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� R�SOWTION OF THE BOe#RD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO,RESCINDING RESOLUTION NO.97-,�GRANTING APPROVAL OF THE
HALL/1ZOBERTSON/DWIGHT 1041 HAZARD REVIEW,CONCEPTUAL SUBMISSION,
SCEIVIC OVERLAY,GMQS EXEMF''TION FOR AFFORDABLE DWELLING iINITS,AND LOT
LINE ADNSTMENTS,AND AWARDING ONE NON-METRO AREA R�SIDENTIAL GMQS
ALLOTMENT
(Southerly Pnrcel)
Resolution No.97-�
. �- � RECITAIS
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� I. William Hall,Ian Robertson and Rosemary Dwight{hereafter"Applicants")have applied to the
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Pitkin Counry Board of Counry Commissioners(hereafter`Board")to construct one single-family residence
� and an associated deed-restricted employee dwelling unit,which requires the following approvals:
' , • One Non-Metro Area Residential GMQS Allocation;
� , . 1 ! • 1041 Hazard Review,Conceptual Submission and Scenic Overlay/Ridgeline Review to
- � I estabtish a buildittg envelope;
� • GMQS Exemption ro construct an affordable dwelling unit;
• • Lot Line Adjustments to distribute portions of the property to adjacent property owners.
. 2. The property is located on Shield-O-Mesa Road,and is more specifically described in Exhibit A.
3. The property contains approximately 44.807 acres and is zoned RS-30.
4. This application was reviewed by the Plamiing and Zoning Commission(Itereafter"Commission")
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at a duly noticed public hearing on December 12,1996,nt which time the Commission gave the project a
t score of 52.8 points,which exceeds the threshold score of 43,and,therefore,recommended that the
i ' Board grant one residential GMQS allotme�it for the l3alURober[son/Dwight property.
� 1 5. The Commission also recommended that the Board deny the]041 HaTard Review,Conceptual
Submission,Scenic Overlay Review and GMQS Exemption for the Hall/Robertson/Dwight property at a
! regular meeting on December 12,1996. z ,
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403645 04/22/1897 02:03P RESOLUTION
1 of 10 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK
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Resolution No.97-'� '��'•"-;F"'
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6. The Board heard tliis app(ication at its regularly scheduled meeting of April 9,1997,at which time ��.�'
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evidence and testimony were presented with respect to this application. `
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7. The Board found tliat development of the subject property is prohibited,pursuant to Section 3- •
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80J0(A)(3)of the Land Use Code,which prohibits development in are�s identified by the Colorado State
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Forest Service as containing severe wildfire hazard. The Board voted to deny the npplication as evidenced =
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by Resolution No.97-�attached as Exhibit"A". ,k='
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S. Pursunnt to Section 4-150 of the Land Use Code,the applicants requested a hearing to determine -
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whedier the Board's denial of the applic�tion constitutes a taking of private property without just �:j�,`
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. compensation. ? .
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9. 7'he Board conducted its takings henring on April 9,1997,at which time further evidence and �?y.
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testimony was presented conceming the taking.
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10. The Board finds U�at d�e previous denial may constitute a taking of all reasonable use and economic P -�
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� return from the subject property,since there are no developable areus on the subject property outside of
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- confirnied severe wildfire hazard areas.
, . I 1. The Board finds that the investment backed expectations of the applicant with respect to its
. development of a single-family dwelling on the property which is the subject of this taking proceeding are
, reasonable.
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12, 7'he Board finds that the property is not appropriate for any use other than residential,and the
Board does not wish to purchase the property. �
� 13. The Boazd finds that the application exceeded the minimum threshold score in the non-metro area �
' residential GMQS swring,despite the severe wildfire hazard rating. ,
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14. The Board finds that diis application proposes development in the best possible location,given the j '
hazards identified on the property,and thai the development meets the requirements of the Land Use Code. ';
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403646 04/22/1997 02:03P RESOLUTION ;'",>
2 of 10 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK
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Resolution No,97-� T�;c•�µ:::
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I5. The Board finds that development within severe wildfire hazard areas under these circumst�lnces is ' .<'�
permitted by Land Use Code Sections 3-80.70(A)(3)and(C),subject to mitigation. �'ti
NOW THEREFORE BE TT RESOLVED by the Pitkin County Board of County Commissioners �.
