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HomeMy WebLinkAboutpitkin.planning.264514100007 (2016)1 Davis Horn• PLANNING & REAL ESTATE CONSULTING November 7, 2016 Mike Kraemer Pitkin County Community Development Department 130 South Galena Street Aspen, Colorado 81611 Re: 5134 Snowmass Creek RD LLC Activity Envelope and Site Plan Review and Special Review for Transferable Development Rights (Parcel ID # 2645-141-00-007) Dear Mike: The 5134 Snowmass Creek Rd LLC, the Applicant in this land use review, is the owner of a property on Snowmass Creek just upvalley of the Deaf Camp. The Applicant is requesting Activity Envelope and Site Plan approval for redevelopment of a single family residence on this developed lot. The proposed development plan includes a new barn, greenhouse and restoration of a hayfield which has been converted to a yard and the use of a Transferable Development Right (TDR) to expand floor area up to 8,250 square feet. The property contains 8.748 acres and is located in the RS -30 residential zone district. Attachment 1 is a vicinity map which depicts the location of the property within Pitkin County. This application is divided in to the following sections which address the concerns identified by the Community Development Department in the Pitkin County Pre -Application Conference Summary in Attachment 2. I. Background II. Existing Conditions III. Project Description IV. Land Use Review; and V. Summary The following attachments are referenced in this land use application. 1. Vicinity Map 2. Pre -Application Conference Summary Sheet 3. Documentation from Pitkin County Building Department Records for 5134 Snowmass Creek Road (formerly 3330 Snowmass Creek Road) 4. Existing Conditions Map: Topographical Improvement Survey Including a Slope Analysis 5. Ecological Assessment of Residential Development — Activity Envelope and Site Plan Review 6. 5134 Snowmass Creek Road LLC Activity Envelope & Site Plan 7. 5134 Snowmass Creek Road — Engineering Report prepared by Matt Webster of SGM 8. Floor Plans with Floor Area Calculations for the Proposed Home, Greenhouse and Barn ALICE DAVIS AICP I GLENN HORN AICP 215 SOUTH MONARCH ST. - SUITE 104 - ASPEN, COLORADO 81611 - 970/925-6587 - FAX: 970/925-5180 adavis@rof.net ghorn@rof.net 9. Elevations of Proposed House, Barn and Greenhouse 10. Existing and Proposed Perspectives of House and Exterior Materials 11. Proof of Ownership 12. Letter Authorizing Davis Horn Incorporated to prepare and this submit land use application; 13. Signed Fee Agreement; and 14. List of Property Owners within 300 feet of the Subject Property. I. BACKGROUND The existing home on the subject property was legally built in 1977 according to the rules and regulations in place at that time. Attachment 3 provides documentation that the home was built legally at the time of construction. As stated in these Pitkin County documents, the property was formerly addressed as 3330 Snowmass Creek Road when it was built. The current address (5134 Snowmass Creek Road) was used when a deck was built in 2005 and a letter of completion was issued by Pitkin County. Attachment 3 includes Certificates of Occupancy, a letter of completion and building permits for the home. This documentation shows the existing residence has a "legal" status and was built according to the regulations in effect in 1977. No formal land use approvals were found for the property. II. EXISTING CONDITIONS The subject site is located approximately two miles from the intersection of Snowmass Creek Road and Watson Divide in the Snowmass Creek Valley. According to the Pitkin County Clerk and Recorder, the site is improved with a single family home of approximately 5,308 square feet built in 1977. With 8.748 acres, the property is a nonconforming lot of record in the RS -30 Zone District, an agricultural residential zoning category which allows one home on 30 acres. The Existing Conditions Map in Attachment 4 shows existing improvements and topography. The Map depicts the 8.748 acres, the 100 foot riparian/wetlands river setback from the mean high water mark of Snowmass Creek, the existing gravel access driveway and the non- conforming portion of the existing home within the 100 foot river setback. There is a 50 foot fishing easement in Snowmass Creek and several utility easements shown on the Map as well. A slope analysis shown on the Existing Conditions Map shows the site is essentially flat except along Snowmass Creek Road where slopes drop toward the property and behind the home where the home and landscaping improvements have created steeper slopes than those naturally occurring. The slope analysis gives slopes in the categories described in the Pitkin County Land Use Code, 0-15%,15-30%,30-45% and over 45%. As shown, most of the slopes in the proposed Activity Envelope are under 15% with some steeper slopes in the two areas described above. Jonathan Lowsky of Colorado Wildlife Science has completed an Ecological Assessment of Residential Development — Activity Envelope and Site Plan Review for the redevelopment of the 2 property. Jonathan's report is found in Attachment 5. The proposed redevelopment of the property does not impact riparian and wetland areas which are located immediately adjacent to Snowmass Creek. The proposed 5134 Snowmass Creek RD LLC Activity Envelope and Site Plan in Attachment 6 has been developed considering Lowsky's evaluation and all constraints on the property. III. PROJECT DESCRIPTION Attachment 6 is the proposed 5134 Snowmass Creek RD LLC Activity Envelope and Site Plan ("Site Plan"). The Applicant is requesting to establish an Activity Envelope and obtain Site Plan Review approval to tear down and redevelop the existing single family home, restore the lawn to a hay field, add a greenhouse and barn as part of the agricultural operation and convert a small existing shed into an outdoor sauna. A portion of the existing home is now within the 100 foot setback from Snowmass Creek but the redeveloped structure will not be in the setback, eliminating this non -conformity. The proposed redeveloped house and new accessory uses will be less than 8,250 square feet of floor area, 5,750 square feet plus a TDR for an additional 2,500 square feet. The proposed greenhouse will be approximately 700 square feet and the barn will be 1154 square feet. Both the greenhouse and the hay barn are exempt from floor area calculations as they will be functioning as part of an agricultural operation. Overhangs are exempt from floor area for barns when they are eight (8) feet or less. The overhangs proposed are longer than eight feet to better cover large equipment, so the additional, non-exempt area over eight feet is included in floor area calculations. The driveway accessing the house will be in a similar location as the existing driveway though realigned and improved to provide superior fire access, to avoid existing trees and vegetation, boulders and to have less impact on the agricultural haying operation. Please refer to the Matt Webster, P.E. letter in Attachment 7 which discusses access, utilities and other engineering issues. The proposed project is illustrated in the 5134 Snowmass Creek RD LLC Activity Envelope and Site Plan in Attachment 6, the floor plans in Attachment 8; the proposed residence, barn and greenhouse elevations in Attachment 9 and the perspectives of the new home as viewed from Snowmass Creek Road and from a neighboring home in Attachment 10. The existing and proposed vegetation and the distance from the Road will largely buffer views of the redeveloped home from the Snowmass Creek Road. Views of the new barn, closer to Snowmass Creek Road than the other uses, and views of the hay operation will add to the rural agricultural character of the site and the neighborhood. As shown in the floor plans with floor area calculations in Attachment 8, the proposed home will have 7,759 square feet, 491 square feet below the 8,250 square feet allowed if one TDR is approved for used on the site. There is 347 square feet of deck area on the proposed home, all of which is well below 1,237.5 square feet allowed for exempt deck space for this home. The proposed greenhouse will be 694 +/- square feet, below the allowed 1,000 square foot exemption for a greenhouse built in conjunction with an agricultural operation. A 150 square foot deck on the greenhouse is exempt as well. The barn proposed is 1,154 square feet, also exempt from floor area calculations as it will be part of an irrigated haying agricultural operation. Floor area for overhangs on the barn covering the open tractor parking which are longer than eight (8) feet and therefore are not exempt from floor area calculations, are included in floor area calculations. IV. LAND USE CODE REVIEW This section of the application demonstrates compliance with the following Land Use Code standards identified by the Community Development Department in the Pre -Application Conference Summary in Attachment 2. Land Use Standards appear in bold followed by the Applicant's responses to the standards. ■ Section 7-10-50: Activity Envelope and Site Plan ■ Section 7-20-10: Site Preparation and Grading ■ Section 7-20-20: Steep and Potentially Unstable Slopes ■ Section 7-20-40: Floodplain Hazards ■ Section 7-20-60: Wildfire Hazards — mapped low wildfire hazard area ■ Section 7-20-70: Wildlife Hazards — mapped adjacent to elk range & w/in deer winter range ■ Section 7-20-80: River and Stream Corridors and Wetlands ■ Section 7-20-120(d): Scenic View Protection Areas (Snowmass Creek Road) ■ Section 7-20-130: Landscaping and Vegetation Protection ■ Section 4-30-50(h): Solar Panels; ■ Section 2-30-30(h): One Step Special Review for TDR Receiver Site ■ Section 9-50-20: Restoration of a Non -conforming Structure without Significant Changes. Activity Envelope and Site Plan Section 7-10-50 & 60 (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 categories, 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) floodplain hazard areas, (v) geological 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. (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 4 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) of 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 this Chapter 7, and maximize compliance with the Comprehensive Plan goals and objectives. (c) In general, the defined Activity Envelope for development of 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 (including 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 on the property — including staging areas and materials storage areas). Construction of trails will not require an Activity Envelope analysis except as required by Sec. 7-20-50. (d) Clearing, grading, grubbing, earthmoving that exceeds fifty (50) cubic yards, 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 obtained. In addition, Site Plan Approval is required if these activities will occur on a property within a Scenic View Protection Area. (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 shall be reviewed by the BOCC as set forth in Table 2-1. (f) 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. (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. 5 (h) The standards in this Chapter 7 shall be used (i) to identify 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 Activity Envelope and Site Plan review are set forth in Table7.1. Attachment 6 is the proposed 5134 Snowmass Creek Road Activity Envelope and Site Plan. All the preceding standards were considered when developing the Activity Envelope and Site Plan and the proposal complies with these requirements. The Applicant has evaluated the constraints listed above and has addressed them when applicable or necessary. There will be minimal visual impacts as the site improvements will difficult to see due to the design, the existing vegetation and the distance of all the structures (except the barn) from Snowmass Creek Road. The proposed landscaping plan found on the Activity Envelope and Site Plan in Attachment 6 will minimize any further visual impacts. The proposed barn, located closer to the Road than the other improvements, will be lower than the Road and screened by existing vegetation and will be consistent with the rural, agricultural environmental. The natural grade, topography, vegetation and drainage of areas outside the Activity Envelopes will not be disturbed except as specifically permitted in the Land Use Code. Attachment 6 depicts the location of the existing 2015 On -Site Wastewater Treatment System (OWTS) and potential expansion areas for the OWTS, if necessary. All aspects of the OWTS will meet required setbacks. Prior to any development activity on the property, the boundaries of the Activity Envelope will be identified with construction fencing and the fencing will remain in place until development is complete. The applicant will comply with the requirements of this section of the Code. Site Preparation and Grading Section 7-20-10 (a) Grading and Fill Placement Grading and filling on a site shall take place only within a defined Activity Envelope. All grading and fill placement that exceeds fifty (50) cubic yards shall be indicated on the Site Plan. All grading and filling on the site will take place only within the designated Activity Envelope. Conceptual grading is found on the proposed Site Plan in Attachment 6. Any grading and fill exceeding 50 cubic yards will be indicated on the Site Plan submitted with the Access and Earthmoving permit. A final grading plan will be submitted with the Earthmoving Permit and Access permit application. (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 removal of noxious weeds and 10 or fewer dead or diseased trees of a caliper of 6" d.b.h. or greater within a 12 month time period that create a hazard may occur outside of an Activity Envelope. Disposal of dead or diseased trees shall be in accordance with the Land Management Department's policy. Trees removed n that contain active mountain pine beetles shall not be stored for firewood. Each Site Plan shall document compliance with the requirements of this Sec. 7-20-10(b) and Sec. 7-20-130. Clearing or grubbing of land or removal of vegetation will all take place within the approved Activity Envelope, except as provided for weeds and dead or diseased trees as specified. The Applicant will comply with all these requirements. (c) Tree Removal and Mitigation Each tree with six (6) inches or larger diameter at breast height (D.B.H.) that is removed within the Activity Envelope shall be replaced with one (1) or more trees with total D.B.H. at least equal to the caliper(s) of the tree(s) removed, to the maximum extent practicable. Any tree that (i) is diseased, or (ii) is required to be removed pursuant to the provisions of Sec. 7-20-60, as those requirements may be varied by a wildfire expert approved by the County, may be removed and no replacement shall be required. All revegetation shall also comply with the Pitkin County Revegetation Guidelines. Required replacement trees that do not survive for at least one (1) year after installation shall be replaced at the owner's expense, and the County may require financial security for such replacement pursuant to Sec. 7-20-130(b)(7). The proposed development will comply with all the above requirements regarding the removal or replacement of trees and re -vegetation. The proposed landscape plan is found on the Site Plan in Attachment 6. (d) Protection of Natural Terrain The County Planning Engineer or Community Development Director shall suggest and may require 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 the 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. (2) Topsoil Removing and saving topsoil prior to any grading or excavating and replacement for revegetation. (3) Weed Prevention 7 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. (4) Utility Installation Locating and installing utilities in a manner minimizing damage to the natural environment and scenic quality. (5) Erosion, Sedimentation, and Stormwater Management (a) Land uses shall: (1) Not 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 protected from increased water flows that 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 wetlands/riparian areas established in Sec. 7-20-80. (b) Mitigation measures identified in an approved erosion, sedimentation, or stormwater management plan shall remain in place until revegetation is viable. Site development will comply with all the above requirements for site preparation and grading including re -vegetation, topsoil, utility installation, weed prevention, erosion, sedimentation and/or storm water management and the disturbance of natural vegetation. Steep and Potentially Unstable Slopes Section 7-20-20 The slope analysis on the Existing Conditions Map in Attachment 4 shows the slopes found on the property in the categories required by the Pitkin County Land Use Code: 0-15%, 15-30%, 30- 45% and over 45% grades. Most of the Activity Envelope is level with some gentle slopes on the east of Snowmass Creek Road and west, adjacent to Snowmass Creek. There are steeper slopes on the east side of Snowmass Creek, across the Creek from the improvements are not included in the proposed Activity Envelope. The Activity Envelope contains slopes mostly 0 to 8 15% in grade with some 15-30% in grade. The steeper portions of the Activity Envelope are in the area which has been disturbed with the construction of the existing home and the terraced rock landscaping between the home and the Creek and along Snowmass Creek Road as a result of road construction. The stone and rock terracing will be removed and restored to a more natural grade and condition. Please refer to Attachment 7, a letter from Matt Webster P.E., an engineer with SGM Engineering, which addresses slopes and other engineering issues. Floodplain Hazards Section 7-20-40 The effective and proposed 100 year floodplain, the mean high water line and the 100 foot setback from the mean high water line are shown on the 5134 Snowmass Creek RD LLC Activity Envelope and Site Plan in Attachment 6. The effective floodplain is based upon 1987 FEMA (Federal Emergency Management Agency) mapping. The proposed FEMA delineation of the 100 year floodplain is not yet final. There are no noticeable differences from the 1987 FEMA floodplain on the subject property or in the site vicinity. The location of the floodplain does not impact the development of the site. Although a corner of the existing home falls with the 100 foot setback of the mean high water line, the new redeveloped home will not fall within the setback, eliminating this non -conformity. Some grading will occur in the 100 foot setback for the construction of the new home and restoring the grade to the rear of the existing home. A 320 square foot existing shed is within the 100 foot stream setback. The shed will be remodeled as a detached sauna but will not be enlarged. Wildfire Hazards Section 7-20-60 The area surrounding and including the subject property is mapped as a low wildfire hazard area, typical for this neighborhood along the Snowmass Creek. The Applicant agrees to abide by standard conditions of approval related to the Pitkin County Land Use Code requirements for low wildfire hazard mitigation. Wildlife Habitat Areas Section 7-20-70 According to the pre -application conference summary, the subject property is mapped as being adjacent to elk range and within deer winter range. Please refer to the Ecological Assessment of Residential Development for the proposed Site Plan by Jonathan Lowsky of Colorado Wildlife Science, LLC. Jonathan has discussed the characteristics of the site and wildlife concerns in the area and has found that the zone of influence (ZOI) on wildlife will not be increased with the redevelopment of this new home and accessory uses. See Attachment 5 for Jonathan's evaluation. The applicant will comply with any reasonable conditions of approval related to the wildlife hazard on the site. Jonathan addresses the timing of construction in his report. The Activity Envelope is outside of severe winter range, migration corridors and production area buffers. Additionally, the proposed development activity constitutes the redevelopment of a property originally developed in 1977. 6 Based upon these considerations, there are no "site specific circumstances and/or cumulative habitat loss" resulting from the proposed re -development which would warrant a seasonal development prohibition pursuant to Section 7-20-70(g) of the Code. River Stream Corridor and Wetlands Section 7-20-80 (a) Riparian and Wetland Areas and Buffers (1) Protected Features Each Site Plan shall identify each of the following features on the property. (a) "Blue line" perennial streams shown on U.S. Geological Survey maps of the area; and (b) Intermittent streams or streambeds known or apparent from field study, with the exception of man-made waterways such as ditches and water features. (d) Isolated, natural wetland and riparian areas. (2) Minimum Setbacks All activity and development shall maintain a minimum setback from the protected features identified in subsection (1) above. (a) All activity and development after the 5th of July, 2006 shall maintain a riparian area/wetland buffer of at least one hundred (100) feet, measured horizontally from the identifiable high water line of each feature identified in subsections (a)(1)(a) and (b) above. This one hundred (100) foot setback may be reduced to between one hundred (100) feet and a minimum of fifty (50) feet upon demonstration by the applicant that such reduction shall not result in water quality degradation, stream bank erosion and/or a reduction in the quality of riparian or wetland habitat pursuant to standards in Section 7-20-80(4). (b) All activity and development after the 5th of July, 2006 shall maintain a buffer of a minimum of twenty-five (25) feet from isolated wetlands and/or riparian areas identified in (a)(1)(c) above. The Applicant will comply with the requirements of this standard of the Code. Snowmass Creek is adjacent to the subject property and has been identified on the proposed Activity Envelope and Site Plan in Attachment 6. The required 100 foot setback from the identifiable mean high water mark of Snowmass Creek will be met. The existing home falls within this 100 foot setback, but the redevelopment of the home will eliminate this nonconformity. The proposed agricultural barn and greenhouse will be outside the 100 foot setback. A small existing shed is within the setback but will not be enlarged. The shed will be converted to an outdoor sauna. Wetland and riparian areas are not a constraint on the proposed development. No other utility extensions are required or proposed. 