HomeMy WebLinkAboutpitkin.planning.264326403001 (2016)DOCUMENT LAYOUT
THIS FILE MAY OR MAY NOT CONTAIN ALL OF TnE INFORMATION
LISTED BELOW IN THE FOLLOWING ORDER
Summary Sheet
Resolution for the BOCC and/or P&Z
Ordinance for the BOCC and/or P&Z
Determination for the Hearing Officer
Administrative Determination
Staff Memo
Application
Public Notice, Acceptance Letter, Referral(s) Letter
Site Plan
Miscellaneous
Plat(s)
L
0
Parcel ID: 2643-26-4-03-001 Application Date: 4/5/16
Description: Carroll Drive Properties LLC Activity Envelope Review
Project Address: 1020 CARROLL DR, ASPEN, CO 81611
Property Owner: CARROLL DRIVE PROPERTIES Address: 314 CARROLL DR
LLC ASPEN. CO 81611
Owner's REP: SARAH OATES
REP's Email: smo@okglaw.com
Referrals: ALL OTHER REFERRALS
Comments Due Date: 06/06/2016
Case No: P029-16
Planner: Suzanne Wolff
# Copies: 1
Allocated Hours: 6
% Over Hours: 7.2
Owner Phone: (970) 920-1227
Address: 533 E HOPKINS AVE, 3RD FLOC REP's Phone: (970) 920-1700
ASPEN, CO 81611
Other Referrals: Starwood HOA none
Meetings: list Meeting: 2nd Meeting: 3rd Meeting:
Meeting Date:
Review Body: admin
Public Hearing? yes
Notice Date: 05/05/2016
Meeting Notes: vpn 7/21/16
Approvals:
BOCC Resolution #: P&Z Determination #:
BOCC Ordinance #: HO Determination #:
Admin Determination #: 054-2016#630687
Other Information:
VR Approval Date: 07/13/2016 Plat Recorded Date: 08/30/2016
VR Expires Date: 07/13/2019 Plat (Bk, PG): 8115 P57 #631799
Remarks:
Application Type: Activity Envelope
DECISIONS
RECEPTION#: 630687. 07/15/2016 at
01:52:29 PM,
1 OF 6, R $0.00 Doc Code ADMIN
DECISION
Janice K. Vos Caudill, Pitkin County. CO
ADME41STRATIVE DECISION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF
PnXIN COUNTY, COLORADO, APPROVING THE CARROLL DRIVE PROPERTIES, LLC
ACTIVITY ENVELOPE REVIEW
Administrative Decision No.iq -2016
RECITALS
1. Carroll Drive Properties, LLC ("Applicant") has applied to the Pitkin County Community Development
Director ("Director") to establish an Activity Envelopes for development of a single family residence
and associated development. The Applicant has also proposed to establish an Access Envelope to
encompass the existing driveway and a new access point from Carroll Drive and a Utility Envelope to
encompass existing underground utility lines and associated above ground facilities.
2. The property is located off of Carroll Drive, and is more specifically described as Lot R -23A, Block
2, Starwood Subdivision.
3. The lot is zoned RS -20 and contains 4.055 acres.
4. Lot R-23 was originally approved by the Board of County Commissioners (BOCC) in 1964 on the plat
for Starwood Two recorded in Plat Book 3 at Page 3. The BOCC approved a re -plat, which
reconfigured Lots R-23 and R-25 into Lots R -23A and R -25A; the re -plat is recorded in Plat Book 4 at
Page 254.
5. The parcel is vacant, with the exception of underground utilities, a transformer and meter, and the
leach field for the residences on adjacent Lot R -53A and Lot 1 of the Ziff Lot Split. The Red
Mountain Ditch traverses the lot.
6. The Director fmds that the lot is within a subdivision in the Rural Area approved by the BOCC prior
to June 19, 2000, and, therefore, is exempt from growth management up to 5,750 square feet of floor
area, pursuant to Sec. 6-30-100(b) of the Land Use Code ("Code").
7. The Director further finds that the proposed Activity Envelopes comply with the Code, as follows:
A. The wildfire hazard is mapped as severe, however, Jerry Peetz with Zone Wildfire LLC rated
the hazard as medium, since the lot is within a shallow draw and the slopes average less than
20%, and the primary vegetation is aspen trees, which are fire resistant. The hazard can be
mitigated.
B. 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 irrigation ditch.
The Code permits development in these areas of slopes in excess of 30%, pursuant to Sec. 70-20-
20(c)(3).
C. The activity envelope avoids the open portion of the Red Mountain Ditch, but includes the
culverted portion to the west of the driveway, where above and below ground utilities are
located.
Administrative Decision No.V2016
Page 2
D. The lot is within mapped mule deer and elk winter range. The lot is proximate to other
developed lots in Starwood, so the development of the lot will have minimal additional impacts
on wildlife.
E. The lot is accessed from Carroll Drive, which is a private road that is maintained by the
Starwood Homeowner's Association.
F. The proposed access envelope provides an alternative access point off of Carroll Drive, as the
existing road into the lot exceeds the maximum permitted grade of 12% for a driveway. Utility
lines will remain within the existing corridor, but the access will be realigned.
G. The lot is within the mapped Scenic View Protection Area (SVPA) and proposed development
will be reviewed pursuant to the SVPA standards at Site Plan Review.
NOW THEREFORE BE TT RESOLVED by the Pitkin County Community Development
Director that he does hereby approve the Carroll Drive Properties, LLC Activity Envelope Review, 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 or in public
meetings or hearings and shall consider those representations to be conditions of approval, unless
amended by other conditions.
2. Prior to submission of any building permit applications, the Applicant shall be required to submit
for approval an application for Site Plan Review, pursuant to Secs. 2-30-20 and 7-10-50 of the
Code.
3. Prior to submission of the Site Plan Review application, the Applicant shall be required to submit
for approval by the County Attorney and Community Development Director an Activity
Envelope Plan in accordance with Land Use Code Section 2-30-20(g) and Application Manual
Section 2.1.1. The above referenced approvals shall be a condition precedent to finalization and
recordation. The Activity Envelope Plan shall be revised as follows, prior to recordation:
A. Designate a Utility Envelope to the north of the Access Envelope, to encompass the
existing utility lines.
B. Revise the label "Approximate Leach Field" to specify the lots that are served by the
field and reference the easement, if applicable.
4. Concurrent with submission of a building permit application for the residence, the Applicant shall:
A. Provide proof of an adequate water supply (in terns of quantity and availability) for
domestic and fire protection purposes, and for irrigation purposes, if applicable.
B. Submit 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. Submit a construction management plan for review and approval by the Planning
Engineer.
D. Complete a fireplace/woodstove permit from the Community Development Department.
E. Submit a detailed revegetation plan for disturbed areas with appropriate seed mixes.
F. Submit a tree mitigation plan if any trees with larger than 6" DBH are to be removed.
G. Submit a lighting plan.
Administrative Decision No.,5!t-2016
Page 3
5. Prior to issuance of a building permit application, the Applicant shall:
A. Pay the applicable road and employee housing impact fees.
B. Obtain a driveway/access permit to realign and improve the driveway to the residence.
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.
C. Obtain a fireplace/woodstove registration form with the Community Development
Department, if necessary.
6. The Applicant shall comply with all of the codes and requirements of the Aspen Fire Protection
District, including but not limited to access, turning around of fire apparatus, installation of
approved fire sprinkler systems in all structures, and water supply for fire -fighting.
7. The Applicant shall comply with the following standards for Development in a Medium Wildfire
Hazard Area:
A. Defensible Space: The area around all buildings/structures, limited by property
boundaries that may limit a property owner's ability to comply with this section, shall
incorporate landscaping with wildfire defensible space considerations as follows (note:
actual vegetation manipulation to meet these conditions may not be necessary where the
natural vegetation patterns have already fulfilled these conditions). Riparian vegetation
shall not be removed outside of the Activity Envelope, unless approved at Site Plan
Review as part of a site specific wildfire mitigation plan.
1. Brush, debris, and non -ornamental vegetation shall be removed within a minimum
15 foot perimeter around the structure.
2. Vegetation shall be reduced to break up the vertical and horizontal continuity of
the fuels a minimum of a 30 foot perimeter around the structure.
3. Spacing between clumps of brush and vegetation within the 30 foot perimeters
shall be a minimum of two times the height of the fuel. Maximum diameter of the
clumps shall not exceed 10 feet. All measurements shall be from the edges of the
crowns of the fuel.
4. All branches from trees and brush within the 30 foot perimeter shall be pruned to a
height of 10 feet above the ground and ladder fuels from around trees and brush
shall be removed.
5. Tree crown separation within the 30 foot perimeters shall have a minimum of 10
feet between the edges of the crowns.
6. All branches which extend over the roof eaves shall be trimmed and all branches
within 15 feet of the chimneys shall be removed.
7. The density of fuels within a 100 foot perimeter of the structure shall be reduced.
8. All deadfall within the 100 foot perimeter shall be removed.
9. Low vegetation shall be maintained within a 10 foot perimeter around all
structures.
10. The applicant shall be responsible for the continued maintenance of the defensible
space vegetation requirements.
3
Administrative Decision No.6q -2016
Page 4
B. Roofing Materials: Class A covering or Class A assembly as defined by the currently
adopted Building Code. No wood shakes or shingles. All other adopted Building Code
compliant methods and materials permitted. Roofs with less than a 3:12 pitch are not
permitted unless they comply with the following:
I . All roof coverings shall be noncombustible materials and installed on a 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 roof debris.
Protrusions above the roofline, such as parapets, shall be prohibited.
4. Roofs shall be installed as required by UBC 1997 Chapter 15 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.
C. Roof Venting: Soffit venting shall be located in the outer 1/3 portion of the overhang.
Attic, soffit and other roof venting shall be of non -corrosive metal mesh with maximum
%d' openings.
D. Projections at the Roofline, including Soffits, Rafters, Porch or Deck Roofs, Fascias, or
Other:
1. Sheath with non-combustible materials, or
2. Combustible materials underlain with 5/8" Type X gypboard or equal, or
3. Minimum 4x6 rafters with 2x T&G decking.
E. Decks, Decking, Cantilevered Floors, or other Projections below the Roofline:
Minimum 6x6 posts, 6x10 beams, 3x8 joists, 3x decking, and 2x railings, or equivalent
log construction.
F. Roofs and gutters shall be kept clear of debris.
G. Yards shall be kept clear of all litter, slash, and flammable debris.
H. All flammable materials shall be stored on a parallel contour a minimum of 15 feet away
from any structure.
1. Firewood/wood piles shall be stacked on a parallel contour a minimum of 15 feet away
from the structure.
J. Ponds shall be accessible to Fire Department vehicles.
K. Fences shall be kept clear of brush and debris.
L. Wood fences shall not connect to the structure.
M. Fuel tanks shall be installed underground with an approved container.
N. Propane tanks shall be installed according to NFPA 48 standards and on a contour away
from the structure with standard defensible space vegetation mitigation around any above-
ground tank. Any wood enclosure around the tank shall be constructed with materials
approved for 2 hour fire -resistive construction on the exterior side of the walls.
O. Each structure shall have a minimum of one 10 pound approved ABC fire extinguisher
placed in a visible and accessible location.
P. Addresses shall be clearly marked with 2 inch non-combustible letters and shall be visible
and installed on a non-combustible post.
Q. New utilities shall be buried within the Activity Envelopes.
rd
Administrative Decision No. a-2016
Page 5
8. The Applicant shall comply with the following measures to mitigate impacts to wildlife:
A. 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.
B. 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.
C. Manipulation of vegetation outside of the activity envelope is prohibited, except as
necessary for weed management or to comply with the wildfire hazard mitigation
measures.
D. Fruit bearing trees and shrubs shall be prohibited.
E. Trash/garbage shall be kept in an approved bear resistant container or enclosure as
required by the County's Wildlife Protection Ordinance.
F. Dogs shall be kenneled within 50' of the residential buildings or leashed under human
supervision when outside the required kennel.
G. Construction workers shall be prohibited from bringing dogs on-site.
H. Composting shall be restricted to yard waste.
I. 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.
9. Floor area shall be limited to a maximum of 5,750 square feet, without the use of a TDR(s) or a
growth management allotment. Floor area shall be calculated based on the definition in effect at the
time of building permit application.
10. No development, including grading, excavation, fill placement, berrning, landscaping, entry
gates, well, on-site wastewater treatment system and vegetation removal or disturbance shall
occur outside of the approved Activity Envelopes, except wildfire mitigation.
11. Prior to commencement of any earthmoving or construction activity, the Applicant shall stake the
corners of the activity envelopes and install construction fencing around the perimeter of the
envelopes. The fencing shall remain in place until issuance of Certificate of Occupancy. No
vegetation shall be damaged or removed outside the activity envelope.
12. Areas disturbed by construction shall be revegetated no later than one growing season after
completion of work.
13. No calculations for height, bulk, setback, 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.
Administrative Decision NoOL-2016
Page 6
14. 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 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.
15. 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
16. 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 the Pitkin
County Land Use Code § 4-140 andR.S., § 24-68-105. The statutory vested rights granted
herein shall expire on. . (, 1 2019.
NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TWES WEEKLY on the 5'h day of
May, 2016.
APPROVED BY THE DIRECTOR this J3 day ofa lel , 2016.
PUBLISHED AFTER ADOPTION FOR VESTED REAL PROPERTY RIGHTS in the Asnen
Times Weekly on the L day ofSl1�, 2016.
Cin ouben, UU
Community Development Director
Case #P029-16
PID# 264326403001
ri
APPLICATION
MATERIAL
LAW OFFICES OF
OATES, KNEZEVICH, GARDENSWARTZ, KELLY Ss MORROW, P.C.
PROFESSIONAL CORPORA NON
THIRD FLOOR, ASPEN PCNA BUILDING
533E HOPKINSAVENUE
ASPEN.COLORADO 8IE11
NMW U!W KLA'N COM
LEONARD M OATES TELEPHONE (970) 91700
RICHARD A KNEZEVICH FACSIMILE (970) 920.11^_ 1
TEDD GARDENSWARR
DAVID R. KELLY DIRECT 197015Kn
MARIA MORROW
OF COUNSEL.
STEPHEN CONNOR slno�M'GWv cu°1
ANNE MARIE MCPHEE
SARAH M OATES
STEPHANIE HOLDER
OREYZURDUCH
June 3, 2016
VIA HAND -DELIVERY
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 South Galena Street
Aspen, CO 81611
Re: Second Revised Activity Envelope Review —Lot R -23A, Block 2, Starwood Subdivision
Dear Suzanne:
Enclosed please find the second revised Activity Envelope Plan for Lot R -23A, Block 2,
Stanwood Subdivision located at 1020 Carroll Drive, Aspen, Colorado ("Property"). As you are aware,
the applicant, Carroll Drive Properties, LLC ("Applicant") is seeking to establish an Activity Envelope,
pursuant to Pitkin County Code ("Code") Section 2-30-20(g)(3).
Our office filed the Application on April 12, 2016 with Pitkin County and submitted a revised
Activity Envelope plan on May 9, 2016. Upon additional examination of the field conditions on the
Property, the Applicant determined the proposed Activity Envelope Plan needed to again be revised.
Specifically, this second revision includes within the Activity Envelope the area where the utilities are
currently in place from the property line to the proposed Activity Envelope. Additionally, the proposed
road location and design have been revised so that less fill will be required when the access road is
installed.
The rest of the proposed Activity Envelope will remain unchanged.
I am including one (1) 11 x17" copy of the revised Activity Envelope Plan and one (1) 2406"
with this letter for your review.
Please contact me if you have any questions or need additional information.
IQ�-p3
OATES, KNEZEVICH, GARDENSWARTZ, KELLY & MORROW, P.C.
Second Revised Activity Envelope Review — Lot R -23A, Block 2, Starwood Subdivision
June 3, 2016
Page 2
Cc: Rocky Tschappat (via a -main
Enclosures
I
Sincerely,
OATEs, KNEZEVICH, CARDENSWARTZ, KELLY &
MORROW, P.C.
By
Sarah . ates
f
SITE
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Activity Envelope Plan
Lot R -23-A & Lot P-23
Starwood Two
Pitkin County, Colorado
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OATES, KNEZEVICH,
LEONARDM OATES
RICHARD A KNEZEVICH
TED D. GARDENSWARTZ
DAVID S. KELLY
MARIA MORROW
^A COUNSEL
.ATE,mENR CONNOR
ANNr MARIE MCPHEE
S^MAN M OATES
'STEPHANIE M. HOLDER
COREYZURDUCH
AW C=FICES OF
GARDF.NSWARTZ, KELLY
rROFE ISIONAL CORPORATICN
;'HIROF1UOP ASPFNPWAHUILDING
;F3E HOPKINS AVENUE
A;YPF N. SOI ORADO. 81611
V;.%DKG1 Aii CC\.
May 9, 2016
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 South Galena Street
Aspen, CO 81611
& MORROW, P.C.
TELEPHONE (970) 920-1700
FACSIMILE (970) 92(41121
DIRECT(970)544-1853
sm @&91a c
VIA HAND -DELIVERY
Re: Revised Activity Envelope Review —Lot R -23A, Block 2, Starwood Subdivision
Dear Suzanne:
Enclosed please find the revised Activity Envelope Plan for Lot R -23A, Block 2, Starwood
Subdivision located at 1020 Carroll Drive, Aspen, Colorado ("Property"). As you are aware, the
applicant, Carroll Drive Properties, LLC ("Applicant") is seeking to establish an Activity Envelope,
pursuant to Pitkin County Code ("Code") Section 2-30-20(g)(3).
Our office filed the Application on April 12, 2016 with Pitkin County. Upon examination of the
field conditions on the Property once the snow melted, the Applicant determined the proposed Activity
Envelope Plan needed to be revised and expanded to accommodate additional infrastructure on the
Property-. rhe proposed Activity Envelope has been expanded to include an existing road that is too
steep to meet Pitkin County's requirement for a driveway but that will be used to run the water line from
the property line to the area where the residence will be built (as yet to be determined). Additionally,
there are utilities and transformers near a ditch that is located on the Property. The revised .Activity
Envelope Plan has been amended to include these utilities and transformers in the proposed Activity
Envelope.
ew changes are located on the northeastern portion of the property. The rest of the proposed
!l,;tivity Envelope will remain, unchanged.
I am including one (1) 11x17" copy of the revised Activity Envelope Plan and one (1) 2406"
with this letter for your review.
l0� 3
OATES, KNEZEVTCH, GARDENSWARTZ, KELLY & MORROW, P.C.
Revised Activity Envelope Review — Lot R -23A, Block 2. Starwood Subdivision
May 9, 2016
Page 2
Please contact me if you have any questions or need additional information.
Cc: Rocky Tschappat (via e-mail)
Enclosures
`/
Sincerely,
OATES, KNEZEVICH, GARDENSWARTZ, KELLY &
MORROW, P.C.
By
Sarah M. Oates
3
Activity Envelope Plan
Lot R -23-A & Lot P-23
Starwood Two
Pitkin County, Colorado
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OATES, KNEZEVICH,
LEONARD M. OATES
RICHARD A KNEZEVICH
TED D. GARDENSWARTZ
DAVID KELLY
MARIA MORROW
OF COUNSEL
STEPHEN R. CONNOR
ANNE MARIE MCPHEE
SARAH M. OATES
STEPHANIE M. HOLDER
COREY ZURBUCH
LAW OFFICES OF
GARDENSWARTZ, KELLY
PROFESSIONAL CORPORATION
THIRD FLOOR, ASPEN PLAZA BUILDING
533E HOPKINSAVENUE
ASPEN COLORADO.81511
1MlWY OKOKt W CON
April 4, 2016
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 South Galena Street
Aspen, CO 81611
& MORROW, P.C.
TELEPHONE (970) 92D-1700
FACS IMILE(970) 920A 121
DIRECT(970)544-1853
w.@akal .
VIA HAND -DELIVERY
Re: Activity Envelope Review —Lot R -23A, Block 2, Starwood Subdivision
Dear Suzanne:
Enclosed please find an application for Activity Envelope Review for Lot R -23A, Block 2,
Starwood Subdivision located at 1020 Carroll Drive, Aspen, Colorado ("Property"). The applicant,
Carroll Drive Properties, LLC ("Applicant") is seeking to establish an Activity Envelope, pursuant to
Pitkin County Code ("Code") Section 2-30-20(g)(3).
Additionally, the Applicant had planned on seeking approval to establish an Activity Envelope
for the Onsite Wastewater Treatment System ("OWT'S") on the adjacent parcel to the southwest (PIN
2643-264-99999 and designed as "P-23" on the subdivision plat) which is commonly referred to as the
"Pasture Tract" and is owned by the Starwood Homeowner's Association ("SHOA"). The Applicant
has determined it will not pursue this request with SHOA or with Pitkin County at this point in time and
will site the OWTS on the Property.
SUMMARY OF PRIOR APPROVALS
The Property is a vacant parcel approved by the Pitkin County Board of County Commissioners
in 1972. Although the Property has previously been subdividcd as part of Starwood Two, a replat was
approved on May 8, 1972, and said plat is recorded in Book 4 at Page 254 in the records of the Pitkin
County Clerk and Recorder ("Records"). The replat reconfigured parcels R-23 and R25 into R -23A and
R -25A - which is the current cont',g;:ration. Both parcels are designed as"Residential Tracts" pursuant
to the SHOA Covenants.
/ oS s -y
OATES, KNEZEVICH, GARDENSWARTZ, KELLY & MORROW, P.C.
Activity Envelope Review — Lot R -23A, Block 2, Starwood Subdivision
April 4, 2016
Page 2
R -23A has been a vacant parcel since its creation in 1972. The Applicant acquired the Property
in 1987. There has never been a 1041 Review, the establishment of a building envelope, activity
envelope, site plan review, etc. for the Property. The Applicant is seeking to establish an Activity
Envelope. There are no current plans for any improvements on the Property and the Applicant
understands that further site specific review will be required prior to any future building permit
submittal.
ITEMS INCLUDED WITH APPLICATION
As part of this application I have included the following items:
1. Draft Activity Envelope Plan for the Property and Pasture Tract;
2. Attorney Title Certificate for Proof of Ownership;
3. Wildfire Hazard Analysis and Mitigation Report;
4. A Vicinity Map with a Street Address for the Parcels;
5. An check in the amount of $2,004 for the application fee;
6. Executed Fee Agreement;
7. Letter of Consent from Carroll Drive Properties, LLC;
8. Land Use Code Criteria with Applicant Responses;
9. A Copy of the Pre -Application Conference Summary.
Please contact me if you have any questions or need additional information.
Cc: Rocky Tschappat (via a -main
Enclosures
GI
Sincerely,
OATES, KNEZEVICH, GARDENSWARTZ, KELLY &
MORROW, P.C.
By
Sarah M. Oates
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
2-30-20(G)(1) & (3): ACTIVITY ENVELOPE CRITERIA FOR APPROVAL
20-30-200(1), General. In addition to the criteria in subsections (2) through (20)
below, an application for administrative review shall be approved if it complies with (a)
all applicable provisions of the Land Use Code, (b) all applicable Land Use Polices
listed in Sec. 1-60, and (c) all prior development approvals applicable to the subject
property.
APPLICANT'S RESPONSE: The application complies with all applicable
provisions of the land use code, as addressed below, all applicable Land Use
Policies listed and Sec. 1-60 and all prior development approvals. The Property
was approved as a residential tract pursuant to Starwood Two Subdivision and a
subsequent re -plat of the Property. There have not been any additional land use
approvals for the Property.
20-30-200(3), Activity Envelope: An application for designation of an Activity
Envelope shall be approved if it complies with the standards and criteria established in
Sec. 7-10-50. If the applicant chooses to apply for definition of an Activity Envelope
separately from approval of a Site Plan, the Activity Envelope shall be designed to
accommodate the largest home anticipated and related septic field on the site pursuant
to Table 5-1. Use of TDRs for additional floor area to increase the house size above
the base maximum outlined in Table 5-1 shall be reviewed through the Site Plan
process. The definition of an Activity Envelope based on a maximum house size and
septic field shall not create any presumption that a Site Plan for a house at the same
size can or will be approved pursuant to this Land Use Code. The applicant may
specify that the Activity Envelope is being created for a house smaller than tl:e
maximum allowed under Table 5-1, and in that event the Activity Envelope will be
designated to accommodate a house and septic field of that size. Where the property
contains Constrained Areas, the Community Development Department staff shall
follow those Priorities for Locating New Activity or Development listed in Sec. 7-10-60.
Actual siting of the septic field shall require final approval pursuant to the
Environmental Health and Natural Resources On -Site Wastewater Treatment
regulations. Certain development may be exempt from Site Plan Review, pursuant to
Sec. 7-10-30. The procedure for approval of an Activity Envelope shall be the same as
specified in subsection 2(b) above.
APPLICANT'S RESPONSE: The Applicant is requesting that an Activity
Envelope be designated separately from approval of a Site Plan. The proposed
Activity Envelope is .925 acres in size and can accommodate the maximum house
size which can or will be approved pursuant to this Land Use Code. Although
there are no plans currently for a residence on the Property, Starwood is a TDR
receiver site and up to a 15,000 square foot house could be built with the use of
TDRs. The Applicant is not representing if TDRs will be used on the Property or
not but the Applicant has taken the potential maximum house size into
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
consideration with the proposed Activity Envelope. The Activity Envelope is also
sized so that it can accommodate a OWTS.
The Property has areas in excess of 30% slope. The proposed Activity Envelope
avoids most of these areas and there is room within the proposed Activity
Envelope to build a residence and accessory structures with building on areas in
excess of 30% slope. The Property is also located in a designated Wildfire
Hazard area and mapped as a severe hazard. We have provided a copy of the
Wildfire Hazard Analysis and Mitigation Report by Zone 1 Wildfire, LLC, dated
, with this application.
6-10-100(B), GROWTH MANAGEMENT EXEMPTION FOR A BOARD OF
COUNTY COMMISSIONERS APPROVED SUBDIVISION LOT:
(1) The development of residential floor area on a lot or parcel in the following
situations is exempt from GMQS, subject to compliance with the standards
in this section:
a. A subdivision within the Rural Area approved by the Board of
County Commissioners prior to June 19, 2000, and a subdivision
within the Aspen Urban Growth Boundary approved by the Board
prior to 5'h of July, 2006.
APPLICANT'S RESPONSE: The Property is located in the Starwood
Subdivision. It was originally approved as part of the Starwood Two Subdivision
in 1964, and was re -plated in 1972. The Property is located in what is considered
a Rural Area and the subdivision in which the Property is located was approved
by the Board prior to June 19, 2000.
7-10-50, SITE PLAN AND ACTIVITY ENVELOPE:
(a) The intent of this Chapter 7 is to allow activities and development to take place
where they comply with the provisions of this Land Use Code and with the Pitkin
County Comprehensive Plan for the area Compliance will generally involve
avoidance of "Constrained Areas" through the identification of an "Activity
Envelope," as well as approval of a Site Plan. For purposes of Chapter 7,
"Constrained Areas" include all areas included in each of the following catetories, as
defined and regulated by this Land Use Code: (i) Areas of Statewide Interest listed in
C.R.S. 24-65.1-101, et seq., (ii) steep and potentially unstable slopes, (iii) water courses,
drainage channels, and areas subject to erosion, (iv) flood plane hazard areas, (v)
geologic hazard areas, (vi) severe or low to moderate wildfire hazard areas, (vii)
wildlife habitat areas, (viii) river and stream corridors and wetlands, (ix) irrigated
lands for food or crop production, (x) historic preservation areas, and (xi)
archeological resource areas.
APPLICANT'S RESPONSE: The Property contains areas with (ii) step
and potentially unstable slopes (iii) water courses, drainage channels and/or areas
9
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
subject to erosion and is in a mapped (vi) severe wildfire hazard area and a
mapped (vii) wildlife habitat area for mule deer and elk winter ranch. The
proposed Activity Envelope has been located such that it generally avoids slopes
which exceed thirty (30) percent, the Applicant has provided a Wildfire Hazard
Analysis and Mitigation Report to mitigate wildfire hazards when and if the
Property is developed and as part of the Report, the Applicant is requesting the
wildfire hazard be lowered to "Moderate." The drainage/water course and
wildlife habitat criteria are addressed below.
(b) The Site Plan process incorporates an "Activity Envelope" approach in which the
County staff works with the applicant to determine which portions of the site (if any)
would permit the proposed activity or development to be conducted in compliance with
this Land Use Code and in conformity with the Comprehensive Plan for the area. In
general, this process will involve both a determination of (i) which portions of the site
are not available for development because of the existence of Constrained Areas, and
(ii) the remaining portions of the site, which areas would accommodate the activity or
development so as to minimize impacts on surrounding properties, maximize
compliance with the requirements of the development standards in Chapter 7, and
maximize compliance with the Comprehensive Plan goals and objections.
APPLICANT'S RESPONSE: This criterion is met. The Activity Envelope
is sited so that it avoids steep slopes as defined in the Land Use Code. Any
development will have to comply with conditions of approval with respect to
mitigating the wildfire hazard, drainage/water courses and/or wildlife habitat on
the. The proposed Activity Envelope complies with the Comprehensive Plan and
complies with the requirements of the development standards in Chapter 7.
(c) In general, the defined Activity Envelope for development for primary uses shall be
large enough to accommodate the proposed principal use of the property and
traditional permitted accessory structures, infrastructure (roads and septic systems),
and uses but should not be significantly larger than the area needed for such
structures. In the case of a site with few Constrained Areas, the defined Activity
Envelope may include more than one potential building site for a new single family
home. The defined Activity Envelope may include non-contiguous areas (included
separate areas for septic fields, landscaping, driveways to public roads, mitigation
measures required in connection with any provision of this Chapter 7, and/or areas to
be disturbed only during construction of the property — including staging areas and
materials storage areas). Construction trails will not require an Activity Envelope
analysis except as required by Sec. 7-20-50.
APPLICANT'S RESPONSE: The proposed Activity Envelope is large
enough to accommodate the proposed principal use of the Property and traditional
accessory structures. The proposed Accessory Envelope includes the proposed
access to the Accessory Envelope on the Property and septic can be accodated on
the Property as well.. There is also sufficient area within the proposed Activity
Envelope for areas to be disturbed only during construction of the Property.
