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HomeMy WebLinkAboutagenda.apz.20170207 AGENDA Aspen Planning and Zoning Commission REGULAR MEETING February 07, 2017 4:30 PM Sister Cities Meeting Room 130 S Galena Street, Aspen I. SITE VISIT II. ROLL CALL III. COMMENTS A. Commissioners B. Planning Staff C. Public IV. MINUTES V. DECLARATION OF CONFLICT OF INTEREST VI. PUBLIC HEARINGS A. 1419 Crystal Lake Rd. Stream Margin and Special Review B. 1470 Red Butte Drive, Stream margin and Special Review VII. OTHER BUSINESS VIII. ADJOURN Next Resolution Number: 6, Series 2017 Typical Proceeding Format for All Public Hearings 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legaJ notice (affi d avit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clari fications of applicant 7) Public comments 8) Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal /clarification of evidence presented by applicant and public comment 1 1 ) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met o r not met. Revised April 2, 2014 Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 1 of 11 MEMORANDUM TO: Planning and Zoning Commission FROM: Hillary Seminick, Planner THRU: Jessica Garrow, Community Development Director MEETING DATE: February 7, 2017 RE: 1419 Crystal Lake Dr. – Special Review and Stream Margin Review, Resolution No.__, Series 2017 APPLICANT /OWNER: Big Dog Family, LLC 911 Ponte Vedra Blvd. Ponte Vedra, FL 904.472.8707 REPRESENTATIVE: Mitch Haas, Haas Land Planning 420 E. Main St., Suite 10-B Aspen, CO 81611 LOCATION: 1419 Crystal Lake Road, Parcel ID No. 2737-181-32-017 CURRENT ZONING & USE This property is located in the Moderate-Density Residential (R-15) zone district in the Callahan Subdivision and Planned Development. The property is developed with an existing single family home. PROPOSED LAND USE: The Applicant is proposing to remodel the interior and exterior of the existing single family home. STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Commission approve the Figure B: Subject property Figure A: Project location P1 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 2 of 11 LAND USE REQUEST AND REVIEW PROCEDURES: The Applicant is requesting the following land use approvals from the Planning and Zoning Commission: • Special Review (Pursuant to Lane Use Code Section 26.435.040.E) for a new Top of Slope determination. • Stream Margin Review (Section 26.435.040) for improvements within the Stream Margin Review Area Pursuant to 26.435.040.E, Special Review, an application seeking an appeal of the Stream Margin Map’s Top of Slope designation shall be processed as a Special Review. The criteria for Special Review states the Applicant will demonstrate how the proposed development meets the request outlined in Resolution No. __, Series 2017. P2 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 3 of 11 Stream Margin Review standards. Stream Margin Review applies to areas located within one hundred (100) feet, measured horizontally, from the high water line of the Roaring Fork River and its tributary streams or within the one-hundred-year floodplain where it extends one hundred (100) feet from the high water line of the Roaring Fork River and its tributary streams or within a Flood Hazard Area. Development in these areas shall be subject to heightened review so as to reduce and prevent property loss by flood while ensuring the natural and unimpeded flow of watercourses. Review shall encourage development and land uses that preserve and protect existing watercourses as important natural features. The Planning and Zoning Commission will determine if the proposal meets the criteria for a Special Review and Stream Margin Review. The Commission is the final review authority. SUMMARY OF PROJECT: EXISTING CONDITIONS: Located on the east side of town outside the Aspen Infill Area, the subject property, 1419 Crystal Lake Road is zoned Moderate-Density Residential (R-15) and is Lot 14-E of the Callahan Subdivision and Planned Development. A 6,374 sq. ft. single family home was constructed on the property in 1990, shown in Figures C and D. The lot is just over one acre at 45,188 sq. ft. and is located on the banks of the Roaring Fork River. A portion of the property is located within the applicable Stream Margin Review Area, indicated in Figure E. Figure C. Front of existing residence Figure D. Rear (riverside) of existing residence P3 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 4 of 11 Figure E. Existing conditions site map The existing property has the following non-conformities with regards to Stream Margin Review: The following figures refer to the proposed Top of Slope designation, further described in the Proposal section of this memo. • A portion of the existing home projects into the 45° progressive height limit, as measured from the proposed Top of Slope designation, shown in Figures F and G; and, • A putting green and stair case, as shown in Figures F and H; and, • Non-native vegetation below the proposed Top of Slope and within 15’ of the proposed Top of Slope, shown in Figure F. P4 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 5 of 11 Figure F. Existing riverside conditions with approximate location of the proposed Top of Slope Designation P5 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 6 of 11 PROPOSAL: The Applicant proposes the following improvements to the existing single family residence: • Relocation of existing deck area; and, • Replace and change location of existing fenestration; and, • Replace existing exterior materials; and, • Remove putting green and stairs located within 15’ of the Top of Slope; and, • Revegetate areas within 15’ of the Top of Slope with native vegetation; and, • Add new stormwater improvements; and, • Add new patio area and spa. Figure I. Proposed riverside rendering Figure G. Existing second story projecting into the 45° Progressive Height Limit Figure H. Nonconforming staircase location P6 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 7 of 11 Figure J. Existing riverside elevation Figure K. Proposed riverside elevation P7 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 8 of 11 Figure L. Site plan with proposed exterior improvements Additionally, the Applicant proposes a new Top of Slope determination, as shown in Figure M. below. Figure M. Site Map with proposed Top of Slope determination and improvements P8 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 9 of 11 STAFF COMMENT: There are eleven (11) review criteria associated with Stream Margin Review, and two (2) associated with Section 26.435.040.E. Staff findings for the aforementioned review criteria are summarized below and full responses are in Exhibit A. Additionally, the application was referred to both the Engineering and Parks Departments for review and comment that can be found in Exhibit B. All conditions required by the referral departments have been incorporated in the approval resolution. The nature of the changes proposed by the remodel raises four primary questions regarding the Stream Margin Review and Special Review criteria: 1) Does the City of Aspen’s Engineering Department support the proposed Top of Slope determination? The proposed Top of Slope determination was confirmed onsite by the Engineering Department in the fall of 2016. The Top of Slope provides the basis of the Stream Margin Review; therefore, Staff reviewed the proposed development based on the new Top of Slope determination. 2) Do any of the proposed additions to the rear of the property extend into the Top of Slope setback? The putting green and staircase located below the Top of Slope setback are proposed for removal. The new patio, relocation of deck area, and changes to the rear façade of the building are all located beyond 15’ of the Top of Slope as shown in Figures L and M, above. 3) Do any of the proposed changes infringe on the 45° progressive height plane from the Top of Slope? As noted in the Existing Conditions section of this memo, the existing home projects into the 45° Progressive Height Limit. Criteria 9 does not allow for development outside the 15’ setback from the top of slope to exceed a height delineated from a line drawn at 45°, also known as the Progressive Height Limit. The home currently projects into this plane shown in Figure M. The projection into the plane will not increase as a result of the proposed improvements as shown in Figures N and O. Figures P and Q provide a footprint of the proposed and existing eves, and demonstrate the improvements will not increase this non- conforming aspect of the home. P9 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 10 of 11 Figure P. Existing roof eve projecting into 45° Progressive Height Limit Figure Q. Proposed roof eve projecting into 45° Progressive Height Limit Figure N. Existing second story projecting into the 45° Progressive Height Limit Figure O. Proposed second story projecting into the 45° Progressive Height Limit P10 VI.A. Staff Memo 1419 Crystal Lake Road Stream Margin and Special Review Page 11 of 11 4) How will the proposed changes to the rear of the property affect riparian vegetation and features? In addition to removing the putting green and staircase that are below the Top of Slope, the Applicant proposes to further improve areas below the 15’ Top of Slope setback and Top of Slope by revegetating with native plant species as approved by the Parks Department. The Parks and Engineering Departments have concerns with the potential impacts of excavation and reconstruction in the proximity to the root structures of trees. The referral comments from both departments indicate that careful treatment during excavation and final design can mitigate these potential impacts. These conditions have been included in the approval resolution. SUMMARY: The Top of Slope determination is supported by the Engineering Department, and both Parks and Engineering support the removal of the putting green, the stair case, and the revegetation of the “no development” area. The proposed project meets all of the standards in 26.435.040.C., Stream Margin Review and 26.435.040.E, Special Review. RECOMMENDATION: Community Development Department staff recommends that the Planning and Zoning Commission approve the request for Stream Margin Review and Special Review, with conditions. RECOMMENDED MOTION: If the Planning and Zoning Commission chooses to recommend approval for the request, they may use this motion “I move to make a recommendation to approve the requests for Stream Margin Review and Special Review at 1419 Crystal Lake Road.” ATTACHMENTS: Exhibit A – Stream Margin – Review Criteria Exhibit B – Referral Agency Comments Exhibit D – Application Exhibit E – Public Notice P11 VI.A. Resolution No. ___, Series 2017 1419 Crystal Lake Road Stream Margin and Special Review Page 1 of 3 ESOLUTION NO. ___ (SERIES OF 2017) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING SPECIAL REVIEW FOR AN ALTERNATIVE TOP OF SLOPE DETERMINATION AND STREAM MARGIN REVIEW FOR PARCEL A: LOT E CALLAHAN SUBDIVISION, ACCORDING TO THE PLAT RECORDED APRIL 21, 1989 IN PLAT BOOK 22 AT PAGE 38 AS RECEPTION NO. 310795 AND AMENDMENT TO SUBDIVISION AND PLANNED UNIT DEVELOPMENT AGREEMENT – CALLAHAN SUBDIVISION, RECORDED NOVEMBER 1, 1996 IN PLAT BOOK 40 AT PAGE 81 AS RECEPTION NO. 398667, COUNTY OF PITKIN, STATE OF COLORADO. PARCEL B: EASEMENT INTEREST DESCRIBED BY GRANT EASEMENT RECORDED DECEMBER 21, 2015 AS RECEPTION NO. 625755, COUNTY OF PITKIN, STATE OF COLORADO., COMMONLY KNOWN AS 1419 CRYSTAL LAKE ROAD. Parcel No. 2737-181-32-017 WHEREAS, the Community Development Department received an application from Haas Land Planning, LLC., on behalf of Big Dog Family LLC, requesting Special Review and Stream Margin Review approval for an alternative Top of Slope Determination for the property at 1419 Crystal Lake Road; and, WHEREAS, the Community Development Department Staff reviewed the application for compliance with the applicable review standards; and, WHEREAS, the City of Aspen Engineering Department provided consultation to the applicant and approved the proposed alternative Top of Slope; and, WHEREAS, upon review of the application, the applicable Land Use Code standards, the Community Development Director recommended approval of the Special Review for an alternative Top of Slope; and, WHEREAS, the City of Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing on February 7, 2017; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development proposal meet either applicable review criteria and that the approval of the request is consistent with the goals and objectives of the Land Use Code; and, WHEREAS, the City of Aspen Planning and Zoning Commission approves the request; and, P12 VI.A. Resolution No. ___, Series 2017 1419 Crystal Lake Road Stream Margin and Special Review Page 2 of 3 WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE BE IT RESOLVED by the Aspen Planning and Zoning Commission: Section 1: Special Review (for Top of Slope) Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves an alternative top of slope determination via Special Review as identified in the attached Exhibit A. The applicant shall submit a Site Improvement Survey/Plat for City of Aspen review and approval depicting the approved Top of Slope within 180 days of this approval. Section 2. Stream Margin Review A. Engineering Department Conditions of Approval 1. All vegetation below the 15’ top of slope setback must be replaced with native vegetation. 2. No excavation for construction of rock bed/patio may extend beyond 15’ of the approved Top of Slope. 3. All excavation in regards to the removal of the putting green and staircase must be performed by hand since both are located below the 15’ Top of Slope setback. B. Parks Department Conditions of Approval 1. A tree removal permit will be required and mitigation for these removed trees will require mitigation, either by fee in lieu or tree planting. 2. All tree removal(s) will be approved by the City Forester. 3. Hand tools are required for all activities within the 15’ Top of Slope setback and below the Top of Slope. This is inclusive of the removal of the stairs and the putting green. 4. Any proposed landscaping within the 15’ Top of Slope setback and below the Top of Slope will be revegetated per City of Aspen standards and all landscaping plans will be subject to Parks approval. Approved seed and planting lists are attached. 5. Landscaping within the ditch easement will be revegetated per City of Aspen standards and all landscaping plans will be subject to Parks approval. 6. A tree protection plan will be required. C. Community Development Department Conditions of Approval 1. 1. This approval does not exempt the project from compliance with applicable zoning regulations of the City of Aspen’s Land Use Code, including, but not limited to Section 26.575.020, Calculations and Measurements. Section 3: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission, are hereby incorporated in such site development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. P13 VI.A. Resolution No. ___, Series 2017 1419 Crystal Lake Road Stream Margin and Special Review Page 3 of 3 Section 4: This resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 5: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED by the Commission at its meeting on February 7, 2017. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: ____________________________ ______________________________ Andrea Bryan, Assistant City Attorney Skippy Mesirow, Chair ATTEST: ____________________________ Cindy Klob, Records Manager Attachments: Exhibit A: Site Improvement Survey/Plat identifying approved Top of Slope P14 VI.A. C:\General CADD 12\Gxd\19050A2.gxd -- 09/16/2016 -- 10:36 AM -- Scale 1 : 240.000000P15 VI.A. Sec. 26.435.040. Stream margin review. E. Special review. An application requesting a variance from the stream margin review standards or an appeal of the Stream Margin Map's top of slope determination, shall be processed as a special review in accordance with common development review procedure set forth in Chapter 26.304. The special review shall be considered at a public hearing for which notice has been published, posted and mailed, pursuant to Subsection 26.304.060.E.3 Paragraphs a, b and c. Review is by the Planning and Zoning Commission. A special review from the stream margin review determination may be approved, approved with conditions or denied based on conformance with the following review criteria: 1. An authorized survey from a Colorado professionally licensed surveyor shows a different determination in regards to the top of slope and 100-year flood plain than the Stream Margin Map located in the Community Development Department and filed in the City Engineering Department; and Staff Response: The Applicant is proposing a new top of slope designation; however, does not propose to change the location of the 100-year flood plain. The Applicant has coordinated with Staff finds this criterion met. 2. The proposed development meets the stream margin review standard(s) upon which the Community Development Director had based the finding of denial. Staff Response: The proposed development does not meet the following review criteria of Section 26.435.040.C., Stream Margin Review Criteria: 2, 3, 8, and 9. Staff finds this criterion not met as noted below. C. Stream margin review standards. No development shall be permitted within the stream margin of the Roaring Fork River unless the Community Development Director makes a determination that the proposed development complies with all requirements set forth below: 1. It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base flood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study prepared by a professional engineer registered to practice in the State which shows that the base flood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off-site which compensate for any base flood elevation increase caused by the development; and Staff Response: The Special Flood Hazard Area is located below the proposed and existing Top of Slope. Development is not proposed below the Top of Slope nor the 15’ Top of Slope Setback; therefore, no impacts to the Special Flood Hazard Area will result by the proposed project. Staff finds this criterion met. P16 VI.A. 2. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Open Space/Trails Plan and the Roaring Fork River Greenway Plan are implemented in the proposed plan for development, to the greatest extent practicable. Areas of historic public use or access shall be dedicated via a recorded easement for public use. A fisherman's easement granting public fishing access within the high water boundaries of the river course shall be granted via a recorded "Fisherman's Easement;" and Staff Response: The adopted regulatory plans of the Opens Space and Trails Board and the Roaring Fork Greenway Plan do not apply to the project. At this time, an Easement has not been established and an easement has not been proposed as a part of this application. A fisherman’s easement cannot be required as a condition of approval. Staff finds this criterion met. 3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made outside of a specifically defined building envelope. A building envelope shall be designated by this review and said envelope shall be designated by this review and said envelope shall be recorded on a plat pursuant to Subsection 26.435.040.F.1; and Staff Response: The Applicant does not propose any development below the 15’ Top of Slope Setback beyond native vegetation, which is permitted by the provisions of this title. A plat will be recorded indicating the new Top of Slope. The following notes will be included on the plat: 1. No development, with the exception of native vegetation as approved by the City of Aspen Parks Department, shall be permitted within 15’ of the Top of Slope shown on this plat. 2. The front and side yard setbacks shall be determined by underlying zoning. These setbacks shall be subject to the provisions of the City of Aspen Land Use Code, as amended. Staff finds this criterion met. 4. The proposed development does not pollute or interfere with the natural changes of the river, stream or other tributary, including erosion and/or sedimentation during construction. Increased on-site drainage shall be accommodated within the parcel to prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope; and Staff Response: No portion of the proposed development is within the Roaring Fork River. The Applicant will submit a construction management plan complying with the URMP (Urban Runoff Management Plan) to be approved by the City Engineer at building permit. Staff finds this criterion met. 5. Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course and a copy of said notice is submitted to the Federal Emergency Management Agency; and P17 VI.A. Staff Response: No alternation of the watercourse is proposed; therefore written notice to the Colorado Water Conservation Board and copies to the Federal Emergency Management Agency are not required. Staff finds this criterion met. 5. A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on the parcel is not diminished; and Staff Response: The proposed development is located well above the Roaring Fork River and the Special Flood Hazard Area; therefore, the project will not alter nor relocate the Roaring Fork River. Staff finds this criterion met. 7. Copies are provided of all necessary federal and state permits relating to work within the 100-year flood plain; and Staff Response: No development is proposed within the 100 year flood plain (Special Flood Hazard Area). Staff finds this criterion met. 8. There is no development other than approved native vegetation planting taking place below the top of slope or within fifteen (15) feet of the top of slope or the high waterline, whichever is most restrictive. This is an effort to protect the existing riparian vegetation and bank stability. New plantings (including trees, shrubs, flowers and grasses) outside of the designated building envelope on the river side shall be native riparian vegetation as approved by the City. A landscape plan will be submitted with all development applications. The top of slope and 100-year flood plain elevation of the Roaring Fork River shall be determined by the Stream Margin Map located in the Community Development Department and filed at the City Engineering Department; and Staff Response: No development other than approved native vegetation is proposed below the Top of Slope or within 15 feet of the Top of Slope. All landscape plans will be subject to the approval of the City Parks Department. The Applicant proposes a new Top of Slope. The proposed Top of Slope location has been confirmed on-site and approved by the City Engineering Department. The Applicant proposes to remove a staircase and an existing putting green that is within the 15 of the Top of Slope. Removal of these features will improve the riparian area and further restore it to its natural state. All work within 15 feet of the Top of Slope and below the Top of Slope shall be done by hand. Staff finds this criterion met. P18 VI.A. 9. All development outside the fifteen (15) foot setback from the top of slope does not exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level at the top of slope. Height shall be measured and determined by the Community Development Director using the definition for height set forth at Section 26.04.100 and method of calculating height set forth at Section 26.575.020 as shown in Figure "A"; and Staff Response: A portion of the existing structure projects into the restricted height area as defined by this standard. The existing single family home is considered a Nonconforming structure by the provisions of this Title and is subject to Chapter 26.312, Non Conformities. Normal maintenance of these nonconformities are allowed by the Title. Portions of the structure within the progressive height limit include a portion of the second story and roof. The project proposes to replace the roof and exterior materials within the height restricted area. The portion of the roof that projects into this progressive height restricted area will not project into this area any more than the existing roof eve. Staff finds this criterion met. 10. All exterior lighting is low and downcast with no light(s) directed toward the river or located down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be submitted with all development applications; and Staff Response: A lighting plan was not submitted with the Application. The following condition of approval will be included in the resolution: 1. All exterior lighting will comply with the provisions of Staff finds this criterion met. 11. There has been accurate identification of wetlands and riparian zones. The applicant has provided a wetland delineation report and identified wetlands in Exhibit C and E. A riparian restoration area has been identified in Exhibit C and is highlighted in the Staff Memo. Staff finds this criterion met. P19 VI.A. Engineering Department Comments January 10, 2017 1. The building envelope can only extend to the 15’ top of slope (TOS) setback. 2. All vegetation below the 15’ top of slope setback must be replaced with native vegetation. 3. No excavation for construction of rock bed/patio may extend beyond 15’ TOS setback. 4. The existing staircase to the west of the proposed development (located within setback) must be removed and returned to native vegetation. 5. All excavation in regards to the removal of the putting green and staircase must be performed by hand since both are located below TOS setback January 26, 2017 Mike Horvath, Civil Engineer II I visited the site of 1419 Crystal Lake Dr. during the fall and confirmed the TOS location and it is accurate in the application with my field delineation. Parks Department Comments January 25, 2017 1. A tree removal permit will be required and mitigation for these removed trees will require mitigation, either by fee in lieu or tree planting. 2. All tree removal will be approved by the City Forester. Trees may not be allowed to be removed, specifically, there are concerns regarding the proposed removal of trees along the eastern portion of the property. The trees that are proposed for removal in the area of the proposed patio are not anticipated to be an issue. 3. Hand tools are required for all activities within the 15’ Top of Slope (TOS) offset and below the TOS. This is inclusive of the removal of the stairs and the putting green. 4. Any proposed landscaping within the 15’ Top of Slope (TOS) offset and below the TOS will be revegetated per COA standards and all landscaping plans will be subject to Parks approval. Approved seed and planting lists are attached. 5. Landscaping within the ditch easement will be revegetated per COA standards and all landscaping plans will be subject to Parks approval. Approved seed and planting lists are attached. 6. A tree protection plan will be required. P20 VI.A. Memorandum From: Hillary Seminick Planner City of Aspen Community Development Department To: Mitch Haas Haas Land Planning, LLC Date: January 23, 2016 RE: 1419 Crystal Lake Dr. 1. Sheet L.1 a. The note shown below states that only the area below the TOS will be revegetated. Stream Margin Review Standard 26.435.040.C(8) states “there is no development other than approved native vegetation taking place below the top of slope or within fifteen (15) feet of the top of slope or high water line, whichever is most restrictive”. With regards to this property, the more restrictive location is the 15’ TOS setback. Please amend this note to reflect that all areas below the 15’ TOS setback will be revegetated with native vegetation. This is required to meet the criteria and receive a recommendation of approval. Additionally, please be aware the landscaping plans will be subject to final approval by the Parks Department. 2. Sheet L2 a. The proposed building envelope shall not be below the 15’ TOS Setback. Please update accordingly. P21 VI.A. 3. Sheet L.3 a. Stream Margin Review Standard 26.435.040.C(8) states “there is no development other than approved native vegetation taking place below the top of slope or within fifteen (15) feet of the top of slope or high water line, whichever is most restrictive”. With regards to this property, the more restrictive location is the 15’ TOS setback. There appears to be something projecting into the 15’ TOS Setback. I believe this may be a roof eve. All setbacks are planar and as the criteria states, no development is . Can you please updated sheets A.104 Existing Roof Plan and sheet A.104 Proposed Roof Plan with the 15’ TOS Setback to demonstrate the feature will not further encroach into the setback location? This will be required to meet the criteria and receive a recommendation of approval. Sheet L.3 (left) Shows a projection into the 15 TOS setback. Sheet L.1 (right), does not show a similar projection element into the TOS. 4. Sheets A.104 Existing Roof Plan and sheet A.104 Proposed Roof Plan a. There may be a sheet numbering issue, they’re both the same number, which makes them difficult to reference. This doesn’t need to be fixed prior to land use review, just a heads up. b. Please update as noted in comment 2. 5. No structures or any other forms of development shall be permitted within the 15’ TOS setback. This includes, but is not limited to, footers and other subgrade improvements. 