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HomeMy WebLinkAboutBOCC Packet 10272010 Celestial Land CompanyAGENDA ITEM SUMMARY TO: Board ofCounty Commissioners Regular Meeting — October 27, 2010 THRU: Cindy Hoube"n; Community Development Director FROM: Suzanne Wolff, Senior Planner RE: Celestial Land Company Appeal of Staff Approval of Roaring Fork Land & Cattle Company Landscape Plan SUMMARY: The Appellant is appealine the Communit}� Development Department�s approval of a landscape plan for the landscaping along Maroon Creek Road on the Roaring Fork Land & Cattle Company (RFLCC) propercy. The Appellant asserts that the approved landscape plan is not consistent widi the representations made during the land use review process regarding the preservation of v iews from Maroon Creek Road inro Uie irrigated meadow. 7 he BOCC continued this item on September 22, 2010, at the request of the Applican[ [9/23 srqf'f inemo und resolutiorr are allacl�ed OR please bring !he 9/J3 packel if i�ou did no! return rt to stafff. The oniy new information submitted subsequent to September 22 is the attached letter from James and Katharine Bulkley. APPELLANT: Celestial Land Company, represented by Stan Clauson PROPERI'1' OWNER: Roaring Fork Land & Cattle Company, represented by Glenn Hom LOCATiON: Maroon Creek Road & Bulkley Road ZONING/LOT SIZE: The RFLCC parcel is zoned AR-10 and contains 184 acres. RECOMMENDATION: Staff recommends that the BOCC deny the Celestial Land Company Appeal of the RFLCC landscape plan. Provided Separately 1. September 22, 2010 staff inemo and draft Resolution JAMES AND KATHARINE BULKLEY 160 Bulkley Drive Aspen, CO 81611 September 17, 2010 Pitkin County Board of County Commissioners 530 E. Main Street, 3rd Floor Aspen, Colorado 81611 Re: Pritzker Landscaping To Whom It May Concem: This letter is conceming the Tom and Margot Pritzker's landscaping. We value the views of the irrigated meadow as do others traveling on Maroon Creek Road. The Pritzker fauiily indicated to us when they were in the land use review process that views af the meadow would not be iost by too much landscaping. The new trees, which have been planted, will not block views of the meadow from Maroon Creek Road This is consistent with representations made by the Pritzkers and their representatives. Please contact me at (231) 386-5117 if you have any questions or concems. Thank you. Sincerely, �� 7a�ines Bulklev ����nc � i�.��a G Katharine Bulkley l` cc: Glenn Horn, vra emarl �����11 � l� l�'i T�: B�ar� �f ��ut�t�r �ammissi�n�r� ��gu��� 1�'I���tt�� — ���#�m��r ��, �� 1 � �= �� � . +I'�I�U: �i��� H�u��n, �mmunrt� T��v�l�pm�t�t I��t'��#�r F��Il�if �����t�� ��lff, ��ni�r Flanner l� F ��l��ti�l L�an�l � �m�an� � p��al �f �taf� � p�r'�v�l �f l���rin� F�r� I�an� � �attl� �����n�r L�r�dsc��e �lan ��TIV�[MA�Y: Th� A��� t ��n� i� a�p�alin� th� �`�m��� ��y ��v�la��n�nt ��partm�n� } � agpr���.l ��' � 1an����p� p l�n �`�r �h� I�r�������n� ����� M_ar��n �r��l� I�aa� �n th� F���r`i�g ���`l� L��t��l ���#t1� �a�m��n� �F�FI��`�� pr��er�t�r. 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J. o . �� " ' �. ���� , ; -� � � ,. � � e a : "'t_�,::, \� .. �� � �,:�;� e �, �',�>-,., � �� - -.x , �'�e•e� .R . . �• . . �' . � � � ;. ,� � i � � � �� �� V �� �� � /\1 \W I i� � � s � � � i _ — o � 0 0 � I w �� 4 � g I W � z � m �� � �AE 9 a ' �f/1 EN �lA � I tl?aQW M� wo€g3 aos�: � - - �I, II I� ,i ;� i' , �' ,i o' � m a � _� � 8 i � ° �— i i E �' _ � - g� — �€�� _ �^ �=a_ I i RESOLUTION UPHOLDING AN APPEAL BY CELESTIAL LAND COMPANY OF THE COMMUNITY DEVELOPMENT DEPARTMENT'S APPROVAL OF A LANDSCAPE PLAN FOR THE ROARING FORK LAND AND CATTLE COMPANY BOCC REGULAR MEETING OCTOBER 27. 2010 EXHIBITS SUBMITTED DURING THE MEETING EXHIBIT 1 Email from Glenn Horn to Charlotte Anders, Phylis Mattice, Suzanne Wolff, Patti Clapper, George Newman, Michael Owsley, Rachel Richards, Jack Hatfield and Stan Clauson dated October 26, 2010 with the following attachments: Memo from Fred Smith, project manager for Roaring Fork Land and Cattle Company to the BOCC re: Celestial's appeal of RFLCC Landscaping • Letter of support for RFLCC from Jerry Murdock (JM Skyways, Inc.) of 120 Bulkley Drive Letter of support for RFLCC from Bruce Carlson of 2767 Maroon Creek Road EXHIBIT 2 EXHIBIT 3 Presentation read by Jack Kaufman, representing Celestial Land Company. Letter dated October 27, 2010 from Arabella and Jason Beavers submitted by Stan Clauson EXHIBIT 4 Exhibits submitted by Glenn Horn regarding maps shown as Exhibits 1-10. Only maps 1, 3, 5, 6, 8& 9 were shown in meeting. Others are marked back-up and can be obtained from Mr. Horn. EXHIBIT 5 Letter with attachments dated October 27, 2010 submitted by Patrick McAllister, attorney representing Roaring Fork Land and Cattle Company and addressed to the BOCC, Cindy Houben and Suzanne Wolff. EXHIBIT 6 EXHIBIT 7 Emails between Susan Pearson, Suzanne Wolff and Stan Clauson read aloud by John Fognani, counsel for Celestial Land Company. 2 Maps shown by Glenn Horn: • RFLC Holding LLC — Landscape Plan dated 3/31/06 — showing Landscape Envelope 3. . Maroon Ranch — Landscape Permit Set dated 06/24/09 — showing Bid Set Plan List EXHIBIT 8 Map drawn on by Commissioners to show tree removal (Exhibit to final Resolution) Fred Smith 645 Pineneedle Drive Grand Junction, CO 81506 To: Pitkin County Boazd of County Commissioners Date: October 25, 2010 Re: Celestial's appeal of RFLCC Landscaping Deaz George, Rachel, Mic}�ael, Jack and Patty: I have served as the project manager for the Roaring Fork Land and Cattle Company ("RFLCC") from the inception of the project on Mazoon Creek Road. I wish to clarify for the record some misconceptions and misinformafion contained in the Celestial appeal of the RFLCC landscaping along Mazoon Creek Road and provide you with an chronology surrounding landscape plans and build'u�g pernuts for the RFLCC project. Beginning in June and July of 2007, ongoing discussions with Staff and RFLCC representatives, conceming landscaping along Maroon Creek Road, began. These discussions included G1enn Horn, RFLCC's planner, Debbie Nevins, the landscape azchitect for the project, and Suzanne Wolff and addressed the landscaping along Mazoon Creek Road. It was agreed upon, between Suzanne Wolff and Debbie Nevins, that changing the conceptual landscaping from Aspen, cottonwoods and shrubs to Aspen trees and lilac bushes was appropriate and met the spirit and intent of the conceptual landscape plan approved in the 2006 Land Use Application. Debbie Nevins sought to further refine the landscape plan by including oak trees in place of the lilac bushes. Pitkin County Staff did not feel that was an appropriate modification. In August of 2007, Shaw construction, the builder for the RFLCC project, went to the Building Dept. to secure its first permit which was for an access permit for the main driveway. At that time, Shaw Construction's representative brought with him the Land Use Resolution for the 2006 approval along with the access permit set which included all the landscape plans for the property including the landscape plan for the house, cazetaker unit and barn, as well as the landscaping along Mazoon Creek Road. He was told at that time that it was not necessary to submit the landscape plans for an access permit. Instead, he was told that each landscape plan should be submitted and would be reviewed along with the par[iculaz building permit application. For example, the landscape plan for the cazetaker unit was to be submitted with the individual building permit for the caretaker unit. The access driveway pertnit application reflected that we had complied with the land use approvals Following this directive, submittal landscape plans were included with the Building Permit Application for the main house, the barn and cazetaker unit. There was, however, no Building Permit associated with the landscaping along Mazoon Creek Road, Since no formal Building Permit Application was sought for construction along Mazoon Creek, it was assumed that submittal landscape plans along the road showing the change to Aspen trees had been adequately addressed and therefore, a few yeazs later the plantings, per the revised plans, began. Dear Board of County Commissioners: I am a member of JM Skyways Inc., the owner of property at 120 Bulkley Drive. As a long time adjacent property owner to the Roaring Fork Land and Cattle Company property, I am very familiar with the meadow on the property and its scenic value to the neighbors and the community. I have reviewed the Roaring Fork Land and Cattle landscape plan for this area and observed the plan's implementation. I believe that the Roaring Fork Land and Cattle Company and County Staff have come up with a landscape plan that is sensitive and appropriate for the property, including neighboring properties. I urge you to support the StafPs position and to deny Celestial Land Company's appeal. EXHIBIT Jack Kaufman � � P.O. Box 9715 / e—a � Aspen, CO 81612 ' ibkaufman2�sooris.net October 27, 2010 Thank you commissioners for this opportunity to review the submittals by RFLC and show you exactly why the landscape plan should never have been approved and why you should order the trees planted along Maroon Creek Road to be removed. I want you to understand the context from which I speak. Yes, I have helped Celestial Land Company in its planning process. That is not the only reason why I am here today. Except for a few years in the service and some other mostly �ob related time gaps, I have been fortunate enough to live south of the subject property on Maroon Creek Road since the winter of 1963/4. I served on the county planning commission in the early 90's with Suzanne Caskey, another Maroon Creek valley resident and we were both involved in the early Maroon Creek/Castle Creek Master Plan and the AACP formation. I mention Suzanne because most people thought we were "polar opposites"...she being for more government control and myself being the "ultimate free market guy'. Sure we differed on some issues, but we agreed on many more, and we were in total agreement as were the rest of those folks at the time on the importance of preserving views. In fact, one of the most often discussed parcels was the parcel subject to today's hearing and the great open view of the meadow. If Jack Hatfield were here, he would remember that at that time, the planning commission was really two bodies, one, "caseload", chaired by Jim Rieser for many years, dealt with submittals, applying the code, struggling with all the interpretation and fairness issues that are typical. The other, "long range" was focusing on master planning issues. I am not sure if you more recent commissioners remember this but Rachel probably does. We met as a combined group almost monthly to share ideas and discuss potential problems and pradical solutions. The interaction was valuable for both groups. For example, instead of a"draconian" don't develop in the meadow rule that penalizes landowners and would be perhaps unconstitutional, we discussed and sought to encourage incenhves for landowners to build in treed areas and debris fans with proper protective engineering in order to protect and preserve agricultural land and valley floor meadows and views. Those concepts and objectives are embodied in the immediate past and current planning codes and regulations. That brings us to the focus of today's protest. Permit me to quote only 4 sentences from Glenn Horne's letter of Sept 7, 2010 to you. Page One "The up valley end (south) of the meadow is visible from motor vehicles and bicycles traveling on Maroon Creek Road". Page Two "The applicant is not seeking to screen the meadow from the Road"... and then goes on "the Plan is designed to FILTER views of the proposed house from Maroon Creek Road"...part of the 2006 land use application. Permit me an aside. The word "filter" means to screen and/or separate. I submit that you will see that it is impossible to "flter" or screen views of the house above the meadow from Maroon Creek Road without screening the meadow view from the road. Page Three "Public views of the meadow from motorists and bicycle riders in both directions have been preserved. Page 1 of 5 LeYs look closely at the Attachment 7, Tract 1 Landscape plan submittal from 2006 and then the drawing labeled L 350, dated 6/24/10 but not submitted until September 2010 and see if the deeds memorialized on those plans and the present plantings match Mr. Horne's words. Attachment 7 shows in Pink, 4 building envelopes...the large one at the top is for the approximately 15,000 square foot house, and next to it is an accessory building envelope not presently under construction. The odd shaped one contains an approximately 8,000 square foot caretaker/ barn maintenance complex, and the one at the entrance to Bulkley Road has an approximately 2,000 square foot barn under construction. They are all in the trees, and they are all in areas impacted to varying degrees by debris flow per studies done both by RFLC and by CLC which sold RFLC to its present owners. The placement of the house not only put it in the best view location on the property but coincided with the community goal of not developing housing in the meadow and the regulations allowing development on a debris fan with an engineered plan. In essence, that was the "DEAL", buildings engineered in debris fans but no buildings in the meadow and the view of the meadow preserved Several years ago, the commissioners turned down a plan that would have developed houses in the meadow presented by Buck Deane who controlled the property at that time. Meadow and Meadow view preservation was important then and it is important now. On RFLC Attachment 7, I have used green to highlight RFLC representations of trees along Maroon Creek Road. I have used orange to locate the 129 trees proposed, and especially the 51 proposed, and RFLC would say "approved" along Maroon Creek Road. They were Aspen and Cottonwood Mixed. I have used orange to mark the 585' long picture window to the meadow along Maroon Creek Road. Please note that in this whole picture window, there were only 3, that's right, three mature single trunk Cottonwood trees interrupting, or screening if you want, the view of the meadow not counting about 3 small scrubs. Their location at 305, then 396, and then 438 feet from the tree cover at Bulkley Road is important, as you will see. They are old trees, and their leaf cover is above eye level as you ride down the road...you see under it If anything, they put the expanse of the meadow behind it in focus versus obscuring it. The county rules required submittal of a final landscaping plan prior to construction but this was not submitted timely as Stan stated. Thus, for discussion purposes, Attachment 7 is in the nature of a"preliminary plan". This preliminary plan should never have been approved simply because the words of Glenn Horne quoted above do not match the deeds depicted on the plans and are in direct conflict with 7-20-130(b)(4)..."landscaping shall not be used to mark or enclose the boundary of a parcel or to privatize an otherwise public viewplane". The proposed plantings both enclose the boundary, although offset from the edge thereof, and definately and more importantly "privatize an otherwise public