10 The subject is a legally created non -conforming structure. With no portion of the redeveloped home or new uses located within the 100 foot setback, the proposed new home, new agricultural greenhouse, agricultural barn and old shed restored as a sauna will meet the requirements of this section of the Code. As previously noted and depicted on the Activity Envelope and Site Plan, the Applicant proposes to restore an area within the 100 foot setback which has been developed with a rock water feature. The Activity Envelope and Site Plan designates an Activity Envelope for Restoration encompassing the rock water feature (see Attachment 6). The Applicant also proposes removing an existing deck located adjacent to a fire pit which was previously developed within the 100 foot setback. Scenic View Protection Areas Section 7-20-120(d) The redeveloped home, new agricultural greenhouse and barn will have minimal visibility from Snowmass Creek Road, the applicable Scenic View Corridor. Existing and proposed vegetation as shown on the landscape plan on the Site Plan in Attachment 6; the landscaping will soften views of the home that do occur. Perspectives of the home as viewed from Snowmass Creek Road and a nearby neighboring home are found in Attachment 10. As the perspectives show, the design and character of the home blend well with the environment and visual impacts should be minor. The home, greenhouse and shed are far from Snowmass Creek Road and visual impacts are minimized by existing and proposed vegetation. The barn will be the most visible aspect of the Site Plan as it is closer to Snowmass Creek Road. Views of the barn are also minimized by dense existing vegetation along the Road and its location below the Road. The barn and the active, irrigated hay fields will contribute to the rural agricultural character of the site. Views from the neighboring home toward Garret Peak and the Snowmass Ski Area have been considered and preserved with the proposed development and landscaping. (1)The proposed development shall utilize existing topography and natural vegetation, such as ridges, hills, and existing trees, to screen buildings to the maximum extent practicable when viewed from those right-of-way listed in subsection (b) above. The existing and proposed landscaping and the distance from Snowmass Creek Road Scenic Corridor limit the visibility of the improvements site from the corridor. Naturally occurring existing vegetation will be maintained and will provide the best and most appropriate screening. There will be no disruption to existing vegetation outside the proposed Activity Envelope and disruption to existing vegetation within the Activity Envelope will be minimized to the maximum extent possible. The proposed Landscape Plan will enhance the vegetation in place and will further soften the views of the property from Snowmass Creek Road. The return of the pasture land between the improvements and the Road to a haying agricultural operation will also enhance the rural character of the property and vicinity. (2) The proposed development shall avoid the location of structures within the Scenic View Protection Areas, and shall avoid the location of structures within any Viewplane identified in the State Highway 82 Corridor Master Plan and Down Valley Comprehensive Plan if possible. If location outside the Scenic View Protection Area and defined Viewplanes is not 11 practicable, then the proposed development shall not be located on the highest ground or most visible portion of any site as viewed from those corridors listed in subsection (b) above. The location of the home and proposed greenhouse and barn agricultural structures are not on the highest point on this relatively level site. The siting of the existing home is low profile and blends well into the environment and neighborhood. The proposed redevelopment is designed to minimize the bulk or mass of the home. The proposed agricultural greenhouse and barn will contribute the overall character of the site and neighborhood. Overall, the proposal will not significantly increase visual impacts and may actually enhance the rural, ranch character of the property. The proposed improvements will not break any ridgelines. (3) The proposed development's height and bulk shall be designed to avoid, to the maximum extent practicable, the visibility of buildings from those corridors listed in subsection (b) above. This may include, but shall not be limited to, breaking the mass of the building down into a series of smaller forms, articulation of the building fagades to avoid a wall or row effect, and staggering rooflines to avoid a long unbroken plane. The house will not break a ridgeline and will only be minimally visible from a designated view protection area. The parcel is generally level then falls gently to the Snowmass Creek. Applicable height requirements will be met. (4) The proposed structure shall be placed so it does not project above a ridgeline such that a structure silhouettes against the sky when viewed from those corridors listed in subsection (b), unless there are no alternate building sites on the lot or parcel. The principal residence and accessory uses will not break a ridgeline. Please refer to Attachments 8, 9 and 10 which depict the proposed floor plans, the proposed elevations and perspectives of the proposed home from Snowmass Creek Road and from a nearby neighbor. (5) The proposed development shall be designed to complement the natural topography of the land through the use of techniques such as earth -sheltered design, the use of natural materials and coloring, the use of low -reflectance materials, or clustering of structures on the least visible portions of the site. When a building is proposed near a ridgeline, then its form (particularly its roof form) shall replicate, parallel, or complement the natural form of the ridgeline so that it appears to be an element of the natural ridgeline. The proposed development will meet these design standards. The design will complement the natural topography and landscape and will utilize various techniques and materials to minimize the visible portions of the home. The home will be only minimally visible from the Snowmass Creek Road Scenic View Corridor and from a neighboring property. (6) The proposed development shall preserve natural vegetation and avoid development within irrigated meadows, to the maximum extent practicable. 12 The Applicant will maintain the existing natural vegetation on the site and meet this requirement to the maximum extent practical. The return of the pasture land to a haying operation with a greenhouse and agricultural barn will contribute to the intent of this requirement. (7) The proposed development shall install utilities in locations and through procedures that minimize visual impacts to the maximum extent practicable. The Applicant will comply with this standard. All major utilities are available to the existing home to be redeveloped. The existing on-site waste water treatment system (OWTS) was built in 2015 and will be expanded for the new, larger home if necessary. The OWTS will meet all requirements. See the Site Plan in Attachment 6 for the location of the OWTS. The location will not visible from Snowmass Creek Road. (8) All satellite dishes in the proposed development shall be located to minimize visibility from those rights-of-way listed in subsection (b), and shall use earth tone colors and/or screening to minimize their visual impact. (9) The proposed development shall not use earth moving and berms as the primary means of compliance with these regulations, but earth moving may be utilized in conjunction with other techniques to comply with standards in this section. Where earth moving techniques are necessary, man-made forms should be undulating and natural in appearance. (10) In the Rural Areas only, development shall be located so that activities and development occur in at least one of the locations specified in subsection (f) as they may apply to the particular property. (11) Earth Tone Materials. The exterior of all development, except development located and designed in the form of a ranch compound, shall be built or painted with indigenous earth tone materials or colors. The exterior of a ranch compound should be built or painted with indigenous earth tone materials, or shall be painted or stained using local, traditional ranch colors, which shall include shades of red, brown, or white. Paints or stains that simulate weathered barn wood also shall be permitted. (12) Roofs All roofs shall have a non -reflective color or composition. Reflective roof materials shall not be used unless the materials are treated prior to installation to eliminate reflection, with the exception of materials associated with solar or photovoltaic equipment. The Applicant will comply with all the preceding standards. (13) Revegetation of Disturbed Areas Lands disturbed by earth moving or berms should be revegetated using native species that are already growing on or near the site. Topsoil shall be stockpiled and placed on disturbed 13 areas. Irrigation shall be provided to the revegetated areas if it is necessary to ensure survival of planted native species. The Applicant will comply with this standard. (14) Driveways Avoid Dividing Meadows and Pastures To the maximum extent practicable, roads and driveways shall be located to skirt the edge of and avoid dividing meadows and pastures and to avoid major road cuts. Roads and driveways should take advantage of the screening potential of natural topography and existing vegetation. Existing roads and driveways shall be used where practical. To enhance screening, a row of trees may be planted along the roads or driveways. To the maximum extent practicable, roads and driveways located around the edge of or in meadows shall be laid out with soft, curving edges and shall avoid straight line corridors that are incongruous with the natural setting. The driveway alignment proposed is in essentially the same location as the existing driveway due to boulders, rocks and the existing pasture (to be returned to a haying operation) on site. The driveway improvements proposed will widen the road and allow for improved firetruck turn around and access for improved fire protection. Irrigated meadows and pasture lands will be avoided to the maximum extent practicable. The proposal meets these County standards and the project will be in compliance. Please refer to Attachment 6, the 5134 Snowmass Creek Road LLC Activity Envelope and Site Plan which illustrates the driveway. Landscaping and Vegetation Protection Section 7-20-130 As required, all development on the subject property will comply with the Pitkin County Landscape Guidelines. The Applicant will preserve existing vegetation to the maximum extent possible. Improvements will only be marginally visible from Snowmass Creek Road given the distance from the Road, existing and proposed landscaping. The improvements have been designed to preserve the rural character of the area. The landscaping proposed is found on the Site Plan in Attachment 6. Landscaping will comply with the intent and requirements of the Pitkin County Land Use Code and Landscape Guidelines, including restrictions on removal of natural vegetation and requirements for revegetation. The applicant will comply with any applicable conditions of approval pertaining to landscaping and vegetation. Solar Energy Collectors Section 4-30-50(h) The proposed solar energy collectors are shown on the Site Plan in Attachment 6. The collectors will meet the criteria of the Pitkin County Land Use Code which are given below. (h) Solar Energy Collector (1) General: 14 (a) Solar energy collectors can be an accessory use to a residential or non-residential use. (b) Solar energy collectors shall be used primarily for onsite purposes, and not primarily for the generation of electricity to be used off-site. (c) In the RR zone district, solar energy collectors may only be used for on-site residential purposes. (d) Pursuant to Section 7-20-120(d)(4), solar energy collectors shall not protrude above a ridgeline. (e) Solar energy collectors shall not shade an evapotranspiration leach field. (f) Rooftop panels are preferred over ground mounted panels, unless good cause is demonstrated that ground mounted panels are considered necessary. (g) Newly constructed residences shall have a minimum of 400 square feet of roof space sited for solar gain and available for the construction of solar energy collectors. (2) Roof Mounted Solar Energy Collectors — General: (a) Roof mounted solar energy collectors shall not result in any structure exceeding the maximum height limit pursuant to Section 5- 20-60(f). (b) Roof mounted solar energy collectors are exempt from standard 7-20-120(d)(12) that regulates reflective roofs. (c) Roof mounted solar energy collectors shall be generally consistent with the roof design and avoid breaking up the array into sections or "pods". (3) Flat Roof Mounted Solar Energy Collectors: (a) Solar energy collectors constructed on flat roofs can be raised up to six feet (6) above the height limit of the roof, measured to the top of the panel. (b) Solar energy collectors constructed on flat roofs shall have a three (3) foot setback from the edges of the roof. (4) Pitched Roof Solar Energy Collectors: (a) Solar energy collectors on pitched roofs shall not protrude above the ridge of the roof. (b) Solar energy collectors on pitched roofs can be raised up to four (4) feet above the height limit of the roof, measured to the top of the panel. (5) Ground Mounted Solar Energy Collectors: 15 (a) Ground mounted solar energy collectors and other ancillary development (racking assembly, balancing system, utility boxes, etc.) shall have a "matte" finish or be of a non -reflective material/color. Equipment that is painted shall be maintained. (b) Ground mounted solar collectors shall be limited to twelve (12) feet in height unless Special Review approval is granted. Special Review ground mounted panels shall not exceed sixteen (16) feet in height. (c) Ground mounted energy collectors shall be measured in conformance with the applicable height regulations in the Code. However, a pit may be dug for placement of a ground mounted solar energy collector so that snow does not accumulate and block solar access. In this case, the height of the panel assembly shall be measured from the least restrictive grade. (d) Ground Mounted solar energy collectors shall be located within an approved envelope pursuant to Section 2-30-20(g)(20), unless an exemption can be attained pursuant to section 7-10-30 of the Code. (6) Objections: (a) If an objection is received by the date stated in the 30 day public notice, the Community Development Department shall continue the application to a public hearing before the Planning and Zoning Commission. The solar collectors will be located on the pitched roof garage and will meet height requirements and all other requirement above. Facing due south for maximum solar exposure, the location on the pitched roof of the garage also eliminates visibility from the nearest neighboring home and other neighboring properties. The collectors are designed for generating energy primarily for on-site purposes. As shown in the floor plans in Attachment 8, and the elevations in Attachment 9, the solar collectors will be consistent with the overall roof top plan. The collectors will comply with these standards. Roads, Driveways and Parking Section 7-30 The Applicant will comply with all the applicable driveway and parking standards in this section of the Code. As discussed previously, the existing driveway will be improved for better access, and fire protection given the existing vegetation, boulders and pasture land to be returned to a working agricultural haying operation. Please refer to the letter from Matt Webster of SGM in Attachment 7 to this application. Webster provides an analysis of the access and other related engineering issues. The Applicant will comply with the Pitkin County Asset Management Plan, when applicable. Parking standards will be met. 16 Public Services and Utilities Section 7-50 All major utilities are available to the site as the existing home has been serviced since 1977. As mentioned previously, the existing OWTS will be expanded or replaced as necessary in the location indicated on the Site Plan. Soil conditions and percolation will determine the extent of the expanded system. The OWTS will meet all applicable setbacks and other requirements and will be expanded within the Activity Envelope. As in the past, water for the redeveloped home will be from an existing residential well. Water rights are available for irrigation of the pasture lands to be returned to an agricultural haying operation. The Applicant will meet the intent and the requirements of these standards of the Code. One Step Special Review Criteria for Approval for a TDR Receiver Site Section 2-30-30(h) The Applicant proposes to increase the floor area allowed on the property from 5,750 square feet to 8,250 square feet through the purchase of one TDR. This section of the land use application addresses the Special Review criteria of approval for becoming a TDR receiver site so a TDR for additional floor area can be used on the subject property. (h) Criteria for Approval (1) General An application for One -Step Review shall be approved if it complies with (a) all applicable provisions of this Land Use Code; (b) all applicable Land Use Policies listed in Sec. 1-60, and (c) all prior development approvals applicable to the subject property. (2) Special Review Uses or Activities The BOCC, the Hearing Officer and/or the Community Development Director shall only approve the proposed special review use or activity if it finds that all of the following criteria are met: (a) The special review use shall be consistent with the applicable County Master Plan. The proposed Special Review use of the property as a TDR Receiver Site is consistent with the Snowmass/Capital Creek Valley Master Plan. Although a new caucus for Snowmass Creek Valley has recently been established for only the Snowmass Creek Valley without the Capital Creek Valley included, the adopted Master Plan is still the Snowmass/Capital Creek Valley Master Plan. That is the Master Plan addressed in this application. The Plan's vision calls for the preservation of the natural environment and the protection of the rural character of the valley. The valued qualities specified in the vision statement for the Master Plan include the natural watersheds, water quality and quantity in Snowmass and Capital Creeks and their tributaries, undisturbed expanses of native vegetation and riparian corridors and 17 wildlife habitat. Views throughout the valleys are of open meadows in the foreground framing dramatic peaks, colorful hillsides and sharp ridgelines. The Plan calls for these views and valued qualities and the existing rural character to remain substantially unchanged. The proposed development seeks to meet and enhance the goals and objectives of the vision statement and the Plan. The proposed development will preserve and/or enhance these valued qualities. A major goal of the Master Plan is that the dominant agricultural and rural residential character of the Snowmass/Capital Creek Valleys be enhanced and preserved. The proposal is designed to enhance and preserve the rural character of the site and the site vicinity. The Master Plan call for TDRs used in the Snowmass/Capital Creek Valleys to originate on properties also located in the Snowmass/Capital Creek Valleys. The Applicant has a TDR under contract for purchase from a TDR sending site within the Snowmass/Capital Creek Valleys. The preservation of the sending site is a critical element in the TDR process. The sending site will be preserved and the new home on the subject property is a suitable, well designed development with minimal visual impacts from Snowmass Creek Road. The return of the existing grassy yard area to an irrigated hayfield should also enhance the rural and agricultural character of the property and site vicinity. The new greenhouse and barn are of a ranch character and they will enhance the character of the area. Please see the architectural elevations of the greenhouse and barn in Attachment 9. As stated in the Master Plan, an application for a TDR receiver site should determine if the site can accommodate the proposed structures with minimal visual impacts to the public roads and adjacent properties. The house has been designed with that in mind. The distance of the home from Snowmass Creek Road, existing trees and vegetation and proposed vegetation, all contribute to minimizing the visual impacts. A dense cluster of natural vegetation, primarily Aspen trees, runs parallel to Snowmass Creek Road. This vegetation buffers the views of the proposed structures from the Road. Visual images from Snowmass Creek Road are found in Attachment 1O.Views from the most impacted neighbor were also considered and the views from this adjacent home, primarily toward Garret Peak and the Snowmass Ski Area, are not significantly affected by the proposed redevelopment of the property. This is also shown in Attachment 10. Elevations and perspectives of the home from along Snowmass Creek Road are found in Attachments 8 and 9. Visual concerns have been analyzed and carefully addressed in the design process as has been the preservation and enhancement of the rural character of the valley and the immediate vicinity. The Master Plan supports Pitkin County's existing house size limitation of 5,750 square feet. The Plan says that under "exceptional circumstances", the Caucus can support a house size to be increased to a maximum of 8,250 square feet of floor area through the GMQS process or a TDR. The determination of whether "exceptional circumstances" exists should include substantial compliance with the goals and objectives of the Master Plan, especially compliance with Implementation Measure (c) under Objective 1.1.2 which was addressed in the previous paragraph. This item (c) in part, reads as follows: "Recommend that the County strengthen the regulations regarding TDR receive sites so that there will be greater assurance that a site is truly appropriate to receive. Criteria that 18 should be considered in the evaluation of receiver sites within the Caucus area should include but not be limited to the following: visual impacts, impacts on surrounding land uses and rural character, potential for light, air and water pollution, traffic impacts, and the potential for undermining year-round resident occupancy and the preservation of vital neighborhoods that foster community." Minimal to no impacts will occur related to the above listed considerations. The following statements in the Snowmass/Capital Creek Valley Master Plan have been used to guide the planning of the subject site. "The first step in the review of a TDR receiver shite should be whether the characteristics of the proposed site can accommodate the proposed structure with minimal impacts, especially visual impacts from public roads and adjacent properties. If the objective of minimizing visual and other impacts cannot be accomplished through siting, then the property should be considered inappropriate for receiving TDR's except where an applicant is willing to limit the use of the TDR for below grade space only and this can be shown to mitigate the visual impacts of the proposed structure. Landscaping should be considered as a way to further minimize visual impacts not as the primary solution for screening." The Site Plan and home design have been designed to minimize impacts, maintain the rural character and meet the objectives of the Master Plan. Attachment 9, elevations of the proposed home and Attachment 10, perspectives of the home from Snowmass Creek Road, both illustrate how the proposed home will have minimal impacts from Snowmass Creek Road. The house will be only minimally visible from Snowmass Creek Road and is in a similar location of the house to be demolished. The home will be well screened by the existing natural vegetation along Snowmass Creek Road and the distance of the home from the Road. Proposed new landscaping will further minimize visual impacts. The proposed greenhouse and barn will contribute to the rural character of the area. (b) The special review use shall not conflict with any applicable sections of the Pitkin County Land Use Code, including the County Land Use Policies in Chapter 1. The Land Use Policies are addressed later in this application. The proposed project will comply with the Land Use Policies of the Code. (c) The proposed development must not materially endanger the public health, safety or welfare. The proposed TDR will in no way endanger the public health, safety or welfare. (d) The proposed development must not substantially injure the value of adjoining or abutting property. 