HomeMy WebLinkAboutNOA_1175 Doolittle Circle_Castle Ridge_Insubstantial PD Amendment_8040
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NOTICE OF APPROVAL
ADMINISTRATIVE APPROVAL FOR AN 8040 GREENLINE EXEMPTION AND AN INSUBSTANTIAL
PLANNED DEVELOPMENT AMENDMENT TO REPLACE WALKWAYS TO THE 600 AND 700
BUILDING FOR A PROPERTY COMMONLY KNOWN AS CASTLE RIDGE APARTMENTS AT 1175
DOOLITTLE CIRCLE LEGALLY DESCRIBED AS A METES AND BOUNDS PARCEL, FURTHER
DESCRIBED IN THE ATTACHED EXHIBIT A.
Parcel ID Numbers: 2735-132-01-701
ADDRESS: 1175 DOOLITTLE CIRCLE (CASTLE RIDGE)
APPLICANT: Castle Ridge Associates LTD, C/O Hill Management Company, P.O. Box 95,
Saint Ann, MO
REPRESENTATIVE: Luis Menendez, Menendez Architects, 715 W. Main Street, Suite 104, Aspen, CO
SUBJECT & SITE OF APPROVAL:
Castle Ridge Apartments is a multi-family housing development consisting of eight (8) apartment buildings and
eighty (80) apartment units. There is no site-specific approval for the Castle Ridge Apartments property that
establishes dimensional limitations for the PD. In accordance with Section 26.445.110.H of the Land Use Code, in
absence of an approved site-specific development plan, what exists on the property at the time of the approval
represents the approved dimensions of the Planned Development. Ordinance 24, Series of 2015 granted 8040
Greenline Review and a Minor Planned Development (PD) Amendment to add 988 sq. ft. of floor area to the site to
be used for an on-site maintenance storage shed. The current proposal to replace walkways amounts to the addition
of exempt deck area square footage and requires an amendment to the Planned Development as an Insubstantial PD
Amendment per Section 26.445.110.A, Insubstantial Amendments.
The Community Development Director may approve, approve with conditions, or deny this request based on criteria
found in Exhibit C. Per Section 26.435.030, 8040 Greenline Review is required for all development located at or
above the eight thousand forty (8,040) feet above mean sea level (the 8040 Greenline) in the City and all development
within one hundred fifty (150) feet below, as measured horizontally.
SUMMARY:
The Applicant proposes to remove existing walkways to the 600 and 700 building and replace with building code
compliant walkways and stairs. The existing condition includes ramps and the proposal alters the slope of the
sidewalks and uses stairs to accommodate grade changes. The proposal results in an increase to the exempt deck area
of approximately 425 square feet, a 6% increase from the existing exempt deck area square footage. Castle Ridge
does not have a site-specific development plan establishing the maximum allowable floor area or exempt deck area,
so the existing improvements on site at the time of approval became the approved dimensions for the PD. The property
is eligible for the 15% deck area exemption based on the existing maximum allowable floor area. The approved
drawings are shown in Exhibit B and illustrate the proposed scope. The recorded drawings represent approximate
square footage.
STAFF EVALUATION:
Staff finds the request to replace the walkways, thereby increasing the exempt deck area square footage, to meet the
review criteria for an Insubstantial PD amendment and 8040 Greenline review (Exhibit C). The proposed changes do
not change the character or existing use of the development. Changing the walkways from ramps to stairways
represents an insubstantial change to the Castle Ridge development. The proposal does not include any variation to
the allowed uses in the PD, nor is there a proposal to increase the allowed height or floor area. The increase in deck
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area falls well below 15% of the approximately 64,000 sq. ft. of floor area. The approximate existing deck area is
6,624 sq. ft. and the proposed increase is approximately 425 sq. ft. This brings the total deck area to approximately
7,050 sq. ft. A total of roughly 11% exempt deck area, less than the 15% allowed by the code.
The proposal does not increase the total amount of exempt deck area by more than 25%. The proposed work does not
require the removal of any tree for which a permit would be required. The proposed work is located such that it is not
affected by any geologic hazard and will not result in increased erosion and sedimentation. Site disturbance will be
minimal. Staff has found the request to comply with the applicable review criteria and is approving the request.
REFERRALS:
Parks and Engineering were referrals on this project and raised no objections to the proposed work.
DECISION:
The Community Development Director finds the request to replace walkways providing access to the 600 and
700 building, thereby increasing the amount of exempt deck area to be consistent with the review criteria
outlined in Section 26.445.100.A, Insubstantial amendments and Section 26.435.050, 8040 Greenline Review
(Exhibit C) and thereby approves the request.
APPROVED BY:
_______________________________________ ________________________
Phillip Supino, Date
Community Development Director
Attachments:
Exhibit A – Legal Description (Recorded)
Exhibit B – Drawings (Recorded)
Exhibit C – Staff Findings (Not Recorded)
Exhibit D – Application (Not Recorded)