viewplane" and this should not happen...especially to a public viewplane existing for many years on a scenic road corridor. Looking at Attachment 7 for a moment, moving from north to south, a gap that measures 58 feet is blocked or screened, then trees are proposed eMending north closing the window, the trees placed in the middle of the window, then trees extending from south to north further closing the window. Closing the window, of course, privatizes an otherv✓ise public viewplane. The picture window measures 585 feet. That closing, a deed inconsistent with the words in the application and the regulations, is one material misrepresentation or a total inconsistency between the words written and the deeds proposed and now executed, whether inadvertent of not which allows the commissioners to correct this bad mistake and reinforce the concepts you dramatically enforced in Divide Creek several years ago by requiring trees to be removed Looking at Attachment 7 more closely, the plan shows 51 trees that screen the meadow from the road traveling viewer. Thus even in the first submittal, the deeds did not match the words and if the applicant truly did not intend to "screen the meadow from the road", then they inadvertently made a bad staA at achieving that goal. When the road viewer is travelling north, Page 2 of 5 back to town from Maroon Lake, the traveler comes around the gentle curve just before Bulkley Road, and as the trees at Bulkley road end, the eye follows the purple line at least 1500 ' down the meadow south to north...it's actually about 2000 feet. Notice in this plan, that line of sight has been totally screened. There is'no more view of the middle and north part of the meadow. The incredible vista view of the whole meadow viewed thru the 585 foot window is proposed to be replaced by chopped up fragmental views of grass patches. Look at the 15 year old tree representations on the screen, viewed from this beginning point of the window, and with the tree heights, one will be lucky in a few years to even see the cliffs and lift towers on Buttermilk Mountain much less the view down the ridge to the Roaring Fork Valley floor and the ridge intersection with the east edge of Red Mountain. That vista, commissioners, that is what the planning process is supposed to preserve, what the regulations require, and why the applicant got permission to build in a debris fan versus the meadow. Mr. Horne cleverly states, the view of the south meadow is preserved while not stating that the middle and north is severely impeded and only by "stopping the bus" to peer through a"view corridor" will a visitor ever get a full view of even the south meadow. But they got better at screening, blocking, impeding, "filtering the views of the proposed house from Maroon Creek Road," or whatever you want to call it, and the view is vastly diminished and as the trees grow and spread, the view will diminish more and more every year. Looking forward is often the unenviable task left for the commissioners as is the case here today. Despite the clear requirements of its permit approval, this highly sophisticated applicant with numerous professional advisors and planners failed to comply with the code and submit timely a landscape plan as Mr. Clauson has pointed out. Yet, they proceeded to plan and install a pond, a sophisticated pumping station (and put in a submittal for it), install thousands of feet of water lines and control lines, berms, and much of it paralleling Maroon Creek Road. They placed hundreds of stakes all along those water lines lines in the spring of 2010 in the 585 foot window. Like a dummy, I assume they probably are planting per the approved plan, about 50 trees and some low shrubs. In about 2 days, the first 50 trees appear right here and they are pulling stakes and replacing them with trees indicating the planting of a solid line of trees from Bulkley Road on to the north. The staff is asked about an approved plan by CLC and myself thru Mr. Clauson. First, it is yes, they have an approved plan and then no they do not. Planting continues. It is pretty obvious that RFLC has a plan even if the county does not. We then protest. About a month later, we are given a plan about a week after they have started planting again We are told 12 trees were removed. A gap about 20 feet wide was left apparently to create a"view corridor". Now, I have to ask you commissioners to consider this conundrum...the existing view was unimpeded, but now we should be delighted with a"view corridor" because the view has been otherwise blocked, filtered , screened or whatever words you want to use to describe it by RFLC plantings? In plain English, the need for a"view corridor" existed because the view was blocked...and blocked by the applicant contrary to planning goals, and contrary to regulations, approval or not and that is why we are here. PART TWO of the protest is the L 350 plan. Let's look in detail because as we all know the "devil is in the details". First, while we know Aspen trees generate suckers and additional trees sprout in the groves, these trees multiplied from 51 to 141 trees planted in the same space without even a season to root. 90 more trees than shown on Attachment 7, almost 3 times the number in the original plan. The applicant would seem to be getting better at "not seeking to screen the meadow from the road"....but I am not quite sure how. I am sure that I at least, hoped for a code compliant succession to the preliminary plan that in a final approved plan would lessen the number of trees and lessen the "privatization of a public view" which plan did not show up. Page 3 of 5 .�._ Instead, the plan got worse and became more unacceptable and more contrary to the rule and regulations but somehow, due perhaps to the persuasive talents of Mr. Horne was approved by staff. Let me ask you to climb in the RFTA bus with me and travel north to the lake at the bus speed of 25 MPH....and at 25 MPH, every second, you will travel about 36 feet. As we come [owards the meadow, you will notice that I have marked each tree trunk in the northern most "canopy area" and notice that there are significant windows even before you get to the big window...20", 58 feet, 26 feet, 34 feet....but oops, those views have been blocked by plantings...even though at that level riding in your car, you can see into the meadow and this is even more true from the higher bus seat. Now we come to the "big windoW'...585 feet that gives you a 1625 second view, a decent time to absorb the totality of the southern meadow view, but oops, the opening is 4 seconds and then looking at the size of the trees on the screen in 15 years, you are blocked for 6 seconds, and then if you crank your head hard right, you get 2 seconds of a narrow slice of ineadow. Those are your "view corridors" to the south end of the meadow Mr. Horne references. Notice that the depth of the planting of 63 trees in the middle of the window is such that it screens the view of the caretaker barn complex and the new barn. Coincidence? Hardly. Part of the magic of this view provided by the 585 foot picture window is the time the traveler has to absorb it and that has also been stolen away from the traveler. But heck, you can see the whole meadow on the way back from the lake, right� Wrong. Before we get back in the bus and head down from the lake, a few details should be pointed out. The sophisticated planners of RFLC sold the staff a bill of goods. See the orange X, that tree is gone. See the two orange dots without black circles, those trees are there. They are about 12 feet apart. There is a 20 foot space between this one and this next clump ..a supposed "view corridor" where trees were removed. Come on folks, conservatively, in 15 years, the tree branches will extend out at least 6 feet from each tree and the 12 foot spaces will fill in and the 20 foot corridor will be an 8 foot spy hole and at 25 MPH, that view corridor will only last 1/4 of a second for a viewer. But as you can see from your seat in the bus moving north, effective view screening was planned even more deliberately, as you note that on the view line from what was the first great view of the whole middle and northern meadow, a group of three trees blocks that view. The group of 63 trees here blocks that view north. 5 seconds later, crank your head hard left for a 2 second view of a slice of the south meadow, 5 more seconds, and you have a 4 second view of the 15,000 square foot, 150 foot long house and yes, you are looking right at it. The simple point is, you will see it from anywhere through that 585 foot picture window and screening it at Maroon Creek Road is totally inappropriate much less against all the planning concepts embraced by this county. No, it doesn't look too bad today with the little trees, but focus on what the grown up trees will do to the view. At the noRh end, again, the gaps in these trees that gave the last glimpses of the meadow have been filled. The Deeds belie the Words. Per Mr. Horn's "three quotes"...yes, the south end of the meadow is partially visible from selected locations for a few seconds moving north to south and for less than 2 seconds moving south to noAh. Unacceptable. Next, his statement was that the "applicant is not seeking to screen the meadow from the road." Well, maybe they weren't seeking that, but the applicant has thoroughly done so and definitely more so in the future, whether purposefully or inadvertently and you commissioners are the judge of that, and can fix their mistake by ordering the screening trees removed in either event. Page 4 of 5 And lastly, it is just incredible or incredulous that Mr. Horne would state with a straight face upon planting 141 trees in patterns and a manner that screens and obscures the views, that "Public views of the meadow from (or for?) motonsts and bicycle riders in both directions have been preserved" when it flies in the face of common sense and visual examination ...especially when simply imagining more mature trees in a few years. It is unimaginable to me that this community leadership could urge and authorize spending $15,000,000 on the Droste property, with a large portion of that $15,000,000 ceRainly applicable to preserving the important views within the County, and at the same time allow this crucial one of a kind view of the Maroon Creek valley, a crown jewel of the Pitkin County landscape to be lost. It would cost nothing to preserve this view and none of us, visitors, residents, county decisions makers can afford to lose it. I ask that you restore the viewplane from Maroon Creek Road by ordering the removal of the 141 trees identified. Thank you. Jack Kaufman Page 5 of 5 Arabella & Jason Beavers 3127 Maroon Creek Road Aspen 81611 Wednesday, October 27, 2010 To whom it may concern, � EXHIBIT � `J /� -,� �-iC� We have lived on the Maroon Creek Road for 5 years now, and love living in this spot for the beauty, serenity and magnificence of the location. Part of the joy is the drive and bike ride to and from our house along the Maroon Creek Road. My Husband and I have always loved the view of the meadow that leads your eye up towards the cliffs of buttermilk. We used to love seeing the horses running through this meadow - a more Colorado scene could be not be found than this glorious meadow on a summers afternoon. However, we are sad to say that the meadow is now not visible as it used to be as a result of the Aspen trees that have been planted by the new owners of this land? Although these trees are juvenile - I am an avid gardener and am aware that these trees will grow to be large specimens within a very short period of time - therefore will eventually block the view of this meadow - which seems such a shame to lose this gorgeous scene. My question is why would anyone want to change perFection?? This meadow was such a treat to behold - and many times I would see cars stopping to take pictures of this meadow and it would seem a glorious point of interest to not only residents along this road - but to the many visiting guests who use this road to access the Maroon Bells during the summer months and use the shuttle buses to do so as well. I understand entirely that the new owners of this land would like to make it their own - and I totally respect that. But at the same time, it would seem to be so sad for the view of this meadow to be lost to so many who adored it as much as we all do. I am hoping that there will be a solution for everyone, a way in which we can have the meadow view and the owners can have the landscaping that they desire - but I must admit I would welcome the return of the glorious meadow - with its galloping horses and the unique scenery that we held in such high regard as this meadow. This is god's glorious counfiry - and i feel that such beauty should be shared and adored by many. You in hope, �. � �� Ara ella & Jason Beavers EXHIBITS FROM GLENN HORN FOR BOCC MEETING October 27, 2010 EXHIBIT � �� a � i •' -/( ! ` –_x � KOARING FORK LAND & CATTLE COMPANY (RFLCC) Exhibit #1: RFLCC: T Lazy 7 Meadow and Aspen Trees Exhibit #2: RFLCC: T Lazy 7 Meadow and Aspen Trees —� 4-t �-l'e "b J� Exhibit #3 Exhibit #4: Exhibit #5 RFLCC: Bulkley Drive and Maroon Creek Road Cottonwoods "A" RFLCC: Bulkley Drive and Maroon Creek Road #`B" —� r RFLCC: Maroon Creek Road Cottonwoods just up-valley of 8178 Exhibit #6: RFLCC: Maroon Creek Road Service Berry Shrub with Tiehack in background Exhibit #7: RFLCC: Maroon Creek Road Cottonwood next to Meadow i',_, � Exhibit #8: RFLCC: Mazoon Creek Road New Aspens planted pursuant to Final Plan Exhibit #9: RFLCC: Maroon Creek Road New Aspens planted pursuant ro Final Plan , � Exhibit #10: RFLCC: Maroon Creek Road, 12 Aspen trees transplanted pursuant to Staff direction � ,,.�,c- }-�. �- � �� _T � � , .� : . � , - �►-� ,_ �.`" - ,� `--� -, . �, �•',':"' � � �fi, Y `�-- `�,� • �.i. ,=�.;,.�'`'.�„ _ -t , . _. _ _ _,� = "�" a z: . m � - •� {� � .� � � � , • .� f � ! fC' y ' � I � � �. � � '! � c � �`� L , ..I� � V � I.a M �1 _�� = � s�� �:�� �._ � sa'..._ �;� � P > � ..� ,� .s �� _,�`�!� ♦• � � _��, �� '� "� � ; �;i � `-r: � +. °� �° � � `� _ '" x��4'� r v __ +'s , i a� �� ��� __� � � ��;� , . �.. , _ ., . zp � !; n �� � { � ° � .y � �,J _ P A ��.�.iL'M1.IS `� � � 'r� ' �1 : � �, i r � # , "N1i ' �� .:�;�r �k. , y�.�,��: ,�pt �� i p �� . �,C' rq. ..`' J } �/ �r' �� �� � i.V4 V.. 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J � � X � � R, .. � V �' � � 'wl � � �y � : . :._ � rt A�y: 6 '*�f ._ 4 ➢ ,�j.�, * '�. , _.. .� . ..3e.� .�°' � e . o � , r � � ��� � � ��' � F� r ��, Jry1 ,� -,� � ; , v� � � * �i i' >'",� � � � .. .'��ti.P � , °e1 'u' �. ✓ 5 � ya+ '� ' �. '� . " �SiM �,r✓�' YI ��A � 1 p � _ �`�. . �,_ „y s '� � �, . �-���':� � ��� �' � �•5��r x � „�,�� ��� ' �� ��.� t � �� .. . . s w ' - � �'�' �` +� �� �� . < f ..= . . ': i , .%, .�r r R .tid ��( S . �, 3 u�� d , �1L� .�, . 1' � Y � � { „_ x _ .�c. 1 s; � �tYA '4�!�' . ` ; y :. f � } ; y, . � .� j a , ��l�� � f � i i � •}� � '�" C� q ^ t �{. ��) l.� �v ._J:� -'� .,�.:i �1 ,j ° ... EXHIBIT �� ��� .