19 The proposed development will not injure the value of the adjoining or abutting properties and will more than likely enhance property values in the vicinity. The return of the pasture land with irrigated haying operation should enhance the rural and agricultural character of the vicinity. (e) The special review use shall be consistent with the intent of the zone district in which it is proposed to be located. The property is located in the RS -30 zone district, a low dense rural agricultural zone with larger acreage parcels where TDR receiver sites are common. The proposed Special Review TDR receiver site use is consistent with the intent of the RS -30 zone district. (f) The special review use shall be compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or shall enhance the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. The proposed Special Review TDR use is compatible with the rural ranch character of the immediate vicinity. Homes up to 8,250 square feet are found throughout the Capital and Snowmass Creek Valleys. The use is compatible with surrounding uses and will enhance the mixture of complementary uses and activities in this rural environment with the haying operation, greenhouse and barn. (g) The location, size, design and operating characteristics of the proposed special review use must be in harmony with the surrounding area and minimize adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, traffic generation, parking, trash, service delivery, air/water pollution or other impacts on natural resources, noise, vibrations and odor on surrounding properties. The haying operation, greenhouse and barn contribute to the rural and agricultural character. The location, size, design and operating characteristic of the home and haying operation have been planned to be in harmony with the surrounding area. The project is designed to minimize the impacts listed above. Impacts on circulation, parking, traffic, service delivery and impacts on natural resources will be minimal especially given the existence of the previous home. The proposed Special Review uses will comply with this standard. (h) There must be adequate public facilities and services to serve the special review use, including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. There are adequate public facilities and services to serve the special review use. The existing home was served by all major utilities. The existing water well and OWTS are in place. The OWTS may be expanded as is necessary. There should be no significant increase for public facilities or services. f►U (i) The proposed special review use must comply with any additional standards or requirements stated for such use in Sec. 4-30 and/or Sec. 2-40-20. The proposed Special Review uses will be in compliance with the Special Review Use standards in Section 2-40-20 of the Code and the Use Specific Standards of Section 4-30, when applicable. The above procedures will be followed as necessary or applicable. Restoration of a Non -conforming Structure without Significant Changes Section 9-50-20 A non -conforming structure may be restored without significant changes subject to the compliance with the standards in this section. The Applicant intends to demolish the existing home on the property which was built in 1977 when the stream setback was 20 feet. The current stream setback is 100 feet. The new residence will be constructed outside the 100 foot stream setback which will eliminate this non -conformity. The expansion of the floor area in the redeveloped home is therefore not subject to the standards of this section of the Code since the non -conforming portion of the home built in the 100 foot setback will not be rebuilt. No new floor area will be added within the setback. There is a small shed within the existing 100 foot setback which will be maintained and used as a sauna. This shed and the footprint of the shed will not be increased. Some grading will also occur within the 100 foot setback to remove the water and landscaping features on the Snowmass Creek side of the existing house so the area can be returned to the more natural previous grade. These two proposals will occur within the 100 foot stream setback and will comply with this section of the Code. (a) Building Permit A building permit for reconstruction must be issued within two (2) years of the date of demolition or destruction, whichever occurs first. The Board may approve an extension to the deadline if a development application is submitted and approved according to the procedures and conditions outlined in Secs. 2-20-20 and 2-30-20. The Applicant intends to demolish the home and reconstruct the home outside the 100 foot stream setback within two years of the demolition. The shed and grading proposed will be in compliance. (b) Conformance with Old Building or Use The proposed building restoration must conform in terms of use, number of dwelling units, configuration and area and bulk to the building that was partly or fully demolished by the owner or that was destroyed. The restoration may include insignificant modifications to the original design if the Community Development Director finds that such modifications are necessary to allow the use or structure to meet basic life, health, and safety standards of the adopted building code. 21 The number of dwelling units will remain the same, one single family home. The shed in the 100 foot stream setback will not be increased in size and its footprint will not be increased. The new home, the shed and grading will comply with all building codes. (c) Restoration, Repair, Reconstruction, Replacement, Remodel, and Additions to Legal Non -conforming Structures A legal non -conforming structure may be expanded, repaired, restored, reconstructed, replaced, or remodeled as long as the activity does not increase the non -conformity. Prohibited enlargement of the non -conformity shall include, but not be limited to: expansion of the gross floor area where the floor area for the zone district has been exceeded and expansion of the structure in to the setbacks, including an increase in the mass of the existing structure within the setbacks; expansion of the structure into any other area where the development standards or the building codes prohibit development. Expansion of the structure into the setbacks, including an increase in the mass of the existing structure within the setbacks is prohibited, except in riparian/wetland setbacks, in which height and bulk may be added to an existing residential structure with no change to the existing footprint of the structure, subject to compliance with the following criteria: (1) A site specific analysis shall be submitted to prove that there is no area on the property that can be used for expansion/development outside of the one hundred (100) foot setback, without encroachment into the following area(s) prohibited from development in Section 7 of the Land Use Code. (a) Slope; (b) Floodplain (c) Geologic Hazard (d) Severe Wildfire (e) Wildlife Habitat (2) In the event that no developable area exists outside of the 100 foot riparian/wetland setback, expansion of a structure shall be subject to compliance with the following criteria: (a) The Environmental Health/Natural Resources Department finds that the related septic system or other wastewater treatment system may be adequately accommodated without detriment to the wetland/riparian stream habitat: (b) No Transferable Development Rights (TDRs) shall be used on site for any purpose; (c) There shall not be removal of vegetation or other existing visual buffers between the proposed structure and the stream. (d) Expansion shall be limited to one additional floor directly over the existing footprint of the structure (footprint does not include appurtenant decks) (subject to all applicable Code 0% provisions, including standard maximum height restrictions defined in Table 5-1A, "Dimensional Requirements."); and (e) Expansion shall be limited to above -grade space only. Addition of height and bulk shall be subject to approval of a construction management plan by the Pitkin County Planning Engineer, and any other applicable permits. (3) Notwithstanding paragraphs (1) and (2) above, any residential structure that is legally non -conforming with respect to riparian/wetland setbacks is permitted a one-time total 300 sq. ft. above grade attached expansion without requirement of a demonstration that no developable area exists outside of the 100 foot setback area. This expansion must maintain at least a 50 foot riparian/wetland setback, and there must be demonstration to the satisfaction of the Environmental Health/Natural Resources Department that the expansion can be sited without detriment to the wetland/riparian habitat. A riparian/wetland mitigation plan that outlines improvement and/or restoration of the subject property may be required to be submitted to the Community Development Director for review, approval, and implementation as part of this analysis in order to obtain this exemption. The portion of the existing home within the setback will not be replaced with the redevelopment of the new home. Therefore, the non -conformity with regard to the creek setback will be eliminated. Since the home will not be rebuilt within the 100 foot stream setback, this section is not applicable to the redeveloped home. The new greenhouse and barn will be outside the 100 foot setback. A small shed within the 100 foot setback will not be expanded. It will be restored and used fora sauna. Grading on the Snowmass Creek side of house will be within the 100 foot stream setback. The grading and the restored small shed will both comply with these requirements. Please refer to the proposed improvements and the 100 foot stream setback shown on the Site Plan in Attachment 6. Land Use Policies Section 1-60 The Criteria for Approval for Activity Envelope Review and the standards for Special Review approval for a TDR Receiver Site both require the Applicant to address the land use policies of the Code. These policies serve as basic guidelines for the formulation of the regulations contained in this Land Use Code and the review of development applications. Where there is a conflict between a policy and an adopted standard, the standard supersedes the policy. Policies are often similar to Code standards and criteria, so information has not been repeated when an issue has already been addressed elsewhere in this application. The proposed redevelopment of the existing home, the new greenhouse, barn and the return to an irrigated haying agricultural operation will comply with all applicable land use policies. Policies are in bold and the response follows. 23 1-60-10: Pitkin County Comprehensive Plan It is the policy of the County to adopt comprehensive plans for the County and regularly update these plans. Throughout this Land Use Code, references to the Pitkin County Comprehensive Plan include the Overview Pitkin County Comprehensive Plan, which encompasses the concepts, policies, actions and common themes contained within all adopted Land Use Master Plans in the County. Where there is any conflict between the Overview and any other adopted Land Use Master Plan, the Overview shall govern. The Snowmass/Capital Creek Valley Master Plan is the governing master plan. As stated above, the Overview plan governs if there is a conflict between the two. 1-60-20: Conformance with the Pitkin County Comprehensive Plan It is the policy of the County to ensure that the use and development of land within Pitkin County and any actions committing such land to development or a change in use should consider Pitkin County's Comprehensive Plan. There are seven major goals in the applicable Snowmass/Capital Creek Valleys Master Plan. The goals address Land Use, the Environment, Growth, Infrastructure and Essential Community Facilities, Transportation, Recreation/Tourism and Mineral Exploration/Extraction. The Land Use Goal provides objectives and implementation measures which address the rural and agricultural heritage of the Valleys, residential development, commercial and institutional uses. The proposed development of the subject property will further the goals of the Plan. The use of a TDR from within the Caucus Area seeks to preserve and enhance the rural and agricultural character of the Snowmass/Capital Creek sending site. It also puts the larger home, still under the 8,250 square foot maximum recommended size for the Valleys, in a more appropriate location. The return to a haying operation, the greenhouse and barn accessory uses will contribute to the rural and agricultural character of the valley. Please refer to the discussion of the consistency of this application with the Snowmass/Capital Creek Valley Master Plan under the Special Review discussion for further details. 1-60-30: Community Balance The dominant policy of Pitkin County is to conserve and protect from further degradation the present natural environment and its resources. Development that can be accommodated within these limits will be managed to maintain a balance between residential (free-market and affordable), commercial and tourist accommodations. The proposed development is consistent with this policy. Low density residential development on parcels such as the subject property is anticipated in this rural part of the County. The development was planned to be consistent with the desired community balance. 24 1-60-40: Growth Management It is the policy of the County to manage the rate at which development applications are approved, as well as the type, location, quality and ultimate quantity of growth. Low density residential development is consistent with the anticipated and desired growth in this location. The type, location, quality and quantity of the proposed development is within the intent of this policy. 1-60-50: Growth Rate: Phasing Of Public Services And Facilities It is the policy of the County to maintain and improve the quality of life of its residents. To this end, the County will manage the location and timing of development in the residential, commercial and tourist accommodation sectors. The provision and location of public services and facilities should support development that is consistent with the Pitkin County Comprehensive Plan. To ensure that growth is consistent with the Pitkin County Comprehensive Plan the County will maintain a Growth Management Quota System (GMQS). This proposal is consistent with this policy. 1-60-60: Land Use Patterns It is the policy of the County that future urban development will be located within adopted Urban Growth Boundaries in order to eliminate residential sprawl and strip commercial development, to ensure the provision of adequate service levels, to preserve agriculture and open space land uses, and to maximize the utility of funds invested in public facilities and services. Lands outside the growth boundaries will be deemed most appropriate for the preservation of agriculture, natural habitat, environmental resources, open space and rural residential uses. The subject property is located outside the UGB but is a low density residential development suitable for the area. The project is consistent with the anticipated, desired land use pattern in this area. 1-60-70: Rural Development When proposing future development outside of Urban Growth Boundaries, the following elements should be considered: (a) Pitkin County seeks to preserve its natural, rural scenery and natural landmarks for the benefit of its residents and the continued viability of its resort economy. The application will preserve the natural, rural scenery of the area. 25 (b) Planned unit style development (PUD), designed to integrate siting in harmony with the environment and consistent with land use policies, is encouraged. Such development tends to minimize the cost of governmental and other services, maximize open space, preserve agricultural lands, and minimize automobile congestion and hazardous conditions on public roads and highways. The siting of the redeveloped house, the haying operation, the greenhouse and barn and the shed improvement of the small shed are in harmony with the environment and with County land use policies. The development will further the ideas of minimizing the cost of government services, preserving agricultural lands and will meet all aspects of this policy. (c) New development should be compatible with and not fundamentally change the character of any neighborhood or area. The proposed development will be compatible with and will not fundamentally change the character of the neighborhood. The return to a haying operation on the site will enhance the character of the neighborhood and area. (d) Pitkin County does not generally support extensions of public utilities such as municipal water and sewer lines outside of the Urban Growth Boundaries (UGBs). No public utility extensions for water or sewer are proposed. There is one existing residential well to be used for the redeveloped house, the new barn and greenhouse. The OWTS is only a year or two old and but will be expanded if necessary. Please refer to Matt Webster's letter on land use engineering uses in Attachment 7. Webster addresses all utilities. Most utilities are in place on the subject parcel. The application supports this policy. (e) New commercial development should be located within established Urban Growth Boundaries unless it is of a scale and capacity deemed to be appropriate within identified boundaries. This policy is not applicable. (f) Transfer of development rights (TDRs) may be appropriate to preserve and protect rural character, open space, scenic features, and environmental resources, and to avoid development in environmentally constrained areas. The use of a TDR in the proposed application will preserve and protect the rural character, open space, scenic features and environmental resources and will relocated development in in the Snowmass or Capital Creek Valleys. The TDR is more appropriately used on the subject property where the constraints of the site and impacts on development can be minimized. (g) To the extent possible, the County seeks to protect scenic corridors along highways, county roadways and mountain road systems. 26 The proposed development was designed to protect the Snowmass Creek Road scenic corridor. Views from a nearby neighboring home will also be preserved. The haying operation, greenhouse and barn will be only minimally visible but will add to the desirable, rural and agricultural character of the Valley. Please refer to the discussion under Scenic View Protection Areas in this application. (h) It is the policy of the County that development not impede the ability of citizens to view the night sky without the interference of artificial light. The applicant agrees to conditions that will not impede the view of the night sky. The lighting standards will be met or exceeded. 1-60-80: Agricultural Preservation (a) Productive agricultural land is a limited resource of environmental, cultural, open space, visual and economic value that should be conserved and preserved. (b) All new development in areas surrounding or incorporated within existing agricultural properties should be designed to minimize impacts to agricultural operations. (c) Preservation and utilization of water for agricultural lands within the county is encouraged. (d) The fragmentation of large parcels of agricultural land is discouraged and the assemblage of smaller parcels into larger, more manageable and agriculturally productive tracts is encouraged. (e) Pitkin County supports "right -to -farm" legislation. (f) Pitkin County promotes the viability of agricultural lands and operations within Pitkin County and supports preservation of large tracts of land now committed to or capable of agricultural uses. The proposal eliminates a yard and restores the yard area to a hay field. The greenhouse and barn are well designed and contribute to the rural, agricultural character of the area. The lawn between the home and the Road will begin once again to be irrigated and historical ranch operations will be restored with an up to date, more efficient and manageable haying operation. The application is consistent with this policy. 1-60-90: Wilderness Pitkin County supports protection of designated Wilderness areas within and surrounding Pitkin County, as these areas provide residents and visitors with vistas and opportunities for experiencing the natural environment while renewing their "mind, body and spirit." The County encourages management of adjacent and neighboring land to preserve the integrity of the wilderness areas. 27 There is no designated Wilderness area around the subject property and this is not applicable. 1-60-100: Recreation The County recognizes the fundamental importance of recreation and tourism to the local economy and encourages the provision of services and facilities necessary for the continuation of existing activities, consistent with other goals and policies of the County. It is the policy of the County to support preservation of the physical environment; to improve county -wide recreational and trail opportunities; to support citizens' rights of appropriate access to public lands on roads and trails historically open to the public; to secure new access points consistent with County and Federal land use plans; and to protect existing open space from urbanization and development in order to maintain quality of life and enjoyment of the environment. The proposed development supports this policy as it preserves the scenic resource and agricultural environment which are keys to recreation and tourism in the Valley. 1-60-110: Ski Areas Pitkin County favors the expansion of uses within existing permitted ski area boundaries, with a focus on expanding uses during non -peak periods, but does not support new alpine ski area proposals. Coordination with the Forest Service and ski area proponents regarding ski area development will consider both on and off-site impacts such as affordable housing, transportation, waterways, air quality and adjacent neighborhoods. This policy is not applicable. 1-60-120: Camping The County supports maintenance of existing campgrounds at their current capacities. This policy is not applicable. 1-60-130: Trails Non -motorized transportation alternatives, such as trails for bicycles, horses, pedestrians and cross-country skiers are encouraged. The County supports preservation and enhancement of access to trails; and development of bike and pedestrian ways that provide links between communities, residential and employment areas, commercial centers, recreational and open space areas, and educational facilities. Where motorized and non - motorized uses of trails are proposed or exist in common or in close proximity to one another, the County supports consideration of separate and distinct trails for each use. 28 No non -motorized trails are nearby. Bicycling on Snowmass Creek Road is very popular. The biking experience will be improved with the proposed new development which will enhance the rural, agricultural setting of the area. The application is consistent with this policy. 1-60-140: Open Space and Trails Board The County supports the Open Space and Trails Board in the acquisition and maintenance of open space parcels, conservation easements, trails and facilities such as trailheads, parks, river access points for boating or fishing purposes and access to public lands. Parks, open space and public recreation facilities are encouraged throughout the county. This policy is not applicable. 1-60-150: Compatibility with Existing Adjacent Neighborhoods It is the policy of the County to insure land use proposals are compatible with existing neighborhoods. To this end, the County will provide notification of pending land use applications to the affected adjoining property owners, homeowners associations and neighborhood caucus groups when appropriate. The proposed development is compatible with the existing neighborhood. The Snowmass Capital Creek Valley Master Plan has been considered in the design and development of the proposal. Homes larger than 5,750 square feet are common in the Valley. The proposed hay field and accessory uses are compatible with the surrounding uses and the preservation of the rural agricultural character in the neighborhood. 1-60-160: Compatibility With Public Lands It is the policy of the County to support the preservation and protection of public lands from the impacts of incompatible development by promoting land uses within and nearby public lands that are compatible with public use of those lands and with the preservation of the natural environment. This policy is not applicable. 1-60-170: Private Land Surrounded By Public Lands (Inholdings) It is the policy of the County to promote and encourage the transfer of private inholdings to public ownership with the objective of promoting consistent management of the public lands to reduce conflicts between private owners and developers and the public at large. This policy is not applicable. 1-60-180: Ecological Bill Of Rights (Ebor) 29 As the integrity of our ecosystem is increasingly challenged by human activity, and population growth and the accompanying sprawl are seriously damaging and threatening to destroy the ecological carrying capacity (environmental sustainability) of the region, it is the policy of the County to implement the following rights: (a) The right to breathe cleans air and enjoys clear vistas. (b) The right to the preservation of natural riparian areas and wetlands. (c) The right to permanently protected minimum stream flows in rivers and creeks. (d) The right to the preservation and restoration of native wildlife and plant diversity by preservation of sufficient habitat. (e) The right to protection of designated wilderness through management of adjoining land in a way that preserves the integrity of the wilderness areas. (f) The right to a landscape kept free of noxious and invasive weeds. (g) The right of appropriate access to public lands on roads and trails historically open to the public, consistent with the nature and designation of the public lands. (h) The right to dedicated open space protected from urbanization and development. (i) The right to the efficient and renewable use of energy. (j) The right to be free from excessive noise. (k) The right to see the night sky without the interference of unnecessary artificial light from growth, urbanization and highway development. (1) The right to the absolute minimum involuntary exposure to toxic chemicals, radioactive substances and energy forms that is hazardous to health. (m) The right to maintain and not exceed the carrying capacity (sustainability) of the land and water, including protecting water quality. (n) The right to expect government legislation and active enforcement of land use and development regulations consistent with this Ecological Bill of Rights. The Applicant considered the potential ecological impacts when planning and designing the Site Plan for the two properties. Refer to Jonathan Lowsky's Ecological Assessment of the properties in Attachment 5 where the items in the Ecological Bill of Rights have been addressed. The Applicant will adhere to conditions of approval related to minimizing and/or mitigation of potential impacts on the ecological environment. 1-60-190: Natural And Man -Made Hazard And Resource Areas 30 It is the policy of the County that development is sited in locations that avoid natural hazard areas, and where avoidance is not possible, in locations where mitigation is designed to minimize potential harm to life, safety, health, and property. The development is consistent with this policy. The Applicant has avoided the natural hazards and constraints whenever possible and practical in the designation of the proposed Activity Envelopes and Site Plan. Most hazards have been avoided and when necessary mitigation that will eliminate or minimize impacts will be implemented. 1-60-200: Soil, Surficial Geologic Characteristics And Radiation It is the policy of the County that development not is located in areas subject to radiation and geologic hazards. Geologic hazards are not an issue on the property. The project is consistent with this policy. 1-60-210: Drainage It is the policy of the County that development not disturbs the integrity of existing and natural drainage patterns, and to discourage land use and development activities that subject areas to increased potential for damage by flood, erosion or sedimentation, or increase the potential for water pollution. The integrity of the existing and natural drainage patterns will be maintained. The development will not increase potential for damage by flood, erosion or sedimentation and will not increase the potential for water pollution. Standard, accepted practices will be utilized and the Applicant will adhere to all reasonable conditions of approval to ensure this in true. 1-60-220: Erosion It is the policy of the County that development not contribute to the erosion of soil and rock and that natural vegetative cover be maintained and that areas disturbed by land use or development activities be re -vegetated. The applicant agrees to adhere to this policy. Standard, accepted practices will be utilized and the Applicant will adhere to all reasonable conditions of approval to ensure the project will not contribute to erosion, that natural vegetative cover will be maintained and that areas disturbed by development will be revegetated in a timely manner. 1-60-230: Scenic Quality It is the policy of the County that its natural, rural scenery be preserved for the benefit of its residents and the continued viability of its resort economy. Undergrounding of utility lines is supported where and when appropriate to minimize visual impact. 31 The proposed development will preserve the natural, rural and agricultural scenery. Please refer to the detailed discussion of Scenic View Protection in this application. 1-60-240: Cultural/Historical Resources It is the policy of the County that historic and archaeological resources that meet national, state, or local criteria for historic designation are preserved, protected from neglect, destruction or harmful alteration, and maintained. This policy will be met. The restoration of a hay field is consistent with the historic use of land in the Snowmass Creek Valley. 1-60-250: Air Quality It is the policy of the County that development not degrade air quality. The proposed development is consistent with this policy. Site development will comply with local, state and federal air quality regulations. 1-60-260: Energy Conservation New development is encouraged to incorporate energy conserving and alternative energy systems and building systems that minimize consumption of energy. The proposed development will incorporate energy conservation techniques. Site development will comply with or exceed County energy codes. 1-60-270: Noise It is the policy of the County that development will not generate noise which would adversely impact community noise levels. Site development will comply with or exceed County noise standards. 1-60-280: Water Resources and Aquatic/Riparian/Wetland Areas (a) It is the policy of the County to preserve and protect its present water resources, recognizing the county's semi -arid character and that significant trans -mountain and trans -basin diversions and the vested rights of senior appropriators have materially curtailed the availability of water resources. Furthermore, wetlands and riparian ecosystems, which are important to maintaining the overall balance of ecological systems; and important plant communities, wildlife habitat and movement corridors, should be conserved, protected and restored. The County seeks to protect citizens' rights to permanently protected minimum stream flows in rivers and creeks, and to the preservation of remaining natural riparian areas and wetlands. 32 (b) Land uses within the region should be designed to preserve and protect present water resources, including surface and groundwater, and to avoid significant adverse affects on the quantity, quality, or dependability of water resources in the County. Land uses should protect against significant increased salinization of water, loss of minimum instream flows, and the need for future major public expenditures to reacquire or redistribute water resources. (c) To protect water resources and/or riparian habitat, development in areas adjacent to water bodies, functional irrigation ditches and natural watercourse areas should maintain adequate setbacks where necessary. The Applicant is eliminating a non -conformity with regard to the 100 foot stream setback by moving the new home out of the setback. Water resources, riparian and wetland areas are not a significant issue on the subject property. The proposed development will be in compliance with this policy. Please refer to the Ecological Assessment of the proposed development in Attachment 5. 1-60-290: Wildlife It is the policy of the County that proposed land uses (including structures) are compatible with the ecosystem of wildlife habitats and do not pose immediate, long term or potential detrimental impacts to such habitats. The County seeks to preserve, restore and perpetuate native wildlife and plant diversity by maintaining sufficient habitat. The development will be consistent with this policy. Wildlife impacts are addressed in the Ecological Assessment of the development in Attachment 5. The Applicant will comply with any reasonable conditions of approval which will minimize impacts to wildlife and wildlife habitat. 1-60-300: Logical Extension Of Utilities It is the policy of the County to regulate public and private utility extensions. Areas served by such extensions must be found suitable for development in accordance with the Pitkin County Comprehensive Plan. Utilities are already on site and have been used for the existing house which will be demolished. A new on-site waste water system (OWTS) was installed in 2015 and this OWTS will be used and possibly expanded if necessary. No other utility extensions are required or proposed. Please refer to the letter by civil engineer Matt Webster of SGM in Attachment 7 which addresses land use engineering concerns. Webster's letter addresses all utilities on the parcel. 1-60-310: Adequate Provision For Water Needs It is the policy of the County that the availability of a water supply of adequate quantity, pressure and dependability for fire protection and support of a proposed land use be in place prior to approval of the use. 33 The existing residential water well will provide adequate quality and quantity of water for the new home and assessor greenhouse and barn uses. The Applicant also has the necessary irrigation water rights for a hay field. 1-60-320: Sewage Treatment It is the policy of the County that adequate sewage treatment facilities are feasible and available to serve existing and new developments. The septic system is located on the Activity Envelope and Site Plan in Attachment 6. Please refer to Matt Webster's letter in Attachment 7 which addresses the existing OWTS and the possible expansion which may be necessary. The development will be in compliance with all requirements and will be consistent with this policy. 1-60-330: Solid Waste Management Pitkin County is committed to all economically and environmentally appropriate processes that are directed toward reuse opportunities and the prolonging of landfill life. The County supports efforts to reduce waste generation and the amount of solid waste disposed of in landfills, and to implement effective resource recovery and recycling activities. The proposed development will be designed to provide for the separation of waste materials for recycling. This policy will be met. 1-60-340: Transportation/Transit/Roads (a) The County encourages transportation programs consistent with the County Asset Management Plan; modes and land use patterns that minimize automobile congestion, promote safety and reduce sources of air pollution. (b) The County supports preservation of rail corridors for potential development of rail or other improved transit/trail alternatives in the future. No development should be allowed to prevent the options of the Community to pursue rail, trail or other improved transit alternatives along such corridors. (c) Where practical as a means of retaining rural character, the County seeks to retain existing unpaved roads and to preclude the extension of winter maintenance on rural roads. (d) The County seeks cooperation with emergency service agencies in establishing emergency access road standards that adequately address safety needs in the context of rural character. (e) Development that generates traffic volumes in excess of the capacity of the County road system or that causes significant service level reductions is discouraged. 34 (f) Appropriate buffer strips should be preserved along federal, state and local roadways to protect public views, minimize safety concerns and environmental impacts, and to preserve corridors for future transportation facilities. (g) Roadway capacity improvements should integrate alternative modes of transportation, such as bicycles and transit, and pedestrian ways so as to add "people carrying" capacity to the roadway, not just vehicular capacity, whenever feasible. (h) New and upgraded roadways should be designed, engineered and constructed to minimize environmental and aesthetic damage and future maintenance costs consistent with public safety needs. Snowmass Creek Road is a very popular rural road for bicycling. The proposed redevelopment and return to the haying operation will enhance views and preserve the rural, agricultural character of the Snowmass Creek Valley. These factors should encourage and enhance this mode of transportation on Snowmass Creek Road. Views and environmental impacts have been addressed. Traffic volumes will not be significantly increased with the redevelopment. The proposed redevelopment will comply with this policy. 1-60-350: Pitkin County Airport (Sardy Field) The County will partner with public, private and non-profit entities to support continued air safety, reliable and efficient air service at Sardy Field. Neighborhood impacts will be considered relative to expansions or improvements that would promote aviation operations. This policy is not applicable. 1-60-360: Telecommunications The County encourages adequate, minimal impact regional and community telecommunications facilities to serve the needs of governments, emergency services, businesses, and citizens of Pitkin County. (a) Where a telecommunications system utilizes a network of facilities, a comprehensive approach should be taken for evaluating potential sites in Pitkin County with a view to minimizing the number of sites required and any adverse impact. (b) When feasible and not otherwise detrimental, multiple telecommunications facilities should be consolidated onto common towers, and/or located adjacent to, on or incorporated into existing or proposed buildings or other structures. This policy is not applicable. 1-60-370: Citizen Housing *1 It is the policy of the County to encourage the existence of a supply of desirable and affordable housing for persons employed in Pitkin County, senior citizens, the handicapped, and other qualified persons of Pitkin County. Pitkin County seeks to preserve existing affordable housing to the extent possible; and to encourage the development of affordable housing within established Urban Growth Boundaries, where employment, services and facilities are typically already established. (a) It is the policy of Pitkin County to promote the availability of affordable housing for employees generated by proposed development. (b) A diversity of housing types and densities is encouraged in order to ensure affordable housing for a range of individual and families. Deed restricted housing that ensures occupancy by full time residents is preferred for development, especially within Urban Growth Boundaries. (c) Affordable housing of urban or suburban densities is not encouraged outside the Urban Growth Boundaries if it promotes sprawl or other development inconsistent with this or other policies or regulations of the County. Affordable housing outside Urban Growth Boundaries may be acceptable if it is: (i) Employee Dwelling Units (EDU) and Caretaker Dwelling Units (CDU); (ii) job related on-site housing; (iii) conversion of existing locally serving housing; (iv) on-site required mitigation housing; or (v) replacement of existing affordable housing. (d) Quality residential areas, which function as integral neighborhood units, are encouraged. (e) Rehabilitation of existing residential facilities should be promoted where feasible. The purchase and buy -down of existing units throughout the county is encouraged since it promotes affordable housing goals without increasing growth rates or impacts. (f) Special attention should be directed to providing for dispersal of housing for low and moderate income families and low income senior citizens throughout the residential areas of the Urban Growth Boundaries with due consideration to other policies of the County and the availability of water and sewer service, fire protection, public transportation, employment, shopping, schools, social services, and recreational activities. (g) The use of energy conservation and innovative home building techniques in order to reduce construction and/or operating costs without sacrificing safety or desirability of the housing shall be encouraged and supported. When appropriate, the revision or adoption of building codes will be encouraged to meet this objective. For deed restricted housing projects, a preference will be given to developers and contractors that utilize such techniques. This policy is not applicable. 1-60-380: Require That Development Bear An Equitable Share Of Related Burdens 36 It is the policy of the County that new development must pay an equitable share that would otherwise be borne by the general public, and/or make equitable contributions, commensurate with its impacts, to ensure that no reduction in the quality of services, public facilities or programs occurs as a result of the development. The Applicant will pay applicable impact fees at the time of building permit as applicable and appropriate. 1-60-390: General Government/ Public Participation And Planning Processes (a) Pitkin County acknowledges the benefit of regional planning. To that end, the County supports planning efforts between counties, towns, state and federal agencies. These cross - jurisdictional approaches are most notably important in the venues of transportation, housing, open space, water resources, agricultural lands, solid waste facilities, public safety, wildfire mitigation and human and social services. Intergovernmental agreements are encouraged to facilitate implementation of common land use goals. (b) The County encourages general public participation when public and quasi -public bodies are making decisions, which significantly affect citizens and the formation of specific citizen advisory groups to participate in planning -related matters. (c) Pitkin County promotes the preparation of community-based plans by Caucuses or other neighborhood groups that are consistent with the policies herein, and other policies adopted by the Board of County Commissioners. Recognizing the unique qualities and issues inherent in our County, creative approaches to land use are encouraged. The Applicant has considered the planning efforts, the conclusions and recommendations of the Overview Pitkin County Master Plan and the Snowmass/Capital Creek Valley Master Plan when planning the proposed project. 1-60-400: Economic Sustainability and Condition A balanced, diversified economy should be promoted in order to maintain and enhance the quality of life in our community. The economy should offer desirable local employment opportunities without creating significant job growth. Desirable local businesses may include those that utilize environmentally sustaining operating practices, recycle monies back into the local economy, and do not adversely impact surrounding areas. This policy is not specifically applicable to the proposed development. 1-60-410: Conformance with Other Laws It is the policy of the County to consider whether approval of uses or development of lands within Pitkin County is consistent with applicable laws of the United State of America and the State of Colorado. 37 The proposed development will comply with all local, state and federal laws. Vested Property Rights Section 2-20-170 (d) This land use application if approved will constitute a Site Specific Development Plan. The Applicant requests a three year vested property rights term. Summary This letter of application has described the subject site, shown documentation that the home was legally created when it was built in 1977 and proposed the 5134 Snowmass Creek Road LLC Activity Envelope and Site Plan which meets the applicable criteria and standards of the Pitkin County Land Use Code. All the Code sections identified in the Pre -Application Conference Summary in Attachment 2 have been addressed and the proposed development is in compliance with these requirements. Vested Property Rights have also been requested for a three year vesting period. Please let me know if you need any additional information. Thank you. Sincerely, DAVIS HORN INCORPORATED ) L'_ GLENN HORN AICP 38 H•.... V , z y - Seven,C,,stles 6 ' n r f ^ F n , , s a Ct 3 58t00n t (1I OM ' r xi m) 4 rrn .ni_rr J. Ills r m LE y� 1 1`-mo�l`lEH I n •� `I -- "• Red � ;� I i ' ... PrytlnUPan� I I/O i 7 „ `I V %fill " VE'Dl�i l I H. It 304 I r D �, 7 MARlrii• ! 1O EAGLE _ CO #PITKIN \\ I G o 1P I I Reservoir \ I•. 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PITHIN COUNTY PRE -APPLICATION CONFERENCE SUMMARY LOCATION: 5134 Snowmass Creek Road PID#: 264514100007 ZONING: RS -30 SIZE:011c res $. 7 4 i 4 �• OWNER: 5134 Snowmass Creek RD LLC REPRESENTATIVE: Glenn Horn PRONE and EMAIL: 925-6587,hg ornnaxof.net DATE: July 22, 2016 PLANNER: Mike Kraemer, 920.5482 Type of Application: Activity Envelope and Site Plan Review Description of ProjecVDevelopment: The Applicant is requesting Activity Envelope and Site Plan approval for redevelopment of a single family residence on a currently developed lot. The development plan would include a new barn and green house. The Applicant has indicated a desire to use TDR to expand floor area up to 8,250 square feet. The current residence resides within the 100' setback of Snowmass Creek, making the residence non -conforming. The Applicant should include documentation showing the existing residence has received permits such that its "legal" status can be reviewed. Land Use Code Sections to be addressed in letter of request (annlication): Sec. 7-10-50: Activity Envelope and Site Plan; Sec. 7-20-10: Site Preparation and Grading; Sec. 7-20-20: Slopes; See. 7-20-40: Floodplain; Sec. 7-20-60: Wildfire (mapped as a low hazard — or Applicant can provide a wildfire assessment from a Pitkin County Certified wildfire expert); Sec. 7-20-70: Wildlife (area mapped adjacent to elk range and within deer winter range); Sec. 7-20-80: River and Stream Corridors and Wetlands; Sec. 7-20-120(d):Scenic View Protection Areas (Snowmass Creek Road is a designated scenic corridor); Sec. 7-20-130: Landscaping and Vegetation Protection Sec. 4-30-50(h): Solar Panels Sec. 2-30-30(h): One -Step Special Review Criteria for TDR Receiver Site; Sec. 9-50-20: Restoration of a Non -conforming Structure without Significant Changes Staff will refer the application to the following agencies: Basalt and Rural Fire Department, Snowmass/Capitol Caucus CPW (Taylor Elm), Kurt Dahl. Review by: Hearing Officer Public Hearing: Yes, the Applicant shall post a public notice sign on the property at least 15 days prior to the date specified for the Administrative Decision pursuant to Sec. 2-20-100(a)(3) of the Land Use Code. In addition, the Applicant shall mail notice (by I` Class mail) to all property owners and mineral estate owners within 300' of the subject property 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. FEES: $5,471 (make check payable to "Pitkin County Treasurer") ■ Planning Office flat fee: $4,875 (non-refundable; based on 15 hours of staff time. If staff review time exceeds 18 hours, the Applicant will be charged for additional time above 15 hours at a rate of $325/hour) o Public Notice Fee: $54 o Environmental Health: $542 o Hearing Officer: $225/hour — billed at the conclusion of the hearing To apply, submit 2 conies (1 unbound) of the following information, unless noted otherwise: 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" by 17" Activity Envelope and Site Plan and standards report as designated in Section 2. 1.1 and 2.1.12 of the Pitkin County Land Use Application Manual; 3. Previous Land Use Approvals (if applicable); 4. Scenic View Protection Exhibits as designated in Section 2.1.12 of the Pitkin County Land Use Application Manual; 5. Proof of ownership of subject property; 6. Parcel description, including legal description and vicinity map; 7. Total fee for review of the application; 8. Signed fee agreement (1 copy); 9. Consent from owner(s) to process application and authorizing the representative (1 copy) 10. List of all property owners within 300' of the subject property (1 copy) 11. Copies of this pre -app form NOTES. ➢ PLEASE SUBMIT ONE UNBOUND AND ONE-SIDED COPY OF YOUR COMPLETE APPLICATION. PLEASE SUBMITTWO-SIDED COPIES OFALL REMAINING COPIES OF YOUR APPLICATION (IF POSSIBLE). THE PARCEL IDs SHOULD BE INCLUDED ONALL 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 sta,fs interpretations based upon representations of the applicant. Additional information maybe required upon a complete review of the application. ➢ The Pitkin County Land Use Code and Application Manual is available on-line at: htW:11www. pitkinco unto. com/196/Land- Use ATTACHMENT 3 Documentation for: 5134 Snowmass Creek Road (formerly 3330 Snowmass Creek Road) Parcel ID #2645-141-00-007 Pitkin County Archives Note that 5134 Snowmass Creek Road was FORMERLY 3330 Snowmass Creek Road Certificate of Occupancy: Building Permit No. 3425 — (1978) Building Permit Application Building Inspection Department, Electrical Permit Expired Building Permit Application, Plumbing Permit Application and Electrical Application Certificate of Occupancy: Building Permit No. 6488 — (1983) Building Permit Application Plumbing Permit Application Building Inspection Sheets/Checklists Letter of Completion — September 2005 Building Permit Application Building Inspection Check List Affidavit of Owner Builder DOCUMENT LAYOUT Certificate of Occupancy or Letter of Completion (most recent project) Permits Final Inspections Any Supporting Documents Site Plans (no architectural plans) If there are previous projects they will follow in the same order. pitkin.bldg.246500000000 (4) - Laserfiche WebLink Laserfiche WebLW Browse pitkin.bidg.246500000000 (4) Metadata I Thumbnails I Annotations pitkin.bldg.246500000000 (4) Last Modified 9/252015 1143 27 AM Creation Date 11/102006 318 40 PM Template: Pitkin Comdev Owner Applicant Snowmass Creek Six Ventures Address Pitkin 3330 Snownass Creek Rd (Formedo 5134 Snownass Creek Rd Parcel IDPitkin 2645141000(7 Planning Case Name SFR InteriorAlteralion Case Number 6488 Subdivision Pitkin S -T R 14-9-86 13 -cont nwnapemsnt portal powered by Lurk u W.bU.k B 2 2 O 19992013 La xK Page 1 of 1 http://198.233.207.711WebLink8lDocView.aspx?id=82099&searchid=0348f8da-af43-4ba... 10/24/2016 %':,^ . Y.rl.4•!fr !fir `•r.,;• �-`E :wit, rf �2tt;°,.. IQ i� r� %':,^ . Y.rl.4•!fr !fir `•r.,;• �-`E :wit, rf �2tt;°,.. IQ j 3425 BUILVII G, T'APPLICAllTION 10 r Jurisdiction of a a a Applicant to complete numbered spaces only. A Za JOe ADDRESS '^'•'^""^^""^'_^"""".'"""" D - LEGAL LOT NO. •'- BLK -.. TRACT - 4-•,�-• 1�� ICDS E ATTACHED SN£ET) 1 DESCR. OWN MAIL ADD S 2 2TP' PHONE '^ "- CON OR MAl'L AOORE39---'� NONE lIG eE NO. 3 ,4 �v ARCMITEC7 0 DESIGNER . j M I'I AbDA SS' s---' -'- �PH NE LICCNSCINO. " ENGINEER "�' - MA D L3S '-"" "� '' 1N DNC" LICENSCNO. 5 _ _ LENDER '. - _.. MAIL ADDRESS .. .. .... ,�...'.'-•"-. , . -. • . "^ !RANCH .. . .... ... .. . 6 USE OF BUILDING -- n _�.wa,�r..-..•y:.r ,_, .v_.!-,-�.+».w�,.',.T�F..i 7 8 Class of work: 0 NEW O,.ADDITI.ON ALTERATION O REPAIR _^ © MOVE D REMOV' M 9 Describe work:Ae- 10 Change of use from Change of use to .. •.�...__ _ 11 Valuation of work:. $ �.�.,,-.�! �a� PERMIT FEE (/ PLAN CHECK FEE,, _/go SPECIAL CONDITIONS:"_ _._._..._ .-.. _ __._ « ,.,,,,,,..a _ Type of Occupancy Const. Group `� 3 Division ~ Size o Bldp.63o. of (Total) Xt. StorleS Max. Oce. Load ` Fire Usef 1 d ZOrke- Zone •J Fire Sprinklers Req Ired �ye5 No APPLICATION ACCEPTED BY PLANS CHECKfD eY APPROVED-FOR I'gs_VAftE'8Y: 112 OFFSTREET PARKING No. of SPACES: v f15welling UnItS,,. Covered Uncovered NOTICE7 pecial Approvals Required Reaiied— Not Required ZONING JVS--3i SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, P UMB- ING,HEATING, VENTILATING-UR'A�YI-CO-WUI'TrONIWG:' THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUC- HEALTH DEPT. FIRE DEPT. TION AUTHORIZED IS NOTCMNICD VViTF1fN 60 Dom; OT#'1F SOIL REPORT CONSTRUCTION OR WORK.IS5USPEND`EDOR: A�AN`D`O��b KORA PERIOD OF 120 DAYS AT AN`r T'iMt-"AFYitg9,7O'RT<"r$ -Cb = OTHER (Specify) MENCED. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT. GOVEANINGHIS ALL PROVISIONS OF LAWS AND T ..OR-DINANCES TYPE OF WORK WILL, B`E COMPLIED WITH' WHETFIER SPEff _EC HEREIN OR NOT,' -THE GRANTING 'OF 'A-PETkKgT-OOES:;NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF -ANY OTHER STATE OR.LOCAL L4W.REGULATINCz CONSTRUCTION OR THE _PE . ArORMANCE OF CONSTRUCTION. MIZE, 01, SIGNATURE CONTRACTOR OR AU TNORIZ£D EN tlATEI 149T, ' RE OFWN R IF OWNER BUILDER DAT w►,a.rr.�.wa.ce..+w. WHEN.PROPERL � ` A 1 ATE 1 $. `f�li`T'� ��'"`"" PLAN HECK VALIDATION .....-.Y�,�.,.�:.��I.w,,.....,...,..,..„�..,.,e,..;�e,:��..,..�.—r:,.mix:.�:•:�.�..,,.�.w..,.-.:.,.,..r.:-.�. Form 100.1 INSPECTOR 4/ 65 1 3 B.I. BUILDING INSPECTION DEPARTMENT. --F N? 1.691 ❑ CITY ASPEN - COUNTY QfflTKIN L-0-'Abo ADDRESS ELECTRICAL OF JOB r3 E PERMIT 13� WHEN SIGNED AND VXL:IOATEti " B'y su XDlNd_fW5F`ECyfOf 'FlbRftE5THE'W'dR K'DESCR I BED BELOW.OW. / CLASS OF WORK* NEW !I ADDITION.0 ALTERATION 0 REPAIR Q MOVE 0 WRECK 0 OWNER NAME ADDRESS PHONjE �^. ENSE LICENSE. LICENSE �o NAME (AS LICENSED) CLASS CLASS ._:;P!