that it does hereby rescind Resofution No.97-�. ,
BE TT FUTtTHER RESOLVED by t)te Board that it does hereby grant one non-metro area �'.j:; �
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residential GMQS allotment to the Hall/Robertson/Dwight property. � *"
BE 1T FiJRTHER RESOLVED by the Board that it does hereby grant approval to the Hall/ ' - '
Robertson/Dwight 1041 Hazard Review,Conceptual Subtnission,Scenic Overlay�Review,GMQS
� , Exemption,Lot Line Adjustments,subject to the following conditions:
• 1. The applicants shal!adhere to all material representations made in the application and iu public
meetings. i,�,
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2. Prior to building permit application,the applicant shall record a 24"x36"mylar 1041 Hazard -t�
� Review Site Plan which meets the approval of the Community Development Department and Uie (1
- , County Attorney. 'iYie site plan shali include the following 1U41 Hazard Review Warning and '-i
� Disclnimer: "Applicant acknowledges that heJshe has been informed by Pitkin County of the �
- - existence of 1041 environmental hazard areas that might affect the property,any improvements, }
i and t6e use and occupancy thereof." The site plao shall also be submitted in a digital fortnat for
'. 1 integration into the County G[S system.
� ' j 3. Prior to building pennit application,the applicant shall also record a lot line adjustment plat or
! plats which meets the approval of the Community Development Department and the County
; Attorney. A note shall be included on the plat(s)which states,"If the Land Use Code is amended
� to establisli a floor area ratio for the RS-30 zone district,the additional lot areu added to the Vemon
L 1nd Hofliday parcets shail no[be used to calculate f�oar area." `
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? 4. The proposed driveway shall meet Pitkin County standards for access drives. The applicant shall
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f obtain an access permit from tha County Eiigineer prior to convnencement of construction of the �
- ' driveway. Any retaining sfructures associated with the driveway should be indicated;showing
., �` proposed height,length,and building material.The applicant shall regularly treat the driveway
with magnesium chloride for dust controL
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5. Building foundations shall be revie�ved and certified by a Colorado registered professional
i engineer. Foundation plans shall be submitted at the time of building permit application. �
` 6. The home sliall be designed to prevent the accumulation of radon gas. � '
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' 7. The applicant shall submit a drainage and erosion control plan which meets the npproval of the j. •
County Engineer,prior to the issuance of a building permit. In addition to addressing penna�ent �
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403645 04/22/1997 02:03P RESOLUTION
3 of 10 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK
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Resolution No.97-� �`�'�"'�,*
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� drainage and erosion control measures,the plan shall include temporary erosion control '
measures for construction and all pertinent drainage c�lculations and proposed culvert locations
and sizes.
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8. Tlie building site shall be revegetated with native vegetation to limit water consumption and •
additional runoff within one growing se�son of project completion. All drainage from roofs and
paved areas shall be detained on site. �
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9. No development,including gradin�,landscaping,or vegetation rentoval or disturbance shall occur
outside of the approved building envelopes except as may be necessary to impfement the wildfire ='r.�^
mitigation measures and the extension of the access driveway.
10. Prior to issuance of a septic permit,the applicants shall provide documentation to the � .
Environmental Healtl�Department of an adequate domestic water supply.Quantity and quality of
said supply shall meet the approval of the Enviromnental Health Department. Any wells must
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meet environmental setback requirements and shalt be wiNiin the approved building envelope.
1 l. A septic permit sfiap be obtained from the Environmental Healtli Department,prior to issuance of a
building permit, The septic system shatl be located within the building envelope and must comply "
with the setback requirements from surface and groundwater sources. ��'
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12. Oatside illumination shall comply with County lighting standards in effect at the time of building ��`
pem�it issuance. All exterior lighting shall be shielded from view of Snowmass Creek Road. '
13. The applicant shal!obtain a fireplacelwood stove permit from the Environmental Health
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- • Department prior to the issuance of a building permit.The free market homes shall wntain no ��
� more than one fireplace/woodstove. The employee dwelfing units wi((have no
� fireplaces/woodstoves.
' 14. The applicant shall imp[ement the foflowing measures to mitigate impacts to wiidlife:
' A. Maintain native vegetation outside of the building envelope. k;
B. All garbage sha(I be contained in wiidlife proofgarbage containers.
C. Fencing shall not exceed 42 inches in height,with a maximum of 4 strands of wire or
less with a 12"kickspace between the top two strands,or a maximum of 3 round or solid
rails with at ieast 18"behveen two of the rails.
D. Only one dog is permitted on the property,and tl�e dog shall be kenneled. The kennel shall p'•
be constructed prior to issuance of a Certificate of Occupancy. When not kenneled all r;
dogs shall be leashetl. No dogs on site during construction, �!