�n —�L GIDEON I. KAUFMAN• HAL S. DISHLER •' PATRICK D. MCALLIS7ER • usowxrtreomwwn,wo •• PLS�ROMfTFAMTE%RS 315 EAST HYMAN AVENUE SUffE 305 ASPEN,COLORADO 81611 October 27, 2010 Pitkin County Boazd of County Commissioners Atten6on: Jeanette Jones, Clerk 530 East Main Street Aspen, Colorado 81611 Cindy Houben Community Development Director 130 S. Galena Street Aspen, CO 81611 Suzanne Wolff AICP Pitkin County Community Development 130 S. Galena Street Aspen, CO 81611 Re: Celestial L.and Company/Roaring Fork Land & Cattle Co. Dear Commissioners, Cindy and Suzanne: BROOKE A PETERSON OFCOUNSEL TELEPHONE (970)925�8766 FACSIMILE (970)925•1090 This firm represents Roaring Fork Land & Cattle Co ("Roaring Fork"). Celesual Land Company ("Land Co.") attempted to submit a Notice of Appeal of Roaring Fork's Final Landscape Plan for landscaping along Maroon Creek Road. Roaring Fork provided a preliminary response dated September 7, 2010 and hereby provides the following supplement to that response. I. Land Co has no right to appeal the County StafPs administrative decision regazding landscaping. Sections 3-300, 4-160-10 and 5-210 of the Pitkin County Land Use Code in effect prior to adoption of the 2006 Pitkin County Land Use Code govern appeal rights in this matter (the Code in effect prior to adoption of the 2006 Pitkin County Land Use Code is hereinafter referred to as the "Vesting Code" and the 2006 Pitkin County Land Use Code is hereinafter referred to as the "New Code"). LAW OFFICES OF KAiJFMAN, PETERSON & DISHLER, P.C. � Article 300 of the Vesdng Code deals with land use standards. Section 3-300 of the VesUng Code concems appeal of a development order. Since development application or development order is required as part of administrative approval of a landscaping plan, Land Co's attempted appeal is not appropriate, as an appeal of an administraUve review under section 4-30 (building pernut review) and 4-40 (administrative review). Copies of Sections 3-300, 4-30 or 4-40 of the Vesting Code are attached hereto as Exhibits A, B and C respectively. Article 3 of the Vesfing Code deals with procedures. Section 4-160 of the Vesdng Code concerns appeal of a development order. No development application or development order is required as part of administrative approval of a landscaping plan. Administrafive approval of a landscape plan does not fall under the types of development applications covered under Article 4. A copy of Section 4-160 of the Vesting Code is attached hereto as Exhibits D. See Exhibit C, Section 4-40. Article 5 of the Vesting Code deals with submissions contents for land development applications. Section 5-210 of the Vesting Code concerns appeal of development orders. No development applicauon or development order is required as part of administrative approval of the landscaping plan. Secfion 4-160 of the Vesung Code is attached hereto as Exhibits D. See Exhibit C, Section 4-40. Without valid authority under the Vesting Code, StafP s administrative approval of the final landscape plan is not an appealable decision. Therefore the Boazd of County Commissioners ("BOCC") has no jurisdiction to consider Land Co.'s attempted appeal and we respectfully submit that it should be dismissed. Even if the BOCC is willing to consider the attempted appeal, the Vesting Code requires that the appeal be filed witlun fifteen (15) working days of the decision. The final landscape plan was approved on June 28, 2010. Land Co.'s appeal was not filed until July 20, 2010. A count of the working days shows that this is in excess of fifteen (15) days. July 19, 2010 was the last working day on which the appeal could be filed assuming there was a right to do so, which we submit did not exist. Again, having not filed in a timely fashion the BOCC has no jurisdiction to hear the attempted appeal. An examinauon of the Land Co.'s appeal reveals that the Land Co. incorrectly cites the New Code as the basis for its attempted appeal. See the July 20, 2010 Notice of Appeal by Stan Clauson on behalf of Land Co., attached hereto as Exhibit E and the September 10, 20101etter from John Fognani on behalf of Land Co, attached hereto as Exhibit F. In fact, the Vesfing Code expressly governs in this case. On July 25, 2006, Roaring Fork received approval of its Land Use Application, see Land Use Apptoval Determina6on No. 37-2006 (the "Approval") attached hereto as Exhibit G and incorporated herein by this reference. The Approval was given under the Vesting Code. The New Code states that development applications, such as the one submitted by Roaring Fork, and finally approved by the County, shall be governed by the Vesting Code. See New Code Page 24, Secuon 1-100-1Q attached hereto as Exhibit H. The Roaring Fork Land Use applicaUOn was deternuned complete prior to July 6, 2006. See the Approval at Page 1, Pazagraph 5 attached hereto as Exlribit G. See also April 17, 2006 deternunadon by Pitkin Counry Community Development Department stating that the Application is complete attached hereto as Exhibit I. The Approval at Page 5, Pazagraph 21 states that statutory and vested rights aze granted subject to secfion 4-140 of the Pitkin County Land Use Code and C.R.S. 24-68-105. If the BOCC deternunes to allow the attempted appeal submitted by Land Co. then Roaring Fork, without waiving any rights, hereby submits the following supplemental response. 2. Land Co. asserts that County Staff issued a Building Pernut without a final landscape plan as required under the Approval, and retroactively approved a final landscape plan not consistent with the conceptual landscape plan. This is not accurate. Roaring Fork followed the County procedures and policies concerning submission of landscape plans along with building pernut applications. Administrative review by the County was compliant with its policies and procedures. Nothing was retroactively approved and refinements to the conceptual plan were properly made under administrative decision by County staff. There is no right to public hearing under administrative review and approval of landscape plans. It doesn't matter whether the administrative approval of landscaping occurred at the outset of the project or at some later time since the outcome is the same. It is important to understand certain facts. When Roaring Fork submitted its first building pernut application, the driveway access pernut, they also tried to include with it all landscaping plans, including the landscape plan along Mazoon Creek Road. They were told at that time by County staff that they did not need to submit any landscape plans at that time since review of a given landscaping plan is undertaken with the building pernut application for the improvement associated with that landscaping. For example, when the building pernut for the main house was submitted then the landscaping associated with the main house should also be submitted with it. The driveway access pernut application reflects that Roaring Fork complied with the land use approvals, see Access Permit attached hereto as Exhibit "M." See October 25, 20101etter from Fred Smith, Owner's representation attached hereto as Exhibit "L." Land Co. may have misunderstood the events which took place regazding administrative review and approval of the landscaping plan along Mazoon Creek Road. Beginning in June and July of 2007, ongoing communications between County staff and Roaring Fork Representatives, concerning landscaping along Maroon Creek Road, began. These discussions included Roaring Fork's planner Glen Hornn, a landscape architect for the project, Debbie Nevins, and Suzanne Wolff of Pitkin County Community Development, and addressed the landscaping along Mazoon Creek Road. It was agreed upon, between Suzanne Wolff and Debbie Nevins, that changing the conceptual landscaping from Aspen, cottonwoods and shrubs to Aspen trees and lilac bushes was appropriate and met the spirit and intent of the conceptual landscape plan contained in the Approval. Debbie Nevins sought to further refine the landscape plan by including oak trees in place of the lilac bushes. Pitkin County Staff did not feel that was an appropriate modification. Discussions continued thereafter and a plan was drawn based on discussions with Suzanne Wolff so that only Aspen trees would be used. (See Exhibit L, October 25, 20101etter from Fred Smith.) As noted in Fred's letter, (see Exhibit "L") Roaring Fork followed the directive from County Staff that landscape plans be submitted along with the appropriate building permit application. Thereafter, submittal landscape plans were included with each building pemut application for the main house, the barn and cazetaker unit. It was assumed that submittal landscape plans along the road showing the change to Aspen trees had been adequately addressed and therefore, as per communications between County Staff and Roaring Fork conceming revisions to the plans, the plantings began. When questions azose concerning the landscape plan and planting along Mazoon Creek Road, Roaring Fork immediately stopped the planting and worked with County Staff to further address the issue. A number of Aspen trees were planted consistent with communications between Roaring Fork and Staff. Following Land Co's objection, Suzanne Wolff promptly conducted a site visit with Roazing Fork and provided guidance as to the layout of the Aspen trees in order to better filter the view plains. A plan was then drawn and presented to Suzanne Wolff who further refined the plan. A second plan was then provided, which was further refined by Suzanne Wolff who also requested another site visit. At that site visit Suzanne Wolff required the removal of approximately twelve (12) Aspen trees which had previously been planted. Following Suzanne Wo1fPs directions, a third refinement of the landscaping plan was drawn and approved by Suzanne Wolff. The approved plan, in Staff s opinion, filtered views and met the requirements under the Approval. All representations made by Glenn Hornn in the approval application process were followed through. It is important to note that Roaring Fork was not required to commit to filtering view plains under the Vesting Code, but did so voluntarily. It is also important to note that the Vesting Code contained no provisions or requirements regarding landscaping along roads or for filtering of public views. 3. Land Co. asser[s that violations of the New Code existed and that the County improperly failed to take certain remedial measures under the New Code to deal with the alleged violations. Again, the New Code is not at issue in this case and under the circumstances iP s cleaz that County Staff took appropriate action when land Co's objection was raised. Counry Staff followed its policies and procedures regarding the pernutting process. Since there was no building pernut for a structure with which landscaping along Maroon Creek Road was associated, refinement of the landscape plan from conceptual to final was appropriately undertaken. Fairly regular communications took place between Staff and Roazing Fork dating back as far as the summer of 2007 regazding the landscape plan along Maroon Creek Road. Discussions led to continued refinement until a final plan which adequately filtered view plains was finalized. Even if this matter could be construed to include or involve some form of violation of the Code, the New Code secuons cited by L.and Co, although inapplicable in this instance, allows County Staff the option to give written notice to conect or cease and desist from continuing such violation. The Vesfing Code also provides this option. When Land Co. lodged their complaint, Suzanne Wolff contacted Roaring Fork and directed them to stop planting trees. Roaring Fork immediately complied. Had Roaring Fork refused at that poin[ in time a stop work order and a withdrawal of a building permit issued for improvements on the project might have been a consideration. It makes no sense, under the spirit and intent of the Land Use Code, and policies and procedures of the County Staff, to shut down an entire construction project for an alleged violation of one minor aspect of the job, especially when all work on the project was substantially complete and staff and applicant had worked together for a approximately three (3) years on revisions to the landscape plan. As a matter of public policy, shutting down an entire job site because of an alleged non-conformity regazding a small part of that project, which does not include any health, safety and welfare issues or any intentional violations, should not be encouraged. It discourages open and meaningful dialogue which is needed to resolve potential disputes, and further discourages efficient use of time and resources. It is a draconian remedy that should be availed only in cases of willful and reckless disregazd of proper procedure. Those remedies aze available and might be useful in extreme circumstances; however, they aze certainly not appropriate in a situation such as this one. In this case, policies and procedures of the Building DeparUnent were followed and regulaz communication between Roaring Fork and Staff led to appropriate administrative refinement and finalization of a landscape plan along Mazoon Creek Road, which is compliant with provisions of the Approval. 4. Land Co. is unable to provide any substantive measure of proof that Roaring Fork violated the Vesting Code or that the landscaping is non compliant. Land Co. further states that County Staff conducted a process that was "informal, biased and highly unprofessional" but provides no factual basis for these assertions. If Land Co was expecting some form of public heazing regazding administrative review and approval of landscaping plans then they were mistaken in that expectadon. Land Co. provides no basis for that expectation. Ultimately, what Land Co. fails to appreciate is that the process of refining and approving the landscape plan was thoroughly vetted in an appropriate manner. The landscaping as finally approved preserves filtered view plains and is compliant with the Approval. Land Co.'s reliance on conceptual plans is misplaced. Conceptual plans are just that, a broad brush stroke at a concept only. To be generally consisted with the conceptual plan is to be generally consisted with the concept of filtered view plains and the final landscaping plan does this. Whether or not the conceptual plan has the same amount of trees or whether or not they aze located in the same place misses the point. In fact, we would note that the conceptual landscape plan relied on by Land Co showed approximately 50 aspen and cotton wood trees and 700 shrubs consisung of maple, dogwood, service berry, willow and choke cherry, which aze in the view corridor. This is a total of approximately 750 plantings. The maple, dogwood, service berry, willow and choke cherry aze view blockers. The final plan has approximately 109 Aspen trees in the view corridor. This is a reduction of approximately 641 plantings in the view corridor. A condition of the development approval is that the Applicant "adhere to all conditions and material representa6ons made in the Application" and this has been done. The approved landscaping plan is consistent in this regazd. A copy of the conceptual landscape plan is attached hereto as Exhibit J and a copy of the final landscape plan is attached hereto as Exhibit K. Regarding the types and numbers of plantings, discussions between Roaring Fork and the County Staff ultimately resulted in the installation of only Aspen Irees, insofaz as they aze the least impacting in terms of blocking view plains. The initial conceptual plan for cottonwood trees, as well as other shrubs, described above, was ultimately modified insofaz as those types of plantings tend to be low lying, widespread and block view plains. The statement by Land Co. that Aspen trees can spread over a lazge azea of landscape to create a formal visual barrier aze simply not true when compazed to the final plan as implemented and after viewing existing aspen trees neaz the site. In addiUon, the Aspen tree plantings have approximately 8 foot gaps between the base of the trees. Large Aspen trees aze either thinly branched or aze without branches at the lower level of the tree, [hus preserving filtered views plains. Again, one only needs to look at existing Aspen trees neaz the site [o confirm this fact. 5 6. Finally, Land Co.'s requests at the end of its letter is without merit. Rather than address all of the requests in detail, suffice to say that all work on the project is substantially complete and properly vested under the Vesting Code or otherwise a[ common law. All work was performed under valid pernuts and approvals. Certain Certificates of Occupancy were already issued and it is our understanding that the work has been finally inspected and approved by the County. 