-,NUM13.ER II.- 4-,./ 2--1 PHONE ADDRESS 0 SUPERVISOR v I FOR THIS JOB NAME DATE CERTIFIED NO. OF UNITS DESCO_60N OF WORK NO. Of: UNITS DESCRIPTION OF WORK TEMPORARY METER TRANSFORM ERS & RECTIFIERS I NEW SERVICE ENTRANCE WIRING MOTORS & CONTROLS NO. OF OIL BURNERS STOKERS, NO, AMPS FORCED AIR SYSTEMt CHANGE SERVICE ENTRANCE OTHER NO. AMPS MOTORS H. P. CIRCUITS SIGNS LIGHTING NEON EXT'R SIGN & I TRANSFORMER HEATING NEON INT'R SIGN & I TRANSFORMER ADDITIONAL TRANSFORMERS, POWER SUB -CIRCUITS EXT. OR INT- NTUTILITY UTILITY(RANGE DISPOSER, COOLER, FAN,DRYER, WATER HEATER) NO. OF INCANDESCENT LIGHTS OTHER FIRE DETECTION -ALARM SYS'M. FIXTURES OTHER REMARKS AGENCY AUTHORIZEDBY DATE oo e55�� PUBLIC ORKS 1/o 2y o? 7 NOTES TO APPLICANT, VALUATION FOR INSPECTIONS OR INFORMATION CALL 925-7336 OF WORK $ u, THE VALUATION OF EACH OF THE ABOVE UNITS SHALL BE INCLUDED IN THE VALUATION OF WORN.PLAN FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR CODE, _tf`!E� FILED T P <�> TOTAL FEE COMPLIANCE WITH THE NATIONAL ELECTRICAL tiff DOUBLE I CHECK ALL OTHER COUNTY RESOLUTIONS, CITY ORDINANCES, STATE LAWS, WHICHEVER APPLIES, PERMIT SUBJECT TO REVOCATION' OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME. O0 REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING-GAY-lf4�ADVAWCE. FEE D CASH C] $ V) w 0 A FINAL INSPECTION SHALL BE MADE BEFORE POWER WILL BE BUILDING IEPA MENT RELEASED, AND BEFORE THE BUILDINGrMAY BE OCCUPIED SIGNATURE OF V" ZIAPPLICANT .T APPROVAL BY DATE THIS FORM IS PERMIT ONLY DATE PERMIT NO. LICENSE 4f RECATS LLASS AMOUNT � 1117 /� �/ n' I ;( I C/�- WHEN VALID A ED HERE I �-? 73 PLAN CHECK'VALIDATION-_­ cK.""M o """ c?�51=t""" P RMIT V 1DATION cK. M.O. CASH Form 100.1 INSPECTOR 1857 BUILOING A., US AT*N a d Jurisdiction of applicant to complete numbered spaces only. JOB ADDRESS.- .. ..�.. - .... .. �. .. _. .. =x:-.' •!Pw.,L='..'yF:.....�.y..�.:.: .-rY.tii -. .. ., --- -• ._ - LOT NO. DLK TRACT (©DOE A7TACfi GD ■µCET} LEGAL 1 D£lCR. _.' ..".__. "_.-._�.• MAIL' ADDR CIS' "_......� OWNER .....�._."_ .+�.r xl!• .. . pisOiiC •..-'. __....�.-.. ... ".,_. 2 �j. - . t µTRACTOR MAIL ADDRESS - r' a'y'=PNONE— •• "�- LICENSE N0. v • u B ARC CT OR OESIGNCR - MAIL ADDR SS PHONE L Cµ15C ND. 4 N INE MAIL ADDRESS PHO L ENSE NO. x: 5 ' LENDER"". MAIL ADDItE$S _. .-.•••'•..•`•""_`•' BRANCH 6 USE OF BUILDING 7 ri 8 Class of work: KNEW 0 ADDIT 0 ALTERATIO AIR 0 MOVE 0 REMOVE 9 Describe work: 10 Change of use from Change of use to 11 Valuation of work: $ V 0 FEE /3 PERMIT FEE PLAN CHECK SPECIAL CONDITIONS:- Type of Occupancy ter+ Const. V Group Division _" .."._ ...,"... _.._ " _ ..".... • .,, :,�. " �_., Size of Bldg.No. (Total) Sq. Ft� of //1 Stories pL Max.if Occ. Load ..,...._"..,,. _"__._..,"."_„._._ ..._„,..�, •°•'•�•� Fire ZDn2 Use O Fire SDrirsk{ars zcnge_jjRegUlred [JYgS O APPLICATION ACCEPTED By PLANS CHE9KED'By �r "'-” APPROVED FOR ISSUANCE 8Y. OFFSTREET PARKING SPACES: No. of Dwelling Units Covered Uncovered N O T I C E ZC,' Special Approvals Required Received Not Required ZONING ' SEPARATE PERMITS ARE REQUIRED FOR ELEC, PLUMB- ,ICA ING, HEATING, VENTILATING OR AIR CONDI'r•10rM6.a HEALTH DEPT. f G �rn tri THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUC- TION AUTHORIZED IS NOT C25MEI�D"G17�66 1`3Al%SO�fl FIRE DEPT. SOIL REPORT CONSTRUCTION OR WORKIS Sl7SPEi51 b Oli ABA�Vbd1G D FCI A PERIOD OF 120 DAYS AT' ANY TIIVf�`AFiER�Wb`1�1� TS G61G• OTHER (Specify) I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT. ALL PROVISIONS OF LAWS AND ORDINANCES GOVER-NING THIS TYPE OF WORK WILL BE COMPLIED WITH WFfETHER SPECIFIED HEREIN OR NOT THE GRANTING; OF' A' PERMIT DOES NOT PRESUME T _AUTHOR17Y TO 'VIOLATE OR. CANCEL THE PROVISI OF AWY OTHER STATE OR LOCAL LAW.REGULATING PLAN CHECK'VALIDATION-_­ cK.""M o """ c?�51=t""" P RMIT V 1DATION cK. M.O. CASH Form 100.1 INSPECTOR f w 1452 _ PLUMBING. PERMIT APPLICATION Jurisdiction j Applicant to complete numbered spaces only e •101 AOOR CSS- •-•'"'^""."'r"`"'•".".^"'Is"'r""'.."n'ov'.""rLr.a�Nw•^p''ru�sra"4 -ww,- LEGAL I DESCR, LOT NO. SLK TRACT - -_.... .., rv..+.-...,, , (03fC ATTACHED SHEET) OWNER ' - - MAYL AD DRESS-""' Z PHONE "S-_..•�,�.••..�'„P~- i%! f� y •Sr C� LICENSE NO. N RACTOR ' - -'�- `- - M� ADIDRES" CO� /fid ARCNI TELT OR DtIsirNERS f MAIL ADDRESSON 4 LICE SE NO. ENGINEER MAIL ADDRESS 5 1" ONE LICENSr NO:""'" -"'"•'"•-" LENDER - MAIL ADORE33'—' "'_ 6 "BRANCH - - OF USE BUILDING 7 . _,.. .... ..... ......... , ,..... ....�.�.�.r+^.-....ti-e.r+larv++La�ww.i 1. 8 Class of work: NEW ❑ DITIO LTE TION L7._REPAIR ... _ 9 Describe work: _... . _.._ ... PERMIT FEES No. Type of FIi& or ffiff ' "' " Fee SPECIAL CONDITIONS: WATER CLOSET (TOILET) _ $ BATHTUB LAVATORY (WASH BASIN) ...� ...a SHOWER .�..... KITCHEN SINK e. DISP. DISHWASHER APPLICATION ACCEPTED BY JPLANSCHIECKEDBY Tvj•/^� APPROVED-F�% ISSUANCE BY CCC(QQQ��(�/I{ LAUNDRY TRAY CLOTHES WASHER WATER HEATER / NOTICE 3-1,677 THIS PERMIT B COMES NULL AND VOID IF WORK OR CONSTRUC• TION AUTHORIZED IS NOT C(5K4Ml:NCE•D-`WITHIN'60 DAYS,_OFf•)F CONSTRUCTION OR WORK IS-Sl7SPE_INDEb oA'AErAKb-TMD Fb'R A PERIOD OF 120 DAYS AT 'ANY T(1viE'A� 9rI0fiTC-P5 C(5N7 MENCED. 4 I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KN01A THE SAME TO BE TRUE AND CORRECT. ALL PROVISIONS OF LAWS AND -ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLI'ED'WITH'WHETHER"SPECIFIED HEREIN OR NOT, THE GRANTING OF A PERMIT DOES' NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PRESUME PROVISIONS OF -ANY OTHER STATE -OR LOCAL LAW REGULATING CONSTRUCTION OR THE PERFORMANCE *OF 'CONSTRUCTION. URINAL DRINKING FOUNTAIN FLOOR --SINK OR DRAIN % d e _ SLOP SINK GAS SYSTEMS: NO. OUTLETS WATER PIPING 6 TREATING EQUIP. WASTE INTERCEPTOR ------ VACUUM BREAKERS W __...... _.. LAWN SPRINKLER SYSTEM SEWER - V CESSPOOL SEPTIC TANK &PIT SIGNATURE OF CONTRACTOR OR AUTMRIZ EO ASENTti Y`_ yy�(DATE) 'Gk TLJPE QF OWN R IF OWNER 4UTCOERI IDATE) - WHEN PROPERLY PLAN CHECK VALIDATION cK:- PE Form 100.2 INSPECTOR 14/651 3 B.I. BUILDING INSPECTION DEPARTMENT ❑ CIT ---kf ASPEN - COUNTY -AF PITKIN OLORADO NO 1031 ,: rr:-D;C. =xL• j:...�.F.}f.:..4!?�'.'_. 4;R+.�'. 'T+�flr.�'/4Y+?4Yi,' ADDRESS ELECTRICAL OF JOB &4 7- 9s le fQj A� PERMIT 13 WHElW5IGNEt6 AND VALIbiATEb_ EIVlLDYN6-11V31ECY107JDEPART7v`IYI1F71SPERI%lTl'/ YMURPYE fi1E 011KOESCk19EOBELOW. -�' _ ,. _ _., ..,.,.+.....r ...,.,.. ........r,.. ..w...........-.«...,.t•.w.,.u..na.cxva+:�i......rrooaswu.a�..e. CLASS OF WORK: .-NEW ADDITION O ALTERATION ❑ REPA.IRO MOYE.O WRECK O OWNER i3 NAME ADDRESS PHONE (ASO)_ / ^ Alf CLASS NUMBER %a NAME olc o Imo- ADDREKe_ • % 6,2 / PHONE ` -•.- L1J , O SUPERVISOR V FOR THIS JOB. NAME DATE CERTIFIED NO. OF UNITS D RIPTION OF WORK NO. OF UNITS DESCRIPTION. OF WORK TEMPORARY METER NSFORMERS & RECTIFIERS -� NEW SERVICE ENTRANCE A OAIR OTORS & CONTROLS O. OF OIL BURNERS STOKERS, NO. AMPS FORCED AIR SYSTEM CHANGE SERVICE ENTRAN OTHER NO. AMPS MOTORS H. P. CIRCUITSor SIGNS LIGHTING NEON EXT'R SIGN & 1 TRANSFORMER HEATING NEON INT'R SIGN & 1 TRANSFORMER ADDITIONAL TRANSFORMERS, POWER SUB -CIRCUITS EXT. OR INT. UTILITY (RANGE DISPOSER COOLER, FAN,DRYER, WATER HEATER) NO OF INCANDESCENT LIGHTS OTHER FIRE DETECTION -ALARM SYS'M. FIXTURES OTHER REMARKS n AGENCY AUTHBORIZED DATE PUBLIC c��Gp O d WORKS NOTES TO APPLICANT: - - _.__.., _.. ._ _.•___.. , _._... VALUATION FOR INSPECTIONS OR INFORMATION CALL 925-7336 OF WORK THE VALUATION OF EACH OF THE ABOVE UNITS SHALL, BE INCLUDED IN THE VALUATION OF FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL- RESPONSIBILITY FOR WORK. _ PLAN T TOTAL FEE COMPLIANCE WITH THE NATIONAL'ELECTR(CAL CODE, THE CITY OF ASVEN 6 01N'A"i�c "s "A-�ib" FILED P ALL OTHER COUNTY RESOLUTIONS; CITY ORDINANCES, STATE LAWS, WHICHEVER_APPL'fE'S. PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME.r-1 REQUIRED INSPECTIONS SHALL BE REQUESTED`6F1'E�NO�CIC1 14"Yi I A`b A CE:" `"- DOUBLE FEE 0 I CHECK ❑ CASH ❑ I ' A FINAL INSPECTION SHALL BE MADE BEFORE PO ER WILL BE RELEASED, AND BEFORE THE BUILDING MAY BES C UPIED. SIGNATURE BUILDING DEP RTMENT OF ; : APPLICANT:'°ZZoe fl APPROVAL BY --?—,;2 7 DATE THIS FORM 1S A PERMIT ON Y WHEN VALIDATED HERE.�„���� 1 zo— 0) ro C14 0 U x 0 U) 0 4J -0 _0 L) 0 < 0co _ .43 ro �4 Pt 0) 4-3 jP- x f4c PL4 � 0 4-) 4-) 0 H 0 U7 w � w > c r U. 0 c 0 Lr) u is 4-) CC m 0 CO < 5 — 0 cm c c cu cu E E Z0 0 0 u a SOB East Mab, Street t *N BUILDING PERMIT APPLICATIQ"-- Aspena Colorado 91611 _ x- tib: -x• . «.::. - .. • - - 303/925-5973 ASPEN'*PITKIN REGIONAL BUILDING DEPARTMENT Jurisdiction of Bkk%m Q_r, Applicant to complete numbered spaces only. JOB ADDREss-' - -- - 3 3 to z LEGAL 1, DESCR. e"¢4*Q' ,,LL a 4"94i"gkt T�*j'SV %P T RACT OR SUBDIVISION r �l 1 SOLA),, f? S!66 5 hum, OWNER MAIL ADDRESS'M D - I a., ZIP .General Construction Permit NO. 6488 (U SEE ATTACHED SHEET) oX 2' - Qus TX 2 CONTRACTOR MAIL ADDRESS - PHONE - LICENSE N6_- 3. r ARCHITECT OR DESIGNER MAIL ADDRESS PHONE LICENSE NO. 4. ' O ENGINEER MAIL ADDRESS PHONE LICENSE NO. USE OF BUILDING 6, 7, Class of work: oNEW VALTERATION a REPAIR a MOVE ❑ WRECK 8, Change of use from O Chq.yu r. PLAN CHECK FEE PERMIT FEE - TOTAL F Change of use to � "i� 5 Type Of Construct�an Occupancy Group DWltlon 9, Valuation of work: $ z/o p o a 00 10, REMARKS: �~ P!^1 '1 g\. S -=e Of Burld.nq f/(J N0. of SloNas Max. Occ. Load (Total SO FU ItQx, C Fire Zone Use �Z�Ona Fire Sprinklers Repulsed D Yes D No No. of Dwell Ing Units OFFSTREET PARKING SPACES: lifef Cowed Uncovered Special Approvals•e%REOUIRED AUTHORIZED BY DATE ZONING HEALTH DEPT. APPLICATIO CEPTED AN EC APP )SSU FIRE DEPT - BY B BY SOIL REPORT DATE DATE DATE PARK DEDICATION NOTICE WATER TAP SEPA ATE ERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HEATING, VENTILATING OR AIR CONDITIONING.. ENG. DEPT. THIS PERMIT BECOMES NULL AND VOID IFWORK OR CONSTRUCTION OTHER (SPECIFY) AUTHORIZED IS NOT COMMENCED WITHIN 120 DAYS, Ofi IF CONSTRUC- TION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 120 W.J DAYS AT ANY TIME AFTER WORK`IS CO*PENCED.' i I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATIQN AND KNOW THE SAME TO BE TRUE AND CORRECT ALL PROVISION5 OF-LAws _ AND ORDINANCES GOVERNING THIS TYPE OF 06RK WLL or COMPLIED WITH WHETHER SPECIFIED HEREIN OR NOT. THE GRATjT1*eOF A PERMYT DOES NOT THIS FORM IS A PERMIT ONLY WHEN V InTED - PRESU E TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY THER STATE OR LOCAL LAW REGULATING CONSTRUCTION OR THE PER, WORK STARTED WITHOUT PERMIT WILL BE DOUBLE FEE 0 ANCE OF CONSTRUCTIO ' '`•'Yr'F� I:` SIG A OF NTRA TO O AUTHORIZED AOENT '(-pq I 'epy.1`. w- pt., NATURE OF OWNER (IF OWNER7'OAT VALIDATION P1=RMIT VALIDATION CK. O M.O. ❑ CASH ❑ PLAN CHECK,VALIDATION CK. ❑ M.O. ❑ CASH WHITE - INSPECTOR'S COPY YELLOW -ASSESSOR'S COPY PINK -BUILDING DEPARTMENT FILE 'GOLD -CUSTOMER'S COPY rrl • 1F 2988 PLUMBING PERMIT APPLICATION 0 PITKIN COUNTY 0 CITY OF ASPEN 0 Applicant to complete numbered spaces only. JOB ADDRESS O 's LEGAL D ES CA TRACT IS/ti jo . tostr. ATTACHED SHCET) I—— OWNER MAIL ADDRESS Q.TV`PHONE 2 <5vNCW W,2CS-5 Q'Mr--k :7)-kx 0(-_V\4UrC_-_ 72--> -t-x ) [� CONTRACTOR MAIL XODIRESS 3ae PHONE LICENSE NO. p N 17 ARCHITECT OR D EP 10 ER MAIL .00FIES5 PHONE LICENSE NO. 4 ENGINEER MAIL ADDRESS PHONE LACEN'SE KO. 5 LENOER MAIL ADDRESS BRANCH 6 USE OF BUILDING 7 f -V 0 vAe 8 Class of work: El NEW El ADDITION 5ZALTERATION 11 REPAIR 9 Describe work: PERMIT FEES No. Type of Fixture or Item Fee SPECIAL CONDITIONS: WATER CLOSET (TOILET) S d C) BATHTUB LAVATORY (WASH BASIN) L SHOWER KITCHEN SINK & DISP. DISHWASHER APPLOV A;ITEC) By PLANS CHECKED 6 Y APPROVED FOR ISSUAt�CF BY LAUNDRY TRAY CLOTHES WASHER WATER . HEATER la oc NOTICE URINAL THIS PERMIT BEOMES NULL AND VOID IF WORK OR CONSTRUC, DRINKING FOUNTAIN TION AUTHORIZED IS NOT COMMENCED WITHIN 6C_DA­'�S',_OR IF CONSTRUCTION OR WORK ISSIjSPEND1fD DR ABANDONED FORA FLOOR SINK OR DRAIN PERIOD OF 120 DAYS AT ANY TIME AFTER SLOP SINK M ENCED I HEREBY CERTIFY THAT IHAVE READ AND EXAMINED THIS GAS SYSTEMS: NO. OUTLETS APPLICATION AND KNOW THE SAME TO BE TRUE AN[j_ CORR ECT. WATER PIPING & TREATING EQUIP. ALL PROVISIONS OF LAWS AND ORDINANCES GOVERP41NG THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR NOT, 'THE GRANTING OF A PERMIT DOES NOT WASTE INTERCEPTOR PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER STATE OR' LOCAL LAW REGULATING VACUUM BREAKERS CONSTRUCTION OR THE PERFORMANCE OF -CONSTRUCTION. LAWN SPRINKLER SYSTEM SEWER CESSPOOL SEPTIC TANK & PIT IGNA`fVRE OF CONTRACTOR 09 AUTHORIZED AGENT 16ATEI PERMIT $ 0 Z� SIGNATURE OF OWNER IF OWNER BUILDER) (DATE) TOTAL FEE s WHEN PROPERLY VALIDAT ED,(IN THIS SPACE) THIS IS YOUR PERMIT PLAN CHECK VALIDATION CK. M.O. CASH M.D. .. CASH . L -::V- 0- 1 �-4 COPIES: WHITE -INSPECTOR YELLOW - APPLICANT PINR=1L (4/651 3 B.L .►r"�. BUILDING INSPECTION CI CIT F ASPEN—,COUNTI( O ADDRESS SAou/v+4,% C OF JOB V J WHEN SIGNED_LND V,4 EATED EN BLS Wt -119-1 I0Y 1 CLASS OF WORK: NEW 1:1 ADDITIOI4 ❑ ALTER.AI OWNER e NAMEgA b �VL':, ,te_ ADDRESS !. COLORADO N o . 5 415 ELECTRICAL PERMIT 3 fib�il3�s" VSCii"IBS`sEtliv'b'.,»..,......,.....,.wa,;...v.�:.�•...,..,, REPAIR O MOVE O WRECK ❑ ' T,L_!uL"+-i.K.��� JCYIM "L�•c'd/•*0-+.y-•'lFt i.•_.1"%Vy:w4 c4.us. hyla PHONE NAME (AS LICENSED) CLASS NUMBER a , S Z" PHONES- ADDRESS - p SUPERVISOR V FOR THIS JOBNAME Qk k"A DATE CERTIFIED NO. OF UNITS DESCRIPTION OF WORK A NO. OF UNITS DESCRIPTION OF WORK- TEMPORARYMETER TRANSFORMERS & RECTIFIERS NEW SERVICE.ENTRANCE WIRING MOTORS & CONTROLS NO. OF OIL BURNERS, STOKERS, NO. AMPS FORCED AIR SYSTEMS CHANGE SERVICE ENTRANCE OTHER NO. AMPS MOTORS H.P. CIRCUITS SIGNS LIGHTING NEON EXT'R SIGN & 1 TRANSFORMER HEATING NEON INT'R SIGN & 1 TRANSFORMER ADDITIONAL TRANSFORMERS, POWER SUB -CIRCUITS EXT. OR INT. UTILITY (RANGE DISPOSER, COOLER, FAN, DRYER, WATER HEATER) NO. OF INCANDESCENT LIGHTS OTHER FIRE DETECTION -ALARM SYS'M. FIYTI IRFS OTHER REMARKSAGENCY hia kr- AUTHORIZED BY DATE PUBLIC WORKS NOTES TO APPLICANT-- "� ^" """ "' VALUATION -ZS FOR INSPECTIONS OR INFORMATION CALL 825-7336 OF WORK D THE VALUATION OF EACH OF THE ABOVE UNITS SHALL BE INCLUDED IN THE VALUATION OF WOFiH L PLAN TOTAL FEE FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR COMPLIANCE WITH THE T P DE NATIONAL ELECTRICAL CO, THE CITY OF ASPEN ORDIWMCES,.AMACCO�FWCONTYRESOLUTbf�:.�e-=.--_..S;CPTY'd_-.:FdAANCES, FILED 10 •..�.•..""':+""""+r_>-:,.:y.r.-.�.�ss. STATE LAWS, WHICHEVER APPLIES. 10 PERMIT SUBJECT REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNMG SME DOUBLE CHECK ❑ TO REOUIRED INSPECTIONS SMALL. BE RECUESTED'ONF�NbRKING b71111N`I1b�Ai1L�E " FEE ❑ CASH ❑ AFINAL INBPWnONSHALLBE BEFORE POWER WILL BE RELEASED, -AND BEFOREIW S 0 MAY CUFIED:._ BUI ARTMENT SIGNATURE OF .-� f APPLICANT: �j� !. APPROVAI BY DATE DATi PERMIT NO. LICENSE # RECEIPTS CLAS AMOUNT THIS FORM IS A PERMIT ONLY WHEN VALIDATED HERE ass � � a ASPENITKIN. REGIONAL BUILQVYG DEPARTMENT BOB East Main.' .at Aapen� Colorado 911 y .� ,,, . 3O3/R�-5973 BUILDING INSPECTION CHECK LIST Residential. mmercial Permit No. Steel Electric Plumbing Heating Building Footings Temp Underground Rough Frame Cassions Ground Waste & Vent Flue Insul. Wall Rough Water Pipe F. P. Flue Drywall Struct. Slabs Service Gas Glass Door Special Foun, Insul, Final Final Combust. Air Mobile Home Found. Drain Final Final FIRE LIFE & SAFETY Zoning ACCEPTED REJECTED. Reinspection Fee $30.00 Yes No - .. - -- _ ......... ... �....: r ..« .. .✓� ,»_.r}d.... atM4n•/.rWW.•.'r ,...i,..u.fA`.11'.:u'a.i '✓!.h/l (You are ordered to make the following corrections on the construction which is now in progress at the address below) COMMENTS _- - --.- .. . .. ., .._...._Y �.... ....,�.... ... »+...... _.. ..J. ... .. M,•�...,:.,...n.,.w.'.vaa.a...riun.'w,eJn.an-...v....n.l.N'� 3 30�,�oW �,�� C "Phone Address W Work: R ome; Contractor V\Ow —2 –S` 4 UP-�� -'f"q est Rec'd I 4,7n Ti Owner S how Esaa ' o U_Cjw inspected DateInspector i Rev. 8/81 ' .r c_ Yom.. ...;.s.. s � �"' .. +� Tri% -.1Y.:13 ` ..'lY:'� ^'I•,." .:., ,. r.,-e�,,,� ,., ,:y-.!. �'.`:'i`�:i ABPEN*PI CIN REGIONAL BUILDING DEPARTMENT 506 East Mein Stre Aspen, Colorado_ 8161'1 303/92°.x"-6973 BUILDING INSPECTION CHECK LIST Residential Commercial Permit No, 0 Steel Electric Plumbing __(L Heating Building Footings Temp Underground Rough Frame Cassions Ground Waste & Vent Flue Insul. Wall Rough Water Pipe F. P. Flue Drywall Struct, Slabs Service Gas Glass Door Special Foun. lnsul. Final Final Combust. Air Mobile Home Found. Drain Final Final C FIRE LIFE & SAFETY Zoning ACCEPTED REJECTED Reinspection Fee $30.00 Yes No (You are ordered to make the following corrections on the construction which is now in progress at the address below) ' COMMENTS Address one Warks. Contractor 'r�' . Q-<>Af::S7 Request Rec'd 1 Owner le S Inspected Date Rev. 8181 ome: me lnspec W . LETTER OF CON Pitkin Count Community Developmen RJ1i �Yl THE PLANS AND CONSTRUCTION FOR THE PERMITTED PROJECT DESCRIBED HAVE PEEN INSPECTED AND APPROVED BY THE PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT. AT THE TIME OF COMPLETION AND FINAL INSPECTION THE WORK WAS FOUND TO BE IN COMPLIANCE W1TR ZONING AND BUILDING REGULATIONS EFFECTIVE IN THE COUNTY WITH THE FOLLOWING RESTRICTIONS: PARCEL ID 264514100007. 2003 INTERNATIONAL RESIDENTIAL CODE, SECTION 110. 875 SQUARE FOOT DECK ADDITION. C ief Building Official Date Note: In all occupancies, except R, this certificate must he posted In a conspicuous place near the main exit on the premises for which It is Issued. Any alteration or use of these described premises or portion thereof without the written approval of the Building Official shall negate this letter and subject It to revocation. 1�F.—� • • � --r,�r.Li�i�.�nii��,rr '-� I S— � I Building Permit: 0091.2005.E Owner of Building: POLK PROF Building Address: 5134 SNOW SNOWMAS: Group: IRC ri Type of Construction: V-8 RJ1i �Yl THE PLANS AND CONSTRUCTION FOR THE PERMITTED PROJECT DESCRIBED HAVE PEEN INSPECTED AND APPROVED BY THE PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT. AT THE TIME OF COMPLETION AND FINAL INSPECTION THE WORK WAS FOUND TO BE IN COMPLIANCE W1TR ZONING AND BUILDING REGULATIONS EFFECTIVE IN THE COUNTY WITH THE FOLLOWING RESTRICTIONS: PARCEL ID 264514100007. 2003 INTERNATIONAL RESIDENTIAL CODE, SECTION 110. 875 SQUARE FOOT DECK ADDITION. C ief Building Official Date Note: In all occupancies, except R, this certificate must he posted In a conspicuous place near the main exit on the premises for which It is Issued. Any alteration or use of these described premises or portion thereof without the written approval of the Building Official shall negate this letter and subject It to revocation. 1�F.—� • • � --r,�r.Li�i�.�nii��,rr '-� I S— � I o ASPEN * PITKIN COMMUNITY DEVELOPMENT DEPARTMENT PERMIT APPLICATION PITKIN COUNTY CITY OF ASPEN O `� 1 130 South Galena 970/920-55 970 / 920-5090 l J - Aspen, CO 81611 970 / 920-5532 Inspection Line 970 / 920-5448 Inspection Line PERMIT NO. General ,applicant to complete numbered spaces Only,_ Permit JOB ADDRESS 1. S i 3 L( w �. � s tee lC %� a �. � J � o %(�s��'( Bp LEGAL LOT NO. BLOCK I TRACTOR SUBDIVISION I ❑ SEE ATTACHED SHEET) CO` "{1 2. DFsc � DE 0 ER •- MAILAIDORESS ZIP —17 �„ PHONE s. ,51 =� Ll c �� Shoe�,�..�s.��fn��Mf, vntt�s _6y� Fp %O FN 4, OWNER' AUTHORIzAGE �KG� AILADDRESS��Gsy ��lONE LICENSE MH IJ CONTRACTOR MAIL ADDRESS . V��t'.✓ 7 PHONE LICENSE NO MS 5. �u rfG �`e S.sz c� RFa� ARCHITECT OR ENGINEER Or RECORD MAIL ADDRE56 PHONE LICENSE NO 6. w. vc ate, v SN CLASS OF W99K ENERGY C DE FEE USE TAX CENSUS CODE FEE G.I.S.O 7• ❑ NEW ADDITION ❑ ALTERATION ❑ REPAIR ❑ q USE OF BUILDING KSINGLE FAMILY 0 MULTI-FAMILY PLAN CHECK FEE PERMIT FEE ^ ZONING FEE D 8• ❑ COMMERCIAURESIDENTIAL ❑ COMMERCIAL ❑ OTHER t LN5. - VALUATION OF WORK EXISTING SQ. FOOTAGE SQUARE FOOTAGE type o1 Construction Occupancy Group Lot Area m 9 �. 1 O THIS ERMR d If r 11. Is there food service in this building (AYES ❑ NO Vim-^' R,� 5�;�t{c) No. olStorbs Occ.loed 0 12. Is LPG used? ❑ YES )6 NO m NO. OF BEDROOMS f Uce Zone Fire Sprinkle" Reoul"dT ❑Yes No 13. Parcel ID# call 920-5160 L)3- r 'rf 1 o(o('% EXISTING I ADDED 14. Descri tion of Work G e Nen^�^fkWlred9 ❑Yea ONO p G.- No. of Dwelling Unita OFFSTREET PARKING SPACES -7 O Covered Uncovered -. 5 ECTAL APPROVALS REQUIRED AUTHORIZED BY DAI Art, ZONIN ' A o ,v N.P.C. V PARK DEDICATION PRESUBMITTAL 4PPLK:ATIpN AC PTED PLANS CHECKED APPROVED FOR ISSUANCE ENVIRO, HEALTH ENGINEERING O By By BY Y PARKS . I NATURAL RESOURCES DATE Sl{J. DA DATE DATE l FIRE MARSHAL NOTICE WATER TAP I SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HEATING, VENTILATING OR AIR CONDITIONING. ASPEN CONSOL SAN. DIST. THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS OTHER AZLZsD NOT COMMENCED WITHIN 12 MONTHS, OR IF CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS COMMENCED. PAYMENT OF PITKIN COUNTY USE TAX I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE ❑ MONTHLY OR QUARTERLY RETURNS WILL BE SUBMITTED. SAME TO BE TRUE AND CORRECT ALL PROVISIONS OF LAWS AND ORDINANCES GOV- ERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR ❑ DEPOSIT METHOD .5% OF 25% OF THE PERMIT VALUATION PAID NOT. THE GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE ISSUANCE. CECE. AL REPORT ON TOTAL ACTUAL COST MUST A FIN OR CANCEL THE PROVISIONS OF ANY OTHER STATE OR LOCAL LAW REGULATING CON- AT FILED IN IN DAYS OF SUBSTANTIAL COMPLETION OF STRUCTION OR THE PERFORMANCE OF CONSTRUCTION. IT IS MY RESPONSIBILITY TO REVIEW THE APPROVED PLANS AND ANY COMMENTS THAT ARE CONTAINED THEREON WORK AND / OR ISSUANCE OF THE CERTIFICATE OF OCCUPANCY. AND SEE THAT THE STRUCTURE AND/OR PROJECT IS BUILT IN COMPLIANCE WITH ALL APPLICABLE CODES. ❑ EXEMPT: EXEMPT ORGANIZATION ❑ RESALE: STATE b PrrKIN COUNTRY RESALE NO. SKINATURE F ONTRACTOR PATE)ANYONEWHO USES AND / OR CONSUMES BUILDING MATERIALS AND FIXTURES IN �'U I M c7 PITKIN COUNTY IS SUBJECT TO THE .5% USE TAX. PRINT NAME PROPERTY LIENS MAY BE PLACED ON THE OWNER'S AND /OR THE CON- TRACTOR'S PROPERTY WHEN USE TAX IS NOT PAID SIGNATURE OF OWNER IF OWNER BUILDER) (PATE) S FO"ONLYED WORK STARTED WITHOUT P RMIT WILL BE DOUBLE FEE Energy Code eGIS Fee Permit FegREMP Fee i+.jJs Tax Dq s FeeOther F-7r� I ASPEN ObPITKIN OMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street • Aspen, Colorado 81611 l CityofAspen 570/920-5090 Pitkin County 570/920-5526 i BUILDING INSPECTION CHECK LIST DnC�I� D Inspection JZ Reinspection Partial Complete Permit No, ❑ STEEL (Rebar) ❑ ELECTRIC ❑ PLUMBING ❑ MECHANICAL ❑ APECC BUILDING ❑ Footings ❑ Constr, Service ❑ Underground ❑ Rough ❑ Foundation Insulation ❑ R -Frame ❑ Caissons ❑ Underground ❑ Waste & Vent ❑ Flue(s) ❑ Slab Edge Insulation ❑ Roof Ventilation ❑ Wall ❑ Rough ❑ Water Pipe ❑ Gas Log ❑ Insulation ❑ Drywall ❑ Wall Cores ❑ Perm. Service ❑ Gas Pipe ❑ Combust. Air ❑ Glazing ❑ Special ❑ Struc. Slabs ❑ Bonding ❑ Gas Tag ❑ Ventilation ❑ Pool ❑ Mobile Home ❑ Pads ❑ Special ❑ Fire Penetrations D Ketch. Hood ❑ Spa ❑ Fire Resistive ❑ Piers ❑ Final El Final ❑ In -Floor ❑ Snowmelt Roof Coverings ❑ Bond Beam ❑ Final ❑ Final ❑ Zoning ❑ Radon final A epted ❑ Accepted as Note Rejected ElReinspection Fee $ You are required to make the !lowing corrections on the construction which is now in progress; * Ikontact Fire Marshal for sprinkler inspection. *Re of footing to be made available for grounding, *No occ ncy 4r use allowed before certificate of occupancy is issued. UBC '97 Sec 109.1 Note: Instructions to Inspector: DESCRIPTION: #Stories Garage: Attached Detached: Carport_ Bedrooms Full Bath 3/4 Baths Yz Baths Kitchen ACCESSORY UNIT: Living Kitchen Bath Bedroom Other. Fireplace: Make: Gas Appliance: Make: Gas Log: .16 /.�-// �h I '4)1 Su Owner Independence Press, Inc. Contact Phone (?"T d fgg'f /'� e-yl'4 _ Request Received .1_0 Request f r TW Th F am Epm TIME Date Ins t7 J CInspecto 03KS5 AFFIDAVIT OF OWNER-BLUDER Property Address: 3 l a w w.. &--C kc RMZQC The owner must sign this affidavit. The undersigned owner-builde complete the examination for owner -builder. �t 1 rc i to Sysw has or will satisfactorily City of Aspen Ordinance No. 55, Series of 1999. Section -8.12.030. Pitkin County Ordinance No. 61, Series of 1999. Section 10-4.. Issuance of permits only to license holders or agents, and owner -builders. (a) On any work requiring a building permit(s), the permit(s) shall be issued only to licensed contractors, authorized representatives of licensed contractors, and owner -builders. (b) For purposes of this article, an "owner -builder" is an individual personally engaged in the construction (new or remodel) of a single-family residence or accessory building for his or her own use. The following requirements shall apply to owner -builders seeking permits for construction: (1) The owner -builder shall not be issued more than one building permit for new home construction in any two year period and not more than one building permit at a time; (2) The owner -builder has read applicable regulations and provisions of this article and applicable state law and affirmed in writing that the proposed project will comply with all such requirements; (3) It is the responsibility of the owner -builder to see that all paid personnel shall be covered by worker's pompensation insurance.as required by state law; (4) The owner -builder must be present at the worksite during all inspections and conferences with the Building Division, unless prior arrangements have been made with the building officials. In the event that any of the requirements listed above are not met at any time during the course of a permitted project, the Chief Building Official may suspend or revoke the owner -builder's permit. In the case of a suspended building permit the owner -builder shall have a reasonable time to correct the problem. If not corrected within the time period, the permit may be revoked. In the case of either a suspended or revoked building permit, the owner -builder may ask for a review at the next scheduled building code Board of Appeals meeting. All of the foregoing representations are true and correct. The owner -builder acknowledges and intends reliance on the representations in this affidavit as a basis for the issuance of a building permit f the project. Own r -buil der's signature LJ -1- d Date r W 11ti Sca k�- Print Name February, 2000 7-- .. ... .. w. .. .. .... � - .., ., r...w»., s.a aMJ.