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Home My WebLink Aboutpitkin.planning.272929303040 (2007) 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 (lIx17) RECEPTION#: 540386, 07/27/2007 at 11:11:40AM, 1 OF 2, R $0.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO, APPROVING THE NELSEN REQUEST FOR A CONSTRAINED LOT TDR FOR LOTS D-7 AND D-8, REDSTONE RANCH ACRES Resolution No~-2007 RECITALS 1. Gary Nelsen ("Applicant") has applied to the Pitkin Board of County Commissioners ("BOCC") for a constrained site determination and issuance of a Transferable Development Right(s) ("TOR") pursuant to Sec. 6-70-40.a.7 of the Land Use Code ("Code"). 2. The parcel is located off of Bighorn Lane, is described as Lots 0-7 and D-8, Redstone Ranch Acres. 3. The parcel contains 0.6 acres and is a nonconforming size parcel in the AR-lO zone district. :"(' ,~~;' 4. Redstone Ranch Acres was divided into separate Lots in 1962. 5. The BOCC reviewed the request for a determination as to whether the site is "undevelopable or severely restricted" and, therefore, whether it would be appropriate to grant a constrained site TDR(s) at a duly noticed public hearing on July 11,2007, at which time evidence and testimony were presented with respect to this application. 6. The Boec finds that the parcel is not developable pursuant to the Code, based on the following: A. The property is highly constrained by the presence of steep slopes in excess of 30%; B. The wildfire danger is rated as severe; C. Access to the property is not adequate for emergency vehicles and threatens public health and safety . 7. The BOeC finds that the parcel is eligible for the issuance of one TDR for a constrained site. NOW, THEREFORE, BE IT RESOLVED, by the Board of County Commissioners of Pitkin County, Colorado, that due to the fact that the parcel is undevelopable or severely constrained under the Pitkin County Land Use Code, that one constrained site TDR shall be granted to the Applicant or successors in interest for Lots 0-7 and D-8, Redstone Ranch Acres subject to restriction of the Property in perpetuity against any and all future development, as defined in the Land Use Code, by recordation of a Restrictive Covenant. .....~~~,.~. ,."."',,' .,,~~...,.,- Resolution NoM-2007 Page 2 I'~,' ~' .,~;. ~:..l~_A'RlN~~fR;t~,ll<(o~,.~1iM'o~YI.\~. t.O~ ~QU_..200':, , ' o. .', APPR~,ANDA.i ~ i':'! .'; V~ I.J J.C)N' TlIEU"'DA..Y OI'ijUL'V.;..-nt:. ('.,. ' "\ A~.:t ' ~:~ ~ . '~,I .;:;,. ~ t! , . <; >>1~;,~;;",,< .), If/ ,) " ','_.~.,o+'- ,'.~._~ .:.:.},"~" ,~_.- T I >w.~,'\.,:,.e ~._) )";" -. :~ . ea_,..",~ .,~,,~.__ Deput~~'''i: 14, APPROVEDI,AS;'jOPQRM:: . ~o ~-. :r-,'.: , ",,, , "" .,. . '. ' . \ ~Ohri'EfY. -----,.) County Attorney ~AP, PR,o,O,A ~~. .~I~;' ~..l'_ . ~. . . __..._~.. '. ,.:1Jbj& ' Community. ~elopme.m.D:i~Ol' PlD #272929302040 Case PO~7 MEMORANDUM TO: Board of County Commissioners Regular Meeting - July 11, 2007 --tr .c._ J c. * Cindy Houbt!ll~mmunity Development Director THRU: FROM: Ezra Louthis, Planner RE: Nelsen Request for Constrained Site TDR REQUEST: The Applicant submitted a request to the Community Development Department pursuant to Sec. 6-70-40.a.7 of the new Land Use Code to make a determination whether the parcel is "undevelopable or severely constrained" in order to obtain a TDR in exchange for preservation of the parcel. OWNER: Gary Nelsen REPRESENTATIVE: Davis and Horn, Inc. LOCATION: Lots D-7 and D-8, Redstone Ranch Acres (Bighorn Lane) ZONING/LOT AREA: The parcel contains 0.6 acres and is located in the AR-I0 zone district. BACKGROUND/EXISTING CONDITIONS: The parcel was created as part of the Redstone Ranch Acres Subdivision in 1962, preceding the County's adopted Subdivision regulations. The parcel is actually two parcels (lots D-7 and D-8) combined into one through the merger provisions of the previous Code. The parcel received 1041 hazard review and lot line adjustment approval in 2004 pursuant to Hearing Officer Determination 09-2004 (site plan recorded at Book 69, Page 4). The approval limited development on the property to a maximum of3,000 square feet offioor area. There exists an easement for utilities that splits the parcel that was established as part of the original recordation of the Subdivision. The easement is to remain as an easement for utilities, even though Holy Cross has rescinded any interest in the easement. The parcel is almost entirely encumbered by slopes exceeding 30%, with the only available access being off of Bighorn Lane on the western portion of the property (or front of the parcel). The eastern portion of the parcel is inaccessible. The building and accessory envelopes on the parcel are located in the only possible location, on the western portion of the property. The envelopes are situated to avoid slopes in excess of 45%, as well as the utility easement, but include slopes of greater than 30%. As part of the Hearing Officer application, an engineering report was provided from Church and Associates that states that the development of a single-family residence is feasible. The subject property is surrounded in all directions by single-family residences. A majority (approximately 35) of the Lots in Redstone Ranch Acres have been developed, with approximately 10 Lots remaining vacant. The property was sold to Mr. Nelsen by Dr. Michael Arvystas on January 19,2007, for $90,000, according to Clerk and Recorder record information. . 000001 ofR- REFERRALS: The Carbondale Fire District and the Land Use Engineer commented; comments are attached for reference. PROCESS: The BOCC shall make a determination whether the proposed preservation site is undevelopable or severely restricted under the Pitkin County Land Use Code. If there is a determination that that the property is not developable, the Board shall determine that principles of equitable mitigation merit the issuance ofTDR(s). CRITERIA FOR CONSTRAINED SITE TDRS: Section 6-70-40.a.7 of the Code provides the following criteria: ~ The lot or parcel shall be located in a zone district other than the RR, TR-1, TR-2, VR, VC, SKI-REG, MHP, AN, AH-PUD, RS-G, B-1, B-2, P-I, T, PUB, 1, U or AC-REC-2 zone districts; and shall be undevelopable or severely restricted pursuant to this Land Use Code. ~ The determination that a property is constrained pursuant to this section is merely a procedure to allow the Board to consider granting a TDR(s) at the request of a property owner, and shall not be considered afinal decision as to the beneficial, productive, and/or economically viable uses that may be available to the property. The parcel is in the AR-l 0 zone district, which is not included in the list above. The Applicant asserts that the parcel is constrained by geologic hazards, and specifically steep slopes. While the parcel does contain slopes in excess 000%, Section 7-20-20(c), states: (c) Thirty (30) Percent or Greater Gradient Development is prohibited on slopes with a slope gradient of thirty (30) percent or more, except as follows: (1) NO AL TERNA TlVE BUILDING SITE If there is no alternative building site available on the parcel with slopes of less than thirty (30) percent, development (but not roads or driveways) may be approved by the Community Development Department through the Site Plan process subject to the following development standards: (a) An engineer or geologist licensed in the State of Colorado shall be required to demonstrate that the site can be engineered so that there is no hazard posed by the location of development on such slopes. (b) To the extent possible, the development shall be designed so as to: avoid adding water to the site that would cause decreased stability; avoid removing the toe of the slope without adequate mechanical support; avoid increasing the weight load on top of the slope; re-contour disturbed slopes so that they can be re-vegetated; avoid steepening of existing slopes. (c) Any development approved pursuant to this section shall be conditioned upon compliance with the engineer or geologist's recommended mitigation measures. (d) Following Site Plan review, and prior to the application for a Building Permit, a precise engineer or geologist approved mitigation plan sh~1I be submitted by the applicant that shows the area of disturbed slope, any re-grading required and the exact size and location of all mitigation devices. The mitigation measures must be determined by the Community Development Department to be the least visually and ecologically obtrusive alternatives. In the case of the subject parcel, the above noted Code Section would allow for development on slopes in excess 30%, and thus the Applicant could apply for site plan review (which would be required due to the 2 ." 000002 expiration of vesting). During site plan review the Applicant would be required to comply with standards a-d noted above, and be able to develop on the subject parcel. Furthermore, the report provided by Church and Associates states that the property is developable, and the County Land Use Engineer concurs. The Applicant further contends that the property is constrained by inadequate access, and as noted in the Applicant's engineering report (attached), the roads in the subdivision do not meet current County standards. There are certainly safety concerns associated with the access as it exists (as noted in the letter from the Carbondale Fire District). Catherine Berg, the County Land Use Engineer, states that there are a number of improvements that could be made to the access to improve the safety of it. It is Staffs opinion that the Applicant will be required to address this issue with the County and the Carbondale Fire District during site plan review. It should be noted that there are at least 3 other existing residences located further up the roads in question, and some improvements required to improve safety warrants further discussion, which can occur at site plan review. Iniareas like the Shield 0' neighborhood, property owners have worked together to improve access within subdivision roads in order to achieve the required emergency access. The severe wildfire hazard may be mitigated by following the recommendations provided by Rocky Mountain Ecological Services, Inc. and echoed in the original 1041 approval, with additional structural requirements and material types. While this may be difficult to achieve, Staff notes that the wildfire hazard has been mitigated on smaller Lots (Mountain Valley) with a high hazard rating and steep slopes. Staff contends that the parcel is developable pursuant to the Pitkin County Land Use Code, and that the access issues should be dealt with at site plan review for the subject parcel, and/or further addressed with County review procedures for the other vacant pardels located within close proximity at time of review. STAFF RECOMMENDATION: Staffrecommemds that the BOCC find that the property is not constrained and is not eligible for a Constrained Lo~ TDR. 000003 3 Attachments A. Draft Reso B. Applicant's engineering report C. County Land Use Engineer comments D. Carbondale Fire E. Wildfire report (new) F. 1041 approval 000004~ 4 June 2ih, 2007 Glen Horn Davis Horn Inc. 215 South Monarch Street Suite 104 Aspen, CO 81611 RE: Redstone Ranch Acres No.2, Lots D-p and D-8 (PID# 2729 293 03 040) Application for Constrained Site Tran~ferable Development Rights (TDRs) Dear Glen, As requested, I have visited the aforementioned site and have the following comments on the following issues. 1. Access: roads and driveways 2. County Road standards 3. Bridges 4. Slopes 5. Fire Access 6. Drainage 7. Septic System 8. Constructability - 000005 . Access: Redstone Ranch Abres has only one point of access to the subdivision. That access is Ifrom SH 133, approximately 1.35 miles from the upper access to Redst~e. Upon turning off of SH 133 @ MP 50.0 Lt. drivers must cross a narro one+ lane, weight restricted bridge, PIT-133- 5.0A. All subdivision road from the time the driver leaves SH 133 are unpaved, consisting of gra el or dirt. The access roads were laid out with the development of the subdivision in 1962, and a later filing #2 for the creation of Lots D-1 through D-13 was recorded 7/20/1962. These filings occurred long before the cdunty had any road or driveway standards in place. The existing roads and driveways in the Subdivision do not meet the currently adopted Coul1ty Road Standards. The roads within Redstone Ranch Acres are not mainttined by Pitkin County._However, the aforementioned bridge is or the county list and is the responsibility of the county for maintenance and repairs. . I I Countv Road Standards: 11he current standards are shown in the PITKIN COUNTY ASSET MANAGEMENT PLAN, adopted in 2006. As noted above, the subdivision wasl developed in 1962.The only roads that are close to meeting county ro~d standards are Redstone Ranch Drive from SH 133 (except the bridge rver the Crystal), Beaver Dr. and Antelope Dr. to the intersection of Bobcat Ln., Fawn Ln. and Bighorn Ln. Bighorn Lane in particular is a dirt ~oad that has been road base in the past but that I · ~ 000006 material has been worn off the road. From Fawn Lane, Bighorn Lane is 0.20 miles long to the subj~ct property, Lot D-8. The road is 10 feet wide with no shoulders. County .Road Standard would reauire a 20 foot road base surface and a 50 foot nadius at centerline. The Driveway Standard. for a maximum of 5 homes would be a minimum of 14 feet (preferably 16 feet) and 50 radii to accomtIodate fire and emergency vehicles. The existing road is cut into a v ry steep sidehill (Greater than 40%). There is no opportunity for widenin the road without encroachment on other private properties and woul very likely require large retaining walls. Two of the curves on this .020 ile section have radii that are so tight (20 to 30 feet) that they cannot acco modate turning of emergency vehicles without multi-point turns. As noted ,above the County Road Standard would reauire a 50 foot radius. ' . Bridges: As noted before t~e bridge is only 17 feet 8 inches face to face of guardrail. In an emergency it is unlikely that two vehicles could pass on the bridge, particularly if o*e is an emergency vehicle The bridge is rated as functionally obsolete at t~is point in time. . ! Slopes: Filing-D is encumt,red with heavily vegetate steep slopes throughout. The slope one ost of the lots range from 0 % to greater than 45% and in some cases exc eding 50 to 60%. , . Fire access: The bridge is I ot adequate for a fire truck and a private vehicle to pass on the bridg . The width of Bighorn lane is too narrow for vehicles to pass without on vehicle having to pull into private drives. The radiuses of most curves are inadequate for emergency vehicle operations. Extreme wildfire condition exist on the downhill sides of Bighorn Lane and other roads serving the illside development. There are no pullouts or turnarounds on any of the r ads or properties at this time. , . Drainage: For the most parJ:, there are no formalized road side ditches or cross culverts in the subdiv~sion. In most places, water runs off the developed lot and along the edge of the road and uphill slope or in the worst case running down the vehicle tracks in the road causing rutting and eroSIOn. . I Septic System: If develop~ent were to take place on Lot D-8, the septic system would very likely b placed on the upper portion of lot D-7. The design of the system would haye to include measure to keep effluent from infiltrating on to the adjace t private property Lot D-6, or into the foundation of the developm~nt on Lot D-8 or saturating the substructure of Bighorn Lane down hill of tihe leach field. . Constructability: It is certaim.ly possible to construct on this property, however there will certainl~ be significant consequences to the I I I ! neighborhood and the subdjvision as a whole. Most of both Lots D-7 and D-8 will have most oftheirjvegetation removed to create areas for parking, staging of materials, constr1tction of septic system. Minimal road closures and traffic control will be niecessary. Water trucks and spraying will be necessary to keep dust dOWh. Snow storage will be at a premium of winter construction takes place. RECOMMENDATIONS: This Lot D-8 is very constrained in terms of Slopes, Wildfire and Access. ~ 1. The slopes on Lot D-7 and D-8 are in excess of 30% immediately off the edge of Bighorn Lane. Within 20 to 30 fee of the edge of the road the slopes are increasing to 45 to 50 %. There ar I no flat or gently sloping areas on either lot that can accommodate any development. 2. The wildfire report points out that there is extreme wild fire on the site. In addition, the down hill slope of Bi~horn Lane would be less than 20 feet from the structure(s) on Lot D-8. This slopejappears to be high wild fire vegetation also. This slope is not part of the Nelso property. 3. There are approximately 20+ units that are already developed that use the road system that will be affected by De elopment on Lot D-8. Potentially, 200 trips per day can be delayed, stopped, have 0 backup into private drives or try to pass in less than ideal conditions. In winte , when the roads have been narrowed even further, any of the above mentione conditions will be much worse. Bighorn Lane does not meet either county road 0 driveway standards as called out in the Asset Management Plan and it is very un ikely that the road or drive standards could be met. Adding an additional develop ent just exacerbates the situation. I would recommend that no development e permitted on this Lot D-8 for the above enumerated reasons and mitigating conditi ns. Respectfully Submitted, B.W. Eylar, President Eylar Engineering Services · 000007 .' ooooos ~)r ..- z m 03 [0 r- ;:.g; en g&~~~ m ~.~ ~~~'~ ~ ~ ~ a:~~rn3~ :;a " ~ro -1ft~ g 0 ::: ~ ~"2. ~. i ~ "'C ~~~$-:O m ~~~~~~ ;a _ro(')o..-c.g -I :P.~'<iji.2::r ~ -< !!r.03,,@S- . :::l~~g.:'-o < ~lloQ)~ v:l Z_ Cf)a~~~ ,. g ~r~~g m Z . ~ ::j g -< PITKIN COUNTY COMMUNITY DEVEUOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920-5526 FAX# (970) 920-5439 i MEM~RANDUM To: Ezra Louthis FROM: Catherine Berg, Planning Engineer Re: Nelson Constrained Lot TOR DATE: July 5, 2007 The access to the site originates from highway 133 where Antelope Drive crosses a short bridge. The bridge width is approximatelYJI7.8' from guardrail to guardrail. Although this does not meet the County standard of 0', the site distance across the bridge is clear and it is easy to see oncoming traffic. As t _ e road continues it does narrow at the turn to Bighorn Lane. At points Bighorn Lane hasl a surface width of approximately ten feet. Some of the sight distance issues could be mitigated with the trimming of trees in the right of way, and prior to the winter monthb the edge of pavement could be marked with reflectors so that plow drivers are clear on ~he width of the roadway that should be plowed. The most critical access issue w04ld be the ability for emergency vehicles to access the site during the winter months. Currently there are four developed lots abdve the Nelson parcel. During the development of the Nelson parcel the trips resulting from these 4 parcels would be the only trips affected by the construction of residence. ~urrentlY there is approval for a 3,000 sf home on the Nelson lot, a home this size would e in character with the other developments within the subdivision. Although the Nels n lot is on slopes the lot is developable, and with proper engineering and soil studies th lot can be developed to is approved potential. I The access and development constraints dd not warrant the issuance of a TDR for the sterilization of this lot. - · 000003 Page 1 of 1 Ezra Louthis From: Bill Gavette [gavette@carbondalefire.org] Sent: Wednesday, June 27,20072:38 PM To: Ezra Louthis Subject: Nelson Constrained Lot TDR Ezra, I reviewed the Nelson application and I have also r." scussed it with Chief Ron Leach. The subdivision in general and particularly this site, are characteriz d by high potential wildfire danger with steep slopes, narrow roads, inadequate turnarounds and limited ater supplies for fire protection. We believe that a TDR is appropriate for this site. Limiting the num er of homes in the subdivision, especially on the steep slopes, is certainly beneficial as far as fire safety is concerned. Please contact me if you have any questions or if I imay be of any assistance. Bill Gavette Deputy Chief ~-~".." AN~~' -,i' · - S - - "'\I \>-. c ,.. . ~:_: I 000010 7/5/2007 ROCKY MOUNTAIN ECOLOGICAL SERVICES" INC. NEPA ..WILDLIFE..VEGETATION..WtLDFIRE MITlGATION..WETLANDS..PLANNING · 000011 June 28, 2007 Glenn Horn Davis Horn, Inc. 215 South rv10narch St. Aspen CO, 81611 RE: Nelson Property, Redstone Ranch ~cres, Review of Forest Clearing for Wildfire Hazards Dear Mr. Horn I was requested to review the likely for st clearing necessary to bring the Nelsen Property (lots 0-7 and 0-8) in Redstone Ranch A res, into cOlTllliance w ijh section 7-20-60 Wildfire Hazards, of the Pitkin County Land Use Code. This property was previously reviewed on October 27,2003 for Richman Land Plan ing, as part of a 1041 subrTission (the property was then ow ned by Dr. Arvystas). During t at review, the sije was deterrTined to be "Severe Hazard: Trees" due to steep slopes (slbpes average 36%), and the fuels are continuous. Although sorre of the specifics in the Icflnd use code have changed since that report, the property is still considered to have a hig~ wildfire hazard rating under the new land use code now in effect. i As stated in the 2003 report, and reijerat~d here, all vegetation w ijhin a 10' perirreter rrust be cleared around horresites. As the tw 0 i building envelopes are very close to the western, southern, and northern property lines, this would effectively rrean that all vegetation would have to be rerroved up to the property ilines (on those listed sides), w ijh the exception of grasses and forbs. which would then ha~e to be rrowed to less that 6" in height. However, the report actually states that vegetation should be thinned out to 70' of the structures, which would require extensive thinning on neighboring properties, which would I be unenforceable. On the eastern side of the lot, all vegetation should be rerroved w' hin 10', and then extensive thinning should t ke place extending out to 70'. Wrthin this 70' buffer, fuels should be thinned to tw ice the height of the vegetation, which would an that a 30' tree should have a 60' clea ing around ij. This would effectively rrean hat rrost of the trees up-hill of the buil ing envelopes would have to be rerroved, ~ ijh I , 0222 BOBCAT LANE. REDSTONE. COLORADO. 81623 PlIO N E / FAX: (970) 9613 - 2 1 90 . C ELL: (970) 309 - 4454 EMAIL: ERIC.PETTERSON@STARBAND.NET Nelsen Propertv- Wildfire Ha7ard Reziew Tune 28. 2007 the exception of 3 or 4 trees. It is ~ professional opinion that this lot exhibits a very challenging fuels profile for a safe horresite location and incorporation of defensible space standards. As 3 sides of the lot have effectively adjacent lot boundaries, it W ou d be irrpossible for effective fuels thinning to occur without having to conduct extensive fuels thinning on neighboring properties. In order to build a house on this site, the house would ess ntially have to be constructed out of non-flanmable rraterials. The 36% slope further rrakes s il stability a concern, w hen one has to rerrove 90% of the overstory up hill of the building envel pes within a short period of tirre. , I i Thank you for this opportunity to corrrrent tn this property, and please feel free to errail if you have any questions. Sincerely, i i Eric Petterson Rocky rvlountain Ecological Services, Inc. I":!t.~y MOUNTAIN ECOLOGICAL SERVICES, INC 2 .. . 000012, · 000013 C-.~ ~ .i,l. (: 1111111111111111111I111111 ~;~l1~;~ ~ 1540 SILVIr:l Dr:lVIS PITKIN COUNTY CO R 0.00 0 0.00 DETERMINATION OF THE HEARING OFFICER OF THE COMMUNITY DEVELOPMENT DEPARTMENT OF PITKIN COUNTY, COLORADO, APPROVING THE ARVYS'l'AS 1041 HAZARD REVIEW AND SUBDIVISION EXEMPTION FOR A LOT LINE ADJUSTMENT Determination No. oct -2004 REtITALS 1. ! Dr. Michael Arvystas (hereafter "Applicantl') has applied to the Pitkin County Hearing Officer (hereafter "Hearing Officer") for 1 04 I Haz4rd Review approval to establish principal and accessory building envelopes, and a Lot Line AdjustnJent to remove a lot line on a merged lot. 2. The property is located on Bighorn Lane, q.nd is described as lots D-7 and D-8 of the Redstone Ranch Acres Subdivision, Filing 2. . 3. The property is zoned AFR-I0, and contain~ 0.6 acres. 4. I The Hearing Officer heard this applicatiOll at a public hearing on March 17,2004, at which time evidence and testimony were presented with respect to this application. The Hearing Officer finds that the proposal I is in compliance with the applicable Standards of the Pitkin County Land Use Code. I ! NOW THEREFORE BE IT RESOLVEj by the Pitkin County Hearing Officer that approval is hereby granted to the Arvystas 1041 Hazard Revie and Subdivision Exemption for a Lot Line Adjustment subject to the following conditions, which shall rUI with the land and be binding on all successors in interest: . I 5. 1. i ! The Applicant shall adhere to all condition$ and material representations made in the application and public meetings except as amended he~ein. i Prior to submittal for any building permits,~the Applicants shall rec.ord a 24 X 36 inch mylar 104 I Hazard Review Site Plan and Plat Amendn ent in accordance with Sections 5-70-040 and 5-60-040 ofthe Land Use Code. An accessory envel pe for septic purposes, and a principal building envelope shall be depicted on the site plan., The principal building envelope shall have a 10 foot landscaping and access section designated from the front property line. Community Development shall approve the site plan prior to recordation. i The Applicant shall comply with the follo~ing landscaping and wildfire defensible space mitigation standards as can be accomplished within thle boundaries ofthe property: 2. 3. A. Brush, debris, and non-ornamentallvegetation shall be removed within a minimum 10 foot perimeter around the structure. i B. Vegetation shall be reduced to bre.k up the vertical and horizontal continuity ofthe fuels a minimum of a 70 foot perimeter ar~und the structure. C. Spacing between clumps of brush and vegetation within the 70 foot perimeters shall be a minimum of two times.the height Mthe fuel. Maximum diameter of the clumps shall be . 'f '_.l) J :-~ / -"" ...... 11111111111111111111 111111 496653 SILVIR ORVIS PITKIN COUNTY CO Page: 2 of 5 04/19/2004 11:54A R 0.00 0 0.00 Hearing Officer Determination No. 0'( -2004 Page 2 two times the height of the fuel. All measurements shall be from the edges of the crowns of the fuel. D. All branches from trees and brush within the 30 foot perimeter shall be pruned to a height of 10 feet above the ground and la~'der fuels from around trees and brush shall be removed. E. Tree crown separation within the 3 foot perimeters shall have a minimum of 20 feet between the edges ofthe crowns. ew coniferous trees shall not be installed within 20' of any built or proposed structure. ! F. All branches which extend over th~ roof eaves shall be trinuned and all branches within 15 feet ofthe chinmeys shall be removed. G. The density offuels within a 1 00 f~ot perimeter of the structure shall be reduced. All thinned snowberry, serviceberry, ot chokeberry stumps must be painted with Garlon@ (or equivalent) herbicide to prevent aggressive re-sprouting. H. All deadfall within the 100 foot pel[imeter shall be removed. I. The applicant shall be responsible for the continued maintenance of the defensible space I vegetation requirements. I ! I ! 4. The Applicants shall comply with the folloting additional wildfire mitigation standards: 000014 A. Projections: 1. Projections at the roofline which include, but are not limited to: eaves, cornices, soffits and roofs over open decks) shall be sheathed with materials approved for one-hour fire-resistive con truction. 2. For projections below the oofline (including, but not limited to: exterior balconies, decks, porches, anti levered fioor projections, and bay windows which extend over a fiat or slope surface) the open space between grade and the underside of projections b low the roof line shall be enclosed by solid, veltical walls. These walls shall b constructed with materials approved for one-hour fire- resistive construction on tl e exterior side of the wall and shall extend from the top of grade to the underside 0 the floor decking or walls of the projection. 3. Any porch or deck or proj ction shall be void of vegetation below it, and areas below such projections sh II be protected from accumulation of vegetation materials by placement of vegetation barrier covered with rocks or gravel, or by coverage with concrete or tone. Walls underneath projections shall be constructed with materials approved f, r one-hour fire-resistive construction on the exterior of the side of the wall. Pillar or columns shall be of non-fiammable materials, or if wood, made out of heavy Ibg construction and treated with a fire retardant. The underside of any porch, deFk or projection shall be sheathed in I-hour fire resistive materials, or with fire-retatded. .4. An alternative for a deck dr porch is use ofnon-fiammable hardscaping that is at least 10; wide. Some planters can be in this area, but cannot contain trees. Windows and doors shall be temP9red glass. Doors shall be non-combustible, or I :;'4 solid wood, and any glass on doors shalll be tempered. Siding and exterior wall construction shall have a minimum one-hour fire-resistive rating, ground level to roofiine. Foundations, skilting and crawl space openings shall be fully enclosed and constructed with materials approved for one-hqur fire-resistive construction on the exterior side ofthe walls and shall extend from the tOR of grade to the underside of the fioor decking or walls. Firewood shall be kept stacked an~ 15 feet away. B. c. D. E. I111111111111 111111111I II ::~~~~;: ~ !54' SILVIA DAVIS PITKIN COUNTY CO R 0.00 D 0.00 Hearing Officer Determination No.<B--2004 Page 3 F. Any new roof shall be constructed with a non-combustible roof covering on a Class A roof assembly (see UBC 1997 Section 1504). Minimum roof pitch will be 3: 12 on any new roofs. Vents shall be screened with corro~ive resis:ant wire mesh with mesh 1,14 inch maximum. Roofs and gutters shall be kept cle~r of debi"is. Yards shall be kept clear of all litter, slash, and fiammable debris. . All fiammable materials shall be stpred on a parallel contour a minimum of 15 feet away from any structure. ! Weeds and grasses within the 10 f90t perimeter shall be maintained to a height not more than 6 inches. Firewood/wood piles shall be stacked on a parallel contour a minimum of 15 feet away from the structure. Swimming pools shall be accessible to Fire Department vehicles. Fences shall be kept clear of brush and debris. Wood fences shall not connect to tl~e structure. Any outbuildings or additional stru' tures shall adhere to the same standards as structures. Fuel tanks shall be installed under round with an approved container. Propane tanks shall be installed ac ording to NFPA 48 standards and on a contour away from the structure with standard de ensible space vegetation mitigation around any above- ground tank. Any wood enclosure round the tank shall be constTllcted with materials approved for 2 hour fire-resistive c nstruction on the exterior side ofthe walls. Each structure shall have a minimu of one 10 pound approved ABC fire extinguisher placed in a visible and accessible I . cation. Addresses shall be clearly marked yvith 2 inch non-combustible letters and shall be visible and installed on a non-combustiblelpost. New utility lines shall be buried. I Any fire department recommenda~ion for individual stTllcture water supply and storage shall be accessible to fire depaltm nt vehicles from the exterior of the stTllcture through a Fire Department approved mechaJ ism (such as a fire hydrant). The amount of storage capacity shall be determined by th fire protection district with a minimum of one thousand (] ,000) gallon storage c pacity per structure. All structures greater than 5,000 s uare feet in size shall be required to install in-house sprinkler systems in-house sprinkl~r systems that meet the standards of the local fire protection district and the Uniforn~ Building Code. At building permit submittal, the local fire protection district may require smaller structures to be sprinkled due to hazard considerations, emergency access difficulties and lack of proximity to fire protection servIces. G. H. 1. J. K. L. M. N. O. P. Q. R. S. T. U. v. W. x. 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] development envelope except for laccess and wildfire mitigation. Construction, staging, parking, utility and driveway extension and maintenance shall occur within approved building envelope, or access driveway. 6. The Applicants shall obtain an access perrrit from the County Engineer prior to commencement of construction for the driveway. The dri\!eway shall meet the standards of the Pitkin County Asset Management Plan. 000015 Hearing Officer Determination No.<1l-2004 Page 4 7. 11111111111111Ili 111111111 ~~~~~~;~ ~ 1 S40 SILVIR DRVIS PITKIN COUNTY CO R 0.00 o 0.00 Prior to submission of any new building permits for new development, the Applicants shall submit a mitigation report from an engineer or geologist licensed in the State of Colorado. The report shall demonstrate that the site can be engineered 'in such a way that there is no hazard posed, and shall show the area of disturbed slopes, any re-grrding required and the size and location of all mitigation devices. Any new development shall be copditioned upon compliance with the report. 8. Fruit-bearing trees and shrubs should be avoided in any landscaping due to the high level of black bear activity in this area. 9. The Applicant shall comply with the 2001 Wildlife Protection Ordinance No. 010-2001 for waste storage. Compliance with the condition shall be verified by the Pitkin County Wildlife Biologist prior to issuance of a certificate of occupancy. 10. Pursuant to Ordinance No. 022-2000, the ,f\pplicants are subject to the Fair Share Requirements and shall pay a road impact fee. 11. Prior to commencement of any ealthmovil)g or construction activity, the Applicants shall stake the corners of the building envelope and il~stall construction fencing around the perimeter of the building envelope. The fencing shall rem~in in place until issuance of Certificate of Occupancy. No vegetation shall be damaged or remov~d outside the building envelope. 12. A Drainage and Erosion Control Plan shalll be submitted by the Applicants and approved by the County Engineer prior to building pel111it fubmission. ] 3. Any areas disturbed outside the building dnvelope must be revegetated with native vegetation according to a revegetation plan submitte4 by the Applicants and approved by the County prior to issuance of a Certificate of Occupancy. I I 14. Dogs shall be kenneled. I I 15. Any development located within the front yard setback shall require a variance from the Board of Adjustment. This approval does not assurel approval ofthe variance. , ] 6. Floor Area shall be limited to a maximumlof 3,000 sq. ft. as calculated at time of building permit. I I ] 7. Statutory vested rights for the approval cobtained herein are granted pursuant to the Pitkin County Land Use Code and Colorado Sta~utes, subject to the exceptions set forth in Pitkin County Land Use Code, S 4-140 and C.R.S., S 24-68-105. The statutory vested rights granted herein shall expire on March 16,2007. : 000016 Hearing Officer Determination No.iffi-2004 Page 5 NOTICE OF THE PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES WEEKLY ON THE 14th DAY OF Febmary 2Q04. JUUHUJ lWf "f1 " ~~~1~~:h .540 R 0.00 D 0.00 APPROVED ON THE 16th DAY OF March 2Q04. , I PUBLISHED AFTER ADOPTION FOR VEsliED REAL PROPERTY RIGHTS IN THE ASPEN TIMES WEEKLY ON r't\t.v\~ ~...., J I.ct::; 4- !. , ! ATTEST: ~\A \"<->,l6) Janis Taylijr, \ Administrative Assistant HEARING OFFICER OF PITKIN COUNTY, COLORADO 1. Q~~ ~mes R. True, / Hearing Officer Date: 3-\~~O~ I APPROVED AS TO FORM: APPROVED AS TO CONTENT: -~~ g)( UA.. (p",~ Lz-~ in y Houben, Community Development Director Case #PI48-03 PID# 272929302040 000017 DavisHom~c;. PLANNING & REAL ESTATE CONSULTING April 20, 2007 Ezra Louthis Aspen Pitkin County Community Development 130 South Galena Street Aspen, CO. 81611 RE: Redstone Ranch Acres No.2, Lots D-7 and D-8 (PID# 2729 293 03 040) Application for Constrained Site Transferable Development Rights (TDRs) Dear Ezra: Davis Horn Incorporated represents Gary L. Nelson (hereinafter applicant), owner of Lots D-7 and D-8 of Filing 2, Redstone Ranch Acres on Bighorn Lane. The applicant is seeking an administrative decision by the Pitkin County Community Development Department that the subject property is "undevelopable or is severely restricted" pursuant to Section 6-70-040(a)(7) of the Pitkin County Land Use Code. If and when such an administrative decision is made, the Board of County Commissioners may employ the principles of equitable mitigation to determine whether or not to allow a development right to be severed and transferred from the property and how many development rights should be recognized for the property. Of particular importance in the Pitkin County Community Development Department's administrative decision is the review standards concerning environmental preservation and avoidance of hazardous areas. This application addresses the pertinent issues under the following headings: * History of the Subject Lot; Findings Pursuant to Section 6-70-40(a)(7); Section 2-40-30(b) TDRs for a Constrained Site; * * * Environmental Hazards; and * Summary. HISTORY OF THE SUBJECT PROPERTY Redstone Ranch Acres was created and recorded in 1962. Attachment 1 is a vicinity map showing the location of the property and Attachment 2 is a copy of the Redstone Ranch Acres Subdivision No 2 which is recorded at Plat Book 3 Page 25. A 1041 approval was obtained in March of 2004 by the former owner, Dr. Michael Arvystas and the vested property rights for that approval have expired. The approval was granted pursuant to . Determination No. 09-2004. The approval 1041 site plan and the Determination are found in Attachment 3. Due to the constraints on the lot, the owner is seeking a determination that the lot is severely constrained, so that a TDR can be separated and transferred off the lot as an alternative to development with a single family home arid accessory residential uses. ALICE DAVIS AICP S GLENN HORN AICP . 215 SOUTH MONARCH ST.' SUITE 104. ASPEN, COLORADO 81611 .970/925-6587' FAX: 970/925-5180 000 on 1 0+ 34 adavis@rof.net ghorn@rof.net SECTION 6-70-40(a)(7) CRITERIA FOR CONSTRAINED SITE TDRs Section 6-70-40(a) establishes criteria for sending sites for TDRs. Section 6-70-40(a)(1) requires the sending site to be a legally created parcel. The subject parcel was legally created in 1962 and is recorded as part of the Redstone Ranch Acres Subdivision. The subject property complies with this criteria. The pre-application conference in Attachment 4 requires the applicant to address Section 6-70- 40(a)(7) which gives the criteria for constrained site TDRs. These two criteria are given below with the applicant response following the criteria. (a) The lot or parcel shall be located in a zone district other than the RR, TR-l, TR-2, VR, VC, SKI-REC, MHP, AH, AH-PUD, RS-G, B-1, B-2, P-l, T, PUB, I, U, or AC/REC-2 zone districts, and shall be undevelopable or severely restricted pursuant to this Land Use Code. Both the availability of constrained Site TDRs and the amount of TDRs to be awarded, if any, are discretionary with the Board, and shall be considered pursuant to Section 6-70- 20(a)(3). The subject is not located in one of the zone districts listed above where constrained lot TDRs are not allowed. It is located in the AR-I0 zone district. This application will address the wildfire, fire access, geologic and slope issues which make the site severely restricted. The applicant is requesting one TDR be awarded for the lot. (b) The determination that a property is constrained pursuant to this section is merely a procedure to allow the Board to consider granting a TDR(s) at the request of a property owner, and shall not be considered a final decision as to the beneficial, productive, and/or economically viable uses that may be available to the prop_erty. The applicant is requesting a determination that the subject lol is severely restricted in order to use a TDR from the site instead of developing the site. Should this application be denied, the applicant understands that this will not be a final decision as to the beneficial, productive, and/or economically viable uses that may be available to the property. Section 2-40-30 TDRs The second section listed in the pre-application conference summary is Section 2-40-30: Transfer of Development Rights. This establishes the procedures for the issuance and use of TDR certificates. Section (b) Approval ofTDRs for Constrained Sites is addressed below. (1) The Board shall determine that principles of equitable mitigation merit the issuance of TDRs. (2) TDRs and conservation easements are addressed here and are not applicable. (3) The determination that a property is developable, severely constrained or undevelopable pursuant to this section is merely a procedure to allow the Board to grant Constrained Site Transferable Development Rights at the request of a property owner. -2- 000002 The applicant is requesting one TDR for the severely constrained subject site, due to the geologic hazards, particularly the steep slopes, on the entire property. The wildfire hazard, difficult access to and on to the property, the small lot size, difficulties meeting setbacks and other dimensional requirements and neighborhood incompatibility are also contributing factors in making this a severely constrained lot. The lot is non-conforming with regard to lot size as it contains .6 acres (23,629 sf) in the AR-lO zone district where 10 acres is the minimum lot size. ENVIRONMENTAL HAZARDS The 1041 Environmental Hazards are important in determining the appropriateness of developing a site. Geologic and Wildfire Hazards impact the site and are discussed below. Geologic Hazard According to the County's geologic hazards map, the site is mapped as containing potentially unstable slopes that are in excess of thirty percent (30%). Please refer to the 1041 site plan in Attachment 3 which provides an evaluation of the slopes within the property. There is no potential building envelope on the property with slopes less than 30% - the building envelope that was approved in 2004 contained slopes between 30 and 45% with some slopes over 45%. The rest of the site is even steeper. Also, since the building envelope is so small and given the setbacks and other dimensional requirements, the allowed floor area allowed can not be built on the site. The extreme difficulties, severe limitations and hazards faced in the lot's development has led the owner to pursue a constrained lot TDR. Due to the site's steep slopes, access on to the site is difficult. The slopes begin to rise from where the site meets Bighorn Lane and access on to the site will be difficult; the entire driveway will have to cross 30% slopes. The approved building envelope, considereg the most appropriate area for development, is 10 feet from the access road, Bighorn Lane and is within the 30 foot front yard setback. The development of a home so close to the road on ~ steep lot is not compatible with the neighborhood. The site is accessed by Bighorn Lane which is a narrow, rural, steep road. Access is difficult all year long, but is particularly so in the winter. Emergency access is very difficult. We spoke with Ron Leach of the Carbondale Fire Department. He believes it would be terribly hard to access the site in case of fire, and access may be impossible at certain times depending upon weather and road conditions. He supported the idea of sterilizing a site in this area as there will be times when the fire department simply won't be able to access the site, much less have the appropriate area necessary for fire fighting. As the wildfire hazard is mapped as severe for the site, (this is addressed below) emergency access for fire protection, health and safety reasons is critical to the safety of the neighborhood. Attachment 4 is a geologic report completed for the 2004 land use review by David A. Cushman, C.P.G. and Mark J. Vesseley, P.E. of Church and Associates. The report summarizes the geologic hazards on the site and the results of a Soils and Foundation Investigation Report. Although the report suggests mitigation, the community and neighborhood would be better served if the site were sterilized. Although slopes are the only mapped geologic hazard, this geology report also indicates that the site is located in a colluvial wedge which may be susceptible to slope instability. On-site observations by the geologist and engineer found evidence of surficial soil creep, primarily in the form of bent tree trunks. The colluvial wedge adds to the limitations of the site. -3- 000003 Construction induced slope instability would be an issue as well, particularly with the presence of this colluvial wedge. Unstable conditions could be caused by construction activities on any part of the building envelope. Extensive cuts would be required for the access drive plus any development on the lot. In general, deep cuts into the slopes will have potential for construction- related slope instability if grading for development is not engineered properly. Engineered plans would be required for any site grading and geo-technical studies would be required to further evaluate slope stability. Geologic hazards severely impact the subject site. Development on slopes between 30 and 45%, difficult access to the property from Bighorn Lane and on to the site via a steep access driveway, the inability to build to the allowed floor area and to meet dimensional requirements, incompatibility of a home so close to the road and difficult and sometimes impossible emergency access all contribute to it being in the community's best interest to sterilize this site through the constrained lot TDR program. Wildfire Hazard The wildfire hazard maps designate the subject site as containing wildfire hazard areas. Attachment 5 contains a letter dated October 27,2004 from Mr. Eric Petterson of Rocky Mountain Ecological Services, Inc., one of the County's designated wildfire experts. His report comments that the building envelope is located in an area that is subject to a severe degree of wildfire hazard due to the prevailing slopes and the presence of a continuous tree and brush cover. Although mitigation of even severe wildfire hazard is possible, with the owner now having an alternative to developing the property through constrained lot TDRs , sterilizing the site would be in the best interest of the community and the neighborhood. As stated previously, Ron Leach of the Carbondale Fire Department, has indicated that emergency access is very difficult and sometimes impossible due to the steep grade on Bighorn Lane. He supports lots in this area being sterilized, if feasible. Along with the difficult emergency access, the steep slopes and continuous fuels of the vegetation of the site make the severe wildfire rating another reason to determine that the lot is severely restricted and appropriate for the constrained lot TDR program. Other Considerations in the Determination of the Subject Lot as "Severely Restricted" The Redstone Ranch Acres subdivision was recorded in 1962 prior to adoption of subdivision regulations. This lot would probably not been developed or most certainly not approved, if any subdivision rules or regulations had existed when it was created. The constrained lot TDR legislation was not available when the 2004 approval for the subject site was granted. Owners now have a viable alternative to development with this TDR legislation in place. The limitations of the subject lot makes it the type oflot for which the constrained lot TDR legislation was intended. The property across the street from the subject is the first house in the valley built by John Osgood, the original developer of Redstone. This historic house, built in 1903, has been owned by the Mechau family for the past 50 years and they are pursuing an historical designation with the State of Colorado. John Osgood was the first owner and developer of all of Redstone. He built the Redstone Castle, owned the mine in Coal Basin and built the railroad to serve it. Having -4- 000004 a house on the subject parcel, adjacent to this historic property is not ideal and sterilization would be much more compatible with the neighborhood and in the community's best interest. SUMMARY The applicant requests the Community Development Department determine that the subject site is "severely restricted" and that the Board of County Commissioners issue one TDR to the applicant for the sterilization of property, Redstone Ranch Acres Lots D-7 and D-8. Geologic, slope and wildfire hazards, neighborhood incompatibility, the small lot size, no suitable building envelope, difficulties meeting dimensional requirements, the necessity for numerous variances which may be denied and difficult emergency and daily access issues all indicate that the subject site is severely restricted and not suitable for development. We feel it is in the community's best interest to sterilize the site instead of have it developed. The following is a list of attachments for your reference. Attachment 1 Vicinity Map; Attachment 2 Redstone Ranch Acres No.2 recorded at Plat Book 3 Page 25; Attachment 3 1041 site plan from 2003 showing topography and building envelopes; recorded at Book 69, Page 4 and Hearing Officer Determination No. 09-2004; Pre-application Conference Summary Sheet; AtJ.jtl.t:urt (>ropt2rly owt(rs.(j~ Attachment 4 Attachment 5: Wildfire referral letter from Eric Patterson from 2003; Attachment 6: 2003 Geologic Reports by Church and Associates; Attachment 7 Fee Agreement; Attachment 8 Letter Authorizing Submission of Land Use Application; and Attachment 9 Proof of Ownership. Sincerely, DAVIS HORN INCORPORATED ~ 10th- GLENN HORN AICP cc: Gary Nelson -5- 000005 '.. :~~~ /I;i: - '; I ~U' rf ;'f.M~" ~: ,I." """,' I I...' . l ~Alf -0"\ ,..II;,' .II ~~:~,/lr:;'--,r~-- -",~~ ~~-'. .~ - -J~.~,;~ ~<~I-- I I V" ..~ ,- .\ ,,, . {. '." ~ ,..." . , ~ 4 , I I c,' ' \ ,. - - _ lor. . .. ,. ~." ....~ ' '.l I "H - - q,~ "l....." ' ,', ,:~~' " ,.... I .W~ 1 I Holgate' .... 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DEnRMINATION OF THE BEARING v',(C}(l.'lX.l( OF THE COMM.UNITy DEVELoPMENT DEPARTMENT OF PITKIN COUNTY, COLORADO, APPROVING THE ARvYSTAS 1041 HAZARD.REVlEW AND SUBDIVlSION EXEMPnONFOR A LOT LINE ADJUSTMENT ' , DeterminatioD NO.~-2004 RECITALS 1. Dr. Michael Arvystas (hereafter cc Applicantj has applied to the Pitkin County Hearing Officer (hereafter "Hearing Officer") for 1 04 J Hazard Review approval to establish principal and accessory building envelo~ and a Lot Line Adjustment to remove a lot line on a merged lot. 2. The property is located on Bighorn .Lane, and is described as lots D-7 and D-8 of the Redstone Ranch Acres Subdivision, Filing 2. 3. The property ~s zoned AFR-IO. and coutaios 0.6 acres. 4. The Hearing Officer heard this appiication at a public hearing on March 17, 2004, at which time evidence and testimony were presented with. respect to this application. 5. The Hearing Officer finds that the proposal is in compliance with the applicable Standards of the Pitkin County Land Use Code_ . . NOW T.HEREFoRE BE IT- RESOLVED by the Pitkin County Hearing Officer that approval is hereby granted to the Arvystas 1041 Hazard Review and Subdivision Exemption for a Lot Line Adjustment subject to the following conditions, which shall run with the land and be binding on aU successors in interest: . J. The Applicant shaJl adhere to all conditions and material representations made in the application and pu~lic meetings except as amended herein. 2. Prior to submittal for any building permits. the AppJi~ts shall record a 24 X 36 inch mylar 1041 Hazard ReView Site Plan and Plat Amendment in accordance with Sections 5~ 70-040 and 5-60-040 of the Land Use Code. An accessory envelope for septic PW'pOSes, and a principal building envelope shall be depicted on the site plan. The principal building envelope shall have a 10 foot landscaping and access section designated from the front property line. Community Development sha.lJ approve the site plan prior ~ recordation. . 3. The Applicant shall comply with the following landscapiug and wildfire defensible space mi~on standards as can be accomplished within the boundaries of the property: A. Brosh, debris, and nOJ1-omamentaJ vegetation shaJ1 be removed within a minimum 10 foot perimeter around the structure. . _'. B. Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels a minimum of a 70 foot perimeter around the .structure. c. Spacing between clumps of brush and vegetation within the 70 foot perimeters shalJ be a minimum of two tiJDeB1:he height of the fuel. Maximum d~ of the clumps shall be , (. . -). , ., :.. / ;' l} J {.:.r. : ,_ ..{' '. ..L". , ' , "..". I ..1' _" . ,,f _ r" ,. ",- it /' _. .J '. )J\ ..,.-; ~v 'f':o.... _.. ".11' '" "_~" ..it 't..... _ '....... ~ 000009 111111"",11111 ~~1~ ~.,_ SILVIA J)AVIS PIllCIN CCUN'I'Y CO R 8.88 D 11.88 Hearing Officer Determination No.1ll-2004 Page .2 two times the height of tile fuel. AU measurements shaU be fujm the edges of tile crowns of the fuel. D. All branches ftom trees and brush within the 30 foot perimeter sball be pruned to a height of 1 0 feet above the ground and ladder fuels from around trees and brush shall be removed. E. Tree crown separation within the 30 foot perimeters shall have a minimum of20 feet between the edges oftbe crowns. New coniferous trees shall not be installed within 20'''Of any buik or proposed structure. . F. All branches which extend over the roof eaves shaU be trimmed and aU bnmchcs within 15 feet of the chimneys shall be removed. p. The density of fuels within a 100 foot perimeter oftbe structure shall be reduced. All thinned snowberry. serviceberry, or chokebeny stumps must be painted with Garlon<8> (or equivalent) herbicide to prevent aggressive re-sprouting. H. All deadfall within the 100 foot perimeter shall be removed. I. The applicant shalf be responsible for the continued maintenance orthe d~'fensibJe space vegetation requirements. 4. The Applic8nts shall comply with the following additiODaJ wildfire mitigation standards: B. c. D. E. 000010 A. Projections; 1. Projections at the roofJine (which include, but are not limited to: eaves, cornices, 5pffits and roofs over open decks) sbalJ be sheathed with materials approved for one-.bour fire-resistive consbuction. 2.- For projections below the roof line (including, but not limited to: exterior balconi~ decks, porches, cantilevered floor projections, and bay windows which extend over a flat or'sloped surface) the open space between grade and the underside of projections below the roof liue sball be enclosed by solid, verticaJ walls. These walls shall be constructed with materials approved for one-hour me- resistive construction on the exterior side of the wall and shall extend :&urn the top . of grade to the underside of the floor decking or walls oftbe projection. 3. Any porch or deck or projec.tian shall be void ofvegetation belQW it, and areas . ~Iow such projections shall be protected from accumulation of vegetation materials by placement of a vegetation barrier COVered with rocks or gravel" or by coverage with concrete or stone. Walls underneath projections shall be constructed with materials approved for one-hour fire-resistive construction on the exterior of tbe side of the wall. PiJlars or colwnns shall be of non-flammable materials, or if wood, made out of heavy log construction and treated with a fjre retardant. The underside of any porch, deck or projection shall be sheathed in l-hour fire resistive materials, or with fire-retarded.. . 4. An alternative for a deck or porch is use of non-flammable hardscaping that is at least 10; wide. Some planters can be in this ar~ but cannot contain trees. Windows and doors shall be tempered glass. Doors shall be non-combustiblc, or J ~ solid wood, and any glass on doors shalJ be tempered. Siding and exterior waJI COUsbuction shall have a minimum one-hour fire-resistive rating, ground level to roofline. Foundations, skirting and crawl space openings shall be fully enclosed and constructed with materials approved for one-hour fire-resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walJs. Firewood shaJ1 be kept stacked ~ 15 feet away. . h"'.I , ;II I.. I. 'u I I. ,,,I.,, I"" """'" ~"I,.. ..,..' " 11111111..111 ::;!~~ ~,'''' SIl.VIA DAV!S PITKIN COUNTY CO R fL.8 D '.08 Hearing Officer Determination No.(ti -2004 Page 3 u. v. W. x. F. Any new roof sball be constructed with a non-combustible roof covering on a CJass A roof assembly (see UBC 1997 Section 1504). Minimum roof pitch wi1J be 3: 12 on any new roofs. . . Veats shaD be screened with corrosive resistant wire mesh with mesh ~ inch maximum. RoofS and gutters shatl be kept dear of debris. Yards shall be kept clear of all Jitter~ slas~ and flammable debris. All flammable materials shall be stored on a paralleJ contour a minimum of 15 feet away from any structure. Weeds and grasses within the 10 foot perimeter shall be maintained to a height not more than 6 inches. Firewood/wood piles shaH be stacked on a parallel contour a minimum of ] 5 feet away from the structure. Swimming pools shall be accessible to Fire Departmem vehicles. Fences shaJI be kept clear of brush and debris. Wood :6mces shaU not connect to the structw"e. Any outbuildings or additional stmctures shall adhere to the same standards as structures. Fuel tanks sbal1 be installed underground with an approved container. Propane tanks shall be installed according to NFP A. 48 standards and on a contour away from die structure with standard defensible space vegetation mitigation around anyabove;- ground tank. Any wood enclosure around the tank sha.IJ be constructed with materials approved for 2 hour fire-resistive construction on the exterior side of1be walls. . Each structure shall have a minimum of ODe 10 pound _approved ABC fire extinguisher placed in a visible and accessible location. . Addresses shall be clearly marked with 2 inch non-combustiblc letteJs and shall be visible and installed on a non-cornbustible post. . New utility lines shall be buried. Any fire deparfJnent.. .....UU6...endation foe individual structure water supply and storage shall be accessible to fire department vehicles :from the exteJior of the structure through a, Fire Department approved mechanism (such as a fire hydrant). The:: amount of storage capacity shaJl be determined by the :fire protection district with a minimum of one thousand (J,OOO) galJon storage capacity per s1tuct.ure. All structures greater than 5,000 square feet in size shall be required to install in-house sprinkler systems in-house sprinkler systems that meet the standards of the Jocal fire protection district and the Uniform Building Code. At building pennit submittaJ, the local lIre protection district may require smaller structures to be SPrinkl~ due to bazard consjderations~ emergency access difficulties and lack of proximity to fire protection services. G. H. 1 J. K. L. M. N. O. P. Q. R. S. T. o 5. No deveJopment, including grading, excavation. fill Placement, bennin& landscaping, entry or ran,?h gates, and vegetation removal OJ' disturbance shall occur outside of the approved building [and/or] deve'opmt:nt envelope except for access and wildfire mitigation. Construction. staging, parking, utility and driveway exmnsion and maintenance shall OCCur within approved building envelope, Or access driveway. 6. The Applicants shall obtain an access permit from the County Engineer prior to commencement of construction for ~e driveway. The driveway shall meet the standards of the Pitkin County Asset Management Plan. . 000011 Hearing Officer Determination No.(11-2oo4 Page 4 7. III1IIIIIIII =;!~ ~U~ SILVIA DAVIS PITlCIN COUNTY CO R 0.08 D.... Prior to submission of any new building pennits for new development. the Applicants shall submit a mitigation report from an engineer or geologist licensed in the State of Colorado. The report shall demonstrate that the site can be engineered in such a way that there is no bazard. posed, and shaJI show the area of disturbed sJ~ any re-grading required and the size and location of all mitigation devices. Any new development shall be conditioned upon compliance with the report. 8. Fruit-bearing trees and shrubs should be avoided in any landscaping due to the high level of black bear activity in. this area. 9. The Applicant shall comply with the 2001 Wildlife Protection Ordinance No. OJ 0-200) for waste storage. Compliance with the condition shall be verified by the Pitkin County Wil~ljfe Biologist prior to issu811ce of a certificate of occupancy. 10. Pursuant to Ordinance No. 022-2000, the Applicants are sUbject to the Fair Share Requirements and shall pay a road impact fee. 11. Prior to commencement of any earthmoving or construction activity, the Applicants shall stake the comers of the building envelope and install construction fencing around the perimeter of the 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. 12. A Drainage and Erosion Control Plan shall be submitted by the Applicants and approved by the County Engineer prior to building permit submission. 13. Any areas disturbed outside the building env~lope must be tevegetated with native vegetation according to a revegetation plan submitted by the Applicants ~d approved by the County prior to issuance of a Certificate of Occupancy. 14. Dogs shall be kenneled. ". 15_ Any development located within the front yard setback shall require a variance from the Board of AdjUSbneDt.. This approval does not assure approval of the variance. 16. Floor Area shall be limited to a maximum of 3,000 sq. ft. as calculated at time of building permit. 17. 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 Cod~ ~ 4-140 and C.R.S., ~ 24-68-105. The statutory vested rights granted herein shall expire on March 16.2007. 00001: I It" ,1'.11 II HearingOffi=~tiooNo~_2004 1111111"'1'1 ~~:U'A PageS NOTICE OF THE PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES, WEEKLY: ON THE 14th DAY OF .February 2004. APPROVED ON THE 16th DAY OF March 2004. PUBLISHED AFrER ADOPTION FOR VESTED REAL PROPERTYRIGBTS IN THE _ASPEN TIMES WEEKLY: ON iY~ l."" ,?.J:b 4- . A~ \ l&) Ianis TayJ"r, ~ Administrative Assistant BEARING OFFICER OF PITKIN COUNTY., COLORADO A ...... ?-'~ - R:. ~~ Ames R. True, / Hearing Officer . Date: 3- r~ -01- APPROVED AS TO FORM: APPROVED AS TO CONTENT: ~ )oho EJy, County ~(;.L<" (Q,..~ L<,~ y Rouben, Community Development Director Case #PI48-03 PIDtI 272929302040 . 00001.8 ATTACHMENT Lt PITKIN COUNTY PRE-APPLICATION CONFERENCE SUMMARY PROJECT: Nelson Constrained Lot TOR LOCATION: Redstone Ranch Acres D-7 D-8 OWNERS: Gary Nelson REPRESENTATIVE: Glenn Horn DATE: April 20, 2007 PID# 2729-293-03-040 PHONE: 925-6587 PLANNER: Ezra Louthis, 920-5092 Type of Application: Constrained Lot TOR Description of Project/Development: The Applicant is requesting approval for a Constrained Lot TOR for this parcel located in the Redstone Ranch Acres Subdivision. Land Use Code Sections to be addressed in letter of reauest (aDolication): Sec. 2-40-30(b): Approval of TORs for Constrained Sites; Sec. 6-70-40(a)7: Criteria for Constrained Site TORs; Staff will refer the application to the following agencies: Crystal River Caucus and Carbondale Fire Review by: SOCC Public Hearing: Yes. The Applicant shall post a public notice sign on the property at least 15 days prior to the date specified pursuant to Sec. 2-20-100(a)(3) of the Land Use Code. In addition, the Applicant shall mail notice (by certified mail) to all adjacent property owners and mineral estate owners with the return address of the Community Development Department (form of notice to be obtained from the Community Development Department). The names and addresses shall be those on the current tax records of Pitkin County, as they appear no more than 60 days prior to the date of the public hearing. A property owner receiving the public notice shall have 2 weeks from the date the notice was postmarked to submit comments or objections to the Community Development Department. FEES: $974 (make check payable to "Pitkin County Treasurer") · Planning Office flat fee: $924 (non-refundable; based on 20 hours of staff time; if staff review time exceeds 24 hours, the Applicant will be charged for additional time above 20 hours at a rate of $231/hour) · $50 Publication Fee q To apply, submitAcopies 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, and Section 2.2.18 of the Pitkin County Land Use Application Manual; 2. Parcel descriptions, including legal description and vicinity map; 3. 24" x 36" survey from a Certified Surveyor with slope analysis; 4. Previous Land Use Approvals (if applicable); 5. Proof of ownership (1 copy) 6. Total fee for review of the application; 7. Signed fee agreement (1 copy); 8. Consent from owner(s) to process application and authorizing the representative, if applicable (1 copy); 9. List of all adjacent property owners and mineral estate owners (1 copy); 10. Copy of this preapp form. 00001' NOTES: )> PLEASE SUBMIT ONE UNBOUND AND ONE-SIDED COPY OF YOUR COMPLETE APPLlCA TlON. PLEASE SUBMIT TWO-SIDED COPIES OF ALL REMAINING COPIES OF YOUR APPLlCA TION (IF POSSIBLE). THE PARCEL IDs SHOULD BE INCLUDED ON ALL DOCUMENTS INCLUDED IN YOUR APPLlCA TlON. )> ALL MAPS SHALL BE FOLDED. )> This pre-application conference summary is advisory in nature and not binding on the County. The information provided in this summary is based on current zoning standards and staff's interpretations based upon representations of the applicant. Additional information may be required upon a complete review of the application. 000015 BARTLETT TODD A & KARLA S 0046 BISON LN REDSTONE, CO 81623 R007715 WEDAM DARRELL J & MARY E 0080 BISON LN REDSTONE, CO 81623 R007489 MECHAU MICHAEL & BLAKELY RT #1 - 3542 FRONT ST PALISADE, CO 81526 R007619 HILL FRANK E & BEVERLEY J 0036 BIGHORN LN REDSTONE, CO 81623 R007571 HANSEN GARRETT K PO BOX 2161 GLENWOOD SPRINGS, CO 81602 R012652 Ad' CJ...L.e"'-t p( operfy D.JJ,,~rs j -it> -eN... Gdrl{ Nll~" Pro~rfCf ATTACHMENT J..( ('fJ^t. 000016 en ...J W U a:: ~ 0 W I- en U w w a:: w >- ...J (!) W ~ ::::l ...J en t> en 0 z 0 w w en :::i ll. ~ ~ ::::l W 0 0 1-1 1-' a:: > ~ ~ ~ ~ l- e::: <( <( en 0 a:: a:: ~ ~ ~DD I I 0 C') 1'0-.... ~3l ~~ z/1 ~~ BS en . . " , /', /_ I" ',- :> 'I? ......~" """.~, '/~, If'~,,,'' ,"\ 1...// ',:' ", \ \ .', j,--. 1 \ ...........~J ' ............,', ",,' ') '}::~"'-" - -. .' .~/ --.';':;::"::.",,-~-:o~,, ......~~~-. \~\ \\, " ~ '" ."\ , \ \: ~\ ". '~'_. .....-..:.:.::.:...-::::::.::::::::.::.:..::.:-.:.::::.: 000017 ..&.r\.tU.6.J. J. #5 NEPA.-WItDUFE..VEGET1\.TION"RECIJ\MATION.'WETtANDS.. PLANNING October 27, 2003 Alan Richman, AICP Alan Richman Planning Services P.O. Box 3613 Aspen CO, 81612 RE: Arvys1as property. Lots 0-7 and 0-8. Redstone Ranch Acres_ Dear Alan, Please submit this letter With your application to Pitkin County. I visited the Arvystas Property with Alan Richman. the owners representative on October 24. 2003. The owner would like to complete a 1041 review on the property to facilitate seling the property. The property is located on lots 0-7 and 008, Redstone Ranch Acres in Pitkin County. The building site is considered MSev8le Hazard: Trees-, due to the fact that the slope is greater than 20% (actual slope was 36%) and the fuels were continuous. Conditions of ApproVal relating to See. 3-80-070, Wil"re Hazard Areas. for the provision of Defensjble Space surrounding development Cll1Cfuding main residence and any outbuildings) for severe Wildfire hazard areas indUde: . f. Vegetation Defensible Space: landscaping incorporating wildfire defensible space considerations shaM be lricorporated to the boundaries of the property, as follows: 1. Brush, debris, and non-omamental vegetation shalf be removed within a minimum ten-foot (10') perimeter alOWld aU structures. 2. Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuefs at a minimum of 70' perimeter around proPOsed structures (or to property boundaries). Aspen trees may remain. 3. Existing and installed tree crown f . { 0222 BOBCAT LANE. REDSTONE. COLORADO. 8'1623 PHONE/FAX: (970) 963-2190 · CELL: (970) '09.4454 SMAIL: ERICPETTEllSON@MSN.COM 1. { { f l I r. 000018 A'!Pf4r Pmprg 1041 F1M/s Ret.i.. Odllbtr 27. 2003 separation within a 3(Y perimeter shaD have a minimum of 20" between the edges of the crowns, except for aspen trees. where crown spacing may be 8'. However. no aspen trees may be within 10' (as measured from the edge of the crown) of the proposed structures. New or instal fed coniferous trees may not be within 20' (as . measured from the edge of the crown) of the proposed structures. . 4_ AB branches from trees and brush remaining within the thirty.foot perimeter shaD be pruned to a height of ten feet (10') above the ground with removaf of ladder fuels from around trees and brush. . 5. No branches shaD be within 15' of chimneys. 6. From the 30' perimeter around the house, out to the 7(1 perimeter (or the property boundaries). brush and shrubs shall be thinned to 2 times the height of the fuers. 7. AU thinned snowberry. serviceberry, or chokecherry stumps must be painted with ~ (or equivalent) herbicide to prevent aggressive ..sprouting. 8. All deadfall within 100" perimeter of the structures shaD be removed. 9. The property owner shall be teSpOnsible for the continued maintenance of the defensible space vegetation requiremems.. The foDowing Structurat Design and Construction Standards are recommended for construction of a main house and any outbuildings: I. Projections: 1. Projections at the roofIine (which incfudes, but are not rimited to: eaves. cornices, SOffi1s and roofs over open decks) shalt be sheathed with materials approved for one-hour fire-resistive cons1nJction. 2. For projections below the roofline (lOCIuc:fmg, but not limited to: exterior balconies. decks, porches, and bay Windows Which extend over a flat or sloped SUrface), the open space between grade and the underside of projections below the roofIfne shall be enclosed by solid. vertical waifs. These walls shan be constructed with materials aPPft)Ved for one-hour file..resistive construction on the exterior side of the waUl and shalf extend from the top of grade to the underside of the floor decking or walls of the pmjecdon. OR~ .. 3. Any porch or deck or projection shan be void Of vegetation below it;. and areas below SUch.pI'OJ Of"tS snail De accufuulauon or vegetation materia's by placement of a vegetation barrier covered with rocks or i'!. · graver, or by coverage with concrete or stone. Walls underneath projections shall . be constructed with materials approved for on-hour fil"&-reSistive construction on Rocky Mountain Ecological Services. toe 2 000019 ~ ~ 1041 P-.Liew Odolw- 27, 200.1 the exterior side of the waB. Pillars or coJurnns shaD be of non-fIammabIe materials, or if WOOd, made out of heavy fog construction and tAtated with a fire retaR1anl - The underside of any porch, deck or projection shaD be sheathed in 1 hour fire resistive materials. or with fire-retardant treated WOOd. 4. An alternative for a deck or porch is use of non-flammable hardscaping (flagstone, cement pad, etc.) that is at feast 1fY wide. Some pfanters may be in this area, but cannot COntain trees (except aspen) or shrubby species. II. Windows and Doors 1. Windows on the house shall be tempered gfass. Doors shaD be nOl'1COmbustible. or one and three-fourths inch (1% , solid WOOd, and any glass in the doors shall be tempered. III. Exterior WaDs and Siding 1. Exterior waI's and siding shaH have a minimum one-hour fire resistive rating on the house. IV: Foundations and Stilt ConstnJction 1. Foundations, skirting and crawl space openings shall be fully enclosed and constructed With materia's approved for on-hour fire-resistive construction on the exterior side of the waifs and shall extend from the top of grade to the underside of the floor decking or walls. 2. Stitt foundations shall be fuRy enclosed and constructed with materials approved for one-hour fire-resistive construction on the exterior side of the walls and shaH extend from the top of grade to the underside of the floor decking or waDs (not including porches. patios. etc.). I I . V. ROOfing 1. Any new roofs shall be constructed with a non-combustible roof COvering on a crass A mot assembly (see use 1997 Section 1504). 2. Minimat roof pitch Will be 3:12 on any new roofs. 3. Vents shan be screened with COrrosive resistant wire mesh. With mesh %_ maximum on any new or existing roofs. II. Maintenance { 1 I . 3. All flammable materials (including firewood) shall be stored on a paraReJ COntour a minimum of 30' from any structure. or within a separate structure. ~ Mountain E<:o/agicaI Services. Inc 1_ Roofs and gutters shan be kept clear of debris. 2. Yards shall be kept dear of aD littler. slash and flammable debris. I f- { i [ 3 000020 (. An?Jrtos PnJpttg 1041 Fe ~ 0tttJ1Jrr 27. 200J 4. Vegetation within the ten-foot perimeter shaH be maintained to a height not more than six inches, or if omamental. shall be iIrigated and kept fr8e of dead materials. III. Miscetlaneous 1. Fences shall be kept clear of brush and debris, and must have at least a 3- gap between the fence and the main structure. Non-flammable, or treated wood fencing material is recommended wiltlin 20' of the house. Fences shall be kept dear of vegetation. 2. Any outbuildings or additional structures shall adhere to the same standards as the main house. 3. Each structure shaD have a minimum of one ten-pound ABC fire extinguisher. 4. Addresses shall be clearly matked with T non--combustible lettens and shaD be visibfe at the primary point of access from the -public or ..........~...,. access road and instalJed on a non-combustible surface. 5. Fuel tanks shaD be insfalled Underground with an approved container. 6. Propane tanks shall be installed aCCOl'ding to NFPA 48 s1andards and on a contour away from the structure with standard defensible space vegetation mitigation around any aboveground tank. Any weed enclosure around the tank shaM be constructed with materials approved for two (2) hour fire- resistive construction on the exterior side of the walls. IV. Access 1. Thin shrubs (chokecheny, snowberry, servicebeny) and coniferous trees (Douglas-fir) to 3 times height along the driveway. No shrubs or conifers are allOWed Within 10' of the driveway. Aspen are pennitted within 10' of the driveway, but must be pruned to 10' above the ground. 2. Low vegetation (grasses, forbs and low shrubs) shall be kept mowed to less than 6- within 10' of either side of the driveway. i"::cky Mounlain Ecological Services. Ine 4 OOD021. {" .An(p14s ~ 1041 F1IIls RltiIII1 0t:tMr 27, 2003 v. Water Supply 2. Any fire department recommendation for individual structure water supply and storage shall be accessible to lint department vehicles fn:m1 the exterior of the structure through a Fire DepaI1ment approved mechanism (SUCh as a fire hydrant). The amount of storage capacity shall be determJned by the fire protection district with a minimum of one 1housand (1,000) gallon storage capacity per structure. 3. AU structures greater than 5,000 square feet in size shall be required to instan in-house sprinkler systems that meet the standards of the local fire protection district and the UBC. At building permit submittal, the local fire protection district may require smaller slruclures to be sprinkled due to hazard considerations, emergency access diffiallties and fack: of proxi~ to fire r" .'~..~~.n services. VI. Utilities 1. Utility lines shaH be buried. The above standards have been slightly modified from the Pitkin County Code 3-80-070 Wildfire H8Z8R:I Areas, for the situation at fhe Arvystas Property. Thank you for this opportunity to comment on this property. Please feel free to caD if you have any questions. Sincerely, , J i f f , ~ Eric Petterson Principal ECOlogist ROCky Mountain Ecological Services, Ine. ( t ~ Moun1ain Ecological Services. Joe ( f. { .f { 5 000022 CHURCH & ASSOciates, Inc~ ENGINEERS & GEOLOGISTS December 18, 2003 Man Richman Planni'lg Services ATTN: Alan Ri~ AlCP Box 3613 Asp~ CO 81612 ATTACHMENT ~ Subject Development Review and Geologic Hazard Evaluation Proposed Residence Lots 1 and 8. Redstone Raach Acres Redstone, Colorado lob No. lS601W .Mr. Richman, As request~ we have evaluated conditions in the proposed buildina envelope and performed a geologic hazard evaluation of the subject site and prepared a report to help comply with Pitkin County Land Use Regulation Section 3-80-050. Our report is based on published geological infonnation and data developed during a site visit. Our firm also prep8red a Soils and Foundation Investigation report and a Subsuc.tace Investigation and Cnsite Wastewater System (OWS) feasibility letter for the proj~ both dated April 22, 2003 under our lob No. 1560IW. The site is on a steep hillside, and an analysis of the effects on building is needed. Per Pitkin County regWations, .when a house is to be built on slopes in excess of 30 percent;, a report must be provided by a registered engineer or geologist to demonstrate that the site can be engineered in such a way that there is no additional hazard posed by the location of the development. SITE CONDITIONS The Jot is located in a mraI residential area near the town of Redstone in Pitkin County" Colo~. Vegetation consists of a thick cover of native grasses. bushes. and everga~ and aspen trees on the Jot. The ground in the proposed building area has a steep slope (20 to 4S percent) to the west. Slope percentages were obtained from a site pJan map for the site prepared by River City Surveys,. LLC dated Il-13-03. PROPOSED CONSTRUCTION The proposed residence will be two-stoty structure with a walkout basement and attached garage. Slab-on-grade construction is proposed for the basement and garage floors. Foundation elevations ranging from 3 to 10 feet Were assumed for this investigation. DENVER 4501 Wadsworth Boulevard Wheat Ridge, CO 80033 303.463..9317 Fax: 308.4I3.932t - www.geo-church.com ToD Free -1.877.248.3123 oonf)23 ( &.- and Foundation Recommcmdaticms Iob No. 15651 Page 2 was reached at the n.-..~--t explored depths for the boring 011 the bard sandstq.ne bedrock. The bedrock is Da.fcota sandstone based on the geologic map fQr the ~. Geoloaic Mau of tbs ~bonds.le 30' X 60' OuadmD~e.. West-C~ ColotJdg Coal Investigations Map C-97-~ E1lis and Freeman, United States Geological Survey, 1984. Free ~ was DOt observed in the test hole during drilling or when checked 10 minutes after drilling and is not expected within the zone of influence of the buiJdiug foundations. Some transient peIdled ground water (seepage) is possible in the area during times of wet weather and snowmelt. FOUNDATION - AND SLAB-oN-GRADE REcOMMENDATIONS _ The .results of the investigation indicate the proposed structure can be constructed wi1h a spread footing foundation system. Footings should be supported by undisturbed, native bedrock and should be designed for a It1RYim1J?\l allowable bearing pressure of 3000 pounds pr:i square root (PSF). Footings can SI1ppOrted by the native sand, the maximum bearing pressure should be 2000 PSF. A minimum footing embedment of 1 foot is assumed for ~ square, interior column footings and 3 feet for exterior~ continuous strip footings. COntinuous footings should be a mininmm of 16-inches wide and square footings should be a minilTlUlll of 24-inc.hes. Footings should be protected fi:om frost heave with a minirnmn of 3.5 feet of son ~er in this area, or as LW'.t~,.:.J by the building department. We recommend" placing footings on undisturbed soils. If 1he subgrade is disturbed, the footings should be taken deeper to undisturbed materials. If sIructuraJ fill is ~ it should be compacted to at least 9S :peramt of the maximum nooard Proctor dry density, per ASTM D698 (MPD), within 2 percent of the optimum moisture content (OMC). The onsite materials could be used as 1ill, but water needs to be added and rock :fragments larger than 6 inches should be segregated nom the tills. In no case should boulders be allowed to "nest" within the fill. AJtematively, an imported non-expansive granular material such as a silty to clayey sand could be used for structural :fill. Below grade or reWoi.,g walls must be designed fur ""=I loads. Where "active" CClIIliitioIJs may exist such as retaining wa.Us. the waIls should be designed for an equivalent fluid p.&~U".I.~ of 35 pounds per cubic :foot (PCF). For an "at rest" condition, an equivalent fluid pressure of 45 PCP should be used. A ~e" pressure of 350 PCF can be used below 3 feet against undisturbed soil or:till compacted to at least 95 .t-'.....~~"~oftheMPD. An estimated total unit weight of 135 PCP can be assumed during design for bac1dllI soils compacted to 95 ..."'-....:.u~ of the MPD. These loads do not ioc!ude hY<lrostatic loads or sun:haIge bds such as sloping ~ or ~ A fiietion coefIicient of 0.40 can be used between the colluvial soils and mass concrete. The native soiJs are suitable fur support of sfal>.on-gn.d., COIJSlIu<liOll, with a low risk of slab mOVement due to potentially expansive soils. Ideally, slabs should be constructed as floating slabs, ftee 10 """'" vemcany. Topsoil should not support slabs 8IId shouJd be remaved during eaI1Invmk OperatiODS. SURFACE AND 8U.BSURFACE DRAINAGE - The SlmcIure will be !ocaIed on a slope, 8IId proper surface dIainage should be planned and maintained after construction. Soils beans and ditches shouJd be used 10 controI andzedirect sudBee mnoff. A limndation dminage .,.rem fur the basemeot wall or sillo relah>h,g waJJs should be used to help reduce the risk fur wet ~ condiIions. The dnUn could also be used arouod the perimeter of the g&mge to help reduce the risks of moistore In !hat -- An example of a typical dnUn detail is preseafed on Figure 4. ~ Based on site conditio~ a gravity outlet for the foundation drain is anticipated and recommended.: 000024 -----r .. --- ....