7. Land Co.'s letters in support of its attempted appeal contain a significant amount of information. We have tried to address major issues which they raised without responding to each and every statement made. As a result, Roaring Fork reserves the right to provide additional and further supplemental responses as necessary. 8. Finally, Roaring Fork respectfully requests that Land Co's appeal be denied. Sincerely, KAUFMAN, PETERSON & DISHLER, P.C. A Profe ' nal Corporation By atrick McAllister �' 3-280 3-280' f� CATEGORY 1'AND, 2 BUILDING PERMIT STANDARDS;"' ^t !:Ki s�a: . l�' 1 . � d e � r '�, ' , :_r e '� ? " (,�. x'r:,�; f'c`. '..i Sii:.'...1'�'};�''� ;;,k'sp..}'�. F{"ii:,�,IJ ;iS ?il';'� ,� I�:.:i' ji„t: g: � .9, at': ^hti' n �,r;•<� .k_ '4 , (O�. 95-3 (pazc), 1995: prior code § 3-27) ,, , ,.y},y li,, nFf� � , . ,' ,. � i .�. , ?' o „�`SijnvFliri�i'��f:� cY'.( ' `}� _ LK 1��� ,.c. ',9' i:S '). 3-280.10 General _.. , �, ,�.�,, .� �.'� �r . �,�.;..," 1 ... ; F,..�,.,.:� �� ,. �:s , , Plamvng Office shall,review,all building,peimit,applications for compliance with the Policies contained in�Arlicle 2 and the Stendards wntained in. Article 3..of•this Code. Building. peimit approvals may be ganted by the Planning D'uector upon the advice �of the County. staff if the application wmplies with the standards and thai the interests of the County would not be further served by placing the application t}uough the Concepwal Subdivision review procedure. (Ord. 95-3 (part);,1995: prior code § 3-2701) 3-290 TAKINGS DETERNIINATION (Oid. 95-3 (part), 1995: prior code § 3-28) � 3-290.10 General The Board of County Commissioners shall consider requests from an aggrieved development permit applicant for a takings deteimination based upon the standards in Section 3-290.7A. Refer to Secdon 4-150 for procedures and Section 5-220 for submission contents. (Onl. 95-3 (parc), 1995: prior code § 3-2801) 3-240.Z0 Standards — The Boacd shall determine whether the properiy owner will be denied all reasonable use and economic retum on the property as a iesult of the questioned detemnination. If the Boazd determines that a talcing has or may occur, it shall take such action as it deems appropriate to remedy the situation. In making its decision the Boazd shall consider the value of the property as a whole and shali not base its decision on the impact � of the regulation on one portion of the ownership interesL In making iu determination the Board shall consider the beneficial uses which remain in the properiy notwithstanding the chalienged determination and shall give due wnsideration to the reasonable investment-backed expectations of the landowner. (Ocd. 95-3 (part).1995: prior code § 3-2802) 3-300 APPEAL OF DEVELOPMENT ORDER (Ord. 95-3 (part), 1995: prior code § 3-29) 3-300.10 General Any development pem�it applicant or other affected pazty may appeal a decision, conditional approval, or denial of a development application. (Ord. 95-3 (part), 1995: prior code § 3-2901) 3-300.20 Standards A. An appeal of an administrative decision made pursuant to Secdon 430 (Building Permit Review), or Section 4-40 (Administtative Review) shall be forwazded to the Board of Adjustment, Pla�uung Commission or Board of Counry Commissioners at the discredon of the Planning Dinector. Refer to Section 4160 for procedures and to Section 5-210 for submission conterts. �� � EXHIBIT 247 A ,i . �.,. -� .,�::ua..�._ i� � � , ._.�.. _ . .....__' ___"_ '___""_ .� ,. .. . :,. . �.:..�. ,.��� �t � , . � , ,.: 1 � 3-300.20 , * � , ;� � ;' � B. Decisions'made by the Plannirig Commission may.tie appeal direcfly to the Board of County Commissioners. Refer to Section 4160 for procedures and Secdon 5-50 for submission contents. , i!:I ' '. � . !,'��,,r q.S.�� i.3,� ' ; ��! � � C. Decisions made by the Board of Adjustment may be appealed to the Board of County Commission- ers. Refer to Secdon 4160 for procedures and Section 5-22A for submission contents. '' • i D. :, � Any applicant for a development permit or other affected parry may appeal a decision; however, the appeal must be fited no later ihan 15 business days of the decision. (Ord. 95-3 (part), 1995: prior code § 3-2902) �i. , , !� , . . . � , � 0 �, : 3i , .' � . h �'. � 1 ,.�, .,� :,d ; it , :; -� �, i �:: I.;.ii, . ..� ;�i , , „ ,. . i.. . i :�4F!! . . . , i i. , ,"y :.i�.,�...A",%!3 „ . , . ... . n, � . ., .!iir�.: ,l . .. , , . � .. _ . � , �I, ; � . ., . f .N -i .7 �'�'��.. �t,'lt ... �:rLAt�.i .. „ . . ,. i..^;r,�.! �.. ,.�.�_i � ., j�H�.,.... �l y �1 1 .u�. � I.. .", � ' .� .! Ci , .. 3 � 1:. �'. . � � , .. . .r ..i:� , I:. . �i i. � � „ �l , , . . . .._., i�! i an�ff � .. .r� , • L'. • . ��1 .. . ..r. . . . . ;� �i �1 a I ' ..n✓ UFO 0 420.20 * r Multi-family Dwelling Units Tourist Accommodations * , Mobile Home Padcs * Planned Unit Developments � FIGURE 41 (continued) e * Transfer of More Than One Development Right (Ord.9416§� , :��� � . �� :s` ;,,.'s 'r"'a'.,. . .Fr. `'! .. �. ,..'+,,,� _ _rt' . . , . , 1 _ r:: t,� .. 430 BUILDING PERMIT REVIEW . . , ' � ': , . (Prior code § 43) 4-30.30 General :s+' , . , , Building pecmit applications are reviewed for compliance with,the Code Standards accoiding to the pmcedures in this section. (Prior code § 4301) ,: 430.20 Category 1 Applications ' �. . . , Building pemut applicadons may be approved, approved with conditions, or denied by the Planning Director. Refer to Secdon 5-230 for submission contents. The following types of building acdvities are eligible for Category 1 approvals: � I � ' . . :fi'I� . � . . i ., ,. , �. . ;�i � k,' , � . .. � ., A. ' Any building consliuction requiring a building permit with a value less than $5,000; B. Any building construction on a platked lot located in a subdivision approved by the Board of County Commissioners and recorded with the Pitkin Counry Clerk and Recorder, and C. Proposed development acrivity which has previously received approval by the County and has an established vested dght pursuant to Land Use Code procedures. (Prior code § 4-302) , 4-3030 Category 2 Applications A. General: If the Planning Director finds a Category 2 building permit application to be in substan6al compliance with the standards in Section 3-280.10 based upon a review of the submission contents in Section 5-230 and that the interests of the Counry wouid not be further served by reviewing the application pursuant to Sec6on 460.20, then he/she may grant Category 2 building permit appmval or conditional Category 2 building permit approval for the building acdvities listed in SecBon 43030 B. In the event the Planning Di�ctor denies an applicant Category 2 building permit approval, an applicant must submit an application pursuant to ffie procedures in Sections 460.20. EXHIBIT � � caAn � B 256 ,,..�, � _ , „,. ,� ; t, , .. d '.,�.. , , ' �f ; r �,:y' . 43030 �,-., '. B. Site Applicability: Category 2 building permit applicarions will be consideced when development � is proposed 'on the foliowing types of land: ' . ' ' . ' �, � \ ' i. Legally subdivided platted land which did not require or receive subdivision approval by the Planning and Zoning Commission or the Boazd of County Commissioners. :� I'!_` !; � . . , .'.'�,� ��g :; 94'.�•r:'i,`1 Y�i ; t"..: . ' . � {:' �.�.� , . :� 2. All legaity created metes and bounds pazcels. ' '' + �' . .. ' , . :rr. A'l�t�.. . ;1� . i',')� ..."7,y"j�';l94!(!: , ,� lidl', , . ' , C. Development Applicabiliry: The following types of development may be. grented Category, 2 building peimit approval or conditional approval: � .. .,.`1'";'i� ��1' .. . , .,,..�i", .�. r."!'.tF �i.i,.._ 'li .i, ... .�� .:.Fy�.'�,`!' S`rx:1; � ���' i, ,�1 .� � 4 L 1 Single family strucmres; , '' ''' ' 2. Duplex structures � i �: i"•a �F:,rr` q .i �-..� y ir��;i�� r � m� ,q'� ,: . " i; . .,:t�i�.N.,.•t' +? . . � , � . �. : � F ! .. r,� , „} 3. Remodeling of single family and duplex structuces; and < , �;, , , . " ' , , , . . . , �ro._,5"; ; �: a. , .. 't° „ 4. Accessory sWctures not intended for human habitation, regulaz group assemblage or direct commercial purposes, but rather structures used as a function of another petmitted principal use or greaLer use, utility or mode..(Prior code. § 4303) . , .. , : i �i^�� 4� : �-� � ° '' � " , , , ' ! �9'' � ; � 4-40 ADMIPiISTRATIVE REVIEV4 PROCEDURES -�•;{,; ' ��' � � �3.. : . „., ; .,., .. ; " (Prior code § 44) � ' ; , �{ � , , � , , ,, ,� �; u 4-40.10 General The development applications listed in tr�is section are subject to the administrative review procedures of the Code. The development applications listed in this section must comply with the identified Policies in Aiticle 2 and the Standards in Article 3 of the Code. Figure 42 is a guide to the procedures, submission contents and review standards for adminishative reviews. ; . , x A. Minor Review of a Single Family Dwelling Unit which avoids Aneas of Local or State Inter- esU1041 Environmental Hazazds (refer to Seclion 5-70 for submission contents and Section 3-80 for review standazds); � ' � . { , , ,�, u; • B. Subdivision Exempdons identified as follows: � 1. Survey Error (refer to Secdon 5-60 for submission contents and Secflon 3-19020 for review standards): � 2. Lot Line Adjuslments (refer to Section 5-60 for submission contents and Section 3-19030 for review standazds); and 3. Minor Plat Amendments (iefer to, SecUOn 5-60 for submission contents and SecGon 3-190.80 for review standards). . EXHIBIT � � 257 C �� : n.. ,I :Jlil� J �.I � .: i ��.."'_ � .i. � .� •. .� u I.iL9n. .. . �. . , � , _ .. i e _._. _' ___'_' �_�..���� C. ExempBon from Commercial Growth Management Quota System for Developments with a - Negligible Growth Impact (refer to Section 5-50 for submission contents and Section 3-150.150 for review � � standazds); � ,. , � .., t� D. Growth Management Quota System Exemption for a Change in Use (refer to Secrion 5-50 for submission contents and Section 3-150.150 for review standazds); E. One Satellite Reception Device (refer to Section 5-50 for subcnission contents and Secflon 3-20050 for review standards); F. Highway Vendors (refer to Secflon 5-50 for submission contents and Section 3-200.40 for review standazds); G. Demolition Extens3ons (refer to Section 5-50 for submission contents and Section 3-200.60 for review standards); H. Minor Amendment to a Development Permit (refer to Secflon 5-50 for submission contents and 3-200.80 for review standazds); I. Signs (refer to Secdon 5-240 for submission contents and Sectlon 3-110.130 for review standards); J. Caretaker Dwelling Unit (Refer to SecHon 3-150.130 for ieview standazds and Secflon 5-50 for submission wntents); and K. Review of Development within the Scenic Overlay (refer to Secdon 3-60.40 for review standards w and Section 5-90 for submission contents). (Prior code § 4-401) �,.; 440.20 '; Administrative Review Procedure - -� � � «:' • � . , � � ... . ,,� . , . . . �. ., � .;�:y:. . „ Administrarive reviews shall be conducted puisuant to the land use review process described below'. �.,, ., :�.0 ,� {::,<:�t., a : ' � , A. P�-Application Conference: Prior to the fotmai submission of an application, it is required that azi applicant confer with the Planning Office staff in�a pre-applicatibn'conference to obtain information and guidance. During the pre-appiication conference; the applicant or his oi her irepresentative shall describe the proposed development project The Planning Office staff shall idenrify the pmcedurai review requirements, applicable standanls of ihe Code, vested rights procedures and referral agencies to be involved in the review process. The staff shall identify, pursuant to the Code; the submission contents for the'type of development application required to be submitted, the number of copies and application fees. �. i. .. 1'�;' � �� � " � � ..tili d..-i.,. . • i �.. _.._,� . . 1 , . ��:i � With{n seven ('7) working days of the conference, an applicant will be presented with a written summary of the meeting on a pre-application sammary sheeG The applicant shall be required to sulxnit the pre-application summary sheet with the applicatiori. � ±' � x ' � � : r' % : _ : � . -' � , „ B. Submission of Application and Fees: A development application shall be submitted in the standard form as specified by'the staff and shall contain the submission contents identified by the staff in the pre- application conference pursuant to Article 5 of the Code. The development application shall be accompanied by a fee, as established by the Board. i _.% 258 �fl��� C. Detetmination of Application Completeness by the Plaiuiing Office StafF. Withi�i seven (7) wo�lcu►g ��°-r- days of the submission of a development applicaflon, the Planning Director shall complete a preliminary � review of the application to determine whetheror not the application is complete. If the Planning Director determines that; the, applicaYion is incomplete, a writien noflce shall be.sent to the applicant or applicant`s representative specifying the deficiencies. No�further action wiil:be�taken on the..application until the application's deficiencies are remedied by the aQplicanL .,, - ,�: _ - ' ,. , �1` , , .... �� , ... ,, .d�' �.� . . �. � , � D.; � Planning Office Review and Decision by Pianning Director: �: , . . � . . , ,'e ' , ",. ,. , .. , , r ' r: , , ., ; . , ,. , , 1. The Planning Office shall Rview the application for compliance with the standards of The Code which are applicable to the development proposai, including but not limited to those standaids iden�ed in Figurs 43. 2. After completion of the Planning Office review the Planning Ditector shall: a. Issue a development permit, or b. Issue a development permit subject to conditions based upon the standards of the Code, or c. Issue a written denial of the application, or d. Schedule a public meeting before the Board of County Commissioners to consider the application. 