HomeMy WebLinkAboutLand Use Case.237 Aspen Mountain Rd.A078-98 I
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MEMORANDUM APPROVED
TO: Stan Clauson, Community Development Director 'EP 1 4 1998 FROM: Mitch Haas, Planner/}"`����
COMMUNITY DEVELOPMENT DlfiE;1 ON
RE: 8040 Greenline Review Exemption for Removal of ta #& orage
Tank at the Top of Mill Street (237 Aspen Mountain Road). Parcel I.D.
No. 2735-131-285003.
DATE: September 14, 1998
SUMMARY: The applicant is requesting an 8040 Greenline Review exemption to demolish and
remove the existing Aspen Mountain water storage tank (a/k/a the Little Nell tank). Removal of
the tank will result in the potential for the site to be utilized for other purposes such as the
development of a park on the historic "Millionaire Millsite." At this time, however, the
applicant is not proposing anything other that removal of the tank(no reuse proposed).
Community Development staff recommends approval with conditions of an 8040 Greenline
Review Exemption for the Little Nell Water Storage Tank Removal.
APPLICANT: City of Aspen Water Department, represented by Mark O'Meara.
LOCATION: The property in question is located above the Top of Mill Street at 237 Aspen
Mountain Road.
ZONING: Conservation(C)zone district.
CURRENT LAND USE: Water storage.
BACKGROUND: The 0.5 million gallon Little Nell tank is located on Aspen Mountain's
historic "Millionaire Millsite" and was constructed in the early 1960s. With the construction of
the 1.0 million gallon Aspen Mountain buried water tank in the early 1980s, the majority of the
water customers served by the older tank were connected to the newer system. This left only a
handful of buildings in the upper area of the Aspen Alps still being served by the Little Nell tank.
When the City investigated rehabilitation and painting of the older, above-ground, steel tank, it
learned that the cost would be prohibitive due to the presence of lead-based paint. Water
Department staff investigated the use of a pumped system to replace the remaining functions of
the water storage tank and found a pumped system to be more cost-effective that continued
maintenance of the aging steel tank. After reviewing these options with the Asset Planning
Committee, the Asset Management Plan was revised from the previous plan of painting and
rehabilitating the tank to removal of the tank. Funds were also appropriated to modify the
existing Aspen Mountain pumping station to take over the remaining functions of the water
storage tank.
The City of Aspen holds title to the Little Nell tank site. After demolition and removal of the
tank, the Water Department will have no further use for the site. The Parks Department has
expressed interest in developing the tank site and historic mill workings as a park; however, the
development of a park is not part of this application and would have to be requested under
separate cover.
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STAFF COMMENTS:
Section 26.68.030, 8040 Greenline Review
Because development is proposed within one hundred fifty (150) feet of the 8040 Greenline, the
proposal is subject to review under Section 26.68.030. of. the Land Use Code. Section
26.68.030(B), Exemption, states that"the expansion, remodeling or reconstruction of an existing
development shall be exempt from 8040 Greenline review if the following standards are met:
1. The development does not add more than ten (10) percent to the
floor area of the existing structure or increase the amount of square
footage of areas of the structure which are exempt from floor area
calculations by more than twenty-five (25)percent; and
RESPONSE: The proposal contemplates only the removal of a structure. Therefore, floor area
would be removed with no new area being added.
2. The development does not require the removal of any tree for which
a permit would be required pursuant to Section 15.04.450 or the
applicant receives a permit pursuant to said section; and
RESPONSE: The proposed tank removal would not necessitate the removal of any trees. Staff
is recommending that, as a condition of this approval, the site be revegetated with native species
according to a landscape plan to be approved by the Parks Department.
3. The development is located such that it is not affected by any
geologic hazard and will not result in increased erosion and
sedimentation.
RESPONSE: Staff does not believe the removal activity would be affected by any geologic
hazard, nor would it result in any increased erosion or sedimentation. Existing drainage patterns
will be maintained, if not improved, as the amount of impermeable surface would be decreased.
