjacent property owner's as
Office.
NAMES AND ADDRESSES BRIEF LEGAL DESCRIPTION
----------------------------------
ST BENEDICT'S MONASTERY
SUBJECT PROPERTY:
ADJACENT PROPERTIES
HARLAN B. AKIN
P.O. BOX 476
SNOWMASS, CO. 81654
AL BEYER
P.O. BOX 9665
ASPEN, CO. 81612
CAPITAL CREEK RANCH COMPANY
C/O ROBERT W. & CAROLYN M. CHILD
4516 SNOWMASS CREEK ROAD
SNOWMASS, CO. 81654
BETTY BROWN CASEY
800 S. FREDERICK AVE., STE. 100
GP.I THERBURG , MD. 20877
ROBERT W. & CAROLYN M. CHILD
534 BAKEMAN LN.
ARROYO GRANDE, CA. 93420
CHRISTENSEN LEASING COMPANY
P.O. BOX 63
SALT LAKE CITY, UT. 84110
LESTER CRAIN
303 MIDLAND ST.
MEMPHIS, TN. 38111
BARBARA & LEONDARD FORMAN
RIDGE ROAD
GLEN COVE, NY 11542
a
PARCEL # 2645-153-00-018
PARCEL# 2645-152-00-002
PARCEL # 2645-192-01-001 & 002
.PARCEL # 2645-222-02-001
& 2645-222-01-001
PARCEL # 2645-191-00-001 & 004
PARCEL # 2645-153-00-0163
PARCEL # 2645-223-01-002
PARCEL # 2645-153-00-020
r r
' HAROLD K. HARVEY
421D AABC
ASPEN, CO. 81611
IVAN HULL
C/O RACHILLA ACCOUNTING
630 E. HYMAN, STE. 7
ASPEN, CO. 81611
JH MCCABE RACH
P.O. BOX 2388
LAJOLLA, CA. 92038
MICHAEL J. &Ry C JOHNSTON
25 COLT LN
GLADSTONE, NJ. 07934
"
LAMOY ENTERPRISES
2605 CAPITOL CREEK RD.
SNOWMASS, CO. 81654
PARCEL # 2645-084-00-004
LAZY 0 RANCH H.O. ASSOC.
P.O. BOX 1220
BASALT, CO. 81621
PARCEL # 2645-091-01-024
MARIE MAURIN
MAURI LAND COMPANY
0324 ELK CREEK RD.
PARCEL #
2645-081-00-001
SNOWMASS, CO. 81654
JOHN P. MCBRIDE
303E AABC
ASPEN, CO. 81611
PARCEL #
2645-073-00-003
ROBERT J. SCHUSTER
P•0. BOX 491593
LOS ANGELES, CA. 90049
PARCEL #
2645-153-00-021
SNOWMASS RESIDENCE PARTNERSHIP
109 BLUE HERON CIR.
GREENWOOD VILLAGE, CO. 80121
PARCEL #
2647-244-00-009
WALTER & JOYCE WIEBEN
4725 CAPITOL CREEK RD.
SNOWMASS, CO. 81654
PARCEL #
2645-191-00-062
WALTER CHRISTIE WIEBEN
SHIRLEY ALSBURy
4725 CAPITOL CREEK RD.
PARCEL #
2645-134-;00-012
SNOWMASS, CO. 81654
WINDSTAR LAND CONSERVANCY
P.O. BOX 6157
SNOWMASS VILLAGE, CO. 81615
PARCEL # 2645-152-00-003
BY:
AUTHOR D SIGNATURE
VICINITY MAP
0
P -j
News in Brief
Hospital
Attorney to help AVN
with regulations
Aspen Valley Hospital will, hire a full-time
attorney next year to ensure the hospital does not
violate the complex codes and regulations of fed-
eral and state health care programs.
The hiring follows an announcement made in
July by AVH officials that the hospital was strug-
gling to comply with regulations governing the
federal health programs Medicare and Medicaid.
Local attorney and hospital board member
Elaine Gerson was contracted by AVH to bring
the hospital into compliance. Gerson's work will
be brought in-house next year, as the hospital cre-
ates the position of chief compliance officer.
The hospital advertised the job this week; Ger-
son will likely not fill the position because of her
position on the board of trustees.
Hospital CEO David Ressler said this week
that by creating a salaried position, the hospital
can save the money spent on hourlyattomey bills.