3. The Planning Director, at his or her discretion, may refer any Administrative Review applicahion ; r — , to the Board of County Commissioners for considerafion. Typically, the Plazming Director shall refer such applications to the Commission in the event of a disagreement with an applicant regarding a condiUon of approval. E. Appeal of Plaz�c�ing Director's Decision: An applicant or other affected and aggrieved person(s) may appeal the Planning Director's decision by preparing a letter addressed to the Plamting Director requesting an appeal pursuant to the procedu�s in Sections 4-150 or 4160. F. Receipt of Development Permit: Applications which receive approvals or conditional approvals qualify for a development permiL A resolution of approval signed by the chairperson of the decision-making body and recorded with the County Cleflc and Recorder shall conslitute the development permit. In the case of administrative reviews, the Planning Director shall prepare and sign a development pemut, G. Vested Property Rights: Following receipt of a development peimit, rigUts shail vest pursuant to Section 4130. H. Submission of Building Permit Application: Following receipt of a development permit, an applicant may submit a building permit application to the Building Department unless specified otherwise in the development permit I. Receipt of Building Permit: Following review of the building permit application, the Building Deparmient shall issue a building permit to applicants whose applications comply with the development permit and the Unifoim Building Code. (Prior code § 4402) ,„ ,r^ , FF�] ._�:„... .--- 4-4030 - ��. . - - e 440.30 `: i Special Platting and Mapping Procedures .� .,, ���:'� a,-{;1r �:�E: s::. ,� •- ..� . �, � �: ' d,: � .`;.1��!".+r:Y.,;%.�r. .s.,;.:1"::. ti;-l.�b'''; n+�} .ia':,•, t�.�.'„i (!f: �;i��r*�::. n : ;, . ; ,. � .: � , . .. A: ; In addidon'to the review procedu{es identified in Secflon 4-40.20; the following special platling and mapping procedures apply.to Subdivision Exemptions and IvTinor Reviews of a Single Family Dwelling Unit in an Area'of I.ocal or State Interest/1041:Environmental Hazazd Review: .: '��°�, �-- . �.. , t,,; .. . . . ' . , : „ , , , .sa �.rx � +, _i(r.= B. Plats: Prior to the issuance of a development permit, an applicazrt shall be required to prepare and record with the County Clerk and Recordbr a final plat approved by the Planuing' Director consistent with the submission requirements in Secdon 5-40 of the Land Use Code and any condiflons of appmval for the following types of Subdivision Exemptions:i# st.i c t.;. ;� •s� r: _, �i;:.i< �, �?� _ . � , . .i . � � ii� . . ' ;,4'. , . .. , ;y: , � . �:,� � �. � .�: : .. � � . 1. Surveying Emors; 2. Lot-line adjustments; , : i . . , , .. � , . , ; � 3. Minor plat amendments , ;� C. • Maps: Prior to the issuance of a development permit, an applicant seeking approval for a Minor Review of a Single Family Dwelling Unit in an Area of Local and State lnteresU1041 Environmental Hazazd Review shali be required to prepaze and record with the Pitkin County Clerk and Recorder a map in a foTm appmved by the Planning Director consistent with the submission requirements in Section 5-70.40 of the Land Use Code and any conditions of approval. (Prior code § 4-403) 0 s ( �( 1 �.. , � . .� � ., . � .,i . .. , . �. •� �. . . � . , .. � E ,.. , . t �,. .., .. i 1 ; -- ,.; /. t:V! 260 4-I50.10 4150.10 General �; 1 Any applicant for a development permit who is adversely affected or aggrieved by a determinadon by the Planning and Zoning Commission or Board of Counry Commissionets, and where such applicant contends that the detecmination consfltutes a taking of private property without just compensation in violation of the United States or Colorado constitutions, such property owner shall, as a prerequisite to appeal ,or judicial review of the decision, request a hearing pursuant to this section befote the Board of County Commissioners no later than fifteen (15) days from the date of decision. Refer to Section 5-220 for submission contents and Section 3-290 for standazds. (Prior code § 41501) , 4-150.20 Time-frame for Appeal ,, , Within fifteen (15) days of the receipt of a written request for a hearing pursuant to this secdon, the Board of Counry Commissioners shall conduct a hearing, and within fifteen (15) days thereafter shall render its decision. (Prior code § 41502) ; ' , a . �,; � 4-15030 ' APPlicabilitY -' , c:,�y , � ; , , , , ... tr:: �,,..,, , ., . . t �:� ��s . In the event that a petitlon is submitted under this secdon, the County's detetminaflon on the underlying application shall not be considered final for puiposes of judicial review until the takings determination to be made under this section has been, decided by the Boazd of County Commissioners. (Prior code § 41503) ;u� ' . . .. , 4150.40 Qualified Experts . i;,,., • . . � The Board may, in its discretion, seek the assistance of qualified experts in evaluating the information �' �� " submitted and the o uuons of the. ro e owner re ardin the alle ed takin nor code; 41504 a, � P� P P rtS S g 8 B• (P � §� ) ,r, �:,;,;� :,.:�„ , :,,;.: ,'��i:��th 4-160 APPEAL OF DEVELOPMENT ORDER . ;; Fr: � �� . • - , , . ;, „ (Prior code § 416) . � ; , �... , 4-160.10 General , < Any applicant for a; deqelopment pemut or other affected party may . appeal an approval, conditional approval or denial of a development application no later than 15 working days of the decision. (Prior code § 41601) ,. , , 4-160.20 Time F5 for Appeal � �i � , � � � . . Within 15 days of the receipt of a written request for a hearing pursuant to this section, an appeal hearing before the appropriate review body will be scheduled by the Planning Director. (Prior code § 41602) : r: 4-160.30 Applicability Appeals w the standards of this Code shall not be considered within Uils secdon. Only those decisions which aze discretionary or where the applicant alleges that an error has occuned shall be considered. (Prior code § 41603) ' EXHIBIT � � 307 taAS� D a. ]�, .� � . _ ' STAN CLAUSON ASSOCIATESiNC _ '�� ,�" landscape architecture.planning.resort design ' � �A. 4 �.� - qia North Mill Street Aspen, Coloredo Bi6u t,g7o/gx5•�3�3 f.97o/9xo-1629 � inFo�sceplanning.com vnvw.scaplanning.com 20 July 2010 Ms. Ctndy Houben Communtiy Development D(rector 730 S. Galena Sfreet 3� Floor Aspen, CO 81 bl 1 Re: Nofice ot Appeal / Roaring Fork Land and Caltle Co. Landscape P►qn, Approved 28 June 2010 Dear Cindy: On behalf of CelesHal Land Company ("Celestial"), as an affecfed parfy, we submit to you fhis Notice of Appeal of the Landscape Permit Set, M�oon Creek Road West (the "Final Landscape Plan"), affached as Attachment "A," prepared for Roaring Fork Land and Cattle Company (RFLCC) by Deborah Nevins and Associates, Inc., dated 24 June 2009 (sic), Celestfal believes tha# the Pinal Landscape Plan does not adhera to the conditions of approval as enumerated in the defermtnpfion of the Headng Offlcer, Determination No. 37- 2006, attached as Attachment "B," nor does it adhere to the Pitkfn Couniy Land Use Code, Sectio� 7-20-130(b} (4). The Finai Landscape Plan was approved by Suzanne Wolff, AICP, � Senior Planner, P'rtldn County Communify,Development Deparfment on 28 June 2010. Thfs' Not(ce of Appeal is made tn accordance with Section 2-20-180 of the Pitkin Couniy Land Use Code. Pursuant fo the condit(ons contained fn Determination No. 37-2006 which approved the 1041 Hc�ard Review, Conceptual Submisston, Special Revfew and GMQS 6cemption fw TDRs and Caretaker Dwellfng Unft, RFLCC was directed to adhere to "...all condiflons and material representations made tn the application and pub[ic meetings" except as amended by the conditions of approval (Condition Item No. 1, Determinatlon No. 37-2006). Attpchment 7, The RFLC Holding LLC Tract 1: Landscape plan - Landscape Envelope 2, 3, & 4, (fhe °ApplicaHon Landscape Pian"j, attached as Attachment "C;' illustrafes a landscape pian which attempts to utiiize layered plantings of low ying shrubs and generally widely spaced deciduous trees. Glen Hom, AICP of Davis Hom Inc„ provided a further explafn the intent of the Application Landscape Ptan fn his cover letter fo the RFLCC's appllcation, dated 4 April 2006, when he writes: Lqndscape Envelope 3-ihe envelope parcrllels Maroon Creek Road on fhe uphiYl side. The applfcant recognizes thaf motodsts, bus rlaers ana b7cycfe riders en oy fihe --- ---- -- vfew ot fhe (rttgafed meadow as fhey are trave�ing Maroon Creek Road fo and from fhe Maroon Belis. ihe appllcafion Is not seeking fo screen fhe meadow from fhe Road. Areview otAttachment 7, fhe RFLC Hotdings LLC Tracf 1: Landscape Plan for Landscape Envelope 3 shows thaf the Plan ts designed to Nlfer vtews ot fhe proposed house fi om Maroon G7eek Road. The meadow wtll sHli be vlsible through fhe EXHIBIT E �`� ` , � o�.. ` � . 3 x � �� , � .�:: _ �. � F"..._� `�; Ms. Cindy Houben Communiiy Development Director 20 July 2010 � Pageiwo proposed Coftonwood and Aspen trees from the Road (refer to Athrchment 6, RFLC Hold(ngs LlC 7Yact 1: Stfe Plan). • (Glen Hom Lefter to Suzanne Wolff AtCP, 4 Apri12006, page 7) A considerable time elapsed beiween date of the Appllcatlon Landscape Plan, dated 3/31 /06, and the svbmission of ihe Final Landscape Plan. In fact work was undertaken to inslall fandscaping pr(or to the submissbn of a Fincil Landscape Plan in contrwenHon to Condition Number 6(h] in the Conditfons of Approval. Celestfal belteves that fhe Flnal Landscape Plan is not conststent wlfh the Appllcatlon Landscape Plan nor does ff cortespond to comments made in the application. Moreover, a simple count of the number of trees shown in the AppncaHon Landscape Pfan shows forfy-six (46) trees, wtfh tFie rest of the ptanting consisHng of bwer 9�WIng shrubs, whereas the Ptnal Landscupe Plan shows well over one hundred trees. Finaly, Celastial also belfeves that the Finat Laridscape Plan does not comply with Sec. 7 20- 130(b) (4J which states: Londscaping shall not be used to mark or enc/ose fhe boundary of a parce4 or fo privaf¢e an otherwise public vfewplane. Use of fidigenous shrubs or frees to enciose a pat(on of the prope�iy fmmedkrtelysurroundfng a dwe(6ng, barn, and/oraccessory buitdings (as opposed to the enthe properly or a large area of the prbperfy� are permffted 1f made fo resemble similar windbreakslocated near olderprope�ftes fn Rural Area of the Covnty. We look forward to the appeal meeting before the Board of Couniy Commissioners. Should you require any additional information or have ariy questions, please do not hesitate fo contact us. Very iruy yours � Sfan Ciauson, AICP, ASLA STAN CLAUSON ASSOCIATES, Inc. • Attachmenf Cc: Jack Kaufmcm, CelesHaf Land Co. __ John D. Poanani. Foapgpj_& Fqupht. PLCC FflCNANI �fAUGHT,t'LLC .I ���.r+rr, � ,v� r,r,r� Se}rtember 10, 20IQ . Ms. Cindy Hou�ien - Cammuuity I}evelopman# Director Pitldn Coun4y Commw�ity Aevelopma�it , 130 $outh Galene $treet Aspen, Cotarado $1511 Re: Appeal oPRnaring Fork i.and aad Cattle Co. Landscap� Ylan, Approved �8 June 2DIE} Desr Ms. Hauben: As yau l:now, aur client; Gelesfia! Land Cou�pany Liruited ("Cetestiai'� has formaily appQaled tha Coatmttnity Development s�afFs 7urte 28, 2D1D appraval �ftue Ztoaring Fork T:and sad Cattle Cci, Lanclscape PTan dated dunc 29, �Of 4(tha °`RFLCC laudscape plan"j for the li�l.C,C property Qn Maroon Greels R4ud. Celesii�l's yvaitten'Notice of Appeal was fiied July 20, 24k 0. On 3cptember 7, 2016,1tFLGC subinitted a leucr xespo�ding to the Natice of Appeal. We submit th{s letter to res�wnd [a ItFI.CC's ar�uments.qnd ta €+lert you to si�uficani defects in clre RFLCC 1�dscag� }�lan and f�i Qre stn�s approval of that pl�n. The RFI.CC Develbnment Review �nd Anuraval Prneess fIss Been fllau�d and The St�'f s Decisiori Is �ncansistent wizh tlze Terms oF dae 200b Develonmetst Arn�ravai. 17i#aughout �e proce�s of implemeRting Hearing OFficef Detcrn�ina£ion No. 37-�00G apprpving the RFLCC 1041 Hazard Revicw, Conceptual Su6mission, Special s�tieGV and GMQS Exemptlon, Cotmty stsff has €ailed, or ratusqd, to acthera to the conditions of approva] in Det�rmin�tibn P7o. 37-2006 aatl the requirements ofihe County's Land Use Code, As a result, County sEaffissu�ed a building permit fnr dze praperry without a fipai landscape plan for the property as requirad by Detemiinatiap No. 37-� 006, aliow�ed instaltaYian of lapdscapiug on the propeety n�ithout any final landscape plan in place a�id wett after planting wss underway ulHrnakely Fetropctivelyap'pmved �final3andscape ptana thatis flatly inconsIstent wtiih th� concagmal landscape plan upott which its 200fi dcvelapaienc appravnl was ls�ase3 as cvell as with representatia�s made by RFLCQ thmughout the application process. i]eferritinafian No. 37�200b inc[udecl nu�errsus cond"rtians of �rov�l, inc3nd'utg fhe requirement to °`[s�uBmEt a finai [sitawide] lands�apc plait for revie�sv �ad approval by Cqxqmiuiity Dave�opu�erit, which p1�n sh�ll be gcnerally aonsister�t cvith tlie eonceptual landsc�pe glan submitted with fihe Application, �letermination Na, 37-2QU6, p. 3, para. 6.IL '�'he final7aridscage pian rt�as rcy�iired to 6e stthmiitcd, r�viewed and approved prior tq issuance of any bullding pernuts. Deterniittati�rtNo. 37-2U06, para. 4.H. ApparenfIy, na IFU^tdscape plan was euer suUttiiYted; naxtethetess,-building perinits were ixnlawfully issued for the site, fn violaCian of tha terms af the dev�lopment apgro�al and the I.ans1 Use Code. Couuty staflF asterysibly was unaware fliat davelopment Fbas pro�eeaing illegall� on tf�e RFLCC pmperty uatil ! iS�t� l.�r�rnln tib�•rt. tiui�r C?:IL'�, l7�•nt L'i�inr�.a�lrv f4�v!q4 (!)''�0:{.:4$7 112n1� PII 3�}3.'�iB? El^lai . e'�,.�.f •.,:r EXHIBIT � FOGNANI &FAUGHT,PLLC Ms. Cindy Houben ��� � t„�.