HomeMy WebLinkAboutLot 4 Fox Crossing Interpolated Grade Notice Of Approval- Final Draft
NOTICE OF APPROVAL
DETERMINATION OF THE PRE-DEVELOPMENT TOPOGRAPHY OF A SITE COMMONLY KNOWN AS 553 RACE ALLEY, LEGALLY DESCRIBED AS LOT 4, FOX CROSSING SUBDIVISION & VACATION PLAT, SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6THP.M. CITY OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADO
Parcel ID No. 2737-073-92-004
APPLICANT:CADG Aspen Holdings LLC
REPRESENTATIVE:Chris Bendon, Bendon Adams
SUBJECT & SITE OF APPROVAL:
Determination of the pre-development topography of Lot 4 of the Fox Crossing Subdivision (see site location in Figure 1). The applicant is requesting a pre-development topography determination, pursuant to Land Use Code Section 26.575.020.C, Measuring Net Lot Area.
SUMMARY:
The subject parcel consists of a lot with no developed dwelling. As part of the Fox Crossing subdivision, Lot 4 is the final lot to be developed. A building permit for this lot was submitted to the City of Aspen and is pending. During review, City staff questioned the use of the existing, current-day topography as the basis for measuring height for the proposed single-family home. While Lot 4 is mostly flat, based on the Subdivision Plat, it appears that re-grading has taken place on the site at some time in the past. The re-grading is considered a form of development and the Land Use Code requires both height and Floor Area to be calculated using natural or pre-developed topography. The development rights associated with the lot may be affected by the re-grading.
To establish an agreed-upon natural topography, the applicant needs to provide an estimate of pre-development topography prepared by a Civil Engineer or Professional Land Surveyor along with commentary describing the document and outlining the methodology used to prepare the estimated pre-development topography. The applicant has submitted an interpolated grade, based on the pre-development topography prepared by High Country Engineering along with a narrative describing its methodology. The applicant requests an administrative determination to accept the interpolated grade estimation.
STAFF EVALUATION:
The current condition of the lot is one that is relatively flat with some gentle drop in grade from the front to the rear of the lot. Historically, there was a greater grade change of the lot; however, with the construction of the pedestrian trail that wraps around the lot adjacent grading was manipulated. To construct the public trail, grade was raised, necessitating some grade manipulation on adjacent Lot 4.Due to multiple historic uses and recent grade changes, staff finds that the proposed interpolated grade estimation is a reasonable interpolated grade, considering the impacts of the pedestrian trail on the lot.
DECISION:
The Community Development Director accepts the estimation of pre-development topography prepared by High Country Engineering on the basis that the estimate is consistent with the topography of the surrounding neighborhood.
APPROVED BY:
_______________________________________________________________
Jessica GarrowDate
Community Development Director
Attachments:
Exhibit A- Interpolated grade (Recorded)
Exhibit B - Application (Not recorded)