Airlines
e considering direct
dight to Chicago
EAGLE COUNTY — Tourists from the
Windy City may have an easier time blowing
through Eagle County next summer.
Local merchants are rallying the county board
of commissioners to add a direct flight from
Chicago to the Eagle County Regional Airport's
2005 summer air service. The group, which con-
sists of 29 local businesses, wants the county to
commit to adding the flight in time for the
upcoming tourism peak.
"We would love a message out there during
the Christmas holiday," said Frank Johnson, exec-
utive director of the Vail Valley Chamber and
Tourism Bureau.
The Chicago area is Eagle County's third
largest tourism market in the summer, Johnson
said. The merchants have pledged $335,000 to
help get that flight, and two existing ones, into the
airport this summer. But county commissioners
say they want hard numbers to prove it before
giving the OK. (Vail Daily)
Water
Landowners, governments
fight water -greedy tamarisk
PUEBLO (AP) — People living near the Purga-
toire River in southeast Colorado have organized
their own fight against the water -hungry tamarisks.
The non-native trees, also known as salt cedars,
have invaded nearly every watershed in Colorado
and often kill native plants, said Tamarisk Coali-
tion finance director John Heideman.
The trees consume up to 4 million acre-feet of
water annually across land in 17 Western states. A
single plant can. consume 200 gallons of water
each day. Colorado has a 10 -year plan to launch
tamarisk removal projects, but landowners and
several government agencies in southeast Col-
orado have coordinated their own plan.
Online poll Feelingjollya
This week's Aspen limes online po'i
quizzes readers on their holiday mindset. Do
the holidays bring great Joy, stress or debt'?
Log on at www.aspenurnes.com and click o
"More News" to locate the poll and cast a vote.
Readers were fairly against last week s
question Should ,As AWw th dt$ .
vdt &.a,.. � F - .
sponsorship dollars for the Aspen Chamber o
Resort Association`? With 53 votes cast, 2`l ?'
Percent said `yes," 60 percent said "no" an('
I 1 percent were OK with it if the city charged
an obscene amount of money for [tie privilege.
Correction
In a story Friday about a break-in at the -_
home of John and Jan Sarpa, the family worn-,-;,
her who was at home atthe 'time of the buigla
ry was misidentified_ John and Jan's dau-liter
Emily was the one who was honk. Joh
reports she is doing fine.
Monday, December 20, 2004 • The Aspen Times A3
Workers construct a sunken courtyard at the new Annabelle Inn recently. Aspen Times photo/Mark Fox.
Aspen's Chn*stm9q%XS,3 Inn
■ Annabelle 1 n n set booked for its grand reopening.
to open in its place
By Janet Urquhart
Aspen Times Staff Writer
The clock is ticking at Aspen's old
Christmas Inn — literally.
Construction workers there are
bustling faster than Santa's elves
these days, preparing for the lodge's
rebirth as the Annabelle Inn in mid-
January. ' I
Evidence of a new life for the old
lodge is visible above the construction
fencing that surrounds the site at the
corner of Main and Second streets,
particularly on the clock tower.
A new lighted timepiece displays
the correct hour more than twice a
day. The old clock on the Christmas
Inn was frozen in time — it hadn't
worked for 20 years, said Dennis
Chookaszian, a part-time Aspenite
whose family purchased the lodge in
1999.
Still to come is a rebuilt, carved
figure of the old man who has tradi-
tionally perched alongside the clock,
an antique ski in his hand. No one's
sure if he was supposed to be Father
Christmas or Father Time, but he will
be back in time for the Annabelle
Inn's Jan. 15 opening, Chookaszian
said.
Everything else must be ready, as
well. The inn already has guests
The clock and the figurine are rem-
iniscent of the Christmas Inn, but visi-
tors won't recognize much else in its
reincarnation as the Annabelle Inn.
It is virtually all new, inside and
out. When the Christmas Inn was built
in 1950 or thereabouts, it boasted
eight rooms. By the time the
Chookaszians took it over, it had 27
drafty ones. The place had seen better
days.
The new owners closed the lodge
in the fall of 2002 for redevelopment.
Two years and two contractors
later (the first defaulted and filed for
bankruptcy), the Annabelle Inn is
essentially a brand-new lodge. Per-
haps 20 percent of the prior structure
remains, Chookaszian guessed.
And, unlike any other local hotel "
project undertaken in recent years, the+
Annabelle Inn has eschewed the time-
share/fractional ownership approach
to redevelopment. It's just a standard
lodge.