RECOMMENDATION: Staff recommends approval of the Little Nell Water Storage tank
Demolition 8040 Greenline Review Exemption with the following conditions:
1. The building permit submittal/application shall include a landscape plan for the
revegatation of the area with native species, and said plan shall be subject to review and
approval by the City of Aspen Parks Department.
2. The building permit submittal/application shall include a plan for maintaining drainage
on-site during construction and avoiding sediment transport onto public rights-of-way.
3. All material representations made by the applicant in this application shall be adhered to
and shall be considered conditions of approval, unless otherwise amended by an entity
having authority to do so.
APPROVED BY:
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St.ffirP'auso
Community Development Director
2
• CITY OF ASPEN'.
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Mitch Haas, 920-5095 DATE: 8/12/98
PROJECT: Water Storage Tank Removal at Top of Mill
REPRESENTATIVE: Mark O'Meara of the City of Aspen Water Department--- 920-5112;
OWNER: City of Aspen
TYPE OF APPLICATION: 8040 Greenline Exemption -
DESCRIPTION: The City Water Department would like to remove an existing water tank and
revegetate the area with native species. No new structures would be built. The
removal requires 8040 Greenline review, or in this case, an exemption therefrom,
pursuant to Section 26.68.030(B) of the Land Use Code. The storage tank is in the
Conservation(C) zone district: -TG e Pc- -re s D e p a''r^^e ~r CS t eu?os, -/
uSte.),S 7Z ct CeS co, df-- eilZ if't^/Cs7p`t.0 SYSt-
Land Use Code Section(s)
Section 26.68.030(B), 8040 Greenline Review Exemption;
Section 26.28.220, Conservation(C) zone district; and
Chapter 26.52, Common Development Review Procedures.
Review by: City of Aspen Community Development Director.
Public Hearing: No, the approval, if granted, would be administrative.
Referral Agencies: Engineering, Parks, and Zoning.
Planning Fees: Planning Deposit Minor ($450), covers three hours of Community Development Dept.
staff time
Referral Agency Fees: Engineering, Minor($110)
Total Deposit: $560.00 (additional hours are billed at a rate of$180/hour; likewise, fewer than three
hours would be refunded at the same rate.)
To apply, submit the following information: (Also see Section 26.52.030,Application and Fees)
1. Proof of ownership
2. Signed fee agreement
3. Applicants' names, addresses and telephone numbers in letters signed by each of the applicants stating the
name, address and telephone number of the representative authorized to act on behalf of the applicant.
4. Street addresses and legal descriptions of the parcels on which development is proposed to occur, consisting
of a current certificate from a title insurance company, or attorney licensed to practice 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.
5. Total deposit for review of the application
6. 6 Copies of the complete application packet and maps.
HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 2
• PROJECT SUMMARY
PROJECT: LITTLE NELL TANK DEMOLITION
TIME FRAME: Approximately 10 days
SUMMARY: The proposed contract award would provide for demolition and removal of the Aspen
Mountain water storage tank and performance of work necessary for compliance with state and federal
regulations on two other water storage tanks. Removal of the Little Nell tank will result in the potential
that the site could be utilized for other purposes including the potential development of a park on the
historic "Millionaire Millsite."
PREVIOUS COUNCIL ACTION: As part of the 1998 Capital program, Council appropriated $25,000
for demolition and removal of the Little Nell Water Storage Tank located on Aspen Mountain. The
Asset Management Plan provides for decommissioning the tank and replacement with a pumped system
to provide water and fire protection to the few remaining water accounts currently served by the tank.
Council also appropriated $39,000 for regulatory compliance for two other water storage tanks in need
of periodic maintenance and in order to satisfy state and federal regulations.
