HomeMy WebLinkAboutpitkin.planning.273706307002RECEPTION#: 613267, 09/05/2014 at
09:04:31 AM,
1 OF 5, R $0.00 Doc Code ADMIN
DECISION
Janice K. Vos Caudill, Pitkin County, CO
ADMINISTRATIVE DECISION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF
PITKIN COUNTY, COLORADO, APPROVING THE ROBERT W. MUSSER REVOCABLE
TRUST ACTIVITY ENVELOPE AND SITE PLAN REVIEW AND GMQS EXEMPTIONS
Administrative Decision No. &-2014
RECITALS
1) Robert W. Musser Revocable Trust (hereafter "Applicant') has applied to the Community
Development Director of Pitkin County (hereafter "Director") to establish an Activity Envelope and
obtain Site Plan review approval to replace the existing single-family residence with a new residence.
GMQS exemptions are requested for replacement of the residence and use of one TDR to develop up to
8,250 square feet of gross floor area. Approval of roof -mounted solar panels is also requested.
2) The property is located at 951 Red Mountain Road, and is described as Lot 1, Randall Subdivision.
3) The lot contains 0.953 acres, and is a conforming size lot in the R-30 zone district.
4) The BOCC approved the Randall Subdivision in 1972; the plat was recorded in Plat Book 4 at Page
256. A private road easement on the lot was vacated in 1994; the amended plat was recorded in Plat
Book 37 at Page 40.
5) The existing single family residence was constructed in 1976.
6) The Director finds that the request complies with the applicable provisions of the Land Use Code
("Code"), as follows:
A) The lot is within a subdivision approved by the Board of County Commissioners, and, therefore,
is exempt from growth management for up to 5,750 square feet of floor area, pursuant to Sec. 6-
30-100(b) of the Code.
B) The lot is within the Aspen Urban Growth Boundary, therefore, use of one TDR to develop up to
a final maximum gross floor area of 8,250 square feet is permitted without special review,
pursuant to Sec. 6-30-50(b)(1) of the Code.
C) The wildfire hazard is rated as severe, and can be mitigated pursuant to the provisions of Sec. 7-20-
60(c) of the Code.
D) The activity envelope primarily contains slopes of less than 30%. Slopes in excess of 30% within
the envelope are man-made anomalies, created by the construction of the existing residence and
associated improvements and the roads below and above the lot. The Code permits development
in these areas of slopes in excess of 30%, pursuant to Sec. 70-20-20(c)(3).
E) The lot is not within any mapped mule deer or elk habitat; the redevelopment of the site will have
minimal additional impacts on wildlife.
F) The lot is not within the 100 year floodplain or within 100' of a river or stream.
G) The parcel is within the mapped Scenic View Protection Area. The site is visible from limited
vantage points along Highway 82 (Main Street in Aspen), and only from a substantial distance.
The visual impacts are minimized through the use of a low -profile design with staggered, flat
rooflines; vegetation to break up the mass; and the use of earth -toned, non -reflective materials.
The residence is sited in the same general area as the existing residence; its visibility will be
similar to that of the existing residence; and the residence is obscured from many locations by
existing buildings and vegetation.
Administrative Decision No. 2014
Page 2
H) There are 245 caliper inches of trees with 6 inches or more of diameter at breast height ("DBH") on
the property that will be removed and for which mitigation is required.
1) The proposed roof -mounted solar energy collectors comply with Sec. 4-30-50(h) of the Code.
The collectors will be installed on a flat roof and occupy approximately 625 square feet. The
collectors will be angled and will not project more than 6' above the roof, and will maintain a 3'
setback from the edges of the roof. The collectors will be used primarily for on-site purposes.
J) The "Underground Shoring Envelope" contains slopes in excess of 30% and 45%; however, this
envelope will only accommodate soil nails below the surface; no surface development will occur
within this envelope.
K) Art Hougland, Wildfire Hazard Consultant, has determined that the proposed Wildfire Protection
and Tree Removal/Mitigation Plan (Shannon Murphy 5/1/14) is consistent with the wildfire
mitigation recommendations made in his report dated 5/5/14.
L) The lot is served with water by the City of Aspen and with sewer by the Aspen Consolidated
Sanitation District.
APPROVED by the Director, subject to the following conditions, which shall run with the land and be
binding on all successors in interest:
1. The Applicant shall adhere to all material representations made in the application and shall consider those
representations to be conditions of approval, unless amended by other conditions.
2. Prior to submission of any future building permit applications, the Applicant shall be required to
submit for approval by the County Attorney and Community Development a Site Plan with an
Activity Envelope in accordance with Land Use Code Section 2-30-20(g) and Application Manual
Sections 2.1.12 and 2.6.3. The above referenced approvals shall be a condition precedent to
finalization and recordation of them.
3. The lot is exempt from the Growth Management up to 5,750 square feet of gross floor area. To develop
in excess of 5,750 and up to 8,250 square feet of gross floor area, the Applicant shall surrender one TDR
Certificate at building permit application and a copy of the deed(s) evidencing the Applicant's acquisition
of the Certificate.
4. With the building permit application for the residence, the Applicant shall submit:
A. A precise engineer or geologist approved mitigation plan that shows the area of any disturbed
slope in excess of 30%, any re -grading required and the exact size and location of all mitigation
devices.
B. A drainage and erosion control plan for review and approval by the Planning Engineer. If the
development disturbs one (1) acre or more, the Applicant shall apply for and obtain a State
Stormwater Permit. All historic and natural drainage patterns shall be maintained. Stormwater
shall be detained onsite and allow infiltration of runoff prior to discharge.
C. A large scale construction management plan for review and approval by the Planning Engineer.
D. A soil nail plan signed and stamped by a Colorado Registered Professional Engineer for review and
approval by the Planning Engineer. No development shall occur on the surface of the Underground
Shoring Envelope.
E. A fireplace/woodstove registration form with the Community Development Department, if
necessary.
F. A tree mitigation plan. There are 245 caliper inches of trees with 6 inches or more of diameter at
breast height ("DBH") on the property that will be removed and for which mitigation is required.
Administrative Decision N60-2013
Page 3
G. A landscape planting plan and detailed revegetation plan for disturbed areas with appropriate seed
mixes. The plan shall specifically address the revegetation of steep slopes.
H. An outdoor lighting plan.
5. Prior to issuance of a building permit for the residence, the Applicant shall:
A. Pay the applicable road and employee housing impact fees.
B. Obtain a County access/driveway permit for the new driveway. Stamped engineered drawings
demonstrating compliance with the applicable standards of the Asset Management Plan shall be
submitted with the permit application. The permit shall be reviewed and approved by the
Planning Engineer and the Aspen Fire Protection District.
6. Service to the lot by the Aspen Consolidated Sanitation District ("ACSD") is contingent upon
compliance with the District's rules, regulations and specifications. ACSD shall review the building
permit application and the Applicant shall pay the applicable fees to ACSD, prior to issuance of the
building permit.
7. Following construction and prior to issuance of a Certificate of Occupancy for the residence, the
Applicant shall submit a letter from a wildfire expert approving the as-built/installed wildfire
mitigation.
8. Areas disturbed by construction shall be re -vegetated within one growing season of the project's
completion.
9. No development in excess of 30" above or below natural grade shall occur within the setbacks of the
lot, with the exception of driveways and associated retaining walls of up to 6' above or below natural
grade and fencing. Landscaping in the form of berms within the setbacks shall not exceed four feet
from the most restrictive grade. Any development located within setbacks mandated by County
zoning regulations that does not comply with these restrictions shall require a variance from the
Board of Adjustment. Approval of an activity envelope within such setbacks does not assure
approval of a variance. [Board of Adjustment Resolution No. 07-2014 grants approval of a height
variance for driveway -related retaining walls within the side yard setback.]
10. The Applicant shall comply with all standards for development within Scenic View Protection Areas
as represented in the application and approved in this Decision. The exterior of the residence shall
utilize indigenous earth tone materials or colors and the roofs shall have a non -reflective color or
composition. Reflective roof materials shall not be used unless the materials are treated prior to
installation to eliminate reflectivity, with the exception of materials associated with solar or
photovoltaic equipment. Driveway lighting is prohibited and all other lighting shall comply with the
lighting code.
11. Retaining walls shall be faced with stone or be of earth -colored materials similar to the surrounding
natural landscape. Retaining walls greater than 4 feet in height shall be supported by appropriate
engineering. A retaining wall shall not exceed 7 feet in height, except as may have been approved
pursuant to Board of Adjustment Resolution No. 07-2014.
12. The Applicant shall comply with the recommendations made by Art Hoaglund in his Wildife Hazard
Mitigation report dated May 5, 2014 and attached as Exhibit A to mitigate for development in a
Severe Wildfire Hazard Area.
Administrative Decision NL _ -2014
Page 4
17. The Applicant shall comply with the applicable codes and requirements of the Aspen Fire Protection
District, including but not limited to access, turning around of fire apparatus and water supply (buried
water storage tank of a size to be approved by the Fire Marshal or confirmation of the nearest fire
hydrant). In all buildings, the Applicant shall install an automatic fire suppression system that shall be
approved by the Fire Marshal.
18. The Applicant shall comply with the following conditions regarding wildlife:
A. Manipulation of vegetation outside of the activity envelope is prohibited, except as necessary to
comply with the wildfire hazard mitigation measures.
B. Fruit bearing trees and shrubs shall be prohibited.
C. Trash/garbage shall be kept in an approved bear resistant container or enclosure as required by
the County's Wildlife Protection Ordinance.
D. Construction workers shall be prohibited from bringing dogs on-site.
E. All outside doors shall utilize only solid round handled door knobs unless another type is required by
the applicable building code for disabled accessibility purposes.
F. Bird feeders, including hummingbird feeders, shall be hung away from any deck or window, and
shall be at least 10' from the ground suspended between 2 trees or posts. All seed feeders shall
include a seed catchment pan to catch discarded seeds. Bird feeders should be removed from April
through November.
G. Composting shall be restricted to yard waste.
H. Fencing shall comply with the following, except for fencing immediately adjacent to the
buildings to contain pets or livestock:
1) Wood fencing shall employ three rails or less, be the round or split rail type, shall not exceed
48 inches in height above ground level and 12 inches in width (top view), and shall have at
least 18 inches between two of the rails.
2) Wire fencing shall consist of no more than 3 strands of smooth wire and shall not exceed 42
inches in height.
3) Mesh or woven wire fences are prohibited, except when used for protection around isolated
trees or clumps of trees.
19. No development shall occur outside of the approved activity envelope, with the exceptions of weed
management efforts and vegetation removal necessary to comply with the wildfire mitigation
measures described above.
20. Prior to commencement of any earthmoving or other construction activity, the Applicant shall stake
the corners of the activity envelope and install construction fencing around the construction site
within the perimeter of the envelope. The fencing shall remain in place until issuance of a Certificate
of Occupancy.
21. No calculations for height, bulk, setbacks, size, floor area, or any other building and zoning requirements
have been conducted. These requirements will be considered at the time of building permit. Any
structures represented in the application may not be permitted under building and zoning regulations.
22. Failure to comply with the conditions of this approval may result in revocation of this approval, or
any subsequent permit(s) or approval(s) related to this property, or vested rights associated with this
property.
Administrative Decision Nd9-
L-201.1
Page 5
23. Statutory vested rights for the approval contained herein are granted pursuant to the Pitkin County
Land Use Code and Colorado Statutes, subject to the exceptions set forth in Pitkin County Land Use
Cder, §, 2-200 170 and C.R.S., § 24-68-105. The statutory vested rights granted herein shall expire on
E2017.
.J
NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES WEEKLY on the
5th day of June, 2014.
APPROVED by the Director, this Cl day ofA/-Q 2014.
PUBLISHED AFTER AD PTION FOR V STEDJREAL PROPERTY RIGHTS in the
Aspen Times Weekly on the- I day of 2014.
aI AJ
nd Houben,
Community Development Director
PID#273706307002
P046-14
9 51 R eo& M &wrvtavvry R &cv&
(Lof 1, Raand S utnt-,(/v4 &W)
AN APPLICArION FOR:
SIrf PLAN REVIEW AND
ACrIVIrY ENVELOPE APPROVAL;
AND, cMQS EXEMPTIONS
SuBMIrrFD BY
HAAS LAND PLANNING, LLC
420 f. MAIN SrRffr, Surrf 10-5
ASPEN, COLORADO 81611
(9 70) 9257819
vwvtbh@htpa4pe'W C&VW
May, 2014
o n n o o l of &? PID No. 2737-063-07-002
AN APPLICATION FOR SITE PLAN REVIEW
AND ACTIVITY ENVELOPE APPROVAL,
AND GMQS EXEMPTIONS
FOR
951 RED MOUNTAIN ROAD
(LOT 1, RANDALL SUBDIVISION)
Submitted by:
Robert W. Musser Revocable Trust
557 N. Mill Street
Aspen, CO 81611
Prepared by:
HAAS LAND PLANNING, LLC
Planning Consultant
420 E. Main Street, Suite 10-B
Aspen, CO 81611
Phone: (970) 925-7819
Email: mitch@hlpaspen.com
Q 0 0 C-1 2 PID No. 2737-063-07-002
TABLE OF CONTENTS
FW.TMJ
I. INTRODUCTION............................................................................1
• Vicinity Map.........................................................................I
II. THE NEIGHBORHOOD & SUBJECT PROPERTY (Existing Conditions) .......3
III. THE PROPOSAL............................................................................5
IV. REVIEW REQUIREMENTS................................................................7
A. Site Plan and Activity Envelope Review..............................................7
B. Rural Character, Environmental Protection, and
NaturalResources........................................................................9
1. Site Preparation and Grading.......................................................9
2. Steep and Potentially Unstable Slopes...........................................10
3. Water Courses and Drainage........................................................10
4 Wildfire Hazards.....................................................................1 l
5. Scenic View Protection............................................................12
6. Landscaping and Vegetation Protection..........................................16
7. Lighting...............................................................................16
C. Approvals for the Replacement Home and TDR Receiver Site.....................16
1. Transfer of Development Rights..................................................17
2. GMQS Exemption for Development Utilizing TDR ........................... 18
3. GMQS Exemption for Replacement...............................................18
D. Solar Energy Collectors.................................................................19
E. Roads, Driveways and Parking.........................................................21
F. Public Services and Utilities............................................................21
EXHIBITS
Exhibit 1: Proof of Ownership
Exhibit 2: Letter of authorization for Haas Land Planning to represent the applicant
Exhibit 3: Pre -Application Conference Summary
Exhibit 4: Wildfire Hazard Review by Art Hougland of Hougland & Associates
Exhibit 5: Drainage and Erosion Control Report by High Country Engineering, Inc
Exhibit 6: Executed Agreement to Pay Form
Exhibit 7: Affected Property Owners' Mailing Addresses of Record
(}V �11i V PID No. 2737-063-07-002
MAPS/GRAPHICS*
Introduction
On Page 1:
• Vicinity Map
Existing Conditions
Between Pages 4-5:
• Copy of the Randall Subdivision First Amended Plat (Book 37, Page 40)
The Proposal
Between Pages 6-7:
• Cover Sheet
• Proposed Activity Envelope and Site Plan
• Slope Delineation Map
• Grading, Drainage and Erosion Plan
Review Requirements
Between Pages 12-13
• Photographic Scenic View Study and Materials Palette
Between Pages 16-17
• Wildfire Protection and Tree Removal/Mitigation Plan
Between Pages 18-19
• Architectural Elevations (2 Sheets)
Between Pages 20-21
• Roof Plan (Showing Solar Panel Array)
• Driveway Plan
• Miscellaneous Details
000004 PID No. 2737-063-07-002
I. INTRODUCTION
This application requests approvals for:
• An Activity Envelope and Site Plan Review to accommodate replacement of the
existing residence; and
• GMQS Exemptions for: a) the replacement of the existing home; and b) use of TDR.
The subject property is located at 951 Red Mountain Road and is legally described as Lot
1, Randall Subdivision. It has a Parcel Identification Number of 2737-063-07-002. The
property is zoned R-30, and it is located within the designated City of Aspen Urban
Growth Boundary (UGB). Its general location relative to the surrounding area is shown
on the Vicinity Map below.
I �
�i ;aims �%91im--.— '- . � ffJn•6 9 � d �..
40
-10
4r li
Vicinity Map - 957 reed mountain moaa
This application is submitted pursuant to the following sections of the Pitkin County
Land Use Code (the Code): Section 2-30-20(g), Activity Envelope and Site Plan Criteria
for Approval; Section 4-30-50(h), Solar Energy Collectors (Roof -Mounted); Section 6-
30-50, GMQS Exemption for Development Using TDR; 6-30-110, GMQS Exemption for
Remodeling and Replacement; 7-10-50, Site Plan and Activity Envelope; 7-20, Rural
Character, Environmental Protection, and Natural Hazards; 7-30, Roads, Driveways and
Parking; and, 7-50, Public Services and Utilities.
The application, submitted by the Robert W. Musser Revocable Trust (owner of the
subject property and hereinafter "the applicant"), is divided into four sections. This
Section provides a brief introduction to the application, while Section II furnishes an
overview of the neighborhood and subject property (existing conditions). The proposed
development is detailed in Section III. Finally, Section IV identifies the relevant review
0 0 000 ;) 951 Red Mountain Road (Parcel No. 2737-063-07-002)
UU tit) 116
criteria of the Code and provides responses demonstrating compliance and/or consistency
with each standard, as applicable. For the reviewer's convenience, all pertinent
supporting documents are provided in the various exhibits to the application, including
the following:
Exhibit 1: Proof of the applicant's ownership (Title Policy);
• Exhibit 2: Authorization for Haas Land Planning, LLC, (HLP) and CCY
Architects (CCY) to represent the property owner for this application;
• Exhibit 3: The pre -application conference summary;
• Exhibit 4: A wildfire review assessment prepared by Art Hougland of Hougland
& Associates (H&A);
• Exhibit 5: Preliminary Drainage and Erosion Control Report from High Country
Engineering (HCE);
• Exhibit 6: An executed application fee agreement; and
• Exhibit 7: A list of property owners within a 300 -foot radius and their mailing
addresses of record.
While the applicant has attempted to address all relevant provisions of the Code and
provide sufficient information to enable a thorough evaluation, questions may arise which
require further information and/or clarification. Upon request, HLP and CCY will
provide such additional information as may be required in the course of the review.
951 Red Mountain Road (Parcel No. 2737-063-07-002)
Page
II. THE NEIGHBORHOOD & SUBJECT PROPERTY
(Existing Conditions)
The subject property is Lot 1, Randall Subdivision, according to the First Amended Plat
thereof recorded in Plat Book 37 at Page 40. The address is 951 Red Mountain Road,
and its general location relative to the surrounding environs is depicted on the Vicinity
Map provided in Section I, above. It is an approximately 0.953 acre (41,512 square foot)
lot located in the R-30 zone district and within the UGB around the City of Aspen. The
Parcel Identification Number is 2737-063-07-002.
The Pitkin County Board of County Commissioners (BOCC) approved the Randall
Subdivision on May 22, 1972 and its plat was recorded on June 16, 1972 in Plat Book 4
at Page 256. The recorded plat contained a thirty (30) foot road and utility easement
(fifteen (15) feet on each side of the common lot line). In 1994, the Pitkin County
Community Development Director approved a minor plat amendment for the purpose of
reflecting the vacation of the private road easement identified and dedicated on the
original plat without affecting the utility easement; the amended plat (the First Amended
Plat of the Randall Subdivision) was recorded on May 30, 1995 in Book 37 at Page 40.
As a condition of the minor plat amendment approval, a Mutual Reciprocal Release of
Private Road Easement was recorded on February 10, 1995 (Book 773 at Page 683).
According to the Improvement Survey, the property has an area of 41,512 square feet
(0.953 acre). It is essentially rectangular in shape, fronting on Red Mountain Road and
backing up to Wrights Road. The property slopes from Wrights Road down toward Red
Mountain Road. Existing improvements include a single-family residence, landscaped
yard area with manicured lawns, a shed structure, and a driveway with an auto -court.
Vehicular access to the residence is gained via a driveway from Red Mountain Road.
Most of the previously developed portion of the property contains slopes of between 0%
and 30%. There are no mapped or otherwise regulated wildlife habitat types affecting the
subject property, which is surrounded on all sides by fairly dense residential
development. From a wildfire hazards standpoint, Mr. Art Hougland of Hougland &
Associates (H&A) visited the subject property and found the wildfire hazard rating to be
"Severe," similar to that affecting most homes on Red Mountain due to slopes and
continuous brushy fuels.
If this property and the surrounding area were in their undeveloped and natural condition,
the continuous or prevailing slope would likely be less than 30%, with scattered
anomalous areas exceeding 30%. Similarly, it is believed that prior to construction of the
existing home, its associated improvements and the adjacent roads, the subject parcel
would not have had any continuous slope areas with grades in excess of 30%. All of the
existing slopes in excess of 30% are considered man-made and/or minor anomalies.
The property is also encumbered by the Protective Covenants for Randall Subdivision
(recorded June 16, 1972 in Book 264 at Page 516, as Reception Number 152211). Each
of the two lots in the Randall Subdivision are restricted in use to one single-family
1 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page 3
OUlltiil
dwelling of not less than 800 square feet in area, plus a private garage for not more than
three (3) cars. The properties may be used only for residential purposes and cannot be re -
subdivided or conveyed in anything less than their full dimensions as shown on the plat.
All utility lines must be buried, and the covenants prohibit metal roofs, towers, and
exposed or outside radio, television or other electronic antennae.
The dimensional requirements of the R-30 Zone District, as applicable to Lot 1 of the
Randall Subdivision and its net area of 41,512 square feet (0.953 acre) are as follows:
• Minimum Lot Area = 30,000 square feet
• Minimum Lot Area per Principal Use or Dwelling Unit = 30,000 square feet
• Minimum Usable Open Space per Dwelling Unit = 6,600 square feet
• Minimum Lot Width = 100 feet
• Minimum Setback from Collector Street (Red Mountain Road) = 50 feet for
buildings, and 25 feet for outside uses
• Minimum Front Yard Setback = 30 feet (this is superseded by the collector
street setback)
• Minimum Side Yard Setback = 15 feet
• Minimum Rear Yard Setback = 30 feet
• Maximum Height (principal Structure) = 28 feet
• Maximum Height (Accessory Structures) = 20 feet
• Maximum Floor Area Ratio (FAR) = 0.13 (0.13 x 41,512sf) = 5,397 square
feet)
• Gross Floor Area Exempt from Growth Management (without GMQS
Allocation or TDR; a/k/a Base Maximum) = 5,750 square feet
The subject lot meets the minimum lot area, minimum lot area per dwelling unit, and
minimum lot width requirements, making it a conforming lot of record. The existing
structure is also in conformance with zoning requirements.
As noted above, the allowable FAR is 5,397 square feet, the Base Maximum Floor Area
is 5,750 square feet, and the Final Maximum Size/Area is 10,147 square feet, as
described below. Properties located within the UGB and subject to a Floor Area Ratio,
such as the subject lot, are allowed codified exemptions from certain portions of a
building which might otherwise be counted as floor area, including "roof and deck
overhangs," "decks, balconies, stairways and similar features," "crawl spaces," "attic,"
"below grade spaces for principal single-family and duplex residences" and, "garages and
carports." The current regulations allow up to 4,000 square feet of exempt below grade
space and up to 750 square feet of exempt garage space. Therefore, the Final Maximum
Size/Area is 10,147sf (5,397sf + 4,750sf of exempt space). Since 353sf of the exempt
space can be built without GMQS allocation or use of TDR (5,750sf - 5,397sf = 353sf),
the remaining 4,397 square feet of Final Maximum Size/Area can only be developed with
a GMQS allocation or use of TDR. As the applicant is only seeking to build a maximum
of 8,250 square feet, only one (1) TDR will need to be utilized to complete the proposed
development.
951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
000009
Pli-Ad ilklJLJ All ij�J)1j'-j Sj()jN
SITUATED IN SE]CTM 8, TO�'_NSHIP 10 SOUTH. 'RANGE 04 JVEST
OF THE SIXTH PRIYCIPAI. AfERIDI4N. PITHIN COUNTS COLORADO.
S ,MF-ICATION OF DWNER^.WIP_
-�f
raer - a+<wr. ':•.T,i •v o:ez.- .:r -ex*.
i ••
s C�!I ..ter.•.
--$ COIAVFY O�,IiiXytA .�
.. Yp -n••J sem... �/T. a1 �y,A VX +La•[T •p
• 1LrY. CYC.. 1.1fltF�.._ . a i4•' - :'ri• :Jv
�b �rnQt.:f LT I. VN_J1+_. JJGT.'"r
H: rE_'ni N•-4\CIW •-sc�t..:l �i •_•.
V
E ....3 ss
couT1TY d"
C/_.wryfYL' . dC C'_. .'•<� Yi'+-mac- 1 '
, !.j'JM\Klt L; aL>• i. 4TW'_.. 1�IIvC`O•
nSnaEc*-.r--.cc •arc s=.un_xi_ "
R.&J-.Q
a:.yw:Jr_c
i .
ecFx ori
wWRs WTY�>l, 111{..
- 7AG G1m hMW P•u
NOTE
:-C r:a;y-.-a•GLG: Tse a'r-L w�va. xTa.•xw
4/2Tr^.alS F'•rv{ ! ..' ^✓ iC Rl'•E'111� hlEt'rV yia
nwi wG tYCNy q� � -�•„ ry, O vAY ..3 3Y
ynee uFCLJ�Y r".a?9yu'NLFS 2 d ear
CAF"' Lh."R/4Y tTL'' � � >e fJaT G9Ce L ai
- 1i Ct -4: f(:L•l1F_ uYG Ea= -✓G•.: ,�. e� e
ku^!l^T t_tr.--@,•'_• a'ryjl'll�.Vo-+F'�TUy
rJ:'J/M• y.,4 -.Y' A. ]T iNsK a -w LXi:.. 1CCcO.
Sl.MVI ION ETLEIfP= EPrnre
=:.� },yJ}a`fiv •,.,;J.+Tti •� •TNR fJ.T yY_rG/_.._
.iN G!P.� �G•G4J Y -•E 'Ku 4FY.•,T..
Y .
Y'r
=ORDI�RTIFICATE _
n�o'iar rxT�w[•� ^.>-:x� Kirax.3R:.:N.
vnn tEnFa 9e•:,Na — .. Y_ -,�..a • J.�'y-b, o +.
f-2�Ty
N frT 3CYTC 11, a:� -.5 f.Sy.� i' i�e�T� . ••
Fc•.
;RV rs CERTrFlcaE _
' .N8 `Rw2Y,-ifFN :FiT h-. JJ TwYj ryyT
tiranu,N
>id
FIRST AMENDED PLAT OF
RANDALL .SUBDIVISIQN
r
nom\`
.4f
n
•e
6-I
'o.
a�
T
r
2
� •a\
LOT 1
-------------
OT l
000009
Pli-Ad ilklJLJ All ij�J)1j'-j Sj()jN
SITUATED IN SE]CTM 8, TO�'_NSHIP 10 SOUTH. 'RANGE 04 JVEST
OF THE SIXTH PRIYCIPAI. AfERIDI4N. PITHIN COUNTS COLORADO.
S ,MF-ICATION OF DWNER^.WIP_
-�f
raer - a+<wr. ':•.T,i •v o:ez.- .:r -ex*.
i ••
s C�!I ..ter.•.
--$ COIAVFY O�,IiiXytA .�
.. Yp -n••J sem... �/T. a1 �y,A VX +La•[T •p
• 1LrY. CYC.. 1.1fltF�.._ . a i4•' - :'ri• :Jv
�b �rnQt.:f LT I. VN_J1+_. JJGT.'"r
H: rE_'ni N•-4\CIW •-sc�t..:l �i •_•.
V
E ....3 ss
couT1TY d"
C/_.wryfYL' . dC C'_. .'•<� Yi'+-mac- 1 '
, !.j'JM\Klt L; aL>• i. 4TW'_.. 1�IIvC`O•
nSnaEc*-.r--.cc •arc s=.un_xi_ "
R.&J-.Q
a:.yw:Jr_c
i .
ecFx ori
wWRs WTY�>l, 111{..
- 7AG G1m hMW P•u
NOTE
:-C r:a;y-.-a•GLG: Tse a'r-L w�va. xTa.•xw
4/2Tr^.alS F'•rv{ ! ..' ^✓ iC Rl'•E'111� hlEt'rV yia
nwi wG tYCNy q� � -�•„ ry, O vAY ..3 3Y
ynee uFCLJ�Y r".a?9yu'NLFS 2 d ear
CAF"' Lh."R/4Y tTL'' � � >e fJaT G9Ce L ai
- 1i Ct -4: f(:L•l1F_ uYG Ea= -✓G•.: ,�. e� e
ku^!l^T t_tr.--@,•'_• a'ryjl'll�.Vo-+F'�TUy
rJ:'J/M• y.,4 -.Y' A. ]T iNsK a -w LXi:.. 1CCcO.
Sl.MVI ION ETLEIfP= EPrnre
=:.� },yJ}a`fiv •,.,;J.+Tti •� •TNR fJ.T yY_rG/_.._
.iN G!P.� �G•G4J Y -•E 'Ku 4FY.•,T..
Y .
Y'r
=ORDI�RTIFICATE _
n�o'iar rxT�w[•� ^.>-:x� Kirax.3R:.:N.
vnn tEnFa 9e•:,Na — .. Y_ -,�..a • J.�'y-b, o +.
f-2�Ty
N frT 3CYTC 11, a:� -.5 f.Sy.� i' i�e�T� . ••
Fc•.
;RV rs CERTrFlcaE _
' .N8 `Rw2Y,-ifFN :FiT h-. JJ TwYj ryyT
tiranu,N
>id
FIRST AMENDED PLAT OF
RANDALL .SUBDIVISIQN
The existing home resides at a substantial distance and is barely visible from State
Highway 82 (SH 82). Given its location and lack of visibility, it presents significantly
less visual impacts than is common with the surrounding homes on Red Mountain.
Generally speaking, the neighborhood in which the subject property is located (Red
Mountain) is substantially built out. Homes exist on almost all of the adjacent residential
parcels. Most lots in the area are developed with homes ranging from large to very large
in size. Homes in the area tend to be perched on the hillside to take advantage of the
views.
III. THE PROPOSAL
This application requests approvals for:
• An Activity Envelope and Site Plan Review to accommodate replacement of the
existing residence; and
• GMQS Exemptions for: a) the replacement of the existing home; and b) use of
TDR.
The development proposed with this Site Plan Review application includes the
replacement of the existing residence with a new home that will utilize one (1) TDR for
development of 8,250 square feet. No additional approvals are necessary to use TDR for
additional floor area up to the final maximum size permitted on the lot since it is located
inside the UGB and subject to a floor area ratio (per Section 6-30-50(b)(1) of the Code).
The subject property has one GMQS exempt initial development right for up to 5,750
square feet of residential floor area by virtue of the lot having been legally created before
June 12, 1978 (per Section 6-30-100(a) of the Code) and being located within a BOCC-
approved subdivision (per Section 6-30-100(b) of the Code). The subject property is part
of the BOCC-approved Randall Subdivision, the plat of which was recorded on June 16,
1972.
Once the requested approvals are granted, the applicant will purchase the needed TDR
from an accommodating preservation site. In effect, the trade-off for allowing the
additional floor area on the subject parcel is the sterilization and preservation of either
land in the ecologically sensitive Rural/Remote zone district or land that has been
deemed too constrained for acceptable development.
CCY architects designed the proposed home with the intent of creating a low profile
structure that is compatible with and compliments its setting. The home will be built into
the topography with its walls serving retaining purposes. Given the height limit, the flat
roof and the proposed location of the house on the site, the top of the home will be at a
lower elevation than Wrights Road. The home will be almost completely situated on
previously disturbed areas of the property. As part of this development, the applicant is
proposing to install roof -mounted solar panels which will comply with the standards of
Code Section 4-30-50(h). In general, the home design and site plan are very consistent
3 J ll 0.1, 0 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
with the newly built home on the lot immediately to the east (Lot 2 of the Randall
Subdivision).
The boundaries of the Activity Envelope and the proposed development activities
contemplated therein will combine to ensure a minimal impact development with
complete mitigation of potential hazards. This property is located in an existing,
recognized, and fully developed subdivision surrounded on all sides by large homes.
Furthermore, the property has been developed for over 37 years. Due to the shape of the
lot, the required setbacks (including the 50 foot setback from Red Mountain Road),
previous disturbances, existing vegetation and slopes, the proposed location for the
Activity Envelope is the best and only practical location for development of the property.
As it exists today, the previously developed portion of the property contains slopes with
grades of between 0% and 30%. There are some small, discontinuous slopes in excess of
30% around the home. Between the home and Wrights Road above, there are slopes
ranging from 30% to 45%, as well as slopes in excess of 45% adjacent to Wrights Road.
Although the proposed development (new home and driveway) sits on/crosses slopes in
excess of 30%, these slopes are man-made and/or minor anomalies, as discussed below.
If this property and the surrounding area were in their undeveloped and natural condition,
the continuous or prevailing slope would likely be less than 30%, with scattered
anomalous areas exceeding 30%. Similarly, it is believed that prior to construction of the
existing home, its associated improvements and the adjacent roads, the subject parcel
would not have had any continuous slope areas with grades in excess of 30%. All of the
existing slopes in excess of 30% are considered man-made and/or minor anomalies. In
addition, some of the areas that show on the survey as being steeper than 30% are merely
"triangulation errors" that result from survey drafting software limitations.
As mentioned in the Existing Conditions section of this application, the entire Red
Mountain neighborhood is considered to have a "Severe" wildfire hazard due to the
slopes and the dense oak brush vegetation. The proposed landscape plan was carefully
reviewed with County -recognized wildfire expert Art Hoagland, and Mr. Hoagland has
approved the plan and tailored his recommended conditions of approval to said plan.
The proposed landscaping is consistent with that found on surrounding properties.
Although certain trees and shrubs will need to be removed and/or thinned for wildfire
mitigation, the applicant will be planting many trees and shrubs native to the area on the
west side of the home, behind the home and east of the driveway, as well as several trees
between the home and Red Mountain Road. These native plantings will help to screen
the home from neighbors and the road, and vice versa, while satisfying all tree removal
mitigation requirements. A final tree removal and mitigation plan will be provided for
approval with the building permit application.
Section 7-20-120 establishes Scenic View Protection areas that are proximate to and most
visible from specific roads in the County, including State Highway 82 (SH 82). The
standards of Section 7-20-120 are designed to minimize the visual impact of new
000011 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page 6
00
®
CALLBEFORE
YOUOU DI DIG
1-800-922-1987
Utility Notification
Center of Colorado
I am w. tomo Aw.. SAa sato
1 /\ REM � 5
iJ GLL 3045 M. GRAYS MIDJPNCE
FOR
TIE YOUM.OFUNDEFOROUNAO4 ON E
FO0. ME WEARER OF NJOEPCFOVNO
MEMBEfl VTlIPE4
951 RED MOUNTAIN ROAD
SITE PLAN APPROVAL
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THIN FIRST AMENDED PLAT OF RANDALL SUBDMSION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PITKIN, STATE OF COLORADO
k y.
TML
L 1 \\
>, Jr
COURSE f' � v
1�bL •a-
`•: `p !U'
_T0w
f., 7 I
Si aje. �a� J
\ �4 J ♦ ,f r•.•I,^-�`•'✓•d S I�al C, Tui cIG S tI881pt1/ T
��": •Z 1 5^Al ` 111
f NoI G ��•
ra.nF��H
i. 111.\ I�T � i\ a�,'`ra•'.C• L. _ r r 1�,/ ,.
.'j Tangy yl�
a( I -
CLIENT-
CCY ARCHITECTS
228 )®LAND AVENUE
PO BOX 529
BASALT, CO 81621
VICINITY MAP
—1--
SHEET
1 I'—
SHEET INDEX
SHEET NUMBER TITLE
Z. 111E COUNTY ENGINEER AND OTHER APPROWNG AGENCIES ME TO BE NOTIFIED AT LEAST IB HOURS PRIOR TO
CONSTRUCON.
3 THE CONTRACTOR SHALL OBTAIN, AT THBR EXPENSE. ALL PERMITS THAT ME NECESSARY TO PERFORM THE
PROPOSED WORK.
4. THIS DRAINAGE STUDY IS PREPMEO WITH THE BENEFIT OF A GEOTECHNICAL STUDY AND A SITE SPECIFIC SOIL
MO ACMSTRUC ON SPEMCAMR,,y. REFER To THE CEOTECHNIDON& CAL FOUNDATION MANS REPORT MAY NOT BE ATTACHED TO THE DRYWELL�TOU
LL
•�R_•LILi� C Ntl118
1. ALL STRUCTURES. CONCRETE, TREES (DESGNATED). BRUSH AND FURBISH SHALL BE REMOVED AND ACCEPTABLY
DISPOSED OF.
2 ALL ORGANIC MATTER WALL BE REMOVED FROM Flu- MEAS
3. ALL FILL MEAS SHALL BE CONPACIID IN ACCORDANCE WITH THE GEOTECHNICAL ENGINEER'S
RECOMMENDATIONS
4. ALL SLOPES STEEPER THAN 3:1 SHALL BE TREATED WIT SEED AND MULCH AND EROSION CONTROL BLANKET
NORTH AMERICAN GREEN SC -150 OR EQUIVALENT.
5. EROSION CONTROL BALES OR SILT EENM SHALL BE PLACED AT THE TOE MD DRAINAGE OUTFALL POINTS OF
ALL SAFES 11 OR STEEPER TO PREVENT SLTATON ON STREETS. REFER TO GRADING AND ERICSON CONTROL
PLAN FOR DETAIL MD LOCATION OF EROSION OONTRW MEASURES
B. CONTRACTOR SHALL COMPLY WITH ALL LOCAL, COUNTY AND STATE REWIATONS PERTAINING TO GRADING,
DUST AND EROSION.
T. NATURAL VEGEFADON SHALL BE RETAINED AND PROTECTED WHEREVER POSSIBLE EXPOSURE OF SOIL TO
EROSION BY REMOVAL OR DISTURBANCE OF VEGETATION SHALL BE LIMITED TO THE AREA REWIRED FOR IMMEDIATE
CONSTRUCTON OPERATIONS AND FOR THE SHORTEST PRACTICAL PERIOD OF TME
E. ALL DISTURBED AREAS SHALL RE SEEDED. MULCHED OR SODDED AS PER PMIN COUNTY CRITERIA.
9. TOPSOIL SHALL BE STOCKPILED TO THE EXTENT PRACTICABLE ON THE STE FOR USE ON AREAS TO BE
REVEGETATED. MY AND ALL STOCKPILES WILL BE LOCATED AND PROTECTED FROM EROSIVE ELEMENTS.
INCLUDING EROSION CONTROL AROUND THE PERIMETER OF SAID STOCKPILES
10. AT ALL TIMES. THE PROPERTY SHAH BE MAINTAINED AMOIM WATERED TO PREVENT KINO-CAUSED EROSION.
EARTHVMK OPERATIONS SHALL BE DISCDNTNUED WHEN NDTVE WST SONIFICANTUY IMPACTS ADJACENT
PROPERTY. IF EARTHWORK IS COMPLETE M DSCONTNUED ANI) DUST FROM THE STE CONTWUES TO CREATE
PROBLEMS. THE OWNER/OEVELOPER SHALL IMMEDATEVY INSTITUTE W%ATVE MEASURES AND SHALL CORRECT
DANACE M ADJACENT PROPERTIES.
11. ALL EXISTING UTUTY UNE LOCATORS MUST BE VERIFIED BY THE CONTRACTOR PRIOR TO CONSTRUCTION
12 ALL TRAFFIC CONTROL DENCES SHALL COMPLY HATH THE LATEST VERSION OF THE "MANUAL ON UNIFORM
TRAFFIC OMTRW DENCFS' AND THE CONTRACTOR IS DRECIET M PAY PARTWLM ATTENTION TO THE SECTION
OF CONSTRUCTION ZONE TRAFFIC.
13. MAINTAIN PCSTIVE DRAINAGE AWAY FROM STRUCTURES AT ALL TIES, WITH A MINIMUM a S -INCH OF FALL IN
S -FEET OF HORIZONTAL DSTANCE
Ti. -COVER
SHEET
GR1.
GRADING, DRAINAGE AND EROSION CONTROL PLAN
PPRD.
PROPOSED DRIVEWAY PLAN AND PROFILE
DET1.
MISCELLANEOUS DETAIL SHEET
ENGINEER=
HIGH COUNTRY ENGINEERING. INC.
CONSULTING ENGINEERS AND SURVEYORS
1517 BLAKE AVENUE, STE 101
GLENWOOD SPRINGS, COLORADO 81601
(970) 945-8676
s
PREPARED UNDER MY SUPERMS
ROGER 0. NEAL, P.E.
COLORADO NO. N975
FOR AND ON BEHALF OF HIGH
N
----mom .. lmwmplw`IIIIC-..
INC
VvIINL� --
RED MW.SSUB \ S�j af.rn SQ.Fr.
LOT
4z
01POI 3
pt�n Y Ta WN E['N'0�•Yio[ Inu F
.E.Mwx""IL e.RveN vNe.INnYR
951 RED MOUN'TIAIN ROAD
ACTiVITY ENVELOPE AND SITE PLAN
LOT I, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PITKIN, STATE OF COLORADO
PARCEL NO. 2737-063.07-002
GRAPHIC SCALE
I M PEEr )
1 41an _ 0 M1
VICINITY MAP
m ",.v
1.wo'
PROPERTY DESCRIFnON
wP I. R..LL asEwA . MLLPNIO - M — RECVIOEO IN PU7 NM . AT P/.a M
yy n& PM 1xEHJCO PL.L7 M RN ALL 990P/SM REME01X MT BMS 37 AT PAM M
L ,Y M fl,AK Mn . MORLLYI
OWNER'SCERNFICATE
XxLN ALL NEx RY iN[Y PRE¢" THAT Ywl 1 YUCSC0. ®x0 714 OYMCR M fEE
SL@LC 6 M[ W1D9 MOW MT40x AVD OMS MFM9r [87.14191 M ACTNTY FN4 m
lK YRRCIE a wssEP. oxxu
OWNER'S ACI W OW LEDGMENT
,HE OWER RdxOKEOLES ! MINYEO eY RMw M M 71E "'E"a 6
YWn1WE WENT MEx APo AREAS' THAT W W YiELI MC PREP '..1 MPRO`1EYEx3, Mo THE
eF. PxOxyMs Pr THE PII....Tl RE4NAnOxs M Har w .H. —. "..E4i .11 TIA' ME MEAS .T M EE-H2
HAZ— AREAS W H ME ERM HAEYNS
KO TMI ABY OR
THAT APPROYITGYEWL w..nE THE BAPS" M THE PRE E '
an. uARe4 x uvssEx, oWEre
PITKIN COUNTY COMMUNITY DEVELOPMENT
DIRECTOR'S APPROVAL
MS .1CTN1Y ENKLME WO 9,C PLAN HAS MEN REVRXEO AHO MPROVED RY IHE COMuuxlry
MYELOPYENi OIHEC2R M SININ LMMTT ,1Y8 O4Y EF YO_ AeW H.15 BEEN
g AREO PYRy1WT TO 61RHT£ MP9M NO. RECMNCO AS REfFPTM
X4
rTror x4m+ - caxuxlry DE3ELavuEx7 MEnM
CLERKANO RECORDER'S CERTIFICATE
Tits Ac T.1 LHK.I.ME .AND gX RW HAs MIALOPIZO EW R t< a n TE MME W W
ELEM Attl RECWMR M nTfM cwxx. C4fMAW nas]O—
RA7 BOIX _ P/LE �• AS REMPIKN NO
MII4 Nb --
6 n
0
U
Z
v N
(r• $
W'-mgg
W yrIOn O
Z ILD u
L7 ukz 03 �E
W '''Ci D
50
_
m�
m
0
n n
7 m0,m
D
= a
PR CITNO.
2131Y
1 OF T
927 RED MNT. ROAD
\
\
\
`ZSD.9,']B•O 8,9{.1' _ �
1p"OmisEouE 4: rl
_
p
PPIDWi[0.K2
•M, u0
RED N
01POI 3
pt�n Y Ta WN E['N'0�•Yio[ Inu F
.E.Mwx""IL e.RveN vNe.INnYR
951 RED MOUN'TIAIN ROAD
ACTiVITY ENVELOPE AND SITE PLAN
LOT I, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PITKIN, STATE OF COLORADO
PARCEL NO. 2737-063.07-002
GRAPHIC SCALE
I M PEEr )
1 41an _ 0 M1
VICINITY MAP
m ",.v
1.wo'
PROPERTY DESCRIFnON
wP I. R..LL asEwA . MLLPNIO - M — RECVIOEO IN PU7 NM . AT P/.a M
yy n& PM 1xEHJCO PL.L7 M RN ALL 990P/SM REME01X MT BMS 37 AT PAM M
L ,Y M fl,AK Mn . MORLLYI
OWNER'SCERNFICATE
XxLN ALL NEx RY iN[Y PRE¢" THAT Ywl 1 YUCSC0. ®x0 714 OYMCR M fEE
SL@LC 6 M[ W1D9 MOW MT40x AVD OMS MFM9r [87.14191 M ACTNTY FN4 m
lK YRRCIE a wssEP. oxxu
OWNER'S ACI W OW LEDGMENT
,HE OWER RdxOKEOLES ! MINYEO eY RMw M M 71E "'E"a 6
YWn1WE WENT MEx APo AREAS' THAT W W YiELI MC PREP '..1 MPRO`1EYEx3, Mo THE
eF. PxOxyMs Pr THE PII....Tl RE4NAnOxs M Har w .H. —. "..E4i .11 TIA' ME MEAS .T M EE-H2
HAZ— AREAS W H ME ERM HAEYNS
KO TMI ABY OR
THAT APPROYITGYEWL w..nE THE BAPS" M THE PRE E '
an. uARe4 x uvssEx, oWEre
PITKIN COUNTY COMMUNITY DEVELOPMENT
DIRECTOR'S APPROVAL
MS .1CTN1Y ENKLME WO 9,C PLAN HAS MEN REVRXEO AHO MPROVED RY IHE COMuuxlry
MYELOPYENi OIHEC2R M SININ LMMTT ,1Y8 O4Y EF YO_ AeW H.15 BEEN
g AREO PYRy1WT TO 61RHT£ MP9M NO. RECMNCO AS REfFPTM
X4
rTror x4m+ - caxuxlry DE3ELavuEx7 MEnM
CLERKANO RECORDER'S CERTIFICATE
Tits Ac T.1 LHK.I.ME .AND gX RW HAs MIALOPIZO EW R t< a n TE MME W W
ELEM Attl RECWMR M nTfM cwxx. C4fMAW nas]O—
RA7 BOIX _ P/LE �• AS REMPIKN NO
MII4 Nb --
6 n
0
U
Z
v N
(r• $
W'-mgg
W yrIOn O
Z ILD u
L7 ukz 03 �E
W '''Ci D
50
_
m�
m
0
n n
7 m0,m
D
= a
PR CITNO.
2131Y
1 OF T
LOTII MJL3
RED MINT. SUB.
-pP,Z.TWI
w nl
"'+Ns.Pml"Is m
SLOPE DELINEATION MAP
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PrWN, STATE OF COLORADO
SLOPE LEGEND
P.In 10n)
m -m
nzpme svi.l
�
LOT 1
CI.NTf SOff.)
1
e�
apwro isAw Ass
pens suet)
I
P IDENC
�\
I
I
�
I
i
I
I
I
LOT 2
I
I I
PIlOPOBED l
pervcw�r i
I
I
� le Ei0
NNIIOOYY I 1\
I
I
�wlar
i
-
\
\
I
I
SLOPE DELINEATION MAP
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PrWN, STATE OF COLORADO
SLOPE LEGEND
m -m
nzpme svi.l
CI.NTf SOff.)
(—
apwro isAw Ass
pens suet)
ORAPRIC SCALE
(PNOQ(
I YlI�® R
VlclWrYMAP
m r. w
PROPERTY DESCRIPTION
Wi l RYONL LfI1lStK /LNMO m W IUi AIDPtD N NAi NTZ { el P1 M
,yp y( flat Hype RI.i 6 RMOYL 9aPM='Y IYD$D N MT BCOI Jl N PAZ b
(MIY 6 RIIEI SIAIE ° WfYIN
NOTES:
i� rna ° ami. e � �NSN�sa � uP �sReu wTirsi z �xnro
61N 1.1 IYHHI 4a'hLA N511C V 1=INN M R/RE AY 9CTN IOFIX
L) pAA O 4NIf : R Pill K ]NS
3) ural wrs upu a rwpNl M vwN Nx u.a aN¢T rtn
A BNi 1N'CT a Y4a W aC iVOML 9OVYM Ml efaefp N MT
M Ml W% A I.t M2 }Y 1M[ Na1 Ne® MNpNI 9Vd�P
!W IFCVIie N 0.V p0a. ANVMC O alt Z ifBl PS OlIp01
1We61LIM11 AM WP. i IWAO YNaiER N NPwMK NN1iT
15AS K 910iN RTRN6 NC. Mml Y1 i F] xa (YeNe PPNa N
3) *e PPacNr a serer m 1®wia4lfllacmR mwlwl% N'u
Plate n ilsN minT Nie Y�L MNn�OLN®l li —7-
(UfF 11p PL'IH]YNi
i) 0iN1\la NaNl16®Y /t N!p>114N H®N'N `4fO' WNY R
M {MMp N) NNBeID 11d Nt101t QER 9N12Y � EMNY M
srAm sa ernaN A wile® IIEYAaN a mm�
).) fAIIWX N10.Y0. FdN9 1490f.
SURVEYOR55TATEMk7lT
t MNF 4 MNW WmN.Oa X9Af SUl< aNt a0 sDE pavffwllw wl
sac ,m3cpim Nn tm taslw n N; a ulna r 51rFNvma1 Aw
ly��i wi s e we No mlrcl m uusc em z st
er
mHN N pArnINWI
zrµNO'
z
wsslecrrla
2181Tee
0000 14
�I N Ass I I OF for A� I 1 OF 1
1 !• Ep^@M
/%j I_ N�824ap�y I .00
m \
ane lraN
m 111.011umE0mmm�Tmum�✓✓�i
roma ES
w Rho Ato ROAD
Guoil 5
P9aw11TY IEE
xD wml RM11
ROPGRo RH® IDDXWF uIR
mxEwsERE m ewn Tear ma+ uw.HaE m HAIQ
/\ /H�MM> IHR
/(
I V .rt16 9 mm XEI TN
Q
1.