Its redevelopment, for a sum
Chookaszian would only describe as
"too "much," .won't be recouped
through the investments of timeshare
buyers.
"The economics of a fractional or
timeshare are probably better than
doing a lodge," Chookaszian admit-
ted. "The economics of the site would
have been better just tearing the old
lodge down and building condos."
But for Chookaszian, a Chicago
Dennis and Karen Chookaszian
anticipate next month's opening of
the Annabelle Inn on Main Street.
Aspen Times photo/Mark Fox.
engineer who first visited Aspen in
1962, a ski lodge is what he envi-
■ see Annabelle on page AS
Monastery to host, sleigh rides
By Naomi Havlen
Aspen Times Staff Writer
Since it's lovely weather for a
sleigh ride together, Capitol Peak Out-
fitters is offering horse-drawn sleigh
rides at St. Benedict's Monastery in
Old Snowmass this winter.
John Howe, president of Capitol
Peak Outfitters Inc., got approval
from the Pitkin Board of County
Commissioners on Monday to go
ahead with sleigh rides. Howe will
run no more than two rides per day,
leaving from the large red barn on the
monastery's property and riding
through meadows and basins to the
monastery.
"We've been kicking around this
idea for a couple of years," Howe
said. "The monastery is really pretty
and at the bottom of a big basin with
all of the bluffs in the area to look. at,
so it's perfect for sleigh rides. It's not
too cold, either."
Howe and Capitol Peak Outfitters
have set up a tent with a wood -burn-
ing stove and hay bales to "sit on for
one end of the ride, so customers can
have coffee, cocoa and cookies before
heading back to the barn.
The monks at the monastery were
pleased with the plan, Howe said,
since they're happy to let the public
know where they are and about their
picturesque buildings.
St. Benedict's Monastery was
founded in 1956 and typically has
between 15 and 18 monks, according
to its website, www.snowmass.org.
Capitol Peak Outfitters runs fishing
trips, horseback riding and overnight
pack to
s. on=quare miles of the
� -
Capitol Peak area, including Dinkle
Lake and Mount Sopris. Howe said
the sleigh rides are a way to extend
winter business, provided that the
'snow is deep enough to support the
sleighs.
Right now about 16 inches of snow
is in the meadows at the monastery,
he said.
"We'll be cruising up there for
good views of the monastery, which
looks impressive when it's covered in
snow," Howe said.
The Snowmass/Capitol Creek Cau-
cus expressed some concern about the
noise of the operation, but basically
told the Pitkin County Community
Development Office that it would
defer to the judgment of the monks.
They requested that no alcohol be
■ see Sleigh rides on page AS ,
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CONGER FULLER ARCHITECTS
710 DURANT STREET
ASPEN. COLORADO 81811
303/825-3021
128 WEST COLORADO AVENUE
SUITE 108, BOX 1529
TELLURIDE, COLORADO 01435
303/728-0104
LEGEND
ZONE 1
EXISTING MONASTERY
EGGERY
GATE HOUSE
RECEPTION AREA
ZONE 2
RETREAT HOUSE
ZONE 3
RANCH YARD
ZONE 4
FARM HOUSING
GOBBO PROPERTY
SCHOOLHOUSE
ZONE 5
FLATTOP HERMITAGE
ZONE 6
McCARTNEY HERMITAGE
ZONE 7
GATES BARN
®SEVERE FIRE ZONE
MEDIUM FIRE ZONE
GLOW FIRE ZONE
— —ZONE BOUNDRY
APPROX. PROP.
BOUNDRY
ST, BENEDICTS
MONASTERY
T A VA
CLIENT PPRO : L
REVISIONS
All designs, Ideas, arranga iente and
plane Indicated by these drawings and
epeclficatlons are the property and
COPT g
I ht of the Architect and shell
e
n Ither ba used on en other work nor
y
n' r For be used b • a other arson o d
s 3 p ^y
use whatsoever without written perm166lOn.
LLkltten dlmenelone ehdll takep recedence
over scaled dimensions and shall be
verlfled at the Job site. Any dimensional
discrepancy shall be brought to the
attantlon of the ArchitectP rlor to
comment t of w k
amara r
o
PROJECT NOa7001
DRAUJN BY
CLIE CKED BY
156UE DATE Oa SEP ea
FILE NAME
SHEET TITLE:
DEVE NT MASTER PL N
LOPM E
SCALE: 1:10000
SHEET NO: