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HomeMy WebLinkAbout2 Review Standards and CriteriaExhibit 2 26.435.040. Stream margin review. A. Applicability. The provisions of the stream margin review shall apply to all development within one hundred (100) feet, measured horizontally, from the high water line of the Roaring Fork River and its tributary streams and to all development within the Flood Hazard Area, also known as the 100-year flood plain. B. Exemptions. The Community Development Director may exempt the following types of development within the stream margin review area: 1. Construction of pedestrian or automobile bridges, public trails or structures for irrigation, drainage, flood control or water diversion, bank stabilization, provided plans and specifications are submitted to the City engineer demonstrating that the structure is engineered to prevent blockage of drainage channels during peak flows and the Community Development Director determines the proposed structure complies, to the extent practical, with the stream margin review standards. Not Applicable 2. Construction of improvements essential for public health and safety which cannot be reasonably accommodated outside of the "no development area" prescribed by this Section including, but not limited to, potable water systems, sanitary sewer, utilities and fire suppression systems provided the Community Development Director determines the development complies, to the extent practical, with the stream margin review standards. Not Applicable 3. The expansion, remodeling or reconstruction of an existing development provided the following standards are met: a) The development does not add more than ten percent (10%) to the floor area of the existing structure or increase the amount of building area exempt from floor area calculations by more than twenty-five percent (25%). All stream margin exemptions are cumulative. Once a development reaches these totals, a stream margin review by the Planning and Zoning Commission is required; and The property consists of a 10, 077 square foot lot at 1108 Waters Avenue. The property is zoned R-15 (Moderate Density Residential) and contains a single-family residence accessed off Waters Avenue. Recent as-builts measured the floor area of the existing single-family residence at ~4,296 sf – which includes 2,775 sq ft of interior floor area and 1,520 square feet of deck. The property is considered a legally established nonconforming structure that was built prior to Stream Margin requirements and is able to maintain its nonconforming structure status through Section 26.312.030.B Normal Maintenance. Due to steep slopes, the Net Lot Area is ~6,077 square feet with an allowable Floor Area of ~3,261 square feet. Exhibit 2 The current remodel plans call for the existing decks to be significantly pared back, in addition to floor plan alterations that would reduce the floor area from 4,296 square feet to 3,447 square feet – reducing the existing floor area which meets the 10% allowance. Existing exempt area from floor area calculations is ~1,590 square feet with the 25% allowance allowing for an increase of ~397 square feet. The proposal calls for ~1,502 of exempt area from floor calculations -which is a reduction of existing and meets the 25% allowance. b) The development does not require the removal of any tree for which a permit would be required pursuant to Chapter 13.20 of this Code. As proposed, the remodel is not requesting any tree removals that require a permit. c) The development is located such that no portion of the expansion, remodeling or reconstruction will be any closer to the high-water line than is the existing development; The proposed remodel is below the applicable Stream Margin Exemption criteria thresholds and will be significantly reducing an existing non-conformity. Constructed before the City’s Stream Margin Review came into effect, the residence and its placement on-site would not be able to be replicated under today’s code. The only significant changes are the alterations of the existing entryway to create a compliant one-story element and an update to the principal window placement – both facing out to Waters Avenue. The residence will be reclad utilizing the existing vertical plane and will not expand the structure towards the highwater line. d) The development does not fall outside of an approved building envelope if one has been designated through a prior review; and Not Applicable. There is no approved building envelope for this site. e) The expansion, remodeling or reconstruction will cause no increase to the amount of ground coverage of structures within the 100-year flood plain. The current remodel plans will be utilizing the existing building footprint and paring back the existing nonconforming decks as outlined in the application letter – both of which are outside of the FEMA 100- year flood plain as indicated on the survey.