HomeMy WebLinkAboutpitkin.planning.246528101001 (4)
DOCUMENT LAYOUT
THIS FILE MAY OR MAY NOT CONTAIN ALL OF THE INFORMATION
LISTED BELOW IN THE FOLLOWING ORDER
Summary Sheet
Resolution for the BOCC and/or P&Z
Ordinance for the BOCC and/or P&Z
Determination for the Hearing Officer
Administrative Determination
Staff Memo
Application
Public Notice, Acceptance Letter, Referral(s) Letter
Site Plan
Miscellaneous
.Plat copies (11x17)
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i-ui-uui c-tc.ra~.ru: ~ #[:VI!.€'F;~ !G14~sE~.NO~P158-93
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Eaten of Vested Rights
OWI'~( Chnstell James ~,~ C~/$;~ P(it+k~
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TO:
FROM:
RE:
DATE:
MEMORANDUM
Suzanne Konchan, County Planning Director
Ellen Sassano, Planner
Administrative Extension of Land Use Approval - Christell
January 13, 1994
REQIIEST: The applicant is requesting an extension of the vesting
period for a parcel which received administrative 1041 approval on
February 8, 1991.
APPLICANT: James Christell
LOCATION: The lot is known as Lot 3, Sopris Mountain Ranch,located
off of West Sopris Creek Road; Section 28, Township 8 South, Range
87 West.
ZONING/SIZE: RS-30/35.78 acres
STAFF COMMENTS:
The lot is encumbered by slopes exceeding 15 % in grade and low
wildfire hazard. While there are portions of Sopris Mountain Ranch
which contain critical wildlife habitat and calving areas for elk,
this lot is not mapped as wildlife habitat. The building envelope
and access drive are located on slopes of less than 15% in grade.
Subsequent to the original approval of this application, 33
lotowners within the Sopris Mountain Ranch underwent a collective
1041 Environmental Hazard and General Submission-Review in the
County, so that issues such as infrastructure, wildfire, and
impacts to wildlife could be reviewed as a whole, rather than on
an individual basis. As a result, conditions were imposed on the
lots included in the review, to mitigate wildfire hazard and
impacts to wildlife. Staff recommends that this lot be subject to
the same conditions, where the hazard or resource is comparable to
those identified on lots in the "collective" review.
Wildfire
The collective approval stipulated that lots within a low wildfire
hazard are to:
"provide a 10 foot clearing around the structure plus a "defensible
space" thinning within 30feetof the structure. The defensible
space thinning shall reduce the density of the brush so that patches
are no more than 10 feet across, and should leave at least 10 feet
of space between these patches."
°'~ _ ,_ i
Staff recommends that the same requirement be made of this
applicant, in addition to conditions agreed to by the applicant in
the original review. Staff also recommends that the original
wildfire condition language be updated to reflect current standard
condition language.
Structure Fire
The Basalt Fire Chief recommends that the potential for structure
fire be mitigated though a requirement for an interior sprinkler
system and associated water .storage, if the proposed residence
exceeds 5,000 square feet in size. This condition was not imposed
in the original review of the application, but is the current'
recommendation of the District.
Wildlife
Though the lot does not oontain mapped wildlife habitat, the
applicant agreed, as part of the original review, to kennel and
leash dogs, due to the proximity of fhe site to wildlife habitat.
As a result of the "collective" 1041 review, dogs are prohibited
on all of the lots included in the review, due to their location
in, or close proximity to critical elk and deer habitat. The Land
Use Code stipulates that-dogs may be prohibited in development
within 1/2 mile of critical elk habitat.
Kevin Wright, of the Division of Wildlife, indicates that a
restriction for dog kenneling and leashing should be adequate for
this lot, due to its location on the lowest portion of the ranch,
adjacent to West Sopris Creek Road. Mr. Wright believes that the
site is more than' 1/2 mile from critical elk winter range.
Nonetheless, Mr. Wright notes that if the kenneling and leashing
restriction is not enforced, prohibition will be the only means of
ensuring that dogs do not harass wildlife in the area.
Staff recommends that the applicant be required to comply with
those conditions imposed as a result of the "collective" reviews,
which address the storage of tra§h, feeding of big game and
limitations on the area in which development can occur.
Floor Area
Since approval of the application, the County has adopted
Ordinance 92-8 which limits all unincorporated parcels within
Pitkin County to 15,OO0 square feet of floor area. Additional
square footage requires special review approval by the Board of
County Commissioners.
Recommendation
Resolution 88-95 gives the Planning Director authority to approve.
2
an Extension of Land Use Approval for parcels which originally
received 1041 Hazard Review approval from the Planning Director.