• Community Development Director Pitkin County CommuniTy Development September 10, 2010 Page2 Celestial, noticing that RFLCC was planflng an abundance of Aspen trees in such a way as to block views of the imgated meadow, raised questions with the County regarding whether this planting was in accordance with Determination No. 37-2006 and the approved final landscape plan. County staff attempted to dispose of Celestial's concems by suggesting that a final landscape plan had been submitted and approved. However, Celestial continued to press the County to take action, and only after Celestial repeatedly insisted that the County enforce the terms of Determination No. 37-2006 and its Land Use Code, did County staff concede that no final landscape plan had ever been submitted, much less approved, or take any action at all concerning the property. (This is in sharp contrast to the way RFLCC chazacterizes events in its September 7, 20101etter, in which it claims that RFLCC and County staff worked together to "refine and finalize" the landscape plan between approval of the conceptual landscape plan and installation of the landscaping. In fact, RFLCC, without submitting a final landscape plan, was in the process of illegally planting hundreds of trees when its acriviries were discovered by Celestial and, ultimately, County staff:) The Land Use Code requires the County to issue a wtitten notice of violadon for any violaGon of the Land Use Code (Section 10-30-10), provides for issuance of a stop work order and includes a range of additional required and discretionary tools for remedying violations, such as RFLCC's violation in this case. Land Use Code Section 10-30, 10-40. However, County staff did not so much as issue the required written notice of violation or a written stop work order. Instead of taking appropriate formal action, including stopping all work at the RFLCC site pending submission and County approval of a final site-wide landscape plan, County staff allowed RFLCC to install irrigation for the trees it was illegally planting, and continue all other work on the property. In the ensuing days, in an informal, biased, and highly unprofessional process, County staff allowed RFLCC to submit a final landscape plan for Landscape En�elope 3 that includes many more trees and different tree/shrub species than the conceptual plan called for, In short order, County staff approved a final landscape plan for Landscape Envelope 3 that simply adopts and incorporates the plantings RFLCC was illegally installing when Celestial first requested County intervention at the site. However, the fmal landscape plan for Landscape Envelope 3 is flady inconsistent with Determination No. 37-2006. RFLCC's September 7, 2010 letter repeatedly emphasizes that the final landscape plan met with stafPs approval. The question, however, is not whether staff can be persuaded to accept the landscape plan, but whether the landscape plan complies with the terms of Determination No. 37-2006 and the Land Use Code. Even a cursory review of the landscape plan reveals that it is not in compliance. The Final Landscane Plan Coverine Landscaroe Envelone 3 is Leeallv Deficient and Must be Rejected• The final landscape plan covering Landscape Envelope 3 must be rejected because it is not "generally consistent" with the conceptual landscape plan upon which the 2006 development approval was based, is inconsistent with representations RFLCC made in its development Ms.CindyHouben FOGNANI &FAUGHT,PLLC Alfonu�v nt I n�e Community Deve(opment Director Pitkin County CommuniTy Development September 10, 2010 Page 3 application, and thus is inconsistent with Determination No. 37-2006. In fact, there is no consistency at all between the conceptual plan approved by the Heazing Officer in 2006 and the final landscape plan recently approved by County stafF. Another key condition of the development approval for the RFLCC site is that the applicant "adhere to all conditions and material representations made in the application." Determination N. 37-2006, p. 2, paza. 1. In its application, RFLCC repeatedly acknowledged the importance of preserving views of the irrigated meadow from Maroon Creek Road. See Davis Horn Inc. letter dated Apri14, 2006 to Suzanne Wolff, at p. 11 ("The irrigated meadow and steep hillsides on both sides of Mazoon Creek are the most significant features of the subject site which are valued by the public"). RFLCC claimed that landscaping in Landscape Envelope 3 would not screen views of the imgated meadow from passersby on Mazoon Creek Road, but instead would simply "filter views of the proposed house" from the road. See id. at p. 7. Additionally, in a sepazate submittal for approval of its development plans, RFLCC stated expressly through its consultant Glen Horn of Davis Horn Inc, that the County approvals for a house to be built on a debris fan requiring over 400 feet of debris wal] mitigarion, as well as a cazetaker barn complex and an additional sepazate bam on another debris fan, were necessary in order to preserve the view of the meadow as an altemative to building in the meadow on a site not impacted by debris flow. See Eachibit 5 at page 11. Some glaring inconsistencies between the approved conceptual landscape plan and representations made by RFLCC in its applicadon, on one hand, and the final landscape plan, on the other, aze noted below. • Number of trees/shrubs. The fmal landscape plan for Landscape Envelope 3 includes j many more trees than the approved conceptual landscape plan did. (Approximately 247 i trees in final landscape plan versus only 51 in the approved conceptual landscape plan — meaning RFLCC included, and staff approved, frve times the amount of plantings in the final landscape plan.) The difference in numbers of trees is remazkable and cannot merely be an inadvertent mistake. Moreover, County stafF e-mail notes indicate that ' RFLCC had planned to plant yet more trees — as many as 276 — before its illegal ' plantings were discovered. Installation of this very lazge number of trees direcdy between Mazoon Creek Road and the irrigated meadow is cleazly inconsistent with the , approved conceptual landscape plan and in direct conflict with representations made by ; RF'LCC in its 2006 develonment application. _________ ___ _.____ ' • Type of trees/shrubs. The final landscape plan for Landscape Envelope 3 calls for ' planting of only one tree species — quaking Aspen. As conceded in RFLCC's September 7, 20101etter, the approved conceptual landscape plan included a mix of Aspen and Cottonwood trees, as well as five types of deciduous shrubs. RFLCC, however, prevailed Ms.CindyHouben POGNANI&FAUGHT,PLLC CommunityDevelopmentDirector =���o.,,���:artrtu, Pitkin County Community Development September 10, 2010 Paga 4 upon staff to approve a final landscape plan that deletes all tree and shrub types other than Aspen. Aspen trees are prized by landscapers because they increase in height and width very quickly and because they spread rapidly. The trees grow in lazge clonal colonies that originate from a single seedling and spread through root suckers. Thus, over a relatively short period of time, Aspen trees can spread over a lazge area of landscape to create a formidable visual barrier. RFLCC claims that the reason for substituting Aspen trees for the previously proposed shrub/tree mix was that "Cottonwood trees tend to be bushy at the base of the tree," and "[b]ushy Cottonwood trees in combination with shrubs would tend to block public views of the meadow from the Road." But in fact, photosimulations and visual analyses created by Celestial's consultants demonstrate that the views from Maroon Creek Road both to the northeast and southwest will be almost en6rely obscured by the fast-growing and spreading Aspen trees over the next 15 years. See Eachibits 1, 2, 3 and 4 attached to and made a part of this letter. This aspect of the final landscape plan for Landscape Envelope 3 thus is inconsistent with the approved conceptual landscape plan and with representations made by RFLCC in its 2006 development application. Locafion of Trees/Shrubs. The approved conceptual landscape plan for the RFLCC site showed three concentrations of trees and shrubs — along Mazoon Creek Road within Landscape Envelope 3,.at the start of the driveway to the house, and adjacent to the house on the Mazoon Creek Road side. This distribution of trees and shrubs served the asserted purpose of the landscaping to "filter views of the proposed house" from the road. However, the fmal landscape plan increases fivefold the amount of trees and shrubs located along Mazoon Creek Road. This vast increase in plantings was not requested by the County staff (instead, it was insisted upon by RFLCC), and it is cleazly not needed to filter views of the house. (Celestial is awaze of no request to increase tree plantings neazer to the house itself in the public record.) Instead, the increased plantings in Landscape Envelope 3 would simply block views of the meadow, in conflict with the 2006 approval and representations made by RFLCC in its 2006 application. The Countv Should Take Tmmediate Steros to Remedv the Deficiencies in the Landscane Plan and the Flawed Arororoval Process. Celestial respectfully requests that the County take the following steps with respect to the ____RFLCC final landscape plan and the 2006 develonment apnroval. __ ___.____________ • Celestial is still unaware of any County-approved landscape plan for the entirety of the RFLCC property. Submittal, review and approval of a final site-wide landscaping plan was required by Determination No. 37-2006 prior to issuance of building permits. , . Ms.CindyHouben FOGNANI &FAUGHT,PLLC Allarnq's nt l.nrr Community Development Director , Pitkin Caunty Community Development September10,2010 , Page 5 • Halt all landscaping and other work on the property pending submission and approval of a final site-wide landscaping plan that is consistent with conceptual landscape plan approved in 2006. Provide the public with the opportwuty to comment on any such plan. ' • Direct County staff to review and confirm/document compiiance with all other � conditions of the 1996 approval prior to allowing any work on the property. • Conduct full review of the proposed final landscape plan through a new site plan review process under the 2006 Land Use Code. • Require the applicant to reduce the amount of trees in Landscape Envelope 3 to the amount called for in the approved conceptual landscape plan and diversify the tree/shrub types used in order to avoid blocking views of the irrigated meadow from Mazoon Creek Road. We look forwazd to presenting our arguments at the appeal hearing next week. As always, please do not hesitate to contact us if you have any questions or comments that we might be able to address or if you would like to discuss any of these matters further. Very truly yours, John D. Fognani of Fognani & Faught, PLLC cc: Ms. Suzanne Wolff Mr. Stan Clauson Mr. Jack Kaufman DETERMINATION OF THE $EARING OFFICER OF TE� CONIDRUNITY DEVELOPMENT DEPARTMENT.OF PITKIN COi1N11', COLORADO, APPROVIN���� F�"�C �If5Ly3TNG LLC 1041 HAZARD REVIEW, CONCEPTUAL $UB1�?ISSIOlY, �PECI`AT, RE�'IEW AND GMQS EXEMPTIUN FOR 1'I)RS AND A CARETAKER DR'ELLING ^U1VIT _ Determination No�-Z006 RECTTALS RFLC Holding LLC (hereafter "Applicant") has applied to the Pitkin County Hearing Officer (hereafter "Hearing Officer") for 1041 Hazard Review and Conceptual Submission approval to establish building envelopes for a single family residence, a caretaker dwelling unit and outbuildings, and to establish associated accessory development envelopes. In addidon, the Applicant requests special review approval and GMQS exemption to utilize TDRs to develop up to I5,000 square feet of floor area and to construct a caretaker dwelling unit. 2. The properry is located on Mazoon Creek Road, and is more specifically described in Exhibit A. 3. The property is zoned AFR-] 0 and contains approximately 184 acres. 4. The County denied an application by the prior owner to subdivide tha property into 5 lots and obtain growth management allotments for the lots in 2003, as the application did not meet threshold in the growth management competition. 5. The Applicant submitted a complete application prior to July 6, 2006, therefore, the application is being considered punuant to the ] 994 Land Use Code, as amended. 6. The Hearing Officer heard this �pplication at a public hearing on July 25, 2006, at which time evidence and testimony were presented with respect to this application. 7. The Hearing Officer finds that the proposed building and development envelopes avoid critical wildlife habitat and wetland/riparian azeas and that t►�e witdfire hazard is rated as moderate and can be mitigated. 8. The Hearing Officer further finds with regard to geologic hazards that: A. The building envelopes avoid the avalanche haza�d areas. The other development envelopes also avoid the avalanche hazard are� with the exception of portions of the exisring ranch road that continues beyond the House Building Envelope and the Irrigation and Stock Pond Envelope #1. This portion ofthe road is used to maintain the Willow Creek Ditch and will not be maintained in the winter and the pond will not be affected by the avalanche hazard. . B. The House Building Envelope is within a debris flow area, which can be mitigated. C. The House Building Envelope and Accessory Building Envelope 2 are primarily located on slopes of less than 30%. Small areas of slopes in excess of 30% are lqcated within these envelopes; these slopes comply with the "minor slope anomaly" provision of the Code (Sec. 3- SO-SO.C.I .c.ii.c). D. The other envelopes are all located on slopes of less than 30%. � EXHIBIT IIIIIIIIIIIIIIIIIIIIII 0908a:a0� Determination N�� -1006 Page 3 F. Submit a precise engineer or gaologist approved mitigation plan for any development on slopes in excess of 30% for review and approval by the Community Development Department and tfie County Engineer. The plan shall show the area of dislurbed slope, any re-grading required and the exact size and location of all mi6gation devices. G. Submit a Construction Management Plan for review and approval by the County Engineer. T'he Plan shall address employee fraf�c and parking, consdvction vehicles, staging and deliveries; measures to minimize disruption and maintain access to Bulkley Road while the road is being improved and to provide ongoing maintenance to Bulkley Ftoad during consdvction; and to ensure that the ditch is not impacted by construction. H. Submit a final landscape plan for review pnd approval by Community Development, which plan shall be generally consistent with the conceptual landscape plan submitted with the application. The Accessory Building Envelope #3 shall be utilized for an emergency tumaround and a shed for irrigation equipment and storage of fishing and other equipment for use in the adjacent pond. The Applicant may move the shed from Accessory Building Envelope #1 or may construct a new building, which shalt be limited to no more than 300 square feet and have a maximum height of ] 5' to the top of the roof ridge. The building shall not contain plumbing (other than irrigation equipment) and shall not be habitable. The Applicant shall screen the building from view from Maroon Creek Road with landscaping, pursuant to a plan approved by Community Developmenk 8. The Applicant shall comply with the following landspaping and wildfire defensible space mitigation standards: A. Within 15' of all structures, provide primazily noncombustible hardscape surfaces with no woody vegetation. Trees or shrubs may be planted within this area, if the defensible space is then e�ctended outward from the furthest growth eacpected from mature trees and shrubs. B. Beyond 15' and up to 35' of all strvctures, maintain mowed grass, low growing perennials or hardsCape, and thin existing hees and brush into individual or clusters. Limbs shall be pruned to %: the height of the uee or 10 feet, whichever is less. Clusters of bushes or trees shall be separated from each other and those bayond the 35' perimeter by a distance of 2'/z times the height of the mature vegetation. C. Within 100' of all structures, remove all standing dead and deadfall. Cut and collected materials shall be removed, chipped and spread or bumed after obtaining appropriate permits. D. The Appticant shall be responsible for the continued maintenance of the defensible space requirements. 9. The Applicant shall comp 1 y with the fol lowing additional wildfire mitigation standards: A. Roofs shall be consWcted with a Class A roof covering or a Class A assembly. Wood shake/shingle roof coverings aze prohibited. Roofs with less than a 3: l2 pitch aze not permitted unless they comply with the following: I) All roof coverings shall be rwncombustible materials and installed on a Class A roof assembly. 