--....-...... ...............~ ...,...~ JobNo.1S60IW Page 3 LIMITATIONS This investigation was "based on referenced maps and a site visit. Variations in sur:fitce and subSl-lIface conditions are always possible. Our office should be contacted if conditions different than described in this letter are encountered Due to geologic variability and uncertainty:> no Pl/G&.&4U.t.y of the perlOrmante of the structure or hill slopes is made herein, either expressed or implied. Ifwe can be offutther service in discussing the conteuts of this report, please call Sincerely~ ~a Reviewed by CHURCH & Associat~ Inc. David A Cushman, C.P.G. Engineering Geologist dac 3 copies Bent 1 copy to Dr. .Michael Arvystas 427 Washington Street, NY~ NY 10013 000025 r-nu~t:.U Ht:tiIDENCB ' . LOTS 7 AND a, REDSToNE RANCH ACRES SECllON 29. T1OS, R88W, 6TH P.M. PfTKIN COUNTY. (X)LORADQ SCAU= 1- = 40' -- -- -- I \ PRO-! I . \ I ~ lOT 7 <( ...J -- -- -- z 3 :x: ~ m # I , I LOTS I ,-- .-- -- JOB NO. 15601W " SITE PlAN AND LOCATION OF EXPLORATORY BORING FIGURE 1 . 000026 l.;.I:lU.KCH & .Associates, IDe. It Engjneers & Geologists I>cmcr Mctm Co!onrdo 303-463-9317 PiJlo.hmctit..u 1.e.~IP_l':oIcndo JCB.816-1455 Casde Roc:t. ColoAdo J03..66O.435a Lovehmd. Cokado 97~124 100.0 .. . ~ 0 I , J,.l I"'" . .... ~ fJ~~ J '- ~ i 3 ~ I f J , . " Ij j 1 . ). i I ., i ~ I V ; Ii i I J Gradatioa Test .Results 1200 #100 #'0 130 '16. fl. 14 318" 314- 1.)/%- 3- !)O.o 10.0 70.0 If 60.0 'i ,:: SO.O '; e l: 40.0 30.0 20.0 10.0 o o I) 40 11 a J ... a E cC so 60 70 so 0.0 0.01 90 0.1 GO 1 DlaIllCtel' otP8I'dde Ia ~ 10 100 DESCRlPTION: Sand. silt;y.. sligbtly clayey. fiDe to coarse grained. moist. red.. GRAVEL 3% HOLE I SAMPLE Pro-l SAND 74% DEPTH 41. FINES 23% liQUID I..lMIT N/A MOISllJRE 6.2% PLA~ llUl i INDEX N/A DRY DENSITY (pet) NIA DATE: 4/11/03 JOB NAME: Redstone Ranch JOB NUMBER: 15601W FIGURE 3 000027 -' , I PR0-1 o WC=62 6=3 S=74 -200- 23 5 10 EXPlANATIONS: EB TOPSOfl: SANDY. SILlY, ROOTS. BROWN ~ SAND. SUGHRV CLAYEY, MOIST, RED ~ SANDSTONE. MEDIUM TO COARSE GRAINED. HARD, MOIST, REO . P INDICATES THAT A BULK SAMPlE WN; COlleCTED NOTES: 1. THE EXPlORATORY BORING WAS DRillED ON 4-10-2003 USING A 4-INCH DIAMETER CONTINUOUS FlfGHT AUGER POWERED BY A eME 45 DRIWNG RIG. 2. NO FREE WATER WAS ENCOUNTERED AT THE TIME OF DRIUJNG. 3. we co WATER CONTENT{%) G= GRAVEl (%) s= SAND (") -200 == PERCENT OF ANES PASSING THE NUMBER 200 SIEVE I n~ (')1= J:Yp, f1~ATf1QV QnI:)Jfl.I~ · OC.,~W ( I { ( I ( - ( CHURCH & Associates, Inc~ ENGfNEERS& GEOLOGISlS April 22, 2003 Dr. MicbaeJ Arvystas 427 Washington Street New Yorl4New York 10013 ATTACHMENT In Subject: Soils and Foundation Investigation Proposed Residence Lots 7 and 8, Redstone Ranch Acres Pitkin County, Colorado .Job No. 1S601W Dr. Arvystas: As req~ we visited the subject site on April 10, 2003 to evaluate subsurmce conditions for the proposed residence. The purpose of our visit was to perform a geotechnical drilling investigation and recommend foundation design and construction criteria influenced by soil and bedrock conditions. SITE C.... ~i,..u'u!llS - The lot is located in a roral residential area near the town of Redstone in Pitkin County, Colorado. Vegetation consists of a thick cover of native grasses, bushes, and evergreen and aspen trees on the lot. The ground in the proposed building area has a steep slope (20 to 35 percent) to the west. - PROPOSED CONSTRUcnON - The proposed residence will be two-story structure with a walkout basement arid attached garage. Slab-on-grade construction is proposed for the basement and garage flOOlS. Foundation elevations ranging from 3 to 10 feet were assumed for this investigation. SUBSURFACE CONDInONS - Subsurface conditions were investigated on April 10,2003 by drilling one exploratory boring at the location presented on Figure 1. The boring was advanced using a 4-inch diameter continuous flight auger powered by a CMB-4S drilling rig mounted on a bombardier tracked-vehicle. Sampling was performed by collecting a buJlc sample of auger cuttings at select intervals during the drilling process. The Jog of the soils encountered is presented on the Log of ExplOJatory Boring, Figure 2. The building envelope area for the proposed residence was Dot . able to be accessed due to the steep slope. Subsurface infonnauon for the area of the proposed. . residence was extrapolated form the materials encountered in the exploratory test boring conducted for the Onsite Wastewater System. Investigation by CHURCH and Associates, Inc., 1D1der Job No. 15601W. Samples were returned to the laboratory where they were Visually c.lass:itied and testing was assigned to evaluate the engineering properties of the material. Laboratory testing consisted of a gradation analysis and moisture and density determination. The results of the laboratory testing are presented OD Figures 2 and 3. The subsurface conditions observed in the test hole consisted of 6 inches of sandy topsoil overlying slightly gravelly, slightly clayey, silty sand to 7 feet. Underlying the sand, medium 10 coarse grained red sandstone was CI1C"......:~~"'..j to the 1TIfI~mum. explored depth of9 feet. Practical drilling rig refusal DENVER 4601 Wadsworth 8oufe\wd Whe8t Ridge. CO 80033 303 4&3..9317 F.: 301M3.9321 00002,9 Soil and Foundation Recommendations Job No. 15651 Page 2 was reached at the maximum explored depths for the boring on the hard sandstone bedrock. The bedrock is Dakota sandstone based on the geologic map for the area, Geolosdc Man of the, Carbondale 30' X 60' OnNlnanfle. West..cmtral Colorado Coal Investigations Map C-97-A" Ellis and Freeman, United States Geological Survey. 1984. Free water was not observed in the test hole during drilling or when checked. 10 minutes a:.fter drilling and is not expected within the zone of influence of the building foundations. Some transient perehed ground water (seepage) is possible in the area during times ofwet weather and snowmelt. FOUNDATION AND SLAB-ON-GRADE RECOMMENDATIONS _ The results of the investigation indicate the proposed structure can be constructed with a spread footing foundation system. Footings should be supported by undisturbed, native bedrock and should be designed fur a maximum allowable bearing lA~.. of 3000 pounds per square foot (pSF). Footings can supported by the native sand, the maximum bearing pressure should be 2000 PSF. A minimum footing embedment of 1 foot is assumed for isolated. square, interior column footings and 3 feet for exterior, continuous strip footings. Continuous footings should be a minimum of 16-inches wide and square footings should be a minimum of 24-inches. Footings should be protected from frost heave with a miniJ11UDl of 3.5 feet of soil cover in this area. or as required by the building department. We recommend placing footings on undisturbed soils. Iftbe subgrade is disturbed, the footings should be taken deeper to undisturbed materials. If structural fill is required, it should be compacted 10 at least 95 percent of the maximum standard Proctor dry density, per ASTM D698 (MPD). within 2 percent of the optimum moisture content (OMC). The onsite materials could be used as fiB, but water needs to be added and rock fragments larger than 6 inches should be segregated from the fills. In no case should boulders be allowed to "nest" within the fill. Alternatively, an imported non-expaosive granular material such as a silty to clayey sand could be used for structural fill. Below grade or retaining walls must be designed for lateral loads. Where "active" conditions may exist such as retaining walls, the walls should be designed for an equivalent fluid .ti"'~oloW.': of 35 pounds per cubic foot (PCF). For an "at rest" condition, an equivaient fluid pressure of 45 PCF should be used. A "passive" pressure of 350 PCF can be used below 3 feet against undisturbed soil or fill compacted to at least 95 percent oftbe MPD. An estima1ed total unit weight of 135 PCP can be assumed during design for backfill soils compacted to 95 percent of the MPD. These loads do not include hydrostatic loads or surcharge loads such as sloping backfill or vehicles. A friction coefficient of 0.40 can be used between the colluvial soils and mass concrete. The native soils are suitable for support of sIab-on-grade constructio~ with a low risk of slab movement due to potentially expansive soils. IdealIy~ slabs should be constructed as floating slabs, free to move vertically. Topsoil should not support slabs and should be removed during earthwork operations. SURFACE AND SUBSURFACE DRAlNAGE - The structure will be located on a slOpe7 and proper surfAce drainage should be Planned and 111aiotalned after construction. Soils berms and ditches should be used to control and redirect SllI':fBce runoff A foundation dminage system for the basement wall or site retaini"8 waUs should be used to help reduce the risk for wet basement conditions. The drain could also be used around the perimeter of the garage to help reduce the risks of moisture in that area. An example of a typical drain detail is presented on Figure 47 attached. Based on site eonditiODS~ a gravity outlet for the foundation drain is anticipated and recomm.enc:Ie<L 000030 Soil and Foundation RecommendatioDs Job No. 15651 Page 3 The ground surface should be graded to provide positive drainage away from the structure in all directions. Backfill should have a minimum slope of 12 inches in the first 5 to 10 feet from the stmcture. Gutter down spouts should discharge to the surface beyond the limits of bac1diD and a minimum of 5 feet :from the structure. Additionally~ down spouts that discharge on the uphill side should be redirected to discharge towards the side. Any settlement of backfill should be immediately repaired and positive drainage away from the structure must be reestablished. LJMIT ATIONS - This letter presents soils and foundation recommendations for the proposed construction. Our firm should observe the open foundation excavations to confitm. the recommendations of this report. Fees for construction observation services are not included. in the report fee. An environmental assessment is outside our scope of work for this project. If there are questions or if we can be of further service, please call. CHURCH & Associates, Inc. Reviewed by ~~ C. Steven~ Project Geologist ^X,;~ 3 copies sent 1 copy to: Inter-west Reality, Attn: Danny Becker 710 East Durant Street Aspen, Colorado 81611 Figure 1 - Site Plan and Locati9D of Test Boring Figure 2 - Log of Exploratory Test Boring Figure 3 - Gradation Analysis Test Results Figure 4 - Typical Bxtemal Foundation Wall Drain Detail Attachments 000031 Mar Lt:i U { U r:~oa Gary Nelsen 970-963-6359 p.2 ATTACHMENT ? PITlC.IN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT AC"iRR'P.MP.N'r FOR PA YMEN"f OF LA..'ID USE AP.PtICADON fEEs PITKIN COUNTY (heteiaa.fter"'COUNTYft) and G G\."~ NtBJ~. n (hereinafter '"APPLICANT') AGlU2E AS FOLLOWS: 1. APPLICANT has aubmitted to COUNTY an application for LOf"\ ~ \' ^"'" .. ,,~J '-..J..,- k V'tcA. \) ~ At ~ 71. U""'l i'bereiaafter, the '"?ROJECTj. 2. APPLICANT'understauds and 8srees that PitJcia County Ormnance No. 32-2002 establishes a fee strll~ture for land use applications and the payment of all proc:essq feu is iI ~nditiOD precedent to a determination of application completeness. The fee structure is buec! on the COUNTY'S policy that development sba.ll pay, in fi.il1, the c,ost of development review ill the COUNTY, Fees have been set to be conejstent and fair to the public and to reflect the ell pense incu.tred io providing such servicri ~ the public. 3. APPLICANT and COUNTY aaree that because of the size.:nature or scope otfbe proposed PROJECT, it may not be ponibJe at the time of application to ascertain tbe full ex1cnt of the costs involved in procesaing the application. 4. APPLICANT and COl..lNn' agree that fees chuJed for the proeessmg of land use applications shall accumulate.ifan appUcatiOD i.nclv.delll'lORl than one type oflaD.d use re~icw. S. COUNTY ~d APPLICANT Auther agree that it is impracticable for COUNTY staff to complete processing or present sufficient information to the Planninc Commission and/or Board of County Commissioners to enable the Plann.iDI Commission *DdIor Board of County Commissicmerl to make leplly required findings for project' approval, unless cuneDt billinp are paid ill full priex to decision. CiDdy Houbea Comm1lDity Deve.lopmellt Dindo.. 6. Therefore. APPLICANT agreca that ill eonsidcratioo of the COUNTY'S wafV<<' orits right to collect full fees prior to a determination of application cODJpleteness. APPLICANT shall pay a base r. in the amount (If $ which is based on _ hOW'S of staff time, aDd if actual time spent by starr to pracess the application tKceedS the average r.umber of b.ours by more than 20-.4. then 1he COUNTY wilJ biU the APPLICANT quarterly for the additional time spent. Sudl periodic payments shaJl be made within 30 cI:ays of the billing date. APPUCANT fwther agr:ees tbat failure to 'pay such accrued "'sts shall be pounds fOf su.epeasion of processing. PITKIN COlmTY ~ Y'"'\. N..I.)e"" ('" APPJ.d;ANT") B)' ~ tk0-- --.G-GI.. r.... l\Je.' ~ "" Print 81U1le and Title (Lf applicable) . Datel___S J ,?