•c: cr• x..:: � , . .. � .., r.,N�.a,v:,fc..�:Kti,,:raci.i sit I raAL I -I/4• h P5ARUE L C NQ RUE AR IA L5 re41D-1/r YELLOW FUSING CAP ON NO 5 IESAR LS 13168 OWNER ALLAN 3 JUDITH HANCOCK 5599 4NOWYASS CREEK ROAD PARCEL NO 264514100008 NOTES: I Boss of Hewing- Rmurlgs In— hereon ore based on a berng of NDOVO'DO'E between monuments faunal at the northwest and northeast 11AINIATm nasu l of the b)ect Parcel, both, being a Ili' 01.lw plastic cap an no. 5 IRE MOMca remr. LS 13166, as ahem hew 2. This map has been prepared pursualt to dient request fa an Exist" Conditions M.P. 3. Dale of Field survey :September 14th and 28th, 201 4. Units of Inca mmsurenmts ore displayed n US Survey Feet, 5. Vertical Datum: NAVD 88, established using GPS measurmwts, OPUS, Cmid 12 and caned over to the ate benchmark shown herein. 6. SGM it not be respons.1 a fa any chm9es made to this document after it (cows our Possession My copy, fa"s r:e, eta, of this dalument must be eompored to the Original signed, sealed and dated document to insure the accuracy of the information $nom en my such copy, and to insure that no such charges; have hem made 7. My "-'to" uti'tln not Whom, were not marked by appropriate utility compenip at the time of this survey and therefore may not be shown heean. Only paint marks and utility pin flags on the ground surface were surveyed by SGM m Pal of this survey Client/—t,.tv must contact specific utility companies to wily both the imalion anal depth of respective utilities. Additional surV,j.g work may be required to snow my such subsurface utility locations on this aawng. SOW wall not be resporsbe for protection of subsurface utiit:n not mwked m the ground at the t'r1e of this mNwy. 8 Propety descriPUon$ tram hew ore based en Pitkin County Title, Inc Can No. PCT24518W4, effectiNe date: September 14, 2015 9. Fences shown hereon, if my, how been sheen fa general reference and do not nmetworily depict limits of amashlp. FOLM 1 1/2' ALLMNUM GAP s Ia7J7 10. The propaly shown hew is subject to all eamments, rights-of-way, buitlog setbacks w other restrictions of reeve, m such items may affect this Property. This survey aces not represent a line March by this sur eye, to determine omerblip or to discover easements a other encumbrances of record Property lines, ProIneasements semenm ents old other anbrcen ore sham pe the TUe Insurance Commitment prepared by Pitkin County Title, Inc, Case No, P NCT24518W4, having on effective elate of Septenber 14, 2015. No documents orelisted in the Schedule B-2 exceptions for Snowiness Geek Road Right -of -Way, a for the ovemnd electric line running long said rood. SURVEYOR'S CERTFICATE: 1, Robert E 6rondebmy, berg a Registered Rolnilonal Lod Surveyor, licenses In Ne State of Cdvado, da her certify that this no of existing conditions ►m prepared on October 10, 2016, from a survey performed on Septem6er 14th and 26th, 2016, undo my drecl supervision and Necking, and that both the survey and map we true and accurate V ( / CRobert Ecarado PLSt38386 J4�v ww•{Aj 4eww1.4w6 ver, ruw an beturc aur sc 6A A C� �_ 4�.s�Hn -o • �+ wvvv . C iL�j 66 10/12/16 9 F6AA��•. .•o G� / CT1-rA/ tr• ,WnY Existing Conditions Map A Parcel of Land situated in Section 14 T. 9 S., R. 86 W. of the 6th P.M. Pitkin County, Colorado ' 1 BRADLEY ZAHN\\ POINT OF 1 5084 940VNASS CREEK ROAD \ 1 PARCEL N0.264514101002 \ !fj \1 FWIa I -I/4' 1EUDw IiASllt \ \ I (BASS OF BEARINGS) cAv ON NO. 5 raa.R IS \ \ MAWM POL \ \ f EAST 980.91' 713 \ I 14• zr 2-r 7• V -r C,2" 6. (r 1 A& 0, Ie• 20, \ I (239.78' POL TO FORNER) rrou l ver RAL FENLE LHO5 IN z 0r b• } e• r \\ I I\\ i ®y ® / r 2£' , 11,°.0.6 \t 1G \ ® 17 7q� 6• G S \ ren \ I MIN EL 7111ar RmcAhasl 6' 0'@' 8' 2.71 ten \ •ATEA I I qY W7 EU 766!4' FWP Piro 6' 8• ii 7• B T L/E I ® p� I f d, SEPTIC FIELD / *�' 1 f PEuwNc '� it• � I t••;: i i? 3'G 11 / 50' FISHING EASEMENT = 'S' � Eau a KOEIA7KN/ / xn °V'r' 4 y �-`-� fr T,: 6{8./1 � 1 J I 800K 262 PAGE 725 uru11 v rs ,y, m' ITNPhuA) 1'<� G1G 115•; I (25' ON EACH SDE OF I , G 0 / 15 ,2 4 . 1 /1 Il / CENTERLWE OF W% c4 (4 0 CK OI� 1 1/ / SNOW4A55 CREEK) ® PL,wiEN 2 - STORY 1�, 1 1/ 5, 7• R / \ 1Y A6 fl0U88 WEVASS . Xi p uIv w EL len G 8104 BNOMYA58 .ise4s' 8.748± Acres j n19 an EL 167&4' CREEX ROAD m r / 68 (INCLUDES SNOWMASS I� s 6 CREEK ROAD AREA) j '7 4B f / IN r Lx •' G Ii 0.'LANTEA 5. TEN 77 POE ,ay 8� DEa b' W. 11151C. DTIII EASEMTNT 1e� 9 GtAM W � z��iS �. 1G 8" r 9 _ SYCH AS SE OR Nech h >—>� 15• or 2-10* r PAV4tAPHOF THE NY o EL 76613 / 9 / I 5T1 KAnO 1RELO &fD Al. Mr NrR 76Mr GT4J g a 6" % / IgN[IIffA 6 IW48 I IDDI 661 PAGE 487 / 1-f: ELECIRC zi 1' • - 7 8' IRRIGYAIK 0111 it II fur. y`y{i1yk j (1*PCAL) waclna Pao '} to' I1 �•1 NNMEL 7667.Y 1 Nv pll 4 16868' �p MEL 7691 7 O iE44 -a=l=! f—li_ .sem—n-w=i _ ; �a A i- / // _// (35841' Pa TO CORNER) A PARCEL OF LAND BEING LOCATED IN SECTION 14, TOWNSHIP 9 SOUTH, RANGE 86 WEST OF THE 6TH PRNOPAL MERIDIAN SAID PARCEL BEING MORE FULLY DESCRIBED AS FOLLOWS. BEONNING AT THE NORTHEAST CORNER OF SAID SECTION 14; THENCE SDO'0115'W ALONG THE EASTERLY UNE OF SAID SECTION 14, A DISTANCE OF 1330.56 FEET; THENCE N89'34'D9' W 65400 FEET TO THE NORTHEAST CORNER OF THAT TRACT OF LAND CONVEYED BY ASPEN INTERNATIONAL PROPERTIES, INC, TO STEPHEN J. MARCUS IN DEED RECORDED APRIL 14, 1972 IN BOOK 262 AT PACE 747; THENCE 90554'14'W ALONG THE EASTERLY UNE OF SAID TRACT DESCRIBED N BOOK 262 AT PAGE 747 A DISTANCE OF 856.56 FEET TO THE TRUE POINT OF BEGINNING, THENCE CDNTINUNG S05'54'14'W 40116 FEET; THENCE WEST 940.00 FEET; THENCE N01'24'00' E 33711 FEET; THENCE N11'04'DO'E 63.20 FEET TO THE SOUTHWEST CORNER OF THAT TRACT DESCRIBED W BOOK 262 AT PAGE 747; THENCE EAST ALONG THE SOUTH LINE OF SAID TRACT DESCRIBED IN BOOK 262 AT PACE 747, A DISTANCE OF 96491 FEET TO THE TRUE POINT OF BEGNNN4 EXCEPT THAT PART OF THE ABOVE DESCRIBED PROPERTY OCCl7PfED BY 4NOWYASS CREEK ROAD WEST FWW I I/r ItUn PLASTIC IV ON NQ 5 RSBNI LS 13166 J YMe® P4 91E Lola YAM 766619' — LEGEND — • - Fauna Monument n Described nY - UL7,ty Pole 0 - PVC p p. ® - M.lio . ® - Larger Rack / Boulder 0 - PVL Pape ® - Ir,ig.t'an Cont. Ba ® - Sanitary Sewer Manhole D - unknown Utl:ty 4 - Elm Service —OE— OE— O:Mread Electric Line —x—x— Fencelina rrrwv-v-. Edge of Vegetation - FkMtone - Gravel - Asphoh poving Tree x-tv r�:.a r,.. s.. h.N•. elk tss I« Ire., 1tr- (DoH) f Tree FOM NO. 5 IEBAR (NO IDENier_AmN) Graphic Scale 0 90 40 eC In Feer 1 • . 40• SLOPE TABLE MIN. SLOPE NAX SLOPE COLOR 40001 150o01 1500076 ]40001 3400016 450001 450001 1040001 YELLOW P REW LS 20ke KATZMAN FAMILY SUPPORT FOUNDATION PARCEL NO 264514410M Aeec M6ng a ealoroaa«La.. �ou must ]�16 my dO.ctMn,.;�:.5134 Snowmass Creek Road z � 1 r.e� -l- you nM e.ca..r urn dsrecl.tc118 west Sbdh Street, Shite 200 D Existing Conditions Map Doi: 10/1 ate^ s, ya G6riwood S Pitkin County, Colorado 1 a man tn.n em yeah From Springs, CO 81601 '7 4 m. cat. at tin. a.mrKawn .rhe.m n.reon, 970.945.1004 www.sam-inaeom IN HEADCArE 14V n� W } Ii } i ova 5222 SNOWYASS CREEK ROAD LLC LOT I SNOWLASS SPRWOS SU®IYISON I PARCEL N0. 264514402001 W PROPERTY DESCRIPIVON (PER PITXIN COUNTY TITLE, INC, CASE NO. PCT2451BW4, EFFECTIVE DATE: SEPTEMBER 14, 21151 A PARCEL OF LAND BEING LOCATED IN SECTION 14, TOWNSHIP 9 SOUTH, RANGE 86 WEST OF THE 6TH PRNOPAL MERIDIAN SAID PARCEL BEING MORE FULLY DESCRIBED AS FOLLOWS. BEONNING AT THE NORTHEAST CORNER OF SAID SECTION 14; THENCE SDO'0115'W ALONG THE EASTERLY UNE OF SAID SECTION 14, A DISTANCE OF 1330.56 FEET; THENCE N89'34'D9' W 65400 FEET TO THE NORTHEAST CORNER OF THAT TRACT OF LAND CONVEYED BY ASPEN INTERNATIONAL PROPERTIES, INC, TO STEPHEN J. MARCUS IN DEED RECORDED APRIL 14, 1972 IN BOOK 262 AT PACE 747; THENCE 90554'14'W ALONG THE EASTERLY UNE OF SAID TRACT DESCRIBED N BOOK 262 AT PAGE 747 A DISTANCE OF 856.56 FEET TO THE TRUE POINT OF BEGINNING, THENCE CDNTINUNG S05'54'14'W 40116 FEET; THENCE WEST 940.00 FEET; THENCE N01'24'00' E 33711 FEET; THENCE N11'04'DO'E 63.20 FEET TO THE SOUTHWEST CORNER OF THAT TRACT DESCRIBED W BOOK 262 AT PAGE 747; THENCE EAST ALONG THE SOUTH LINE OF SAID TRACT DESCRIBED IN BOOK 262 AT PACE 747, A DISTANCE OF 96491 FEET TO THE TRUE POINT OF BEGNNN4 EXCEPT THAT PART OF THE ABOVE DESCRIBED PROPERTY OCCl7PfED BY 4NOWYASS CREEK ROAD WEST FWW I I/r ItUn PLASTIC IV ON NQ 5 RSBNI LS 13166 J YMe® P4 91E Lola YAM 766619' — LEGEND — • - Fauna Monument n Described nY - UL7,ty Pole 0 - PVC p p. ® - M.lio . ® - Larger Rack / Boulder 0 - PVL Pape ® - Ir,ig.t'an Cont. Ba ® - Sanitary Sewer Manhole D - unknown Utl:ty 4 - Elm Service —OE— OE— O:Mread Electric Line —x—x— Fencelina rrrwv-v-. Edge of Vegetation - FkMtone - Gravel - Asphoh poving Tree x-tv r�:.a r,.. s.. h.N•. elk tss I« Ire., 1tr- (DoH) f Tree FOM NO. 5 IEBAR (NO IDENier_AmN) Graphic Scale 0 90 40 eC In Feer 1 • . 40• SLOPE TABLE MIN. SLOPE NAX SLOPE COLOR 40001 150o01 1500076 ]40001 3400016 450001 450001 1040001 YELLOW P REW LS 20ke KATZMAN FAMILY SUPPORT FOUNDATION PARCEL NO 264514410M Aeec M6ng a ealoroaa«La.. �ou must ]�16 my dO.ctMn,.;�:.5134 Snowmass Creek Road z � 1 r.e� -l- you nM e.ca..r urn dsrecl.tc118 west Sbdh Street, Shite 200 D Existing Conditions Map Doi: 10/1 ate^ s, ya G6riwood S Pitkin County, Colorado 1 a man tn.n em yeah From Springs, CO 81601 '7 4 m. cat. at tin. a.mrKawn .rhe.m n.reon, 970.945.1004 www.sam-inaeom Ecological Assessment of Residential Development — 'Activity Envelope &Site Plan Review 15134 Snowmass Creek Road, LLC Pitkin County, Colorado November 4, 2016 Report for: Davis Horn Inc. 215 South Monarch Street, STE 104 Aspen, CO 81611 Report by: opp COLORADO WILDLIFE SCIENCE, LLC 0 Jonathan Lowsky, MS 0100 Elk Run Drive, Suite 128 Basalt, CO 81621 Page left intentionally blank. 11"ildble & Ero1ogiru1--l.uo.fsmrn1 3134 Snowmass Creek Road--Iciirin Lntrlope & She Plan Rrriew \oremGera. 1016 COLORADO WILDLIFE SCIENCE, LLC Jonathan Lowsky, MS Wildlife Biology I hereby certify that the information contained herein is true and accurate. November 4, 2016 JonatCan Lowsky, Colo -??4o Wildlife Science, LLC ---a Date COLORADO WILDLIFE SCIENCE, LLC I ATTESTATION Page left intentionally blank. IRWU it c Erolo�iralAsrea.rmorl 5134 Snarmass Grek load_-h1hily Enirlope c Site Plan Rrrie)A` Norenlber4 2016 CONTENTS 1.0 INTRODUCTION................................................................................................................1 2.0 METHODS.........................................................................................................................1 3.0 SITE DESCRIPTION & EXISTING CONDITIONS...................................................................1 4.0 WILDLIFE HABITAT AREAS -§7-20-70...............................................................................2 4.1 Significant Mountain Sagebrush, Aspen, & Mountain Shrub Habitat - §7-20-70 ........................... 2 4.2 Clustering to minimize impact on wildlife -§7-20-70(c)(8)............................................................. 2 4.3 Nest/Roost Buffer -§7-20-70(d)(1)................................................................................................. 3 4.4 Intensive Use Buffer - §7-20-70(d)(2).............................................................................................3 4.5 Rare, Threatened & Endangered Species - §7-20-70(d)(3)............................................................. 3 4.6 Important Waterfowl and Wading Bird Habitat Area - §7-20-70(d)(4) ...........................................4 4.7 Bighorn Sheep, Elk & Mule Deer.....................................................................................................5 4.7.1 Winter Range, Severe Winter Range, Winter Concentration - §7-20-70(d)(6); (e)(2) ......................... 5 4.7.2 Production Areas - §7-20-70(d)(7); (e)(4)........................................................................................... 6 4.7.3 Migration Corridors - §7-20-70(d)(5); (e)(3)....................................................................................... 7 4.7.4 Timing of Construction -§7-20-70(g).................................................................................................. 7 4.8 Black Bears - §7-20-70(c)(7); (c)(10); (c)(12)................................................................................... 7 5.0 LANDSCAPING & VEGETATION PROTECTION - §7-20-130 ..............................................7 6.0 RIVER/STREAM CORRIDORS & WETLANDS -§7-20-80.....................................................8 7.0 CONCLUSIONS..................................................................................................................8 8.0 DISCUSSION......................................................................................................................9 9.0 CONDITIONS TO MINIMIZE ECOLOGICAL IMPACTS.......................................................10 10.0 LITERATURE CITED..........................................................................................................13 BACKGROUND & QUALIFICATIONS..................................................................................................35 COLORADO WILDLIFE SCIENCE, LLC I CONTENTS II"rldli%e c L•'rningkal_=1.r,rr.cvi�eul 3134.Snowma sCrek Rfwd.•Irlirih linm10 c-Sile Plan Rrnew Noiewber4.2016 FIGURES Figure1. Location..................................................................................................................................18 Figure2. Existing conditions..................................................................................................................19 Figure 3. Clustering and zone of influence analysis...............................................................................20 Figure 4. Field Verified CPW Species Activity Mapping — Mule Deer & Rocky Mountain Elk................21 PHOTOS Photo 1. Snowmass Creek at the Property............................................................................................23 Photo 2. Steep slopes east of Snowmass Creek.................................................................................... 23 Photo 3. Flat floor of the Snowmass Creek valley................................................................................. 24 Photo 4. The footprint of the new residence will overlap that of the old house but shift more to the west(away from the creek).......................................................................................................... 25 Photo5. Existing residence....................................................................................................................25 Photo 6. Snowmass Creek riparian habitat...........................................................................................26 Photo 7. Large trees provide substantial screening between the residence and habitat on the east sideof the creek............................................................................................................................ 27 Photo 8. Non-native pasture grasses dominate the meadows.............................................................28 Photo 9. Quaking aspen stand bisected by the driveway......................................................................28 Photo 10. Aspen stand to the north of the residence...........................................................................29 Photo 11. Aspen also occurs south of the house..................................................................................29 Photo 12. Native vegetation west of the creek is relatively undisturbed.............................................30 Photo 13. Existing residence on parcel to the north.............................................................................30 Photo 15. Existing residence on parcel to the south.............................................................................31 Photo 16. Existing conditions on proposed barn site............................................................................31 COLORADO WILDLIFE SCIENCE, LLC I FIGURES II'}Idlr/e c^ l�roln�iraL�l.crr.crmeul 3/34 SnowmasrGrek Road. -Id rm I-nrrlo e c Sile Plan Rerren' Nopember4. 2016 1.0 INTRODUCTION This report presents an evaluation of the wildlife, wildlife habitat, and other ecological resources potentially affected by establishment of an activity envelope and proposed redevelopment of a single family residence on a parcel of land located at 5134 Snowmass Creek Road (the Property) in unincorporated Pitkin County, Colorado (PID# 2645-141-00-007; Figure 1). In addition, the applicant is proposing a new barn and an increase in maximum square footage from 5,750 sq. ft. to 8,250 sq. ft. The information contained herein is submitted in support of an application for a development permit in accordance with the requirements of the Pitkin County Land Use Code (LUC). This analysis addresses significant, present wildlife use of the project area, evaluates potential effects of proposed development on wildlife and other important ecological resources, and recommends actions to reduce ecological impacts. The Wildlife Habitat Areas (§70-20-70), River and Stream Corridors and Wetlands (§70-20-80), and Protection of Natural Vegetation (§70-20-130 — Landscaping and Vegetation Protection) sections of the Pitkin County Land Use Code (LUC) are addressed in this report as they pertain to Activity Envelope and Site Plan Review. Constrained Areas as defined by the LUC discussed in this report include: severe winter range, and/or winter concentration areas; wildlife migration corridors or habitat; wildlife production, birthing or calving areas; important waterfowl and wading bird habitat areas; significant mountain big sagebrush, aspen, and mountain shrub dominated habitat; rare, imperiled, sensitive, threatened, or endangered species critical habitat (§7-20-70); and riparian and wetland areas (§70-20-80). 2.0 METHODS The following assessment assumes that the proposal will consist of the designation of an activity envelope for the development of a single family residence. This report is based on: (1) A site assessment and reconnaissance of the Property and its environs; (2) A detailed evaluation of the mapped and potential wildlife habitat on and within close proximity to the Property; (3) A review of current Colorado Parks & Wildlife (CPW) Species Activity Mapping (SAM) (Lyon and Christensen 2002); (4) A review of pertinent local and peer reviewed research the 2002-2004 Snowmass Elk Migration Study data (Green 2004), and peer reviewed literature; (5) Consultation with Kurtis Tesch, CPW District Wildlife Manager; and (6) the author's experience in recognizing, avoiding, and mitigating potential impacts of development on wildlife and other ecological resources in Pitkin County and western Colorado. The site assessment focused on habitat mapping, developing an ecological understanding of the property, field verifying CPW SAM maps, and searching for evidence of specific species presence and use (as described in species accounts, below). 3.0 SITE DESCRIPTION & EXISTING CONDITIONS The proposed activity envelope is situated within the Snowmass Creek watershed approximately 1.9 mi south of the intersection of Watson Divide Road and Snowmass Creek (Figure 1). Snowmass Creek (Photo 1), a 4th order perennial stream (Strahler 1957), meanders northerly across the eastern portion of the Property (Figure 2). It is located within Section 14 of Township 9 South, Range 86 West of the 6th Principal Meridian. Elevation of the Property ranges from approximately COLORADO WILDLIFE SCIENCE, LLC I INTRODUCTION II'7/dGJe c^' I:ro%gitul.•l.crcrrnnul 313.1 SnormassCrrek Road.-Iairiry Enrelope C?- Site Plun Rerieir I�'oremlxrd, 2016 7,640 to 7,735 ft AMSL. Topography of the Property is divided by Snowmass Creek with steep slopes east of the creek (Photo 2) and the relatively flat valley floor (Photo 3) to the west (Figure 2). The proposed footprint is located on the east side of the of the Property west of Snowmass Creek (Photo 4). The new residence is proposed on a similar footprint to that of the existing house (Photo 5). The riparian woodland paralleling Snowmass Creek is in good to excellent condition (Photo 6). The large trees provide excellent visual screening between the area of human activity on the west side of the creek and the wildlife habitat on the east side (Photo 7). Except for the Brush Creek riparian area, vegetation on the Property west of Snowmass Creek is comprised largely of non-native pasture grasses (Photo 8). A small stand of quaking aspen (Populus tremuloides), bisected by the existing driveway (Photo 9), lies immediately east of Snowmass Creek Road. Additional aspen occurs to the north (Photo 10) and south (Photo 11) of the existing residence. Native plant communities east of Snowmass Creek (Photo 12) are in excellent condition with little disturbance or invasive species. 4.0 WILDLIFE HABITAT AREAS - §7-20-70 4.1 SIGNIFICANT MOUNTAIN SAGEBRUSH, ASPEN, & MOUNTAIN SHRUB HABITAT- §7-20-70 The Property contains portions of significant mountain shrub habitat. This habitat, however, is limited to the slopes east of Snowmass Creek and will not be affected by the proposed redevelopment. 4.2 CLUSTERING TO MINIMIZE IMPACT ON WILDLIFE - §7-20-70(C)(8) A geospatial buffer model was created in GIS to approximate indirect' impacts and loss of habitat effectiveness associated with the implementation of the proposed residential development. This is based on the premise that human activities, noise, fugitive light, and road noise would diminish the habitat effectiveness on the property. Clustering residential development allows for more opportunities to conserve large patches of wildlife habitats; land containing a few large patches is less fragmented than land containing smaller patches within the same area. The buffer distances used for this analysis is based on available scientific and land management literature (Odell and Knight 2001, Odell et al. 2003, Fraterrigo and Wiens 2005, Glennon and Kretser 2005, Hansen et al. 2005, Lenth et al. 2006, Merenlender et al. 2009). Specifically, Odell and Knight (2001) found that houses and areas of frequent human activity in Pitkin County have a zone of influence (ZOI) that extends approximately 180 m in all directions into adjacent habitat. Their study showed that human -sensitive species were less common up to 180 m from human disturbance. Bird and medium sized mammal population densities were affected by the arrangement and density of exurban housing developments, with both species groups avoiding seemingly intact habitat up to 180 m from residential development (Odell and Knight 2001). Smith et al. (1989) suggest that mule I Indirect Impacts: those effects of the proposed development which are reasonably certain, but would occur later in time or are spatially separated from the project. Examples of indirect impacts (effects) would include increased traffic, noise and activities from residents, fugitive lighting, etc. Direct Impacts: would include the impacts (and effects) associated with implementation of the proposed project. Direct impacts would include direct conversion or manipulation of habitats (including beneficial or detrimental changes) or direct impacts to a species, (including road and home building, occupancy of developed areas, reclamation of open space areas, use of soft path trails). COLORADO WILDLIFE SCIENCE, LLC I WILDLIFE HABITAT AREAS - §7-20-70 ll'ild/ileo 17mlogiral'-Tuessivei1 3134 Soon -mass Cirek Diad.=Iciirit) lanrlopr & Site Plan Kern1 Yoi,enlbei-4, 2016 deer habitat use is influenced up to 82.3 m from houses during the winter but Vogel (1989) reported mule deer use declined significantly within 400 m of existing residential development. The Property and proposed activity envelope, including both the new residence and new barn, are entirely encompassed by the ZOls extending from existing residences (Photos 13, 14) and outbuildings on adjacent and parcels nearby (Figure Z01). In addition, the footprint of the proposed residence substantially overlaps that of the existing residence. The new barn is proposed adjacent to Snowmass Creek Road in the southwest corner of the envelope (Photo 15). The entire activity envelope and building footprints are not considered effective wildlife habitat' and, from a wildlife perspective, the proposed activity envelope is clustered with existing areas of residential development. 4.3 NEST/RoosT BUFFER - §7-20-70(d)(1) The area within 0.25 mi of the proposed activity envelope was sampled for raptor nests. Quarter - mile pedestrian transects were conducted along the 4 cardinal directions extending from the existing residence. No raptor nests or roost sites were observed or otherwise known within close proximity of the activity envelope. Red-tailed hawks (euteo jamaicensis), golden eagles (Aquila chrysaetos), and Cooper's hawks are known to hunt adjacent Cozy Point South and Sky Mountain Park and are assumed to hunt the Property south of the ditch but no individuals of these species were observed during the site assessment. 