JI
11'
\
PRCPOYH IETARYNOW
\\\��
�4i•
________________
\
iV
IQ
F1031NG PHOPFAiY
\ � \
EIOSTNO YM'Ol tlWiCJP
pPWOSEO YAAR EQVidIF
PPCPOSFD EnOROP W11TA41.
_�
pPW09:0 EI lF MUVEwAY
EYSVE, EDGE M1' ROW
EM51MG ME Ei flOW
�O�f V
PREP SD SM, NT IXl11POL fFNe<
PROP09tD mrmu
mm"SE flow vATNW
EuwaHmwo rJEEo mA'RL
WiP➢IRt
� \ \
LomNIHr carona
EaSIMC _
. \ �EGosIn+H
�
/%j I_ N�824ap�y I .00
m \
ane lraN
m 111.011umE0mmm�Tmum�✓✓�i
roma ES
w Rho Ato ROAD
Guoil 5
P9aw11TY IEE
xD wml RM11
ROPGRo RH® IDDXWF uIR
mxEwsERE m ewn Tear ma+ uw.HaE m HAIQ
/\ /H�MM> IHR
/(
I V .rt16 9 mm XEI TN
Q
1.
JI
11'
\
1
II"�ia
�4i•
________________
EYS9NG FA 9]IEHT
iV
IQ
— ELE1bXl uAdl COHM1VR
_�
EIOSTNO YM'Ol tlWiCJP
pPWOSEO YAAR EQVidIF
mlc:Mone yN
uart PO H
p�pTOC w WMTAN MD
I]LN m56a]
_I ` SrlarARr aRle Y.w
la• Ir
I R_
m�
I^^I
PP.TOSED POCf tlJNNE
IBJ' ` 1
LL��JJ
FlMV0.5® fdICA"IE oMVEWAv
� vPCRAIv BMA.'OARY
________________
EYS9NG FA 9]IEHT
— —8155—
— ELE1bXl uAdl COHM1VR
EIOSTNO YM'Ol tlWiCJP
pPWOSEO YAAR EQVidIF
PROWF9 WNtlI N110U1(
pPW09:0 EI lF MUVEwAY
EYSVE, EDGE M1' ROW
EM51MG ME Ei flOW
�O�f V
PREP SD SM, NT IXl11POL fFNe<
y
mm"SE flow vATNW
WIN M'AMN
N0m
f.) ME ENME SIZE 10 Y W 51E MANSES IS I A= "N ME % W nE m W.
2) FABRIC NFOPlY.. PPWIm EY WOI WNNIPY ENGINEWING NG
1) ao Ht W f m ALL SPOT EIEVATOVs
1) 16FER ro 1NE 4D11E[i]MLK @PpIT FM A RUW. wM1 AM F-WATLN S"
mErmunoxs
6.) PEA cCY WORIECIS TIE FWE CEPIATYFNT A cD A YIN MW AY "lN 6 IY.
AESi APIXIS:
FL: PNISK➢ f
EG
DSS - SIDE
IOW: ttID OF wALL
BCW. WTIWI OF WALL
GRAPHIC SCALE
M E28t )
1 Ive\ a YO IL
z
z
w a$
Wfi 0
Z v
t5 4 u
Z ; u�
W San O
F�o�x
Zng'n
7 nY�9
O'aZ
U =
O
S
PROJECT NO.
2I3IM1.00
GRI
OW601 F
development, including replacements of existing structures. Scenic Review for the
development of a new single -fancily residence is required to take place during this Site
Plan Review, although the applicant has found that the home resides at a substantial
distance and is barely, if at all, visible from SH 82. Nevertheless, in the ensuing section
of this application, the applicant has addressed the review standards for Scenic View
Protection. Additionally, the home will be built into the topography and will appear to be
only one story as viewed from Wrights Road.
IV. REVIEW REQUIREMENTS
The relevant review standards of the Code are addressed in this section of the application
and in the following order:
A) Site Plan and Activity Envelope (§2-30-20(g)(2) and (3); and, §7-10-50);
B) Rural Character, Environmental Protection, and Natural Hazards (§7-20):
1. Site Preparation and Grading (§7-20-10);
2. Steep and Potentially Unstable Slopes (§7-20-20);
3. Water Course and Drainage (§7-20-30);
4. Wildfire Hazard (§7-20-60);
5. Scenic View Protection Areas (§7-20-120(d));
6. Landscaping and Vegetation Protection (§7-20-130); and
7. Lighting (§7-20-140);
C) Approval for the Replacement Home and Recognition of the Property as a TDR
Receiver Site:
1. Transfer of Development Rights (§6-70);
2. Growth Management Exemption for Development Utilizing TDR (§6-30-50); and
3. Growth Management Exemption for Replacement (§6-30-110);
D) Solar Energy Collectors (§4-30-50(h));
E) Roads, Driveways, and Parking (§7-30); and
F) Public Services and Utilities (§7-50).
A Site Plan and Activity Envelope (Sections 2-30-20(8)(2)&(3) & 7-10-50)
The applicant is seeking Activity Envelope and Site Plan Review approvals for the
redevelopment/replacement of the existing home. The redevelopment will include an
8,250 square foot single-family residence with roof -mounted solar panels, as well as
landscaping and hazard mitigation measures (see Section III., The Proposal, above).
Section 2-30-20(g)(2) of the Code provides the criteria for approval of a Site Plan as
follows:
951 Red Mountain Road (Parcel No. 2737-063-07-002)
u6
A Site Plan shall be approved if it complies with (a) all applicable
provisions of this Land Use Code, (b) any Activity Envelope previously
approved for the property pursuant to Section 7-10-50, and (c) all prior
development approvals applicable to the subject property. Where the
property contains Constrained Areas, the Community Development
Department staff shall follow those Priorities for Locating New Activity or
Development listed in Section 7-10-60. If an Activity Envelope has not
been previously established for the property pursuant to Section 7-10-50,
one shall be established as part of the Site Plan Review process.
The proposed Activity Envelope and Site Plan comply with all applicable provisions of
the Code, as demonstrated throughout this application. The general location and
configuration of the proposed Activity Envelope encompasses primarily previously
disturbed portions of the property. All natural and continuous slopes with a grade of 30%
or greater are being avoided as demonstrated by the proposed Activity Envelope and Site
Plan (the anomalous and man-made slopes greater than 30% that are in the Activity
Envelope are discussed below and in Exhibit 5). The only other constraint affecting the
subject property and surrounding area results from the severe wildfire hazard rating.
which will be mitigated in accordance with Art Hoagland's recommendations.
The proposed Activity Envelope and Site Plan is also fully consistent with the priorities
for locating new activities and development. (See also Section IIl., The Proposal, above.)
More specifically, the proposal follows and adheres to the standards and criteria of Code
Section 7-10-50, which require the avoidance of areas of statewide interest; steep and
potentially unstable slopes; water courses, drainage channels and areas subject to erosion;
floodplain hazard areas; geologic hazard areas; wildfire hazard areas; wildlife habitat
areas; river and stream corridors and wetlands; irrigated lands for food or crop
production; historic preservation areas; and archaeological resource areas.
In general, this application involves development in an area characterized by large homes
and outbuildings in landscaped settings. This lot is already developed, as is the entire
surrounding area, and this proposal seeks to minimize impacts on surrounding properties,
maximize compliance with the requirements of the development standards in Chapter 7
of the Code, and maximize compliance with the Comprehensive Plan goals and
objectives (see also Section "IV.B." of this application, below). All "Constrained Areas"
on the subject property are being avoided to the extent practicable, but where avoidance
is not practicable due to physical constraints or balancing of concerns, complete
mitigation is provided.
Mr. Art Hougland of Hougland & Associates (H&A) has reviewed and evaluated wildfire
hazards affecting the subject property. The findings and recommendations of Mr.
Hougland are discussed below and will be followed. Furthermore, Mr. Hoagland has
reviewed and approved the Wildfire Protection and Tree Removal/Mitigation Plan
submitted herewith. There are no known geologic hazards, and the property is not
affected by any specifically regulated type of wildlife habitat or by any floodplains. The
V tl i � lPage 8
1 951 Red Mountain Road (Parcel No. 2737-063-07-002)
property is also free of historic preservation and archaeological resource areas. There are
no irrigated lands for food or crop production.
After the Activity Envelope and Site Plan are approved, all applicable local, state and
federal permits will be obtained prior to any clearing, grading, grubbing, or earthmoving
that exceeds fifty (50) cubic yards or changes the natural drainage of the site. Also, the
natural grade, topography, vegetation and drainage of areas outside the defined areas will
not be disturbed, except as specifically permitted by the Land Use Code and any
associated approvals. Prior to any development activity on the parcel, the boundaries of
the Activity Envelope will be identified with construction fencing, and such fencing will
remain in place until a Certificate of Occupancy is issued.
B Rural Character Environmental Protection and Natural Hazards (Section 7-20)
1. Site Preparation and Grading, Section 7-20-10
The proposed Activity Envelope and Site Plan, coupled with the Preliminary Drainage
and Erosion Control Plan (see Exhibit 6). combine to ensure consistency with the
requirements of Section 7-20-10.
In accordance with Section 7-20-10(a), Grading and Fill Placement, all grading and fill
placement shall take place within the defined Activity Envelope. Also, all grading and
fill placement exceeding 50 cubic yards is preliminarily indicated on the Site Plan and
will be further detailed at the time of building permit.
Pursuant to Section 7-20-10(b), Clearing, Grubbing and Vegetation Removal, all clearing
or grubbing of land, or removal of vegetation shall take place within the approved
Activity Envelope, except for the removal of noxious weeds, which may occur outside of
the Activity Envelope. The Site Plan and Landscape Plan attached hereto combine to
document compliance with the requirements of this Section and Section 7-20-130.
Section 7-20-10(c) governs tree removal and mitigation. The applicant understands that
each tree with six (6) inches or larger diameter at breast height (D.B.H.) that is removed
within the Activity Envelope shall be replaced with one (1) or more trees with total
D.B.H. at least equal to the caliper(s) of the tree(s) removed, unless the tree(s) are
diseased, or required to be removed for wildfire hazard mitigation pursuant to the
provisions of Section 7-20-60. All revegetation shall also comply with the Pitkin County
Revegetation Guidelines.
Pleas refer to the Tree Removal/Mitigation Plan submitted herewith; said plan illustrates
that all tree mitigation requirements will be satisfied. Further, the proposed landscaping is
consistent with that found on surrounding properties. Although certain trees and shrubs
will need to be removed and/or thinned for wildfire mitigation (as discussed above), the
applicant will be planting many trees and shrubs native to the area on the west side of the
home, behind the home and east of the driveway. Several trees will also be planted
G;^� + r Page 9
U t j� j f) 951 Red Mountain Road (Parcel No. 2737-063-07-002)
between the home and Red Mountain Road. These native plantings will help to screen
the home from neighbors and from the road, and vice versa. A final tree removal and
mitigation plan will be provided for approval with the building permit application. The
applicant further understands that any required trees that do not survive for at least one
(1) year after installation will need to be replaced.
The applicant will use care to protect the natural terrain and other features of the
landscape within the Activity Envelope, per Section 7-20-10(d) of the Code.
2. Steep and Potentially Unstable Slopes, Section 7-20-20
Section 7-20-20 of the Code provides standards for the review of development proposed
on steep and potentially unstable slopes. Subsection (d) states that development is
permitted on slopes with less than a thirty (30) percent gradient.
Most of the proposed Activity Envelope contains slopes of less than thirty (30) percent.
If this property and the surrounding area were in their undeveloped and natural condition,
the continuous or prevailing slope would likely be less than 30%, with scattered
anomalous areas exceeding 30%. Similarly, it is believed that prior to construction of the
existing home, its associated improvements and the adjacent roads, the subject parcel
would not have had any continuous slope areas with grades in excess of 30%. All of the
existing slopes in excess of 30% are considered man-made and/or minor anomalies. In
addition, some of the areas that show on the survey as being steeper than 30% are merely
"triangulation errors" that result from survey drafting software limitations. Overall, the
chosen activity envelope is the best available area for development as the overwhelming
majority of the envelope encompasses previously disturbed areas.
The development of the proposed residence and driveway will improve the existing site
condition through the installation of fully engineered retaining walls on the east and
uphill side of the driveway, adjacent to the existing steep fill areas. The man-made minor
slope anomalies and fill material associated with the existing home will be removed, re-
graded and improved as part of the development. Recent inspection of the existing
concrete retaining wall by High Country Engineering (HCE) brought into question whether
this feature was ever fully engineered for the structural loads it has to support or for
adequate water management. With these existing retaining features (i.e., the concrete wall
and the rip -rap boulder retaining along the east property line) removed, new, engineered
retaining walls will be developed in their place so as to hold, shore and stabilize the hillside
above. As designed, the new/replacement retaining wall supports the hillside above while
providing the site with a safe and functional driveway access.
3. Water Courses and Drainage, Section 7-20-30
At the time of building permit application, the proposed development will demonstrate
maintenance of historic drainage patterns to reasonably preserve the natural patterns of
the site and prevent property damage. The flow of natural watercourses will not be
impeded, and adequate drainage will be provided for all low points. On-site treatment of
0O (I 01 `� 951 Red Mountain Road (Parcel No. 2737-063-07-002)
storm water will be designed to detain and allow infiltration of runoff prior to discharge
to any water body. The recommendations and designs contemplated in the conceptual
drainage and erosion control plan prepared by High Country Engineering (attached to this
application as Exhibit 6) will be further studied and detailed prior to building permit
application, and the results of the study will be followed.
All erosion related impacts associated with development of the property will be
minimized and addressed as part of the building permit application. Erosion control will
be accomplished by removal of fill material, minimizing disturbance to natural vegetation
and soil cover, ensuring that all cuts and fills are adequately designed and revegetated,
proper engineering of retaining structures, backfill and drainage, and providing
provisions for protection of vegetation from fire.
Runoff volumes and peaks within the development site, and in areas affected by runoff
from the development site, will not exceed the runoff levels attributable to the
undeveloped site as determined by a professional engineer licensed in the State of
Colorado. The drainage related improvements discussed in the previous paragraph will
also aid in minimizing erosion. The development will not affect irrigation of any
agricultural lands, and it will not adversely affect the exercise of any existing and decreed
irrigation water right. Flood irrigation is not and will not be practiced on the subject
property. Basements and soil absorption on-site wastewater treatment systems will be
placed in locations where they will not be impacted by seepage from irrigation ditches.
Sedimentation controls will be implemented before and throughout development, and
there will be no run-off into any water body, wetlands, or riparian area.
Finally, use and development of the property will comply with all state and federal
statutes and regulations concerning the protection and enhancement of water quality, and
will be consistent with maintenance of the Stream Classifications for the Roaring Fork
River watershed, as identified in Section 208 of the Roaring Fork Watershed
Management Plan, while emphasizing efficient use of water. This development shall not
result in the introduction of any contaminants to groundwater, or interfere with any
recharge area or aquifer. No building shall be constructed immediately downhill of a
ditch unless the ditch is placed in a culvert, lined, or otherwise treated to avoid leakage of
water downhill towards the building.
4. Wildfire Hazards, Section 7-20-60
In January of 2014, Mr. Art Hougland of Hougland & Associates (H&A) visited the
subject property and found the wildfire hazard rating to be "Severe Hazard" due to steep
slopes and to the type and continuity of the vegetation on the property. This is consistent
with the fact that most of the Red Mountain neighborhood is considered to have a Severe
Wildfire Hazard. Mr. Hougland goes on to explain that the shape of the property results
in short distances to adjacent property lines, thereby limiting the ability of the property
owner to manage the vegetation. Mr. Hougland states that since Red Mountain Road is
down slope of the property, it helps to break the continuity of the vegetation. From a
951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
wildfire hazard mitigation perspective, it is also helpful that the steeper slopes are
situated above the existing home and the proposed home.
Section 7-20-60(d) of the Code states that, "development is prohibited within or
immediately adjacent to any Severe Wildfire Hazard area, unless it is determined that:
(1) there is no alternative development area on the property that is free of C -Severe
Hazard: Trees" or X -Severe Hazard: Brush" wildfire hazards..." The entire subject
property and surrounding area has a severe wildfire hazard rating. A wildfire expert is
authorized by the Code to recommend that mitigation be provided through any
combination of the structural design and construction techniques and the defensible space
techniques identified in Section 7-20-60. Accordingly, Mr. Hougland has slightly
modified the standards of Code Section 7-20-60, as authorized by subsection (e).
Furthermore, Mr. Hoagland has reviewed and approved the Wildfire Protection and Tree
Removal/Mitigation Plan submitted herewith. His specific mitigation recommendations
for the development are contained in the letter provided herewith as Exhibit 4. The
applicant will follow the wildfire mitigation recommendations outlined by H&A.
5. Scenic View Protection, Section 7-20-120(d)
In order to preserve the character of Pitkin County, careful attention must be paid to the
visible impacts of all proposed development. Section 7-20-120 of the Code establishes
Scenic View Protection areas that are proximate to and most visible from specific roads
in the County, including State Highway 82 (SH 82). The standards of Section 7-20-120
are designed to minimize the visual impact of new development, including replacements
of existing structures. Although the subject property is barely visible from SH 82 due to
distance, topography, intervening structures and dense vegetation, the applicant is still
demonstrating compliance below with the standards of Section 7-20-120(d).
CCY's design intention was to create a low -profile structure that appears to have grown
organically from the ground up. The home, as proposed, will be built into the
topography, and will appear to be only one story as viewed from Wrights Road. In
addition, its design and layout is fully consistent with the character of surrounding homes
and development patterns.
The architects have prepared photographs showing the screening and visibility of the
existing home as well as photographic simulations depicting the view of the proposed
home from SH 82. As the provided materials show, the replacement home, just as the
existing home, will be barely visible from anywhere on SH 82. The home will not be
located on the highest or most visible portion of the site and will not project above a
ridgeline. The Red Mountain ridgeline is actually several hundred feet above the
proposed home and the subject property, as a whole.
There is no way to completely eliminate visibility of the proposed development from SH
82, although any visibility from SH 82 will be from limited vantage points, at a
substantial distance, and greatly obscured by intervening development, topography and/or
000021 Page
951 Red Mountain Road (Parcel No. 2737-063-07-002)
I SCENIC CORRIDOR - PRE IMPRUVEMtry I
SENIC CORRIDOR
951 RED MOUNTAIN ROAD, ASPEN CO. I SITE PLAN REVIEW - 05/01/2014
000022
Y
AREA OF
IMPROVEMENT
CONCRETE FINISH
STUCCO FINISH
AREA OF
IMPROVEMENT
MATERIALS PALETTE
ZINC FASCIA FINISH
CCYARCHITECTS IPo.1
dense vegetation. Any visual impact will be similar to, or less than, that associated with
the existing home, which is negligible to begin with.
The Scenic Review criteria of Code Section 7-20-120(d) are provided below in italicized
print and each is followed by a response demonstrating compliance and/or consistency
therewith, as applicable.
(1) The proposed development shall utilize existing topography and natural vegetation,
such as ridges, hills, and existing trees, to screen buildings to the maximum extent
practicable when viewed from those right-of-way listed in subsection (b) above.
The existing topography and vegetation already provide nearly complete screening of the
existing home and will continue to do the same. The existing ridges, hills and stands of
trees, along with distance and intervening structures provide screening for this
development. The visibility of this home from SH 82 will be similar to or less than that
of the existing home, which is almost completely obscured and/or obstructed by buildings
along Main Street and, where not blocked, seen only from a substantial distance. As
mentioned above, as viewed all the way from SH82, the home will appear just like all of
the other surrounding homes. Additionally, the applicant is proposing to plant numerous
trees and shrubs around the residence, and this will further screen the new home from SH
82 as well as Red Mountain Road.
(2) The proposed development shall avoid the location of structures within the Scenic
View Protection Areas, and shall avoid the location of structures within any Viewplane
identified in the State Highway 82 Corridor Master Plan and Down Valley
Comprehensive Plan if possible. If location outside the Scenic View Protection Area and
defined Viewplanes is not practicable, then the proposed development shall not be
located on the highest ground or most visible portion of any site as viewed frons those
corridors listed in subsection (b) above.
There is no way for this development to completely avoid the Scenic View Protection
Area. However, the development proposed is mostly located on previously disturbed
portions of the property and will not be located on the highest ground.
(3) The proposed development's height and bulk shall be designed to avoid, to the
maximum extent practicable, the visibility of buildings from those corridors listed in
subsection (b) above. This may include, but shall not be limited to, breaking the mass of
the building down into a series of smaller forms, articulation of the building fagades to
avoid a wall or row effect, and staggering roof ines to avoid a long unbroken plane.
Although the home will be visible from limited and distant vantage points along SH 82, it
will be in character with the existing home and other homes on Red Mountain. The
architect's design intent was to create a low -profile structure that appears to have grown
from the ground up. The home will be built into the topography and will appear to be
only one story as viewed from Wrights Road. Given the height limit, the flat roof and the
000023 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page 13
proposed location of the house on the site, the top of the home will be at a lower
elevation than Wrights Road.
(d) The proposed structure shall be placed so it does not project above a ridgeline such
that a structure silhouettes against the sky when viewed from those corridors listed in
subsection (b), unless there are no alternate building sites on the lot or parcel.
The proposed structure will not project above a ridgeline as there are no ridgelines on or
otherwise affecting the subject property. The Red Mountain ridgeline is several hundred
feet above the proposed home and subject property.
(5) The proposed development shall be designed to complement the natural topography
of the land through the use of techniques such as earth -sheltered design, the use of
natural materials and coloring, the use of low -reflectance materials, or clustering of
structures on the least visible portions of the site. When a building is proposed near a
ridgeline, then its form (particularly its roof form) shall replicate, parallel, or
complement the natural form of the ridgeline so that it appears to be an element of the
natural ridgeline.
The applicant intends to utilize earth -tone colors and non -reflective materials for the new
home, which will replace the building currently on the site. The home will be built into
the topography and along the contours, and will appear to be only one story as viewed
from Wrights Road.
(6) The proposed development shall preserve natural vegetation and avoid development
within irrigated meadows, to the maximum extent practicable.
The natural vegetation will be preserved except for that required to be removed for
construction and wildfire mitigation purposes. There are no irrigated meadows
associated with this property.
(7) The proposed development shall install utilities in locations and through procedures
that minimize visual impacts to the maximum extent practicable.
All utilities will be installed underground and in locations that minimize visual impacts.
(8) All satellite dishes in the proposed development shall be located to minimize visibility
from those rights-of-way listed in subsection (b), and shall use earth tone colors and/or
screening to minimize their visual impact.
Any satellite dishes will use earth tone colors and/or be screened so as to minimize
visibility from SH 82.
(9) The proposed development shall not use earth moving and berms as the primary
means of compliance with these regulations, but earth moving may be utilized in
conjunction with other techniques to comply with standards in this section. Where earth
000024 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
moving techniques are necessary, man-made forms should be undulating and natural in
appearance.
Due to the surrounding topography, earth -moving and/or berms do not provide a viable
means of screening for the proposed home and will not be used.
(10) In the Rural Areas only, development shall be located so that activities and
development occur in at least one of the locations specified in subsection (fl as they may
apply to the particular property.
This standard actually refers to subsection (e) and is not applicable to this property that
lies within the UGB.
(11) EARTH TONE MATERIALS
The exterior of all development, except development located and designed in the form of
a ranch compound, shall be built or painted with indigenous earth tone materials or
colors. The exterior of a ranch compound should be built or painted with indigenous
earth tone materials, or shall be painted or stained using local, traditional ranch colors,
which shall include shades of red, brown, or white. Paints or stains that simulate
weathered barn wood also shall be permitted.
Earth tones and indigenous materials will be used where and to the extent possible. The
designs proposed are in harmony with this standard.
(12) ROOFS
All roofs shall have a non -reflective color or composition. Reflective roof materials shall
not be used unless the materials are treated prior to installation to eliminate reflection,
with the exception of materials associated with solar or photovoltaic equipment.
All roofs will have a non -reflective color or composition. If necessary, roofing materials
will be treated to ensure non -reflectivity.
(13) REVEGETA TION OF DISTURBED AREAS
Lands disturbed by earth moving or berms should be revegetated using native species
that are already growing on or near the site. Topsoil shall be stockpiled and placed on
disturbed areas. Irrigation shall be provided to the revegetated areas if it is necessary to
ensure survival ofplanted native species.
All disturbed areas will be revegetated. Also, see the response to standard (6) above.
(14) DRIVEWAYS AVOID DIVIDING MEADOWS AND PASTURES
To the maximum extent practicable, roads and driveways shall be located to skirt the
edge of and avoid dividing meadows and pastures and to avoid major road cuts. Roads
and driveways should take advantage of the screening potential of natural topography
and existing vegetation. Existing roads and driveways shall be used where practical. To
enhance screening, a row of trees may be planted along the roads or driveways. To the
951 Red Mountain Road (Parcel No. 2737-063-07-002) Page 1�
000025
maximum extent practicable, roads and driveways located around the edge of or in
meadows shall be laid out with soft, curving edges and shall avoid straight line corridors
that are incongruous with the natural setting.
The curb -cut for the driveway will remain in its current location. Once on the property,
the configuration/alignment of the driveway will be slightly modified. No meadows or
pastures are associated with this property.
