The URL can be used to link to this page

Home My WebLink Aboutresolution.apz.008-98 RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING A HALLAM LAKE BLUFF REVIEW FOR THE LEWIS/POSADA RESIDENCE, 414 NORTH FIRST STREET, CITY OF ASPEN. Parcel No. 2735-124-18-005 Resolution #98- 0<~ WHEREAS, the Community Development Department received an application from Job_nathan Lewis and Roberto Posada, owner and applicant, for landscape and physical improvements to their property located at 414 North First Street; and, WHEREAS, the subject improvements which fall within 15 feet of the top-of- slope of the Hallam Lake Bluff are within the review authority of the Planning and Zoning Commission, pursuant to Section 26.68 Environmentally Sensitive Areas; and, WHEREAS, the Planning and Zoning Commission may approve development within the Hallam Lake Bluff Environmentally Sensitive Area in conformance with the review criteria set forth in Section 26.68.060~ and, WHEREAS, the City Engineer, the City Parks Department, the Community Development Department, the Given Institute, and the Aspen Center for Environmental Studies (ACES) reviewed the proposal and recommended approval with conditions; and WHEREAS, during a regular meeting on June 2, 1998, the Planning and Zoning Commission approved by a 5-1 vote the Hallam Lake Bluff Review for the Lewis/Posada residence with the conditions recommended by the Community Development Department, as amended by the Commission during the meeting. NOW, THEREFORE BE IT RESOLVED by the Commission: That the Hallam Lake Bluff Review for the Lewis/Posada Residence, 414 North First StreeT, is approved with the following conditions: 1. The top-of-slope is approved at the elevation 1001, as shown in the application drawings (false datum). 2. The placement and design of the dry-laid stone walls is approved by the Planning and Zoning Commission. as proposed in the detailed drawings of this application, subject to final review by the Historic Preservation Commission. 3. The observation deck may be reconstructed in its present location and footprint, subject to final review by the Historic Preservation Commission, but cannot be expanded or reconstructed in a second location. 4. Prior to any demolition or redevelopment of this observation deck, the applicant shall submit to the Community Development Department a scaled plan and section drawing of the existing deck prepared by a registered Architect or Engineer. I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII llll IIII 418t~7 08/1.7/1988 lq-:491~ I~ESOLUT! DI:IVI$ SILVZ 1 of 4 R 21.00 D 0.00 N 8.00 PITKIN COUNTY CO 5. For the purpose of maintaining the integrity of the Hallam Lake Bluffslope and to minimize the visual impacts from construction, the applicant shall observe the following construction process for the observation deck: a. Silt fencing shall be erected on the down-slope side of the deck prior to construction activity and shall remain in place until completion and sign-off by the Building Inspector. b. Existing vegetation within the construction area shall be tied back to prevent damage. c. All demolition, digging for foundation supports, and construction shall be accomplished manually, not with the aid of mechanical equipment. In the event mechanical equipment is necessary, the Parks Department shall be notified and placement of the equipment shall be approved by the Parks Department. d. The applicant shall limit the number of support piers to a practical minimum, as determined by an Architect or Engineer. e. After construction, all disturbed soils shall be stabilized and/or revegetated to the approval of the Parks Department. f. All representations made by the applicant's representative to the Commission concerning the process, timing, and materials for construction shall be considered conditions of approval. 6. Reconstruction of the footpaths, in cooperation ~vith the City Parks Department and ACES, is approved by the Planning and Zoning Commission, subject to final review by the Historic preservation Commission, with the following conditions. a. Silt fencing shall be erected on the down-slope side of the paths prior to construction activity and shall remain in place until completion and sign-off by the City Parks Department. b. Existing vegetation within the construction area shall be tied back to prevent damage. c. All demolition, digging for foundation supports, and construction shall be accomplished manually, not with the aid of mechanical equipment. In the event mechanical equipment is necessary, the Parks Department shalI be notified and placement of the equipment shall be approved by the Parks Department. d. The applicant shall limit the number of reinforcing timbers to a practical minimum. e. After construction, all disturbed soils shall be stabilized and/or revegetated to the approval of the Parks Department. f. All representations made by the applicant's representative to the Commission concerning the process, timing, and materials for construction shall be considered conditions of approval. I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII IIII IIII 4`18Xg7 88/17/'1998 11:49A RE$OLUTX DAVX$ SXLVX 2 o{ 4 R 2~..00 D 0.88 N 8,88 PXTKXN COUNTY CO 7. The construction of the 6 foot fence wall on the east boundary line is approved by the Planning and Zoning Commission, subject to final review by the Historic Preservation Commission, as proposed with the following conditions: a. Pier footings shall be used and located to minimize disturbance to surrounding vegetation. b. A medium to dark gray or slate, or similar color, shall be used to minimize the visibility of the structure from Hallam Lake. c. Silt fencing shall be erected on the down-slope side of the deck pri~r to construction activity and shall remain in place until completion and sign-off by the City Parks Department. d. Existing vegetation within the construction area shall be tied back to prevent damage. e. All demolition, digging for fomadation supports, and construction shall be accomplished manually, not with the aid of mechanical equipment. In the event mechanical equipment is necessary, the Parks Department shall be notified and placement of the equipment shall be approved by the Parks Department: f. The applicant shall limit the number of support piers to a practical minimum, as determined by an Architect or Engineer. g. After construction, all disturbed soils shall be stabilized and/or revegetated to the approval of the Parks Department. h. All representations made by the applicant's representative to the Commission concerning the process, timing, and materials for construction shall be considered conditions of approval. 8. No other landscape improvements or changes to the terrain, except those mentioned herein, are approved. The applicant shall gain approval for any revegetation below or with 15 feet of the top-of-slope from the Parks Department. 9. Any pool or hot tub shall be drained to the sanitary sewer and not over the slope. 10. Outdoor lighting shall be low, downcast, and not used to accent architectural or landscape features. No lighting shall be used below or within 15 feet of the top-of- slope. There shall be no lighting on, or of, the observation deck, trees, and the flagpole. The Planning and Zoning Commission hereby recommends this condition of approval to the Historic Preservation Commission for any further reviews necessary. 11. Any changes to the design or representation made to staff or the Commission in this application for development within the ESA area must be formally accepted as an amendment to this ESA approval. 12. Before issuance ora building permit, the applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Build!ng. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII IIII IIII 418197 $6/17/1988 11:4911 9ESOLUT,r DlqVlS $'rLV,r 3 of 4 R 21.$$ D 8.98 N $.89 P'rTK,rN C0UNTY CO 13. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise anaended by other conditions. APPROVED by the Commission at its regular meeting on June 2, 1998. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney ~/ Sara Garton, Chair ATTEST: : Uackie Lothian, Dep~uty City Clerk I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII Ill IIII 418197 06/17/1998 11:491::1 RESOLUT! DgVlS 9!LV! 4 of 4 R 21.90 D 0.09 N 0.00 PZTKZN COUNTY CO