2) AIl roof coverings shal I have a surface that shall facilitate ihe natural process of clearing the � roof. 3) Afl roof designs shall facilitate the natural process of clearing roof debris. Protrusions above the roofline, such as pazapets, shall be prohibited. 4) Roofs shal] be installed as required by the adopted building code and shall have a minimum slope of 1:48. 5) All roof designs, coverings, or equivalent assemblies shall be specificatly approved by the Fire Marshal prior to submittal of a building permit application. IIIIIIIIIIIIIIIIIIIIIIII��IIIIIIIIIIIIIIIIIIIIIIIIIIII 5g840ea io:4a� JfWICE K VOS CRUDILL PITKIN COUNTY CO R 0.00 D 0.00 _ ' _ "' ' . _.... • . . ..... _. "' _ "-"_'_'". l Determination N��-2006 Page 5 building or development envelopes, unless othenvise specified in this document, such as necessary. wildfire mitigation. Conskvction, staging, parking, utility and driveway eactension and maintenance shall occur within the approved building or development envelopes. 12. The Applicant shall compiy with all codes and requirements of the Aspen Fire Protection Disfict, including but not limited to those codes and requirements relating to turning around of fire equipment, an approved fire sprinkler system and adequate water suppty (minimum of 26,bdb gallons). 13. To minimize the visual impacts of the development, the Applicant shall utilize non-reflective building materials and shall screen light sources. Landscape and driveway lighting are prohibited. 14. Exterior lighting shall comply with the Pitkin County lighting standards in effect at the fime of installation. 15. Prior to commencement of any earthmoving or construction activity, the Applicants shall stake the corners of the buifding and development envelopes and install construction fencing around the perimeter of the envelopes. The fencing shall remain in place until issuance of ceitifcate of occupancy. 16. All areas disturbed by construction shall be revegetated to limit water consumption and additional runoff within one growing season after completion of construction. 17. The caretaker dwelling unit shall ba (imited to 1,000 net livable square feet. 7'he kitchen shall contain a m inimum of a two burner stove with at least a 5 cubic foot oven that can bake and broil, sink of at least 14"W X 16"D X 525"H, and at least a 53 cubic foot refrigerator and 0.73 cubic foot freezer. A minimum of one off-street parking space shall be provided for the unik The Applicant shall provide one off-street pazking space for each bedroom in the caretaker unit. The caretaker dwelling unit must have separately accessible utilities. This does not preclude shared utilities. 18. Prior to submission of any building permits for the cazetaker unit, the Applicant shall obtain and the Housing Office shall record a caretaker dwelling unit dced reslrietion. Actual floor plans ofthe unit shall be submitted to the Housing Office with the deed restriction. 19. Prior to issuance of a Certificate of Occupancy for the caretaker dwelling unit, the Housing Office may inspect the unit. 20. Failure to comply with these conditions of approval may result in revocation of this permit or any subsequent permits related to this property. 21. Statutory vested rights for the approval contained herein are granted pursuant to the Pitkin County Land Use Code and Colorado Statutes, subject to the exceprions set forth in F�itkin County Land Use Code, S 4-140 and C.RS, S 24-68-f 05. The stamtory vested rights granted herein shall expire on July 25, 2009. III�I�IIIIIIIIIIIIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIII 5°8�zee�e` i0:ae� ,_. . 0.00 D 0.00 _.. _ _ . ..' _. ... .. . . I — � _ �• � � � � � � � , , , � , � � , ��� ��1 � I '� � LEGAL DESCRIPTION PARCEL A: t. '^ . ��� Our Order No. Q387683 THE Sfit/4 OF Tf� SFJI/4 AND Tf� SW 1/4 OP THE SE1/4 OF SECTION 15; AND THE NW 174' OF Tf� N&1/4 AND TF� Hl/2 OP THE NW I/4 OF S&C'CION 22, ALL IN 1'OWNSHIP 10 SOU7'FF, RANGE 85 WHST OF THfi 6TH PRINCIPAL MERIDIAN. , EXC&PTIN(3 FROM THE ABOVE DESCRIHED PARCEL TH& FOLLOWING: A PARCEL CONV&YED TO TH& CITY OF ASPEN FOR A F3YDR01'OWER PLANT AN15 A§ SHbWN IN TfIH PLAT RECORDED MARCH 10, 1987 W PLAT BOOR 19 AT PAGE 44 INSTRUMENT RECORIIfiD APRIL 4, 1890, IN BOOIC 61 AT PAGH 284 INSTRUMENT RECORDED AUGUST 23, 1892 IN BObK 1 t5 r1T PAOE 12 INS'i'RUMENT R&CORDED AUGUSf 11, 1906 IN BOOK 148 AT PAGE 144 INSTRUMENT RECORDED JANUA,(tY 15, 1934 IN �OK 157 AT PAGE 374 1NSTR[JMENT RECORDED DECBMBIIt 23, 1955 IN BOOK 16l AT PAGE 347 INSTRUMEI3T R&CORDED MARCH 2, 19561N 800% 164 A'f PA4H 491 INS1'RUMENT RECORDED DECEMBER 10, 19581N BOO$186 AT PAGE ]65 INSTRUMENT RECORDED FEBRUARY 6, 1962 IN BOOIC 196 AT PAGE 457 INSTRI3MENT RECORD�D MAY 4, 1962 IN BODR 197 AT PAGB 376 INSTRUA�NT RECORDED DSCEMBER 9, 19b4IN BOOg 210 AT PAGE 353 INS11217bffid'1' 1tECORDEL7l NiDVBbIB,HIt 30, 1965 IN BUOK 217 AT PAG& 159 INSTRUM&NT RECORDED FEHRUAR7C 14, 1968•IN BO�SK 233 AT PAG� 7A0 INS1'RUMENT RECaI�HD DHCffi�Eg 3, 156$ Il�I B60% 237A1`P.AG$"'TYZ 1NS1RiJMEN1' REWRDEA M.41' 19, t9701N BOi7K 24811T FAGfi 57d 1NSfRUMENT RECORD&D JANUARY 18, 1971 IN $00% 253 ATP1l�'sH 194 1NSTRUMENT RECdRDED APRIL 7, 1971 IN HQOK 244 AT pAp$ 536 INST UMEN1' RECORDED IUNS 11, 19'79 IN BOOK 276 A'f PAGE 668 INST�UMENT RECORDED IUNE 21, 1973 BJ BOOK 277 AT PAG� 1 t6 � •,, � EXCEPTING ANY PORTTON OF �vtAROON CRE&R R4NCH SUSDIVISIONALSU E3CCEPTIF�G TT�ERE21F � MAROON CREEK ROAD. � COUNTY OF PITKIIJ,SfAT& OP COLORADO. � RARC&L B: � AN EASEMIiNT AND RIGHT-0F WAY FC4Jf 4tCCESSF� Dlrf TFIE MAROON �E�K COUNTY' RC?A13 Tf�20UGIi LAND CQNV�I'�111td It�F�D:1(&L�RD�D Ff•I' B�OIC 1.9b A'k' i!ACf� ¢�7. PITIiIhT COU�1'PY xECQxn� tx � soTrqi�� �ia so�.#�� �r4, ss��e�icJ�. �s. ib'w;aSi� ,to sovi�x, RANGE 85 W&SC OF'I'H& 6'FFi P.kf.; 7'F�IR'I'Ys:'F�E1' IN'WID.`5'H'', HPiNG �Ifi7'EEN FEET PN EACH SIDE OF'IHE FOLLOWib1G DESC�ffiE13 C&NTERI..JI1&: BEGINNtN� AT A PO[NT O�J THE SOUTH&RI,Y BOUNDARY OB THE ABOVE"DESCRIBED P1tdPERTY WHENCB Tf� �UTH 1!4 CORNER OF S.4ID S$CfION 15, TOWF7SHTP 10 SOUTH,IFANG& 85 WEST OP Tf� 6TH P.M. BEARS SOUTH. 89 DBttREES 20' 00'"VCrEST'S9.81 F�&T' A1713 69 DEC3REFS 55' WESf 616.64 FEE1'; THENCE NORTH 65 DEGREES 00' 30' EASf 20.44 FEET ALONd TFID C$NT'E1L I;IAIg OF SAID � fiASEMENT; THENCE NORTH 57 DEGREES 50' 21 ° EASC 37.30 FEET ALONG TI� CEIQ'I'ER LINfi' OF SAYb Form I.EGAL.IXNIBIT 09/02 iIIIIIIIIIIIIIIIIIIIII 5 - ._. __ _. _. .. Chaptec 4c GEnerat Provisions t�Q: Conflictirtg Prnvisions t-80-50: Properties Eocated in �ore Ttean One Jurisdictiort 1-80-50: PROPERTIES LOCATEB IN MORE THAN ONE JURISDIC'FIOl�i No subdivision shal{ be deemed to occur by virtue of a jurisdictioua! [ine. A pazcel which is situated in another jurisdiction in addition to Pitkin County shatP be eonsidered as a whole, and the zoning disttict applicable in Pitkin Counry shall be considend on the entire parce[ for purposes of determining whaC development is availabte i� Pitkin County_ If development has occurred on a parcel located wit[iin Pitkin County and anotfier jurisdiction, such development shall be considered in determining the available development within Pitkin County. 1-90: CONFLICTING PROVISIONS 1-90-10: CQNFLICT VKITHIN CODE Where there exists a conflict between any timitation or requirement in this F.and �Jse Code and any applicable [imitation or requiremenE contained elsewhere in this Land LTse Code, the more restrictive limitatio� or requirement shall prevail. Figures, charts and tables in this Land Use Code are intended as a guide ta the use of this Land Use Code. Where there is a conftict between any figure, chaFt or table an� the wtitten text of tlus Land Use Code, the text shalt prevail. 1-90-20: CONFLICT WITH OTHER PITHIN COUNTY REGULATIONS Where a conflict exists between the provisions of tfiis Land iTse Code and any other resolufion, regulation or policy of Pit[tin County, the provisions of this Land �Tse C'ode shall control_ 1-100: TRANSITIONAL PROVISIONS 1-100-10: GENERAE. PROVISION The provisions of this Land Use Code shall apply to all properties for which a compleYe development application for the type of approval ar development permit being requested has not been received prior to Juty 5, 2006. If a compiete developmenC applicarion for a specific type of approval or deveIopment permit has been received by Ute County prior ta July 5, 2006, or if a development permit or approvaY has. been granted prior ta ]uly 5, 2006, then the provisions of the Pitkin County Land EIse Code in effect on the date such apptication was received shall appIy to thaE application, attd ta Yhe campletion o� development covered by thaC application to the extent that fhe applicatiou/development is statutorily vested. However, after July 5, 2006, the provisions far Iapsing of deveTopment approvals set fortt� in Sec. 2-2�-160 and Table 2-t shall appIy to alI developatenY permits and approvals, regardless of when approved. The pmvisions of tfiis Land Use Code sfiall apply to any later approvals of a different type. For example, if a complete application for a subdivision of land has been fi[ed prior to July 5, 2d06, then the ptavisions of the Pitkin County Land Use Code in effect on the date the application was fifed sf�all apply ta the completion oP the subdivision, up tn and including the Finat piat. However, it the app[icant files an application for a special review use after July 5, 2006, then the provisions of this Land Use Code shall apply to that applicatian. �and use code EXHIBIT July 2006 � H PiUdn County�, Cofarada Page 24 .__. ._ . .. �. PTTHIN COUI� _ � COMMUNITY DEVELOPMENT�L,�PARTMENT 130 South Galena Street ' Aspen, Colorado 81611 (970) 920-5526 FAX# (970) 920-5439 Apri117, 2006 Mr. Glenn Hom - 215 South Monarch Straet Suite 104 Aspen, CO 81611 Re: RFLC Holding LLC 1041 Hazard Review, Conceptual Submission, 5pecial Review and GMQS Ezemption (PID 2735-153-00-005; Case P085-0� l�lri!�`�f � �� The Pl annina Office has completed its preliuiinary review of the captioned application. We have deternuned tUat trris application is complete. After a more detailed review of the submittal information, additional information specific to the application may be requested in order to adequately review and process the application. The planner in chazge of the review will request the information from you direcdy. We haue scheduled this application for review at a public hearing by the Pitkin County Hearing Officer on Tuesday, July 25, 2006, at a meeting to begin at 8:00 a.m. in the Sister Cities Chambers, 130 South Galena, Aspen, Colorado. Should this date be inconvenient for you, please contact me within 3 working days of the date of this letter. After that the agenda date will be considered final and changes to the schedule or tabling of the application will only be allowed for unauoidable technical problems. The Friday before the meeting date, we will call to inform you that a copy of the memo pertauvng to the application is available at the Planning Office. Please be aware that the Hearing Officer will be billed at $175 per hour. Please note that it is your responsibility to post a public notice sign on the property at least 15 days prior to the hearing (and remove it within one week after) and to mail notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return address of the Community Development Department (copy of notice will be mailed to you by the Community Development Deparhnent). The names and addresses shall be those on the current tax records of Pitldn County as they appeazed no more than 60 days prior to the date of the public hearing. Please submit the enclosed Affidavit of Notice by Posting & Mailing as proof of compliance with tHe Code at the hearing. If you have any questions, please call Suzanne Wolff, the planner assigned to your case, at 920-5093. Sincerely, Bonnie Waechfler. 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G � ��� '� l��f������ . � .c �l.. � 5 f { r �� . � {��{� . `'-lI. ` °" ��.� �. ° �..eY . . . i .l /I � ...�4�{ 4.�� '�u' 'e`���� Y� FL2 _ EXHIBIT = J •������fs�s��s�fsrf�s�s�sass�sl � -- r 1 0 0 _ � �' � E l � � � � _,� i � g � P, � Q Y `f� �-- _ � � � ��, � '�'�', F ��� �_ :, { ;\'-.. - � � a r� � - ,���'�, � � . �, �. , �$�, I i 8A , �' 'j r � " �� 1 �t$ � I I J . � i�o �� ' I 3�' O '' 4-, D�'� �",,, , ��'� �' i ���� ; , '1 � o ` . ; � ,1� ��, � , , , , '`, , �; � . �. ,' � °��,•: a!'� � � i � ' �� �� �� � � �l� : ,,, �' \ ,_. � d� � � i , C� � � � �> � � , � �' f � I �- �� ._b, - y � :_- . ' ����` _:�' - '� � n�� � ., ; � ; 1 � �� . � �. � � �. � �'' o � , � �" c�° .. fl- �,� � , $ � .� ��' � ':+ �'�, �� &a � � 1� � I� � :� ii �. . �; � :' '�` 3� ±, '9 Si � ��; � i � � ��; � ' �� � ' $ �; 3 1 i i � G �.; � . i�. �0. O� _'� Ii � �' 1 � ) Q �' _ �� � �� � _� I �.._. J_' 9 :_�!�I i__ . _ . —. __ . ---"--'-'- -.i� �� l� ,�1' m��; 0��;� -. � � { + I �,. { ft� •� � �_ �... I � I 'I��� j� [- i � � I � 7� # � G�3 i .= f . -- - — � '� . ; �. • T`.� � �� ��� � � + � �� 1 EXHIBIT � K � Fred Smith 645 Pineneedle Drive Grand Junction, CO 81506 To: Pitkin County Board of CounTy Commissioners Date: October 25, 2010 Re: Celestial's appeal of RFLCC Landscaping Dear George, Rachel, Michael, Jack and Patty: I have served as the project manager for the Roaring Fork Land and Cattle Company ("RFLCC") fi•om the inception of the project on Maroon Creek Road. I wish to claz•ify for the record some misconceprions and misinformation contained in the Celesrial appeal of the RFLCC landscaping along Maroon Creek Road and provide you with an chronology sunounding landscape plans and building permits for the I2FLCC project. Beginning in June and July of 2007, ongoing discussions with Staff and RFLCC representatives, concerning landscaping along Maroon Creek Road, began. These discussions included Glenn Horn, RFLCC's planner, Debbie Nevins, the landscape architect for the project, and Suzanne Wolff and addressed the landscaping along Mazoon Creek Road. It was agreed upon, between Suzanue Wolff and Debbie Nevins, that changing the conceptual landscaping from Aspen, cottonwoods and shrubs to Aspen trees and lilac bushes was appropriate and met the spirit and intent of the conceptual landscape plan approved in the 2006 Land Use Application. Debbie Nevins sought to further refine the landscape plan by including oak trees in place of the lilac bushes. Pitkin County Staff did not feel that was an appropriate modification. In August of 2007, Shaw construction, the builder for the RFLCC project, went to the Building Dept. to secure its first permit which was for an access pemut for the main driveway. At that time, Shaw Construction's representative brought with him the Land Use Resolution for the 2006 approval along with the access pei7nit set which included all the landscape plans for the property including the landscape plan for the house, caretaker unit and bam, as well as the landscaping along Maroon Creek Road. He was told at that Ume that it was not necessary to snbmit the landscape plans for an access peimit. Instead, he was told that each landscape plan should be submitted and would be reviewed along with the particular building perxnit application. For example, the landscape plan for the caretaker unit was to be submitted with the individual building permit for the caretaker unit. The access driveway permit application reflected that we had complied with the land use approvals Following this direcrive, submittal landscape plans were included with the Building Permit Application for the main house, the barn and caretaker unit. There was, however, no Building Permit associated with the landscaping along Maroon Creek Road, Since no formal Building Permit Appiication was sought for construction along Maroon Creek, it was assumed that submittal landscape plans along the road showing the change to Aspen trees had been adequately addressed and therefore, a few years later the plantings, per the revised pians, began. EXHIBIT L r. When questions azose concerning the landscape plan and planting along Maroon Creek Road we stopped the planring and worked with Staff to resolve this issue. Vecy Truly Yours Owner's Representative for the RFLCC Project •'� ACCESS DRIVEWAY DEVELOPMENT PERMIT APPLICATION ; � f / 13o s. Galena Street � Aspen, CO � 81611 Permit # C?OCo l. 2_Cd ���/�'� �y'�a� 970.920.5526 Fax 970.920.5439 CheCk # � �� Pertnit valid for one year unles othenvise specified Pertnit Administrative Fee (rro refunds) $500 � VALID PERMIT M�o � r,c ncr i �iv SITE AT ALL TIMES I 1. Applicant 1a. �Contad Phone(s) and Fax .