6. Landscaping and Vegetation Protection, Section 7-20-130
The proposed landscape plan complies with the Pitkin County Landscape Guidelines and
the Roadway Landscaping Guidelines contained in the Pitkin County Asset Management
Plan. The landscape plan preserves existing vegetation (other than that required to be
removed for construction and wildfire mitigation), ensures that man-made improvements
are screened from view, and preserves the character of the County. The proposed
landscaping is also consistent with that of surrounding properties. The applicant will be
planting many trees and shrubs native to the area on the west side of the home, behind the
home, and east of the driveway. Several trees are also proposed between the home and
Red Mountain Road. These native plantings will help to screen the home from neighbors
and the road, and vice versa.
In addition to the general requirements of Section 7-20-130, the applicant understands
that, in the Urban Area, landscaping must be installed: to screen satellite dishes and other
telecommunications equipment when located within two hundred (200) feet of adjacent
public roads and visible from such roads and to screen non-residential parking areas and
service areas when viewed from adjacent public roads. These additional provisions are
and will continue to be followed through the use indigenous species of shrubs and trees,
and the clustering of such shrubs and trees into groupings similar to those naturally
occurring on the property and in the surrounding environs.
7. Lighting, Section 7-20-140
The standards of Code Section 7-20-140 are applicable to all exterior lighting in Pitkin
County. No lighting will be installed that violates the standards of said Section. All
exterior lighting will be designed so that the bulb is not directly visible from adjacent and
neighboring properties or from SH 82. A detailed Lighting Plan will be provided at the
time of building permit application.
C Approval for the Replacement of the Primary Residence and Recognition of
the Property as a TDR Receiver Site
The subject property maintains one GMQS exempt initial development right for up to
5,750 square feet of residential floor area by virtue of the lot having been legally created
before June 12, 1978 (per Section 6-30-100(a) of the Code) and being located within a
BOCC-approved subdivision (per Section 6-30-100(b) of the Code). The subject
000026 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
wildfire protection zone.
within 15' wildfire protection
zones on west and south sides
of house.
Native vegetation to remain on hillside above house.
\ t \ Dead branches to be removed and disposed off site.
4e
landscape area within 15' wildfire
protection zone, maximum height
of vegetation is 12", on the
Southwest comer of the house.
Proposed Bristlegone Pine within
�q1 r' fel �I
45'wildfire protection z. � ,,��/r of f�1�•I!
Proposed spacing; branches
�✓.�I
touching create
A
between Crushed stone mulch under trees.
45' wildfire protection zone
proposed spacing; branches
touching to create screening
between residences. Crushed
stone mulch under trees.
perennial, and shrub
gardens within 45' wildfire \ P
protection zone on south
side of house. � �
Native vegetation to remain on \
hillside below house. Dead \
branches to be removed and \
�dtsposed Qff site.
_ — 0B91'3B•W 6158_72- y X.,- \ \
<Y \ i
Existing shed to be
00 0217
Proposed irrigated grasses within 15' wildfire protection zone
on north side of house. Grasses to be cut with weed whip
three times a season.
\I
r\
ENVE IE Proposed Bristlecone Pine within 45' wildfire protection zone.
Proposed spacing; branches touching to create screening
/ 1 between residences. Crushed stone mulch under trees.
Proposed terraces within 15' wildfire
protection zone.
1
I
Proposed auto -court
within 15' and 45'
wildfire protection zones
1 east of house.
I
I
I
A ill W�
k �
til NOTES:
1. Tree locations indicated on plan
`I are for reference only. Landscape
1 m I Architect to field stake all proposed
locations.
S 1 2. Contractor shall verify location of
all utilities prior to planting and
repair any damage at no cost to the
Client
LEGEND
Treefobehansplanled
XTutberemmed
® WWllre Plotedon rale 45 feet fmm house
® Vine pmtedimZone 15%atftm house
Edsfmg Cm fw=Tree
Eus5lg Cotl mTWTree
Cg Eudrg Oak Md
�tE9 Oak Tree
E*"DeddMTree
Pmposed Blubeawe FMTM
Flws alstala
PMMed C0102do Sphrce Tea
Pkv pungens
PmposedNoMSiTS;WTree
Picagieura NotStm
PrWsed Aspen Tree
Populusnmuloides
Pmpm dG=W08kTM
Ouemus gambelu
NORTH
II
W 8' 18' 32
SCALEi,� I' -V
TreeIcagper T Status NIHes Total Caliper
26 16 1CaNlemis To MMans lamed I6
19 13 Ic..dh a9 obe e,snsplane 1 3
TOW 91
E
HID
0
U
CF
d
6
Q
K
.y
Si
Si
0
d
z
W
Z
Uj
0
Uj
�eW�
i3
W
CO)
CO)
TREES TO BE PLANTED
Ouanlity
Caliper
comtlmn Nacre
Bobnical Name Nofes Total Cal
g
Z
As n
Po us be=Wes 1
14
2
Oamble Oak
Ouem+ss bell)
Brka m. MM
Rnss amiata
15
8
D&ado 5
Raea ens
10
3
NoM5
R®a laua NoM Sear
Tod
property is part of the BOCC-approved Randall Subdivision, the plat for which was
recorded on June 16, 1972.
The proposed replacement of the primary residence will result in a total of not more than
8,250 square feet, as previously discussed. The applicant is now seeking approval to
establish the subject property as a receiver site for one (1) transferable development
rights (TDR) for the additional floor area. Special Review is not needed for this lot
within the UGB pursuant to Section 6-30-50(b)(1).
1. Transfer of Development Rights, Section 6-70
The applicant will utilize one (1) TDR in order to develop a replacement home with a
final maximum size of 8,250 square feet on the property. The provisions of Section 6-70
of the Code address the use of TDR. With regard to the establishment of a TDR receiver
site, the Code requires a finding of consistency with the standards and criteria of Sections
6-70-20(b) and 6-70-40(b). Section 3-50-10(c) of the Code governs TDR in the R-30
zone district and states that,
TDRs may be purchased and used in the R-30 zone district for the purpose
of increasing the maximum size of an existing dwelling within the limits on
final maximum gross floor area established in Table 5. 1, pursuant to
Sections 6-70 and 2-40-30, and as set forth in Table 2-1.
Section 6-70-20(b) of the Code defines eligible "Receiving Sites" as:
Where the owner of a lot or parcel in the RS -35, RS -30, RS -20, 4R-10,
AR -2, R-30, R-15, R -15A, or R-6 zone districts desires to build a house
larger than the base maximum house size permissible under Table 5-1, a
TDR may be used to increase the permitted floor area up to the final
maximums size specified in Table 5-1.
The subject property is eligible for development larger than the base maximum house
size permissible under Table 5-1 with TDR as it is located in the R-30 zone district in
Pitkin County. The R-30 zoning contains a floor area ratio restriction. Table 5-1 of the
Code lists the maximum permitted floor area in the R-30 zone district as 0.13 multiplied
by the size of the lot (approximately 41,512 square feet) for a total of 5,397 square feet of
floor area. However, the base maximum FAR that can be built on the property without
the need for GMQS allocation or TDR is 5,750 square feet. Additionally, 4,750 square
feet of exempt space is allowed on the property for a total of 10,147 square feet (final
maximum size). The applicant proposes to build only 8,250 square feet and to purchase
one (1) TDR from a permitted "Sending Site" located in Pitkin County. It is understood
that the TDR used will be worth 2,500 square feet of floor area.
Finally, Section 6-70-40(b) of the Code outlines the criteria for receiving sites and states
that, "TDR from any Sending Site in the County may be used on any Receiving Site in the
County, except as limited by Table 6-12 and the provisions of this section. " TDR may be
000028
951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
used to increase base maximum floor area, "regardless of the number of TDRs
purchased, no structure on any Receiving Site shall be permitted to exceed the maximum
size for structures in the zone district shown in Table 5-1. " The Section goes on to state
that, "Additional floor area shall not be available to any Receiving Site where the
underlying zone district contains a floor area ratio restriction that would not permit the
square footage of floor area sought, or where a prior development approval limited the
square footage allowed, and there was no provision for the use of TDRs to exceed the
allowed square footage. " As mentioned above, the R-30 zone district does contain a
floor area ratio restriction that is being followed by the applicant in determining the final
maximum size. No prior development approvals applicable to the proposed receiver site
limit its ability to use TDR.
2. GMQS Exemption for Development Using TDR, Section 6-30-50
TDR may provide an exemption from GMQS if their use complies with the standards of
Section 6-30-50 of the Code. Additional floor area (up to the maximum permitted by
Table 5-1) on lots or parcels within the UGB may be exempted from GMQS through the
use of TDR. Accordingly, the applicant's intent to utilize one (1) TDR for additional
floor area on the subject property is exempt from growth management.
3. GMQS Exemption for Replacement, Section 6-30-110
Section 6-30-110 of the Code establishes the applicable rules for utilizing a GMQS
exemption to replace a structure as follows:
(1) The applicant shall demonstrate that the structure proposed for remodel or
replacement was legally created by producing a valid copy of the building permit for the
structure.
The building permits and Certificates of Occupancy for the existing single-family home
are on file with the Pitkin County Building Department, address 951 Red Mountain Road.
(2) The remodeling, replacement, or addition to a non -conforming structure shall
comply with the standards of Sec.9-40 as applicable
Neither the existing residence nor the proposed replacement home is or will be a non-
conforming structure.
(3) The use of the structure shall not be changed as part of the exemption for the
remodel or replacement.
There is no change proposed to the use of the structure. It will remain a single-family
residence.
000029 Page 18
951 Red Mountain Road (Parcel No. 2737-063-07-002)
000030
(d) The remodeling or replacement shall occur on the some lot or parcel on which
the existing structure is located, but shall not be limited to the same footprint as the
structure being remodeled or replaced.
The replacement will occur on the same lot on which the existing structure is located.
Subsection (c) of 6-30-110 goes on to state that,
The replacement of legally established residential floor area... on a lot or
parcel legally created prior to June 12, 1978... may be exempted from
Growth Management, subject to the following:
(1) REPLACEMENT SIZE LIMITED
(a) If the total size of the structure(s) on the lot or parcel is less than
or equal to the base maximum size permitted by Table 5-1, then the
existing structure(s) can be replaced and can be expanded, zip to a
total of the base maximum size permitted by Table 5-1 on the lot or
parcel.
(b) If the total size of the structure(s) on the lot or parcel is more than
the base maximum size permitted by Table 5-1, then: the existing
structure(s) may be replaced, but these structures may not be
expanded without obtaining either a GMOS allotment or transferable
development rights.
(c) Demolished square footage of structures not attached to the
principal dwelling unit may not be combined with the replacement
square footage of the principal dwelling unit to develop a replacement
dwelling unit that is larger than the existing unit, except that zip to
seven hundred fifty (750) square feet of detached garage area may be
replaced with the same number of square feet in an attached garage.
The total size of the existing structure on the lot is less than the base maximum size of
5,750 square feet permitted by Table 5.1. However, the final maximum size for this
property, with GMQS allocation or utilization of TDR, is 10,147 square feet. The
applicant will build a home with only 8,250 square feet of floor area, which will be
accomplished through the use of one (1) TDR.
D Solar Energy Collectors
Section 4-30-50(h) of the Code provides the standards for solar energy collectors and
states as follows:
(1) General:
(a) Solar energy collectors can be an accessory use to a residential or
non-residential use.
951 Red Mountain Road (Parcel No. 2737-063-07-002)
19
000031
(b) Solar energy collectors shall be used primarily for onsite purposes,
and not primarily for the generation of electricity to be used off-
site.
(c) In the RR zone district, solar energy collectors may only be used
for on-site residential purposes.
(d) Pursuant to Section 7-20-120(d)(4), solar energy collectors shall
not protrude above a ridgeline.
(e) Solar energy collectors shall not shade an evapotranspiration
leach field.
(0 Rooftop panels are preferred over ground mounted panels, unless
good cause is demonstrated that ground mounted panels are
considered necessary.
(g) Newly constructed residences shall have a minimum of 400 square
feet of roof space sited for solar gain and available for the
construction ofsolar energy collectors.
The applicant is proposing roof -mounted solar panels for onsite, residential use purposes.
These panels will not protrude above a ridgeline and will not shade any leach fields (the
house will be connected to Aspen Consolidated Sanitation District underground sewer
lines; no leach field). The sire is not located in the RR zone district. The roof provides
more than 400 square feet of space sited for solar gain and available for solar energy
collectors.
Next, the rules for roof -mounted solar panels are provided in Section 4-30-50(h)(2) of the
Code and are enumerated below in italicized text, and each is followed by a response
demonstrating consistency or compliance therewith, as applicable.
(a) Roof mounted solar energy collectors shall not result in any structure exceeding the
maximum height limit pursuant to Section 5-20-60(fi.
The maximum height limit, pursuant to Section 5-20-60(f) is forty feet (40'). The
proposed roof -mounted solar panels will not result in the structure exceeding that overall
height limit.
(b) Roof mounted solar energy collectors are exempt from standard 7-20-I20(d)(12) that
regulates reflective roofs.
(c) Roof mounted solar energy collectors shall be generally consistent with the roof
design and avoid breaking up the array into sections or `pods ".
The solar panels proposed are consistent with the roof design and are not broken up into
sections or "pods." The proposed panels are sited on the available portions of the roof
and in a manner aimed at maximizing potential solar gain.
(3) Flat Roof Mounted Solar Energy Collectors:
951 Red Mountain Road (Parcel No. 2737-063-07-002)
I, I
II
III
I
I,.
II
� II
II
I � I
I I I I I
I I I
I I
I i
II
I ,
I
` -
000032
��ROOF PLAN3/16" = 1'-0..
951 RED MOUNTAIN ROAD, ASPEN CO.SITE PLAN REVIEW - 05/01/2014
\\ \ \ \\\\\\\
=T -_I__
1 ROOF PLAN
0
NOrn ��T¢cwmri �.ttna ��
CCY ARCHITECTS A3.4
i
� � � EtlEI.10 W11FA 1FR110E
_ PROPFItiY WQ
� �— �. — IIIM PK Nm I•IME
_— � amore ff tuevaaRv m A 6a,aa Rao, WWa
N lb? 1�6a IpgP_ 1 /
an Y
�I
11
EOENIa WRP4>
/ �A W EtlSII1N a9YEMY aUpE 'i
r °°
rT�,
.a , 41W� W11 r ae
1.) ME SHTSE 91E m YW£xW 9T: 61M'4f9 IS tOCATFO WTd Z(XIE X ql TZ Flxy MM.
2) EI35TNa WlpplR¶py gaNfEy BY 11OI IbIN1RY EN3xfFl@1Q NG
YOIP!!MI RGV �) '� TW hgf m N15PaT FIFMTCNs
1.) (EQIEWUVl, fNgNFFIt 91N1. YENY TiE P(RP68D p11vEWeY WIE SLTW.
E , �
/ , ,Q GWRIC SCALE
nmver.Y PtaW vm. (w rear )
m ,soo m m t imn = ,T rt
tee,fQtmac n >� m ,m '
PPWSf]I ROd' P1TNE
vnmosn M`,ICNE,E DM4 AY
EAE'M1VR PFCPW,Y S NDMY
___--__
----------------
X -au
na
-
_ — fe,wo aeoc o a _ _ _ .. _ _
6
_. _ _ _ film
-55
SS
PRawsm uWAR caunuR
PRG°aaFO lriOR fMTXXt
iflCP049 Eo4£ Ef GflM1FA'xY
....
EXLSMW' EDIL � RMQ
%KPoSa eII Ay fFI1FlEpE
—� —v—
rRre09Eo s MT mxma r M
y
aRNN.oE MW PI.r
��
uor Euvrnax
1.) ME SHTSE 91E m YW£xW 9T: 61M'4f9 IS tOCATFO WTd Z(XIE X ql TZ Flxy MM.
2) EI35TNa WlpplR¶py gaNfEy BY 11OI IbIN1RY EN3xfFl@1Q NG
YOIP!!MI RGV �) '� TW hgf m N15PaT FIFMTCNs
1.) (EQIEWUVl, fNgNFFIt 91N1. YENY TiE P(RP68D p11vEWeY WIE SLTW.
E , �
/ , ,Q GWRIC SCALE
nmver.Y PtaW vm. (w rear )
m ,soo m m t imn = ,T rt
tee,fQtmac n >� m ,m '
awlac a a
u PRVaE® aa�r eiw[ A
01WI•,OWMM,e1M,i11YW� A T
as oak o naena�o-//
' O64@N AMlY1Y 0l WO1N!
emroio tw�eWar a a ro Rm tRaava
oavenr PRTWae m:r
eummc®�ro,aar
000033
Etan re'
z
PR( J=NO.
2131061.0
PPRD
PW VA - 1K1
PW ¢Ev - W zaza
X -au
na
-
_ — fe,wo aeoc o a _ _ _ .. _ _
6
_. _ _ _ film
ro PnTPoam aW„We
awlac a a
u PRVaE® aa�r eiw[ A
01WI•,OWMM,e1M,i11YW� A T
as oak o naena�o-//
' O64@N AMlY1Y 0l WO1N!
emroio tw�eWar a a ro Rm tRaava
oavenr PRTWae m:r
eummc®�ro,aar
000033
Etan re'
z
PR( J=NO.
2131061.0
PPRD
p[�'�N'-Yf Rs�una P
A 4TO ATRE IND PAD IMAI Al PON. pf gAQAAR RKMIS AND EpR53 Ox
A CDN91MLxUN 92
�ro n d. na ARDuxr aP Mm txArmaRtm wro Pwx Twos ar Motrw wa¢Fs a Ru+aFF.
NOIG OXLY IPPNCABIE Pal 91FS p6AlFR TMN Q AaIES M 9IE
mli
STANDARD
SECTON(S)
n caw
f MN.
al ORE aAneRL
¢a• . Ma.
BOaDg9
a.a
MR.
4 .• RAY
1-1/TBA'w aONOW
GMRLL m
{Y POSURAIm ]' Mx.
NC PIFE
4' MAX BOULDER WALL
N.T.S.
t-t/Y
PERFORMED RIDER �EIED o S
SECRON(S) (MN 6 D N) e '
TS e
MM FABMC MWRD VFIIfGPAT9 A
7OA molls
NoIE
1. PRECASE MANNDIf SECTIONS W IkEr A C-479
2 BAMN UX VAIIN! AROUND STIRt=F MTI COMPACRFII
1-1/B' ORUSN STONE N TOP W PEAFCRAM MEC S
1 OVOtALL D@Ty NWWRU OF 11' PER DRAINA UFlU T.
4. MXlH OP GRAVEL BEANS S' BLOW INE PROPDffD RDI MMDIUX ELEVAIRM.
S. MNRIUM QRAT A 10 BE 3.14 SOJARE-R.
000034 PRECAST CONCRETE DRY WELL
WI�GRATE INLETINLET
N.T.S.
Sf
on eam�6 ���� Down
EYtedor
Foundation
Wall Drain To-.
P'�wn"Na us»
glass Tr P➢2 W
mm ¢DTI w FQ10E
RARE RENT
RITA 04.
BURY lad L Q EDGE a'
FxTa tl YN M TURA
A uMMM a C.
pm
ilii I _
SEDIME CQMOL FENCE
SfA10=
DEIAL �l
RD KE
0
m
.. \ O �J
Row ftAAE
PIAN NEW Id
Dx DErAt ]Aa BIdj -I R N
a 01ORRRS WILT l FU Z'
dMEN69EMERE ln4i�� g.-'� 0 OW
° f
uZ KW
u
Ln
mE
PROJECTNO.
DROP NIPT PROTECTION 2131061.0
/1
RD�
DET1
(a) Solar energy collectors constructed on fat roofs can be raised up
to six feet (6) above the height limit of the roof, measured to the
top of the panel.
(b) Solar energy collectors constructed on fat roofs shall have a three
(3) foot setback from the edges of the roof
The proposed roof mounted solar energy collectors will be constructed on the flat roof of
the home and will be setback not less than three feet (3') from the edge of the roof. The
solar panels will be angled, resulting in projections to the top of the panel of 3'-6" or less
(depending on the panel size selected). The solar panels will be held off the top of the
roof by two feet to accommodate snow shedding. Therefore, the projection above the
roof will be a maximum of 5'6" above the height limit of the roof, which is six inches
less than the six-foot limit. It should be noted that when taking into account the three-
foot setback and the way the site slopes, the solar panel projection will probably be closer
to 2'6" below the height limit.
E. Roads, Driveways, and Parking
All new road and driveway construction must receive a development permit from the
County Engineer and Community Development Director. Within the Aspen UGB, roads
and driveways must be designed and constructed in compliance with the standards and
specifications of the City of Aspen. All off-street parking spaces must conform to the
standards of Section 7-30-20(b). The applicant agrees to comply with all of the above
standards as applicable. The proposed driveway will be constructed in the same general
location as the existing driveway. The curb -cut will remain in its current location, but the
alignment of the driveway will be slightly modified and extended. The minimum number
of off-street parking spaces for the proposed development will need to be determined by
the Community Development Director during building permit review since more than
five (5) bedrooms may be included in the proposed home.
F. Public Service and Utilities
All development must comply with the provisions of Section 7-50 regarding the design
and installation and/or extension of public services and utilities. The Code states that
extensions of public utilities shall take place within a defined Activity Envelope which
may include separate designated areas, different from those portions of the Activity
Envelope designated for primary structures, accessory structures, or driveways.
Additionally, disturbed areas are required to be revegetated. These standards will be
followed by the applicant. Electrical, telephone and cable services already exist on the
property, and the existing home already has these services.
Water will be supplied by the existing City of Aspen lines on the property and solid waste
management will be provided by connection with existing Aspen Consolidated Sanitation
District (ACSD) facilities.
000035 951 Red Mountain Road (Parcel No. 2737-063-07-002) Page
FmpmEOSOUR y
d d
2CNOI GLG Vl911v1
eta- r o
P.aosere�v�noN unc•naea MATERIALS KEY:
CONCRETE
-- 0
PEARL
4SCIA
P2
otv�nor++ov-o •nxa
UPPER LEVEL h
17-0•
KITCHEN
U1
MAIN_LEVEI
1 -0•
LCMVER_LEgm% h_
87-0' Y
000036
ELEVATIONS 13/16° = r-0° C C Y ARCHITECTS A4.1
951 RED MOUNTAIN ROAD, ASPEN CO. SITE PLAN REVIEW- 05/01/2014
(2)_10 NRTH ELEVATION
3'w rs
:_R LEVEL
118
KI
'IV
VN L
100•-0'
IER LEVt3 h
89•-tl' Y
+ma'.eiae.v
MATERIALS KEY:
,zosawn�o�rtuwTuraE —I 1. CONCRETE
_-----.-' a e-nirrn
TSWEST ELEVATION
3M8 =ra
2L
4
?ERLEVEL h
13•-0'
KITCHEN
OPG
IAICI LEVEL
+ars Y
NER LEVEL
9 Ammlw .olmD
000037 ELEVATIONS 13/16" = 1'-0° C C Y ARCHITECTS I A4.2
951 RED MOUNTAIN ROAD, ASPEN CO. SITE PLAN REVIEW - 05/01/2014
EXHIBITS
Exhibit 1: Proof of Ownership
Exhibit 2: Letter of Authorization for Haas Land Planning, LLC to
represent the applicant
Exhibit 3: Pre -Application Conference Summary
Exhibit 4: Wildfire Hazard Review by Art Hougland of Hougland &
Associates
Exhibit 5: Drainage & Erosion Control Report by High Country
Engineering, INC
Exhibit 6: Executed Agreement to Pay Form
Exhibit 7: Affected Property Owners' Mailing Addresses of Record
000038 PID No. 2737-063-07-002
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, 3rd Floor
ASPEN, COLORADO 81611
970-925-1766 1 970.925-6527 FAX
Januar) 8, 2014
ROBERT W. MUSSER REVOCABLE TRUST
CIO PATRICK Iv4CALLISTER
HAN1D DELIVERD
RE PCT23789W4 -- LOT, RANDALL
Pitkin County Tide, Inc. is pleased to provide you with the owners Policy along with the following endorsements relative to
the above mentioned file:
Endorsement Form 110.1 Endorsement Form 103.1 Endorsement Form 116.1
Endorsement Form 116.4
Please review the policy in its entirety. We at Pitkin County Title, Inc believe in providing you, our customer, with a quality
product which will serve your needs.
In the event you do find a discrepancy, or if you have any questions or comments regarding your sinal policy, please
contact us and we will gladly handle any request you may have as efficiently and quickly as possible
We have assigned the above number to your records to assure prompt processing of future title orders involving the
property. If you sell or obtain a loan on this property within 5 year, ask your broker or agent to contact our office to ensure
re -issue rates which may be available to you
Thank you very much forgiving Pitkin Count' Title, Inc. the opportunity to serve you
Sincerely,
Torn Twitchell
Enclosures'
000039
1.
$05,
WARRANTY DEED
THIS DEED, made this _ f day of November 2013, between JOYCE B. SHER
REVOCABLE TRUST, Grantor and ROBERT W. MUSSER REVOCABLE TRUST DA-fHD
APRIL 2, 2009, whose legal address is 557 North Mill Street, Aspen, Colorado 3161 I. Grantee:
WITNESSETH, That Grantor, for and in consideration of the slam of Ten and 00/100
U.S. Dollars ($10.00), and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, has granted. bargained. said. and conveyed, and by these
presents does grant, bargain, sell, convey, and confirm, unto Granice and Graraee's successors
and assiens forever. all the real property together ++nh impro..ements, if any. situate, lying and
being in the Count of Pitkin. Stale of Colorado described as follows:
�— LOT 1, RANDALL SUBDIVISION, according to the Plat thereof recorded June 16.