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(d) Clear, grading or grubbing of two hundred (200) square feet or more in area,
earthmoving of fifty (50) cubic yards or greater, or changes in the natural drainage of
the site shall occur only after an Activity Envelope has been defined and all applicable
local, state and federal permits have been obtain. In addition, Site Plan Approval is
required if these activities will occur on a property within a Scenic View Protection
Area and the development is not exempt pursuant to Sec. 7-20-210(c).
APPLICANT'S RESPONSE: This review is for the designation of an
Activity Envelope only. The Applicant is aware that it or its successor -in -interest
must go through Site Plan Review with the County prior to any development
occurring on the Property. The Applicant has no plans to clear, grade or grub the
Property and such activity will not be done until the proper approvals are in place
for the Property.
(e) Activity Envelope and Site Plan Review for a Stream Restoration Project shall
adhere to all development standards in 7-20-40 and 7-20-80 and sham be reviewed by
the BOCC as set forth in Table 2-1.
APPLICANT'S RESPONSE: There is no proposal for a stream restoration
project nor is the Property close to a floodplain, or river and stream corridors
and/or wetlands as designated in the Code.
(n Once an Activity Envelope has been defined, the natural grade, topography,
vegetation and drainage of areas outside the defined areas shall not be disturbed except
as specifically permitted in this Land Use Code. Prior to any development activity on
the parcel, the boundaries of the Activity Envelope shall be identified with construction
fencing, and such fencing shall remain in place until development has been completed
APPLICANT'S RESPONSE: No development activity is proposed for the
Property at this time. The Applicant and/or its successor -in -interest shall meet
any Code requirements with respect to disturbance (or lack thereof) outside of the
Activity Envelope and any construction management requirements include
fencing the boundaries of the approved Activity Envelope.
(g) While it is preferable to obtain approval of an Activity Envelope as part of the Site
Plan approval process, applicants who are not prepared to submit a Site Plan for a
specific structure may request approval of an Activity Envelope separately. Prior to the
issuance of a Development Permit, the applicant shall be required to apply for and
obtain approval of a Site Plan confirming that the proposed development is consistent
with the defined Activity Envelope and with other standards in this Land Use Code not
considered at the time the Activity Envelope was defined.
APPLICANT'S RESPONSE: The Applicant is requesting designation of
an Activity Envelope only, as the Applicant is not prepared to submit a Site Plan
for a specific structure. The Applicant, who has owned the Property for close to
4
C_o
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
30 years, is planning on listing the Property for sale and believes it is prudent to
allow a future buyer/owner to present a specific structure for the Property as part
of a Site Plan review. The Applicant is aware that further Site Plan review is
required and that the County may review other Land Use Code standards prior to
the issuance of a Development Permit and/or Site Plan approval.
(h) The standards in this Chapter 7 shall be used (i) to identi the Activity Envelope
on a property, (ii) to review and approve the Site Plan for proposed development, and
(iii) to regulate development within the Activity Envelope pursuant to the Site Plan.
Development Standards in this Chapter 7 which are to be reviewed as part of the
Activity Envelope and Site Plan review are set forth in Table 7-1 below.
APPLICANT'S RESPONSE: Pursuant to the pre -application conference
summary for designating an Activity Envelope on the Property the following
Development Standards must be addressed: Site Preparation & Grading, Steep
and Potentially Unstable Slopes, Water Courses and Drainage, Wildfire Hazard
and Wildlife Habitat. This Development standards are addressed individually
below.
7-10-60: PRIORITIES IN LOCATING ACTIVITY OR DEVELOPMENT
When a property contains Constrained Areas where proposed activity or development
could no comply with this Land Use Code or the Pitkin County Comprehensive Plan,
the following order of priority shall be followed:
(a) Avoidance: The activity or development shall be located on a portion of the site
that is free from Constrained Areas and where the proposed activity or development
would comply with this Land Use Code and the Comprehensive Plan, if such an area
exists.
APPLICANT'S RESPONSE: The Property is located entirely in mapped
severe Wildfire Hazard and Wildlife Habitat areas therefore this areas cannot be
avoided. The Applicant has submitted a Wildfire Hazard Analysis and Mitigation
Report to address any wildfire mitigation requirements, is requesting the wildfire
hazard be lowered to "Moderate" and will be subject to any conditions of
approval by the County with respect to the Wildlife Habitat areas. The Property
also has areas of steep and potentially unstable slopes — which will be avoided
should the Property to be developed. There are sufficient areas on the Property on
which to construct a residence and any accessory structures on slopes that are less
than 30%. Any site preparation and grading will comply with the Land Use Code
and any requirements with regards to drainage and water courses will also be met
and any historic drainage, etc. will be avoided to the extent it is reasonably
practical. Each of these criteria is addressed more specifically below.
G.
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(b) Adjustment of Range, Size, or Intensity of Proposed Activity or Development or
Activity
If there is no adequately size area on the property that would avoid Constrained Areas
and would allow the proposed activity or development to occur in compliance with this
Land Use Code and the Comprehensive Plan, the range of permitted activities and/or
the permitted density or intensity of development and/or the maximum size of a
permitted activity or development may be limited to bring the proposal into compliance
with this Land Use Code and the Comprehensive Plan. If the Community
Development Department determines that the proposed development can only occur in
compliance with this Land Use Code and the Comprehensive Plan if the maximum
structure size on a lot or parcel that is not subject to an FAR limited is reduced to less
than five thousand seven hundred fifty (5,750) square feet, the application shall
automatically be converted to a One -Step Review before the Board of County
Commissioners. The Scenic Kew Protection standards of Sec. 7-20-120 shall not be
utilized to reduce the maximum gross floor area of permitted development to less than
5,750 square feet. Because the full impacts of a proposed development or activity can
only be determined at the time of Site Plan review, this review will normally not occur
if the applicant requests approval of an Activity Envelope alone, but will be reserved
until submission of a Site Plan.
APPLICANT'S RESPONSE: This application is for Activity Envelope review
only. Nonetheless, the Property is located in a developed subdivision that has
been in existence since the 1960s. Constrained Areas on the Property can either
be avoided or properly mitigation to ensure compliance with the Land Use Code.
(c) Administrative Modification of Standards
(1) If there is no adequately sized area on the property that would avoid
Constrained Areas and would allow the proposed activity or development to
occur in compliance with this Land Use Code and the Comprehensive Plan,
even after adjustment of the proposed activity pursuant to subsection (b)
above, because of the conflicting requirements of two or more standards
pursuant to Sec 2-20-10(c) would allow compliance with the remainder of
the standards, then an Administrative Modification may be made.
(2) In determining what type of Administrative Modification should be
approved, the Community Develoment Director shall give priority to strict
compliance with those standards affecting human health and safety over
other development standards. In addition, the Community Development
Director shall give priority to strict compliance with those standards
affecting human health and safety and wildlife habitat over the scenic view
protection standards and guidelines. For purposes of this Chapter 7,
standards affecting human health and safety include Sec. 7-20-20, 7-20-40,
7-20-50, and 7-20-60.
(3) Because the full impacts of a proposed development or activity can only be
determined at the time of Site Plan review, this review will normally not
0
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
occur if the applicant requests approval of an Activity Envelope alone, but
will be reserved until submission of a Site Plan.
APPLICANT'S RESPONSE: The Applicant is requesting Activity Envelope
review alone. Nonetheless, Constrained Areas can either be avoided or mitigated
and the full impacts of any future development can be addressed at the time of
Site Plan review.
(d) Prohibition:
The proposed activity or development may be prohibited if the proposed activity or
development:
(1) Does not meet the standards of this Land Use Code and/or is not in
compliance with the Pitkin County Comprehensive Plan; and
(2) Cannot be modified pursuant to subsection (b) above (Le. there is not
portion of the site where the activity or development can occur, even in a
limited form, while avoided Constrained Areas and in compliance with
this Land Use Code and the Pitkin County Comprehensive Plan); and
(3) A permitted Administrative Modification would not bring the application
into compliance with this Land Use Code and the Pitkin County
Comprehensive Plan.
APPLICANT'S RESPONSE: The proposed activity (e.g. establishment of
an Activity Envelope for future Site Plan review and potential construction of a
residential and accessory structures) meets the standards of this Land Use Code
and is in compliance with the Pitkin County Comprehensive Plan. The Property
is located in a subdivision that was approved by the BOCC in the 1960s and
1970s. Many, if not most, of the lots in Starwood are already developed with
residences and accessory structures. Constrained Areas on the lot can be avoided
or properly mitigation.
7-20-10: SITE PREPARATION AND GRADING
(a) Grading and Fill Placement
Grading and filling on site shall take place only within a defined Activity Envelope. All
grading and fill placement that exceeds fifty (S) cubic yards shall be indicated on the
Site Plan.
APPLICANT'S RESPONSE: All grading and filling shall take place only
within the defined and approved Activity Envelope. As the Applicant is
requesting Activity Envelope review separate from Site Plan review, no grading
and fill placement is indicated on the Site Plan and grading and fill placement will
be addressed at the time of Site Plan review.
7
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(b) Clearing, Grubbing, and Vegetation Removal
Clearing or grubbing of land, or removal of vegetation shall take place only within an
approved Activity Envelope except for the removal of noxious weeds. Each Site Plan
shall document compliance with the requirements of this Sec. 7-20-10(b) and Sec. 7-
20-130.
APPLICANT'S RESPONSE: There is no plan to clear or grub the land,
except for the remove of noxious weeds. Any future development will be subject
to the Land Use Code requirements including limiting such activity to the Activity
Envelope and documenting compliance with this Sec. 7-20-10(b) and Sec. 7-20-
130 shall occur at Site Plan review.
(c) Protection of Natural Terrain
The County Planning Engineer or Community Development Director shall suggest and
may required design and construction techniques that lessen or mitigate any physical
and visual damage caused by the proposed activity or development to Constrained
Areas or to the natural terrain, stream vegetation, and other natural features of
landscape within the Activity Envelope. Techniques shall include, but are not limited
to:
(1) Revegetation: Revegetation and reforestation utilizing native or similar
horticultural material, to be completed during the first planting season
after construction; where vegetation is removed, it shall be replaced with
vegetation that will reach similar density and height to that removed
within two (2) years following conclusion of construction
APPLICANT'S RESPONSE: There is no plan to remove vegetation with
this Activity Envelope review for the Property. Any future removal of vegetation
shall be subject to the Land Use Code requirements for revegetation.
(2) Topsoil: Removing and saving topsoil prior to any grading or excavating
and replacement for revegetation.
APPLICANT'S RESPONSE: There is no proposal to remove topsoil at this
point in time. Any future removal and replacement shall occur after Site Plan
review and shall be subject to any conditions of approval and the requirements of
the Land Use Code.
(3) Weed Prevention: Weed prevention, thistle management, and
prohibition of non-native plants, which may include reducing animal
damage to vegetation cover, as determined by the United States Soil
Conservation Service Soil Survey.
10
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
APPLICANT'S RESPONSE: The Applicant is already proactive with weed
prevention and thistle management on the Property. Any future development
shall be subject to any conditions of approval for the Property as well as the
requirements of the Land Use Code.
(4) Utility Installation: Locating and installing utilities in a manner
minimizing damage to the natural environment and scenic quality.
APPLICANT'S RESPONSE: This Property is already serviced by utilities.
Although utility lines will need to be run to the structures within any designated
Activity Envelope, there is a transformer, meter and underground utility lines on
the Property.
(5) Erosion, Sedimentation, and Storm water Management
(a) Land uses shall.
1. No cause erosion problems and, if practicable, retain all soil
on site;
2. Minimize disturbance of natural vegetation and soil cover,
3. Ensure that all cuts and fills are adequately designed and
vegetated to control erosion as well as stability of the slope
area;
4. Ensure that natural drainage patterns are preserved and
protect from increased waterJlows and subject existing
channels and adjacent areas to increased erosion; and
5. Preserve natural vegetation and soil cover within those buffer
distances adjacent to rivers, streams, lakes, reservoirs and
wetland/riparian areas established in Sec. 7-20-80
APPLICANT'S RESPONSE: Any future development will require a soils
report, engineered plans and additional review as part of Site Plan review. The
Activity Envelope has been sited as to avoid steep slopes which will help alleviate
any concerns with regards to drainage patters and slope stability. There are no
rivers, streams, lakes, reservoirs and wetland/riparian areas on the Property or
within the setback limits as prescribed in the Land Use Code. The Property shall
be subject to conditions of approval of any Community Development and/or
Board or Commission approval as well as the requirements of the Land Use Code
with respect to erosion, vegetation, drainage, etc.
(b) Mitigation measures identified in an approved erosion,
sedimentation, or storm water management plan shall remain in
place until revegetation is viable.
APPLICANT'S RESPONSE: Such plan and mitigation measures shall be
developed and/or identified at the time of Site Plan review.
9
11
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
7-20-20: STEEP AND POTENTIALLY UNSTABLE SLOPES
The following provisions shall apply whenever steep slopes or potentially unstable
slopes occur within the Activity Envelope, but do not apply when the Activity Envelope
has been defined to avoid such areas:
(a) Slope Delineation
Slopes shall be delineated within the Activity Envelope with two (2) foot contour
intervals. Slopes between each two (2) foot contour in each of the following categories
shall be designed by a distinct graphic pattern
(1) Slopes that are fifteen (15) percent or greater, but less titan thirty (30)
percent;
(2) Slopes that are thirty (30) percent or greater, but less than forty-five (45)
percent;
(3) Slope that are forty-five (45) percent or greater
APPLICANT'S RESPONSE: Included in this application is the draft
Activity Envelope Plan which delineates the slopes that exceed fifteen, thirty and
forty-five percent slopes.
(b) Forty-five (45) Percent or Greater Gradient
Development is prohibited on slopes with a slope gradient equal to or exceeding forty-
five (45) percent except:
(1) Where:
a. The lot is in a legally plated subdivision, recorded prior to 1972, and
b. There is no alternative building site that avoids areas of slope
exceedingforty-five (45) percent, and
c. An engineer or geologist licenses in the State of Colorado
demonstrates that the site can be engineered so that there is no
Hazard posed by the location of development on such slopes, and
d. The proposed development complies with all standards in subsection
(c)(1) belohv applicable to slopes of thirty (30) percent or greater.
APPLICANT'S RESPONSE: Although there are areas within the Activity
Envelope which exceed forty-five (45) percent, there is substantial area within the
Activity Envelope to avoid building on forty-five (45) percent slopes. Should a
future owner request to building on these areas, that owner will need to meet any
Land Use Code requirements including Subsection (1) above or Subsections
(c)(3) and/or (c)(4) below.
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(2) As provided in subsections (c)(3) or (c)(4) below.
APPLICANT'S RESPONSE: Should a future owner request to build on
these areas, that owner will need to meet any Land Use Code requirements
including Subsection (1) above or Subsections (c)(3) and/or (c)(4) below.
(c) Thirty (30) Percent or Greater Gradient
Development is prohibited on slopes with a slope gradient of thirty (30) percent or
more, except as follows:
Development is prohibited on slopes with a slope gradient of thirty (30) percent or
more, except as follows:
(1) No Alternative Building Site
There is no alternative building site available on the parcel with slopes of less
than thirty (30) percent, development (but not roads or driveways) may be
approved by the Community Development Department through the Site Plan
process subject to the following standards.
APPLICANT'S RESPONSE (please note Applicant did not address Subsections
a -d as these items are specific to Site Plan review): There are areas on the
Property on which structures may be built where the slope does not exceed thirty
(30) percent. Should a future applicant wish to develop on slopes in excess of
thirty (30) percent, that applicant must address and meet the requirements of the
Land Use Code.
(2) Parcels with Some Areas of Less Than Thirty (30) Percent Slope
a. If a parcel contains areas with less than thirty (30) percent slopes
that are accessible by a road or driveway that meets the requirement
of this Land Use Code, but such areas (after exclusion of
Constrained Areas) are not large enough to develop the. floor area
permitted by underlying zoning, then the areas containing slopes of
less than thirty (30) percent must be utilized to develop as much of
the floor area as can feasibly be accommodated Areas containing
slopes of thirty (30) percent or greater (but not exceeding forty-five
(45) percent) may then be used for development of the remainder of
the permitted floor area. The resulting area specified for
development should define a contiguous area with slopes of less than
(30) percent to the maximum extent possible.
b. Development on slopes equal to or exceeding thirty (30) percent (but
less than or equal to forty-five (45) percent) shall be subject to the
development standards in Sec. 7-20-20(c)(1)(a) through (d)., and
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
shall minimize disruption of natural terrain as viewed from any of
those roads identified in Sec. 7-20-120(6).
APPLICANT'S REPSONSE: The Applicant, or its successor -in -interest,
shall address any issues with floor area and the ability to develop within the
Activity Envelope that the time of Site Plan review. The Applicant has sited the
Activity Envelope where most of the slopes are less than thirty (30) percent.
(3) Minor Slope Anomaly
Through the Site Plan process, exceptions for minor changes in slope
development may be permitted on lands that have a slope equal to or in excess
of thirty (30) percent when the slope is due to the presence of a minor natural
or minor man-made change in the gradient of a continuous slope, provided that
an engineer or geologist licensed in the State of Colorado demonstrates that the
slope's ground surface is not prone to instability or failure and that the
proposed development will not cause greater instability or increase in the
potential for slope failure.
APPLICANT'S RESPONSE: Should the Applicant or its successor -in -
interest wish to build on a minor slope anomaly, as defined in the Land Use Code,
the Applicant and/or its successor -in -interest may pursue that option at the time of
Site Plan review.
(4) Existing Roads and Driveways
Through the Site Plan process, an exception for minor road and driveway
improvements may be permitted to existing roads and driveways that traverse
previously disturbed slopes equal to or in excess of thirty (30) percent provided
that the applicant demonstrates that all of the following conditions are met
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest shall address these criteria at the time of Site Plan review.
(5) Short Driveway Encroachments
Through the Building Permit process, an exception for short driveway
encroachments may be permitted
APPLICATION'S RESPONSE: The Applicant or successor -in -interest shall
address the need for any short driveway encroachment exception at the time of
building permit review.
(6) Micro Hydroelectric Standards
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
Construction and maintenance of micro hydroelectric system improvements on
steep slopes may be approved by the BOCC through the Special Review and Site
Plan process subject to the following development standards.
APPLICANT'S RESPONSE: The Applicant or its successor -in -interest to
the Property can address any request for a micro hydroelectric system at the time
of Site Plan review and Special Review, if necessary.
(7) Habitable Retaining Structures
Through the Site Plan process, an exception for "habitable retaining
structures" and similar types of construction may be permitted at the toe, or
along the base of slopes equal to or in excess of thirty (30) percent, including
slopes in excess of forty-five (45) percent This section shall not modem other
prohibitions on development including but not limited to those in Section 7-20-
50 Geologic Hazards. This section is only available when all of the following
conditions exist.-
a.
xist.
a. The property on which the habitable retaining structures are
proposed to be built has previously been developed with a
structure(s) that meets the County Codes for human habitation and
that was built pursuant to valid County land use approvals and
building permits (as applicable).
APPLICANT'S RESPONSE. The Property is a vacant parcel and there has
never been a structure located on the Property, legal or otherwise. Based on the
Code in effect at the time of this application, building a habitable retaining
structure on the Property would not be an available option for the Property.
(8) Pitkin County Solid Waste Center Operations
The BOCC may authorize the following types of activities to occur at the Pitkin
County Solid Waste Center through the Pub Zone District Master Plan process.
APPLICANT'S RESPONSE: The Applicant is not proposing any activities
at the Pitkin County Solid Waste Center. This criterion does not apply to this
application.
(d) Less Than Thirty (30) Percent Gradient
Development is permitted on slopes with less than thirty (30) percent gradient
APPLICANT'S RESPONSE: The Applicant has located the Activity
Envelope so that areas with a slope of less than thirty (30) percent are maximized
within the Activity Envelope and so that development can occur in those areas
that are less than thirty (30) percent gradient.
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(e) All activity and development on slopes with a gradient of thirty (30) percent or
grated shall comply with the following standards.
APPLICANT'S RESPONSE: The Applicant is requesting Activity
Envelope approval and does not have a specific location and/or design for the
development that may occur on the Property in the future. The Applicant will
address the following criteria for development with a gradient of thirty (30)
percent or greater but these criteria will need to be addressed in more detail during
Site Plan review.
(l) Density Slope Reduction
If more than thirty (30) percent of the total land area of the parcel is
encumbered with slopes of forty-five (45) percent or greater, the maximum
permitted density of development on the parcel shall be reduced pursuant to
Sec. 5-10-20.
APPLICANT'S RESPONSE: Although there are areas on the Property
with slopes of forty-five (45) percent or greater, these areas do not exceed more
than thirty (30) percent of the total land area of the Property. Additionally, the
Property only permits one single-family structure and accessory buildings. The
Applicant is no seeking any additional density.
(2) Limits on Changing Natural Grade
The original, natural grade of areas within the Activity Envelope shall not be
raised or lowered more than four (4) feet at any point for construction of any
structure or improvement, except.
a. The site's original grade may be raised or lowered a maximum of
seven (7) feet if retaining walls are used to reduce the steepness of
manmade slopes, provided that retaining walls comply with the
requirements set forth in this section.
b. As necessary to construct a driveway from the street to garage or
parking area, grade changes or retaining walls up to seven (7) feet
may be allowed
APPLICANT'S RESPONSE: Grade changes within the Activity Envelope,
on areas greater than thirty (30) percent slope shall be addressed at the time of
Site Plan and building permit review.
(3) Grading for Accessory Building Pads Discouraged
Separate building pads for accessory buildings and structures other than
garages, such as tennis courts, swimming pools, outbuildings, and similar
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
facilities, shall be discouraged except where the natural slope is twenty (20)
percent or less.
APPLICANT'S RESPONSE: The Applicant and/or a successor -in -interest
to the Property can address the desire for accessory building pads and the location
of such structures in areas in excess of thirty (30) percent slope at the time of Site
Plan review.
(4) Limits on Graded, Excavated, or Filled Man Made Slopes
a. Where grading, excavation, or filling is necessary, grading
excavation, or filling to create slopes of twenty-five (25) percent
or less is strongly encouraged.
b. Graded or filled man-made slopes shall not exceed a slope of fifty
(50) percent.
C. Cut man-made surfaces or slopes shall not exceed a slope of fifty
(50) percent unless a soils engineering or a geotechnical report is
furnished stating that the site has been investigated and that in
the opinion of a qualified professional a curt at a steeper slope
will be stable and not create a hazard to public or private
property.
d. All cut, filled and graded slopes shall be recontoured to the
natural, varied contour of the surrounding terrain.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest to the Property will address grading, excavating and/or filling man-made
slopes on areas that exceed thirty (30) percent slope, if any, at the time of Site
Plan review.
(5) Guidelines for Retaining Walls
Use of retaining walls is encouraged to reduce the steepness of man-made
slopes and to provide planting pockets to re -vegetation.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest to the Property will address the need for retaining walls in any
Constrained Areas, including slopes in excess of thirty (30) percent, at the time of
Site Plan review.
(6) Standards for Retaining Walls
a. Retaining walls shall be faced with stone or earth -colored
materials similar to the surrounding natural landscape.
b. All retaining walls shall comply with the adopted building code,
except that when any provision of this section conflicts with any
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
provision set forth in the adopted building code, the more
restrictive provision shall apply.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest to the Property will address the need for retaining walls in any
Constrained Areas, including slopes in excess of thirty (30) percent, at the time of
Site Plan review.
(7) Detention/Stormwater Facilities
Where detention basins and other storm and erosion control facilities may be
required, any negative visual and aesthetic impacts on the natural landscape
and topography shall be minimized to the maximum extent practicable.
APPLICANT'S RESPONSE: Any requirement for detention/stormwater
facilities and screen requirements shall be addressed at Site Plan review.
(8) Utility Cuts
Utility cuts on any slope with a gradient of fifteen (15) percent or greater shall
be reviewed through the Site Plan process.
APPLICANT'S RESPONSE: As this is application is for siting the
Activity Envelope only, any utility cuts shall be reviewed at the time of Site Plan
review.
(9) Revegetation Required
Any slope exposed or created in new development shall be landscaped or
revegetated pursuant to the standards and provisions set forth in Sec. 7-20-130
as well as the revegetation standards in the Pitkin County Revegetation Guide,
the Pitkin County Landscaping Guidelines maintained by the Pitkin County
Public Works Department, and the Roadway Landscaping Guidelines included
in the Pitkin County Asset Management Plan, as applicable. In the event those
documents contain inconsistent requirements with regard to a particular area
of land, the stricter provision shall govern.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest to the Property shall address any revegetation requirements imposed as
conditions of approval, in the Land Use Code and/or in any adopted guidelines at
the time of Site Plan and building permit review.
(n Exceptions
Construction of non -motorized, public trails on land owned or held in easement by a
public or non-profit organization shall be reviewed through the Site Plan process, but
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
shall be exempt from the standards for development in Sec. 7-20-20 (Steep and
Potentially Unstable Slopes) and Sec. 7-20-50 (Geologic Hazards) provided that such
trails shaft be subject to any other applicable provisions of this Land Use Code and the
follow provisions.
APPLICANT'S RESPONSE: The Property is not owned by a public or
non-profit organization nor is there a proposal for the construction of non -
motorized, public trails on the Property. This criterion does not apply
7-20-30: WATER COURSES AND DRAINAGE
(a) Applicability
The water resources standards in the Sec. 7-20-30 are applicable to all development.
APPLICANT'S RESPONSE: There is no proposed development for the
Property. The Applicant wants to establish an Activity Envelope but the
Applicant will address the standards of Sec. 7-20-30 as appropriate.
(b) Encroachment or Channeling
Encroachment or channeling activities in a river, stream (including intermittent
streams), pond, wet meadow, or wetland are also subject to the requirements of Sec. 7-
20-40 and 7-20-80 of this Land Use Code, as well as all other applicable state and
federal statutes and regulations (including, but not limited to the U.S. Army Corps of
Engineers permitting requirements of Section 404 of the Federal Clean Rater Act).
APPLICANT'S RESPONSE: The Applicant is seeking Activity Envelope
approval and there is no development proposed — including encroachment or
channeling water courses. There are no rivers, streams, ponds, wet meadows or
wetlands located on the Property.
(c) Drainage
(1) General
Activities and development shall provide for:
a. Maintenance of historical flow pattern and runoff amounts to
reasonably preserve the natural character of an area and prevent
property damage attributable to runoff rate and velocity
increases, diversions, unplanned ponding and/or storm water
runoff,
b. The unimpeded flow of natural water courses and ditches;
C. Adequate drainage for low points;
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
d. A drainage system designed to account for an entire drainage
basin capable of accommodating runoff from an proposed
development and, where applicable, the runoff from areas
adjacent and upstream,
e. Maintenance of drainage system; and
f. On-site treatment of stormwater by use of best management
practices designed to detain and allow infiltration of runoff prior
to discharge to any water body.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest will address the maintenance of historical flow pattern, runoff amounts,
drainage, stormwater, etc. once there is a design for a structure(s) at the time of
Site Plan review submittal.
(d) Groundwater
Activities and development shall not result in the introduction of any contaminants to
ground water, or interfere with any recharge area or aquifer.
APPLICANT'S RESPONSE: None of the activities or development on the
Property hall result in the introductions or any contaminants to ground water, or
interfere with any recharge area or aquifer. Any owner will have to comply with
the Land Use Code and any conditions of approval.
(e) Irrigated Areas
Activities and development shall:
(1) Not adversely affect the adequacy of water supplies available for the
irrigation of agricultural lands; and
(2) Not adversely affect the exercise of any existing and decreed irrigation
water rights.
APPLICANT'S RESPONSE: No activities or development will adversely
affect the adequacy of water supplies for irrigation or affect the exercise of any
existing and decreed irrigation water right. The water rights in Starwood are
owned and controlled by the Starwood Home Owners Association and not the
individual owners.
(t) Irrigation Ditches
Activities and development shall:
(1) Access: Provide for access to irrigation ditches by ditch owners and to
the public if a ditch is to be, or is part of the Pitkin County Open Space
and Trails System or other public property.
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(2) Prevent Leakage: Ensure that no building shall be constructed
immediately downhill of a ditch unless the ditch can be placed in a
culvert, lined, or otherwise treated to avoid leakage of water downhill
towards the building.
(3) Avoid Flooding. Design land uses to avoid flooding problems from flood
irrigation.
(4) Avoid Seepage: Place basements and soil absorption on-site wastewater
treatment systems in locations where they will not be impaired by flood
irrigation or seepage from irrigation ditches.
APPLICANT'S RESPONSE: The Red Mountain Ditch ("Ditch") is
located on the Property. The Activity Envelope is sited so that the Ditch is
outside of the Activity Envelope, except across the access road where it is
culverted. Site Plan review and any future development will have to take into
consideration the requirements of this Subsection (f).
(g) Sedimentation
Activities and development shall:
(1) Control During Construction: Provide adequate sedimentation control
throughout all phases of development
(2) Sedimentation: Retain sediment produced by soil disturbances on site
where the disturbance occurs and prohibit run-off into any water body,
wetlands, or riparian area.
(3) Revegetation: Revegetate clear and grading as soon as possible, but in
no event longer than one grown season after conclusion of development
on site.
APPLICANT'S RESPONSE: Any future development must meet the
requirements of this Land Use Code, conditions of approval and building permit
requirements to ensure adequate control of sedimentation during construction, that
run-off of sediment is prevented and clear and grading is revegetated in a timely
manner. This issue is best addressed at Site Plan review and building permit
review.
(h) Water Quality
(1) All land uses shall comply with those setbacks required by Sea 7-20-80
and those setbacks required by Table 5-1.
(2) Activities and development shall comply with all state and federal statues
and regulations concerning the protection and enhancement of water
quality (including but not limited to the requirements of all state and
federal permitting programs).
(3) Activities and development shall be consistent with maintenance of the
Stream Classifications for the Roaring Fork River watershed, as
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
identified in Section 208 of the Roaring Fork Watershed Management
Plan, and shall comply with state regulations pertaining to maintenance
of those classifications
APPLICANT'S RESPONSE: The Applicant shall comply with the setbacks
required by Sec. 7-20-80, if applicable, and any setbacks required by Table 5-1
that is required for water quality. Any activities and development shall comply
with all state and federal statutes and regulations concerning the protection and
enhancement of water quality. Any activities and development shall comply with
Section 208 of the Roaring Fork Watershed Management Plan, and shall comply
with state regulations pertaining to maintenance of those classifications.