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I5. The applicant shall comply with the following landscaping and wild£re defensibte spnce mitigation �
standards: �, •
A. All brush located downhill from the structures shatl be tltinned for a distance of30-50 feet. �: .
Brush,debris,and non-omamental vegetntion shall be removed wiUiin a minimum 10 foot I�
perimeter nround the other sides of tlie structures. Within a 10 foot perimeter of the
structures,vegetation shatl be maintained at a height of 6 inches or less. �' .
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403645 04/22/1997 02:03P RESOLUTION
4 of 10 R 0.00 D 0.00 N 0.90 PtTKIN COUNTY CLERK 3
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Resolution No.97-� ����r!,�
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B. Vegetation shall be reduced to break up tlie vcrtica!and horizontal continuity of the fuels a ' `
minimum of a 30 foot perimeter around Hie structare. �: .,
C. Spacing benveen dmnps of brush and vegetation within the 30 foot perimeters shall be a 'i,
minimmn of two times the laeight of the fi�el. Maximum diameter of tlie clumps shall not �
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exceed i 0 feet. All measurements sha{I be from the edges oFthe crowns of the fuel. .'�'•
D. All bra�ches from trees and brush within the 30 foot perimeter shatl be pnmed to a height
of 1 D feet above the ground and ladder fuels from around trees and brush shall be removed.
E. Tree crown separation within ihe 30 foot perimeters shall have a minimmn of 10 feet `` ,
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behveen the edges of the crowns. f:.`%. -
F. All branches which extend over the roof eaves shall be trimmed and all branches within]5 ;,:,:Y_�`:.
feet of the chimneys shall be removed.
G. 7'he densi of fuels within a 100 foot � `'
ty perimeter of the strtichire shall be reduced. �'',
H. All deadfall within the 100 foot perimeter sha(I be removed. ?' "
]. A cleared strip for 10 feet sh111 be mainttiined on either side of the driveway to create a i- . "
fuelbreak. ' ; ,:
,y J. "The applicant shall be responsible for the continued maintenance of the defensible space
vegetation requirements. .
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IG. The appticant shalt comply with die following additional wildfire mitigation siandards;
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A, Roof construction shall be Class A,non-combustible material with no flat roofs. y �
B. Vents shall be screened with corrosive resistant wire mesh with mesh'/.inch maximun. �'�
C. Any decks or projections below the roof iine eatending toward the slopas shall be ��
- enclosed by solid vertical walls as per code Section 3-80.70 C.4.or be wnstructed of �``�
• totally noncombustible buildiog materials. '1
_ ' D. Roofs and gutters shall be kept clear of debris. ��
E. Yards shall be kept clear of all Iitter,slash,and flammabfe debris.
�, . F. All flammable materials shall be stored on a parallel contour a minimum of 15 feet away
. from any structure.
G. Weeds and grasses within Nte 10 foot perimeter shall be maintained to a height not more
tl�an 6 inches.
� H. Firewood/wood piles shall be stacked on a parallel contour a minimum of I S feet away
from the strucfure.
L Swimming pools shall be accessible to Fire Department vehicles.
J. Fences shall be kept clear of brush and debris. {
K. Woad fences shall not connect to the stcucture.
_ L. Any outbuildings or additional stnictures shafl adhere to the same standards as s[ructunes.
' M. Fuel tanks shall be installed underground with an approved container.
., �N. Propaoe tariks shall be installed according to NFPA 48 standards and on a contour away
from the strucFure with standard defensible space vegetation mitigntion around any above- j
ground tank. Any wood enclosure around the tank sha!(be constructed witli materials '
. approved for 2 hour fire-resistive construction on the exterior side oFtl�e walls. p ,
O. Each structure shall have a minimiim of one 10 poimd approved ABC fire extinguisher �
pfaced in a visible and accessible location.
P. Addresses shall be clearly marked with 2 inch non-combustible letters and shall be visible �': �
and installed on a non-combustible post.
Q. Utility lines shall be buried. �f, •
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S of 10 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK `
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Resolution No.97- �
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' R. The driveway shafl be a minimwn of 12 feet wide with minimum inside turning radius of ����;�,-,
33 feet.The maximum grade shall be limited to 12%. ',:"' '
17. The applicant shall deed restrict the employee dwelling unit as a Category I unit. The deed `
restriction shall be reviewed and approved by d�e Housing O�ce and shall be recorded prior to �':
building permit approval. ' '.�'
]8. The fToor pians of the employee dtivelli�g unit shall be provided to the Housing O�ce for
approval prior to application for any building permits for the primary dwelling unit. '
f 9. The employee unit sha11 be inspected and approved by the Honsing OFfice and granted a
certi6cate of occupancy before or at the same time as ttie primary unit is gr2nted certi£cates of 'r�'
occupancy.