4.4 INTENSIVE USE BUFFER - §7-20-70(D)(2) No intensive use is proposed. 4.5 RARE, THREATENED & ENDANGERED SPECIES - §7-20-70(D) (3) There are no federally listed Threatened, Endangered or Candidate plant or animal species known or suspected to occur nor is there critical habitat for any federally listed species occurring on the Property. 4.5.1 Canada Lynx (FT/SE, G5/S1) The U.S. Fish and Wildlife Service published a final rule on March 24, 2000 listing the Canada lynx (Lynx canadensis) in the coterminous United States as a "threatened" species under the Endangered Species Act (Federal Register: 65 FR 16052). In 1999 and 2000, the State of Colorado began releases of lynx in southwestern Colorado in order to reestablish a viable lynx population within the state. Several of these animals have been either confirmed or reported in Pitkin County between 1999 and 2005. In February 2005, CPW developed maps of lynx radio collar locations within the White River National Forest and placed them on their website. The map shows all the radio and GPS locations of lynx over 5 years, including 3 locations in private lands of the Snowmass & Capitol Creek drainages. No lynx, however, have been documented on or within close proximity to the Property (K. Broderdorp, USFWS, pers. comm.). Lynx denning habitat is comprised of spruce -fir forests, north -facing lodgepole pine forests, and Douglas -fir forests with complex multi- storied conifer stands, large quantities of downed woody debris and or dense understory conifer that provide den sites in close proximity to habitat for foraging on snowshoe hares. Winter 2 Effective Habitat: Habitat that is available to support individuals within a wildlife population after subtracting habitat influenced by human activity. COLORADO WILDLIFE SCIENCE, LLC I WILDLIFE HABITAT AREAS - §7-20-70 Il lldli% & Lrologirul. lIsfravnenl 313.1 Snowman Leek Roud Idh'ih Enivlope & Sile Plow Rriien- Nopemberd, 2016 foraging habitat is all denning habitat plus conifer stands that lack structure for dens sites but provide optimal winter foraging conditions of dense (35% or more) horizontal conifer cover at or above the snow (USDA Forest Service 2002). On November 9, 2006, the U.S. Fish and Wildlife Service released a proposed critical habitat plan for lynx (Federal Register: 50 CFR Part 17 66008) which omits Colorado, New Mexico, and southern Wyoming (United States Fish & Wildlife Service 2006). The habitat types on the Property are mapped by the USDA Forest Service White River National Forest (WRNF) as lynx "non -habitat" (USDA Forest Service 2011). The grass, shrub, and aspen woodland habitat are not suitable for lynx winter foraging or denning habitat. The nearest mapped potential denning habitat and potential winter habitat is more than 1 mile to the south. As such, the proposal is unlikely to adversely affect Canada lynx. 4.5.2 North American Wolverine (FT/SE, G4T4/S1) On 4 February 2013, the U.S. Fish and Wildlife Service (USFWS) published a proposal to list the distinct population segment of the wolverine (Gulo gulo luscus) in the contiguous U.S. as threatened under the federal Endangered Species Act (Federal Register Vol. 78, No. 23; USFWS 2013). Wolverines were nearly extirpated from the contiguous United States in the early 20th century due to broad -scale predator trapping and poisoning programs. Since that time they have made a remarkable recovery. Unfortunately, climate warming over the next century is likely to significantly reduce wolverine habitat, to the point where persistence of wolverines in the contiguous United States, without intervention, is in doubt. USFWS also proposed a special rule that would limit protections of the ESA only to those necessary to address the threats to the species. In the case of the wolverine, human activities in wolverine habitat such as snowmobiling, backcountry skiing, and land management activities like timber harvest and infrastructure development, which do not constitute threats to the species, would not be prohibited or regulated. Wolverines do not appear to specialize on specific vegetation or geological habitat aspects, but instead select areas that are cold and receive enough winter precipitation to reliably maintain deep persistent snow late into the warm season (Copeland et al. 2010). The requirement of cold, snowy conditions means that, in the southern portion of the species' range where ambient temperatures are warmest, wolverine distribution is restricted to high elevations, while at more northerly latitudes, wolverines are present at lower elevations and even at sea level in the far north (Copeland et al. 2010). Deep, persistent, and reliable spring snow cover (April 15 to May 14) is the best overall predictor of wolverine occurrence in the contiguous United States (Aubry et al. 2007, Copeland et al. 2010). In Colorado, nearly all historical and recent reports of wolverines are from higher elevation, alpine areas (E. Odell, pers. comm.). The habitat types on and within proximity to the Property do not provide suitable habitat for wolverines. 4.6 IMPORTANT WATERFOWL AND WADING BIRD HABITAT AREA - §7-20-70(D) (4) There are no important waterfowl and wading bird habitat areas on or adjacent to the Property. There are no great blue heron colonies within 5 miles of the Property. COLORADO WILDLIFE SCIENCE, LLC I WILDLIFE HABITAT AREAS - 47-20-70 11 1/d/t�r c l:ro%ire/ l.r.rrrmenl 3134 Snonma s Greg Road=hlirih Emrlope & Sile Plan Remew Nopembei-4, 1016 4.7 BIGHORN SHEEP, ELK & MULE DEER Rocky Mountain bighorn sheep (Ovis canadensis canadensis) do not occur on or within close proximity to the Property. Both mule deer (Odocoileus hemionus) and Rocky Mountain elk (Cervus elaphus nelsoni) occur on the Property throughout the non -winter months (Figures 4A, 46). Both species are present during the migration and transition periods in late fall and late spring. While mule deer numbers on, and in proximity to, the Property are greatest from mid -spring through early winter, elk are more common from late fall through spring. In general, both mule deer and elk have adapted to the increased human activity and habitat degradation resulting from residential and infrastructure development in the Brush Creek drainage by altering diel activity patterns and spending a greater period of time during winter, migration, and transition (i.e., the period before significant snow accumulation in the late fall and early winter and the period in early spring prior to significant movement to production areas and summer range) in areas where human disturbance is relatively lower. This finding is as expected based upon current literature (Edge and Marcum 1985, Edge et al. 1988, Morrison 1995, Cole 1997, Burcham 1999, Phillips and Alldredge 2000, Conner 2001). Limiting Factors Limiting factors are influences that determine whether a wildlife population increases, decreases or remains stable. It is important to understand that there is seldom one factor that, by itself, causes a reduction or an increase in an elk population. It is usually the interaction of several factors that determine the fate of a population. For example, predation may seem to be a factor causing an elk population to decline when in fact restricted winter habitat, deep snow or the lack of alternate prey may be what allows predation to have a major impact. Traditionally, we have looked at the concept of food, water, cover and space as the primary components that determine how suitable a habitat is for wildlife. While this is true, it oversimplifies our understanding of how various factors affect habitat. Several other factors may not be as important on their own, but when they are combined with the four primary habitat components, the value of the habitat may be immediately enhanced or reduced. For example, other land uses can greatly impact elk use of suitable range. Limiting factors for bighorn sheep, elk, and mule deer in the Roaring Fork Valley most affected by residential development are winter concentration habitat, severe winter range, production habitat, and migration habitat (R. Cote, pers. comm.; K. Wright, pers. comm.; J. Mao, pers. comm.; Mao et. al 2013; Mao et. al 2011). 4.7.1 Winter Range, Severe Winter Range, Winter Concentration - §7-20-70(d)(6); (e)(2) Both elk and mule deer on winter range continuously seek the most moderate ambient weather conditions, and other factors influencing habitat selection are secondary. In winter, elk move between foraging and bedding sites in response to changing ambient temperatures, increasing snow depths, and to enhance control of body temperature. On the coldest days and/or when snow depths are greatest, both species seek southerly and westerly facing slopes where snows typically melt quickly. Snow depths greater than 12 inches begin to reduce the available winter range (USFWS 1982). In general, mule deer and elk do not tolerate snow depths greater than chest height and are impeded when snow is knee-deep (Loveless 1967, Kelsall and Prescott 1971, Parker 1984, Toweill et al. 2002, Ungulate Winter Range Technical Advisory Team 2005). Consequently, winter range of larger elk covers a greater areal extent of lands with greater snow depths than that of mule deer (Parker 1984). COLORADO WILDLIFE SCIENCE, LLC I WILDLIFE HABITAT AREAS - §7 20-70 II'ildlile c L:rolo iruL-l.r.ressmenl 3134 Snarmu.r,r Grek 16ad.-Irlll'l/JLn)Ylolle & Slle Plan IZri-iew .A oiemlxr 4, 2016 The Property is not mapped, nor is it field verified winter range, severe winter range or winter concentration habitat for elk (Figure 4B). In addition, the proposed activity envelope is more than 0.6 miles from the nearest mapped mule deer or elk severe winter range or winter concentration area. The Property is mapped by CPW as winter range for mule deer (Figure 4A) but snow accumulation becomes too deep in mid -winter. Consequently, mule deer only use the Property west of the creek in early winter. Browse on preferred forage plants is light on the west side of Snowmass Creek and moderate on the east side. Pellet piles of both species and amount of browse are greater as on proceeds up the slope on the east side of the creek. Recent deer tracks and pellets were observed throughout the Property. Given the above, the proposed redevelopment will not affect severe winter range or winter concentration areas for mule deer or elk. The proposed activity envelope is within mapped (but not field verified) mule deer winter range but given that this use is marginal at best and the new residence is being built on the site of an existing residence, the proposed redevelopment will not affect mule deer winter range. 4.7.2 Production Areas - §7-20-70(d)(7); (e)(4) Elk calving grounds or production areas are carefully selected by cows and are generally in locations where cover, forage, and water are in close proximity (Seidel 1977a, Phillips and Alldredge 2000, Barbknecht et al. 2011, Rearden et al. 2011). Calving sites occur in the lower to middle portions of summer range and often occur in the same general area each year. Although selected sites are used for a brief period in the spring or early summer, elk production habitat is often a limiting factor for a given population. Sites must provide security from harassment and be within or adjacent to high quality summer range. Elk are considered a hider species because the calf remains bedded at a location and responds to threats by remaining prone while the female moves away to forage, returning periodically to nurse (Altmann 1963, Phillips 1974, Boyce and Sauer 1978, Toweill et al. 2002, Barbknecht et al. 2011) . Seidel (1977b, 1977a) studied elk calving habitat at various sites in the White River National Forest. He found that cow elk prepare a distinct birthing bed and, for the most part, return to that bed each year. All birthing beds examined were in mature aspens with a thick understory of shrubs such as chokecherry (Prunus virginiona), serviceberry (Amalanchier alnifolia), and snowberry (Symphoricarpos spp.). All beds were located on southeast -facing slopes within 183 m (200 yd) of a water source. Personal observation by CWS of calving behavior in Pitkin County has largely confirmed Seidel's assessment with the following additions: (1) The aspect variable described by Seidel seems to be less important than the understory variable. Active elk calving habitat in Pitkin County is known to occur on variable aspects, but there is always significant woody understory vegetation which provides calves with hiding cover. (2) Very young spotted calves and probable birthing beds have been observed in narrowleaf cottonwood riparian habitat that has a dense willow, alder, and/or chokecherry understory. This suggests that this habitat type is also used for production in the Roaring Fork Watershed. Recent research supports Seidel's conclusions (See Phillips and Alldredge 2000, Barbknecht et al. 2011) Webb et. al (2011) found that female elk show high levels of site fidelity even in the presence of increasing annual land development. Females did not appear to abandon previously established areas, but used ranges in a manner that minimized interaction with development within these areas based on reductions in range use size and fidelity as land development increased. Phillips and Alldredge (2000), however, found that reproductive success and calf survival decreased during years of disturbance suggesting a significant impact on population growth. In Colorado, habitat COLORADO WILDLIFE SCIENCE, LLC I WILDLIFE HABITAT AREAS - §7-20-70 II "ildlije c^ t_'coingTcol:=Lrre.rvnerN 3131 Snnn'i»a.r.r trek Rand: Idirrl7 Lnrrlo e & Sile Plan Reriew ,' orunlxr-!, 1016 fragmentation as a result of housing developments and associated road and infrastructure construction may cause elk to avoid patches of habitat less than 0.04 km2 (9.88 ac). Elk prefer habitat patches greater than 0.24 km2 (59.3 ac) with available hiding cover (Wait and McNally 2004). Given that the proposed activity envelope is not within mapped or field verified production habitat and is more than 0.7 miles from the nearest mapped and field verified elk production habitat, implementation of the proposed development will not result in the direct or indirect loss of elk production habitat. 4.7.3 Migration Corridors - §7-20-70(d)(5); (e)(3) A CPW mapped and field verified migration corridor occurs to the southeast on Wildcat Ranch. This corridor is more than 0.3 miles from the proposed activity envelope (Figure 4). As such, implementation of the proposed development will have no effect on elk migration corridors. 4.7.4 Timing of Construction - §7-20-70(g) As discussed above, the proposed activity envelope is not within mapped or field verified winter concentration area, severe winter range, migration corridors, or production areas defined by the LUC. The proposed activity envelope is also outside any prescribed winter concentration area, severe winter range, migration corridors, or production area buffer. In addition, given that the applicant is proposing the re -development of an existing residence built nearly 40 years ago (1977) and that Snowmass Creek and its riparian woodland separate the activity envelope from the only undisturbed habitat on the Property, there are no "...site specific circumstances, and/or cumulative habitat loss" resulting from the proposed re -development. As such, seasonal construction limitations are not warranted. 4.8 BLACK BEARS - §7-20-70(C)(7); (C)(10); (C)(12) The Property encompasses a portion of a field verified black bear (Ursus americanus) fall concentration area (Folk et al. 1976, Nelson et al. 1983, Rogers and Durst 1987, Hellgren 1998) and human conflict area (Colorado Parks & Wildlife 2015). In the upper Roaring Fork watershed, black bear fall concentration areas are most often located in Gambel oak (Quercus gambelii) and mixed montane shrublands where most of the shrubs produce sufficient forage for the hyperphagic and fall transition stages of a bear's annual cycle (Folk et al. 1976, Nelson et al. 1983). This fall concentration habitat would be more accurately mapped east of Snowmass Creek where the abundant oak, serviceberry, and chokecherry provide ample fall forage. The proposed activity envelope is outside the shrubland habitat in a hayfield. Consequently, there will be no effect on the black bear fall concentration area. Conflicts between residents and bears will, however, may continue and precautions should be taken to minimize those conflicts 5.0 LANDSCAPING & VEGETATION PROTECTION - §7-20-130 5.1 PROTECTION OF NATURAL VEGETATION - §7-20-130(b)(1) The naturally occurring plant communities on the Property are in good to excellent condition. The mixed montane shrublands and riparian woodland east of the creek are relatively undisturbed. COLORADO WILDLIFE SCIENCE, LLC I LANDSCAPING & VEGETATION PROTECTION - §7.20-130 II'ildli% c 1�rologir�l: l,r,rf.rr0/!/�l 3134 .Snowman Creek 16ad--lelirit lawrlo e & Sile Plan Rerien' Xu mbei-4, 2016 The meadows dominating the west side of the Property are also in good condition. The Snowmass Creek riparian woodland varies from good to excellent condition. Given that the proposed residence is proposed on a similar footprint as that of the existing residence and lies outside the prescribed setback from Brush Creek, implementation of the proposal will not result in the direct loss of any naturally occurring vegetation providing effective wildlife habitat. 6.0 RIVER/STREAM CORRIDORS & WETLANDS - §7-20-80 Streams, riparian areas and wetlands are regulated according to §7-20-80 of the LUC. This section establishes setbacks (or "buffers") from the identifiable high water line of: (a) 'Blue line" perennial streams shown on U.S. Geological Survey maps of the area; (b) Intermittent streams or streambeds known or apparent from field study, with the exception of man-made waterways such as ditches and water features; and (c) Isolated, natural wetland and riparian areas (Pitkin County 2006). The buffers are intended to serve multiple purposes including preservation of riparian and wetland systems for flood attenuation, sediment control, water quality protection and wildlife habitat preservation. Roads may be permitted (§7-20-80[c][1]) in riparian and wetland buffer areas upon a finding that there is no feasible alternative location and that any adverse impacts will be adequately mitigated as required by subsection (d). As stated above, Snowmass Creek, a 4th order perennial stream, meanders northerly across the eastern portion of the Property. An existing deck (Photo 16) and an existing shed (Photo 17) lie within the 100 -foot setback. These structures, however, existed existing on the 5th of July, 2006 are exempt from the 100 -foot setback as long as they are not extended or expanded further into the setback (§7-20-80[a][2][c]). The proposed residence is setback more than 100 feet from this "blue line perennial stream" as required by §7-20-80 of the LUC. The activity envelope, however, encompasses a portion of the 100 -foot setback to allow for the re -alignment of an irrigation ditch that, like the deck and shed, existed prior to the 5th of July, 2006. 7.0 CONCLUSIONS The site assessment, field observations, and GIS analysis revealed the following: • A comparative buffer analysis was conducted of the proposed activity envelope and development proposed therein to determine the degree to which the likely Z01 resulting from implementation of the proposal would overlap of the ZOls of existing residences and structures. Specifically, the proposed development will: • Not effectively extend the existing Z01; and • Not result in additional direct or indirect loss of mule deer or elk winter range, severe winter range, winter concentration areas, production habitat or migration corridors. • The proposed activity envelope is more than one-quarter mile from field verified production habitat, severe winter range, winter concentration areas, and migration corridors. COLORADO WILDLIFE SCIENCE, LLC I RIVER/STREAM CORRIDORS & WETLANDS - §7-20-80 II'7/dli/e c^ I: nln�iad,Lvr.crmru! 513.1 Snow aas Oink 16ad.-1 rih*i Emrlopr & Sf1r Plan R: n. ra V'orrwDer 4, 2016 • The applicant is proposing redevelopment of a developed site adjacent to existing residential development. As such, there will be no substantial direct or indirect effect on effective habitat on and adjacent to the Property. • No other wildlife habitat features regulated under §7-20-70 (Wildlife Habitat Areas) will be negatively affected by the proposed development. • No habitat for animal species listed as Threatened or Endangered or as candidates to be listed by the United States Fish and Wildlife Service will be affected. • No habitat for animal species listed by the State of Colorado as rare, Threatened, Endangered, or State Special Concern will be affected. • No nests of raptors protected under the LUC were found or otherwise known within X mile of the proposed activity envelope. • The activity envelope is more than 0.6 mi from the nearest winter concentration area, severe winter range, migration corridors, or production area and there are no "...site specific circumstances, and/or cumulative habitat loss" resulting from the proposed re- development. As such, seasonal construction limitations are not warranted. • The proposal will not affect Waters of the U.S., jurisdictional wetlands, or naturally occurring riparian habitat. • Proposed development is more than 100 feet from the identifiable high water line of Snowmass Creek (as defined as the ordinary high water mark (OHWM) at 33 Code of Federal Regulations (CFR) Sections 328.3(e) and 329.11(a)(1)) or any other naturally occurring hydrologic feature regulated by the LUC. 8.0 DISCUSSION Residential development has the potential to cause animals to abandon traditional home ranges (Peek et al. 1982). Two factors, however, may alleviate the necessity to abandon established ranges. First, animals may not abandon home ranges if they are able to exploit undeveloped areas of their home range (Hershey and Leege 1976). Second, forest and shrubland cover mitigates some of the effects development and human activity have on animal behavior (Edge et al.1985) because animals are able to retreat to safe environments. Therefore, it is of value to wildlife, and specifically elk, to minimize both the direct and indirect effects of development on adjacent habitat. The proposed development succeeds in this effort by nearly duplicating the previously disturbed area and preserving large tracts of undeveloped forest, shrublands, and meadows. The Property is currently developed with an existing residence, associated structures, and outbuildings. The existing house was built around 1977 (Pitkin County 2015). Consequently, there is a zone of influence resulting from the 39 years of human activity, free ranging dogs, and ranching on the Property (Odell and Knight 2001). This influence has resulted in disruption of elk and mule deer habitats within and in the vicinity of the activity envelope (and roads), extending approximately 87.5 m - 500 m from the areas of regular human activity (Ward 1973, Schultz and COLORADO WILDLIFE SCIENCE, LLC I DISCUSSION II'ildlije c" Frnlo�i��l.-l.r,rr.r.vi�enl 5131 Suowlvar.r Crrek Road: I rliril) 1,mrlope & Vile P/au Rerieu \ a 'evil er J, 2010' Bailey 1978, Edge 1982, Thomas et al. 1982, Edge and Marcum 1985, Edge et al. 1985, Schroer et al. 1988, Cassirer 1992, Powell 2003) and the historically suitable habitat within this zone of influence no longer provides effective production habitat. As stated in the introduction, the applicant is requesting an increase in maximum residential area from 5,750 sq. ft. to 8,250 sq ft. Although there may be some enhanced effects of a larger residence, these effects can be controlled or minimized by means of proper site planning and/or implementation of best management practices. Both indirect effects such as greater artificial light (Kempenaers et al. 2010) and greater areas of impervious surface contributing to a localized heat island effect and direct effects such as increased land alteration; greater rates of bird mortality resulting from a greater number of bigger windows (Hager et al. 2008) and increased impervious surfaces (i.e., stormwater runoff effects) can be minimized by proper site planning and architecture. Taking into account these potential, controllable effects of larger houses on wildlife, we conclude the following: 1. For wildlife, house size is less important than site design - A site design based on the property's natural resource values is likely to have greater benefits for conservation of wildlife species and habitat than reducing the maximum house size. Residential development and associated infrastructure should be directed away from sensitive natural resources (i.e., high value wildlife habitats and movement pathways) on the subject property. Homes should be clustered near to existing development on adjacent properties, and land protection should be encouraged to be contiguous with conserved land or undeveloped areas on adjacent properties that have the potential to contribute to an interconnected network of open lands. These activities could be encouraged through appropriate incentives linked to maximum house size or floor area ratio. 