(i) Efficient Water Use
Activities and development shall emphasize the most efficient use of water,
including, to the extent permissible under law, the re -cycling and reuse of
water.
APPLICANT'S RESPONSE: The Applicant, or its successor -in -interest,
can address the most efficient use of water at Site Plan review. The Applicant is
only requesting approval of an Activity Envelope and does not have details with
respect to the development and any appurtenant water use at this point in time.
7-20-60: WILDFIRE HAZARDS
This section establishes the standards for development in wildfire hazard areas. The
level of hazard is determined primarily by grade or slope and continuity of fuels. As a
general guideline, low hazard is located on slopes of zero to twenty (0-20) percent with
discontinuous fuels, moderate hazard is located on slopes of ten to twenty (10-20)
percent with continuous fuels, or on slopes greater than twenty (20) percent with
discontinuous fuels; and severe hazard is located on slopes of greater than twenty (20)
percent with continuous fuels.
(a) Wildfire Hazards Map
Areas of "Severe Wildfire Hazard" and "Low to Medium Wildfire Hazard" are
designed on the Pitkin County adopted Wildfire Hazard Areas Maps, which are
maintained in the Community Development Department. However, the maps
are only a general reference, and actual wildfire hazards shall be field verified.
In the event field verification identifies areas of wildfire hazard not identified
on such maps, the provisions of this Sec. 7-20-60 shall apply to such areas. In
each case where an applicant's property is located partially or entirely within an
areas of "Severe Wildfire Hazard", a wildfire expert acceptable to the County,
shall visit the property to evaluate the level of risk in more detail The wildfire
expert may confirm the levels of risk indicated on the Wildfire Hazard Area
20
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
Maps, or may recommend that all or a portion(s) of the site shall be reclassified
to a higher or lower level of wildfire risk: In addition, the wildfire expert shall
make recommendations regarding any mitigation measures that should be
implemented in light of the proposed activity or development, and such
recommendations shall be considered by the County in the Site Plan process.
APPLICANT'S RESPONSE: The Property is mapped as an areas of
Severe Wildfire Hazard on the Pitkin County Wildfire Hazard Area Maps. The
Applicant hired Zone 1 Wildfire LLC ("Zone 1") to provide the County with a
Wildfire Hazard Analysis and Mitigation Report ("Report"). The Report is
attached to this Application. Zone 1 has visited the Property and its
recommendations for mitigation measures are contained in the Report.
(b) Wildfire Hazard Area Delineation and Activity Envelope
If requested by the Community Development Department during a pre -
application conference, the Site Plan shall delineate all areas of "Severe
Wildfire Hazard" and "Low to Medium lFildfire Hazard" within the Activity
Envelope and within one hundred (100) fee outside the Activity Envelope. In
the case of varying hazard levels within the Activity Envelope, it shall be
sufficient to label the entire Activity Envelope with the highest level hazard
existing in any part of such area. The Activity Envelope should be designed to
avoid areas of "Severe Wildfire Hazard", and to mitigate wildfire hazards in
areas of "Low to Medium Wildfire Hazard" as set forth in this Sec. 7-20-60. AU
wildfire mitigation and creation of defensible space shall occur within the
Activity Envelope.
APPLICANT'S RESPONSE: Although areas levels of wildfire hazards
must be delineated at Site Plan review, pursuant to the County's request, the
Applicant has provided a Report which will delineate the various levels of
wildfire hazard as designed by the County and verified by Zone 1. The Applicant
and/or its successor -in -interest can address the hazard areas within the Activity
Envelope at the time of Site Plan review and can outline mitigation measures at
that time as well. The Applicant is requesting the wildlife hazard be lower from
"Severe" to "Moderate."
(c) Standards Applicable to All Wildfire Hazard Areas
Development is allowed in wildfire hazard areas subject to conformance with
the following development standards, (which may be varied upon
recommendation by the wildfire expert), and conformance with additional
standards in subsection (d) as applicable.
(1) Defensible Space
The area around all buildings/structured, limited by property boundaries
that may limit a property owner's ability to comply with this section,
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
shall incorporate landscaping with wildfire defensible space
considerations as follows (note: actual vegetation manipulation to meet
this conditions may not be necessary where the natural vegetation
patterns have already fulfilled these condition):
a. Brush, debris and non -ornamental vegetation shall be
removed within a minimum ten foot (10') perimeter around
all structures.
b. Vegetation shall be reduced to break up the vertical and
horizontal continuity of fuels at a minimum of a thirty (30)
foot perimeter around a structure built on fat ground.
c. Spaciing between clumps of brush and vegetation up to the
thirty( (30) foot perimeter shall be a minimum of two (2)
times the height of the fuel. Maximum diameter of the
clumps shall be equal to the height of the fuel, All
measurement shall be from the edges of the crowns of the
fuel,
d All branches from trees and brush within the thirty (30) foot
perimeter shall be prunded to a height of ten (10) feet above
the ground with removal of ladder fuels from around trees
and brush.
e. Tree crown separation within thirty (30) foot perimeters shall
have a minimum of ten (1) feet between the edges of the
crowns, except for mature stands of aspen trees where ladder
fuels have been removed In areas of aspen regeneration,
understory shrubs and down and dead materials shall be
removed
f. All branches that extend over the roof eaves shall be trimmed
and all branches within fifteen (15) feet of chimneys shall be
removed.
g. The density of fuels up to a one hundred (100) foot perimeter
of the structures shall be reduced where natural reduction
has not already occurred.
h. All deadfall up to a one hundred (100) foot perimeter shall be
removed
L No new conifer trees shall be planted within ten (10) feet of a
residence.
j. No flammable mulches shall be placed within two (2) feet of a
residence.
k. The property owner shall be responsible for the continued
maintenance of defensible space vegetation requirements.
APPLICANT'S RESPONSE: The Property is currently vacant and
undeveloped. The Applicant and/or its successor -in -interest shall comply with
these standards at such time as the Property has been developed with structures.
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(2) Access
a. Access roads and driveways shall be built to County
standards; however, these standards may be increased to
mitigate wildfire hazards based on comments provided by the
State of Colorado Forest Service, the Sheriffs Department,
local fire protection districts and/or a person approved by the
County as an expert in wildfire area designation and
mitigation. Where feasible, looped routes of access/egress to
a public road shall be incorporated in the design of a
proposed development Looped routs of access/egrees is
defined as two (2) or more dedicated access roads to the main
artery/highway for widely separated ingress/egress; looped
drives with one (1) entrance point or divided single entrances
do not satisfy this condition. Where this is not feasible, the
Community Development Department may approve vehicular
turnaround areas a maximum of seven hundred fifty (75) feet
apart installed between the road intersection and its terminus.
Turnaround areas shall be the same standard as cul-de-sac
turnaround pads, these may be incorporated into the
proposed driveway entries.
b. New dead-end streets shall not be permitted, except for cul-
de-sacs and other turnarounds accept by the applicable local
fire district
c. Cul-de-sac turnaround pads shall have a minimum of a thirty
(3) foot drivable surface inside turning radius or a
hammerhead or other T -turn area acceptable to the
applicable local fire district
d. New driveways and access roadway shall enter the roadway at
a ninety -degree (90 ) angle for the first twenty-five (25) feet
of the driveway.
e. Fuel breaks as recommended by a wildfire expert approved by
the County may be incorporated into the design of access
roads or driveways.
APPLICANT'S RESPONSE: The Property is accessed off of a private
road, Carroll Drive, which is maintained by the Starwood Home Owner
Association. Mitigation pertaining to access will be addressed by Zone 1 (WHEN
GET REPORT SEE IF ANY SPECIFIC RECOMMENDATIONS) and at the
time of Site Plan review when there are specific plans for a driveway and specific
recommendations from the Aspen Fire Protection District as to access for fire
trucks and other emergency vehicles.
(3) Water Supply for Fire Safety
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision – Activity Envelope Review
a. When access to a public or private pressurized water system is
not available or if it is necessary to augment fire protection
water systems, private ponds may be used if approved by the
Community Development Department and the local fire
protection district.
b. Any fire department recommendation for individual structure
water supply and storage shall be accessible to the fire
department vehicles from the exterior of the structure
through a fire department approved mechanism (such as a
fire hydrant). The amount of storage capacity shall be
determined by the fire protection district with a minimum of
one thousand (1,000) gallon storage capacity per structure.
c. Regardless of size, all structures (including detached garages
and horse barns) where humans congregate regularly that
are located within areas identified as containing "C -Severe
Hazard: Trees" or "X—Severe Hazard Brush" wildfire
hazards shall be required to install in-house sprinkler systems
that meet the standards of the local fire protection district and
the adopted Building Code.
d. All structures greater than five thousand (5,000) square feet
in size shall be required to install in-house sprinkler systems
that meet the standards of the local fire protection district and
the adopted Building Code. At building permit submittal, the
local fire protection district may require smaller structures to
be sprinkled due to hazards conditions, emergency access
difficulties and lack of proximity to fire protection services.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest shall address water supply for fire safety at the time of Site Plan review.
SEE IF ANY SPECIFIC RECOMMENDATIONS FROM ZONE 1.
(4) Roofing Materials, Roofing Vents and Projections At or Below Roof
Line
Unless the wildfire expert has recommended a different method of
construction, roofs and projections at or below roof line in Low,
Medium and Severe Wildfire Hazards Areas shall be constructed
according to the following specifications.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest shall address the roofing materials at the time of Site Plan review and
when there is a site-specific design with specific roof materials proposed. The
Applicant and/or its successor -in -interest shall comply with any requirements for
roof materials, vents and projections in effect at the time of Site Plan and building
permit review.
aco 24
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision – Activity Envelope Review
(d) Additional Standards for Severe Wildfire Hazard Areas
(1) 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 areas, or (2)
development within the Severe Wildfire Area is preferable to alternative
Low to Medium Wildfire Hazard sites(s) because of other hazard
concerns relating to the alternative site(2).
(2) Development permitted in Severe Wildfire Hazard Areas
pursuant to this section shall be subject to all standards of Sec. 7-20-
60(c) above.
APPLICANT'S RESPONSE: The Applicant is requesting that the wildfire
hazard be lower from "Severe" to "Moderate."
(e) Recommendations of Wildfire Expert
In the case of both "Severe Wildfire Hazard Areas" and "Low to Medium
Wildfire Hazard Areas" the wildfire expert is authorized to recommend that
mitigation be provided through any combination of the structural design and
construction techniques and the defensible space techniques identified in this
Sec. 7-20-60.
APPLICANT'S RESPONSE: The Applicant is requesting that the wildfire
hazard be lower from "Severe" to "Moderate."
7-20-70: WILDLIFE HABITAT AREAS
This Section establishes land use standards for wildlife habitat to preserve, protect, and
expand the full range of biodiversity present in Pitkin County. Wildlife habitat shall be
addressed broadly to include locations that are ecologically significant and where
activities or structures would interfere with important wildlife functions and activities.
For purposes of this Sec. 7-20-70, Constrained Areas shall include but shall not be
limited to, locations that include. any portion of a wetland; riparian habitat, critical
wildlife habitat, severe winter range, and/or winter concentration areas; wildlife
mitigation corridors or habitat, wildlife production, birthing or calving areas;
important waterfowl and wading bird habitat areas, significant mountain sage, aspen
and mountain shrub dominated habitat, and rare, imperiled, sensitive, threatened, or
endangered species critical habitat.
(a) Wildlife Habitat Maps
Areas of designated wildlife habitat are shown on the Colorado Division of Wildlife
(CDO99 Species Activity Maps (the Wildlife Maps), which are maintained in the
Community Development Department and hereby adopted by reference, and may be
0 25
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
amended from time to time by the Colorado Division of Wildlife. In all cases,
mapping will be field verified by the Colorado Division of lllldlife or a wildlife
expert approved by Pitkin County. The following regulations shall apply to all
areas known to be wildlife habitat as a result of such field verification, regardless
of whether those areas are mapped on wildlife maps.
APPLICANT'S RESPONSE: The Property is mapped as mule deer and
winter elk range. The Applicant shall comply with the requirements of this
section and any conditions of approval required by CDOW and/or Pitkin County.
(b) General Principles
Delineation of the Activity Envelope, and the location and design of activities and
structures within the Activity Envelope, shall be based on consideration of the five
(S) principles listed in subsections (1) through (5) below. These principles shall be
evaluated not only on a site specific basis, but should also be used to consider the
location and role of the property in the context of larger habitat and wildlife
patters. Implementation of these principles may also include consideration of the
connectivety between other parcels and the cumulative effect of the property activity
or development in light of other activity in the area affecting related habitat areas.
Approved developments shall.
(1) Maintain large, intact areas of native vegetation and habitat area by
preventing fragmentation of those patches by development.
APPLICANT'S RESPONSE: The proposed Activity Envelope is just over
an acre in size. The Property itself is slightly over four acres. The Activity
Envelope is not fragmented. Because of the configuration of the Activity
Envelope, large, intact areas of native vegetation and habitat area will be
maintained.
(2) Protect rare landscape elements such as locally rare vegetation, unique
rock formations, sheltered draws or drainage ways, or other features,
and guide development towards areas of landscape containing more
common elements.
APPLICANT'S RESPONSE: The proposed Activity Envelope is located
near an open field and away from landscape elements such as locally rare
vegetation, unique rock formations, sheltered draws and drainage ways.
(3) Maintain connections among wildlife habitats by identifying and
protecting corridors for movement
APPLICANT'S REPONSE: The proposed Activity Envelope is clustered
with other residential lots in the Starwood Subdivision. Any corridors for
a 5, 26
Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
movement of wildlife will be identified by CDOW and addressed at the time of
Site Plan review.
(4) Contribute to the regional protection of rare species by protecting their
habitat locally.
APPLICANT'S REPONSE: The Property is identified as mule deer and
winter elk range. Although important to the area, these species are not considered
rare. No such habitat has been identified on the Property.
(S) Minimize the combined and cumulative impacts of activities and
development on wildlife species, wildlife habitat, wildlife movement, and
unique landscape elements.
APPLICANT'S RESPONSE: The Applicant is only seeking Activity
Envelope review at this time. Any specific conditions of approval to minimize
the combined and cumulative impacts of activities and development on wildlife
species, wildlife habitat, wildlife movement, and unique landscape elements can
be addressed at the time of Site Plan review. As stated above, the Applicant has
sited the proposed Activity Envelop in an area that is clustered near other
residential lots and a near an open field rather than on the more wooded and
steeper areas of the Property.
(c) General Standards
The standards in this section apply to all wildlife habitat areas shown on the
Species Activity Maps or field verified by a wildlife expert approved by the County,
or by the Colorado Division of Wildlife.
APPLICANT'S RESPONSE: The Property is identified as a mule deer and
elk winter range habitat. The County did not required that the Applicant engage a
wildlife expert as part of the Activity Envelope approval but the Applicant, and/or
its successor -in -interest, shall be subject to any conditions of approval as it relates
to wildlife habitat as part of the approval for the Activity Envelope and
subsequent site plan, if any.