6. All floor area calculations shall be subject to Sec. 26.575.020 (Calculations and Measurements) and be confirmed at building permit. P22 VI.A. December 19, 2016 Ms. Hillary Seminick Aspen Community Development Department 130 South Galena Street Aspen, CO 81611 RE: Stream Margin Review Exemption Request for 1419 Crystal Lake Road (Lot 14-E, Callahan Subdivision, PID#2737-181-32-017) Dear Hillary: Please consider this letter and the attached drawings to represent a formal request for a Stream Margin Review Exemption in order to relocate a portion of the existing deck area, make changes to the fenestration and exterior materials, make changes to the roof and some exterior building massing, make changes to the interior of the building, remove the putting green in the rear yard, replace some of the existing sod yard with native grass, perform various other landscape and civil engineering/stormwater improvements and construction, including additional deck area and spas, and revegetate areas below the top of slope with native riparian vegetation at 1419 Crystal Lake Road. Additionally, this letter seeks an Insubstantial Amendment of the Planned Development (PD) overlay on the property. The subject property is legally described as Lot 14-E, Callahan Subdivision/PD, which subdivision and planned development was approved in 1976. This approximately one-acre property contains a single-family home of just under 8,000 square feet. It is zoned R-15/PD, Moderate-Density Residential with a Planned Development Overlay, and its Parcel Identification Number is 2737-181- 32-017. Although a Top of Slope (TOS) line for the property has not previously been recorded, the City, through the Stream Margin Review (SMR) process, approved one in 2000. The TOS subsequently delineated for this property on the City’s official Stream Margin Map (adopted in 2001/2002) creates an upslope “dimple” in the bank area that crosses through the existing home, which was constructed prior to the map’s adoption. Although the Pre-Application Conference Summary stated that the applicant could use the TOS that was depicted on the site-specific 2000 approval for a Stream Margin Review, the applicant has been working with HAAS LAND PLANNING, LLC • 420 E. MAIN STREET, SUITE 10-B • ASPEN, COLORADO • 81611 • • PHONE: (970) 925-7819 • MITCH@HLPASPEN.COM • P23 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 2 the City Engineering Department to field verify an appropriate TOS for this property. The applicant is proposing to use the City Engineering Department’s field-verified delineation as the TOS for the proposed development. Indeed the TOS line depicted on the accompanying Site and Landscape Plan matches that determined in the field by the City Engineering Department. Should this application require a full Stream Margin Review instead of an exemption, all of the standards that would then be applicable are also addressed below. “Development” per the Definitions Section (26.104.100) of the Land Use Code, is defined as follows: The use or alteration of land or land uses and improvements inclusive of, but not limited to: 1) the creation, division, alteration or elimination of lots; or 2) mining, drilling (excepting to obtain soil samples or to conduct tests) or the construction, erection, alteration, or demolition of buildings or structures; or 3) the grading, excavation, clearing of land, or the deposit or fill in preparation or anticipation of future development, but excluding landscaping. Section 26.435.040(A) of the Code provides that all “development” within one hundred (100) feet, measured horizontally, from the high water line of the Roaring Fork River and its tributary streams, and within the Flood Hazard Area (100 year flood plain) is subject to Stream Margin Review. The Code further provides that the intention of this heightened review is to reduce and prevent property loss by flood while ensuring the natural and unimpeded flow of watercourses. The subject property and its existing residence are located within 100 feet of the Roaring Fork River, but well above the flood hazard area. The proposed relocation of the deck, removal of the putting green, the exterior changes to the home, and the replacement of the sod with native grass all fall within the parameters of “development,” and would appear to subject this property to Stream Margin Review. However, the Community Development Director is authorized to exempt certain types of development from Stream Margin Review (see Code Section 26.435.040(B)), including the expansion, remodeling or reconstruction of an existing development, provided that certain standards are met. Such expansions, remodels and reconstructions are allowed an exemption as the drafters of the applicable Code language realized that maintenance, upkeep and certain types of expansions, remodels and reconstructions would not increase the potential for property loss by flood and would have no real affect on the natural and unimpeded flow of watercourses. We believe that is the case with the development proposed. P24 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 3 The exemption standards of Section 26.435.040(B)(3) are presented below in italicized print and each is followed by a response demonstrating compliance and/or consistency therewith, as applicable. a) The development does not add more than ten (10) percent 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 (25) percent. 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 proposed development will not add any floor area, nor will it increase the amount of building area exempt from floor area calculations by 25% or more. 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. The attached Landscape Plan shows some of the tree removal that will be required for the new design, including the removal of certain trees that are too close to the existing home. 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; While façade materials added to the exterior of the house and the deck relocation will expand the structure in the direction of the river, no portion of the proposed development will be any closer to the high water line than is the already developed area of the property. The exception to this statement is in relation to the positive changes represented by the fact that some of the existing, clearly unnatural and inappropriate development closest to the high water line will be removed and replaced with native landscaping. These types of positive changes are generally accepted and exempted from the full review process as improvements that serve to reduce the degree of legally established non- conformity. d) The development does not fall outside of an approved building envelope if one has been designated through a prior review; and The proposed development does not fall outside of an approved building envelope. There is no building envelope currently designated on or for the subject property. The applicant will record the TOS line per the City Engineering Department’s field verification, and has further created a building envelope on P25 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 4 all other sides of the lot using the setback requirements of the underlying zone district as well as the existing access improvements. (See the attached proposed Site and Landscape Plan.) Notwithstanding the requirement to delineate a building envelope, the applicant reserves the right, on all non-river sides of the property, to use the setback areas in any manner consistent with applicable provisions and limitations of the Land Use Code, as such may be amended from time to time and respectfully requests that any granted approvals include provision of this allowance. e) The expansion, remodeling, or reconstruction will cause no increase to the amount of ground coverage of structures within the 100-year flood plan [sic]. The proposed remodel remains wholly outside of the 100-year flood plain. If it is determined that adoption of the filed-verified TOS line established by the City Engineering Department (which is different from that of the Stream Margin Map) and the proposed development plans cannot be approved as an exemption, the standards for Stream Margin Review are discussed below. According to Section 26.435.040(E) of the Code, Special Review at a public hearing before the Planning and Zoning Commission is needed to request an appeal from the Stream Margin Map’s TOS determination. Code Section 26.435.040(E) goes on to state that, A special review from the stream margin review determination may be approved, approved with conditions or denied based on conformance with the following review criteria: 1. An authorized survey from a Colorado professionally licensed surveyor shows a different determination in regards to the top of slope and 100-year flood plain than the Stream Margin Map located in the Community Development Department and filed in the City Engineering Department; and 2. The proposed development meets the stream margin review standard(s) upon which the Community Development Director had based the finding of denial. The City’s mapping shows the top of slope as going right through the existing home, which existed at the time that the City’s mapping was adopted. Clearly, the City’s adopted map is in error as not only is it inconsistent with and far more restrictive than both the 2000-approved TOS determination and the recently P26 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 5 field-verified TOS line per the City Engineering Department, but the pre-existing residence sits well above the top of the river bank and the irrigation ditch that follows said banks. Attached to this application is a Topographic Improvement Survey Plat prepared by Aspen Survey Engineers, a Colorado licensed surveyor, showing a more accurate determination of the top of slope as it relates to the subject property, and as field-verified by the City of Aspen’s Engineering Department. The Stream Margin Review Standards of Section 26.435.040(C) are provided below in indented and italicized print and each is followed by a response demonstrating compliance and/or consistency therewith, as applicable: 1. It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base flood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study prepared by a professional engineer registered to practice in the State which shows that the base flood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off-site which compensate for any base flood elevation increase caused by the development; This standard is not applicable. All development proposed in this application is above and outside of the floodplain. 2. The adopted regulatory plans of the Open Space and Trails Board and the Roaring Fork River Greenway Plan are implemented in the proposed plan for development, to the greatest extent practicable. Areas of historic public use or access shall be dedicated via a recorded easement for public use. A fisherman's easement granting public fishing access within the high water boundaries of the river course shall be granted via a recorded "Fisherman's Easement;" This standard is not applicable. All such trail and fisherman’s easements have been previously granted and no new easements are necessary. Moreover, the proposed remodel does not rise to the level of impact that would require any such offsetting exactions. 3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made outside of a specifically defined building envelope. A building envelope shall be designated by this review and said envelope shall be designated by this review and said envelope shall be recorded on a plat pursuant to Subsection 26.435.040.F.1; P27 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 6 Only inappropriate vegetation will be removed and will be revegetated as shown on the proposed, accompanying landscape plan. No slope grade changes will occur outside of the building envelope designated by this review. The designated building envelope is on the proposed Site and Landscape Plan, which will be recorded upon approval. 4. The proposed development does not pollute or interfere with the natural changes of the river, stream or other tributary, including erosion and/or sedimentation during construction. Increased on-site drainage shall be accommodated within the parcel to prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope; The proposed development will in no way pollute or interfere with the natural changes of the river. No drainage will enter directly into the river or onto its banks. 5. Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course and a copy of said notice is submitted to the Federal Emergency Management Agency; 6. A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on the parcel is not diminished; These standards are not applicable as no watercourse will be altered or relocated. 7. Copies are provided of all necessary federal and state permits relating to work within the 100-year flood plain; This standard is not applicable to the proposed development. There will not be any work within the 100-year floodplain. 8. There is no development other than approved native vegetation planting taking place below the top of slope or within fifteen (15) feet of the top of slope or the high waterline, whichever is most restrictive. This is an effort to protect the existing riparian vegetation and bank stability. New plantings (including trees, shrubs, flowers and grasses) outside of the designated building envelope on the river side shall be native riparian vegetation as approved by the City. A landscape plan will be submitted with all development applications. The top of slope and 100-year flood plain elevation of the Roaring Fork River shall be determined by the Stream Margin Map located in the Community Development Department and filed at the City Engineering Department; P28 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 7 Only removal of inappropriate vegetation will occur and will be revegetated with native species using a seed mix to be approved by the City of Aspen Parks Department. A landscape plan is submitted with this application. 9. All development outside the fifteen (15) foot setback from the top of slope does not exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level at the top of slope. Height shall be measured and determined by the Community Development Director using the definition for height set forth at Section 26.04.100 and method of calculating height set forth at Section 26.575.020 as shown in Figure "A"; Site sections are provided herewith showing both the existing conditions and the proposed remodel. In addition, as many people have difficulty reading and understanding Section Drawings, perspective renderings of the existing and proposed conditions relative to the TOS line and the progressive height limit therefrom are provided as well. While elements of the remodel will continue to protrude above the progressive height limit, the total volume of improvements encroaching into the progressive height limit will be either maintained or decreased but will in no way increase at all. In essence, the proposed remodel will have no affect on the level of nonconformity (except to perhaps decrease it) with regard to the SMR progressive height limit requirement. 10. All exterior lighting is low and downcast with no light(s) directed toward the river or located down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be submitted with all development applications; All exterior lighting will be low and downcast with no lights directed toward the river. All exterior lighting will be in compliance with Section 26.575.150 of the Code. There is a note about this included on the proposed site and landscape plan. A final lighting plan with fixture cut sheets will be submitted with the building permit application. 