Cp 1972 in Plat Book 4 at Page 256 and First Amended Plat of Randall Subdivision recorded
m `Aay 30, 1995 in Plat Book 37 at Page 40.
v 'hOGETHER with all and singular the hereditaments and appurtenances thereto
2 belonging, or in anywise appertaining, and the reversion and re+ersions, remainder and
remainders, rents. issues, and profits thereof, and all the estate• right, title, interest, claim, and
demand whatsoever of Grantor, either in law or equity7 of, in, and to the above barnained
premises, with the hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above •oargained and described. with the
appurtenances, unto Grantee and Grantee's successors, and assigns forever. And Grantor, for
Grantor and Gramor,s successors and assigns, does covenant, grant, bargain, and agree to and
with Grantee and Grantee's successors, and signs, that at the time of the enscaling and delivery
of these presents, Grantor is well seized of the premises above conveyed, has good. sure, perfect.
absolute, and indefeasible estate of inheritance, in lawin fee simple• and has good right, full
power, and lawful authority to grant. bargain. sell, and convey the same in manner and form as
aforesaid, and that the same are free and clear from all former and other ;Frans, bargains. sales,
liens, taxes, assessments, encumbrances, and restrictions of whatever kind or nature soever,
except the lien for ad valorum taxes for 2013, due and payable in 2013: and subject to: those
matters set forth on Exhibit .A attached hereto and incorporated herein by this reference.
Grantor shall and ++ill WARRAAIT AND FORL-VEI2 DEFEND the above -bargained
premises in the quiet and peaceable pus -session of Grantee and Grantee's successors, and assigns.
against all and every person or persons la++'full y claiming the Mhole or an) part thereof.
RECEPTION#: 605287, 11/01/2013 at
12:41:20 PM,
1 OF 3. R $21.00 OF 5505.00 Doc Code
WD
Janice K. Vos Caudill, Pitkin County, CO
Owner's Policy of Title Insurance -Schedule A
Issuad by
Name and Address of Title Insurance Company: Westcor Land Title Insurance Company, 201 N. New York Avenue,
Suite 200, Winter Park, Florida, 32789
State: CO
County: PITKIN
Address Reference: 951 RED MOUNTAIN ROAD, ASPEN, CO 81611
File No.: PCT23789W4
Amount of Insurance:
Policy No. OP-6-CO1045-3372173
Premium:
Date of Policy: November 1, 2013 @ 12:42 PM
Simultaneous #: Reinsurance # 13-915
1. Name of Insured ROBERT W. MUSSER REVOCABLE TRUST DATED APRIL 3, 2009
2. The estate or interest in the Land that is insured by this policy is: IN FEE SIMPLE
3. Title is vested in: ROBERT W. MUSSER, REVOCABLE TRUST DATED APRIL 3, 2009
4, The Land referred to in this policy is described as follows
LOT 1, RANDALL SUBDIVISION, according to the Plat thereof recorded June 16, 1972 in Plat Book 4 at Page 256 and
First Amended Plat of Randall Subdivision recorded May 30, 1995 in Plat Book 37 at Page 40.
Issued By
Authorized Signatory
000041
SCHEDULE P-O"TNERS
CASE NUMBER DATE OF POLICY POLICY NUMBER
PCT23789W4 November 1, 2013 @ 12 42 PM OP-6-CO1045-3372173
THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING:
1. Any facts, rights, interests, or claims which are not shown by the public records but which could be
ascertained by an inspection of the land or which may be asserted by persons In possession, or claiming
to be in possession, thereof.
2. Easements, liens, encumbrances, or claims thereof, which are not shown by the public records.
3. Any encroachment, encumbrance. violation, variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land, and that is not shown by the
public records.
4. Any lien, or right to a lien, imposed by law for services, labor, or material heretofore or hereafter furnished,
which lien, or right to a lien, is not shown by the public records.
5. (a) Unpatented mining claims, (b) reservations or exceptions in patents or in Acts authorizing the issuance
thereof; (c) Indian treaty or aboriginal rights, including but not limited to, easements or equitable
servitudes, or, (d) water rights, claims or title to water(see additional information page regarding water
Fights), whether or not the matters excepted under (a), (b), (c) or (d) are shown for the public records
6. Taxes or assessments which are not now payable or which are not shown as existing liens by the records
of any taxing authority that levies taxes or assessments on real property or by the public records,
proceedings by a public agency which may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the public records
7. Any service, installation, connection, maintenance or construction charges for sewer, waterelectricity, or
garbage collection or disposal or other utilities unless shown as an existing lien by the public records.
SPECIAL EXCEPTIONS
8. Taxes and assessments (not including condominium or homeowners association assessments or dues)
for the year 2013 and subsequent years only, a lien not yet due and payable
9. Right of the proprietor of a vein or lode to extract or remove his are therefrom, should the same be found
to penetrate or intersect the premises hereby granted as reserved in United States Patent recorded in
Book 55 at Page 152
10. Restrictions as set forth in Instruments recorded in Book 194 at Page 555, Book 219 at Page 576 and in
Book 264 at Page 516.
11. Easements, rights of way and all matters as disclosed on Plat of Randall Subdivision recorded June 16.
1972 in Plat Book 4 at Page 255 and First Amended Plat os Randall Subdivision recorded May 30, 1995 in
Plat Book 37 at Page 40.
Note: Mutual Reciprocal Release of Private Road Easement Agreement recorded February 10, 1995 in
Book 773 at Page 683 as Reception No. 378864
12 Terms, conditions, provisions and obligations as set forth in Boundary Line Agreement and Grant of
Easement recorded July 30, 2004 as Reception No 500262 and Quit Claim Deed recorded July 30, 2004
as Reception No. 500263.
13. Waterline Easement Agreement between 979 Aspen LLC, a Colorado limited liability company and Robert
W. Musser Revocable Trust did June 24, 1994 recorded November 1, 2013 as Reception No.605288
14. Encroachment by the boulder retaining wall outside property line and encroaching onto utility easement,
also shed is inside building setback as now located on said property as shown on Survey by Peak
Surveying. Inc. dated July 2. 2013. as Job No. 10074.
EXCEPTIONS NUMBERED 1 THRU 7 ARE HEREBY DELETED, EXCEPT FOR SUBSECTION (d)
UNDER PARAGRAPH NUMBER 5 (WATER RIGHTS).
000042
EXHIBIT
2,
Pitkin County Community Development Dept.
130 S. Galena Street
Aspen, CO 81611-1975
RE: Lot 1, Randall Subdivision (951 Red Mountain Road, PID# 2737-063-07-002)
Application for: Site Plan Review and Activity Envelope Approval; Rooftop
Solar Panels; GMQS Exemptions; and Setback Variance(s)
To whom it may concern:
As owner of Lot 1, Randall Subdivision, I hereby authorize Haas Land Planning,
LLC (HLP) and CCY Architects (CCY) to act as our designated and authorized
representatives with regard to obtaining the approvals captioned above as well
as any other incidental approvals that may be needed. HLP and CCY are further
authorized to represent us in meetings with Pitkin County staff, the Hearing
Officer, the Board of Adjustment, the Planning and Zoning Commission, and the
Board of County Commissioners.
Should you have any need to contact me during the course of your review,
please do so through Haas Land Planning, LLC, whose address and telephone
number are included in the application.
Yours truly,
Robert W. Musser Revocable Trust
By: Robert W. Musser
557 N. Mill Street
Aspen, CO 81611
000043
91
PITKIN COUNTY PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Suzanne Wolff DATE: 1/21/14
PHONE: (970) 920-5093 E-MAIL: suzanne wolff(opitkincounty.com
LOCATION: 951 Red Mountain Road; Lot 1, Randall Subdivision
ZONING/LOT SIZE: R-30/2.31 acres PID# 273706307002
APPLICANT: Robert & Marci Musser
REPRESENTATIVE: Mitch Haas EMAIL: mitch@hlpaspen.com
Type of Application: Site Plan Review
Description of Project/Development: The Applicant proposes to obtain Site Plan review approval to
replace a single family residence. One TDR will be utilized to allow up to a total of 8,250 square feet of
gross floor area.
Land Use Code Sections to be addressed in letter of request (application):
• 2-30-20(g): Activity Envelope and Site Plan Criteria for Approval
• 4-30-50(h): Solar Energy Collectors (roof -mounted)
• 6-30-50(b)(1): GMQS Exemption for TDRs for Additional Floor Area on Lots in UGB
• 6-30-110: GMQS Exemption for Replacement
• 7-10-50 & 60: Activity Envelope and Site Plan
• 7-20-10: Site Preparation and Grading
• 7-20-20: Steep and Potentially Unstable Slopes
• 7-20-30: Water Courses and Drainage
• 7-20-60: Wildfire Hazard Areas
• 7-20-120: Scenic View Protection Areas (as viewed from Highway 82)
• 7-20-130: Landscaping and Vegetation Protection
• 7-30: Roads, Driveways and Parking
• 7-50: Public Services and Utilities
Review by: Community Development Director
Public Hearing: NO. However, notice is required via posting, mailing and publication. The
Applicant shall post a public notice sign on the property at least 15 days prior to the date specified for
the Administrative Decision pursuant to Sec. 2-20-100(a)(3) of the Land Use Code. In addition, the
Applicant shall mail notice (by certified mail) to all owners within 300' of the property and mineral estate
owners with the return address of the Community Development Department (form of notice to be
obtained from the Community Development Department). The names and addresses shall be those on
the current tax records of Pitkin County, as they appear no more than 60 days prior to the date of the
public hearing. A property owner receiving the public notice shall have 2 weeks from the date the
notice was postmarked to submit comments or objections to the Community Development Department.
Staff will refer the application to the following agencies: Zoning (Susan Pearson), Aspen Fire, Aspen
Water. ACSD
FEES: $3,174 (make check payable to "Pitkin County Treasurer")
$2,496 Planning Office flat fee (non-refundable; based on 8 hours of staff time. If staff review time
exceeds 9.6 hours, the Applicant will be charged for additional time above 8 hours at a rate of
$312/hour)
$624 Planning/Zoning
$54 Public Notice Fee
To apply, submit 1 copy of the following information:
1. Summary letter explaining the request, providing background on prior approvals and permits, and
addressing compliance with the Code sections listed above;
2. 24" by 36" and 11" x 17" Site Plan as designated in Section 2.1.12 of the Pitkin County Land Use
Application Manual;
3. Technical Reports as designated in Section 2.1.12 of the Application Manual (as applicable)
4. Engineering report addressing road design, water supply, wastewater disposal and other utilities
and public services.
5. Disclosure and proof of ownership of the property, consisting of a current certificate from a title
insurance company or attorney licensed to practice law in the State of Colorado, listing the names of all
owners of the property and all mortgagees, judgments, liens, easements, contracts and agreements
affecting use and development of the parcel and proof of the owner's right to use the land for the
purposes identified in the development application.
6. Street address (if any) and parcel description, including legal description, and 8-1/2" x 11" vicinity map
locating the subject property within Pitkin County;
7. Consent from the owner of the property for the representative(s) to process the application and
represent the owner;
8. List of all property owners within 300' and mineral estate owners (1 copy).
9. Total fee for review of the application;
10. Signed fee agreement (form attached);
11. Copy of this preapp form
NOTES:
➢ PLEASE SUBMIT ONE UNBOUND AND ONE-SIDED COPY OF YOUR COMPLETE APPLICATION.
THE PARCEL ID # SHOULD BE INCLUDED ON ALL DOCUMENTS INCLUDED IN YOUR
APPLICATION.
➢ ALL MAPS SHALL BE FOLDED.
➢ This pre -application conference summary is advisory in nature and not binding on the County. The
information provided in this summary is based on current zoning standards and staff's
interpretations based upon representations of the applicant. Additional information may be required
upon a complete review of the application.
Y Applicant will be responsible for mailed and posted notice. Public Notice requirements are
described in Section 2-20-100 of the Pitkin County Land Use Code. A signed, notarized copy of
the affidavit confirming notice must be received from Applicant prior to approval.
000045
KOVGLAND & ASSOCIATES
CONSULTING ON WILDFIRE HAZARD MITIGATION
FIRE PROTECTION AND BVILDING & FIRE COBBS
May 5, 2014
Mr. Mitch Haas
Haas Land Planning, LLC
420 E. Main St., Suite 10-B
Aspen, CO 81611
970 925-7819
Subject: Wildfire Hazard Mitigation for property located at 951 Red Mountain
Road, Pitkin County, Colorado.
Dear Mr. Haas,
Thanks to Jodi for meeting with me on site at this property on Thursday, January
16' and for providing me with information regarding the house proposed for this
property. I remained on site for a time to take photos, measure slopes and evaluate the
wildfire hazard conditions. I will qualify my observations as those of conditions as they
now exist.
I'm sure that you are aware that the type of vegetation, the continuity of
vegetation and the steep slopes on Red Mountain result in most of the sites in the area
being classified as a Severe Wildfire Hazard. This is true of the subject property as well.
The shape of the property results in short distances to adjacent property lines. This
somewhat limits the ability of this property owner to manage the vegetation since this
management can only be done on their own property. It is helpful that Red Mountain
Road is down slope of the property and helps to break the continuity of the vegetation in
this area. It is also helpful that the steeper slope is above the existing house and the
proposed house.
The vegetation is mostly a mix of oak up to 15 -feet in height, service berry of 10-
12 -feet in height, mature conifer, cottonwood, and aspen, other native brush to 5 -feet in
height and native grass to 4 -feet in height. There is a considerable amount of deadfall,
standing dead and dead growth on living trees on the property and this should be
managed as described in my recommendations below. I recognize that the demolition of
the existing house and the construction of the new house will cause the removal of much
of the vegetation in this area.
OD0046 17 GAMBA DRIVE, BLENWOOD SPRINGS, COLORADO 81601
PHONE (970) 379-3253 / firesde@sUris.net
Vegetation Management and Modification Recommended:
For a distance of 15 -feet around the proposed house and beyond the furthermost
projection of combustible construction the area should be of primarily
noncombustible hard scape surfaces, low growing perennials, flowerbeds, cut grass
and deciduous, well -trimmed and irrigated plants. Woody vegetation should not be
planted within this area. Firewood or other combustible materials should not be
stored within this area.
The Wildfire Protection and Tree Removal/Mitigation Plan proposed by Shannon
Murphy, dated 5-1-14 is consistent with my proposed wildfire mitigation
recommendations. The proposed tree planting on the west side of the residence is
acceptable and is located outside of the 15 -foot zone, the ladder fuels at the base of
the trees have been removed and replaced with non-combustible stone mulch, the
branches on conifer will be removed to a height of 2 feet, and the tree clusters are
isolated allowing for defensible space around the clusters. The proposed tree planting
east of the residence is acceptable because it is located outside of the 15 -foot zone,
the driveway and concrete retaining walls provide non-combustible surfaces adjacent
to the residence, and the tree clusters are isolated allowing for defensible space
around the clusters.
2. Beyond the 15 -foot area and up to 45 -feet (or to the property line where less than 45 -
feet): a), maintain natural and/or irrigated grass at less than 6 -inches and thin existing
trees and brush into individuals or clusters; except as noted on Wildfire Protection
and Tree Removal/Mitigation Plan. b), oak and serviceberry should be thinned and
clustered; c), limbs of trees in this area should be pruned to one-half the height of the
tree, one-third the height of the tree for any conifer, or 10 -feet above ground,
whichever is less; d), no brush or shrubs which, when mature, will be tall enough to
act as ladder fuel should he provided or maintained around the trees in this between 15
and 45 foot (or less if a property line is encountered) perimeter; e), clusters of bushes
or shrubs should be separated from each other and from those beyond the 45 -foot area
by a distance of 2 % times the height of the mature vegetation. The diameter of a
cluster should be limited to 2 'h times the height of the mature vegetation. As an
example: If the expected mature height of the vegetation is 10 feet then the diameter
of the cluster should be no greater than 25 feet and the distance between clusters
should be greater than 25 feet. Ideally the plant material growing between trees and
clusters of bushes or shrubs is grass maintained at 6 -inches or less.
Thin and remove lower branches of brush or shrubs within clusters or individual
plants to eliminate ladder fuel. Most of the shrubs that will be cut are vigorous
sprouting plants and with the approval of Pitkin County and the property owner the
cut ends may be treated with a product named Garlon® or an equivalent by a person
licensed to apply herbicides so as to prevent regeneration. Cut materials should be
either removed or chipped and spread.
000047
3. Remove or chip all standing dead and deadfall on the property. The area above the
existing house and below Wright Road has a considerable amount of standing dead
and deadfall and the removal of this coupled with the thinning of live growth should
provide for healthier growth and better slope stability.
New Construction:
I recommend that the design, materials and construction of buildings conform to the
design features and materials required by Pitkin County for safe construction in a severe
wildfire hazard area as restated below:
Pitkin County has adopted Structural Design and Construction Requirements. The
following are paraphrased from the Pitkin County Land Use Code, Chapter 7, Section 7-
20-60, Wildfire Hazards, and may not contain the exact language but it is intended to be
consistent with the intent and purpose of the Pitkin County Requirements.
Projections:
Eves and other projections should be kept to a minimum on the down slope side and on
cross slope sides and should not have ventilation openings unless the design and
configuration of the openings are specifically approved by Pitkin County. Projections
may include, but are not limited to eaves; cornices; soffits; roofs over open decks,
cantilevered floors; bay windows; decks or balconies. Projections may cause heat traps
and any to be included in the construction should be protected as follows:
Any projection including guardrails should be constructed with materials approved for
one-hour fire -resistive construction or Type IV Heavy Timber construction materials per
the currently adopted building code. Projections should be constructed so that they do
not trap, hold or retain leaves or debris that may be ignited by burning brands carried by
air currents from any fire in the area.
An alternative construction for projections may be permitted provided they are
constructed of non-combustible building materials or materials with a flame spread
rating of less than twenty five (<25 tested to ASTM E84) and listed for exterior use.
Areas below such projections must be void of vegetation or other combustible materials.
The areas below these projections shall be protected from accumulation of vegetative
materials by placement of a vegetative barrier covered with rocks or gravel or shall be
concrete or stone. There shall be no storage of combustible materials under projections.
The walls under these projections shall he constructed of materials approved for one-hour
fire -resistive construction on the exterior side of the wall. Window openings in walls
below projections shall be tempered glass. Doors shall be noncombustible or one and
three-fourths inch (1 '/d') solid wood.
Windows and Glass:
Glazed openings shall be provided with closing, solid, exterior non-flammable shutters or
shall be of tempered glass.
Exterior Walls and Siding:
Siding and exterior wall construction shall have a minimum of one-hour fire -resistive
rating ground level to roofline, 5/8" gypboard underlying combustible materials or
cement stucco with a minimum thickness of/d'. Exterior doors shall be noncombustible
or one and three-fourths inch (1 3/4") solid wood.
Foundation:
Foundations, skirting and crawl -space openings shall be fully enclosed and constructed
with materials approved for one-hour fire -resistive construction on the exterior side of the
walls and shall extend from the top of grade to the underside of the floor decking or
walls.
Roofs:
Roofs shall be constructed with a Class A roof assembly as defined in the 2003
International Building Code (IBC) Section 1505.2. Wood shake/shingle roof coverings
are prohibited in all wildfire hazard areas. Roofs with less than a 3:12 pitch are not
permitted in wildfire areas unless they comply with the following:
1. All roof coverings shall be listed for installation as a part of the Class A roof
assembly.
2. All roof coverings shall have a surface that shall facilitate the natural process of
clearing the roof.
3. All roof designs shall facilitate the natural process of clearing the roof of debris.
Protrusions above the roofline, such as parapets, shall be prohibited.
4. Roofs shall 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 specifically
approved by the Fire Marshal prior to submittal of a building permit application.
6. Vents shall be screened with corrosive resistant wire mesh, with mesh one -fourth -
inch ('/4 ") maximum.
Maintenance:
1. Roofs and gutters shall be kept clear of debris.
2. Yards shall be kept clear of all litter, slash and flammable materials and debris.
3. All flammable materials shall be stored on a parallel contour a minimum of
fifteen -feet (15') from any structure.
4. Weeds and grass within the fifteen -foot (15') perimeter and under trees, bushes
and brush shall be maintained at a height of not more than six -inches (6") except
as noted on Wildfire Protection and Tree Removal/Mitigation Plan.
Miscellaneous:
1. Firewood/woodpiles shall be stacked on a parallel contour a minimum of fifteen -
feet (15') from any structure.
2. Non -saltwater swimming pools shall be accessible to the Fire Department.
3. Fences shall be kept clear of brush and debris.
4. Wood fences shall not connect to structures.
5. Any outbuildings or additional structures shall adhere to the same standards
described herein.
000049
6. Each structure shall have a minimum of on one ten -pound (10#) Class ABC fire
extinguisher.
7. Addresses shall be clearly marked with two-inch (2") noncombustible letters and
shall be visible at the primary point of access from the public or common access
road and installed on a noncombustible post.
I also recommend review and consideration of a publication titled "Firewise Construction
Design and Materials" available from the Colorado State Forest Service.
If you have comments, questions or require additional information please contact me.
Sincerely,
"",o
Art Hougland
NOTICE: This Wildfire Hazard Mitigation Analysis along with observations and
recommendations is intended to be an aid to the owner, architect and vegetation
management and/or landscape design and implementation professionals in the
development of defensible space and of fire wise construction documents. The review of
the existing wildfire hazard potential on this property and the observations and
recommendations for the mitigation of these hazards does not constitute an acceptance of
any responsibility by Hougland & Associates for errors, omissions or discrepancies. The
behavior of wildfire is acknowledged to be capricious in nature. Hougland & Associates
does not proclaim that circumstances, including improper maintenance, may not arise that
would permit wildfire to overwhelm the mitigation measures recommended or
implemented. Observations and recommendations are intended to be collaborative with
wildfire hazard mitigation guidelines of the Colorado State Forest Service and of other
nationally recognized standards and are intended to be constructive and in support of the
owners interest and safety.
000050
DRAINAGE REPORT
FOR
951 RED MOUNTAIN ROAD
(LOT 1, RANDALL SUBDIVISIOA9
CITY OFASPEN, COLORADO
PREPARED FOR:
CCY Architects
228 Midland Avenue
PO Box 529
Basalt, CO 81621
PREPARED BY:
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
(970) 945-8676
May 1, 2014
HCE JOB NUMBER: 2131061.00
Roger D Neal, P.E.
Project Engineer
Colorado Registered Professional Engineer No. 29975
EXHIBIT
1 5
000051
TABLE OF CONTENTS
SECTION
1. GENERAL LOCATION AND DESCRIPTION
II. HYDROLOGY
III. EXISTING CONDITIONS
IV. PROPOSED CONDITIONS
V. RESULTS AND RECOMMENDATIONS
VI. CONCLUSION
VII. REFERENCES
EXHIBITS:
1. Vicinity Map (8.5"x11")
2. SCS Soils Map (8.5'x1 l")
3. FEMA Map (11"x17')
4. Existing Drainage Conditions (24"x36")
5. Proposed Drainage Conditions (24"x36")
6. NOAA Map — 2 -Year
7. NOAA Map — 25 -Year
8. NOAA Map — 100 -Year
Appendices Hydrologic Computations
Hydraulic Computations
Drywell Computations
Page 2
j:/sdskproj/21 3/106 1 /drainage study.doc
000052
PAGE
3
3
4
5
5
6
6
I. GENERAL LOCATION AND DESCRIPTION
A. Location
Lot 1 Randall Subdivision is located at 951 Red Mountain Road within the County of Pitkin, State of
Colorado. The proposed site is located along Red Mountain Road Road, approximately 325 feet
west of the northern Red Mountain Road and Wright Road intersection and approximately 855 feet
northwest of the Red Mountain Road and Hunter Creek Road intersection in Aspen, Colorado. A
Vicinity Map has been included as Exhibit #1.
B. Description of Existing Property
The proposed site is approximately 41,523.92 square feet (0.953 acres). The existing lot consists of
a home, patios, landscaping, and trees. The site is bordered by private properties to the east and
west, Red Mountain Road to the South and Wright Road to the north. The site drains from the
northeast to the southwest and offsite to Red Mountain Road. A large offsite basin drains onto the
property from the north before discharging south to Red Mountain Road, ultimately, the Roaring
Fork River. Grades range from approximately 16 -percent to 50 -percent.
C. Soils Description
Within the project site, there is one soil type as designated by the United States Department of
Agriculture Soil Conservation Service in cooperation with Colorado Agricultural Experiment
Station. The soil type that encompasses the site is designated as soil 14, Callings-Yeljack Complex,
having 25%-65% slopes. The Soil Conservation Service describes the soil as deep and well drained
with moderate to moderately rapid permeability, and a moderate to high water capacity. The soil
Callings soil is defined as hydrologic group `B' soil and the Yeljack soil is defined as hydrologic
group `C'. A brief description of the soils has been included on the soils map (Exhibit #2). A site
specific geotechnical report was completed for the site at the time of this study by CTL Thompson on
February 28, 2014. The soils were found to be sandy clay and clayey sand above silty to clayey
gravel with scattered cobbles and boulders underlain by sandstone bedrock. The Type `C' soils were
used for calculations to remain conservative. Ground water was encountered at 12 and 22 feet in
bore holes TH-1 and TH-2, respectively, but not in TH-3.
II. HYDROLOGY
The hydrologic methods for this study are outlined in the Soil Conservation Service (SCS)
publication "Procedures for Determining Peak Flows in Colorado" (1980) and the computer program
AutoCAD Hydrology TR -55 Tabular Method. Peak flows in this area will be rainfall derived.