--.5' I ().., M._ Address: ~o f\.o.l ~'rfJr.l!!' <1J..Iud n...e.,J. ~ 't' .,;)..... ~ ~ (~'L3 .. 000032 lV!ar ",0 Uf U{:~a I.:iary Nelsen 970-963-6359 p,1 ATTACHMENT 8 GARY NELSEN SO Redstone Boulevard &edSIoDe, Colorado 81623 970..963.6355 March 25, 2007 Lance Clarke AICP Pitkin Couoty' Community Development Depanment 130 South Galena Street Aspen, Colorado 816] 1 Re: CO.astnilled Lot Laad Use .Application Dear Lance: This letter authorizes Davis Hom Incolporated to ;ubmit a Constrained Lot Land Use Application for my lot located in RedstoDC Ranch Acres. Please contact me uyou have any questions or co~. Cd:<1 ~~ GARY NELSE~ 000030' ,III Parcel Detail ' http://www. pitkinassessor.org/assessor/Parcel.asp? Acco ATTACHMENT 9 ... Pitkin County Assessor/Treasurer Parcel Detail Information Assessor/Treasurer Property Search I Assessor Subset Query I Assessor Sales Search Clerk & Recorder Reception Search Basic Building Characteristics I Tax Information Parcel Detail I Value Detail I Sales Detail I Residential/Commercial Improvement Detail Land Detail I Photographs Tax Account Parcel Number Mill Area Number Levy 040 R015425 272929303040 62.692 Owner Name and Address jNELSEN GARY V 7500 COUNTY RD 3 CO 81623 Legal Description SUB:REDSTONE RANCH ACRES BLK:D iLOT:7 & LOT:8 i Location nu OU3,4. 10f4 4/13/2007 2:27 PM PUBLIC NOTICE RE: Nelson Constrained Lot TDR (CASE# P056-07) NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, July 11,2007 at a regular meeting to begin at 12:00 PM or as soon thereafter as the conduct of business allows, before the Board of County Commissioners, Plaza One Conference Room, 530 East Main Street, Aspen to consider an application submitted by Gary Nelson (50 Redstone Boulevard, Redstone, CO 81623) requesting approval for a Constrained Lot TDR. The property is located on Bighorn Lane and is legally described as Lots 7 & 8, Block D, Redstone Ranch Acres. The State Parcel Identification for this property is 2729-293-03-040. The application/resolution are available for public inspection in the Community Development Department, City Hall, 130 S. Galena St., Aspen CO 81611. For further information, contact Ezra Louthis at (970) 920-5092. Jeanette Jones, Deputy County Clerk Board of County Commissioners Published in the Aspen Times Weekly on June 10,2007. Attention Applicant/Representative: It is your responsibility to do the following: 1. Mail this Public Notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return address of the Community Development Department. The names and addresses shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the date of the public hearing 2. Submit the Affidavit of Notice by Posting & Mailing (previously sent to you with your applicant letter) as proof of compliance with the Code at the hearing. 3. Pick up Public Notice sign from the Pitkin County Community Development Department, 130 South Galena Street, Aspen, CO (970) 920-5526 4. Post the Public Notice sign on the property at least fifteen days (15) prior to the hearing 5. Remove the Public Notice sign within one week after hearing date PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 130 S. Galena Street Aspen, Colorado 81611 (970) 920-5526 FAX # (970) 920-5439 May 15,2007 Mr. Glenn Horn 215 South Monarch St. Suite #104 Aspen, CO 81611 Re: Nelson Constrained Lot TDR (pID 2729-293-03-040; Case P056-07) Dear Mr. Horn: The Planning Office has completed its preliminary review of the captioned application. We have determined that this application is complete. After a more detailed review of the submittal information, additional information specific to the application may be requested in order to adequately review and process the application. The planner in charge of the review will request the information from you directly. We have scheduled this application for review at a public hearing by the Board of County Commissioners on Wednesday, July 11,2007 at a meeting to begin at 12:00 P.M. in the Plaza One Meeting Room at 530 East Main St., Aspen. Should this date be inconvenient for you, please contact me within 3 working days of the date of this letter. After that the agenda date will be considered final and changes to the schedule or tabling of the application will only be allowed for unavoidable technical problems. The Friday before the meeting date, we will call to inform you that a copy of the memo pertaining to the application is available at the Planning Office. Please note that it is your responsibility to post a public notice sign on the property at least fifteen days prior to the hearing (and remove it within one week after) and to mail notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return address of the Community Development Department (copy of notice will be sent to you by the Community Development Department). The names and addresses shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the date of the public hearing. Pleasesubmitthe enclosed Affidavit of Notice by Posting & Mailing as proof of compliance with the Code at the hearing. If you have any questions, please call Ezra Louthis, the planner assigned to your case, at 920-5092. Sincerely, Bonnie Waechtler Administrative Assistant Encl: Affidavit of Notice (Code Section 2-20-100) PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 Phone (970) 920-5526 FAX (970) 920-5439 MEMORANDUM TO: Crystal River Caucus Carbondale Fire FROM: Ezra Louthis, Community Development Department RE: Nelson Constrained Lot TDR (CASE P056-07; PID 2729-293-03-040) DATE: May 15,2007 Attached for your review and comments are materials for an application submitted by Gary Nelson. The Board of County Commissioners will review the application on Wednesday, July 11, 2007. Please return your comments tome by Friday, June 22, 2007. PLEASE RETURN APPLICATION MATERIALS TO COMMUNITY DEVELOPMENT IF YOU HAVE NO FURTHER NEED OF THEM. Thank you. Page I of I Ezra Louthis From: Bill Gavette [gavette@carbondalefire,org] Sent: Wednesday, June 27, 20072:38 PM To: Ezra Louthis Subject: Nelson Constrained Lot TDR Ezra, I reviewed the Nelson application and I have also ~iscussed it with Chief Ron Leach. The subdivision in general and particularly this site, are characterizqd by high potential wildfire danger with steep slopes, narrow roads, inadequate turnarounds and limited water supplies for fire protection. We believe that a TDR is appropriate for this site. Limiting the number of homes in the subdivision, especially on the steep slopes, is certainly beneficial as far as fire safety is concerned. Please contact me if you have any questions or if I may be of any assistance. Bill Gavette Deputy Chief 7/5/2007 ,-, Tl:,t:~... <-:7;" ,. . , ..!': ';....,' J '~r. "Unp~Jt~E ~(. -... -"~-"----"-'--'-- :) la" #II 1". t.. .r'" .I . ..' .", t, .. -\ ~ ; t t,J ._---- ~._--_.- ", ,c. I , . Ht'/\ki p"', r t~:~__!.i to:. ~~~_~_~'-~LL r...) f~ .-L- (} ~ " ~'"'.,', '-i'___>~.~,:"~~~~___-,- ~, ~::. '- I ~: !-:: l_~ .;- ~ U ~." 1")+ \j F.. I' '.; ~... f: ~ Jr ---- ----+- --. ~ ._-- ~, r-. ..... I 1.-'." _~ ,> t-' i.. I ... "-\ \' ~ ~ f'. '! :'" E \ ::. ~.... I ----- __;_:-.~_,r:) !.'2J:_.r~~.~~\'''J''...i'?, '-0 ~ I~ 1'"( - - .~."--- - - --+---,---- - ..: .... ~- .:... .:.. -.. . ~ ,." r-:,,1" ED ,:"......,j 1:'::,~.; j,-v'''_ ..~ _0""_" --'-t-~ ~',~r. ,(":"-~)i.;",~,'.;:':'" .AI\-"'-,t; if -...,.--.-"..-.- ~ -..---.--- \'-.~~<:' ;l\"':";:::~ :::r-, -~- -. -:~ "7~\ O~ - .:)'-(0 FOR ,FURTHER '''lfOk",UION CONTACT: PITKIN cou...n PLn~NING OFFICE 130 S GALFN;' 'T ..SPH"- 9701920-5526 .1"""'-: J ~ " " '\ ~ \. ; t t\J ( ;- ------ .---- ",/ I IH ^kll-.$, o:'~;..!.-0~ '3_ ~ f ..:L\.l.i.'-:":; .-u r.:. L (.> r '-r -"-- F".. ~: ~ ~ -'\ ~ '" , . -. ,::: ft' . l; 0 t~ (, T 11 A.. r ... , .- D'" }- - -_.", - -- _. --..1 _.__ :..=-_. ,~ .~_____ 7 E l) . ,j;" L:'~:'~ U f I f' ~ ~. I:: A/7- Fv,<.. I DR .A;reL.J('"\1\.\T (3."'In'f !"IEiS.Ot,.' \~, ~ 'E D ::,.T 0 N E: rlOo'''!O Q € [) Y"r o....;"? C. D ". i'; 2"J . ~ ~- :; "-~-: 1::; i_':':: ~ t E 0 0 "'-l I~ 'i 111": D 'r-~O")7"~fF- In.A-''-IL II I ?AT<..(FOL1 I:f:'\ =-' ~~~-()<-to FOR FURTHER INfORMATION CONTACT: PITKIN COUNTY PLM4HING OFFICE 1305 GALENA sf ASPE~ GO (970)920-5526 ," tounty of Pitkin } . State of Colorado } PITKIN COUNTY LAND USE CODE SECTION 4-90 I. (:-, l-e.. VI f-.- \---\ $\ /l , being or representing an Applicant to the Pitk:in County Development Permit, personally certify that I have complied with the public notice requirements pursuant to Section 4-910 of the Pitkin County Land Use Regulations in the following manner: ss. AFFIDA VIT OF NOTICE & MAILING PURSUANT TO 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail at least 30 days prior to the public hearingJo all qwners ofprop~ adjacent to the subject property, as indicated on the attach~d.1st, on the .E day of) VV\~ 200 _l(which iS/J.~ys prior to the public hearing date of ,1'11 ). The names and addresses of the adjacent property owners shall be those on the current tax records of Pitkin County as lhey appeared no more than 60 days prior to the public hearing. 2. By mailing of notic copy of which is attach ereto, by first-class, postage pre. .S. Mail at least 30 days . r to the public hearing t e pwner(s) of the mineral estate emeath the subject .t},~t'v"" property, ndicated on the attach 1st, on t~e _ day of _ (which is _ days prior \ '\.. to the lic hearing date of ). The names and addresse the mineral estate owners shall b ose on the current t~ords of Pitkin cbunty as th peared no more than 60 days prior to he public hearing. 3. By posting a sign in a conspicuous place on th~ subject property (as it could be seen from the nearest public way) and that said sign was posted and Wisibl~ntinuously from the '1.,t7 day ofT v\..n<-- , 2001 to the I t day of 7 (.It nr--. 200_. (Must be posted for at least fifteen (15) full days before the hearing date). A photograph of the PY1,ed / sign i~ ~L:mo. b0- V"\ 'fJ~(SLn ) /~ f" Applicant's name ! Signature (Attach photograph here) Signed before me this JJJkmy of 'lr~ ,2061by ~ ~ ignature n~I'\.eJ bl C'/V( :p~'cJ G,l?bJUl l PUBLIC NOTICE RE: Nelson Constrained Lot TOR (CASE# P056-07) NOTICE IS HEREBY GIVEN that a public hearing wiIl be held on Wednesday, July 11,2007 at a regular meeting to begin at 12:00 PM or as soon thereafter as the conduct of business allows, before thc Board of County Commissioners, Plaza One Conference Room, 530 East Main Street, Aspen to considcr an application submitted by Gary Nelson (50 Redstone Boulevard, Redstone, CO 81623) requesting approval for a Constrained Lot TOR. The property is located on Bighorn Lane and is legaIly described as Lots 7 & 8, Block 0, Redstone Ranch Acres. The State Parcel Identification for this property is 2729-293-03-040. The application/resolution are available for public inspection in the Community Development Department, City Hall, 130 S. Galena St., Aspen CO 81611. For further information, contact Ezra Louthis at (970) 920-5092. Jeanette Jones, Deputy County Clerk Board of County Commissioners Published in the Aspen Times Weekly on June 10,2007. Attention Applicant/Representative: It is your responsibility to do the following: I. Mail this Public Notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return addre~s of the Community Development Department. The names and addresses shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the date of the public hearing 2. Submit the Affidavit of Notice by Posting ~ Mailing (previously sent to you with your applicant letter) as proof of compliance with the Code at the hearing. 3. Pick up Public Notice sign from the Pitkin 'County Community Development Department, 130 South Galena Street, Aspen, CO (970) 920-5526 4. Post the Public Notice sign on the property at least fifteen days (15) prior to the hearing 5, Remove the Public Notice sign within one week after hearing date 5/31/2007 a,\RTLETT TODD A & KARLA S 11046 BISON LN . REDSTONE, CO 81623 R0077 I 5 WEDAM DARRELL J & MARY E 0080 BISON LN REDSTONE, CO 81623 R007489 MECHAU MICHAEL & BLAKELY RT #1 - 3542 FRONT ST PALISADE, CO 81526 R007619 HILL FRANK E & BEVERLEY J 0036 BIGHORN LN REDSTONE, CO 81623 R007571 HANSEN GARRETT K PO BOX 2161 GLENWOOD SPRINGS, CO 81602 ROl2652 ilk ~....~-'~ .j" ,~""'~. ~..at' . '1-.~~ .,-" . t'. /~,... ..... ~ 4-, ~!. .~. '.' L~ ~~~$,~~. ...,+.: ' "II. ~ \... !l ,.'" ~. .:~'" W' ...~ "..z: :~L,- .....'" J :f?~!~~' - , ~t:it' l'III.~~ .... t:~ I ~.~~'~ -i~~j, ~ ~~~~>. ," ! ": .t~' ~.' ..: .,~ ..'~ it... t.""'..'".... ;."~..., "',,,.:.... ," ,,~. ,... 'W - '::-- .".... 7:; ',0. k.. .:"'." \.ii~ "Y<'Jt... :....- - ....." """ .... ~. "'... .. .<"!It- _ ;. "r ......f'- ,; ~ ' ...... i ."-.... ~, . .' '" 1i~"'" . '(,~. ~. . 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DEPAR'fMENT 130 SoUth G-aJ.eIla Street Aspen, Cqlorado. 81611 (970) 920.'-5526 Pitkin County Land Use: 172 Board of Adjustment 159 County Land Use Code 174 Flat Fee 162 Zoning and Sign 169 Public Notice+ 160 Planning Enforcement 175 Hearing Officer Referral Fees: Airport County Clerk County Engineer Environmental Health Historic Housing Land Management Redstone HPC Wildlife Officer 210 LUCO 1 211 194 208 198 190 209 206 170 105 120 195 115 150 110 130 152 158 155 165 PZ005 185 IS 161 B1202 B1203 Building Fees: Board of Appeals Building Permit Electrical Permit Energy Code Review Mechanical Permit Plan Check Plumbing Permit Reinspection A VFD Fire Marshal BFD Fire Marshal Other Fees: Use Tax Copy Master Plan Copy Park Dedication GIS Requirements Housing Impact Fee Road Impact Fee School Impact Fee TOTAL NAME: ~.1./,)! \,J ADDRESS/PROJECT: 1 """' /-.....J ,......, ~('... '-t:.. --, .~ \..J\ r ~/!'" PHONE: CHECK# CASE/PERMIT#: DATE: INITIAL: ."" i/,)p'"