11. There has been accurate identification of wetlands and riparian zones. The proposed development will not affect any wetlands. It is not believed that the proposal will impact any riparian zones either but, to the extent that any riparian zones are at all affected, such will only be for purposes of removing inappropriate vegetation and restoring the affected areas with an appropriate native seed mix to be approved by the City of Aspen Parks Department. P29 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 8 Code Section 26.445.110.A, states that an Insubstantial Amendment to a Planned Development may be authorized by the Community Development Director, subject to the following conditions: 1. The request does not change the use or character of the development. 2. The request is consistent with the conditions and representations in the project's original approval, or otherwise represents an insubstantial change. 3. The request does not require granting a variation from the project's allowed use(s) and does not request an increase in the allowed height or floor area. 4. Any proposed changes to the approved dimensional requirements are limited to a technical nature, respond to a design parameter that could not have been foreseen during the Project Review approval, are within dimensional tolerances stated in the Project Review, or otherwise represents an insubstantial change. 5. An applicant may not apply for Detailed Review if an amendment is pending. The use and character of the development will not change; the property use and character are and will remain that of a single-family residence. What is proposed represents an insubstantial change, as it is merely a minor remodel and improvement of conditions relative to the goals and objectives of the Stream Margin Review. No variations from the allowed uses are being requested. There is no request to increase the allowed height or floor area. Finally, there are no changes requested with regard to the approved dimensional requirements. The proposed development will not increase the potential for property loss by flood, and it will have no affect on the natural and unimpeded flow of the Roaring Fork River. Since the proposed development, as described herein and as shown on the accompanying plans set, meets all of the standards for an exemption from Stream Margin Review, the owner respectfully requests that both the SMR exemption and the Insubstantial Amendment to the Planned Development be granted. It is hoped that the provided information and responses prove helpful in the review of this application. If you should have any questions or desire any additional information, please do not hesitate to contact me. Truly yours, Haas Land Planning, LLC Mitch Haas Owner/Manager P30 VI.A. 1419 Crystal Lake Road-SMR Exemption Request Page 9 Exhibits: Exhibit 1: Pre-Application Conference Summary Exhibit 2: Land Use Application, Dimensional Requirements, and HOA Compliance Forms Exhibit 3: Vicinity Map Exhibit 4: Proof of Ownership Exhibit 5: Authorization for Haas Land Planning, LLC and Thunderbowl Architects to Represent the Applicant Exhibit 6: Prior approvals Exhibit 7: Executed Fee Agreement Attached Plans Sheets (27 sheets, total): 1-2. Signed and Stamped Topographic Improvement Survey Plat, with TOS Line as per City Engineering Department ( 3. Stream Margin Review Grading (C1): exhibit plan only, provided to clearly indicate the high water line, the 100-year floodplain line, the Riverside Ditch and its 10-foot setbacks; the City Engineer Field- Verified Top of Slope Line and the 15-foot offset line therefrom; and the 100-foot offset line from the high water line (i.e., the area of the property that is subject to Stream Margin Review) 4. Stream Margin Review Site & Landscape Plan (L2.0) 5. Tree Preservation & Removals Plan (L1.0) 6. Site & Landscape Plan – Enlarged View (L3.0) 7-9. Existing Conditions Perspective Renderings with TOS Line and Progressive Height Limit Plane (3 sheets) 10-12. Proposed Conditions Perspective Renderings with TOS Line and Progressive Height Limit Plane (3 sheets) 13-15. Section Drawings with TOS Line and Progressive Height Limit Plane (3 sheets) 16-21. Existing Conditions Floor Plans and Building Elevations (6 sheets) 22-27. Proposed Conditions Floor Plans and Building Elevations (6 sheets) P31 VI.A. P32VI.A. P33VI.A. P34VI.A. P35VI.A. P36VI.A. P37VI.A. P38VI.A. P39VI.A. P40VI.A. P41VI.A. P42VI.A. P43VI.A. P44VI.A. P45VI.A. P46VI.A. P47VI.A. P48VI.A. P49VI.A. P50VI.A. P51VI.A. P52VI.A. P53VI.A. P54VI.A. P55VI.A. P56VI.A. P57VI.A. P58VI.A. P59VI.A. P60VI.A. P61VI.A. C:\General CADD 12\Gxd\19050A2.gxd -- 12/19/2016 -- 09:23 AM -- Scale 1 : 240.000000P62 VI.A. C:\General CADD 12\Gxd\19050A2.gxd -- 09/16/2016 -- 10:36 AM -- Scale 1 : 240.000000P63 VI.A. P64VI.A. .#0&5%#2'5+6'2.#0 L2.0NORTH P R O P E R T Y L I N E PROPERTY LINEPROPERTY LINE15' OFFSET FROMTOP OF SLOPE15' OFFSET FROMTOP OF SLOPETOP OFSLOPE/BANKRIVERSIDE DITCHTOP OFSLOPE/BANK#22418#.5 ,#0)414'5+&'0%' %4;56#..#-'&4+8'#52'0%1ISSUE & REVISION DATESPlot Date: 01/25/17Project #:268Drawn By:Checked By:STREAM MARGINREVIEW01/25/17L A N D S C A P E A R C H I T E C T U R E ā L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.379.1030 125' FRONT YARDSETBACK10' SIDE YARD SETBACK1 0 ' S I D E Y A R D S E T B A C KROARING FORKRIVERPROPERTY LINE10' REAR YARD SETBACKPRO P E R T Y L I N E 10' R E A R Y A R D S E T B A C K 16'32' SCALE: 1/16"=1'-00"TOW8001.5TOW8001.5TOW8003.0TOW8003.0TOW8009.0NOTES:1. THE BUILDING ENVELOPE CAN ONLY EXTEND TO THE 15' TOSSETBACK.2. ALL DISTURBANCE BELOW THE 15' TOS SETBACK WILL BEREVEGETATED WITH NATIVE PLANT MATERIAL.3. ANY EXCAVATION BELOW THE 15' TOS SETBACK DUE TOPLANTING OR REMOVAL OF EXISTING DEVELOPMENT SHALL BEPERFORMED BY HAND.P65VI.A. 64''24'5'48#6+10 4'/18#.L1.0NORTH P R O P E R T Y L I N E PROPERTY LINEPROPERTY LINE15' OFFSET FROMTOP OF SLOPE15' OFFSET FROMTOP OF SLOPETOP OFSLOPE/BANKRIVERSIDE DITCHTOP OFSLOPE/BANK#22418#.5 ,#0)414'5+&'0%' %4;56#..#-'&4+8'#52'0%1ISSUE & REVISION DATESPlot Date: 01/25/17Project #:268Drawn By:Checked By:STREAM MARGINREVIEW01/25/17L A N D S C A P E A R C H I T E C T U R E ā L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.379.1030 125' FRONT YARDSETBACK25' FRONT YARDSETBACK10' SIDE YARDSETBACK1 0 ' S I D E Y A R D S E T B A C KROARING FORKRIVERTREE REMOVAL LEGEND>4 IN. CAL. EVERGREEN TOBE REMOVEDREMOVAL SYMBOL>6 IN. CAL. DECIDUOUS TO BEREMOVED7 IN. CAL.DECIDUOUS TOBE REMOVED1O IN. CAL. EVERGREENSTO BE REMOVED10 IN. CAL.DECIDUOUS TOBE REMOVED8 IN. CAL.DECIDUOUS TOBE REMOVED10 IN. CAL.DECIDUOUS TOBE REMOVED9 IN. CAL.DECIDUOUS TOBE REMOVED1O IN. CAL. EVERGREEN TOBE REMOVEDNOTES:1. REFER TO SURVEY FOR TREE TABLE WITH TREEIDENTIFICATION NUMBERS & SIZES.2. ALL SUGGESTED TREE REMOVAL TO BEAPPROVED BY COA PARKS DEPARTMENT THROUGHTREE REMOVAL PERMIT PROCESS.8'16' SCALE: 1/8"=1'-00"NON-COMPLIANT STAIRCASE &PUTTING GREEN TO BE REMOVEDFROM SETBACK & RETURNED TONATIVE VEGETATION; ALLEXCAVATION TO BE PERFORMEDBY HANDP66VI.A. #22418#.5 ,#0)414'5+&'0%' %4;56#..#-'&4+8'#52'0%1ISSUE & REVISION DATESPlot Date: 01/25/17Project #:268Drawn By:Checked By:STREAM MARGINREVIEW01/25/17L A N D S C A P E A R C H I T E C T U R E ā L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.379.1030 1.#0&5%#2'5+6'2.#0Ä'0.#4)'&L3.0NORTH P R O P E R T Y L I N E PROPERTY LINEPROPERTY LINE15' OFFSET FROMTOP OF SLOPE15' OFFSET FROMTOP OF SLOPETOP OFSLOPE/BANKRIVERSIDE DITCHTOP OFSLOPE/BANK25' FRONT YARDSETBACK25' FRONT YARDSETBACK10' SIDE YARDSETBACK1 0 ' S I D E Y A R D S E T B A C KROARING FORKRIVERLANDSCAPE LEGEND3" CALIPER DECIDUOUS TREELANDSCAPE MATERIAL42" IN HT. DECIDUOUS SHRUB24" IN HT. ORNAMENTAL GRASS30" IN HT. ORNAMENTAL GRASS12" DECIDUOUS SHRUBSOD LAWN<12" PERENNIAL BED<36" PERENNIAL BEDGRAVELHARDSCAPE MATERIALCONCRETETILE OVER CONCRETESITE WALL6" ABOVE-GROUNDWATER FEATURERETAININGWALLBEAR PROOF TRASHENCLOSUREDINING ALCOVEAT-GRADE WATER FEATUREWITH PLANTED SCREENOUTDOOR KITCHENWITH BBQAT-GRADE STEPSWITH STEP LIGHTSLAWNKITCHENTERRACE900 SFSPA116 SFLOWER LEVELTERRACE 425 SFSPA SEATINGAREA500 SFAUTOCOURT5000 SFENTRYENTRYMONUMENTSWITH ADDRESSGRAVELPEDESTRIANPATHRETAINING WALLGUESTPARKINGBUILT-IN PLANTERSEATING AREA WITHBUILT-IN FIRE FEATUREGRADES TO BE FEATHEREDTO EDGE OF PAVING8'16' SCALE: 1/8"=1'-00"NOTES:1. ONLY RECESSED, LED AND NIGHT-SKY RATED DOWNLIGHTINGWILL BE INSTALLED UNDERNEATH EAVES, DECK ROOFS AND/OR ONLANDSCAPE WALLS, AND NO SUCH LIGHTING WILL BE DIRECTEDTOWARD THE RIVER OR DOWN THE TOP OF SLOPE. A DETAILEDLIGHTING PLAN AND CUTSHEETS FOR FIXTURES WILL BE PROVIDEDWITH THE BUILDING PERMIT APPLICATION.ALL DISTURBANCE BELOWTOS SETBACK WILL BEREVEGETATED WITH NATIVEPLANT MATERIALP67VI.A. PROJECT SCALE EXISTING 15' TOP OF BANK SETBACK LINE NOT TO SCALE 16019.00 Z-XXX COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- 15' TOP OF BANK SETBACK NOT TO SCALE 1 Z-XXX 15' TOP OF BANK SETBACK NOT TO SCALE 2 Z-XXX VERTICAL LINE SHOWN IN THESE VIEWS P68VI.A. PROJECT SCALE EXISTING TOP OF BANK 45° PLANE NOT TO SCALE 16019.00 Z-XXX COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- TOP OF BANK 45° PLANE NOT TO SCALE 1 Z-XXX TOP OF BANK 45° PLANE NOT TO SCALE 2 Z-XXX 45 DEGREE LINE SHOWN IN THESE VIEWS P69VI.A. PROJECT SCALE EXISTING TOP OF BANK 45° PLANE NOT TO SCALE 16019.00 Z-XXX COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- TOP OF BANK 45° PLANE NOT TO SCALE 3 Z-XXX TOP OF BANK 45° PLANE NOT TO SCALE 4 Z-XXX 45 DEGREE LINE SHOWN IN THESE VIEWS P70VI.A. PROJECT SCALE PROPOSED 15' TOP OF BANK SETBACK LINE NOT TO SCALE 16019.00 Z-XXX COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- 15' TOP OF BANK SETBACK NOT TO SCALE 1 Z-XXX 15' TOP OF BANK SETBACK NOT TO SCALE 2 Z-XXX VERTICAL LINE SHOWN IN THESE VIEWS - THESE VIEWS SHOW ONLY BUILDING MASSING REFER TO SITE LANDSCAPE PLAN FOR LANDSCAPE IMPROVEMENTS P71VI.A. PROJECT SCALE PROPOSED TOP OF BANK 45° PLANE NOT TO SCALE 16019.00 Z-XXX COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- TOP OF BANK 45° PLANE NOT TO SCALE 1 Z-XXX TOP OF BANK 45° PLANE NOT TO SCALE 2 Z-XXX 45 DEGREE LINE SHOWN IN THESE VIEWS - THESE VIEWS SHOW ONLY BUILDING MASSING REFER TO SITE LANDSCAPE PLAN FOR LANDSCAPE IMPROVEMENTS P72VI.A. PROJECT SCALE PROPOSED TOP OF BANK 45° PLANE NOT TO SCALE 16019.00 Z-XXX COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- TOP OF BANK 45° PLANE NOT TO SCALE 3 Z-XXX TOP OF BANK 45° PLANE NOT TO SCALE 4 Z-XXX 45 DEGREE LINE SHOWN IN THESE VIEWS - THESE VIEWS SHOW ONLY BUILDING MASSING REFER TO SITE LANDSCAPE PLAN FOR LANDSCAPE IMPROVEMENTS P73VI.A. PROPOSED SECTION #1 LOOKING EAST EXISTING BASEMENT EXISTING FIRST FLOOR EXISTING SECOND FLOOR TOP OF BANK 45 DEGREE LINE - SHOWN WITH DEPTH FOR CLARITY DECK IS OUTSIDE 45 DEGREE LINE 1 1 2 2 3 3P74 VI.A. PROPOSED SECTION #2 LOOKING WEST EXISTING BASEMENT EXISTING FIRST FLOOR EXISTING SECOND FLOOR TOP OF BANK 45 DEGREE LINE SHOWN WITH DEPTH FOR CLARITY EXISTING PORTION OF HOME (SOUTHWEST CORNER) THAT PENETRATES 45 DEGREE TOP OF BANK LINE - DEGREE OF NON-CONFORMITY WILL NOT INCREASE 1 1 2 2 3 3P75 VI.A. PROPOSED SECTION #3 LOOKING WEST EXISTING BASEMENT EXISTING FIRST FLOOR EXISTING SECOND FLOORNEW BALCONY THAT DOES NOT PENETRATE 45 DEGREE TOP OF BANK LINE TOP OF BANK 45 DEGREE LINE SHOWN WITH DEPTH FOR CLARITY EXISTING PORTION OF HOME (SOUTHWEST CORNER) THAT PENETRATES 45 DEGREE TOP OF BANK LINE - DEGREE OF NON-CONFORMITY WILL NOT INCREASE 1 1 2 2 3 3P76 VI.A. P77VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX -- BEDROOM 2 009 DN UP DN UP BEDROOM 1 007 BATHROOM 1/2 008 CLOSET 006 MEDIA ROOM 005 MECHANICAL ROOM 004 WINE ROOM 002 STORAGE 003 LAUNDRY ROOM 001 GAME ROOM 017 STORAGE 016 CLOSET 015 STAIR 014 CLOSET 013 BATHROOM 3 012 CLOSET 010 BEDROOM 3 011 PATIO COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE EXISTING LOWER LEVEL FLOOR PLAN 3/16" = 1'-0" 16019.00 A-101-X N EXISTING LOWER LEVEL FLOOR PLAN 3/16" = 1'-0" 1 A-101-X 0 2 4 8 Scale: 3/16"=1'-0"P78VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX -- UP STAIR 109 DN CLOSET 114 KITCHEN 106 PANTRY 107 DINING ROOM 108 ENTRY 101 MUD ROOM 110 MECHANICAL ROOM 113 TRASH 112 GARAGE 111 COVERED PATIO 115 POWDER 102 W/C 103 LIVING ROOM 104 DECK 105 DN DN DN COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE EXISTING MAIN LEVEL FLOOR PLAN 3/16" = 1'-0" 16019.00 A-102-X N EXISTING MAIN LEVEL FLOOR PLAN 3/16" = 1'-0" 1 A-102-X 0 2 4 8 Scale: 3/16"=1'-0"P79VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX -- DN MASTER BEDROOM 205 HER CLOSET 201 HIS CLOSET 202 CLOSET 214 BEDROOM 5 213 BATHROOM 5 211 STAIR 210 OFFICE 208 BATHROOM 4 207 BEDROOM 4 206 MASTER BATHROOM 203 DECK 204 HALLWAY 209 DECK 212 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE EXISTING UPPER LEVEL FLOOR PLAN 3/16" = 1'-0" 16019.00 A-103-X N EXISTING UPPER LEVEL FLOOR PLAN 3/16" = 1'-0" 1 A-103-X 0 2 4 8 Scale: 3/16"=1'-0"P80VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX -- TOP OF SLOPE AS DETERMINED PER CITY OF ASPEN ENGINEERING DEPT.15'-0"15' TOP OF SLOPE SETBACK LINE COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE EXISTING ROOF PLAN 3/16" = 1'-0" 16019.00 A-104-X N EXISTING ROOF PLAN 3/16" = 1'-0" 1 A-104-X 0 2 4 8 Scale: 3/16"=1'-0"P81VI.A. A A.5 A.75 B C D E E.5 F G H A A.5 A.75 B C D E E.5 F G H 1 1.5 2 3 3.5 4 4.5 5 6 1 1.5 2 3 3.5 4 4.5 5 6 PROJECT SCALE EXISTING ELEVATIONS 1/4" = 1'-0" 16019.00 A-201-X COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- SOUTH ELEVATION 1/4" = 1'-0" 1 A-201-X 0 2 4 8 Scale: 1/4" = 1'-0" WEST ELEVATION 1/4" = 1'-0" 2 A-201-X 0 2 4 8 Scale: 1/4" = 1'-0"P82VI.A. A A A.5 A.5 A.75 A.75 B B C C D D E E E.5 E.5 F F G G H H 2 1.5 133.544.556 2 1.5 133.544.55 6 PROJECT SCALE EXISTING ELEVATIONS 1/4" = 1'-0" 16019.00 A-202-X COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- NORTH ELEVATION 1/4" = 1'-0" 1 A-202-X 0 2 4 8 Scale: 1/4" = 1'-0" EAST ELEVATION 1/4" = 1'-0" 2 A-202-X 0 2 4 8 Scale: 1/4" = 1'-0"P83VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX -- FLEX ROOM 008 BEDROOM 1 007 BATHROOM 006 MEDIA ROOM 005 MECHANICAL ROOM 004 A/V ROOM 002 STORAGE 003 LAUNDRY ROOM 001 GAME ROOM 016 BATHROOM 3 015 CLOSET 014 STAIR 013 STORAGE 012 BATHROOM 2 011 CLOSET 010 BEDROOM 2 009 DN DN DN DN PATIO TILE TILE TILE TILE WOOD CRPT WOOD WOOD WOOD CONC CONC CONC T.O. FF EL. = 89' 10" T.O. FF EL. = 88' 10" T.O. FF EL. = 88' 10" T.O. FF EL. = 89'4" T.O. FF EL. = 88'10" 014 015 001 002 003 004 015 006 006A 007 008 011 011A 012 10'-0 3/4"19'-6"3'-5 1/2"15'-7 13/32"14'-10 7/16"4'-4 3/8"3'-4"4'-7"10"2'-10 1/2"6'-2" 2'-6 1/2"5'-7 1/4" BUILT IN T.O. FF EL. = 89'-4" BUILT IN BUILT IN BUILT IN WOOD WOOD 3'-0 3/4"7'-9" 7'-8 1/4"3'-0 1/2"7'-11" GUARDRAIL @ 36" UP 007A 008A 009 UP 6 12" RISE 11" RUN COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE PROPOSED LOWER LEVEL FLOOR PLAN 3/16" = 1'-0" 16019.00 A-101 N PROPOSED LOWER LEVEL FLOOR PLAN 3/16" = 1'-0" 1 A-101 0 2 4 8 Scale: 3/16"=1'-0" ALL WALLS WITH SHEAR PLYWOOD SHALL HAVE A CONTINUOUS FLUSH FINISH. FURR WALLS OR CONTINUE PLYWOOD TO MAINTAIN THE REQUIRED FLUSH FINISH. OFFSET STUDS WHERE REQUIRED SO THAT FINISH WALL SURFACES WILL BE FLUSH. PROVIDE BLOCKING FOR ALL ARTWORK, TOWEL BARS AND TISSUE HOLDERS, TYP. PROVIDE WATER RESISTANT GYPSUM BOARD BEHIND ALL PLUMBING FIXTURES, UNDER AND AROUND TUB AND SHOWER ENCLOSURES TO A HEIGHT OF 70" MIN. ABOVE THE DRAIN INLET. , OR APPROVED BACKER BOARD UNDER TILE. FINISH MATERIALS FOR ALL BATHS, SHOWERS, WALLS AT SHOWER ENCLOSURES SHALL HAVE A SMOOTH, HARD, NON-ABSORBANT SURFACE SUCH AS TILES/CERAMIC TILES, PORTLANT CEMENT OR EQ. 1. 