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Home My WebLink Aboutho.deter.12.2006 DETERMINATION OF THE HEARING OFFICER OF THE COMMUNITY DEVELOPMENT DEPARTMENT OF PITKIN COUNTY, COLORADO, APPROVING THE KATZ 1041 HAZARD AND SCENIC REVIEW Determination No.la-2006 RECITALS I. Bruce Katz ("Applicant") has applied to the Hearing Officer of Pitkin County, Colorado (Hearing Officer) for Scenic Overlay and 104] Hazard Review approval for a new single-family residence that will be visible from State Highway 82, pursuant to Sections 3-60-040 and 3-80 of the Pitkin County Land Use Code (Code). 2. The Lot is located and is specifically described as Lot 14, Red Mountain Ranch Subdivisiou. 3. The Lot is zoned R-30 and contains approximately 33,591 sq. ft. 4. The Hearing Officer considered this application at a duly noticed public hearing on March 14, 2006, at which time evidence and testimony were presented with respect to this application. 5. The Hearing Officer finds thatthe proposal is in compliance with the applicable Standards of the Pitkin County Land Use Code. NOW THEREFORE BE IT RESOLVED by the Pitkin County Community Development Hearing Officer that it hereby grants approval to the Katz 1041 Hazard and Scenic Review subject to the following conditions, which shall run with the land and be binding on all successors in interest I. The Applicant shall adhere to all conditions and material representations made in the application and public meetings except as amended herein. 2. Prior to submittal for any building permits, the Applicant shall record a 24 X 36 inch mylar 1041 Hazard Review Site Plan in accordance with Sections 5-70-040 of the Land Use Code. A building envelope shall be depicted on the site plan encompassing all existing and proposed development. Community Development shall approve the site plan prior to recordation. 3. The Applicant shall comply with the following landscaping and wildfire defensible space mitigation standards as can be accomplished within the boundaries ofthe property: A. From the edge of any structure, or deck projection, for a distance of 15', vegetation shall be less than 6" in height, with the exception of if the Applicant desires to maintain or plant one or more ornamental trees, in which case vegetation shall be less than 6" for 1 5' beyond the drip line of the expected mature size of the trees. Additionally, the lower branches of any ofthese trees shall be trimmed to a height of at least 10', or Y2 the height of the tree, whichever is less. B. Beyond the 15' area, and up to 30' up the slope, or 60' down the slope from the edge of any structures or protected trees, the Applicant shall maintain grasses to less than 6", and cluster brush and trees. Lower limbs of trees and bushes shall be pruned to Yo the height of the trees, or 10', whichever is less. Clusters oftrees and bushes or shrubs shall be I~I[ ~11"!~lgml~,~lljJJ~ J JI1. ;;~;:~i;, '" ':,.",~ ~"~'.~'"''''_.''.,"~' ~m__,~~'~,~_~~"~"'_=',~_ ,_. _ _._ Hearing Officer Determination No. ~-2006 Page 2 111111111111111111111111 ~~~l~:~~ :2:31' JRNICE K VOS Ci=lUDILL PITKIN COUNTY CO R 0.00 0 0.00 separated from each other, and from those beyond the perimeter by a distance of 2 Y, times the height of the mature vegetation. The diameter of clusters at their crown shall not exceed 2 Y, times the height of the mature vegetation. C. All thinned snowberry, serviceberry or chokecherry stumps must be painted with Garlon, (or equivalent) herbicide to prevent aggressive re-sprouting. D. All branches which extend over the roof eaves shall be trimmed and all branches within 15 feet of the chimneys shall be removed. E. All deadfall within the 1 OO-foot perimeter shall be removed. F. The Applicant shall be responsible for the continued maintenance of the defensible space vegetation requirements. 4. The Applicant shall comply with the following additional wildfire mitigation standards: A. Roofing: New roofs shall have a non-combustible roof covering on a class A assembly roof system. Wood shake/shingle roof coverings are prohibited. Flat roofs (up to a 3: 12) pitch are prohibited unless they comply with the following: I. All roof coverings shall be non-combustible Class A materials as defined in the Uniform Building Code (UBe) 1997 Section 1504 (wood shake/shingle roof coverings are prohibited) and installed on a Class A roof assembly. 2. All roof coverings shall have a surface that shall facilitate the natural process of clearing the roof. 3. All roof designs shall facilitate the natural process of clearing roof debris. Protrusions above the roofline, such as parapets, shall be prohibited. 4. Roofs shall be installed as required by UBC 1997 Chapter 15 and shall have a minimum slope of I :48. 