(1) When existing native vegetation must be altered within the Activity
Envelope, the applicant may be required to prepare a habitat mitigation
plan acceptable to the County. Such mitigation plan may substitute (in a
nearby area in the subject property) vegetation equal in type and
quantity to that being moved to mitigate effects on wildlife species.
Should there be an opportunity on the properly for habitat mitigation or
restoring, off-site mitigation benefiting the same species may be
required, or financial mitigation may be paid into a County habitat
mitigation fund should such a fund be established in the future.
27
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
APPLICANT'S RESPONSE: The Applicant is seeking approval of an
Activity Envelope. At this point in time the Applicant is not proposing any
development and/or removal of vegetation on the Property. A habitat mitigation
plan, if required, can be developed and proposed at the time of Site Plan review.
(2) Manipulation of vegetation outside of the Activity Envelope.
APPLICANT'S RESPONSE: This requirement will be a condition of approval
for both the Activity Envelope review and Site Plan review. The Applicant and/or
its successor -in -interest shall be subject to this requirement.
(3) Mesh or woven wire fences are prohibited outside of the Activity
Envelope.
APPLICANT'S RESPONSE: This requirement will be a condition of approval
for both the Activity Envelope review and Site Plan review. The Applicant and/or
its successor -in -interest shall be subject to this requirement.
(4) Wood rail fencing shall employ three (3) rails or less, be the round or
split rail type, shall not exceed fifty four (54) inches in height above
ground level, and twelve (12) inches in width (top view), and shall have
at least eighteen (18) inches between the lower two rails.
APPLICANT'S RESPONSE: This requirement will be a condition of approval
for both the Activity Envelope review and Site Plan review. The Applicant and/or
its successor -in -interest shall be subject to this requirement.
(5) Wire fencing must be three (3) strands or less. The top wire should be a
twelve -point -five (12.5) gauge twisted barbless type at a maximum height
of forty-two (42) inches. The middle strands (which may be barbed)
should be located a minimum twelve (12) inches apart and from the top
wire preventing entanglement with mule deer jump over. The bottom
strand should be sixteen (16) inches form the ground
APPLICANT'S RESPONSE: This requirement will be a condition of approval
for both the Activity Envelope review and Site Plan review. The Applicant and/or
its successor -in -interest shall be subject to this requirement.
(6) Tall overly mature trees and standing dead trees (snags) should be
retained at a rate of two (2) to five (5) per acre whenever possible as
nesting and perching habitat
APPLICANT'S RESPONSE: There is currently no development or removal of
tress proposed. The Applicant and/or it successor -in -interest can address the
removal of any trees, and requirements pertinent to this criterion, at the time of
Site Plan review.
28
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(7) In areas of high black bear activity, fruit bearing trees and shrubs shall
be prohibited within the Activity Envelope. This does not include pre-
existing native trees and shrubs.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest will be subject to any conditions of approval regarding landscaping within
the Activity Envelope.
(8) Development shall be clustered to the maximum extend possible to
minimize impact on wildlife.
APPLICANT'S RESPONSE: As discussed above, the Applicant is
proposing to locate the Activity Envelope close to other residence development
and an irrigated, agricultural pasture that has been used by Starwood and/or the
Applicant for many years. The proposed Activity Envelope is located away from
more secluded areas of Starwood and surrounding properties.
(9) Access shall be provided to the Colorado Division of Wildlife for
trapping, tagging, studying or otherwise managing wildlife.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest shall be subject to any condition of approval with respect to Colorado
Division of Wildlife permissible access for trapping, tagging, studying or
otherwise managing wildlife.
(10) Trash/garbage shall be kept in an approved bear resistant
container or enclosure.
APPLICANT'S RESPONSE: The Applicant shall be subject to the Land
Use Code and any condition of approval relating to this requirement.
(11) Bird feeders, including hummingbird feeders, shall be hung
away form any deck or window, and be at least ten (1) feet from the
ground suspended between two (2) threes or posts. All seed feeders shall
include a seed catchment pan to catch discarded seed
APPLICANT'S RESPONSE: The Applicant shall be subject to the Land
Use Code and any condition of approval relating to this requirement.
(12) Horse grains, pellets, and cookies shall be stored in bear resistant
containers.
APPLICANT'S RESPONSE: The Applicant shall be subject to the Land
Use Code and any condition of approval relating to this requirement.
29
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(13) Petfood shall not be left outside.
APPLICANT'S RESPONSE: The Applicant shall be subject to the Land
Use Code and any condition of approval relating to this requirement.
(14) All outside doors shall utilize only solid round handled door
knobs unless another type is required by the applicable Building Code
for disability accessibility purposes.
APPLICANT'S RESPONSE: The Applicant shall be subject to the Land
Use Code and any condition of approval relating to this requirement.
(15) /Reserved for standard for raptor protection from new above
ground utility poles].
APPLICANT'S RESPONSE: The Applicant shall be subject to the Land
Use Code and any condition of approval relating to this requirement.
(d) General Buffer Standards
Structures located near wildlife habitat shall comply with the following standards
for maintaining buffer distances, unless (i) Pitkin County or the Colorado Division
of Wildlife suggests that a different buffer is appropriate due to unusual wildlife
factors or other unique features of the property, and the alternative is approved
through the Site Planning Process, or (ii) the parcel in question is too small to
accommodated the required buffers, in which case the buffers shall be provided to
the maximum extent possible.
(1) Nest/Roost Buffer
The minimum buffer for any structure located near an active peregrine falcon,
osprey, golden eagle, or bald eagle nest or roost site shall be one-half (1/2) mile
(2,640 feet) in Rural Areas, and five hundred (500) feet in Urban Areas. The
minimum buffer from any structure located near any other active raptor nest
site (except American kestrels) shall be one-quarter (1/4) mile (1,320 feet).
APPLICANT'S RESPONSE: No nest or roost site has been identified on
the Property.
(1) Intensive Use Buffer
Intensive uses such as commercial, industrial or motorized
commercial/organized recreational uses, open pit extraction or the construction
of roadways shall require a building or structure buffer of a minimum of one
30
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
thousand (1,000) feet from any wildlife habitat area in Rural Areas and five
hundred (500) feet in Urban Areas.
APPLICANT'S RESPONSE: There are no such uses proposed for the
Property.
(3) Endangered, Threatened or Rare Species
No structure shall be located in rare, threatened, or endangered species critical
habitat. There shall be a minimum one-half (1/2) mile (2,640 foot) buffer
between any building or structure and any threatened or endangered species
critical habitat. There shall be a minimum one-quarter (1/4) mile (1,320 foot)
buffer between rare and/or imperiled species habitat
APPLICANT'S RESPONSE: There are no endangered, threatened or rare
species that have been identified as being located in the Property.
(4) Important Waterfowl and Wading Bird Habitat Area
There shall be a minimum three hundred (300) foot buffer between any
building or structure and important waterfowl and wading bird habitat areas.
Within all important waterfowl and wading bird habitat, dogs shall be kenneled
within fifty (50) feet of the residential buildings or leashed under human
supervision.
APPLICANT'S RESPONSE: There is no important waterfowl or wading
bird habitat identified on the Property.
(5) Wildlife Mitigation Corridors
There shall be a minimum one-quarter (1/4) mile (1,320 foot) buffer between
any building or structure and wildlife migration corridors.
APPLICANT'S RESPONSE: There are no wildlife migration corridors
identified on the Property and/or within the Activity Envelope.
(6) Severe Winter Range, Winter Concentration Area
There shall be a minimum one-quarter (1/4) mile (1,320 foot) buffer between
any building or structure and critical habitat, severe winter range, and/or
winter concentration areas.
APPLICANT'S RESPONSE: The Property has been identified as being
winter elk habitat but not severe winter ranch and/or a winter concentration area.
The Applicant and/or its successor -in -interest shall be subject to any conditions of
approval regarding the winter range area.
31
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(7) Production Area
If development is approved adjacent to ungulate (bighorn sheep, mule deer and
elk) production areas, there shall be an minimum of one-quarter (114) mile
(1,320 foot) buffer between any building or structure and production areas.
APPLICANT'S RESPONSE: The Property has not been identified as an
ungulate production area.
(e) General Livestock and Domestic Animals
The following standards shall apply to all habitat areas unless a standard for
livestock and domestic animals in relation to specific species is provided in
subsection (t) below, in which case the standards in subsection (n shall govern.
(1) Wetland and Riparian Areas
Activities that involve the keeping of livestock and/or horses adjacent to
wetlands and riparian areas or their buffer areas shall include provisions in the
Site Plan that protect the wetland and buffer areas from damage due to such
domestic animals.
APPLICANT'S RESPONSE: There is no proposal to keep livestock
and/or horses on the Property. If such a proposal is made during Site Plan review,
the applicant at that time can address buffering livestock form wetlands (none on
the Property) or riparian areas — if such areas are deemed to be located on the
Property.
(2) Winter Range, Severe Winter Range, and Winter Concentration Areas
and Critical Habitat
If development is approved within winter range, severe winter range and/or
winter concentration areas, dogs shall be kenneled within fifty (50) feet of the
residential buildings or leashed under human supervision when outside a
required kennel.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest shall be subject to any conditions of approval with respect to dogs kept on
the Property.
(3) Wildlife Migration Corridors
If development is approved within migration corridors, dogs shall be kenneled
within fifty (50) feet of the residential buildings or leashed under human
supervision when outside a required kennel within a % mile (1,320 feet) of
32
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
migration corridors and within or adjacent to migration patterns, transition
range, or highway crossings.
APPLICANT'S RESPONSE: Although no such corridors have been
identified on the Property, the Applicant and/or its successor -in -interest shall be
subject to any conditions of approval with respect to dogs that are kept on the
Property.
(4) Wildlife Production Areas
If development is approved within or adjacent to wildlife production areas, dogs
shall be kenneled within fifty (50) feet of the residential buildings or leashed
under human supervision when outside a required kennel. If livestock is
present, a livestock management plan shall be required to prevent interference
with wildlife production.
APPLICANT'S RESPONSE: The Applicant and/or its successor -in -
interest shall be subject to any conditions of approval with respect to dogs kept on
the Property. No livestock is proposed to he kept on the Property and the
Applicant and/or its successor -in -interest can address a livestock management
plan in the unlikely even an owner should desire to keep livestock on the Property
in the future.
(5) Predation
If the County determines that one or more wildlife species on or near the
property are subject to predation by domestic animals, including dogs and cats,
the County may impose additional standards to reduce or eliminate such
predation.
APPLICANT'S RESPONSE: The issue of predation can be address
when/if such predation occurs on the Property.
(6) Overgrazing
Overgrazing of ranges by livestock shall be avoided
APPLICANT'S RESPONSE: As discussed above, no livestock is
proposed to be kept on the Property.
(n Additional Species Specific Standards
(1) Deer, Elk and Bighorn Sheep Winter Concentration Area/Severe Winter
Range
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
Development is prohibited within deer, elk, and bighorn sheep winter
concentration areas and severe winter range areas. In the event that an
application is denied because there is no hazard -free area on site, and an appeal
is later granted pursuant to Sec. 2-20-180 or relief is granted pursuant to Sec.
2-40-150, the proposed activity or development shall be reviewed according to
the following standards and shall comply with Secs. 7-20-70(b), (c), and (e).
APPLICANT'S RESPONSE: The Property is not identified as deer, elk,
bighorn sheep winter concentration area and/or severe winter range.
(2) Deer, Elk and Bighorn Sheep Winter Range
Land uses located in deer, elk or bighorn sheep winter range shall comply with
Secs. 7-20-70(b), (c), and (e), and the standards of this section.
a. High impact recreational uses are prohibited
b. Dogs within or adjacent to winter range shall be kenneled, except for
working dogs when at work.
APPLICANT'S RESPONSE: The Property has been identified as mapped
mule deer and elk winter habitat. There is no proposal for high impact
recreational uses. The Applicant and/or its successor -in -interest shall have to
comply with any regulations regarding dogs, if any, located on the Property as
well as the requirements in Secs. 7-20-70(b), (c), and (e).
(3) Deer and Elk Migration Patterns/Corridors and Highway Crossings
Development that blocks a deer or elk migration corridor and prevents
migration between summer and winter ranges is prohibited In the event that
an application is denied because there is no hazard free area on site, and an
appeal is later granted pursuant to Sec. 2-20-180 or relief is granted pursuant to
Sec. 2-40-150, the proposed activity or development shall comply with Secs. 7-
20-70(6), (c), and (e), and the standards of this section.
a. Dogs within one-quarter (114) mile (1,310 feet) of mule deer and
elk migration corridors and patterns shall be kenneled except for
working dogs when at work.
APPLICANT'S RESPONSE: The Property has not been indentified as
having deed and elk migration pattems/corridors. There are no highway crossings
near the Property. Nonetheless, the Applicant and/or its successor -in -interest
shall comply with any requirements regarding kenneling and/or leashing dogs.
(4) Deer and Elk Production Areas
34
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
Development is prohibited within deed and elk production areas. In the event
that an application is denied because no portion of the site outside of a deer and
elk production area, and an appeal is later granted pursuant to Sec. 2-20-180 or
relief is granted pursuant to Sec. 2-40-90 or Sec. 2-40-130, the proposed activity
or development shall comply with Secs. 7-20-70(b), (c), and (e), and shall be
reviewed according to the following standards. Approved development shall.
c. Prohibit other activities during the calving season that would disrupt
reproduction.
d Dogs are prohibited within one-quarter (1/4) mile of deer or elk
production areas. Dogs within one-half (1/2) mile of deer or elk
production areas shall be kenneled
e. Manipulation of vegetation is prohibited, except as approved by the
Colorado Division of Wildlife or a wildlife expert approved by Pitkin
County.
APPLICANT'S RESPONSE: The Property is not located within a mapped
and/or identified deer or elk production area.
(g) Timing of Construction
(1) Winter Range, Severe Winter Range, and Winter Concentration Areas
No construction shall be permitted from December ls'through March 31" if the
proposed development is within one-quarter (1/4) mile (1,320 feet) of a severe
winter range or winter concentration area. This restriction shall also apply to
winter range areas if recommended by the Colorado Division of Wildlife, or
other expert acceptable to the County, due to site specific circumstances, and/or
cumulative habitat loss.
APPLICANT'S RESPONSE: The Property is mapped as winter range for
mule deer and elk. The County has not required the Applicant to hire a wildfire
expert and presumably, the Colorado Division of Wildlife will be a referral for the
Activity Envelope review, Site Plan review or both. The Applicant or its
successor -in -interest shall be subject to any conditions of approval regarding
winter range for wildlife.
(2) Wildlife Mitigation Corridors
No construction shall be permitted within or adjacent to wildlife migration
corridors between October 15'h and November 30'h or between April 15'h and
May 30'h.
APPLICANT'S RESPONSE: The Property is not located within a mapped
Wildlife Mitigation Corridor.
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Land Use Code Criteria
Lot 23A, Block 2, Starwood Subdivision — Activity Envelope Review
(3) Wildlife Production Areas
a. No construction shall be permitted in or adjacent to wildlife
production areas between May 15'h and June 36e.
APPLICANT'S RESPONSE: The Property is not located within a mapped
Wildlife Production Corridor.