The rainfall amounts were obtained using the Precipitation — Frequency Atlas of the Western United
States published by the National Oceanic and Atmospheric Administration (NOAA). Using this
atlas the precipitation corresponding to the 2 -yr, 24 hr storm event is 1.4 inches; the 25 -yr, 24 -hr
storm event is 2.4 inches; and the 100 -yr, 24 -hr storm event produces 3.0 inches of precipitation.
Page 3
j:/sdskproj/213/1061/drainage study.doc
000053
The NOAA maps can be seen in the appendices as Exhibits 6-8.
III. EXISTING CONDITIONS
The site located at 951 Red Mountain Road currently consists of a home, driveway, trees and a shed.
The existing property has been broken down into one onsite drainage basin and two offsite drainage
basins. The existing site was analyzed in its undeveloped per drainage requirements. The existing
basins have been illustrated on the existing drainage conditions map included in the appendices of
this report as Exhibit 4.
Existing basin EX -1 encompasses the proposed site and the runoff from basin EX -1 sheet flows from
the northeast to the southwest and offsite to a roadside ditch along Red Mountain Road. Existing
offsite basin EX -OS 1 encompasses the area to the north of the proposed site. Runoff from basin EX -
OS 1 sheet flows onsite where it combines with the runoff from basin EX -1 before draining offsite to
the roadside swale along Red Mountain Road. Offsite basin EX-OS2 is located east of basin EX -
OS 1 and enters the site along the eastern property line. The runoff from basin EX-OS2 combines
with the runoff from basin EX -1 and EX -OS 1 before flowing along the Red Mountain Road roadside
swale. The existing basin map has been included in the appendices as Exhibit 3 and shows the
existing conditions and basin delineation.
The TR -55 tabulation calculator in AutoCAD was used to determine runoff and time of
concentrations for each basin. The NOAA maps provided the rainfall intensities as mentioned
previously in this report. The curve numbers were taken from the TR -55 tables within AutoCAD as
well. The "Oak, Aspen, Mtn Brush Fair" curve number was used for the existing conditions within
the area of interest. Type `C' soils were used for calculations. Calculated flows for the existing
basins are tabulated in Table I below. Complete drainage calculations are included in the
appendices.
'P.M. 1 VT ktinn Ruein Charartrrktirc
BASIN
AREA (acre)
CN
Tc (min)
25 -YR PEAK
FLOW (cfs)
100 -YR PEAK
FLOW (cfs)
EX -1
0.95
57
28.4592
0.0320
0.0837
EX -OSI
1.39
57
25.3795
0.0526
0.1374
EX-OS2
1.17
57
25.7667
0.0442
0.1156
Page 4
j:/sdskproj/213/1061/drainage study.doc
000054
IV. PROPOSED CONDITIONS
The proposed development includes the construction of home, retaining walls, and drainage swales
around the house, landscaping and an asphalt driveway. Drainage swales will be designed to direct
the runoff around the home to a proposed drywell. The proposed site has been broken down into
three separate onsite drainage basins.
Proposed basin PR -1 encompasses the north portion of the site. Proposed basin PR -1 sheet flows
from the northeast to the southwest and offsite to the adjacent lot and eventually to Red Mountain
Road. Basin PR -1 consists of open space and landscaping. Proposed basin PR -2 encompasses the
center portion of the site and consists of the house, retaining walls, a portion of the driveway and
landscaping. The runoff from basin PR -2 is routed to the proposed drywell located in the
southwestern corner of the site via swales and sheet flow. Proposed basin PR -3 encompasses the
southern portion of the lot and consists of the southern portion of the driveway as well as open space.
Exhibit 5 shows the basin delineation and basin information.
The "Oak Aspen Mtn Brush, Fair," and "Asphalt," curve numbers were used to determine the curve
numbers for each of the proposed basins. The "Woods, Lt Underbrush" Manning's `n' was used for
the sheet flow calculations. The proposed direct discharge from proposed basins PR -1 and PR -3 is
below the existing runoff from the site. Basin characteristics and calculated flows are tabulated in
Table 2 below. Complete drainage calculations are included the appendices and the proposed basin
map showing the proposed basin delineation and characteristics can be seen in the appendix as
Exhibit 5.
Tahle 2_ Pranmed Rasin Characteristics
BASIN
AREA (acre)
CN
Tc (min)
25 -YR PEAK
FLOW (cfs)
100 -YR PEAK
FLOW cfs
PR -1
0.084
57
11.2985
0.0046
0.0120
PR -2
0.713
67
32.9873
0.1124
0.2674
PR -3
0.153
64
16.5980
0.0201
0.0543
0.95
TOTAL
0.1371
0.3337
V. RESULTS AND RECOMMENDATIONS
This proposed development has a net increase in runoff from the site due to the increased impervious
area. AutoCAD's TR -55 basin storage calculator was used to determine the required 25 -year storage
and 100 -year volumes in the drywell. The required volume was determined to be 573.72 cubic feet
of storage for the 25 -year and 975.33 cubic feet of storage for the 100 -year. The volume was input
into a spreadsheet to determine the required dimensions of the drywell and surrounding buried
gravel. The Microsoft Excel spreadsheet allows the user to vary the diameter and depth of the
drywell and the required width of gravel around the drywell to determine the optimal combination
for the proposed drywell. The required drywell for the site was determined to be 4 -feet in diameter
and 11 -feet deep with 104 cubic yards of buried gravel around the drywell. The calculations can be
seen in the appendices. If the drywell fills up, the runoff will overtop the grate and will sheet flow
Page 5
j:/sdskproj/213/1061/drainage study.doc
000055
southwest, to the existing roadside swale along Red Mountain Road.
If the geotechnical engineer requires that foundation drains shall be installed around the proposed
home, then the geotechnical engineer will need to identify the recommended storage volume of the
drain pit and provide details for the installation of the foundation drain system. Foundation drains
will not be allowed to drain to the proposed storm water drywell discussed in this report.
VI. Conclusion
The proposed development at 951 Red Mountain Road is minor with regard to the drainage impacts.
The impact of the development increases the amount of runoff volume leaving the site. The
proposed construction also slightly increases the peak discharge leaving the site. The proposed
runoff will be handled by the proposed drainage improvements. The change in flow characteristics is
minor and will not adversely affect any downstream landowner or structures. Water quality issues
are of little concern since the majority of the runoff is being routed to the dry well, with only a small
area of the proposed site directly discharging from the site. The discharge from this untreated area is
expected to have minimal water quality issues due to the relatively low potential for contamination.
VII. References
United States Department of Agriculture, Soil Conservation Service: Soil Survey of Aspen -Gypsum
Area Colorado Parts of Eagle, Garfield. and GARFIELD Counties, May 1992.
CTL Thompson, "Geotechnical Investigation 951 Red Mountain Road, Aspen, Colorado." February
28, 2014. Project No. GS05832-125.
Page 6
j:/sdskproj/213/1061/drainage study.doc
000056
EXHIBITS
000057
U00058
000059
rid
�a
a'� llMw NAv
x
N
0
Z
D
N m 1✓ e
OO
X n N 3
/\ XO +m
Iv_ -x S
�U n
x
000060
HIGHCOUNIIi GINE ING.MC. �.
Nviw'�1m�a.ca�snens .....
Q
a s
i
MX
m
is3.
}a� }ef S
`s
°5588
n
``
•'
$
3
v�
8'2
e S_i
�S
gS4
CSa
B3@ i�$$Z S ` O
m
Se3�sCs
3e`^
37
._
9
H1
83 �iF @'.s5 5 v
000060
HIGHCOUNIIi GINE ING.MC. �.
Nviw'�1m�a.ca�snens .....
7,
\10
10
123 V
i
NOAH ATLAS 2, Volume III
Prepared by U.S. Department of Commerce Figure 26
National Oceanic and Atmospheric Administration ISOPLUVIALS OF 2 -YR 24 -HR PRECIPITATION IN
National Weather Service, Office of Hydrology TENTHS OF AN INCH
Prepared for U.S. Department of Agriculture,
Soil Conservation Service, Engineering Division
HIGH COUNTRY ENGINEERING, INC.
CCYARCHrrECTS
�"i
A�
`scam' 1„ `40.000
PITKIN COU, , Co
CHECKED W.
ROJECT O:
9 COB0112
141NVERNESSDR��E��E�
a51 RED MOUNTAIN RD
ROr+
2131061,00
F'2�O.
PHONEM178L KEAVENUE.STE IOI.GLENV/OOOSPRINGS.COalwl
a
NOM MAP 2YR
DATE'
11-14
PAGE:
6
PHONE(WO)9 6N FAX19VOlai5 5
61011BTr�0
wwv.NCOI6CCN
FKE:
JJSOSMV 121311MIIOWG/NOMJYFtOWf
000061
7 s
10
It k4 8�1 1 4 as
o *2 d 2W 2 N - \1 -
- %\ 3-1
t�ATIr!MMIA \1 �t`�ilf�l�IIVh'LmW
2, Volume III
Prepared by U.S. Department of Commerce Figure 29
National Oceanic and Atmospheric Administration ISOPLUVIALS OF 25 -YR 24 -HR PRECIPITATION
National Weather Service, Office of Hydrology IN TENTHS OF AN INCH
Prepared for U.S. Department of Agriculture,
Sall Conservation Service, Engineering Division
HIGH COUNTRY ENGINEERING INC. I
1
CCY ARCHMEQH
"Z'COl1NTY.CO
. .1
--AO,000
CMECNED BY.
NOJEC NO-
I6 iNVE1d1 FY NEVEEASl,STEF 130, ENGIPWOOO. C08011]
FNONE(30m s2903M FA%LaG�s�3os�J
i51J0LANE AVENUE, SfE 1G1, GLEN WGOG SPPoNG5,C081 G01
RIONE 19J019< 76 FAZb1019651
mv..�rtvc.co.
951 RED MOUNTAIN RD
HOAA MAP, 2SYR
"HIBIT"
RDN
213105 LOC
��
1-1-14
P�GE.,....n;
FB2_
^M
000062
14
10 wi _ !0
NOAA ATLAS 2, Volume III
Prepared by U.S, Department of Commerce
National Oceenicand Atmospheric Administratlor
National Weather Service, Office of Hydrology
Prepared for U.S. Department of Agriculture,
Soil Conservation Service, Engineering Division
Figure 31
ISOPLUVIALS OF 100 -YR 24 -HR PRECIPITATIO1
IN TENTHS OF AN INCH
HIGH COUNTRY ENGINEERING, INC.
C01NO'c"u
I"'40.00°•
NECi5
PffgN CUTY. CO
CHECKED BY.
ROJECT O:
14 INVERNESS OW VE EAST. Sf£ F-120, ENGLEW b. C09011Y
aSI RED MOUNrAII'IRU
RDN
2131081.00
PMONEl30.'992NSM FAKOOL925 7
? 15t/RLAKEAVENUE.STE IOI,GLM=W7(DSPW 9W81W1
NOAAMM, 100YR
DATE:
1-1.14
PAGE: Q
a
PHONEWO)946 6 FAK 19)019652'JSS
. �[�
/m9oR01/213/1061 /Ow0/NOAAIODYROwG
000063
HYDROLOGIC
COMPUTATIONS
• EXISTING CONDITIONS
000065
EX -1, 25 YR
LOT 1 RANDALL SUBDIVISION
951 RED MOUNTAIN ROAD
2131061.00
EX -1, 25 YR
TR -55 Tabular Hydrograph Method
Input Summary
Description .....................
EX -1, 25 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. On
Total Area ...................... 0.9500 ac
Peak Time ....................... 756.0000 min
Peak Flow ....................... 0.0320 cfs
Given Input Data:
-----------------------------------------------------------
Subarea D/S subareas Area CN Tc
Description (ac) (min)
-----------------------------------------------------------
EX-1 0.9500 57 28.4592
Support Data:
Subarea Name: EX -1, Row: 1
-------------------
Tt Rainfall
(min) (in)
-------------------
0.0000 2.4000
sheet Flow
---Description .....................
Manning's n ..................... 0.4000
Flow Length ..................... 273.6700 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land slope ...................... 0.2082 ft/ft
Computed sheet flow time ........ .> 28.4592 min
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Total Time of concentration .........................> 28.4592 min
**#######*################**
Messages:
warning: is/p > 0.5 in row <1>. increase CN and/or Rainfall.
Ia/p = 0.5 used.
Page 1
EX -1, 100 YR
LOT 1 RANDALL SUBDIVISION
951 RED MOUNTAIN ROAD
2131061.00
EX -1, 100 YR
TR -55 Tabular Hydrograph Method
Input summary
Description .....................
EX -1, 100 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. On
Total Area ...................... 0.9500 ac
Peak Time ....................... 756.0000 min
Peak Flow ....................... 0.0837 cfs
Given Input Data:
----------------------------------------------------
subarea D/S subareas Area CN
Description (ac)
----------------------------------------------------
EX-1 0.9500 57
Support Data:
Subarea Name: EX -1, Row: 1
---------------------------
Tc Tt Rainfall
(min) (min) (in)
---------------------------
28.4592 0.0000 3.0000
sheet Flow
---Description .....................
Manning's n ..................... 0.4000
Flow Lenggth ..................... 273.6700 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land slope ...................... 0.2082 ft/ft
computed Sheet flow time ........ ..> 28.4592 min
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
rt�e��rt*�rt�a��wa��saraxnecee
Total Time of concentration .........................> 28.4592 min
aeaonaxx*a�a•tran�aaa�ecnnaa�
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Page 1
000067
EX-OS1, 25 YR
LOT 1 RANDALL SUBDIVISION
951 RED MOUNTAIN ROAD
2131061.00
EX-OS1, 25 YR
TR -55 Tabular
Hydrograph
Method
Input
Summary
Description .....................
EX-Osl, 25 YR
Rainfall Distribution ...........
Type II
Ia/P Interpolation ..............
on
Total Area ......................
1.3900 ac
Peak Time .......................
750.0000 min
Peak Flow .......................
0.0526 cfs
Given Input Data:
-----------------------------------
subarea D/s subareas
— -----------------------------------------
Area
CN TC
Tt Rainfall
Description
(ac)
(min)
(min) (in)
-------------------------------------------------------------------------------
EX-Osl
1.3900
57 25.3795
0.0000 2.4000
Support Data:
Subarea Name: EX-OS1, Row: 1
Sheet Flow
Description .
Manning's n ..................... 0.4000
Flow Length ..................... 300.0000 ft
Two Yr 24 hr Rainfall .......... 1.4000 in
Land Siope ...................... 0.3338 ft/ft
Computed sheet flow time ........ .> 25.3592 min
messages:
Warning: Ia/p > 0.5 in row <1>. increase CN and/or Rainfall.
Ia/p = 0.5 used.
shallow Concentrated Flow
-------------------------
Description .....................
surface .. unpaved
Flow Length 11.3300 ft
Watercourse slope ............... 0.3338 ft/ft
velocity ........................ 9.3218 fps
Computed shallow flow time ...... .> 0.0203 min
Messages:
Warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
***************************
Total Time of Concentration .........................> 25.3795 min
****************************
messages:
Warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Page 1
00
EX -OSI, 100 YR
LOT 1 RANDALL SUBDIVISION
951 RED MOUNTAIN ROAD
2131061.00
EX -OSI, 100 YR
TR -55 Tabular Hydrograph Method
Input Summary
Description .....................
EX-OS1, 100 YR
Rainfall Distribution ........... Type Ii
Ia/P Interpolation .............. on
Total Area ...................... 1.3900 ac
Peak Time ....................... 750.0000 min
Peak Flow ....................... 0.1374 cfs
Given Input Data:
-------------------------------------------------------------------------------
subarea D/S Subareas Area CN Tc Tt Rainfall
Description (ac) (min) (min) (in)
-------------------------------------------------------------------------------
EX-OSI 1.3900 57 25.3795 0.0000 3.0000
Support Data:
Subarea Name: EX-OS1, Row: 1
sheet Flow
----------
Description .....................
Manning's n ..................... 0.4000
Flow Length ..................... 300.0000 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land slope ..................... 0.3338 ft/ft
min
computed Sheet flow time ........
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
shallow Concentrated Flow
-------------------------
Description .....................
surface ......................... unpaved
Flow Length ................... 11.3300 ft
watercourse slope ............... 0.3338 ft/ft
velocity ........................ 9.3218 fps
Computed Shallow flow time ...... .> 0.0203 min
Messages:
warning: is/p > 0.5 in row <1>. increase CN and/or Rainfall.
Ia/p = 0.5 used.
***************************
Total Time of concentration .........................> 25.3795 min
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Page 1
000069
EX-OS2, 25 YR
LOT 1 RANDALL SUBDIVISION
951 RED MOUNTAIN ROAD
2131061.00
EX-OS2, 25 YR
TR -55 Tabular Nydrograph Method
Input Summary
Description .....................
EX-OS2, 25 YR
Rainfall Distribution ........... Type II
is/P Interpolation .............. On
Total Area ...................... 1.1700 ac
Peak Time ....................... 750.0000 min
Peak Flow ....................... 0.0442 cfs
Given Input Data:
-------------------------------------------------------------------------------
Subarea D/S Subareas Area CN Tc Tt Rainfall
Description (ac) (min) (min) (in)
-------------------------------------------------------------------------------
EX-os2 1.1700 57 25.7667 0.0000 2.4000
support Data:
Subarea Name: EX-os2, Row: 1
sheet Flow
Description .
Manning's n ..................... 0.4000
Flow Length.... . 300.0000 ft
Two Yr, 24 hr Rainfall.......... 1.4000 in
Land slope ...................... 0.3312 ft/ft
computed Sheet flow time ........ .> 25.4387 min
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
shallow concentrated Flow
-------------------------
Description .....................
surface .. Unpaved
Flow Length 182.7300 ft
watercourse slope 0.3312 ft/ft
Velocity ........................ 9.2854 fps
computed Shallow flow time ...... .> 0.3280 min
Messages:
warning: is/p > 0.5 in row <1>. Increase CN and/or Rainfall.
is/p = 0.5 used.
anartnwrrrr�,��nn,va�a�aaxs��.�nv.
Total Time of concentration .........................> 25.7667 min
xa�aacctxc�r:.cw�u�xaa,t�a,ra�,r
messages:
Warning: is/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Page 1
000070
EX-OS2, 100 YR
LOT 1 RANDALL SUBDIVISION
951 RED MOUNTAIN ROAD
2131061.00
Ex-os2, 100 YR
TR -55 Tabular Nydrograph method
Input summary
Description .....................
EX -052, 100 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. on
Total Area ...................... 1.1700 ac
Peak Time ....................... 750.0000 min
Peak Flaw ....................... 0.1156 cfs
Given Input Data:
--------------------------------------------------------------
subarea D/S subareas Area CN Tc
Description (ac) (min)
--------------------------------------------------------------
EX-os2 1.1700 57 25.7667
Support Data:
subarea Name: EX-os2, Row: 1
----------------
Tt Rainfall
(min) (in)
----------------
0.0000 3.0000
Sheet Flow
---Description .....................
manning's n ..................... 0.4000
Flow Length ..................... 300.0000 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land slope ...................... 0.3312 ft/ft
Computed sheet flow time ........ .> 25.4387 min
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Shallow Concentrated Flow
-------------------------
Description .....................
surface ....................... Unpaved
Flow Length..................... 182.7300 ft
watercourse slope ............... 0.3312 ft ft
velocity ........................ 9.2854 fps
Computed shallow flow time .....................> 0.3280 min
Messages:
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Total Time of Concentration .........................> 25.7667 min
****************************
Messages:
warning: is/p > 0
is/p = 0.5 used.
000071
5 in row <1>. Increase CN and/or Rainfall.
Page 1
• PROPOSED CONDITIONS
000072
PR -1, 25 YR
951 RED MOUNTAIN ROAD
2131061.00
PR -1, 25 YR
TR -55 Tabular Nydrograph Method
Input Summary
Description .....................
PR -1, 25 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. on
Total Area ...................... 0.0840 ac
Peak Time ...................... 732.0000 min
Peak Flow ....................... 0.0046 cfs
Given Input Data:
-------------------------------------------------------------------------------
subarea D/S Subareas Area CN Tc Tt Rainfall
Description (ac) (min) (min) (in)
-------------------------------------------------------------------------------
PR-1 0.0840 57 11.2985 0.0000 2.4000
Support Data:
subarea Name: PR -1, ROW: 1
Sheet Flow
Description .....................
manning's n 0.4000
Flow Lenggth 107.2200 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land Slope ...................... 0.3218 ft/ft
computed sheet flow time ........ ...> 11.2985 min
Messages
warning: Ia/p > 0.5 in row <1>. Increase CN and/or Rainfall.
is/p = 0.5 used.
��rtrnnea aaneae�a�c,t�a��raa a,r
Total Time of Concentration .........................> 11.2985 min
n�*xaa�naanaxr.e aene,+ansaxrr�
Composite Runoff Curve Number Calculator
Description Area (ac)
OPEN 0.0840
IMPERVIOUS 0.0000
Total Area -----> 0.0840
Messages:
Warning: Ia/p > 0.5 in row <1>.
is/p = 0.5 used.
000073
Curve Number
-------------
57
98
57 <----- Weighted CN
Increase CN and/or Rainfall.
Page 1
PR -1, 100 YR
951 RED MOUNTAIN ROAD
2131061.00
PR -1, 100 YR
TR -55 Tabular Nydrograph Method
Input Summary
Description .....................
PR -1, 100 YR
Rainfall Distribution ........... Type II
is/P Interpolation .............. on
Total Area ...................... 0.0840 ac
Peak Time ....................... 732.0000 min
Peak Flow ....................... 0.0120 cfs
Given input Data:
-------------------------------------------------------------------------------
subarea D/s subareas Area CN Tc Tt Rainfall
Description (ac) (min) (min) (in)
-------------------------------------------------------------------------------
PR-1 0.0840 57 11.2985 0.0000 3.0000
Support Data:
Subarea Name: PR -1, Row: 1
sheet Flow
---Description .....................
Manning's n 0.4000
Flow Length .......... 107.2200 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land Slope ...................... 0.3218 ft/ft
computed Sheet flow time ........ .> 11.2985 min
Messages:
warning: is/p > 0.5 in row <1>. Increase CN and/or Rainfall.
Ia/p = 0.5 used.
Total Time of Concentration .........................> 11.2985 min
****************************
Composite Runoff curve Number calculator
Description Area (ac)
------------ -----------
OPEN 0.0840
IMPERVIOUS 0.0000
Total Area -----> 0.0840
Messages:
warning: Ia/p > 0.5 in row <1>.
Ia/p = 0.5 used.
000074
Curve Number
--------------
57
98
57 <----- weighted CN
Increase CN and/or Rainfall.
Page 1
PR -2, 25 YR
951 RED MOUNTAIN ROAD
2131061.00
PR -2, 25 YR
7R-55 Tabular Rydrograph Method
Input summary
Description .....................
PR -2, 25 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. On
Total Area ...................... 0.7130 ac
Peak Time ....................... 750.0000 min
Peak Flow ....................... 0.1124 cfs
Given Input Data:
subarea D/S subareas Area CN
Description (ac)
------------------------------------------------
PR-2 0.7130 67
Support Data:
subarea Name: PR -2, Raw: 1
------ -----------------------
TC Tt Rainfall
(min) (min) (in)
------------------------------
32.9873 0.0000 2.4000
sheet Flow
---Description .....................
Manning's n 0.4000
Flow Lenggth ..................... 300.0000 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land slope ...................... 0.1733 ft/ft
computed sheet flow time ........ .> 32.9618 min
Messages:
Info: Time of concentration rounded to 30.0000 min in row <1>.
shallow concentrated Flow
-------------------------
Description ....................
surface .. unpaved
Flow Length ................... 8.4700 ft
watercourse slope ............... 0.1181 ft/ft
Velocity ........................5.5447 fps
computed shallow flow time ...............> 0.0255 min
Messages:
Info: Time of concentration rounded to 30.0000 min in row <1>.
Total Time of concentration .........................> 32.9873 min
xxxxxxxxxx**x*xxxxxxxxxxx***
composite Runoff Curve Number calculator
Description Area (ac) curve Number
------------ ----------- --------------
OPEN 0.5380 57
IMPERVIOUS 0.1750 98
Total Area -----> 0.7130 67 <----- weighted CN
Messages:
Info: Time of concentration rounded to 30.0000 min in row <1>.
Page 1
WOU75
PR -2, 100 YR
951 RED MOUNTAIN ROAD
2131061.00
PR -2. 100 YR
TR -55 Tabular Hydrograph Method
Input Summary
Description .....................
PR -2, 100 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. On
Total Area ...................... 0.7130 ac
Peak Time ....................... 750.0000 min
Peak Flow ....................... 0.2674 cfs
Given Input Data:
------------------------------------------------
subarea D/S Subareas Area CN
Description (ac)
------------------------------------------------
PR-2 0.7130 67
Support Data:
Subarea Name: PR -2, Row: 1
---------------------------
Tc Tt Rainfall
(min) (min) (in)
---------------------------
32.9873 0.0000 3.0000
Sheet Flow
---Description .....................
manning's n 0.4000
Flow Length 300.0000 ft
Two Yr 24 hr Rainfall .......... 1.4000 in
Land Siope ...................... 0.1733 ft/ft
Computed sheet flow time .......................> 32.9618 min
Messages:
Info: Time of Concentration rounded to 30.0000 min in row <1>.
shallow Concentrated Flow
-------------------------
Description .....................