2. For wildlife, house size is less important than land stewardship activities - Active stewardship (e.g., ecological restoration) and clear management guidelines (e.g., regarding domestic animals, fence restrictions, etc.) are likely to have greater benefits for conservation of wildlife species and habitat than reducing the maximum house size. In addition, some of the potential disturbances to wildlife of larger houses could be mitigated through land stewardship activities. For example, reducing landscaping that attracts birds to residential structures (e.g., bird feeders, fruiting trees, water features, and nesting sites) could help to reduce avian mortality due to window strikes (Hager et al. 2008) and restoring native vegetation that provides nesting and foraging habitat at a distance from the house. 9.0 CONDITIONS TO MINIMIZE ECOLOGICAL IMPACTS The following conditions will further protect the wildlife and ecological resources of the Property and surrounding area: 1. The activity envelope should encompass proposed landscaping and revegetation areas. 2. Domestic Animal Controls - Dogs running at large pose a significant threat to wildlife. a. Dogs must be kenneled within fifty (50) feet of the residence or leashed under human supervision when outside the required kennel. b. Dogs of guests should be required to comply with these restrictions. c. Contractors should be prohibited from bringing their dogs on site during construction even if kept within their vehicles. COLORADO WILDLIFE SCIENCE, LLC I CONDITIONS TO MINIMIZE ECOLOGICAL IMPACTS I FV(11.i/e & 1:rolo�greul.• I yurnrenl 3134 Snowma,u Creak Road-. irlirit) Lmrlopr & Si/e Ilan Rerieir \brrlv*)-4, 1016 3. Black Bears: a. Any refuse containers where food waste is deposited by workers during construction should meet or exceed the Wildlife Proof Refuse Container/Dumpster Enclosure Standards described in Pitkin County Ordinance # 010-2001 and the 2004 amendment to that ordinance. b. Pets should not be fed outside. Wherever possible, lever style door handles should be avoided on the exterior of the house. d. Bird feeders should be avoided from April 1St through November 11t. e. Composting should be restricted to yard waste (e.g., leaves and grass clippings). Food waste will be prohibited within compost. 4. Protection of existing native vegetation: a. Native vegetation should be preserved to the maximum extent possible except where management is necessary to reduce wildfire hazards, improve recruitment and production of the aspen forest (under the supervision of a certified arborist), and within the proposed activity envelope. An orange safety fence should be placed around the activity envelope during construction to prevent any unnecessary vegetation disturbance during construction. c. Vegetation disturbed outside the approved activity envelope should be revegetated according to the current Pitkin County Revegetation Guidelines. 5. A revegetation plan in accordance with current Pitkin County Revegetation Guidelines for the approved construction area should be submitted to the County concurrent with application for a building permit. Implementation of the revegetation plan should be completed within one growing season of completion of the project. 6. Riparian Habitat/Vegetation a. Any riparian vegetation removed or otherwise harmed due to re -development of the Property will be replaced on the Property at a 1:1 ratio according to a riparian restoration plan submitted to and approved by the County. b. Only plant species that are identified by Pitkin County Revegetation Guidelines (http://www.pitkincounty.com/DocumentCenter/Home/View/3585) as being appropriate for wetland or riparian areas, or native species found to occur on site but not listed in Pitkin County Revegetation Guidelines, will be introduced into or used for revegetation of any wetland or riparian area. c. Surface and ground water flows intercepted by roads, utility trenches and other development improvements shall not be diverted away from existing wetlands. d. No activities below the seasonal high ground water table, decreases in infiltration or diversions of surface and ground water flows with drainage ditches or fill should be allowed outside the building envelope. e. Silt fences must be installed between the activity envelope and Snowmass Creek. The silt fences should be installed and maintained according to the standards as described in the COLORADO WILDLIFE SCIENCE, LLC I CONDITIONS TO MINIMIZE ECOLOGICAL IMPACTS II ildble & Lrolo;tul Irr. r.v» ul a 13-! Soowwa.rr Civ I Road I rlirm Lmrin..^e & _Srle Plait Rerleu Xorem/xr-1, 2016 current Pitkin County Asset Management Plan (http://pitkincounty.com/DocumentCenter/­View/2654). 7. Perimeter fences should be prohibited. Where necessary, the following fence restrictions would reduce the ecological impacts of development: Fences on the Property will be compliant with §7-20-70(c)(4) and §7-20-70(c)(5) of the LUC: i. 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 (2) rails. ii. 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 when mule deer jump over. The bottom strand should be sixteen (16) inches from the ground. COLORADO WILDLIFE SCIENCE, LLC I CONDITIONS TO MINIMIZE ECOLOGICAL IMPACTS II'i/d/i/r c^ l:ralr�,�rul.•Lr.rr.rvixir� i ha Snowlila r Creek Roud.-Irliril7 Gmrlopr & Site Plw Krrfrir 10.0 LITERATURE CITED ,"'w rvllw 1, 2016 Altmann, M. 1963. Naturalistic studies of maternal care in moose and elk. Pages 233-253 in H. L. Rheingolded, editor. Maternal Behavior in Mammals. John Wiley, New York. 849pp. Aubry, K. L., K. S. McKelvey, and J. P. Copeland. 2007. Distribution and broadscale habitat associations of the wolverine in the contiguous United States. Journal of Wildlife Management 71:2147-2158. Barbknecht, A. E., W. S. Fairbanks, J. D. Rogerson, E. J. Maichak, B. M. Scurlock, and L. L. Meadows. 2011. Elk parturition site selection at local and landscape scales. The Journal of Wildlife Management 75:646- 654. Boyce, M. S., and J. R. Sauer. 1978. Elk Distribution and Behavior in Calving Areas. University of Wyoming National Park Service Research Center Annual Report. Available at: http://repository.uwvo.edu/uwnpsrc reports/vol2/issl/4 2:15-18. Burcham, M., W. Daniel Edge, and C. Les Marcum. 1999. Elk use of private land refuges. Wildlife Society Bulletin 27:833-839. Cassirer, E. F., David J. Freddy, and Ernest D. Ables. 1992. Elk responses to disturbance by cross-country skiers in Yellowstone National Park. Wildlife Society Bulletin 20:375-381. Cole, E. K., Michael D. Pope, and Robert G. Anthony. 1997. Effects of road management on movement and survival of Roosevelt elk. Journal of Wildlife Management 61:1115-1126. Colorado Parks & Wildlife. 2015. CPW All Species Activity Mapping Data. Available online at http://www.arcgis.com/home/group.html?owner=rsacco&title=Colorado%20Parks%20and%2OWildlif e%20-%20SPecies%20Activity%20Data. Colorado Parks & Wildlife, , Fort Collins, CO. Conner, M. M., Gary C. White, and David J. Freddy. 2001. Elk movement in response to early -season hunting in northwest colorado. Journal of Wildlife Management 65:926-940. Copeland, J. P., K. S. McKelvey, K. B. Aubry, A. Landa, J. Persson, R. M. Inman, J. Krebs, E. Lofroth, H. Golden, J. R. Squires, A. Magoun, M. K. Schwartz, J. Wilmot, C. L. Copeland, R. E. Yates, I. Kojola, and R. May. 2010. The bioclimatic envelope of the wolverine (Gulo gulo): do climatic constraints limit its geographic distribution? Canadian Journal of Zoology 88:233-246. Edge, W. 1982. Distribution, Habitat Use, and Movements of Elk in Relation to Roads and Human Disturbances in Western Montana. University of Montana. Missoula, MT. Edge, W. D., and C. L. Marcum. 1985. Movements of Elk in Relation to Logging Disturbances. Journal of Wildlife Management 49:926-930. Edge, W. D., C. L. Marcum, and S. L. Olson -Edge. 1988. Summer forage and feeding site selection by elk. Journal of Wildlife Management 52:573-577. Edge, W. D., C. L. Marcum, and S. L. Olson. 1985. Effects of logging activities on home -range fidelity of elk. Journal of Wildlife Management 49:741-744. Folk, G. E., A. Larson, and M. A. Folk. 1976. Physiology of hibernating bears. Ursus 3:373-380. Fraterrigo, J. M., and J. A. Wiens. 2005. Bird communities of the Colorado Rocky Mountains along a gradient of exurban development. Landscape and Urban Planning 71:263-275. COLORADO WILDLIFE SCIENCE, LLC I LITERATURE CITED II'ildli1e & 1 rndi,irad--I.aesuven! 3194 SirarmassGrek kfwd--I lirip1:inr1npr c- *e Plan Rrriril ,\'mrmher4, 1016 Glennon, M., and H. E. Kretser. 2005. Impacts to wildlife from low density, exurban development: information and considerations for the Adirondack Park. Technical paper no. 3. Wildlife Conservation Society Adirondack Communities and Conservation Program, Saranac Lake, New York. Green, L. 2004. Snowmass Elk Migration Roadio Telemetry Study. Town of Snowmass Village, Colorado Division of Wildlife, and Pitkin County. Hager, S. B., H. Trudell, K. J. McKay, S. M. Crandall, and L. Mayer. 2008. Bird density and mortality at windows. The Wilson Journal of Ornithology 120:550-564. Hansen, A. J., R. L. Knight, J. M. Marzluff, S. Powell, K. Brown, P. H. Gude, and A. Jones. 2005. Effects of exurban development on biodiversity: patterns, mechanisms, and research needs. Ecological Applications 15:1893-1905. Hellgren, E. C. 1998. Physiology of Hibernation in Bears. Ursus 10:467-477. Hershey, T. L., and T. A. Leege. 1976. Influences of logging on elk on summer range in north -central Idaho. Pages 73-80 in Proceedings of the Elk -Logging -Roads Symposium, University of Idaho, Moscow, ID. Kelsall, J. P., and W. Prescott. 1971. Moose and deer behaviour in snow in Fundy National Park, New Brunswick. Canandian Wildlife Service Report 15. Kempenaers, B., P. Borgstrom, P. Loes, E. Schlicht, and M. Valcu. 2010. Artificial night lighting affects dawn song, extra -pair siring success, and lay date in songbirds. Current Biology 20:1735-1739. Lenth, B., R. L. Knight, and W. C. Gilgert. 2006. Conservation Value of Clustered Housing Developments. Conservation Biology 20:12. Loveless, C. M. 1967. Ecological characteristics of Mule Deer winter range. Technical Publication 20. Colorado Department of Game, Fish and Parks. Lyon, J. L., and A. G. Christensen. 2002. Elk and land management. Pages 557-582 in D. E. Toweill and J. W. Thomas, editors. North American elk: ecology and management. Smithsonian Institution Press, Washington, DC. Mao, 1., J. Groves, K. Wright, T. Trant, and P. Will. 2011. D - 13 (Maroon Bells Deer) DAU Plan -- Game Management Units 43, 47, and 471. Colorado Parks and Wildlife, Glenwood Springs, CO. Merenlender, A. M., S. E. Reed, and K. L. Heise. 2009. Exurban development influences woodland bird composition. Landscape and Urban Planning 17:9. Morrison, J. R., William J. de Vergie, A. William Alldredge, A. Eugene Byrne, and William W. Andree. 1995. The effects of ski area expansion on elk. Wildlife Society Bulletin 23:481-489. Nelson, R. A., J. G. Edgar Folk, E. W. Pfeiffer, J. J. Craighead, C. J. Jonkel, and D. L. Steiger. 1983. Behavior, biochemistry, and hibernation in black, grizzly, and polar bears. Ursus 5:284-290. Odell, E. A., and R. L. Knight. 2001. Songbird and medium-sized mammal communities associated with exurban development in Pitkin County, Colorado. Conservation Biology 15:0-0. Odell, E. A., D. M. Theobald, and R. L. Knight. 2003. Incorporating ecology into land use planning: the songbird's case for clustered development Journal of the American Planning Association 69:72-82. COLORADO WILDLIFE SCIENCE, LLC I LITERATURE CITED Il�ildlije c^ Gralo�traL�l,r.rcrrnren� 3131 Snowvlar.rG)rck Road.-lrfimt• Lwrlopr & Si/r Plan Rrrr:n \orrni1xr4, 2016 Parker, K. L., Charles T. Robbins, and Thomas A. Hanley. 1984. Energy expenditures for locomotion by mule deer and elk. Journal of Wildlife Management 48:474-488. Peek, J., M. Scott, L. Nelson, J. Pierce, and L. Irwin. 1982. Role of cover in habitat management for big game in northwestern United States. Pages 363-373 Transactions of the North American Wildlife and Natural Resource Conference. Phillips, G. E., and A. W. Alldredge. 2000. Reproductive success of elk following disturbance by humans during calving season. Journal of Wildlife Management 64:521-530. Phillips, T. A. 1974. Characteristics of elk calving habitt on the Sawtooth National Forest, Idaho. USDA Forest Service Range Improvement Notes 19:1-5. Pitkin County. 2006. Pitkin County Code (July 2006). Title 8, Chapter 11. Pitkin County, Aspen, Colorado. Pitkin County. 2015. Pitkin County Assessor's Office Online Database. Pitkin County Assessor, Aspen, Colorado. Available online at http://www.pitkinassessor,org/Assessor/. Powell, J. 2003. Distribution, Habitat Use Patterns, and Elk Response to Human Disturbance in the Jack Marrow Hills, Wyoming. University of Wyoming. Laramie, Wyoming. Rearden, S. N., R. G. Anthony, and B. K. Johnson. 2011. Birth -site selection and predation risk of Rocky Mountain elk. Journal of Mammalogy 92:1118-1126. Rogers, L. L., and S. C. Durst. 1987. Evidence That Black Bears Reduce Peripheral Blood Flow During Hibernation. Journal of Mammalogy 68:876-878. Schroer, G. I., G. Witmer, and E. E. Starkey. 1988. Effects of land use practices on Roosevelt elk winkr range. Pages 68-74 in M. Zahn and J. Pierce., editors. Proceedings of the Western States and Provinces Elk Workshop. Washington Deptartment of Wildlife, Seattle, WA. Schultz, R. D., and J. A. Bailey. 1978. Responses of national park elk to human activity. Journal of Wildlife Management 42:91-100. Seidel, J. W. 1977a. Elk calving behavior in west central Colorado. Pages 38-40 in Colorado Division of Wildlife, editor. Proceedings of the Western States Elk Workshop. Colorado Division of Wildlife, Denver. Seidel, J. W. 1977b. Elk calving habitat. USDA Forest Service Handbook 2509.25 - Watershed Conservation Practices Handbook, zero code, Ch. 10, and Ch.20. Region 2 Amendment No. 2509.25 - 99 -1. Effective March 22, 1999. Colorado Division of Wildlife and USDA Forest Service, Grand Junction, CO. Smith, D. 0., M. Conner, and E. R. Loft. 1989. The distribution of winter mule deer use around home sites. Transactions of the Western States Section of the Wildlife Society 25:77-80. Strahler, A. N. 1957. Quantitative analysis of watershed geomorphology. Transactions of the American Geophysical Union 38:913-920. Thomas, J. W., D. E, Toweill, D. P. Metz, Wildlife Management Institute., and United States. Forest Service. 1982. Elk of North America : ecology and management. Stackpole Books, Harrisburg, Pa. Toweill, D. E., J. W. Thomas, and D. P. Metz. 2002. North American elk: ecology and management. 1st edition. Smithsonian Institution Press, Washington [D.C.]. COLORADO WILDLIFE SCIENCE, LLC I LITERATURE CITED II'7/d/i(e c-' 1:��iGiGieal: Lrrer.�rrrenl 3199 Snowmasr Grok Road.-Idivil7, I?nrrlope c" Si/e Plan Review Norrrrrlxr-1, 20/6 Ungulate Winter Range Technical Advisory Team. 2005. Desired conditions for Mule Deer, Elk, and Moose winter range in the Southern Interior of British Columbia. B.C. Ministry of Water, Land and Air Protection, Biodiversity Branch. Victoria, BC. Wildl. Bull. No. B-120. 18pp. United States Fish & Wildlife Service. 2006. Endangered and Threatened Wildlife and Plants; Designation of Critical Habitat for the Contiguous United States Distinct Population Segment of the Canada lynx; Final Rule. November 9, 2006. 71 FR 66008-66061. USDA Forest Service. 2002. Lynx habitat parameters, White River National Forest. Unpub. Forest Service document. Glenwood Springs. CO. app. plus LAU spreadsheet (subject to further revision -last available update 02/11/2005). USDA Forest Service. 2011. Interim Canada lynx habitat mapping.in F. S. US Department of Agriculture, Rocky Mountain Region, White River National Forest, editor., Glenwood Springs, CO. Vogel, W. 0. 1989. Response of deer to density and distribution of housing in Montana. Wildlife Society Bulletin 17:406-413. Wait, S., and H. McNally. 2004. Selection of habitats by wintering elk in a rapidly subdividing area of La Plata County, Colorado. Pages 200-209 in W. W. Shaw, L. K. Harris, and L. VanDruff, editors. Fourth international symposium on urban wildlife conservation, , Tucson, AZ. Ward, A. L., J.J. Cupal, A.L. Lea, C.A. Oakley, and R.W. Weeks. 1973. Elk behavior in relation to cattle grazing, forest recreation, and traffic. Transactions of the North American Wildlife and Natural Resources Conference 38:327-337. Webb, S. L., M. R. Dzialak, S. M. Harju, L. D. Hayden -Wing, and J. B. Winstead. 2011. Influence of land development on home range use dynamics of female elk. Wildlife Research 38:163-167. COLORADO WILDLIFE SCIENCE, LLC I LITERATURE CITED ll7ikllrl' C^ l:rolorad.• I.rre.rrmenl 5/34 Snowlvart Cirek Road.•luirih Lmrlope &Sier Plan Review \oirw1rr4. 2016 ' No COLORADO WILDLIFE SCIENCE, LLC I PHOTOS r 4 I 1%w fMead "I" Mea A T AN, it 4. Ait Jr '4 iL A j Steep Mixed Montane Shrublaid J P, ®r j Mature SprucaCottonwood Riparian Woodland A 0. 4' Colorado X,V I I d I I f c S c I c 11 c L! Figure 2. Existing Conditions Yw Ilk � glop, A.. Vfk,x A"- PUBLIC NOTICE NOTICE IS HEREBY GIVEN to the general public that on January 27, 2017, the Hearing Officer of Pitkin County granted approval for the 5134 Snowmass Creek Rd LLC Activity Envelope and Site Plan Review (Determination No. 04 -2017; Case No. P086 -16). The property is located at 5134 Snowmass Creek Road and is legally described as a parcel of land being located in Section 14, Township 9 South, Range 86 West of the 6th P.M. The State Parcel Identification Number for the property is 2645- 141 -00 -007. This site - specific development plan grants a vested property right pursuant to Title 24, Article 68, Colorado Revised Statutes. s /Tom Smith Hearing Officer Pitkin County, Colorado Published in the Aspen Times Week 1X, on June 15, 2017. PITKIN COUNTY COMMUNITY DEVELOPMENT Permit Receipt RECEIPT NUMBER 00042726 Name: SC Services LLC Date:7/20/2017 Project Address: 5134 SNOWMASS CREEK RD Type: ccrcur # 1002192 Permit Number Fee Description Amount 0086.2016.PLAN PP- Hearing Officer Fee 2 45.00 Total: 45.00 ��il E � AAl11 yll Illy A 1 � s: Communitv Develovment 130 S Galena St Third Floor Aspen, CO 81611 970 - 920 -5109 To: 5134 Snowmass Creek Rd LLC PO Box 54390 Oklahoma City, OK 73154 Invoice Date: June 19, 2017 Case Number P086 -16 Hearing Officer Payment Terms Thomas Fenton Smith Due upon receipt 5134 Snowmass Creek Rd LLC Activity Envelope and Site Plan Review Applicant /Description Unit Price 0.02 5/24/2017 5134 Snowmass Creek Application Review and 200.00 approve hearing officer deternination Subtotal Sales Tax Total Make all checks payable to Pitkin County Treasurer Thank you! 130 S Galena St Third Floor Aspen, CO 81611 Line Total 45.00 45.00 PITKIN COUNTY COMMUNITY DEVELOPMENT Permit Receipt RECEIPT NUMBER 00042207 Name: SC Services LLC Omnibus Accoun Date:4/21/2017 Project Address: 5134 SNOWMASS CREEK RD Type: check #1001425 Permit Number Fee Description Amount 0086.2016.PLAN PP- Hearing Officer Fee 1 450.00 Total: 450.00 Communitv Development 130 S Galena St Third Floor Aspen, CO 81611 970-920-5109 To: 5134 Snowmass Creek Rd LLC PO Box 54390 Oklahoma City, OK 73154 Invoice Date: February 21, 2017 Case Number P086-16 Hearing Officer Payment Terms Thomas Fenton Smith Due upon receipt 5134 Snowmass Creek Rd LLC Activity Envelope and Site Plan Review Date jL Applicant/Description Unit Price Line Total 5134 Snowmass Creek Application, Review 1.20 1/24/2017 Application & Staff Memo; Identify issues for 200.00 270.00 hearing 5134 Snowmass Creek Application, Conduct 0.80 1/27/2017 Hearing on land use application and make 200.00 180.00 hearing officer determination. Subtotal $ 450.00 Sales Tax Total $ 450.00 Make all checks payable to Pitkin County Treasurer Thank you! 130 S Galena St Third Floor Aspen, CO 81611 ��il E � AAl11 yll Illy A 1 � s: Communitv Develovment 130 S Galena St Third Floor Aspen, CO 81611 970 - 920 -5109 To: 5134 Snowmass Creek Rd LLC PO Box 54390 Oklahoma City, OK 73154 Invoice Date: June 19, 2017 Case Number P086 -16 Hearing Officer Payment Terms Thomas Fenton Smith Due upon receipt 5134 Snowmass Creek Rd LLC Activity Envelope and Site Plan Review Applicant /Description Unit Price 0.02 5/24/2017 5134 Snowmass Creek Application Review and 200.00 approve hearing officer deternination Subtotal Sales Tax Total Make all checks payable to Pitkin County Treasurer Thank you! 130 S Galena St Third Floor Aspen, CO 81611 Line Total 45.00 45.00 rPjf-f*'/JIJ� i APPLICANT ACKNOWLEDGES THAT HE/SHE HAS BEEN INFORMED BY PITKIN COUNTY OF THE EXISTENCE OF ENVIRONMENTAL HAZARD AREAS THAT MIGHT AFFECT THE PROPERTY, ANY IMPROVEMENTS, AND THE USE AND OCCUPANCY THEREOF. THE PROVISIONS OF THE PITKIN COUNTY REGULATIONS DO NOT IN ANY WAY ASSURE OR 1MPLY THAT AREAS OUTS/DE OF DESIGNATED HAZARD AREAS WILL BE FREE FROM HAZARDS OR THAT APPROVED MITIGATION MEASURES WILL GUARANTEE THE SAFETY OF ANY PROPERTY. BY 0%060----- --- ---- OWNER/APPL/CANT 0414eT_b L ) M 4 57315 ,mss,Cftk _o L1,C PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT,/HEARING OFF/CER THIS ACTIVITY ENVELOPE AND SITE PLAN HAS HE NTY 5134 NED%_PITKIN U no asr e o a COMMUN!DEVELOPMENT DEPARTMENT THIS J DAY OFXVV----2016,SUBJECTO THE TERMS AND CONDITIONS OF DETERMINATION NO-_�_-RECORDED IN THE PITKIN COUNTY CLERK AND RECORDER'S OFF/CE AS RECEPTION NO. Act*iv*ity nveo c anSite Pla,n 5134 Snowmass Creek Road Br..--- '--- 0 STEAL P COMMUN! ENT HR/NG OFFICER * : _ TOM F. SMITH ' P. �_, ? ®�Q., .o:. PitkinCounty, CoIorado OMR � CLERK AND RECORDER ACCEPTANCE FOR RECORDING THIS ACTIVITY ENVELOPE AND SITE PLAN HAS BEENC PIED FOR/LING IN TIS OFF/CE OF THE CLERK AND RECORDER OF PITKIN COUNTY COLORADO, ON THIS DAY OF -- U _—, 26+6, IN PLAT BOOK 1� AT PAGE _ AS RECEPTION NO. _ , 1!;- RECEPTION#: 640898, R: $23.00, D; $0.00 PLAT BOOK 120 PAGE 009 BY.__` _____ __ _ _ P9 1 of 2, 08/24/2017at 10:47:21 AM _ CLERK AND RECCRDE Janice K. Vos Caudill, Pitkin Counts -CO, - ` LEGAL DESCRIPTION PROPERTY DESCRIPTION (PER PITKIN COUNTY TITLE, INC, CASE NO. PCT24518W4, EFFECTIVE DATE: SEPTEMBER 14, 2015) A PARCEL OF LAND BEING LOCATED IN SECTION 14, TOWNSHIP 9 SOUTH, RANGE 86 WEST OF THE 6TH PRINCIPAL MERIDIAN. SAID PARCEL BEING MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 14; THENCE S00'07'15"W ALONG THE EASTERLY LINE OF SAID SECTION 14, A DISTANCE OF 1330.56 FEET; THENCE N89'34'09" W 650.00 FEET TO THE NORTHEAST CORNER OF THAT TRACT OF LAND CONVEYED BY ASPEN INTERNATIONAL PROPERTIES, INC., TO STEPHEN J. MARCUS IN DEED RECORDED APRIL 14, 1972 IN BOOK 262 AT PAGE 747; THENCE S05'54'14"W ALONG THE EASTERLY LINE OF SAID TRACT DESCRIBED IN BOOK 262 AT PAGE 747. A DISTANCE OF 856.56 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING S05'54'14"W 401.16 FEET, THENCE WEST 940.00 FEET; THENCE N01'24'00" E 337.11 FEET, THENCE N11'044'00"E 63.20 FEET TO THE SOUTHWEST CORNER OF THAT TRACT DESCRIBED IN BOOK 262 AT PAGE 747; THENCE EAST ALONG THE SOUTH LINE OF SAID TRACT DESCRIBED IN BOOK 262 AT PAGE 747, A DISTANCE OF 960.91 FEET TO THE TRUE POINT OF BEGINNING. EXCEPT THAT PART OF THE ABOVE DESCRIBED PROPERTY OCCUPIED BY SNOWMASS CREEK ROAD cad G5 TONE J r .. PA T H } , " - - --------------- \ PROPOSED AUTO CT , , , , , .. 1 .. , ' X/STING GRAVEL Y/'0 DRIVEWAY TO = _ BE RESTORED 00y LO • V ;1 ,C{j,,... .:... .. ..... + J r \: P I PROPOSED 00 GAL 8.748 Acres DOMES T/C ATER (Includes Snowmoss STORAGE , >- Creek Road Area) a°QOULDER RETAINING u�j - �WALLS 712 RESTORE ;�_ / PROPOSED NEW LOCA TldIV WHERE,I> EX/STINS'• RATER ' -----_------_ WELL LOCAT/ON " FEATURE /S 'O BE .. LAWN TO SE CONVERREM©VEDTED TO HAYFIELD / 1 SET r� 10 BACK FROM00 fl, r RESTORATION AND �- MEAN HIGH WATERLINE &ACTIVITY ENVELOPE MAINTENANCE ACT/VITY ENVELOPE Graphic Scale 1A ------ _5 7685 4 15 34 b0 _-A In Feet: 1 " = 30' . - --- --- - R R ' `° i• ' PL PROPERTY LINE & ACTIVITY ENVELOPE # Revision Date By Job No. 2016-356 ,,��� Envelope1 513 4 Snowmass Creek Rd 1 Revision 1 7/06/2017 MTW Drawn by: AWA Activit \ 2 Revision 2 — County Comments 8/10/2017 MTW Y Date: 10/12/2016 118 West Sixth Street, Suite 200 Pitkin County, Co & Site Plan QC: FE: Of Glenwood Springs, Co 81601 2 970.945.1004 www.sgm-inc.'com 5134SnowmassCk_AE8SitePla File: ql fl 4 4 \\ 5.0 G5 TONE J r .. PA T H } , " - - --------------- \ PROPOSED AUTO CT , , , , , .. 1 .. , ' X/STING GRAVEL Y/'0 DRIVEWAY TO = _ BE RESTORED 00y LO • V ;1 ,C{j,,... .:... .. ..... + J r \: P I PROPOSED 00 GAL 8.748 Acres DOMES T/C ATER (Includes Snowmoss STORAGE , >- Creek Road Area) a°QOULDER RETAINING u�j - �WALLS 712 RESTORE ;�_ / PROPOSED NEW LOCA TldIV WHERE,I> EX/STINS'• RATER ' -----_------_ WELL LOCAT/ON " FEATURE /S 'O BE .. LAWN TO SE CONVERREM©VEDTED TO HAYFIELD / 1 SET r� 10 BACK FROM00 fl, r RESTORATION AND �- MEAN HIGH WATERLINE &ACTIVITY ENVELOPE MAINTENANCE ACT/VITY ENVELOPE Graphic Scale 1A ------ _5 7685 4 15 34 b0 _-A In Feet: 1 " = 30' . - --- --- - R R ' `° i• ' PL PROPERTY LINE & ACTIVITY ENVELOPE # Revision Date By Job No. 2016-356 ,,��� Envelope1 513 4 Snowmass Creek Rd 1 Revision 1 7/06/2017 MTW Drawn by: AWA Activit \ 2 Revision 2 — County Comments 8/10/2017 MTW Y Date: 10/12/2016 118 West Sixth Street, Suite 200 Pitkin County, Co & Site Plan QC: FE: Of Glenwood Springs, Co 81601 2 970.945.1004 www.sgm-inc.'com 5134SnowmassCk_AE8SitePla File: a] Land Design 39 -Landscape Architecture + Design www.LandDesign39.com amy@landdesign39.com 970-274-2430 V o 0 o U cry V � o a� a� U O o dy Ln Landscape Plan Design Development date: June 28 2017 August 10, 2017 north scale: I"= 30'-0" 2 0 2