HomeMy WebLinkAboutresolution.apz.043-95A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A HALLAM LAKE BLUFF ENVIRONMENTALLY
SENSITIVE AREA REVIEW AND SPECIAL REVIEW FOR THE FARRISH
RESIDENCE LOCATED AT 844 ROARING FORK ROAD (LOTS 5-9 AND
PARTS OF LOTS 10 AND 11, ASPEN COMPANY SUBDIVISION)
Resolution No. 95 - 14~}
WHEREAS, any development within 100 feet of the 7850 elevation line and bordering
the bluff around Hallam Lake is subject to review and approval by the Planning and
Zoning Commission pursuant to the provisions of Section 24-7-506 of the Aspen
Municipal Code; and
WHEREAS, Ordinance 35, Series of 1994 requires that any proposed residential
development which exceeds 85% of allowable floor area shall comply with residential
design standards and be reviewed by the FAR Overlay Committee; and
WHEREAS, applications for Hallam Lake ESA review and FAR review were submitted
to the Planning Office by Mrs. Stephen Farrish for the renovation and expansion of her
residence; and
WHEREAS, on March 7, 1995, the Planning Commission reviewed the application and
staff's memorandum and approved the Hallam Lake ESA aspect of the project with
conditions (by a 5-0 vote) based on their interpretation of the plans that the living room
wing of the home would remain intact as an encroachment into the "no development"
setback area; and
WHEREAS, on April 5, 1995, the project was introduced to the FAR Overlay
Committee. At this meeting, the three P&Z members sitting on the Overlay Committee
came to the realization that the proposed residence required a complete demolition of the
existing home, including the living room area which was considered a legitimate
encroachment when reviewed by the P&Z; and
WHEREAS, because of this concern the Overlay Committee tabled the item; and
WHEREAS, the City Attorney made the determination that the P&Z could decide to
rehear the Hallam ESA review based on the revised understanding of the project;
WHEREAS, at their regular meeting on April 25, 1995, the P&Z moved to rehear the
Hallam Lake ESA review by a 4-0 vote (2 abstentions) on the June 6, 1995 agenda; and
WHEREAS, on May 3, 1995, the FAR Overlay Committee approved the proposal within
its scope of jurisdiction; and
WHEREAS, on June 6, 1995, the Planning and Zoning Commission reconsidered the
project in light of the proposed 100% demolition, approved Special Review because of
the substantial spruce trees on the north side of the property, and re-approved the ESA
review of the demolition and replacement by a 4-1 vote, keeping the original conditions
of approval.
NOW THEREFORE BE IT RESOLVED by the Commission:
The Farrish Residence demolition and replacement is approved as submitted with the
following conditions:
1. The new stone planter, stairs and reconfigured new patio and plantings toward the base
of the tree as shown on the application drawing sheet # 3 are not approved for
construction per this review.
2. Any trees slated for removal or relocation must receive tree removal / relocation
permits from the Parks Department prior issuance of any building permits.
3. Prior to the issuance of any building permits, sturdy tree protection barricades must be
erected, to the greatest extent possible, at the drip lines of at-risk trees as directed by
Parks staff. The barricades shall be constructed to prevent soil compaction, material
storage, and spillage of deleterious substances under the trees. They shall remain in place
throughout exterior construction and grading.
4. A 12" PVC culvert must be installed under the new driveway. At least one week prior
to the ditch work, the applicant must contact Tom Rubel of the Parks Department so he
can monitor the ditch work.
5. A final landscape plan shall be submitted and approved by ACES and Planning staff
prior to the issuance of any building permit. Additional plantings of native shrub type
plants shall be added along the slope to restore its wild character, and below the
foundation walls of the house and patio retaining walls in order to reduce their visibility.
6. Any future landscape development (including but not limited to decks, spa, terrace,
fencing) must be submitted for review as an amendment to this E.S.A. review.
7. A sidewalk, curb, and gutter agreement must be signed and recorded at owner's
expense prior to the issuance of any building permits. Forms for the agreement are
available in the City Engineer's office.
8. The site plan in the building permit application must clearly label and dimension all
on-site parking spaces.
9. The applicant shall consult the City Engineer and Parks Department for work proposed
in the public right-of-way and shall obtain permits form the Streets department for any
work or development including landscaping within the right-of-way.
10. Only lighting which does not illuminate the walls of the building may be used along
the rear of the structure and rear patio. A final lighting scheme shall be included in the
building permit set for Planning's approval. The existing floodlights must be removed as
part of the reconstruction.
11. To prevent debris from falling down the hill, a strong construction barricade fence
must be erected on the "bench' of the site and inspected by Planning prior to the issuance
of any demolition or building permits for the parcel. The barricades must remain in place
until all construction in complete or the certificate of occupancy is issued, which ever
occurs last.
12. The applicant shall record in the County Clerk and Recorder's Office a copy of the
approved site specific development plan, landscape plan, and approval resolution. Proof
of recordation must be forwarded to the Planning Office prior to the issuance of any
building permits for this site.
13. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
APPROVED BY THE COMMISSION at its regular meeting on June 6, 1995.
Attest:
Sharo~Carrillo, Clerk
Planning and Zoning Commission:
Brace Kerr, Chair