2. 3. 4. 5. LEGEND SEE A0.00 FOR SYMBOLS NOT SHOWN HERE. FLOOR PLAN GENERAL NOTES (E) CONST. TO BE REMOVED OR NEW MASONRY WALL 2 HOUR RATED CONST. 1 HOUR RATED CONST. NEW CONSTRUCTION EXISTING CONSTRUCTION P84VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX --BUFFETDW DW REF. FRZ. OPEN TO BELOW GARAGE 112 CLOSET 111 DIESEL'S ROOM 113 ENTRY 101 POWDER 102 W/C 103 LIVING ROOM 104 DINING ROOM 105 KITCHEN 108 FAMILY ROOM 107 MUD ROOM 110 COVERED PATIO 114 TERRACE 106 STAIR 109 DN DN PATIO DN TILE WOOD CONC WOOD TILE TILE WOOD WOOD WOOD STONE STONE 113A 111 112 110 102 103 T.O. FF EL. = 100'-0" T.O. FF EL. = 98'-6" T.O. FF EL. = 99'-0" 4'-11"3'-0"22'-2 1/4"2'-7 3/4"15'-6 1/4" 4'-11"17'-4"7'-9" 2'-0" 5'-3 1/2"7'-1 1/2"17'-2 25/32"2'-7 1/4"6'-10"2'-1 1/4"8'-0 15/16"11'-11"8'-9 5/16"18'-10 17/32"4'-10 1/2"5'-11"1'-0"9'-1 21/32"5'-11"2'-11 1/2" GUARDRAIL @ 36" 101 113112A112B112C 112D 104 104A 105 107 107A 112E 17'-0"3'-9 1/4"20'-2 1/4"16'-5"3'-11 3/4" T.O. FF EL. = 99'-0" DN 6 1 2" RISE 11" RUN UP 6 12" RISE 11" RUN COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE PROPOSED MAIN LEVEL FLOOR PLAN 3/16" = 1'-0" 16019.00 A-102 N PROPOSED MAIN LEVEL FLOOR PLAN 3/16" = 1'-0" 1 A-102 0 2 4 8 Scale: 3/16"=1'-0" ALL WALLS WITH SHEAR PLYWOOD SHALL HAVE A CONTINUOUS FLUSH FINISH. FURR WALLS OR CONTINUE PLYWOOD TO MAINTAIN THE REQUIRED FLUSH FINISH. OFFSET STUDS WHERE REQUIRED SO THAT FINISH WALL SURFACES WILL BE FLUSH. PROVIDE BLOCKING FOR ALL ARTWORK, TOWEL BARS AND TISSUE HOLDERS, TYP. PROVIDE WATER RESISTANT GYPSUM BOARD BEHIND ALL PLUMBING FIXTURES, UNDER AND AROUND TUB AND SHOWER ENCLOSURES TO A HEIGHT OF 70" MIN. ABOVE THE DRAIN INLET. , OR APPROVED BACKER BOARD UNDER TILE. FINISH MATERIALS FOR ALL BATHS, SHOWERS, WALLS AT SHOWER ENCLOSURES SHALL HAVE A SMOOTH, HARD, NON-ABSORBANT SURFACE SUCH AS TILES/CERAMIC TILES, PORTLANT CEMENT OR EQ. 1. 2. 3. 4. 5. LEGEND SEE A0.00 FOR SYMBOLS NOT SHOWN HERE. FLOOR PLAN GENERAL NOTES (E) CONST. TO BE REMOVED OR NEW MASONRY WALL 2 HOUR RATED CONST. 1 HOUR RATED CONST. NEW CONSTRUCTION EXISTING CONSTRUCTION P85VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX --W/DDN 6 12" RISE 11" RUN MASTER BEDROOM 206 HER CLOSET 201 HIS CLOSET 202 MASTER BATHROOM 204 LAUNDRY ROOM 203 SPA DECK 205 BEDROOM 3 207 BATHROOM 3 208 OFFICE 209 HALLWAY 210 STAIRS 211 BATHROOM 4 212 BEDROOM 4 213 CLOSET 214 WOOD WOOD WOOD WOOD WOOD WOOD WOOD WOOD WOOD TILE TILE TILE TILE GUARDRAIL @ 36" 202 201 204 204A 203 209 207 208 206 214 213 212 212A T.O. FF EL. = 111'-7" T.O. FF EL. = 108'-10 1/2" 4'-2 1/8" 6'-3 5/8"4'-0"2'-5 1/2" 9'-2 1/4"4'-4 5/8"2'-5 1/2"1'-6"6'-11"5'-5 7/8"7'-8 3/8"10'-7 5/8"11'-7 1/4"5'-8 1/2"1'-8 1/4"4'-9 1/8"6"17'-11 1/2"4'-10 1/4"3'-8 1/4" 2'-5 1/8"10'-5 3/8" 207A 210 206A 204B STONE COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE PROPOSED UPPER LEVEL FLOOR PLAN 3/16" = 1'-0" 16019.00 A-103 N PROPOSED UPPER LEVEL FLOOR PLAN 3/16" = 1'-0" 1 A-103 0 2 4 8 Scale: 3/16"=1'-0" ALL WALLS WITH SHEAR PLYWOOD SHALL HAVE A CONTINUOUS FLUSH FINISH. FURR WALLS OR CONTINUE PLYWOOD TO MAINTAIN THE REQUIRED FLUSH FINISH. OFFSET STUDS WHERE REQUIRED SO THAT FINISH WALL SURFACES WILL BE FLUSH. PROVIDE BLOCKING FOR ALL ARTWORK, TOWEL BARS AND TISSUE HOLDERS, TYP. PROVIDE WATER RESISTANT GYPSUM BOARD BEHIND ALL PLUMBING FIXTURES, UNDER AND AROUND TUB AND SHOWER ENCLOSURES TO A HEIGHT OF 70" MIN. ABOVE THE DRAIN INLET. , OR APPROVED BACKER BOARD UNDER TILE. FINISH MATERIALS FOR ALL BATHS, SHOWERS, WALLS AT SHOWER ENCLOSURES SHALL HAVE A SMOOTH, HARD, NON-ABSORBANT SURFACE SUCH AS TILES/CERAMIC TILES, PORTLANT CEMENT OR EQ. 1. 2. 3. 4. 5. LEGEND SEE A0.00 FOR SYMBOLS NOT SHOWN HERE. FLOOR PLAN GENERAL NOTES (E) CONST. TO BE REMOVED OR NEW MASONRY WALL 2 HOUR RATED CONST. 1 HOUR RATED CONST. NEW CONSTRUCTION EXISTING CONSTRUCTION P86VI.A. 1 A C HBDEFG A C HBDEFG 2 3 4 5 3 3.5 5 1 2 6 6 4.5 4.5 3.5 4 E.5 E.5 1.5 1.5 A.5 A.5 A.75 A.75 6 A-XXX -- 2 A-XXX -- 5 A-XXX -- 4 A-XXX -- 3 A-XXX -- 1 A-XXX -- SCUPPER SCUPPER SCUPPER SCUPPER SCUPPER CHIMNEY TERMINATION CHIMNEY TERMINATION MECHANICAL ENCLOSURE TOP OF SLOPE AS DETERMINED PER CITY OF ASPEN ENGINEERING DEPT.15'-0"15' TOP OF SLOPE SETBACK LINE COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- PROJECT SCALE PROPOSED ROOF PLAN 3/16" = 1'-0" 16019.00 A-104 N PROPOSED ROOF PLAN 3/16" = 1'-0" 1 A-104 0 2 4 8 Scale: 3/16"=1'-0" ROOF PLAN GENERAL NOTES 1. 2. ROOF MATERIALS ARE SHOWN - PATTERNS ARE ILLUSTRATIVE IN NATURE ALL DIMENSIONS ON THIS PLAN ARE TO FACE OF FINISH, U.N.O.P87VI.A. A A.5 A.75 B C D E E.5 F G H A A.5 A.75 B C D E E.5 F G H 104A105 678 007A008A009 02 01 112E 206A 204B 2526 27 28 TOP OF PLATE @ LOW ROOF +119'-8 1/2" TOP OF FF @ UPPER LEVEL +111'-7" TOP OF FF @ MAIN LEVEL 100'-0" TOP OF FF @ BASEMENT +89'-10" TOP OF PLATE @ LOW ROOF +119'-8 1/2" TOP OF FF @ UPPER LEVEL +111'-7" TOP OF FF @ MAIN LEVEL 100'-0" TOP OF FF @ BASEMENT +89'-10 1/2" TOP OF FF @ LIVING ROOM 98'-6"2'-10"3"1 1.5 2 3 3.5 4 4.5 5 6 1 1.5 2 3 3.5 4 4.5 5 6 91011 107A 29 TOP OF FF @ GUEST BEDROOM +108'-10 1/2" TOP OF PLATE @ HIGH ROOF +121'-10" TOP OF FF @ GARAGE 99'-0" TOP OF PLATE @ LOW ROOF +119'-8 1/2" TOP OF FF @ UPPER LEVEL +111'-7" TOP OF FF @ MAIN LEVEL 100'-0" TOP OF FF @ BASEMENT +89'-10" TOP OF FF @ LIVING ROOM 98'-6"3'-3 21/32"2'-9 23/32"4'-7"PROJECT SCALE PROPOSED ELEVATIONS 1/4" = 1'-0" 16019.00 A-202 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- SOUTH ELEVATION 1/4" = 1'-0" 1 A-202 0 2 4 8 Scale: 1/4" = 1'-0" WEST ELEVATION 1/4" = 1'-0" 2 A-202 0 2 4 8 Scale: 1/4" = 1'-0"P88VI.A. A A A.5 A.5 A.75 A.75 B B C C D D E E E.5 E.5 F F G G H H 2 11013 4 113 112A 112B 112C 2022 23 30 TOP OF PLATE @ LOW ROOF +119'-8 1/2" TOP OF FF @ UPPER LEVEL +111'-7" TOP OF FF @ MAIN LEVEL 100'-0" TOP OF FF @ LIVING ROOM 98'-6" TOP OF FF @ GUEST BEDROOM +108'-10 1/2" TOP OF PLATE @ HIGH ROOF +121'-10" TOP OF FF @ GARAGE 99'-0"3'-6 5/16"2'-10"1'-11 1/2"3'-0"TOP OF FF @ MAIN LEVEL 100'-0" TOP OF FF @ UPPER FLOOR +111'-7" TOP OF PLATE @ HIGH ROOF +121'-10" TOP OF PLATE @ LOW ROOF +119'-8 1/2" TOP OF FF @ UPPER LEVEL +111'-7" TOP OF FF @ MAIN LEVEL 100'-0" TOP OF FF @ BASEMENT +89'-10" 2 1.5 133.544.556 2 1.5 133.544.55 6 5 104 107 207A 210 21 24 31 TOP OF FF @ LIVING ROOM 98'-6"1'-11"1'-11 1/2"PROJECT SCALE PROPOSED ELEVATIONS 1/4" = 1'-0" 16019.00 A-201 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 2737181320171419 CRYSTAL LAKE RDC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE -- NORTH ELEVATION 1/4" = 1'-0" 1 A-201 EAST ELEVATION 1/4" = 1'-0" 2 A-201 0 2 4 8 Scale: 1/4" = 1'-0" 0 2 4 8 Scale: 1/4" = 1'-0"P89VI.A. P90VI.A. P91VI.A. P92VI.A. P93VI.A. P94 VI.A. P95 VI.A. P96 VI.A. P97 VI.A. P98 VI.A. P99 VI.A. P100VI.A. P101VI.A. P102VI.A. P103VI.A. P104VI.A. P105VI.A. P106VI.A. P107VI.A. P108VI.A. P109VI.A. 1| 1470 Red Butte Drive MEMORANDUM TO: Planning and Zoning Commission FROM: Ben Anderson, Planner THRU: Jessica Garrow, Community Development Director MEETING DATE: February 7, 2017 RE: 1470 Red Butte Drive – Special Review, Stream Margin APPLICANT /OWNER: Lydia and Bill Addy REPRESENTATIVE: Christine Shine, Connect One Design LOCATION: Street Address: 1470 Red Butte Drive Legal Description: Lot 2, Block 1, Red Butte Subdivision, according to the plat thereof recorded September 16, 1960 in Ditch Book 2a at page 259 in the County of Pitkin, State of Colorado Parcel Identification Number: 2735-013-02-003 CURRENT ZONING & USE Located in the Low Density Residential (R-30) Zone District and Stream Margin Review Area, containing a single family residence. PROPOSED LAND USE: The Applicant is requesting to remove existing non- conforming patio features, build a new patio, and remodel the existing residence with changes to the rear (river facing) façade. STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Commission approve the Special Review for an alternative Top of Slope determination and Stream Margin Review for 1470 Red Butte Drive subject to conditions. SUMMARY: The Applicant is proposing a remodel to an existing residence and patio features. While the residence was subject to and received approval under a Stream Margin Review when it was originally constructed (2001), the remodel is subject to a new review and the originally specified Top of Slope is not consistent with the adopted Stream Margin Map. Figure 1. Location of project, footprint of existing residence, and approximation of existing Top of Slope. P110 VI.B. 2| 1470 Red Butte Drive LAND USE REQUEST AND REVIEW PROCEDURES: The applicant is requesting the following land use approvals from the Planning and Zoning Commission to remodel an existing residence, remove a nonconforming patio area, and create a new patio area. • Special Review, Stream Margin as pursuant to Section 26.435.040.E of the Land Use Code. The Special Review shall be considered at a public hearing before the Planning and Zoning Commission who may approve, approve with conditions or deny the proposal. This review evaluates both the proposed alternative Top of Slope and the criteria established in Section 26.435.040.C; Stream Margin Review. The Planning and Zoning Commission is the final review authority. Please see Exhibit A for staff findings on review criteria. SUMMARY OF PROJECT: The construction of the existing single family residence on this property received Stream Margin Review approval in 2001. Subsequently, the City adopted a Stream Margin Map (2002) that established a new Top of Slope across the property. Additionally, the Stream Margin Review criteria in the Land Use Code have changed since this original approval. First, the Applicant is proposing an alternative to the Top of Slope established by the Stream Margin Map. Figures 2 and 3 compare the existing and proposed Top of Slope. The proposed alternative Top of Slope has been reviewed by the City of Aspen Engineering Department. Engineering recommends approval. Second, The Applicant is proposing a remodel that is mostly confined to interior features and finishes with three exceptions that have relationship to Stream Margin Review: 1) Changes to the east end of the north elevation – including the reconfiguration of an existing stairway, relocation of a chimney, and the extension of a portion of the upper level. Figures 4 - 7 illustrate the existing and proposed conditions from the north and east elevations. Figure 2. Existing Top of Slope from Stream Margin Map with approximate location of existing residence Figure 3. Proposed Alternative Top of Slope, recommended for approval by City of Aspen Engineering Department P111 VI.B. 3| 1470 Red Butte Drive No portion of the house will get closer to the proposed Top of Slope or the Roaring Fork River. The massing of the staircase is reduced and the chimney is pushed to the interior, away from the rear façade. 2) The removal of existing, non-conforming patios and related features that are entirely or partially located in the Top of Slope setback. Figure 8 identifies the location on the site plan of the existing features. The existing patios, hot tub and raised beds will be removed prior to the reconstruction of the new patio. Figure 4. Existing North Elevation. Figure 5. Proposed Remodel, North Elevation. Figure 6. Existing East Elevation. Figure 7. Proposed Remodel, East Elevation. Figure 8. Existing patios, hot tub, and raised beds; Site Improvement Survey. These features are located in the top of slope setback and are nonconforming. The areas in green depict the patio areas; the areas in blue are raised beds. Please note, this Site Improvement Survey identifies a Top of Slope that was updated in response to Engineering comments since the application was submitted. P112 VI.B. 4| 1470 Red Butte Drive 3) The construction of a new, larger patio that is proposed to be located entirely outside of the Top of Slope setback. Figures 9 and 10 describe the proposed new patio and the relationship to the alternative Top of Slope. The curvilinear patio includes a hot tub that is primarily below grade. Figure 9. Rendering of exterior remodel including new patio and related features. Figure 10. Site Plan depicting location of proposed patio and related features. Please note, as a response to Engineering comments, the Top of Slope has been changed since the application. The red dashed line shows the amended, proposed Top of Slope. The blue dashed line shows the amended, proposed Top of Slope (15 feet) setback. The proposed patio is shaded in gray. P113 VI.B. 5| 1470 Red Butte Drive LAND USE REVIEWS: The nature of the changes proposed by the remodel raises four primary questions regarding the Stream Margin Review and Special Review criteria (Sections 26.435.040.E and 26.435.040.C): 1) Does the proposed alternative Top of Slope have support of the City of Aspen’s Engineering Department? The Applicant’s representative met on-site with Engineering Staff to discuss and identify a Top of Slope that reflects specific site conditions. The recent change to the Top of Slope on the Site Improvement Survey exhibits a further responsiveness to comments from Engineering staff. Engineering staff supports the Topo of Slope as proposed. The establishment of this alternative Top of Slope becomes one of the basis on which the Stream Margin Review criteria are assessed. 2) Do any of the proposed additions to the rear of the property extend into the Top of Slope setback? Existing features that are located in the Top of Slope setback are proposed for removal. The new patio and changes to the rear façade of the building are all located behind the Top of Slope setback. See Figure 10 above. Because of the location of the existing features in the setback and the proximity of the new patio to the setback lines, the Engineering and Parks Departments have proposed conditions for excavation and reconstruction in this area. Planning Staff agrees with these conditions. 3) Do any of the proposed changes infringe on the 45 degree progressive height plane from the Top of Slope? The only proposed changes to the rear elevations of the residence and decking are located in the northeast corner proximate to the exterior staircase. Figure 11 displays the section of the residence with the proposed relocation of the chimney as it relates to the 45 degree progressive height plane as established from the new Top of Slope. No portion of the residence intersects with this height limit. 4) How will the proposed changes to the rear of the property affect riparian vegetation and features? The Parks and Engineering Departments have concerns with the potential impacts of excavation and reconstruction in proximity of the root structures of trees at the rear of the property and to the Top of Slope and setback area. The referral comments from both departments indicate that careful treatment during excavation and final design can mitigate these potential impacts. One exception is the proposed new patio as it relates to the northwest corner of the residence. Parks has recommended that the patio be reconfigured so that it does not extend beyond the edge of the house (See Figure 12 below) because the patio as proposed will negatively impact the health of the grouping of trees in Figure 11. 