,6
PITKIN COUNTY PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Suzanne Wolff DATE: 2/22/16
PHONE: (970) 920-5093 E-MAIL: suzanne.wolff(apitkincounty.com
LOCATION: Carroll Drive; Lot R -23A, Block 2, Starwood Subdivision
PARCEL ID #: 264326403001 & 264326499999 (Starwood HOA Common Area)
ZONE DISTRICT: RS -20 LOT SIZE: 4.04 acres
OWNER: Carroll Drive Properties LLC
REPRESENTATIVE: Sarah Oates EMAIL: smo@okglaw.com
Type of Application: Activity Envelope Review
Description of Project/Development: Applicant is requesting to establish an Activity Envelope
for future development of a single family residence. An envelope will also be established on the
Common Area parcel to accommodate the on-site wastewater disposal system. A replat of Lot R -
23A is recorded in Plat Book 4 at Page 254. The parcel is vacant, with the exception of leach fields
that serve development on Lot R -53A and Parcel 1 of the Ziff Lot Split.
Land Use Code Sections to Address:
• 2-30-20(g)(1) & (3): Activity Envelope Criteria for Approval
• 6-30-100(b): GMQS Exemption for BOCC approved subdivision lot
• 7-10-50 & 60: Activity Envelope
• 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 — mapped severe hazard
• 7-20-70: Wildlife Habitat — within mapped mule deer and elk winter range
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
comment/objection deadline 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 to: Starwood HOA
FEES: $2,004 (make check payable to "Pitkin County Treasurer")
• $1,950 Planning Office flat fee (non-refundable; based on 6 hours of staff time. If staff
review time exceeds 7.2 hours, the Applicant will be charged for additional time above 6
hours at a rate of $325/hour)
• $54 Public Notice
3 C7
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" Activity Envelope Plan as designated in Section 2.1.1 of the Pitkin
County Land Use Application Manual,
3. Wildfire Hazard Analysis and Mitigation Report
4. 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.
5. 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;
6. Consent from the owners of the properties for the representative to process the application and
represent the owners;
7. List of all property owners within 300'.
8. Total fee for review of the application;
9. Executed Pitkin County Community Development Agreement for Payment of Land Use
Application Fees form (form attached);
10. Copy of this Preapplication Conference Summary 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 staffs interpretations based upon representations of the applicant. Additional
information may be required upon a complete review of the application.
➢ The Land Use Code is available on-line at http://pitkincounty.com/468/County-Code.
`r The Land Use Application manual is available on-line at http://pitkincounty.com/196ILand-Use
➢ 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.
yo
LAW OFFICES OF
OATES, KNEZEVICH, GARDENSWARTZ, KELLY 8& MORROW, P.C.
PROFESSIONAL CORPORATION
THIRD FLOOR, ASPEN PLAZA BUILDING
533E HOPKINSAVENUE
ASPEN. COLORADO, 81611
W OKGA W COM
LEONARD OATES
RICHARD A KNEZEVICH
TED D. GARDENSWARTZ
OAVIDB, KELLY
MARIA MORROW
OF COUNSEL
STEPHEN CONNOR
ANNE MARIE MCPHEE
SARAH M. OATES
STEPHANIE M. HOLDER
ATTORNEY'S TITLE CERTIFICATE
TELEPHONE (970) 92(61700
FACSIMILE (970) 9201121
DIRECT(970)544-1853
smo@okgle c
By this letter, the undersigned, Sarah M. Oates, an attorney licensed to practice law in the State
of Colorado hereby certifies the following:
1. The owner of the real property legally described as Tract R -23A, Starwood Two, according to
the replat of Lots R-23 and R-25, Starwood Two, appearing in the records of the County Clerk and
Recorder of Pitkin County, Colorado, in Book 4 of Maps at Page 254 ("Property") is Carroll Drive
Properties, LLC, a Colorado limited liability company ("Owner");
2. The ownership interest of Carroll Drive Properties, LLC is fee simple, free and clear of all liens
and encumbrances whatsoever;
3. There are no outstanding mineral interests with respect to the Property;
4. Access to the Property from the nearest private road is from Carroll Drive which abuts and is
adjacent thereto;
5. Carroll Drive is maintained by the Starwood Home Owners Association;
6. The Property is located in a platted subdivision, Starwood Two. The replat of the Property was
approved by the Pitkin County Board of Commissioners as a residential subdivision/re-subdivision in
1972.
7. This Certificate is given solely for the purpose of the land use application of Carroll Drive
Properties, LLC made with the Pitkin County Community Development Department to obtain
development approvals for the Property; and, may not be relied on for any other purpose.
Dated April NL_, 2016.
OATES, KNEZEVICH, GARDENSWARTZ, KELLY & MORROW, P.C.
Attorney's Title Certificate — Lot R -23A, Starwood Two
April 4, 2016
Page 2
Very truly yours,
OATEs, KNEZEVICH, GARDENSWARTZ,
KELLY & MORROW, P.C.
sy:
Sarah M. Oates
�_i a
M
-7
Property Owners within
300' of Lot R -23A,
Starwood
PARCEL
OWNER—NAME
OWNER _ADDRESS1
OWNER_CITY
OWNER ZIP
264326405001
CARROLL DRIVE PROPERTIES LLC
314 CARROLL DR
ASPEN
CO
81611
264326405002
CARROLL DRIVE PROPERTIES LLC
314 CARROLL DR
ASPEN
CO
81611
264326499999
STARWOOD HOME OWNERS ASSOC
0121 STEWART DR
ASPEN
CO
81611
264326401004
CARROLL DRIVE PROPERTIES LLC
314 CARROLL DR
ASPEN
CO
81611
264326401003
MORTON LLC
1046 KEARNY ST
SAN FRANCISCO
CA
94133
264326401002
CARROLL DRIVE PROPERTIES LLC
314 CARROLL DR
ASPEN
CO
81611
264326401001
CARROLL DRIVE PROPERTIES LLC
314 CARROLL DR
ASPEN
CO
81611
264326403005
FINK PERRY B & LESLIE A
402 MARINER DR
JUPITER
FL
33477-4068
264326403003
CARROLL DRIVE PROPERTIES LLC
314 CARROLL DR
ASPEN
CO
81611
M
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PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
AGREEMENT FOR PAYMENT OF LAND USE APPLICATION FEES
PITKIN COUNTY (hereinafter COUNTY) and CARROLL DRIVE PROPERTIES (hereinafter APPLICANT)
AGREE AS FOLLOWS:
1. APPLICANT has submitted to COUNTY an application for Activity Envelope Review
(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that Pitkin County Ordinance No. 012-2015 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 a base fee in the
amount of $1950.00 which is based on 7.2 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
APPLICANT
CARROLL DRIVE PROPERTIES, LLC
BY: F
Cindy Houben Print
Community Development Director 1�
Sian;
Date:
Mailing Ad— dry
Aspen, CO 81611
Effective 5/4/15
March 3, 2016
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 S. Galena Avenue, Third Floor
Aspen, CO 81611
RE: Land Use Application for Activity Envelope Review - Lot R -23A,
Starwood Two ('Property")
Dear Suzanne,
On behalf of Carroll Drive Properties, LLC ("Carroll Drive Properties"), the current
owner of the above -referenced Property, 1 am authorizing Sarah Oates and Leonard
Oates of Oates, Knezevich, Gardenswartz, Kelly & Morrow, P.C. to process the
Activity Envelope Review land use application on behalf of Carroll Drive Properties.
Please contact me if you have any questions or need additional information. The
contact information for Carroll Drive Properties is as follows:
Carroll Drive Properties, LLC
0005 Carroll Drive
Aspen, CO 81611
Care of Rocky Tschappat
(970) 920-1227 office
rtschappat@carrolldrive.com
C/ &
Sincerely,
CARROLL DRIVE PROPERTIES, LLC
By:
Rocky Schap t iorized Representative
"Prepare and protect your home and property from wildfire.
Wildfire Hazard Assessment
Lot R -23-A Starwood Two
Pitkin County, Colorado
Overview
The 4.055 acre lot and proposed 1.185 acre activity envelope are vacant land and there are no plans to
build any structures at this time. The elevation ranges from 8460 ft. to 8520 ft. The lot faces southwest
and is situated in a shallow draw with 0% to 30% slopes as shown on the Activity Envelope Plan. The site
visit was conducted on March 2816 2016 while there was approximately two feet of snow on the ground.
Obvious vegetation types observed on the property include quaking aspen (Popu/us tremuloides) Rocky
Mountain Fir (Abies lasiocarpa) and serviceber y (Amelanchier alnifolia). It is assumed that scattered
mountain shrubs and meadow grasses lie beneath the snow which would be consistent with typical aspen
grove understory in the area. Fire prone gambel oak (Quercus gambeliz) was absent on the property but
exists in surrounding areas. There is a seasonal irrigation ditch that runs through the property and
currently an irrigated pasture on the adjacent lower lot. The only history of a large wildfire in the area was
referenced in the Pitkin County Pre -Disaster Mitigation Update citing an event in 1974 when several
homes were threatened along McClain Flats and Starwood.
Three main factors affect the speed and intensity of a wildfire.
Weather
The typical weather pattern is a dry spring and early summer before the monsoonal flows from mid to late
summer. Another dry period can extend into early November. The prevailing winds are usually from the
south/southwest. Prime conditions for wildfire are periods of high tempretures, dry weather, low
humidity and gusty winds. Most wildfires are human caused followed by a small percentage from
lightning strikes during thunderstorms and 99% of those are extinguished by firefighters.
Topography
The south/southwest position (aspect) of the property provides maximum sunlight and therefore is the
driest side that would support the most flammable fuels like sagebrush and gambel oak but these fuel
types are not present on the property. The risk of extreme fire behavior can be elevated by a property's
location on a ridge or in a canyon, saddle or chimney which is not applicable to this property as it lies in a
shallow draw and the slopes average less than 20%.
(/7
Fuel
Aspen trees are the dominant vegetation type within the activity envelope and throughout the property.
Aspen groves often act as natural fuel breaks when a wildfire approaches. The open canopy in this aspen
groves allows more sunlight to reach the forest floor. The flowing irrigation ditch would add moisture
and higher humidity creating a "micro climate" which leads to a lusher, less flammable understory. Aspen
groves rarely carry fire in the tops of the trees (crown fire) so an advancing wildfire would likely bum
through the shrubs in patches, creeping with low intensity heat and small flame lengths
Hazard Rating
The attached Pitkin County Wildfire Hazard map rates the entire property as "severe" for a combination of
brush and trees. The vegetation within the activity envelope is actually a uniform, discontinuous mix of
mostly fire resistant aspen trees, an area of bare ground, some serviceberry, shrubs and grasses. The Pitkin
County aerial map and corresponding pictures from inside the proposed activity envelope shows the
view towards the proposed driveway, yellow arrow, north (Fig. 1) red arrow, east (Fig. 2) black arrow,
south (Fig. 3) orange arrow, west (Fig. 4). The open area in (Fig.3) is mostly bare ground as described by
the property manager. The densest vegetation within the activity envelope (Fig.4) would likely be within a
future site plan and removed.
In my opinion the proposed activity envelope and lot as a whole provides an area that would reduce an
approaching wildfires speed and intensity between the more flammable surrounding vegetation. I believe
the combination of all factors evaluated in this report would support my recommendation to reclassify
the entire lot to a "moderate" hazard rating.
Mitigation recommendations
The property manager states he has been maintaining the proposed activity envelope and entire lot by
removing deadfall, dead trees and shrubs. Continuing this maintenance program is acceptable and no
further recommendations need to be implemented at this time.
Submitted by Jerry Peetz
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MISCELLANEOUS
DOCUMENTS
I W 011410cKIin.r w
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5526 FAX4 (970) 920-5439
MEMORANDUM
To: Starwood Homeowners Association
FROM: Suzanne Wolff, Community Development Department
Suzanne.wolff@,pitkincounty.com
Re: Carroll Drive Properties LLC Merger and Minor Plat Amendment
(PID 2643-264-03-001; Case P029-16)
DATE: April 20, 2016
Attached for your review and comments are materials for an application submitted by
Carroll Drive Properties LLC. The Pitkin County Community Development Director will
review the application.
Please return your comments to me by Monday, June 6, 2016.
http://pitkincounty.com/DocumentCenterNiew/8896
If you require a paper copy of this application contact Bonnie Shiles at
bonnie.shiles@pitkincounty.com or 920-5109.
Thank you.
PITIUN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5526 FAX# (970) 920-5439
April 20, 2016
Sarah Oates
533 East Hopkins Avenue, 3rd Floor
Aspen, CO 81611
smo@okglaw.com
Re: Carroll Drive Properties LLC Activity Envelope Review
(PID #2643-264-03-001; Case # P029-16)
Dear Mrs. Oates:
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.
1. 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 May 5, 2016. 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 Department by the 6w day of June, 2016. 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 May, 2016, which is at least fifteen (15) days prior to June 6, 2016.
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 Shiles
Administrative Assistant
Encl: Affidavit Code Section 2-20-100
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN to the general public that on July 13, 2016, the Pitkin
County Community Development Director granted approval for the Carroll Drive
Properties LLC Activity Envelope Review (Case P029-16; Deter. #054-2016). The property
is located at 1020 Carroll Drive and is legally described as Lot R -23A, Block 2, Starwood
Two Subdivision. The State Parcel Identification Number for the property is 2643-264-
03-001. 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 Aspen Times Weekly, on JULY 21, 2016.
PUBLIC NOTICE
RE: Carroll Drive Properties LLC Activity Envelope Review (Case P029-16)
NOTICE IS HEREBY GIVEN that an application has been submitted by Carroll Drive
Properties LLC (314 Carroll Drive, Aspen, CO 81611) requesting approval to establish
an Activity Envelope for future development of a single family residence. The property
is located at 1020 Carroll Drive and is legally described as Lot R -23A, Block 2, Starwood
Two Subdivision. The State Parcel Identification Number for the property is 2643-264-
03-001. 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 June 6, 2016. For further information, contact
Suzanne Wolff at (970) 920-5093.
Published in the Aspen Times Weekly on May 5. 2016.
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 June 6, 2016. 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.
hqp://pitkinco=.com/DocumentCenterNiew/8896
OF COUNSEL smCLH,oY.glaw com
STEPHEN R. CONNOR
ANNEMARIEMCPHEE
SARAH M OATES
STEPHANIEHOLDER
COREY ZURBUCH
May 19, 2016
VIA HAND -DELIVERY
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 S. Galena Street
Aspen, CO 81611
Re: Carroll Drive Properties, LLC — Public Notice Affidavit for Lot R -23A, Starwood Two
("Properly')
Dear Suzanne,
Enclosed please find the Affidavit of Notice & Mailing ("Affidavit") for the above -referenced
Property. A photograph of the posted signed is attached to the Affidavit.
Please let me know if you have question or need additional information.
Enclosures
Sincerely,
OATES, KNEZEVICH, GARDENSWARTZ, KELLY &
MORROW, P.C.
By
Sarah M.)Dat6s
Pitkin County
MAY 19 2016
(� � Community Development
L C?r
LAW OFFICES OF
OATES,
KNEZEVICH, GARDF.NSWARTZ, KELLY & MORROW, P.C.
PROFESSIONAL CORPORATION
THIRD FLOOR. ASPEN PLAZA BUILDING
533E HOPKINSAVENUE
ASPEN COLORADO 81611
WWIY OKGKLAW CO.