�/c.tires b.. 5h..t.�.� I 97o-S�1y-8ol9 Itb. ApplicantMailingAddress' 7l0o y���o.c. Dr Gf�a...�/ .3 GO �/5.0(� I 2. Prooerty Owners Name 2a. Ownei'� Ph�ne�al_=nd Fax Row-..�w, Fo rk �.w�a� +�lc �. ••.p�..,,._ l..�C_. �t: - 9�3 ;::`f>`�.�. I 2b. Property (�neYs MailinqAdtlress � Yri{-Z.�ccr /2sza./�_b�ro�..o �Il S• 41ac.�er. Su:� �1700 .�.h,s�,�„ 21.Ioo4,0l0 I3. Lega�d�� ption p�r�o to be a6cesse � � 1�/�. Q�$ 4. Located en�he $e,( Side of County Road # C�5T 97a-5f/�1-BoZ� I 2020 ��n �ree..�. Ro� '� �DO�' Z� 57 w�c.aa.« C'o-t P el I 4a. Also known as: (Provide a detailed map showing the loption at legible scale) �5. Address of property to be accessed: (Pitkin County staff will detertnine the address) I � � I I I 6. Parcel ID number of property to be accessed: Check www.aspenpitkin.com or Call the Pitkin County � 7 3 5/53 c�o 5 Assessor's Office at 920-5160 for the parcel ID number I 7. Construction to begin on (Date): � $12.0�0 � I 8. Is there existing access? �9. Do other roads/easements abu 7 propert� �YFS ❑ NO �q� LJ rvo I10. For re;ide�nts I acces�s, type umber of dwellin unit�s � 11. For commercial, numbedsq ft. of business �dlr�C 51a.� t�• y � 12. Included wRh this application shall be the following: (' = REQUIRED) FOR STAFF ONLY I • 12a. A Detailed driveway plan & profile ` I 12b. Compliance with Land use approvals' i • 12c. Loration of where dirt is obtained and is any imported fill material included7' � 12d. Specific site orvicinity map' I • 12e. Drainage plan with County Road shown ' �� 12f. Plans must be stamped & signed by a Registered Professional Civil Engineer 12g. 8oard of Adjustment approval 12h. Access Easement Agreements Required? ❑Y��o Required? ❑� �o Received? Received? Received? Received? Received? Received? Received? Received9 �YFS ❑ NO �YES ❑ NO �YFS ❑NO � YES ❑ NO �'ES ❑ NO �f5 ❑ NO ❑ vES ❑ No ❑YES ❑NO I 12i. Written proof of a license or agreement to cross RFTA property Required? ❑��o Received? ❑Y¢ ❑No i 12j. Installation of Culvert (note: minimum size is 18" and maintenance of culverts are the responsibility of the property owner) Required? ❑� ❑ No Received? ❑� ❑ No �Having carefully read the requirements below, I(Applicant) herby agree to the terms and conditions described within. This fortn is a permit only Iwhen validated by County staff, work started without a pertnit will be charged double the fee. 13. Signatu ofAppli r � _ �13a. Date $-ZO-O�- FOR STAFF USE ONLY (D0 NOT WRI7€ BELOW THIS LINE�: 14. Sta ����� ����� �..�_ . a/GZ/67 � � -�I�02� �/�lir� �5{�,� ok W���� ��b,o� I 15. Approved by: (Pitkin County Communiry Development) 15a. Date I16. AP ��� tki �o�n� F N 4� E�(H�B� ' I16a. Date J 1 �� �C . / �I� V l � l D �°� � Speaa/ Attn: Applicants must po through a full review process with ihe nty � I� or utllity insfallation for a witl� moia than a 30% slope. D � t �a EXHIBIT � � Stan Clauson l0 -a? /D From: Suzanne Wolff [Suzanne.WolffQco.pitkin.co.usj � � Sent: Wednesday, June 23, 2010 4:01 PM To: Stan Clauson Cc: Lance Clarke; Susan Pearson; John D. Fognani Subject: RE: 151 Bulkley-landscaping Stan - I visited the site yesterday with Glenn Horn and we flagged 12 of the newly planted trees to be removed and relocated, They will need to revise the landscape plan to reflect this change, at which time I will sign off on the plan as consistent with what was represented during the land use review. I so not feel that the irrigation is inappropriate, since they will need irrigation in this area with or without trees. From: Stan Clauson [mallto:stan@scaplanning.com] Sent: Wednesday, ]une 23, 2010 12:22 PM To: Suzanne Wolff Cc: I.ance Clarke; Susan Pearson; John D. Fognani Subject: RE: 151 Bulkley - landscaping Suzanne-- Thanks for following up on this. I know that Susan told them to stop work on the plantings along the road pending a landscape plan. It does seem inappropriate that would not include making the installation more permanent by subsequently installing the irrigation. Regarding other landscape areas, it was not clear to me that there were muitiple landscape plans for different areas. The approval refers to a(presumably single, but perhaps multi•sheet) final landscape plan that needed to be submitted. It was also not clear that they had su6mitted � final landscape plan for other areas, but they certainly did not submit one for the meadow area at the time they undertook the work. I am ready to stand corrected, but it is hard to avoid the conclusion that RFLCC is getting a"pass" on their development issues, which is not commensurately available to other property owners in the area. Please do visit the site to see if the plantings are consistent with the tlear direction of the approvals, and the final landscape plan reflects the plan provided in the application, along with the specific conditions regarding preservation of views to the meadow. Stan Clauson, AICP, ASLA STAN CLAUSON ASSOCIATES INC landscape architecture . planning , resort design 412 N. Mill Street Aspen, Colorado 81611 t.970/925 2 3 23 f.970/920.1628 stanCcasca�lannine.com www.scaolannine.com � Please consider the environment before printing this email. From; Suzanne Woiff [mailto:Suzanne.Wolff@co.pitkin.co.us] Sent: 22 June 201011:36 AM To: Stan Clauson Cc: Lance qarke; Susan PearSOn SubJect: FW: 151 eulkley - landscaping Hi Stan. I am revlewing the landscape plan for the tree plantings along the road to ensure that the plan is consistent with the representations made during the land use revlew regarding the view of the meadow. It is my understanding 61 that Susan Pearson told them to stop planting trees along the road until the plan is approved and that they have complied. I do no[ know what conversation Susan had wfth RFLCC regarding installation of irrigation to the trees and/or along the front of the property, and she is out of town this week. I can check in with Fred Smith on that issue and plan to head out that way today or tomorrow. Regarding other landscaping on the property, it is my understanding that they have an approved landscape plan. When I was on-site they showed Susan a few changes they proposed to make to the plan (plantings around the pond and some areas adjacent to the house); the revised plan has not yet been submitted. Let me know if you have further concerns. Susan can respond to your questions regarding other landscaping (other than the tree plantings along the road) when she returns next week. - - - - --_ w From: Lance Clarke Sent: Friday, June 18, 201011:04 AM To: Suzanne Wolff Subjed: FW: 151 eulkley - landscaping From: Stan Clauson (matlto:stan@scaplanning.com� Sent: Friday, June 18, 201010:24 AM To: Susan Pearson Cc: Lance Clarke Subjectc RE: 1518ulkley - landscaping Susan— This appears to be a very unusual situation at 151 Bulkley Road requiring some appropriate enforcement. RFLCC, the owner, was required to submit a final landscape plan as part of their approvals, which they did not do. Two of the key conditions of approval with respect to the final landscape were that RFLCC keep the front meadow open to view and that the final plan be substantially in accord with the plan submitted as part of the application. On behalf of our clients, Celestial Land Company, property owners on Bulkley Road, we have brought to your attention that tree planting which would eventually obscure the meadow has been undertaken by RFLCC in contravention to the approval conditions. It was my understanding that they were formally told to "Stop Work" until a final landscape plan had been submitted and approved. However, they did not stop work and continued to install irrigation to the inappropriate tree locations. They also continued to install landscaping on other parts of the property, again without a landscaping plan properly submitted and approved. Nothing appears to be happening to prevent this inappropriate activity from continuing. Can you please advise what enforcement steps are 6eing taken with respect to these violations? Thank you, Stan Clauson Stan Clauson, AICP,ASLA STAN CLAUSON ASSOCIATES INC landscape architecture . planning . resort design 412 N. Mill Street Aspen, Colorado 81611 t.970/925.2323 f.970/920.1628 stan(�ilscaolannin�.com wwwscaplanning.com 62 Q Please consider the environment before printing this email. From:SUSan Pearson (mailto:Susan.Pearson@co.pitkin.co.us] Sent: 14June 201012:33 PM To: Stan Clauson SubJect: RE: 151 Bulkley-landscaping Hi Stan, You are right, the document is public; but it is not requlred to be recorded once approved (since this was not subject to site plan review - pre-2006 revlew). However, the drawing has not been reviewed to know if it's ok or not. So, you can make a copy, but you might want to wait to see if this is the version that we approve, or not. i can call or email you to let you know when we have a version that is approvable. Susan Zoning Officer Community Development Pitkin Caunty 130 S. Gatena Street Aspen, CO 81611 Cell: 970.618-9963 Phone: 970.429.2789 Fax: 970.920.5439 Susdn.PearsonC�a co.nitkin.co.us From: Stan Clauson [mailto:stan@scaplanning.com] Sent: Monday, June 14, 201011:15 AM To:Susan Pearson Cc: Lance Clarke; John D. Fognani; jbkaufman@sopris.net Subject: RE: 151 Bulkley - Iandscaping Well, actually, I believe that their submitted landscape plan is a public document, not subject to the owner's consent and required to be recorded with the Pitkin County Clerk and Recorder, once it is approved. You might want to check on this. Our client wants to have a record against which some future inappropriate activity on this property can be evaluated. Thanks, Stan Stan Clauson, AICP,ASLA STAN CLAUSON ASSOCIATES MC landscape architecture . planning . resort design 412 N. Mill Street Aspen, Colorado 81611 t.970/925.2323 f.970/920.1628 stanCu�scaplannin¢.com www.scaplannina.com � Please consider the environment before printing this email. From:Susan Pearson [mailto:Susan.Pearson@co.pitkin.co.us] Sent: 14 June 201010:57 AM To; Stan Clauson Subject: RE: 151 Bulkley - landscaping 63 � �� Hi Stan, I can't give you any plans proposed or otherwise without the owner's consenC however, I can allow you to come on over and take a peek at the proposed plan. Does that work for you? Would you like to make an appointment for this afternoon or tomorrow? Susan Zoning Ojficer Commun)ty Development Pitkin County 130 S. Gplena Street, Aspen, CO 81621 Cell: 970.618-9963 Phone: 970.429.2789 Fax: 970.920.5439 Susan. Peprs on (c� co. ni tkin. co. us From: Stan Clauson [mailto:stan@scaplanning.com] Sent: Monday, June 14, 201010:50 AM To: Susan Pearson Cc:jbkaufman@sopris.net;lohn D. Fognani Subject: RE: 151 Bulkley - landscaping HiSusan-- It appears that irrigation was being installed to the existing and future tree locations along Maroon Creek Road. Can we come over and get a copy of the proposed plan? Or have a copy made at our expense7 Stan Clauson, AICP, ASLA STAN CLAUSON ASSOCIATES INC landscape architecture . planning . resort design 412 N. Mill Street Aspen, Colorado 81611 t.970/925.2323 f.970/920.1628 stan[a�scanlannine.com www.sca��lannin�.com � Please consider the environment before printing this emall. From: Susan Pearson (mailto:5usan.Pearson@co.pltkin.co.us] Sent: 141une 201010:24 AM To: Stan Clauson Subject: RE: 151 Bulkley - landscaping HI Stan, I just received the proposed plan today—there should not 6e any work taking place along Maroon Creek Road. There has been other landscaping and revegetation approved on the site. If there are landscape activities along the road, please let me know and 1 will take a trip out there. Susan Pearson Zoning OfJice� Community Development Pitkin County 130 S. Galena Street, Aspen, CO 81611 Cell: 970.618-9963 Phone: 970.429.2789 � Fax: 970.920.5439 Susan. PearsanC�co, oitkin. co. us From: Stan Clauson [maiito:stan@scaplanning.com] Sent: Friday, June 11, 2010 3:09 PM To:Susan Pearson SubJect: RE:151 Bulkley - landscaping Hi Susan— Was a final landscape plan for Roaring fork land & Cattle Company ever turned in7 I noticed that there is on-going landscape and irrigation installation work at the site. Thanks, Stan Stan Clauson, AICP, ASLA STAN CLAUSON ASSOCIATES INC landscape architecture . planning . resort design 412 N. Mill Street Aspen, Colorado 81611 t.970/925.2323 f.970/920.1628 stanR�scaalannine.com wwwscaplanninQ.com � Please consider the environment before printing this email. From: Susan Pearson [mailto:5usan.Pearso�@co.pitkin.co.us] Sent: 26 May 2010 11:26 AM To: Stan Clauson Su6ject: RE: 151 Bulkley - landscaping You are welcome. I am really glad that you brought this to our attention before all 276 trees were planted. Thank youl Zoning Officer Gommunity Development Pitkin County 130 S. Galena Street, Aspen, CO 81611 Cell: 970.618-9963 Phone: 970.429.2789 Fax: 970.920.5439 Susan. Pearson(a�co. oitkin.co. us From: Stan Clau son [mailto:stan@scaplanning.com] Sent: Wednesday, May 26, 201011:19 AM To:Susan Pearson Cc: Lance Clarke; Suzanne Wolff Subject: RE:151 Bulkley - landscaping Thank you, Susan. I appreciate your looking into this. Stan Clauson, AICP, ASLA STAN CLAUSON ASSOCIATES INC 65 landscape architecture . pianning . resort design 412 N. Mill Street Aspen, Colorado 81611 t,970/925.2323 f.970/920.1628 stan(c�scaolannina.com wwwscaolannina.com � Please consider the environment before printing this email. From: Susan Pearson [mallto:Susan.Pearson@co.pitkin.co.us] Sent: 26 May 201010:52 AM To: Stan Clauson Cc: Lance Clarke; Suzanne Wolff Su6ject:151 eulkley - landscaping Hi Stan, I am writing in regard to your concern about the landscaping project along Maroon Creek Road in front of the meadow at 151 eulkley. I visited the site today and there is no approved landscaping plan for this area. � spoke with the owner's representative, Fred Smith; he will be submitting a plan to Community Development for review and approval. in the meantime, all planting along the road has been stopped until a plan can be approved. The planning files for this property are very clear that there should be clear views into the meadow; therefore, during our review we will make sure that the meadow view plane is protected. Thank you for your concern and have a great day. 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