45 degree Progressive Height Plane, East Elevation. P114 VI.B. 6| 1470 Red Butte Drive this area. This has been incorporated as a condition of approval. Additionally a landscaping plan that reestablishes and enhances the riparian vegetation in this area will be required. RECOMMENDATION: Community Development Staff recommends that the Planning and Zoning Commission approve the Special Review, Stream Margin for 1470 Red Butte Drive subject to the conditions listed in the draft resolution. PROPOSED MOTION: “I move to approve Resolution No. ____, Series of 2017, to approve, with conditions, the application for Special Review, Stream Margin at 1470 Red Butte Drive. ATTACHMENTS: Exhibit A – Staff Findings Exhibit B – Application Exhibit C – Site Improvement Survey depicting alternative Top of Slope Exhibit D – Referral Comments Exhibit E – Public Notice Figure 12. Area of Concern with Proposed Patio. The red circle indicates the portion of the patio that will require a reconfiguration per Parks Department referral comments. P115 VI.B. Resolution No. XX, Series 2017 Page 1 of 3 1470 Red Butte Drive Special Review, Stream Margin RESOLUTION NO. XX, (SERIES OF 2017) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING A SPECIAL REVIEW, STREAM MARGIN FOR THE PROPERTY LOCATED AT 1470 RED BUTTE DRIVE, LEGALLY DESCRIBED AS: LOT 2, BLOCK 1, RED BUTTE SUBDIVISION, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 16, 1960 IN DITCH BOOK 2A AT PAGE 259, IN THE COUNTY OF PITKIN, STATE OF COLORADO. Parcel ID: 2735-013-02-003 WHEREAS, the Community Development Department received an application from Lydia and Bill Addy, owners, represented by Christine Shine of Connect One Design, requesting approval of Special Review, Stream Margin to remodel the existing residence and patio, WHEREAS, the Applicant requests approval by the Planning and Zoning Commission for a Special Review, Stream Margin; and, WHEREAS, the property is zoned Low Density Residential (R-30) and is located in the Stream Margin Review Area; and, WHEREAS, upon initial review of the application and the applicable code standards, the Community Development Department recommended approval of the application; and, WHEREAS, the Community Development Department requested and received referral comments from City Engineering and Parks Departments; and, WHEREAS, during a duly noticed public hearing on February 7, 2017, the Planning and Zoning Commission approved Resolution No. XX, Series of 201&, by a X to X (X-X) vote, approving Special Review, Stream Margin with conditions; and, WHEREAS, the Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment; and, WHEREAS, the Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions; and, WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is necessary for the promotion of public health, safety, and welfare. P116 VI.B. Resolution No. XX, Series 2017 Page 2 of 3 1470 Red Butte Drive Special Review, Stream Margin NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1 – Special Review for Top of Slope: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves an alternative top of slope determination via Special Review as identified in the attached Exhibit A. The applicant shall submit a Site Improvement Survey/Plat for City of Aspen review and approval depicting the approved Top of Slope within 180 days of this approval. Section 2 – Stream Margin Review: The Special Review, Stream Margin approval for 1470 Red Butte Drive is subject to the following conditions: Engineering Department Conditions of Approval 1. Disturbance of the soil, grade, or native vegetation beyond the top of slope by construction activity will not be permitted. Limits of construction activity should be shown on plans submitted for building permit review. 2. Demolition and excavation within and in proximity to the Top of Slope setback will be conducted with hand held tools only. No machinery will be allowed in this area. 3. A Construction Management Plan that complies with the Urban Run-off Management Plan (URMP) and is approved by the City Engineer is required. As part of this plan, describe access to the site for demolition of the features at the rear of the property and for placement of any equipment necessary for the hot tub feature. Parks Department Conditions of Approval 4. The Applicant will work with the City Forester / Parks Department to mitigate impacts to the root systems of the trees that are proximate to the existing and proposed patio features. Any excavation in the driplines of trees will require approval of the City Forester per City Code 13.020. This includes providing evidence of depth of excavation in proximity to the three spruce trees adjacent to the proposed patio. Resulting from these conversations, a tree protection plan will be required 5. The new patio at the northwest corner of the residence will be redesigned so as not to extend beyond the side wall in order to protect the established group of tees in the area. 6. A landscaping plan shall be submitted and approved by the City Parks Department. All re-vegetation in the Top of Slope setback area requires approval of the plant material and seed mix by the City Forester. Community Development Department Conditions of Approval 7. This approval does not exempt the project from compliance with applicable zoning regulations from the City of Aspen’s Land Use Code including, but not limited to floor area calculations. 8. A code compliant lighting plan will be required for building permit review. P117 VI.B. Resolution No. XX, Series 2017 Page 3 of 3 1470 Red Butte Drive Special Review, Stream Margin Section 3: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 4: This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 5: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 7th day of February, 2017. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: _______________________ ______________________________ Andrea Bryan, Asst. City Attorney Skippy Mesirow, Chair ATTEST: _______________________________ Cindy Klob, Records Manager Exhibit A: Site Improvement Survey Exhibit B: Site Plan and Elevations P118 VI.B. Exhibit A Review Criteria and Staff Findings For this application, a Special Review, Stream Margin is requested: 1) to establish an alternative Top of Slope 2) to approve a Stream Margin Review for a remodel project 26.435.040 E. Special review. An application requesting a variance from the stream margin review standards or an appeal of the Stream Margin Map's top of slope determination, shall be processed as a special review in accordance with common development review procedure set forth in Chapter 26.304. The special review shall be considered at a public hearing for which notice has been published, posted and mailed, pursuant to Subsection 26.304.060.E.3 Paragraphs a, b and c. Review is by the Planning and Zoning Commission. A special review from the stream margin review determination may be approved, approved with conditions or denied based on conformance with the following review criteria: 1. An authorized survey from a Colorado professionally licensed surveyor shows a different determination in regards to the top of slope and 100-year flood plain than the Stream Margin Map located in the Community Development Department and filed in the City Engineering Department; and Staff Response: The application provides a Site Improvement Survey, from a licensed surveyor that depicts the alternative Top of Slope Determination. The location of this Top of Slope has been approved by the City of Aspen Engineering Department. Staff finds this criterion to be met. 2. The proposed development meets the stream margin review standard(s) upon which the Community Development Director had based the finding of denial. Staff Response: This application is not responding to a finding of denial. Staff finds this criterion to be not applicable. C. Stream margin review standards. No development shall be permitted within the stream margin of the Roaring Fork River unless the Community Development Director makes a determination that the proposed development complies with all requirements set forth below: 1. It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base flood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study prepared by a professional engineer registered to practice in the State which shows that the base flood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off-site which compensate for any base flood elevation increase caused by the development; and P119 VI.B. Staff Response: This review standard is not applicable as the proposed development is not within the Special Flood Hazard Area and there will be no effect on base flood elevations. Staff finds this criterion to be not applicable. 2. The adopted regulatory plans of the Open Space and Trails Board and the Roaring Fork River Greenway Plan are implemented in the proposed plan for development, to the greatest extent practicable. Areas of historic public use or access shall be dedicated via a recorded easement for public use. A fisherman's easement granting public fishing access within the high water boundaries of the river course shall be granted via a recorded "Fisherman's Easement;" and Staff Response: The adopted regulatory plans of the Opens Space and Trails Board and the Roaring Fork Greenway Plan do not apply to the project. At this time, an easement has not been established and an easement has not been proposed as a part of this application. A fisherman’s easement cannot be required as a condition of approval. Staff finds this criterion to be not applicable. 3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made outside of a specifically defined building envelope. A building envelope shall be designated by this review and said envelope shall be designated by this review and said envelope shall be recorded on a plat pursuant to Subsection 26.435.040.F.1; and Staff Response: The proposed project removes non-compliant features from the Top of Slope setback area. This will require revegetation approved by the Engineering and Parks Department. With the establishment of a new Top of Slope, the 15 feet setback now becomes the rear yard boundary for the building envelope. A plat illustrating the new Top of Slope and corresponding building envelope will be recorded prior to submission of the building permit. Staff finds this criterion to be met. 4. The proposed development does not pollute or interfere with the natural changes of the river, stream or other tributary, including erosion and/or sedimentation during construction. Increased on-site drainage shall be accommodated within the parcel to prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope; and Staff Response: No portion of the proposed development is within the Roaring Fork River. The Applicant will submit a construction management plan complying with the URMP (Urban Runoff Management Plan) to be approved by the City Engineer at building permit. Staff finds this criterion met. 5. Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course and a copy of said notice is submitted to the Federal Emergency Management Agency; and Staff Response: The proposal does not involve any alterations or relocation of a watercourse; therefore written notice to the Colorado Water Conservation Board and copies to the Federal Emergency Management Agency are not required. Staff finds this criterion is not applicable. P120 VI.B. 6. A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on the parcel is not diminished; and Staff Response: The proposed development is located well above the Roaring Fork River and the Special Flood Hazard Area; therefore, the project will not alter nor relocate the Roaring Fork River. Staff finds this criterion is not applicable. 7. Copies are provided of all necessary federal and state permits relating to work within the 100-year flood plain; and Staff Response: No work is proposed within the 100-year flood plain and, accordingly, no such federal or state permits are necessary. Staff finds this criterion not applicable. 8. There is no development other than approved native vegetation planting taking place below the top of slope or within fifteen (15) feet of the top of slope or the high waterline, whichever is most restrictive. This is an effort to protect the existing riparian vegetation and bank stability. New plantings (including trees, shrubs, flowers and grasses) outside of the designated building envelope on the river side shall be native riparian vegetation as approved by the City. A landscape plan will be submitted with all development applications. The top of slope and 100-year flood plain elevation of the Roaring Fork River shall be determined by the Stream Margin Map located in the Community Development Department and filed at the City Engineering Department; and Staff Response: The establishment of a new alternative Top of Slope is an essential part of this project. While several non-compliant features are proposed for removal from the Top of Slope setback, all new features are proposed for location outside of the setback. A preliminary landscape plan has been submitted with the application that includes native riparian vegetation. Staff finds this criterion to be met. 9. All development outside the fifteen (15) foot setback from the top of slope does not exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level at the top of slope. Height shall be measured and determined by the Community Development Director using the definition for height set forth at Section 26.04.100 and method of calculating height set forth at Section 26.575.020 as shown in Figure "A"; and Staff Response: Due to the renovations to the northeast portion of the exterior of the residence, this is an important review criteria. No portion of the proposed design violates the 45 degree progressive height limit. Staff finds this criterion to be met. P121 VI.B. 10. All exterior lighting is low and downcast with no light(s) directed toward the river or located down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be submitted with all development applications; and Staff Response: All exterior lighting will comply with Code Section 26.575.150, as applicable, and such will be demonstrated in the building permit application materials. A preliminary lighting plan was submitted with the application. Staff finds this criterion to be met. 11. There has been accurate identification of wetlands and riparian zones. Staff Response: While the property does not include wetlands, it is located immediately on the Roaring Fork River and the bank is certainly is a riparian zone. The Site Improvement Survey clearly identifies necessary lines related to the river (mean high water mark, 100-year floodplain, Top of Slope). No non-native riparian vegetation will be allowed below the identified Top of Slope. Staff finds this criterion to be met. P122 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application 1470 Red Butte Drive Stream Margin Review P123 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationstream margin review application land use application COMPLETED LAND USE APPLICATION P124 VI.B. P125 VI.B. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT March, 2016 City of Apen|130 S. Galena St.|(970) 920 5050 ATTACHMENT 2 – LAND USE APPLICATION PROJECT: Name: _______________________________________________________________________________________________ Location:_______________________________________________________________________________________________ Parcel ID # (REQUIRED) APPLICANT: Name: _______________________________________________________________________________________________ Address: _______________________________________________________________________________________________ Phone #: REPRESENTIVATIVE: Name: _________________________________________________________________________________________________ Address:________________________________________________________________________________________________ Phone#: TYPE OF APPLICATION: (Please check all that apply): EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (Description of proposed buildings, uses, modifications, etc.) Have you attached the following? FEES DUE: $ ______________ Pre-Application Conference Summary Attachment #1, Signed Fee Agreement Response to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements – including Written Responses to Review Standards 3-D Model for large project All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. GMQS Exemption Conceptual PUD Temporary Use GMQS Allotment Final PUD (& PUD Amendment) Special Review Subdivision Conceptual SPA ESA – 8040 Greenline, Stream Subdivision Exemption (includes Margin, Hallam Lake Bluff, Condominiumization) Mountain View Plane Final SPA (&SPA Commercial Design Review Lot Split Amendment) Residential Design Variance Lot Line Adjustment Small Lodge Conversion/ Expansion Conditional Use Other: P126 VI.B. P127VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationpre-application conference summary PRE-APPLICATION CONFERENCE SUMMARY P128 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Hillary Seminick, 429.2741 DATE: February 29, 2016 PROJECT: 1470 Red Butte Dr. TYPE OF APPLICATION: Stream Margin Review DESCRIPTION: The subject property is located at 1470 Red Butte Drive on the Roaring Fork River. Applicant seeks to make landscaping improvements, relocate an existing deck, and expand an existing deck. These improvements will be in excess of the allowed thresholds for exemption of new development defined in Sec. 26.435.040.B.3(a). Additionally, the Applicant represents that the improvements will not meet review criteria 26.435.040.B.3(c). The Applicant is in the conceptual phase of design and this scope may not be inclusive all proposed improvements. The Stream Margin Review Area, which is inclusive of both the 100 year flood plain and 100 feet of the high water line of the Roaring Fork River, bisects the property and existing single family residence. A prior Stream Margin Review established a building envelope for the existing structure and was approved by Planning and Zoning Resolution No. 13, Series 1996. The building envelope was included as Exhibit A to the Resolution. At the time, Stream Margin Review did not include a provision requiring the recordation of a plat with approved building envelope. Pursuant to Sec. 26.435.040.F, building permit submittal requirements, the applicant shall record a site improvement plat should the project be granted approval for Stream Margin Review. For this review, the Applicant shall depict the approved building envelope, Stream Margin Review Area, Top of Bank, and the 15’ setback from Top of Slope on all submitted drawings to confirm applicability and any impacts to these areas on all submitted drawings. Relevant Land Use Code Section(s) 26.304 Common Development Review Procedures 26.435.040 Environmentally Sensitive Areas – Stream Margin Below is a link to the Land Use application Form. http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2011%20land%20use%20app %20form.pdf Below is a link to the City of Aspen Land Use Code. http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use- Code/ Review by: Community Development Staff Public Hearing: NA Planning Fees: $1,300.00 Deposit for administrative review. Additional time over four (4) hours will be billed at $325 per hour. Referrals & Fees: $650 for Parks Department (flat fee) and $325/hour for Engineering Review (deposit is taken for 1 hour of work. All additional hours are billed at $325 per hour) Total Deposit:$2,275.00 To apply, submit the following information:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice pre-application conference summary P129 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  A site improvement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado.  Two 11x17 copies and one full sized copy of plans depicting the project and the Stream Margin Review Area, Top of Bank, and the 15’ setback from Top of Slope to confirm applicability and any impacts to these areas.  Written responses to review criteria outlined in section 26.435.040 B.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted:  One additional copy of the complete application packet and, if applicable, associated drawings.  Total deposit for review of the application.  A digital copy of the application provided in pdf file format. Disclaimer The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. stream margin review applicationpre-application conference summary P130 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationtitle information TITLE INFORMATION P131 VI.B. P132VI.B. P133VI.B. P134VI.B. P135VI.B. P136VI.B. P137VI.B. P138VI.B. P139VI.B. P140VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationletter of authorization LETTER OF AUTHORIZATION P141 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationletter of authorization P142 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationwritten description WRITTEN DESCRIPTION OF THE PROPOSAL P143 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationwritten description Written Description of Proposal 1470 Red Butte Dr. is an existing non-conforming single family residence. The project proposes to reduce the size of an existing storage room, and rebuild an existing stair, in order to repurpose that FAR, so the clients can add a breakfast room and an enlarged dining deck to the family room / Kitchen area of their home, as described in the architectural drawings. The proposed project not only pulls the structure of the development away from the river, it actually moves the tallest portion of the house, a chimney, further into the massing of the building. The intention of the clients is to blend the new renovation work into the existing design of the house, therefore, we will be using the same construction methods and architectural details that currently exist in order to achieve a seamless end product. The landscape improvements extend an existing exterior patio to create a more usable space where the clients can enjoy their proximity to the river. The minimal patio extension, as depicted in the site plans and elevations, aimS to create areas with the amenities of a hot tub and fi re pit, as it steps down from the existing patio with landscape steps. The non-com- pliant fl agstone area and patio within the 15’ setback, where the hot tub currently exists will be removed, re-graded and restored with native planting. The landscape improvements respond to the shady, riparian condition and will replace ken- tucky bluegrass with a variety of native perennials and shrubs. P144 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationmodel views of proposal MODEL VIEWS OF PROPOSAL P145 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationmodel views of proposal P146 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationmodel views of proposal P147 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationvicinity map VICINITY MAP P148 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationvicinity map VICINITY MAP- 1470 RED BUTTE DRIVE HWY 82 SITE ASPEN AIRPORT SITE P149 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationsite improvement survey SITE IMPROVEMENT SURVEY P150 VI.B. P151VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationsite plans + sections SITE PLANS + SECTIONS site plans + sections P152 VI.B. 5+6'2.#0 L1.0NORT H STREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREA 100' YEAR FLOOD PLAINMEAN HIGH WATER LINEBUILDING ENVELOPEBUILDING ENVELOPEBUILDING E N V E L O P E RESIDENCEUTILITY E A S E M E N T UTILITY EASEMENTBUILDING ENVELOPE15' OFFSET FR/TOP OF SLOPEEXISTING COVERED PATIOTHREE RISER(S) TO ALIGN WITHEXISTING COLUMNSPROPOSED TILE PATIOPROPOSED FIRE FEATUREPROPOSED PATIO EDGETOP OF SLOPE/BANKTOP OF SLOPE/BANKTOP OF SLOPE/BANK15' OFFSET FROM TOP OF SLOPEAND BUILDING ENVELOPEUTILITY EASEMENTUTILITY EASEMENTMOVABLE FURNITUREEXISTING COLUMNSPROPOSED HOT TUBPROPERTY BOUNDARYEXISTING NON COMPLIANTPATIO TO BE DEMOLISHEDEXISTING NON COMPLIANT PATIOAND HOT TUB TO BE DEMPLOISHEDPROPOSED LANDSCAPE STEPSROOF OVERHANGMEAN HIGH WATER SETBACKPROPOSED COLUMNS5%#.'žÄP153VI.B. )4#&+0)2.#0 L2.0NORT H STREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREA 100' YEAR FLOOD PLAINMEAN HIGH WATER LINEBUILDING ENVELOPEBUILDING ENVELOPEBUILDING E N V E L O P E RESIDENCEMEAN HIGHWATER SETBACKUTILITY E A S E M E N T UTILITY EASEMENT15' OFFSET FROMTOP OF SLOPEEXISTING COVERED PATIOTHREE RISER(S) TO ALIGN WITHEXISTING COLUMNSPROPOSED TILE PATIOPROPOSED PATIO EDGETOP OF SLOPE/BANKTOP OF SLOPE/BANKTOP OF SLOPE/BANK15' OFFSET FROM TOP OF SLOPE ANDBUILDING ENVELOPEUTILITY EASEMENTUTILITY EASEMENTPROPOSED HOT TUBEXISTING PATIO TO BE REMOVED ANDRE-GRADED TO NATURAL CONDITIONSPROPERTY BOUNDARY5%#.'žÄ ENVELOPEBUILDINGP154VI.B. .#0&5%#2'2.#0 L3.0NORT H STREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREASTREAM MARGIN REVIEW AREASTREAM M A R G I N R E V I E W A R E A 100' YEAR FLOOD PLAINMEAN HIGH WATER LINEBUILDING ENVELOPEBUILDING ENVELOPEBUILDING E N V E L O P E UTILITY EASEMENTRESIDENCEMEAN HIGHWATER SETBACKUTILITY E A S E M E N T UTILITY EASEMENTBUILDING ENVELOPE15' OFFSET FROMTOP OF SLOPETOP OF SLOPE/BANK15' OFFSET FROM TOP OF SLOPEAND BUILDING ENVELOPEPROPERTY BOUNDARY5%#.'žÄP155VI.B. .+)*6+0)2.#0 L4.0NORT H BUILDING ENVELOPEBUILDING ENVELOPE15' OFFSET FROM TOP OF SLOPEAND BUILDING ENVELOPE5%#.'žÄP156VI.B. 771577147713771277167717771877197720772177225'%6+10#L5.00'4'8'SCALE: 1/4"=1'-00"SECTION A15' OFFSET FROM TOS TOP OF SLOPE MEAN HIGH WATER LINE EDGE OF PATIO 5%#.'žÄP157VI.B. 5'%6+10$L6.00'4'8'SCALE: 1/4"=1'-00"SECTION B15' OFFSET FROM TOS TOP OF SLOPE MEAN HIGH WATER LINE EDGE OF PATIO 5%#.'žÄP158VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationexterior lighting cutsheets EXTERIOR LIGHTING CUTSHEETS P159 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationexterior lighting cutsheets Fixture Type: Catalog Number: Project: Location: WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. 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Standards: ETL & cETL Wet location Listed R4RD2T, R4SD2T 4.5" Volta - Downlight Trim TRIMS ORDER HOUSING SEPARATELY Model Beam Angle Reference Output* Color Temp CRI Finishes Re ector/TrimLumensCBCPLumen/Watt 6a” max 42” 5w” 2” R4RD2T Round S N F W 15° 25° 45° 60° 1391 2694 2609 2413 12282 7980 4347 2679 60 75 72 67 827 927 830 930 835 840 2700K 2700K 3000K 3000K 3500K 4000K 85 90 85 90 85 85 BK BKWT HZ HZWT WT Black Black/White Haze Haze/White WhiteR4SD2T Square S N F W 15° 25° 45° 60° 1398 2852 2785 2430 12724 7634 4295 2422 60 79 77 68 *Reference output shows 830(85CRI 3000K) trim with 36 housing. Use multiplier table below to determine the output for other combinations. Please see next page for housing units(required) Multiplier TRIM 827 927 830 930 835 840 HOUSING 36 0.937 0.764 1.000 0.815 1.045 1.054 25 0.685 0.558 0.731 0.596 0.764 0.770 15 0.456 0.371 0.486 0.396 0.508 0.512 P160 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationexterior lighting cutsheets Fixture Type: Catalog Number: Project: Location: WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. Aug 2016 waclighting.com Phone (800) 526.2588 Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive Port Washington, NY 11050 Central Distribution Center 1600 Distribution Ct Lithia Springs, GA 30122 Western Distribution Center 1750 Archibald Avenue Ontario, CA 91760 Model: WL-LED100 LEDme® Step Light FEATURES • Solid diecast brass, corrosion resistant aluminum alloy, or cast stainless steel construction • Direct wiring, no driver needed • Low profi le, fl ush to wall aesthetics with no visible hardware • 40,000 hour rated life • Balanced lighting, free of shadows with minimum glare • IP66 rated, Protected against high-pressure water jets • Up to 200 fi xtures can be connected in parallel • Replaceable LED module • 5 year WAC Lighting product warranty ORDER NUMBER Model #Light Color Finish WL-LED100 WL-LED100F 120V 277V C AM RD BL White Amber Red Blue 3000K 610nm 640nm 450nm SS BK WT BN* BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum WL-LED100 120V C AM White Amber 3000K 610nm BBR Bronze on brass *Brushed Nickel Finish is for interior use only –– Example: WL-LED100F-BL-SS PRODUCT DESCRIPTION Horizontal rectangle LEDme® Step Light. Designed for safety and style on stairways, patios, decks, balcony areas, walkways and building perimeters. Features an architectural design. Energy effi cient for long-lasting indoor and outdoor lighting solutions. Creates an attractive, romantic impression at night. 