LEONARD M. OATES
TELEPHONE (970) 920-1700
RICHARD A KNEZEVICH
FACSIMILE (970) 920.1121
TED D. GARDENSWARTZ
DIRECT (970) 5444853
DAVIDB KELLY
MARIA MORROW
OF COUNSEL smCLH,oY.glaw com
STEPHEN R. CONNOR
ANNEMARIEMCPHEE
SARAH M OATES
STEPHANIEHOLDER
COREY ZURBUCH
May 19, 2016
VIA HAND -DELIVERY
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 S. Galena Street
Aspen, CO 81611
Re: Carroll Drive Properties, LLC — Public Notice Affidavit for Lot R -23A, Starwood Two
("Properly')
Dear Suzanne,
Enclosed please find the Affidavit of Notice & Mailing ("Affidavit") for the above -referenced
Property. A photograph of the posted signed is attached to the Affidavit.
Please let me know if you have question or need additional information.
Enclosures
Sincerely,
OATES, KNEZEVICH, GARDENSWARTZ, KELLY &
MORROW, P.C.
By
Sarah M.)Dat6s
Pitkin County
MAY 19 2016
(� � Community Development
L C?r
County of Pitkin }
AFFIDAVIT OF NOTICE &
} ss.
MAILING PURSUANT TO
State of Colorado }
PITKIN COUNTY LAND USE
CODE SECTION 2-20-100
I, Sarah Oates, being or representing an Applicant to the Pitkin County Development
Department, personally certify 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:
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 comment deadline to all owners of property within 300' of the
subject property, as indicated on the attached list, on April 28, 2016 (which is 30 days prior to the
deadline of May 5, 2016). The names and addresses of the adjacent property owners shall be those
on the current tax records of Pitkin County as they appeared no more than 60 days prior to the public
comment.
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 May 19, 2016, which is at least fifteen (15) days prior to the public comment
deadline. A photograph of the posted sign is attached hereto. h
Applicant's name
(Attach photograph here)
Signature
Signed before me this gtday of
201Lby
ALLISON
NOTARY PUBLIC
ST!
'PFVE9�°IIANC AND OFFICIAL SEAL
NURY 1�0�1m�"W@
MV MMI
Notary Public
C
Notary Public's Signature
1:\county/planning\admindecision%adminfort %affidavit for Activity Envelope/Site Plan/Caretaker Dwelling Unit
PuBi-Iv
TILE
PURPOSE
VE
T � n
5 C- I .- Ty
COMMENTS/OgJE
Any comments CT�Oiis:
-- or objections must be
provided to the Pitkin County
Community Develo
130 South pment Department,
Galena Street
81611, 970-920-5526 by the following
Aspen,
date,
DATE
FOR FUR rtj l 6
,. CONTgC ER INFO
o L�T' z �
Name:
Project Address
Type:
Permit Number
0029.2016.PLAN
0029.2016. PLAN
PITKIN C*UNTY COMMUNITY DEVELOMENT
Permit Receipt
RECEIPT NUMBER 00040109
CARROLL DRIVE PROPERTIES LLC Date:4/5/2016
1020 CARROLL DR
check # 22762
Fee Description
PP- Flat Fee
PP- Public Notice Fee
Amount
1,950.00
54.00
Total: 2,004.00
LAW OFFICES OF
OATES, KNEZEVICH, GARDENSWARTZ, KELLY & MORROW, P.C.
PROFESSIONAL CORPORATION
THIRD FLOOR ASP9N PLAZA BUILDING
533E HOPKINS AVENUE
ASPEN COLORADO 61611
NM MGKLAW.COM
LEONARDM OATES TELEPHONE(970)920-1700
RICHARD A KNEZEVICH FACSIMILE (970) 920-1121
TED D. GARDENSWARTZ DIRECT (970)5M 1653
DAVID KELLY
MARIA MORROW
OF COUNSEL
STEPHEN R. CONNOR srlx�dcgla.v.mm
ANNE MARIE MCPHEE
SARAH M OATES
STEPHANIE M. HOLDER
COREYZURSUCH
August 24, 2016
VIA HAND -DELIVERY
Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 South Galena Street
Aspen, CO 81611
Re: Activity Envelope Plat — Lot R -23A, Block 2, Starwood Subdivision
Dear Suzanne:
Enclosed please find the Activity Envelope Plat for Lot R -23A, Block 2, Starwood Subdivision
and a $20.00 check for the recording fee for recording a plat.
&4je_ (vcts C3n1L)tl t
Please contact me if you have any questions or need additional information.
Enclosures
Sincerely,
OATES, KNEZEVICH, GARDENSWARTZ, KELLY &
MORROW, P.C.
By �'
Sarah M. Oates
PLATS
-
LEGEND -
MIN. SLOPE
MAX. SLOPE
Q
- Electric Transformer
0.000%
15.000%
11
®
- Electric Meter
30.000%
a
2
jj
- Irrigation Cont. Valve
11'29'01"
3
45.000%
100%
UE Underground
ElectricLine
70°19'52"
NO2'28'04"E
129.56'
UT Underground
Telephone Line
290.09'
18'35'01"
N41 *59'22"W
x Fence
C5
79.36'
60.00'
75'47'00"
-
Gravel
C6
118.02'
•
56'21'01"
Asphalt paving
113.32'
C7
4
g p •. • ®, 4
-
107'49'36"
N25'17'48"E
53.57'
C8
84.51'
104.20'
46'28'24"
N52'51'47"E
82.22'
C9
x
186.77'
8'04'37"
N35.43'01 "W
26.31'
C10
4.53'
185.77'
1 °23'53"
N40'27'16"W
4.53'
C11
1
69.27'
102'17'19"
S87'42'08"W
10-1,,",IM
C12
70.11'
39.27'
.
N87`42'08"E
61.17'
C13
^
155.77'
1'23'53"
S40'27'16"E
3.80'
as
67.51'
151.77'
25°29'10"
527'00'44"E
66.96'
C15
62.63'
R2
31 °54'07"
Graphic Scale
61.82'
C16
0
20 40
80
N52'21'30"W
26.92'
C17
In Feet: 1 " = 40°
140.56'
11'17'46"
N75 -47'13"W
27.67'
C18
C
126.99'
9'54'22"
S30'09'32"E
rn
C19
37.58'
155.56'
13'50'31"
S83'15'40"E
37.49'
L41
R -25-A -o
22.21'
L42
S41 °09'12"E
STARWOOD r
L43
S50°14'41 "W
4.00'
TWO o
V)
R-49
STARWOOD SEVEN
WIF
/✓PHF.
v
v r „��, �, Mfr"' y �. ,� < � .,�' `,��r � /�.. ��: ,^ y���� m,�� �, i✓. ..9i.'° -�� .
CIO
i
y S � ✓�
23 >x ��✓ ��i Xi r y,
Ripe
eco
MIN. SLOPE
MAX. SLOPE
_1 i� �Activity Envelope-
\ R -53-A Starwood STARW000 SEVEN T
C'Q
Pitkin County,LI ®\3 Colorado �pip G
P6 2.01
C>6 \ PROPERTY DESCRIPTION:
\ LOT R23 -A, STARWOOD TWO, ACCORDING TO THE REPLAT OF LOTS R-23 AND R-25 STARWOOD TWO, RECORDED MAY 9, 1972 IN PLAT BOOK 4 AT PAGE 254 IN THE OFFICE
OF THE PITKIN COUNTY CLERK AND RECORDER.
'OSED . k
GESS
_LOPE��� NOTES:
010�
>X20"t 1. This map has been prepared pursuant to client request for an Activity Envelope Plan.
i� LEACH ��' �� • ��
FIELD �. a �� 2. Units of linear measurements are displayed in US Survey Feet.
' EASEMENT oo U
REC. 3. Datum and Contour Interval: Contours and Elevations are shown on NGVD29 converted from NAVD88 using VERTCON. Contour interval is 1.0' Minor and
�a
o. ��>' :.�5.0' Major.
(SERVES
I ' � •i
LOT R53 -A " ' 4. Flood Zone Information: Based on FEMA FIRM Panel 08097cO201 C, with on effective date of June 4, 1987. the subject property lies outside of Flood Line
�� • in area described as Zone X, Areas determined to be outside of 500 Year Flood Plain".
r & ZIFF `LOT "
SPLIT,
PARCEL 1)
\, DISCLAIMER
APPLICANT ACKNOWLEDGES THAT HE/SHE HAS BEEN INFORMED BY PITKIN COUNTY OF
y THE EXISTENCE OF ENVIRONMENTAL HAZARD AREAS THAT MIGHT AFFECT THE PROPERTY,
y ✓C �" -' ANY IMPROVEMENTS, AND THE USE AND OCCUPANCY THEREOF. ' THE PROVISIONS OF THE
c srs�s; PITKIN COUNTY REGULATIONS DO NOT IN ANY WAY ASSURE OR IMPLY THAT AREAS
OUTSIDE OF DESIGNATED HAZARD AREAS WILL BE FREE FROM HAZARDS OR THAT
APPROVED MITIGATION MEASURES WILL GUARANTEE THE SAFETY OF ANY PROPERTY.
bow / CARROLL DRIVE PROPERTIES, LLC
m
y e�
By- ---------�------------------- as--------
PITKIN COUNTY COMMUNITY DEVELOPMENT DIRECTOR APPROVAL
THIS ACTIVITY ENVELOPE PLAN HAS BEEN REVIEWED �AN D APPROVED BY THE PITKIN
COMMUNITY DEVELOPMENT DIRECTOR THIS ___tAY OF
2016, SUBJECT TO THE TERMS AND CONDITIONS OF ADMINISTRATki DECISION
_Fq- t � _ RECORDED IN TUE PITKIN COUNTY CLERK AND RECORDER'S OFFICE AS
RECEPTION N0.
4��••' ••`'yam
/ BY: ---------r�------ --- :�
COMMU
1:
Y DEVELOPMENT DIR E
C 0��AL I
/
RA
CLERK
/ CLERK AND RECORDER ACCEPTANCE FOR RECORDING
THIS ACTIVITY ENVELOPE PLAN HAS BEEN ACCEPTED FOR FILING.4N THIS .OFFICE OF .THE
C ERK AND RECORDER OF
0
E PITKIN COUNTY
COLORADO ON
THIa
DAY OF
20 6
1 IN PLA
> � � _ T BOOK
_ AT PA
!d. GE
,r AS
1L� REC P 10
)OD _
ET NNO.
, i r .0 ``" ate- ", 1�6 � t��+s. ✓,� � � ��" � - ,�c '., iy/�✓:'. .,.b. /*si �, '�� � (p /
R
ON
RECEPTION#: 631799 08130/2016 at
x / BY: 11:54:39 �4M}1 OF 1 R $11.00 Janine K.
\ LOT R23 -A -------------
CLERK AND RECORDER De!��-��f Vos Caudill, Pitkin County, CO
r Vfib STARWOOD TWO
C
PLAT BK 115 PG 57
PLAT BOOK 4 PAGE 245
A�.PE' 4.055 ACRES t +
PARCEL 1 /
/ ZIFF LOT SPLIT -�-
e � /
N67.33'00"E
10.47'
PARCEL2
ZIFF LOT SPLIT
SLOPE TABLE '
NUMBER
MIN. SLOPE
MAX. SLOPE
COLOR
0
0.000%
15.000%
11
1
15.000%
30.000%
a
2
30.000%
45.000%
11'29'01"
3
45.000%
100%
138.07'
- CURVE TABLE -
CURVE #
ARC
LENGTH
RADIUS
DELTA
ANGLE
CHORD
BEARING
CHORD
LENGTH
C1
456.02'
631.11'
41'24'00"
N46'51'00"E
446.16'
C2
125.22'
624.77'
11'29'01"
N31'53'30"E
125.01'
C3
138.07'
112.48'
70°19'52"
NO2'28'04"E
129.56'
C4
94.09'
290.09'
18'35'01"
N41 *59'22"W
93.68'
C5
79.36'
60.00'
75'47'00"
N89.10'23"W
73.70'
C6
118.02'
120.00'
56'21'01"
S81 *06'38"W
113.32'
C7
62.38'
33.14'
107'49'36"
N25'17'48"E
53.57'
C8
84.51'
104.20'
46'28'24"
N52'51'47"E
82.22'
C9
26.33'
186.77'
8'04'37"
N35.43'01 "W
26.31'
C10
4.53'
185.77'
1 °23'53"
N40'27'16"W
4.53'
C11
123.67'
69.27'
102'17'19"
S87'42'08"W
107.89'
C12
70.11'
39.27'
102'17'19"
N87`42'08"E
61.17'
C13
3.80'
155.77'
1'23'53"
S40'27'16"E
3.80'
C14
67.51'
151.77'
25°29'10"
527'00'44"E
66.96'
C15
62.63'
112.48'
31 °54'07"
N11'03'20"E
61.82'
C16
27.10'
69.27'
22'24'37" 1
N52'21'30"W
26.92'
C17
27.71'
140.56'
11'17'46"
N75 -47'13"W
27.67'
C18
21.96'
126.99'
9'54'22"
S30'09'32"E
21.93'
C19
37.58'
155.56'
13'50'31"
S83'15'40"E
37.49'
- LINE TABLE -
LINE #
BEARING
DISTANCE
L1
S36'33'29"W
48.18'
L2
S35'24'51 "W
87.10'
L3
S79°25'39"E
27.30'
L4
S65'19'43"E
81.88'
L5
S44°11'42"W
48.71'
L6
S28'27'42"W
39.83'
L7
S34'02'01 "W
15.50'
L8
S28°59'18"W
22.72'
L9
S21 *53'22"W
29.71'
L10
S08'17'36"W
35.30'
L11
S69°59'47"W
24.37'
L12
S03°58'39"E
42.04'
L13
S42'49'27"W
46.37'
L14
N7357'10"W
54.56'
L15
S44'53'14"W
35.24'
L16
S48°57'43"W
22.56'
L17
S51 *52'55"W
52.42'
L18
N51 *34'09"W
21.05'
L19
N73°29'53"W
21.95'
L21
N31 '47'00"E
109.77'
L22
N19'40'00"E
65.11'
L23
N82'43'54"E
16.93'
L24
N79°12'36"E
56.63'
L25
N81'41'58"E
33.60'
L26
N76'05'59"E
24.25'
L27
S3633'29"W
13.91'
L28
S19'40'00"W
92.66'
L29
S12°59'25"E
53.80'
L30
N79°12'36"E
46.56'
L31
N79°12'36"E
46.56'
L32
N12`59'25"W
133.88'
L33
S50°14'41 "W
1.00'
L34
N41'09'12"W
27.18'
L35
S3633'29"W
22.21'
L36
S3633'29"W
48.18'
L37
S35'24'51 "W
87.10'
L38
S79'25'39"E
27.30'
L39
S65'19'43"E
5.32'
L40
N35'51'38"E
122.21'
L41
N36'33'29"E
22.21'
L42
S41 °09'12"E
27.18'
L43
S50°14'41 "W
4.00'
W* M
7lot
et, Suite 200
CO 81601
vw.sgm-inc.com Of
R'2 3'A� Starwood 1 wo
Pitkin County, CO
#
Revision
Date
By
Activity Envelope Plan
Job No. 2016-109.001
1
Drawn by: JLW
3
Date:.11 - 08/08/16
4
REB
5
File: R-23
_A_AEP