20. The applicant shall demonstrate adequate access to tiie building envelope from Snowmass Creek
Road to the satisfaction of the County Attorney and County Engineer prior to building permit
. : - approval.
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21. The applicant shall demonstrate that he has contributed$20,U00 to the costs of t6e proposed
! improvements to Shie(d-O-Mesa Road,prior to building pennit application. �
22. The appficant sliall agree to join auy road improvement and/or road maintenance association if
� one is formed.
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. 23, Pursuant to BOCC Ordinance#96-1 G,no buildin�permits will be issued for this property until
. . ! tiie Shield-O-Mesa Road is improved to be in compliance with the standards established in �
' ! Ordinance#96-16.
' ' E 24. The applicant shall demonstrate tliat he has contributed$2,500 to RFTA for bus shelter i
' improvements prior to building permit apptication.
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• 25. All new utility service lines extensions shall be buried within existing roads.
26. The free market residence stiall contain no more ihan four bedrooms.
; 27. All residential units shall utilize water conservation devices.
28. No reflective glass or roof materials are allowed. Exterior building materials and colors should
i blend with the nah�ral environment.
1 ' 29. T'he applicant shall comply with all codes and requirements of the Basalt Fire District.
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40364'3 04/22/199T 02:03P RESOLUTION
6 of 10 R 0.00 D 0.00 N 8.00 PITKIN COUNTY CLERK
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NOTICE O!'PUBLIC IiEARING PUBLISI IGD IN Tf-�F �r��'�
ResolutionNo.97-� W.FK ND �
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Page 7 FDITION OF THF ASPFN TIME ON TFIE� �'� � ��•�
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. APPROVED AND ADOPTGD ON THE 9TH DAY OF APRIL,1997. % �`"
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BOARD OF COUNTY COMMISSIONERS, i�
, PUBLI51-IED AFTCR ADOPTION lN�W K N �'ITKIN COUtdT'Y,�LORADO �'
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• T! 4 � '' ?,�:q$$ON THS'�DAY OF •^. .
,1997. /����
BY �i'^-�E� '
IIill Tuite,Chairman "'
ATTEST: ''�,'''.,.
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e Jones,Deputy County Clerk
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APPROVED AS TO CONTENT: APPROVED AS TO FORM:
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Cindy Hou6en John Ely � ' ':k:p
Community Development Director Coun ey � r'�
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�' Case#P97-96
� PID#2645-223-00-561
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' 403845 04/22/1997 02:03P RESOLUTION
7 of 10 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK ',`;'',
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. _ EXHIBIT A 70 GENERAL WARRANTY DEED TO ROBERTSON,HALL AND �. o
.. DWtGHT,AS TENANTS IN COMMON �zz
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A PARCEL OF LAND�iTUATcD[�!i r.�E1/251N1/4?,itTD TF-IE SNI/45��1/�OF ��m
�ECT70N 23.4ND LOT 15 �L�D l5 OF SECTION 27,TOW�fS�[IP 9$OUTH,R�NGE 36 �a m .
WEST OF T_HE 5[_'!�TH tiP�[vCIPAL yf�RSDtAV,COLtti:x"OF?I i�I�t,ST:�TE OP �_
COLOK.�DO;S�[D PARCEL BENG`.:QR:priF.TICUL:�RL'i DcSCRIBED AS ��a w
FOLLO:VS: ��m
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CO,�L.�,tENCING A'L THi£SOCiTt�QU:ZR�E:t COR�16R OF S�ID SECTIO�f 32;THE�iCE `�� ' _
` � �I S3'S3'06"W 1150.04�EET TO A POM ON TF?E CEV'TERLINE OF A 50'ROAD ^�� 4I� �
E�SE�.tFNT,THE�tU=pOt�rT OF BEGt�NtslG;THENCE LE.�Vi•�G SAID �a f '
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EXH[BIT A TO GEtVERAL WARRANTY DEED TO ROBEftTSON,HALL AP a.�;:.•?,;,,. '
DWiGHT,AS TENANTS IN COMPAON :�"'�•:;'`=•;.
PAGE 2 • ;.% ��
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