5" 3" 2a" 18" front 12" 18" x" 2" side 1d" 22" back SPECIFICATIONS Construction: Die-cast aluminum or 316 marine grade cast stainless steel Power: Direct wiring, no remote driver needed. Input voltage: 120V or 277VAC 50/60Hz Light Source: 3000K CCT Samsung HV-AC High Power LED, CRI: 85 Optional color lenses. Total power consumption of 3.9W Mounting: Fits into 2” × 4” J-Box with minimum inside dimensions of 3"L × 2"W × 2"H Includes bracket for J-Box mount. Dimming: Dim to 10% with electronic low voltage (ELV) dimmer Approved dimmers: Lutron Nova-T NTELV-300 & NTELV-600, Lutron Vietri VTELV-600, Lutron Diva DVELV-300P, Lutron Skylark SELV-300P, Lutron Maestro MAELV-600 Standards: IP66, UL & cUL Listed for wet locations 2"NPT threaded hole exterior lighting cutsheets P161 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationexterior lighting cutsheets TYPE: CARLSBAD, CA | PHONE 877 942 1179 | FAX 760 931 2916 | E-MAIL SALES@AURORALIGHT.COM | AURORALIGHT.COM In a continuing product improvement program, Auroralight reserves the right to modify product specifications without notification. © 2015 Auroralight, Inc. 2-7-REV~7.0 ORDERING GUIDE LBD1: L (LED) BD (BOLLARD) 1 (SERIES) S-BLP SmoothGrooved XX 1 3/8"35mm CAT. #: LBD1 RED INDICATES REQUIRED FIELD BODY STYLE [G] Grooved [S] Smooth LED [27] 2700K [30] 3000K [45] 4500K [27D] 2700K [30D] 3000K [45D] 4500K [D] = Dimmable LBD1 CORONADO The LBD1 is a stunning addition to our line of Estate Quality, high performance LED luminaires. Uniquely configurable it is well suited to path lighting or wall washing. Features include: • 2.5 Watts • Cree XLAMP® (XP-G) LED • 2700, 3000 or 4500K (CRI 80 typ.) • Fully Integrated LED • TRIAC Dimming to <10% typ. • 12 VAC Electronic or Magnetic Source Compatible • Recommended Spacing 10–18' O.C. • Solid Copper and Brass Construction BODY STYLE FINISH [NAT] Natural [BLP] Bronze Living Patina [BLP-XD] BLP Extra Dark [NI] Nickel PVD HEIGHT [12] 12" [18] 18" [22] 22" MOUNT (1/2" NPS) [1/2] 1/2" Male Thread (Included) [G/S] Ground Stake [D/S] Deluxe Stake 9” [T/R-X] Trident Spike (9" or 12") [P/B-S] Power Box w/ Stake (Inc. 60W 120-12V trans.) [P/M] 4" Pedestal Mount [SM3] 3 1/4" Surface Mount [SM2] 2 1/4" Surface Mount [X] = Specify Length NOTE: See Mount Guide for more options 1/2 D/S SM2SM3G/S T/R P/MP/B-S Powered by P162 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationarchitectural oor plans + elevations ARCHITECTURAL FLOOR PLANS + ELEVATIONS P163 VI.B. P164VI.B. P165VI.B. P166VI.B. P167VI.B. P168VI.B. P169VI.B. P170VI.B. P171VI.B. P172VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application45 degree angle 45 DEGREE ANGLE P173 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application45 degree angle P174 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application45 degree angle As illustrated from the sketch up views the 45 degree angle from the top of slope does not interfere with any of the structure. P175 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationwritten responses WRITTEN RESPONSES TO STREAM MARGIN CODE P176 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review applicationwritten responses b26.435.040. 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 fl ood 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, fl ood control or wa- ter diversion, bank stabilization, provided plans and specifi cations are submitted to the City engineer demonstrating that the structure is engineered to prevent blockage of drainage channels during peak fl ows and the Community Development Director determines the proposed structure complies, to the extent practical, with the stream margin review standards. 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 fi re suppression systems provided the Community Development Director determines the development complies, to the extent practical, with the stream margin review standards. 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 fl oor area of the existing structure or increase the amount of building area exempt from fl oor area calculations by more than twenty-fi ve 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 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. 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; d) The development does not fall outside of an approved building envelope if one has been designated through a prior review; and e) The expansion, remodeling or reconstruction will cause no increase to the amount of ground coverage of struc- tures within the 100-year fl ood plan. C. Stream margin review standards. No development shall be permitted within the stream margin of the Roaring Fork River unless the Community Development Director makes a determination that the proposed development complies with all requirements set forth below: 1.It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base fl ood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study pre- pared by a professional engineer registered to practice in the State which shows that the base fl ood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off-site which compensate for any base fl ood elevation increase caused by the development; and Response: The development does not occur within the Special Flood Hazard Area. 2.The adopted regulatory plans of the Open Space and Trails Board and the Roaring Fork River Greenway Plan are imple- mented in the proposed plan for development, to the greatest extent practicable. Areas of historic public use or access shall be dedicated via a recorded easement for public use. A fi sherman’s easement granting public fi shing access within the high water boundaries of the river course shall be granted via a recorded “Fisherman’s Easement;” and Response: The client does not grant the recordation of this easement. P177 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application 3.There is no vegetation removed or damaged or slope grade changes (cut or fi ll) made outside of a specifi cally defi ned building envelope. A building envelope shall be designated by this review and said envelope shall be designated by this review and said envelope shall be recorded on a plat pursuant to Subsection 26.435.040.F.1; and Response: The building envelope proposed refl ects the setbacks for the R-30 residential districts. The existing grade and riparian vegetation has been previously altered and does not refl ect a healthy riparian condition. Vegetation is proposed to be removed from within the stream margin area and replaced with riparian vegetation as approved by the City of Aspen and according to section 8 (below). 4.The proposed development does not pollute or interfere with the natural changes of the river, stream or other tributary, including erosion and/or sedimentation during construction. Increased on-site drainage shall be accommodated within the parcel to prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope; and Response: The proposed development does not pollute or interfere with the natural changes of the river. Increased on- site drainage will be accommodated within the parcel to prevent entry into the river or onto its banks in accordance with the City of Aspen Urban Runoff Management Plan. The hot tub will be drained inside of the designated building envelope. 5.Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course and a copy of said notice is submitted to the Federal Emergency Management Agency; and Response: No alteration or relocation of a water course is proposed. 6. A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the fl ood carrying capacity on the parcel is not diminished; and Response: No alteration or relocation of a water course is proposed. 7.Copies are provided of all necessary federal and state permits relating to work within the 100-year fl ood plain; and Response: No work is proposed within the 100 year fl ood plan. Moreover, no wetlands have been identifi ed in this area by the City of Aspen Parks Department. 8.There is no development other than approved native vegetation planting taking place below the top of slope or within fi fteen (15) feet of the top of slope or the high waterline, whichever is most restrictive. This is an effort to protect the existing riparian vegetation and bank stability. New plantings (including trees, shrubs, fl owers and grasses) outside of the designated building envelope on the river side shall be native riparian vegetation as approved by the City. A landscape plan will be submitted with all development applications. The top of slope and 100-year fl ood plain elevation of the Roar- ing Fork River shall be determined by the Stream Margin Map located in the Community Development Department and fi led at the City Engineering Department; and Response: Proposed plantings (including trees, shrubs, fl owers and grasses) outside of the designated building envelope on the river consist of native riparian vegetation as depicted in the attached landscape plan and are pending approval by the City. The top of slope, established by the City Engineering Department is depicted on the attached site plan. The 100- year fl ood plain elevation of the Roaring Fork River as determined by the Stream Margin Map is depicted on the site plan and survey. 9.All development outside the fi fteen (15) foot setback from the top of slope does not exceed a height delineated by a line drawn at a forty-fi ve (45) degree angle from ground level at the top of slope. Height shall be measured and deter- mined by the Community Development Director using the defi nition for height set forth at Section 26.04.100 and method of calculating height set forth at Section 26.575.020 as shown in Figure “A”; and Response: All development outside the fi fteen (15) foot setback from the top of slope does not exceed a height de- lineated by a line drawn at a forty-fi ve (45) degree angle from ground level at the top of slope. This is described in the attached 3D model exhibit. 10. All exterior lighting is low and downcast with no light(s) directed toward the river or located down the slope and shall written responses P178 VI.B. 1470 red butte drive aspen co connect one design | november 28 2016 stream margin review application be in compliance with Section 26.575.150. A lighting plan will be submitted with all development applications; and Response: Please fi nd the lighting plan in compliance with Section 26.575.150 attached. 11. There has been accurate identifi cation of wetlands and riparian zones. Response: All vegetation and grading adjacent to the river and within the stream margin area on this property has been previously altered and does not refl ect a healthy riparian condition, which made it diffi cult to defi ne a historical top of slope. That said, we acknowledge the stream margin area and top of slope as determined by the City Engineering De- partment and as informed by the neighboring top of slope delineation. As noted in the previous section, no wetlands have been identifi ed in this area by the City of Aspen Parks Department. D. Appeal of Director’s determination. An appeal of a determination in regards to a stream margin application or in regards to the top of slope determination made by the Community Development Director, shall be reviewed as a special review pursuant to Section E, below. In this case, the Community Development Director’s fi nding shall be forwarded as are commendation and a new application need not be fi led. E. Special review. An application requesting a variance from the stream margin review standards or an appeal of the Stream Margin Map’s top of slope determination, shall be processed as a special review in accordance with common development review procedure set forth in Chapter 26.304. The special review shall be considered at a public hearing for which notice has been published, posted and mailed, pursuant to Subsection 26.304.060.E.3 Paragraphs a,b and c. Review is by the Planning and Zoning Commission. A special review from the stream margin review determination may be approved, approved with conditions or denied based on conformance with the following review criteria: 1. An authorized survey from a Colorado professionally licensed surveyor shows a different determination in regards to the top of slope and 100-year fl ood plain than the Stream Margin Map located in the Community Development Depart- ment and fi led in the City Engineering Department; and 2. The proposed development meets the stream margin review standard(s)upon which the Community Development Director had based the fi nding of denial. F. Building permit submittal requirements. Prior to receiving a building permit for a property within the stream margin review area, the following must be submitted: 1.The applicant shall record a site improvement plat with topography prepared by a Colorado licensed professional sur- veyor showing the building envelope determined by the Community Development Director based on the Stream Margin Review Map located in the Community Development Department. 2. Site sections drawn by a registered architect, landscape architect or engineer shall be submitted showing all existing and proposed site elements, the top of slope and pertinent elevations above sea level. 3.The building envelope shall be barricaded prior to issuance of any demolition, excavation or building permits. The barri- cades shall remain in place until the issuance of certifi cates of occupancy. written responses P179 VI.B. Exhibit CP180 VI.B. Exhibit D Referral Comments Parks and Engineering Comments From Parks Department – received via email on 1/26/17 1. On the NW corner where the proposed patio wraps around the house, this will not be allowed. Patio must end at edge of house. Impacts to the tree roots that are in that corner would have a detrimental effect on the trees. Die back in their crowns would be evident in short order. 2. The three spruce trees that are closest to the proposed patio will need to show depth of excavation and distance from the trunks of trees. The City Forester will need to discuss possible requirements to work within the driplines of these trees. 3. The large cottonwood on the NE corner of the house will require hand demo of the existing patio around its base. Again, the City Forester will have requirements as to any work done in the dripline of this tree. 4. Please indicate access for the demo of the existing patio and new spa placement, as well as any machinery that will be used to facilitate this project. Comments from Engineering Department – received via email 1/18/17 1. Relocate the top of slope delineation (which sounds like it is getting taken care of) 2. The proposed patio extends to the top of slope setback. No excavation can occur beyond the setback. Excavation in close proximity to the setback must be performed by hand. 3. The non-compliant patios must be removed by hand to limit disturbance beyond the setback. P181 VI.B. P182 VI.B. P183 VI.B. P184 VI.B. P185 VI.B. P186 VI.B. P187 VI.B. P188 VI.B. P189 VI.B. P190 VI.B. P191 VI.B. P192 VI.B. P193 VI.B. P194 VI.B. P195 VI.B. P196 VI.B. P197 VI.B. C 1419 Crystal Lake RdApplicant: Big Dog LLC Applicant Representative: Mitch Haas, Haas Land Planning LLC Front of residence Rear of ResidenceProject location C Top of Slope New Top of Slope Designation Supported by Engineering Proposed Top of SlopeCurrent Top of Slope C Non-ConformitiesExisting non-conformities Stair case and putting green below 15’ setback Portion of existing structure in 45°height limit Non-native vegetation below 15’ setback C Proposed ProjectThe Applicant proposes the following improvements to the existing single family residence: Relocation of existing deck area; and, Replace and change location of existing fenestration; and, Replace existing exterior materials; and, Remove putting green and stairs located within 15’ of the Top of Slope; and, Revegetate areas within 15’ of the Top of Slope with native vegetation; and, Add new stormwater improvements; and, Add new patio area and spa. C Existing Structure Proposed remodel 45°Height Limit C Landscape ImprovementsRemoval of non-conformities Stair case and putting green below setback Revegetating area below the 15’ setback RecommendationStaff recommends approval of the Stream Margin Review and Special Review, with conditions. The conditions outlined in the resolution are to ensure protection of the Roaring Fork River and are typical of this type of review. C