Surface ......................... Unpaved
Flow Length ................... 8.4700 ft
watercourse Slope ...............0.1181 ft/ft
Velocity ........................ 5.5447fps
computed Shallow flow time ...... ...> 0.0255 min
Messages:
Info: Time of concentration rounded to 30.0000 min in row <1>.
Total Time of Concentration .........................> 32.9873 min
****************************
composite Runoff Curve Number calculator
Description Area (ac) curve Number
------------ ----------- --------------
OPEN 0.5380 57
IMPERVIOUS 0.1750 98
Total Area -----> 0.7130 67 <----- weighted CN
Messages:
Info: Time of concentration rounded to 30.0000 min in row <1>.
Page 1
000076
PR -3, 25 YR
592 RED MOUNTAIN ROAD
2131061.00
PR -3, 25 YR
TR -55 Tabular Nydrograph Method
Input Summary
Description .....................
PR -3, 25 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. on
Total Area ...................... 0.1530 ac
Peak Time ....................... 738.0000 min
Peak Flow ....................... 0.0201 cfs
Given Input Data:
--------------------------
subarea D/s subareas
Description
--------------------------
PR-3
Support Data:
subarea Name: PR -3, ROW: 1
----------------------------
Area CN Tc
(ac) (min)
----------------------------
0.1530 64 16.5980
----------------
Tt Rainfall
(min) (in)
----------------
0.0000 2.4000
Sheet Flow
---Description .....................
manning's n ..................... 0.4000
Flow Length ..................... 111.9000 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land slope ...................... 0.1340 ft/ft
computed sheet flow time ........ ...> 16.5980 min
Messages:
Info: Time of concentration rounded to 18.0000 min in row <1>.
***************************
Total Time of concentration .........................> 16.5980 min
Composite Runoff Curve Number calculator
Description Area (ac) curve Number
------------ ----------- --------------
OPEN 0.1260 57
IMPERVIOUS 0.0270 98
Total Area -----> 0.1530 64 <----- Weighted CN
Messages:
Info: Time of concentration rounded to 18.0000 min in row <1>.
Page 1
000077
PR -3, 100 YR
592 RED MOUNTAIN ROAD
2131061.00
PR -3. 100 YR
TR -55 Tabular Hydrograph Method
Input summary
Description .....................
PR -3 100 YR
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. on
Total Area ...................... 0.1530 ac
Peak Time ....................... 738.0000 min
Peak Flow ....................... 0.0543 cfs
Given Input Data:
-----------------------------------------------------------
Subarea D/S subareas Area CN Tc
Description (ac) (min)
-----------------------------------------------------------
PR-3 0.1530 64 16.5980
Support Data:
subarea Name: PR -3, Row: 1
----------------
Tt Rainfall
(min) (in)
----------------
0.0000 3.0000
sheet Flow
---Description .....................
Manning's n 0.4000
Flow Length ..................... 111.9000 ft
Two Yr, 24 hr Rainfall .......... 1.4000 in
Land Slope ...................... 0.1340 ft/ft
computed Sheet flow time ........ ..> 16.5980 min
Messages:
Info: Time of concentration rounded to 18.0000 min in row <1>.
##*#*******######**##*#####
Total Time of concentration .........................> 16.5980 min
Composite Runoff curve Number calculator
Description Area (ac) Curve Number
------------ ----------- --------------
OPEN 0.1260 57
IMPERVIOUS 0.0270 98
Total Area -----> 0.1530 64 <----- weighted CN
Messages:
Info: Time of Concentration rounded to 18.0000 min in row <1>.
Page 1
HYDRAULIC
COMPUTATIONS
000079
SWALE CAPACITY NEAR GARAGE
951 RED MOUNTAIN ROAD
2131061.00
SWALE CAPACITY NORTH OF DRIVE IN FRONT OF GARAGE
channel calculator
Given Input Data:
shape Trapezoidal
solving for...... Flowrate
slope 0.0435 ft/ft
Manning's n 0.0600
Depth 8.5000 in
Height 8.5000 in
Bottom width 0.0000 in
Left slope 0.5000 ft/ft v/H)
Right slope 0.5000 ft/ft V/H)
computed Results:
Flowrate ........................ 2.4087 cfs
velocity ........................ 2.4004 fps
Full Flowrate ................... 2.4087 cfs
Flow area ....................... 1.0035 ft2
Flow perimeter...... :::: ........ 38.0132 in
Hydraulic radius ............ 3.8013 in
Top width ....................... 34.0000 in
Area ............................ 1.0035 ft2
Perimeter ....................... 38.0132 in
Percent full .................... 100.0000 %
critical information
critical depth 0.0000 in
critical slope .................. 0.0000 ft/ft
Critical velocity 0.0000 fps
critical area 0.0000 ft2
criticalperimeter .. ... ....... 0.0000 in
critical hydraulic radius ....... 0.0000 in
critical top width .............. 0.0000 in
specific energy 0.0000 ft
Minimum energy 0.0000 ft
Froude number .................. 0.0000
Flow condition .................. critical
Page 1
EASTERN SWALE CAPACITY
951 RED MOUNTAIN ROAD
2131061.00
SWALE CAPACITY ALONG EASTERN WALL ON DRIVEWAY
channel calculator
Given Input Data:
Shape Trapezoidal
solving for...... Flowrate
slope 0.1670 ft/ft
manning's n ..................... 0.0600
Depth 6.0000 in
Height .. 6.0000 in
Bottom width .................... 0.0000 in
Left slope ...................... 0.5000 ft/ft (V/H)
Right slope ..................... 0.5000 ft/ft (V/H)
computed Results:
Flowrate ........................ 1.8643 cfs
velocity 3.7286 fps
Full Flowrate 1.8643 cfs
Flow area ....................... 0.5000 ft2
Flow perimeter .................. 26.8328 in
Hydraulic radius ................ 2.6833 in
Top width ....................... 24.0000 in
Area ............................ 0.5000 ft2
Perimeter ....................... 26.8328 in
Percent full .................... 100.0000 %
critical Information
Critical depth .................. 0.0000 in
critical slope .................. 0.0000 ft/ft
Critical velocity ........... 0.0000 fps
critical area .... 0.0000 ft2
Critical perimeter .............. 0.0000 in
critical hydraulic radius .......0.0000 in
critical top width 0.0000 in
Specific energy 0.0000 ft
Minimum energy....... ... 0.0000 ft
Froude number 0.0000
Flow condition .................. Critical
Page 1
DRYWELL
COMPUTATIONS
¥
,tea:
e
r�
a!,!
{
!!
:CCCCCC
>
J}ƒ/
]
!
,ry«e„;„
k
mQi§G2@§^72m
;
\
LLJ
LU
° \_\
{
± /&-
;6.
§
§§)c\0
*
}#:
`
LLJ
°
«
c
k
E.S
\$
\
\
®
! !0
:>
)
\ \\
POND, 25 YR
951 RED MOUNTAIN ROAD
2131061.00
25 YR POND
Basin Output
Pond Name .......................
Distribution Type ...............
Frequency Type ..................
Area............................
Peak Inflow .....................
Peak outflow ....................
Runoff ..........................
Runoff volume ...................
storage volume ..................
Maximum Storage Elevation .......
000084
Type II
25 years
0.9500 ac
0.0730 cfs
0.0073 cfs
0.3000 in
1034.4853 ft3
573.7214 ft3
0.0000 ft
Page 1
POND, 100 YR
951 RED MOUNTAIN ROAD
2131061.00
100 YR POND
Basin output
Pond Name .......................
Distribution Type ...............
Frequency Type ..................
Area............................
Peak Inflow .....................
Peak outflow ....................
Runoff ..........................
Runoff volume ...................
storage volume ..................
Maximum Storage Elevation .......
000085
Type II
100 years
0.9500 ac
0.1740 cfs
0.0174 cfs
0.5100 in
1758.6250 ft3
975.3264 ft3
0.0000 ft
Page 1
PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMEN%�
AGREEMENT FOR PAYMENT OF DEVELOPMENT APPLICATION FEES
PITKIN COUNTY (hereinafter COUNTY) and Robert W. Musser Revocable Trust (hereinafter
APPLICANT) AGREE AS FOLLOWS:
1. APPLICANT has submitted to COUNTY an application for: Site Plan Review and Activity
Envelope Approval; Rooftop Solar Panels; and GMQS Exemptions (hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that Pitkin County Ordinance No. 030-2009 establishes a
fee structure for land use applications and the payment of all processing fees is a condition precedent to a
determination of application completeness. The fee structure is based on the County's policy that development
shall pay, in full, the cost of development review in Pitkin County. Fees have been set to be consistent and fair
to the public and to reflect the expense incurred in providing such services to the public.
3. APPLICANT and COUNTY agree that because of the size, nature or scope of the proposed
project, it may not be possible at the time of application to ascertain the full extent of the costs involved in
processing the application.
4. APPLICANT and COUNTY agree that fees charged for the processing of land use applications
shall accumulate if an application includes more than one type of land use review.
5. COUNTY and APPLICANT further agree that it is impracticable for COUNTY staff to
complete processing or present sufficient information to the Planning Commission and/or Board of County
Commissioners to enable the Planning Commission and/or Board of County Commissioners to make legally
required findings for project approval, unless current billings are paid in full prior to decision.
6. Therefore, APPLICANT agrees that in consideration of the COUNTY'S waiver of its right to
collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit
in the amount of $ 3.174*, which is for 8* hours of staff time, and if actual time spent by staff to process the
application exceeds the average number of hours by more than 20%, then the COUNTY will bill the
APPLICANT quarterly for the additional time spent. Such periodic payments shall be made within 30 days of
the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for
suspension of processing.
PITKIN COUNTY
Cindy Houben
Community Development Director
APPLICANT:
Robert W. Musser Revocable Trust
By: Robert W. Musser
557 N. Mill Street
Aspen, CO 81611
*Includes Planning Office flat fee: $2,496 (non-refundable; based on 8 hours of staff time). Also included: Planning and Zoning Referral
Fee of $624, and Public Notice fee of $54.
000086
APOs WITHIN 300' OF 951 RED MOUNTAIN ROAD
979 ASPEN LLC
2950 E BROAD ST 2ND FL
COLUMBUS, OH 43209
STEEL ROBERT K
71 MAYFAIR LN
GREENWICH, CT 06831
HOCKADAY IRVINE O
C/O 10 HOCKADAY JR
2600 GRAND AVE STE 450
KANSAS CITY, MO 64108
CUNNIFFE CHARLES L
610 E HYMAN AVE
ASPEN, CO 81611
1347 RED MOUNTAIN ROAD LLC
301 COMMERCE ST 41830
FT WORTH, TX 76102
000087
MORRO LLC
250 PARK AVE 2ND FL
NEW YORK, NY 10177
HFT HOLDINGS LLC
C/O DRESSLER & ASSOCIATES INC
10390 SANTA MONICA BLVD #360
LOS ANGELES, CA 90025
ROCKIES 5 ONE LLC
PO BOX 1753
PASADENA, TX 77501
RYDER FAMILY LP
336 PEBBLE ACRES DR
ST LOUIS, MO 63141
IRVING LLC
PO BOX 860
SARATOGA SPRINGS, NY 12866
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN to the general public that on September 11, 2014, the
Pitkin County Community Development Director granted approval for the Approving the
Robert W Musser Revocable Trust Site Plan Review (Case P046-14; Deter. #064-2014).
The property is located at 951 Red Mountain Road and is legally described as Lot 1,
Randall Subdivision. The State Parcel Identification Number for the property is 2737-
063-07-002. This site-specific development plan grants a vested property right pursuant to
Title 24, Article 68, Colorado Revised Statutes.
S/Cindy Houben
Community Development Director
Pitkin County, Colorado
Published in the Alden Times Weekly, on SEPTEMBER 11, 2014.
PUBLIC NOTICE
RE: Robert W Musser Revocable Trust Site Plan Review (Case P046-14)
NOTICE IS HEREBY GIVEN that an application has been submitted by Robert W
Musser Revocable Trust (557 North Mill Street, Aspen, CO 81621) requesting to obtain
Site Plan Review approval to replace a single family residence and approval of roof -
mounted solar panels. The property is located at 951 Red Mountain Road and is legally
described as Lot 1, Randall Subdivision. The State Parcel Identification Number for the
property is 2737-063-07-002. The application is available for public inspection in the
Pitkin County Community Development Department, City Hall, 130 S. Galena St.,
Aspen, CO 81611. Comments or objections are due by July 7, 2014. For further
information, contact Suzanne Wolff at (970) 920-5093.
Published in the Aspen Times Weekly on June 5, 2014.
Attention All Property Owners within 300' of the subiect property
A property owner receiving this public notice who wishes to submit comments or an
objection shall submit those to the Pitkin County Community Development, 130 South
Galena Street, Aspen, Colorado 81611, by July 7, 2014. If any objections to the
development application are received the Community Development Department shall
continue the application to a public hearing before the Hearing Officer.
http://www asi)enpitkin com/Portals/0/docs/county/Coni%20Dev/Planning/Land Use Applicatio
ns/P046- 14 app.pdf
County of Pitkin } AFFIDAVIT OF NOTICE &
} ss. MAILING PURSUANT TO
State of Colorado } PITKIN COUNTY LAND USE
CODE SECTION 2-20-100
of�.1 ��i/� 1 Yl�n� being or representing an
Applicant to the Pitkin County Development Permit, personally
cert
that I have complied with the
public notice requirements pursuant to Section 2-20-100 of the Pitkin County Land Use Regulations in
the following manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail at
least 30 days prior to the public hearing.to all owner of property within 300' to the subject property,
as indicated oRth a ched list, on the L, *" day of \eP? e , 201V (which is�j J days prior to the
public ar�agiv aze lam' . The names and addresses of the adjacent property owners shall be
those on the current tax re ords of Pitkin County as they appeared no more than 60 days prior to the
public hearing.
2. By posting a sign ina conspicuousplace on the sub'ect property (as it could be seen from the nearest
public way) on the day of c/i AQP , 201gwhich is at least fifteen (15) days prior to the
public heari"g. A photograph of the posted sign is attached hereto.
CoMM" Ae &41 fW
Applicantf it 's namee (d ✓ �Pb /Jl
Appli'
(Attach photograph here)
Sig ature
Signed before me this2�) day of s�
20 Wby J
J�` JO-c-0�1�`•�1
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires: 5 r\e- U -'tom
BARBARA J. D'AUTRECHY i
NOTARY PURI IC,� 'y���re`�,'
STATE OF COLORADO
NOTARY ID C 20074042667
MV COMMISSION E%FIRES JUNE 71. 2017 Notary Public Thr n1 /
Notary Public's Signature
G.\county\admin\forms\afftdavit
I0�, V
Z- 00-lIt
PUBLIC NOTICE
RE: Robert W Musser Revocable Trust Site Plan Review (Case P046-14)
NOTICE IS HEREBY GIVEN that an application has been submitted by Robert W
Musser Revocable Trust (5 57 North Mill Street, Aspen, CO 8162 1) requesting to obtain
Site Plan Review approval to replace a single family residence and approval of roof -
mounted solar panels. The property is located at 951 Red Mountain Road and is legally
described as Lot 1, Randall Subdivision. The State Parcel Identification Number for the
property is 2737-063-07-002. The application is available for public inspection in the
Pitkin County Community Development Department, City Hall, 130 S. Galena St.,
Aspen, CO 81611. Comments or objections are due by July 7, 2014. For further
information, contact Suzanne Wolff at (970) 920-5093.
Published in the Aspen Times Weekly on June 5, 2014.
Attention All Property Owners within 300' of the subject property
A property owner receiving this public notice who wishes to submit comments or an
objection shall submit those to the Pitkin County Community Development, 130 South
Galena Street, Aspen, Colorado 81611, by July 7, 2014. If any objections to the
development application are received the Community Development Department shall
continue the application to a public hearing before the Hearing Officer.
http://www aspenpitkin com/Portals/0/docs/county/Com%2ODev/Planning/Land Use Applicatio
ns/P046- 14 app.pdf
3
EXHIBIT
APOs WITHIN 300' OF 951 RED MOUNTAIN ROAD
979 ASPEN LLC
2950 E BROAD ST 2ND FL
COLUMBUS, OH 43209
STEEL ROBERT K
71 MAYFAIR LN
GREENWICH, CT 06831
HOCKADAY IRVINE O
CIO 10 HOCKADAY JR
2600 GRAND AVE STE 450
KANSAS CITY, MO 64108
CUNNIFFE CHARLES L
610 E HYMAN AVE
ASPEN, CO 81611
1347 RED MOUNTAIN ROAD LLC
301 COMMERCE ST #1830
FT WORTH, TX 76102
MORRO LLC
250 PARK AVE 2ND FL
NEW YORK, NY 10177
HFT HOLDINGS LLC
C/O DRESSLER & ASSOCIATES INC
10390 SANTA MONICA BLVD #360
LOS ANGELES, CA 90025
ROCKIES 5 ONE LLC
PO BOX 1753
PASADENA, TX 77501
RYDER FAMILY LP
336 PEBBLE ACRES DR
ST LOUIS, MO 63141
IRVING LLC
PO BOX 860
SARATOGA SPRINGS, NY 12866
RESOLUTION OF THE P1TICIN COUNTY, COLORADO
BOARD OF ADJUSTMENT
GRANTING A HEIGHT VARIANCE FOR
A RETAINING WALL ON
LOT 1, RANDALL SUBDIVISION
z v0 Resolution No. 07-2014
p J WHEREAS, Robert W. Musser Revocable Trust, owner of 951 Red Mountain Road, is requesting
N 0 v approval of an 8.5' Height Variance where 6' is the maximum height allowed for driveway related
N 0: ,5 retaining walls located within a setback; and
W 'Y
b 0 Y
o; ci a WHEREAS, the property contains .95 acres and is located in the R-30 zone district; and
M U p
O
e o WHEREAS, the property is described as Lot 1, Randall Subdivision; and
a
z o
U a WHEREAS, the Board of Adjustment is vested with the power to grant or deny such variances by
0. o w virtue of Section 2-10-30(d) of the Pitkin County Land Use Code; and,
M
W io u
Up LLC
u,J o WHEREAS, based on the evidence presented, the Board of Adjustment makes the following
findings:
1. Proper notice procedures, including the notification of all adjoining properly owners, has been
shown by the applicant.
2. The required hardship or practical difficulty has been established.
3. Granting such relief will not cause substantial detriment to the public welfare and will not
substantially impair the intent and purpose of the Zoning Resolutions and the zoning maps.
NOW, THEREFORE, BE IT RESOLVED by the Board of Adjustment that a height variance be
granted for the retaining walls shown on Exhibits A and B due to topographic hardships and
existing site conditions.
WARNING: Any violation of the terms of this resolution may result in rehearing and possible
revocation.
The Resolution was adopted by vote of the Board of Adjustment of the County of Pitkin, State of
Colorado.
DATED: June 17, 2014
ATTEST:
� )-t U zo y
Joamna S. Schafther, Date
Pitkin County Zoning Officer
Parcel 1130 273706307002
V 1 2
Rick Head,
Co -Chair, Board of Adjustment
11
�Y'J
�FLj
B 'n
gg
��
m3
zm
r Iid
( 5�
aKa
b m
I
11
�Y'J
PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5526 FAX# (970) 920-5439
May 21, 2014
Mitch Haas
420 East Main Street, Suite #I O -B
Aspen, CO 81611
mitch@hlpaspen.com
Re: Robert W Musser Revocable Trust Site Plan Review
( PID #2737-063-07-002; Case # P046-14)
Dear Mr. Haas:
The Planning Office has completed its preliminary review of the captioned application. We have determined
that this 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 charge of the review will request the information from you directly.
Please note that it is your responsibility to mail notice by U.S. Mail to all property owners within 300'
of the subject property with the return address of the Community Development Department (copy of
notice will be mailed to you by the Community Development Department) by June 5, 2014. The
names and addresses shall be those on the current tax records of Pitkin County as they appeared no
more than 60 days prior to the mailing. Please submit the enclosed Affidavit of Notice by Mailing
and a photograph of the posted sign as proof of compliance with the Code. A property owner
receiving the public notice who wishes to submit comments or objections to the Community
Development by 7 1 day of July, 2014. If any objections to the development application are received by
this date, the Community Development Department shall continue the application to a public hearing
before the Board of County Commissioners.
2 . By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest
public way) on the 20`h day of June, 2014, which is at least fifteen (15) days prior to July 5, 2014.
This must be submitted prior to any approvals being granted.
If you have questions, please call Suzanne Wolff, the planner assigned to your case, at 920-5093.
Sincerely,
Bonnie Waechtler
Administrative Assistant
Encl: Affidavit Code Section 2-20-100
PITKIN COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5526 FAX# (970) 920-5439
MEMORANDUM
To: Pitkin County Engineer
Aspen Fire Protection
Aspen Consolidated Sanitation
Aspen Water Department
FROM: Suzanne Wolff, Community Development Department
Suzannewolffcc pitkincounty.com
Re: Robert W Musser Revocable Trust Site Plan Review
(PID 2737-063-07-002; Case P046-14)
DATE: May 21, 2014
Attached for your review and comments are materials for an application submitted by
Robert W Musser Revocable Trust Site Plan Review. The Pitkin County Community
Development Director will review the application.
Please return your comments to me by Monday, July 7, 2014.
ht!p //www aspenpitkin com/Portals/0/docs/county/Com%20Dev/Planning/Land Use Ap
plications/P046 14 app.odf
If you require a paper copy of this application contact Bonnie Shiles at
bonnie.shiles@pitkincounty.com or 920-5109.
Thank you.
PITKIN COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5526 FAX# (970) 920-5439
MEMORANDUM
To: Suzanne Wolff
FROM: Susan Pearson, Zoning Officer (Engineering Review)
Re: Robert W. Musser Revocable Trust Site Plan Review
(PID 2737-063-07-002; Case P046-14)
DATE: July 23, 2014
After reviewing the application I propose the following conditions:
The applicant shall obtain an approved Access Permit for any improvements or
changes to the existing access. The application shall include:
• An engineered Access plan with a slope analysis for the drive, with details
showing all dimensions and slopes — existing and proposed
• Compliance with the current Asset Management Plan
• Compliance with all requirements of the Aspen Fire Department
• Details on all turn arounds and parking locations
• Details and sections demonstrating the driveway slope and any culverts,
and/or drainage improvements existing and proposed
• If required, fire hydrants shall be included in this permit application.
➢ The applicant shall apply for and obtain an Earthmoving, Clearing and Grubbing
Permit for any and all hardscape, retaining walls, earthwork, utilities (must bury),
landscaping and any water course/water feature improvements. The permit
application shall address and/or include:
• All State requirements including
• A current survey of the site
• Acquire a State Stormwater Permit if the cumulative area of the entire
project disturbs in excess of 1 acre
• A landscape plan that addresses tree mitigation requirements — this must
include a caliper for caliper — removal and replacement list, which
includes tree species. Tree should be grouped and placed as though they
were part of the natural landscape and NOT be planted in straight lines.
• Top soil shall be stockpiled and maintained for re -use — using appropriate
erosion control techniques
• No berry bearing species shall be included in the landscape plan
• All regrading, berming and landscaping shall comply with County setback
requirements and shall be completed only within an activity envelope
0� Z
• Noxious weeds should be managed before, during, and after construction
• Water rights or permissions for the irrigation should be demonstrated
➢ A detailed engineered (stamped and signed) Drainage and Erosion Control Plan
shall be submitted with each development permit:
• A drywell, which must be installed per the conditions recommended by
High Country Engineers Report dated, 5/1/2014 # 2131061.00.
• All historic and natural drainage patterns shall remain unchanged.
• Minimal disturbance shall take place
• Natural vegetation shall be preserved as much as practicable
Mitigation measures and BMPs shall remain in place until replacement
vegetation is viable
• A landscaping plan shall be submitted to both address necessary screening
for the site and adequate vegetation replacement
• Biodegradable erosion control matting shall be used for revegetation on
slopes
v The applicant shall submit a Large Scale detailed Construction Management Plan
(CMP) with each development permit that addresses all phases of construction.
This shall include a site plan and written methodology addressing the
requirements of a large scale CMP. The application shall include:
• Fugitive dust control
• A revegetation plan inclusive of the entire site (this can be addressed on
the landscaping plan for the site, however, a revegetation form must be
included in this
• A tire washing device or a vehicle track pad should be used at the egress
from the site to ensure that no sediment is tracked off site
• Top soil shall be kept alive and stored on site using adequate BMPs
• Stormwater management techniques appropriate to the site should be
utilized — no sediment or runoff should leave the site
• Silt fencing, straw wattles and hay bales must be used during construction
to control drainage from this site until disturbed areas are adequately
revegetated.
The applicant shall provide a detailed outdoor lighting plan, which should include
all outdoor lighting cut sheets — this plan must comply with the requirements of
PCLUC 7-20-140 and be inclusive of ALL outdoor lighting on this site. Lighting
shall be installed at each egress per the National Electric Code (NEC) 210-70-b,
but, remain minimal otherwise.
➢ Retaining walls, if over 4 feet in height shall be engineered
➢ No retaining walls more than 4 feet in height are allowed in any setback
All Pitkin County solar requirements must be complied with
➢ At the conclusion of this project a letter will be required from a wildfire expert to
address the satisfaction of high wildfire conditions and mitigation.
If solar is used as an offset for REMP fees — a solar permit must be submitted
before the REMP fees can be offset
ACSD Requirements -951 Red Mountain Road 6-16-14
Service is contingent upon compliance with the District's rules, regulations, and
specifications, which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Below grade development may require installation of a pumping system
One tap is allowed for each building. Shared service line agreements will be required where
more than one unit is served by a single service line.