This memorandum with conditions shall be recorded in the Clerk and
Recorders Office. Staff recommends that.. the Planning Director
approve an extension of vesting of real property rights for the
Christell parcel for a period of three years, subject to the
following conditions:
CONDITIONS OF APPROVAL:
1. The applicant shall mitigate wildfire hazard in the following
manner:
a. If the proposed residence contains 5,000 square feet of -~Io-~
area, or more, the applicant shall install an interior
sprinkler system and adequate water storage to supply the
system (as recommended by the manufacturer of the'
system).
b. The applicant shall install an underground storage tank
with a minimum 2,000 gallon capacity.
c. The applicant shall abide by the following
recommendations for wildfire mitigation as shown in the
Colorado State Forest .Service Publication, "Wildfire
Safety Guidelines for Rural Homeowners:"
- All roofs shall be kept cleared of debris:
- Firewood shall be stacked on a contour away from the
building;
- The base of all buildings shall be kept cleared of
weeds and debris;
- At least ohe ten pound ABC-class fire extinguisher
shall be placed in each structure;
- Roof material shall be of a non=combustible
material. Only metal, asphalt, the or Class B
Certi-Guard (registered brand name) Red label shakes
and shingles utilizing Class B construction
techniques (1/2" minimum solid sheathing) or better,
shall comply with this provision.
- All utility lines shall be underground and located
within the driveway; and
hillsidesuwithsslopesegreater thane30%linvgradeted
d. The applicant shall provide a 10 foot clearing around
the residence and accessory structures, plus a
"defensible space" thinning within 30 feet of these
structures. The defensible space thinning shall reduce
the density of the brush so that patches are no more than
between theses pat hes all leave at least 10 feet of space
3
2. The Environmental FIealth Department shall approve the water'
well and septic system design and location prior to issuance'
of a building permit.
3. The applicant shall mitigate potential impacts to wildlife by
complying with,the following measures:'
a. Dogs shall be kenneled or leashed.
b. Fencing shall be limited to 42" in height and three
strand or less, or as approved by the Division of
Wildlife.
c. Trash receptacles shall be bearproofed.
d. Existing vegetation outside of the building envelope
shall be left undisturbed.
e. All development shall occur within the building envelope
delineated 'on the recorded 1041 Site Plan.
f. Feeding of big game shall. be prohibited.
5. Within 90 days of approval, and prior to issuance of a
building permit, the applicant shall record a site plan
showing conditions as amended by this approval.
6. Any development of this site shall be subject to the
provisions of Ordinance 92-8, addressing floor area in the RS-
30 Zone District.
~~
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Planning Director
Ark . 20 ~ Iq9~-
Date
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ASPEN/PITKIN PLANNING OFFICE '
130 South Galena Street
Aspen, Colorado 81611
Phone 920-5090` FAX 920-5197
MEMORANDUM
TO:
FROM:
RE:
DATE:
Basalt Fire
Division of Wildlife
Ellen Sassano, Planning Office
Christell ERtension of Vested Rights ~~
Parcel ID 1`#2465-284-O1-002
November 17, 1993
Attached for your review and comments is an application submitted. by Jim
Christell.
Please return your comments to me no later than December 3.
Thank you.
µ
CASELOAD SUMMARY SHEET
PITKIN COUNTY
DATE RECEIVED: 11/08/93 CASE # P158-93
DATE COMPLETE: PARCEL ID# 2465-284-O1-002
STAFF MEMBER: ES
PROJECT NAME: Christell Extension of Vested Riahts
Project Address: Lot 3, Sopris Mountain Ranch
APPLICANT: Jim Christell
Applicant Address: 511 Woodland Lane S.
Northfield IL 60093 708-446-5832
REPRESENTATIVE:
Representative Address/Phone:
----------------------------------
FEES: PLANNING $ 207 # APPS RECEIVED 1
ENGINEER $ # PLATS RECEIVED
HOUSING $
ENV. HEALTH $ 55
TOTAL $ 262
TYPE OF APPLICATION: STAFF APPROVAL: X 1 STEP: 2 STEPc
DRC MEETING DATE
P&Z MEETING DATE PUBLIC HEARING: YES NO
BOCC MEETING DATE PUBLIC HEARING: YES NO
ESTIMATED TIME FOR BOCC:
REFERRALS:
Attorney Aspen Consol S.D. School District
Engineer -Rocky Mtn Nat Gas USFS (Carbondale)
Housing -Holy Cross .USFS (Aspen)
Aspen Water Aspen Fire ~"' Div. of Wildlife
Envir.Hlth. ,Basalt Fire BLM
Manager -Carbondale Fire Snowmass Village
Zoning Div. Water Res. Caucus
Airport Mgr. -
-State Forest Sera Caucus
Sheriff CO Geo.Survey Homeowners
City P & Z -State Hwy"Dept. Open Space Board
Building Dept -Clean Air Board Other:
DATE REFERRED: ~~ '~ INITIALS:. S'W DATE DUE: ~z- ~J
- -==--------------- --------------- --
-------==1=
RESOLUTION #: DATE:
PLAT OR SITE PLAN R ECORDED AT BOOK PAGE(S)
FINAL ROUTING: DATE ROUTEDc ~y/~~ INITIAL:
County Attorne y County Engineer ~ Zoning
Housing _Envir. Health Applicant
Open Space Bd.
Other:
FILED:
Revised 04/06/93
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