5. All roof designs, coverings or equivalent assemblies shall be specifically approved by the Fire Marshall prior to submittal of a building permit application. B. Foundations, skirting and crawl space openings shall be fully enclosed and constructed with materials approved for 1 hour fire-resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls. C. Stilt foundations shall be fully enclosed and constructed with materials approved for I hour fire-resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls (not including porches, patios, etc.). D. Vents shall be screened with corrosive resistant wire mesh with mesh V. inch maximum. E. Firewood/wood piles shall be. stacked on a parallel contour a minimum of 15 feet away from the structure. F. Fences shall be kept clear of brush and debris. G. Wood fences shall not connect to the structure. H. Any outbuildings or additional structures shall adhere to the same standards as structures. I. Fuel tanks shall be installed underground with an approved container. J. Propane tanks shall be installed according to NFP A 48 standards and on a contour away from the structure with standard defensible space vegetation mitigation around any above- ground tank. Any wood enclosure around the tank shall be constructed with materials approved for 2 hour fire-resistive construction on the exterior side of the walls. ._^~.. -'~~~._~'.~~ -~--'" -~~~. - Hearing Officer Determination No.Q-2006 Page 3 K. Each structure shall have a minimum of one 10 pound approved ABC fire extinguisher placed in a visible and accessible location. L. Addresses shall be clearly marked with 2 inch non-combustible letters and shall be visible and installed on a non-combustible post. M. All flammable materials shall be stored on a parallel contour a minimum of 15 feet away from any structure. N. Swimming pools shall be accessible to Fire Department vehicles. O. Any fire department recommendation for individual structure water supply and storage shall be accessible to fire department vehicles from the exterior of the structure through a Fire Department approved mechanism (such as a fire hydrant). The amount of storage capacity shall be determined by the fire protection district. P. New utility lines shall be buried. Q. Roofs and gutters shall be kept clear of debris. 5. No development, including grading, excavation, fill placement, benning, landscaping, entry or ranch gates, and vegetation removal or disturbance shall occur outside of the approved building [and/or] landscape envelope except for wildfire mitigation. Construction, staging, parking, utility and driveway extension and maintenance shall occur within approved building envelope, or landscape envelope. 6. The Applicant shall comply with the Pitkin County Wildlife Protection Codes for Waste Storage. 7. Fruit-bearing trees and shrubs (spring snow crabapple tree, serviceberry, mockorange, currant and gamble oak) shall be removed from the landscape plan due to the high level of black bear activity in this area. Round Handled door knobs shall be used for all outside doors. 8. The Applicant shall pay a road and affordable housing impact fees. 9. Prior to commencement of any earthmoving or construction activity, the Applicant shall stake the corners ofthe building envelope and install construction fencing around the perimeter ofthe building envelope. The fencing shall remain in place until issuance of Certificate of Occupancy. No vegetation shall be damaged or removed outside the building envelope. 10. A Drainage and Erosion Control Plan shall be submitted by the Applicant and approved by the County Engineer prior to building permit submission. 11. Any areas disturbed outside the building envelope must be revegetated with native vegetation according to a revegetation plan submitted by the Applicant and approved by the County prior to issuance of a Certificate of Occupancy. 12. The exterior ofthe residence shall be finished in the natural earth tones of the immediate vicinity, as represented in the application. Roof and siding materials shall be non-reflective. Color and material samples shall be provided to Community Development for approval prior to issuance of building permits. 13. At time of building permit submittal a landscape plan shall be submitted and approved by Community Development. 111111111111I111 1111 II 521832 JRNICE K vas CAUDILL PITKIN COUNTY CO R Page: 3 of 4 03/16/2006 12:31, 0.00 0 0.00 "-..-~-~~''''-''.'''''';~._"' -"-'.- ,~_. ~- Hearing Officer Determination No] ~-2006 Page 4 14. The Applicant shall comply with the requirements of the Aspen Fire Protection District. 15. The Applicant will be required to obtain a variance for any development in the setbacks. This approval does not guarantee approval of any variances. 16. Statutory vested rights for the approval contained herein are granted pursuant to the Pitkin County Land Use Code and Colorado Statutes, subject to the exceptions set forth in Pitkin County Land Use Code, 94-140 and C.R.S., 9 24-68-105. The statutory vested rights granted herein shall expire 011 March 14, 2009. NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES WEEKLY ON THE 11TH DAY OF DECEMBER, 2005. APPROVED AND ADOPTED ON THE 14TH DAY OF MARCH 2006. PUBLISHED AFTER ADOP~ON FOR VESTED REAL PROPERTY RIGHTS IN THE ASPEN TIMES WEEKLY ON 7fJav /Jlo I !)rlJ..c . ATTEST; HEARING OFFICER OF PITKIN COUNTY. COLORADO 12<rnrLl9 {.(~1~ onme Waechtler, Admil)istrative Assistant ~..... .:... lIn True, Hearing Officer -~-- o APPROVED AS TO FORM: Date; 3) ,'{J D Co I I APPROVED AS TO CONTENT: .-:>- .1 CO l {?( t.Ui\/..R ,..;~ 0 L c ~ Cindy Houben, Community Development Director / ase # P23 0-05 273706403018 J~NICE K vas CAUDILL PITKIN COUNTY CO R 0.00 . ~--'._-~,_..'-~~. ~-~ -~