Old service lines must be excavated and abandoned at the main sanitary sewer line according
to specific ACSD requirements.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping
plans will require approval by ACSD where soft and hard landscaping may impact public
ROW or easements to be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can
develop an estimate for this project once detailed plans have been made available to the
district.
Where additional development would produce flows that would exceed the planned reserve
capacity of the existing system (collection system and or treatment system) an additional
proportionate fee will be assessed to eliminate the downstream collection system or treatment
capacity constraint. Additional proportionate fees would be collected over time from all
development in the area of concern in order to fund the improvements needed.
The glycol heating and snow melt system must be designed to prohibit and discharge of
glycol to any portion of the public and private sanitary sewer system. The glycol storage
areas must have approved containment facilities.
The district will be able to respond with more specific comments and requirements once
detailed building and utility plans are available.
Name:
Project Address
Type:
Permit Number
0046.2014. PLAN
0046.2014. PLAN
0046.2014. PLAN
PITKIN �)UNTY COMMUNITY DEVELt ; MENT
Permit Receipt
RECEIPT NUMBER 00036004
ROBERT W MUSSER Date:5/13/2014
951 RED MOUNTAIN RD
check # 1037
Fee Description
PP- Flat Fee
PP- Public Notice Fee
PP- Planning Eng Referral Fee
Total
Amount
2,496.00
54.00
624.00
3,17400
FOUND 'X' SCRIBED -------_._q,
IN STONE WALL
DRIVEWAY EASEMENT -
RECEPTION NO. 500282
LOT 11 A, BILK. 3
RED MINT. SUB.
S89°07'38+W 6156.72°
V
CITY OF ASPEN
GPS #11
FOUND ALUMINUM CAP
STAMPED CPS #11
LS#37999
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACTON BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
1 `01'06"E
19.60'
\ \eis0 +r^
XN
UNDERGROUND
SHOEING _ENVELbPE
\ � I
\�\\ \ J.
�• j2 ~\ • \ O \\[�\ 11 \\ \ \fP \�1��\
\ ACTIVITY \�\; \ > > \` \ \\
ENVELOPE ` CO � �\ \� \\
(31,171 SQ.FT.) � � , , V0
\ \ 1 \ 1\ LOT 1
\ \ \ 0.953± ACRES
4
o
Z
SETBACK, \
IL
O
UwJ
LLI \ \ \\ \
U \\
I BUILDING SETBACKS 1
PER PITKIN COUNTY
1
FOUND NO. 5 REBF
& WHITE PLASTIC
CAP LS#12707
> rrg•52 E
,\ I
I
POINT
PROPOSEDv
e'\\ DRIVEWAY �� I
1 � \
N 9�24'0p"W
120.
1 FtoyuN
'-•� E DITru
RE® I yr ASPHALT
MOUNTAIN ROAD
2 3 w
Oi0 r
2 M
Q U O
UT J 1n
Q w
m
In
FOUND REBAR
& ALUMINUM
CAP LSJ25854
—30' UTILITY EASEMENT
PLAT BOOK 37 PAGE 40
v �
I
fo W
iL
to
O
zIA
M
o w
I
"z
�
w
I
W
Z
FOh
NUS
>
I
P
Z
I
Q
I
tto
Z
z
�N00
z
■
�
W
W
3m I
M
NzON
>'
O
10
0
"W m
i
U
M N
w
0
C) I
a
I
I
I
'4
W
® SITE BENCH MARK
NO. 5 REBAR
CS
FOUND
& YELLOW PLASTIC
IN_
C)
CAP LS#9184
ELEVATION: 8119.46
I J
Iw
I
CITY OF ASPEN
#4
Z
ND AINUM
FOGPS LUM
CAP ILLEGIBLE
ELEVATION: 7925.42
ACTIVITY ENVELOPE AND SITE PLAN
LOT I , RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
GRAPHIC SCALE
( IN FEET )
1 inch = 20 ft.
VICINITY MAP
SCALE: 1' = 1,000'
PROPERTY DESCRIPTION
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40.
COUNTY OF PITKIN, STATE OF COLORADO
OWNER'S CERTIFICATE
KNOW ALL MEN BY THESE PRESENTS, THAT ROBERT W. MUSSER REVOCABLE TRUST DATED APRIL
3, 2009, BEING THE OWNER IN FEE SIMPLE OF THE LANDS SHOWN HEREON AND DOES HEREBY
ESTABLISH THE ACTIVITY ENVELOPE SET FORTH HEREON.
BY: -
ROBERT W. MUSSER
OWNER'S ACKNOWLEDGMENT
THE OWNER ACKNOWLEDGES BEING INFORMED BY PITKIN COUNTY OF THE EXISTENCE OF
'ENVIRONMENTAL HAZARD AREAS' THAT MIGHT AFFECT THE PROPERTY, ANY IMPROVEMENTS, AND THE
USE THEREOF. THEN PROVISIONS OF THE PITKIN COUNTY REGULATIONS DO NOT IN ANY WAY ASSURE
OR IMPLY THAT THE AREAS OUTSIDE OF DESIGNATED HAZARD AREAS WILL BE FREE FROM HAZARDS OR
THAT APPROVED MITIGATION MEASURES WILL GUARANTEE THE SAFETY OF THE PROPERTY.
BY: G L l,��
ROBERT W. MUSSER
PITKIN COUNTY COMMUNITY DEVELOPMENT
DIRECTOR `S APPROVAL
THIS ACTIVITY ENVELOPE AND SITE PLAN HAS BEEN REVIEWED AND APP OVED BY THE COMMUNITY
DEVELOPMENT DIRECTOR OF PITKIN COUNTY THIS_CM DAY OF 2014 AND HAS BEEN
PREPA% PURSU T TOT TO ADMINISTRATIVE DECISION NO. RECORDED AS RECEPTION
NO.
rl� 6C Cw
CINEPf HOLBEN --COMMUNITY DEVELOPMENT DIRECTOR
�
id
CLERK AND RECORDER'S CERTIFICATE
THIS ACTIVITY ENVELOPE AND SITE PLAN HAS BEEN ACCEPTED FOR RECORDING IN THE OFFICE OF THE
CLERK AND R C ER OF PITK� COUNTY, COLORADO THIS L 3 3 1 1 _DAY OF _�fY.m (2014,
PLAT BOOK PAGE _�, AS RECEPTION NO.
�
RECEPTION#: 613395, 0911112014 at
CLERK AND RECORDER ` 11:54:46 AM, 1 OF 3, R $31.00 Janice K.
Vos Caudill, Pitkin County, CO
BY: PLAT BK 108 PG 3
DEPUTY
U
z z a
00 [`W
_�x�� z
tL0 I- u
J
00 N f a
zLLNz
O0O N
moo: O ° z
Dl-�p N
Jw� 7 m
aU ro _j
U 0:
O
O
(, .. T
r�mLL
N O
m CISh
d
z
to
(L
zIA
N
O
�
Z
W
Z
FOh
NUS
0
U
W
z(5
Z
;9so
W
Z
tto
Z
�N00
OoZ
■
50 m
W
Z
M
NzON
>'
O
Owu
"W m
U
'��Z
w
0
a
IL
'4
W
PROJECT NO.
2131706
1 OF 3
zo
O
(L
O
�
Z
®
0
�o
U
gZ
Z
5-
OoZ
W
Q
+IT
>'
O
Owu
w
z
'4
W
PROJECT NO.
2131706
1 OF 3
EXISTING ETEC
EXISTING TREE
EXISTING OVERHEAD ELECTRIO-\,/
EXISTING UTILITIES TO BE
CONNECTED TO NEW HOME
PROPOSED RETAINING
EXISTING PROPERTY
PROPOSED EROSION CONTROL
15'
PROPOSED DRYWELL
4' DIA. 11' DEEP WITH 7.25' -
SURROUNDING BURIED GRAVEL
GRATED RIM:8115.5
INLET CONTROL
°01'06"E
GRADING AND DRAINAGE PLAN
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
\� AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PITKIN, STATE OF COLORADO
PARCEL NO.2737m063o07m002
PROPERTY UNE
\
3
0
0
N-
G WATER MAN
BURIED TIELDPNaW LYS
i/TOR 70 FIELD VERBY TE -IN LOCA710N 1D MAIN)
'a-�WAR SRVCE UNE /C
go
��-a REMOVE EXISTING 1R V ��
PROPOSED PATIO48
FF ELEV: 8139.5
1113M 1NI3M ,
FLOOR ELEV:
1 i 8154.50�V+fN
39
1.
22
Ae
BUI�NG
EXISTING CONCRE
i ,i
183 LF1' OF SEDIMENT \CONTROL \
.4
N79
� 'QQ W
- �1A 20_0
0.
mom
'
EXISTING 18' CM Z --
EXISTING FLOW LINE OF DIT --
EXISTING EDGE OF ROAD• RED - -
UN ROAD
s
f I
IROCK
�r
le \
I
5 EASEMENT
5' EASEMENT \
LOG
12" DIA. AREA NLET
V850
138.00
EROS11014 CONTROL;
r CLEANOUT
F OF C SOW 40 OM
I /-ABAI�ONEAMM BURIED TELE MOVE LAE
3
I l
XISTING CLEANOUT
IADJUST RIM TO: 8126.94
I
Din � 13
��w I
SITNG WATER SERVICE
1 " STING PROPERTY LINE
EM
OVE LIGHT POLE AND RELOCATE
OUTSIDE Of DRIVEWAY
z
I
Li
Q
p�
0a Iym
I
I
I
TO EXILTING DRIVEWAY GRADE
I
XISTING LIGHT POLE
I
IST1N TIE TO RED MOUNTAIN ROAD
STA: 1
CL E 8118.47
ISTING SANITARY SEWER MAIN
EXISTING 12' CHIP
1
LEGEND
--
------8155----
-55
----8155---55
aw
[Vita] malit
PROPOSED CONCRETE DRIVEWAY
EXISTING PROPERTY BOUNDARY
EXISTING EASEMENT
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
PROPOSED EDGE OF DRIVEWAY
EXISTING EDGE OF ROAD
EXISTING EDGE OF ROAD
PROPOSED SEDIMENT CONTROL FENCE
DRAINAGE FLOW PATTERN
SPOT ELEVATION
NOTES:
1.) THE ENTIRE SITE TO UNDERGO SITE CHANGES IS LOCATED WITHIN ZONE X ON THE FIRM MAP.
2.) EXISTING INFORMATION PROVIDED BY HIGH COUNTRY ENGINEERING, INC.
3.) ADD 8100 FEET TO ALL SPOT ELEVATIONS.
4.) A PERMANENT UNDERDRAIN SYSTEM SHALL BE INSTALLED AROUND THE PROPOSED FOUNDAI
AS WELL AS BENEATH THE FOUNDATION PER THE GEOTECHNICAL REPORT BY CT THOMPSON.
FOUNDATION DRAINS ARE NOT ALLOWED TO DRAIN TO THE PROPOSED STORM WATER DRYWELL.
5.) REFER TO THE GEOTECHNICAL REPORT FOR ALL RETAINING WALL AND FOUNDATION DRAIN
SPECIFICATIONS.
6.) PER CCY ARCHITECTS, THE FIRE DEPARTMENT APPROVED A MIN. DRIVEWAY WIDTH OF 12'.
ABBREVIATIONS
FG:
FINISHED GRADE
EG:
MAIN FRORM
TOW:
FLOOR ELEV:
BOW:
\ 8198.0MAIN' STA
'
EMOVE EXISTING TREE:
In
In
\
BOTTOM LEVEL.
g,, GARAGE 27. ELEV:
22
Ae
BUI�NG
EXISTING CONCRE
i ,i
183 LF1' OF SEDIMENT \CONTROL \
.4
N79
� 'QQ W
- �1A 20_0
0.
mom
'
EXISTING 18' CM Z --
EXISTING FLOW LINE OF DIT --
EXISTING EDGE OF ROAD• RED - -
UN ROAD
s
f I
IROCK
�r
le \
I
5 EASEMENT
5' EASEMENT \
LOG
12" DIA. AREA NLET
V850
138.00
EROS11014 CONTROL;
r CLEANOUT
F OF C SOW 40 OM
I /-ABAI�ONEAMM BURIED TELE MOVE LAE
3
I l
XISTING CLEANOUT
IADJUST RIM TO: 8126.94
I
Din � 13
��w I
SITNG WATER SERVICE
1 " STING PROPERTY LINE
EM
OVE LIGHT POLE AND RELOCATE
OUTSIDE Of DRIVEWAY
z
I
Li
Q
p�
0a Iym
I
I
I
TO EXILTING DRIVEWAY GRADE
I
XISTING LIGHT POLE
I
IST1N TIE TO RED MOUNTAIN ROAD
STA: 1
CL E 8118.47
ISTING SANITARY SEWER MAIN
EXISTING 12' CHIP
1
LEGEND
--
------8155----
-55
----8155---55
aw
[Vita] malit
PROPOSED CONCRETE DRIVEWAY
EXISTING PROPERTY BOUNDARY
EXISTING EASEMENT
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
PROPOSED EDGE OF DRIVEWAY
EXISTING EDGE OF ROAD
EXISTING EDGE OF ROAD
PROPOSED SEDIMENT CONTROL FENCE
DRAINAGE FLOW PATTERN
SPOT ELEVATION
NOTES:
1.) THE ENTIRE SITE TO UNDERGO SITE CHANGES IS LOCATED WITHIN ZONE X ON THE FIRM MAP.
2.) EXISTING INFORMATION PROVIDED BY HIGH COUNTRY ENGINEERING, INC.
3.) ADD 8100 FEET TO ALL SPOT ELEVATIONS.
4.) A PERMANENT UNDERDRAIN SYSTEM SHALL BE INSTALLED AROUND THE PROPOSED FOUNDAI
AS WELL AS BENEATH THE FOUNDATION PER THE GEOTECHNICAL REPORT BY CT THOMPSON.
FOUNDATION DRAINS ARE NOT ALLOWED TO DRAIN TO THE PROPOSED STORM WATER DRYWELL.
5.) REFER TO THE GEOTECHNICAL REPORT FOR ALL RETAINING WALL AND FOUNDATION DRAIN
SPECIFICATIONS.
6.) PER CCY ARCHITECTS, THE FIRE DEPARTMENT APPROVED A MIN. DRIVEWAY WIDTH OF 12'.
ABBREVIATIONS
FG:
FINISHED GRADE
EG:
EXISTING GRADE
TOW:
TOP OF WALL
BOW:
BOTTOM OF WALL
GRAPHIC SCALE
20 40
( IN FEET )
1 inch = 20 ft
W
Z
Z
poOW
0
�o m &
U
I,. r F
00
,0 (Vi N z
�a o
DX60
~w O r,
�z co 0
W
U IrIr
0
m Q
Z
O
N
5
Z
O
N
W
W
F-
m
W 'q
Q �
O OD
z
��a
d
mQ9 Ill O
V
.Z
V
In
In
�Z
Z'0
IS �
U
rw
VL
O LL
"Z
W'
Z
IL ID
U
I�
L11 N
_
L+
O
1"
Z
m ^
Is
7
Lo W
-oz
U
O
0-0+
Jn
wZ
o d?
�o ?0
LLI ~O ZZ O
QD �� Z
�-o me
U WW O
O
W
00 Z
PROJECT NO.
2131061.00
2 OFS
ACTIVITY ENVELOPE AND SITE PLAN
PARCEL NO. 2737-063-07-002
LANDSCAPE, TREE REMOVAL/MITIGATION, DEFENSIBLE SPACE PLAN
SHF.FT 3 OF 3
Proposed terrace within 15'
�� I
-
�� Native vegetation
\�� Dead branches to
to remain on
be removed
hillside above
and disposed
house.
off site.
wildfire rotection zone.
p
within 15' wildfire protection
zones on west and south sides
of house.
landscape area within 15' wildfire
protection zone, maximum height
of vegetation is 12", on the
Southwest corner of the house.
Proaosed Bristlecone Pine within
45' wildfire protection zone.
Proposed spacing; branches
touching to create screening
between residences.
Crushed stone mulch under trees.
Remove lowerbranches to a
height of 2.
45' wildfire protection zone
proposed spacing; branches
touching to create screening
between residences. Crushed
stone mulch under trees.
perennial, and shrub
gardens within 45' wildfire
protection zone on south
side of house.
Native veaetation to remain on
hillside below house. Dead
branches to be removed and
disposed. -off site.
_S89'01'38"W 6156.72' _� T
Existina shed to be removed.
FA
Proposed irrigated grasses within 15' wildfire protection zone
on north side of house. Grasses to be cut with weed whip
three times a season.
�I
ITY ENVELOPE Proposed Bristlecone Pine within 45' wildfire protection zone.
Proposed spacing; branches touching to create screening
betweenresidences. Crushed stone mulch under trees.
I
R29'-0"
Proposed terraces within 15' wildfire
protection zone.
Proposed auto -court
within 15' and 45'
wildfire protection zones
east of house.
NOTES:
1. Tree locations indicated on plan
are for reference only. Landscape
Architect to field stake all proposed
locations.
2. Contractor shall verify location of
all utilities prior to planting and
repair any damage at no cost to the
Client
LEGEND
Tree to be transplanted
XTree to be removed
® Wildfire protection zone 45 feet from house
® Wildfire protection zone 15 feet from house
isExisting Coniferous Tree
Existing Cottonwood Tree
cc Existing Oak Shrub
e3 Existing Oak Tree
Existing Deciduous Tree
Proposed Bristlecone Pine Tree
Pinus aristata
Proposed Colorado Spruce Tree
Picea.pungens
Proposed North Star Spruce Tree
Picea glauca North Star
Proposed Aspen Tree
Populus tremuloides
Proposed Gambel Oak Tree
Quercus gambelii
NORTH
0' 8' 16' 32'
SCALE &s'=1'-0"
FOUND 'X' SCRIBED---------
IN
CRIBED \�"
IN STONE WALL 7�
DRIVEWAY EASEMENT -
RECEPTION NO. 500262
LOT I I A, BLK. 3
RED MNT. SUB.
927 RED MNT. ROAD
N) S89
1
1'01'06"E
19.60'
616 0
O
SLOPE DELINEATION MAP
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40
COUNTY OF PITKIN, STATE OF COLORADO
F4- r^
67 / 9T
SS SR
PG
7
Ii 0,000.. I As S6 ` i3` o'
ILor7 G ACTIVITY ENVELOPE-/
(31,171 SQ.FT.) \\ !
LOT 1 0 -T\
/ I 0.953± ACRES ` I
�C
�� IN
I la I
S7908' SETBACK I SETBACK
-� 3
I
PROPOSED I
\ I RESIDENCE I
CN
I
mo, 1.
IN
N 1 1 I
0
I
z
Lo I POINT --
B
O X30 I
z 15'
SETBACK - -
i I �
S89'01'38"W 6156.72'
ITY OF ASPEN
GPS #11
FOUND ALUMINUM CAP
STAMPED GPS #11 PCO
LS#37999
FOUND N0. 5 REB!
&WHITE PLASTIC
CAP LS#12707
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTON
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
FOUND REBAR
& ALUMINUM
CAP LS#25854
/
U WW
zxa-
-
30' UTILITY EASEMENT
I
Z1¢w
I
PLAT BOOK 37 PAGE 40
I
to SITE BENCH MARK
I
PROPOSED' I
I
SS
6'25
DRIVEWAY
I
I
BUILDING SETBACKS
I� EVAnON: 8119.46
ss
<L)m
Lo U
I
PER PITKIN COUNTY
� SS
I
OD
i
N
� II
'CITY OF ASPEN
�
0
N
=
f
G FOUND ALUMINUM
o'07
00)
I
O
�
M I
U
.W.I
T�Z
0
z
a
V
m
2
W IS
0-
u)
¢
oOo
I
I
I
\\ \
N7g24'pp"w
20,
FL�NE
DI Tc
I
EDGE OF
------y -�
REQASPHALT
MOUNrAIN Ro
z AD
j 3 �
J
X_ w
_o a 00
S M
Li O. N U N
J
C mm
v
®2#
U WW
zxa-
iCMP+
OZ "DI -
°QWY7
U� � 0
Z1¢w
LLO -ni
00 fV W
¢�=Wm
zu N z
to SITE BENCH MARK
�O 0) o
O FOUND NO. 5 REBAR
SS
n? & YELLOW PLASTIC
-jZ O O
CAP LS#9184
JW,- v
I� EVAnON: 8119.46
ss
<L)m
Lo U
J
O
� SS
W
z0�
OD
a
N
W 5
'CITY OF ASPEN
GPS #UM4
=
f
G FOUND ALUMINUM
o'07
00)
CAP ILLEGIBLE
Z
ELEVATION: 7925.42
SLOPE LEGEND
15% - 30%
(12,080± SQ.FT.)
30% - 45%
(7,907± SQ.FT.)
GREATER THAN 45%
(5,677± SQ.FT.)
GRAPHIC SCALE
ZD G Q 20 40
( IN FEET )
1 inch = 20 ft.
951 RED r "
MOUNTAIN �• `a "'t
+R,,
'• � �..
• .i i. r ...� _ ♦ __- 6` V e..sr+°'Pr.. 4 p ♦ a r � �.Y I Y
�'�.. •r' *y a f it
" , r
m
- - rf
IYri��s,+i j�rrrr .. .. � .,t r . y ��, ne ..•. `fi ,.
�s ,-,f • •-.:r++�lllllLr :. ,,.._ Aspe it tk i �i!c..._ .:.!
ShA
Y i j ✓f
AN
(}x-
.y �,;`~T� * r`"� si"'ir:),.. �„ • a � aye.
on
VICINITY MAP
SCALE: 1" = 1,000'
PROPERTY DESCRIPTION
LOT 1, RANDALL SUBDIVISION, ACCORDING TO THE PLAT RECORDED IN PLAT BOOK 4 AT PAGE 256
AND THE FIRST AMENDED PLAT OF RANDALL SUBDIVISION RECORDED IN PLAT BOOK 37 AT PAGE 40.
COUNTY OF PITKIN, STATE OF COLORADO
NOTES:
1.) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF 504'35'12"W BETWEEN THE
NE CORNER OF LOT 1, A REBAR AND ALUMINUM CAP LS#25854 AND THE BE CORNER
OF LOT 1, A REBAR AND YELLOW PLASTIC CAP LS#9184 IN PLACE AS SHOWN HEREON,
2.) DATE OF SURVEY: OCTOBER 10, 2013.
3.) LINEAR UNITS USED TO PERFORM THIS SURVEY WERE U.S. SURVEY FEET.
4.) THIS SURVEY IS BASED ON THE RANDALL SUBDIVISION PLAT RECORDED IN PLAT
RECORDED IN PLAT BOOK 4 AT PAGE 256, THE FIRST AMENDED RANDALL SUBDIVISION
PLAT RECORDED IN PLAT BOOK 37 AT PAGE 40, CITY OF ASPEN GPS CONTROL
MONUMENTATION 2009 MAP, AN UPDATED IMPROVEMENT & TOPOGRAPHIC SURVEY
PREPARED BY PEAK SURVEYING, INC., DATED JULY 2, 2013 AND CORNERS FOUND IN
PLACE AS SHOWN.
5.) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS AND
EASEMENTS OF RECORD OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE
COMMITMENT PREPARED BY PITKIN COUNTY TITLE, INC., DATED OCTOBER 15, 2013
(CASE NO. PCT23789W4).
6.) ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF
1988 (NAVD 88) REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) BENCHMARK
STATION S159 HAVING A PUBLISHED ELEVATION OF 7720.88.
7.) CONTOUR INTERVAL EQUALS 1 FOOT
SURVEYOR'S STATEMENT
I, FRANK W. HARRINGTON, DO HEREBY STATE THAT THIS SLOPE DELINEATION MAP
SLOPE DELINEATION MAP WAS PREPARED BY ME OR UNDER MY SUPERVISION AND
RESPONSIBLE CHARGE AND THAT IT IS TRUE AND CORRECT TO THE BEST OF MY
BELIEF AND KNOWLEDGE.
o�rbYw`
5' o Lich,
6�O NARRY� ry
BY i®
FRANK W. HARRINGTON, L.S. _ . 1995998, C dS
%
Pkv z-434- 0l92�--oa
Case P044 l.o — l (l
I Y
m
_> O
LL N O
4
U WW
zxa-
z Z
O° °
OZ "DI -
°QWY7
U� � 0
Z1¢w
LLO -ni
00 fV W
¢�=Wm
zu N z
°oI
�O 0) o
UN)°Do
�D: O °
z>K2
-jZ O O
Dx~�
JW,- v
070j(D
NWQm
<L)m
Lo U
-JMXD
O
:D
W
z0�
U
I Y
m
_> O
LL N O
4
PROJECT NO.
2131706
1 OF I
04�
Z
O
W
U)O
LLJD-
C9
ZZO
F0U
Z�
OwZ
Z
,. N
Q
Y.O!,
Q
W
w 00
WW
Z
O n
fnu°'
U
W
z0�
Z
a
W>ar,U
=
�WU)OOD
o'07
00)
Z
0
m^
nZN
U
.W.I
T�Z
0
a
V
2
PROJECT NO.
2131706
1 OF I
04�
O
W
U)O
LLJD-
Z
ZZO
F0U
Z�
OwZ
o
Q
Wa.0
0�NZ
Q
Io
of
a
PROJECT NO.
2131706
1 OF I