BACKGROUND: The 0.5 million gallon Little Nell tank is located on Aspen Mountain on the historic
"Millionaire Millsite" and was constructed in the early 1960's. With the construction of the 1.0 million
gallon Aspen Mountain buried water tank in the early 1980's, the majority of the water customers
served by the older tank were connected to the newer system. This left only a handful of buildings in
the upper area of the Aspen Alps which are currently served by the Little Nell tank.
When the City investigated rehabilitation and painting of the older above ground steel tank, it learned
that the cost would be prohibitive because of the presence of lead based paint. Staff investigated the use
of a pumped system to replace the remaining functions of the water storage tank and found it to be more
cost effective than continued maintenance of the aging steel tank. After reviewing these options with
the Asset Planning Committee, the Asset Management Plan was revised from the previous plan of
painting and rehabilitating the tank to removal of the tank. Funds were also appropriated to modify
the existing Aspen Mountain pumping station to replace the remaining functions of the water storage
tank.
CURRENT ISSUES: The City holds title to the Little Nell Tank site on Aspen Mountain. After
demolition and removal of the tank, the Water Department will have no further use of the tank site. The
Parks Department has expressed interest in developing the tank site and historic mill workings as a park.
As a park site, the "Millionaire Millsite" offers exceptional views of the City of Aspen remnants of
historic mining uses, access to water for landscape improvements, and potential connections to the trail
network under development on Aspen Mountain. Removal of the tank will also result in removal of a
prominent visual intrusion to the natural landscape on Aspen Mountain as viewed from town.
Timing of work on Aspen Mountain is somewhat critical from the standpoint of coordination of
concurrent activities of the Aspen Skiing Company concerning on-mountain improvements taking place
this summer. As part of this season's work being performed by the Skiing Company, a temporary
access road will be graded to the site. This resulted in lowering the cost of the project to the City and
enhances the potential that the City will receive a rebate on the resale of the tank after its removal. The
cost of tank removal portion of the project is $20,000, but if the tank is resold, a $10,000 rebate will
be provided.
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Mitch Haas, 920-5095 DATE: 8/12/98
PROJECT: Water Storage Tank Removal at Top of Mill
REPRESENTATIVE: Mark O'Meara of the City of Aspen Water Department--- 920-5112;
OWNER: City of Aspen
TYPE OF APPLICATION: 8040 Greenline Exemption
DESCRIPTION: The City Water Department would like to remove an existing water tank and
revegetate the area with native species. No new structures would be built. The
removal requires 8040 Greenline review, or in this case, an exemption therefrom,
pursuant to Section 26.68.030(B) of the Land Use Code. The storage tank is in,the
Conservation(C)zone district. The • <<s 1)e fr /7""1 e Kr t-5
tS!c}.S 7 .i3 Cc'€ec ceS Cea'EtVre"S«' of rAe'l/L ,c /C57rz4,( SYSTc_.
Land Use Code Section(s)
Section 26.68.030(B), 8040 Greenline Review Exemption;
Section 26.28.220, Conservation (C) zone district; and
•Chapter 26.52, Common Development Review Procedures.
Review by: City of Aspen Community Development Director.
Public Hearing: No,the approval, if granted, would be administrative.
Referral Agencies: Engineering, Parks, and Zoning.
Planning Fees: Planning Deposit Minor($450), covers three hours of Community Development Dept.
staff time
Referral Agency Fees: Engineering, Minor($110)
Total Deposit: $560.00 (additional hours are billed at a rate of$180/hour; likewise, fewer than three
hours would be refunded at the same rate.)
•
To apply, submit the following information: (Also see Section 26.52.030, Application and Fees)
1. Proof of ownership
2. Signed fee agreement
3. Applicants' names, addresses and telephone numbers in letters signed by each of the applicants stating the
name, address and telephone number of the representative authorized to act on behalf of the applicant.
4. Street addresses and legal descriptions of the parcels on which development is proposed to occur, consisting
of a current certificate from a title insurance company, or attorney licensed to practice 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.
5. Total deposit for review of the application
6. 6 Copies of the complete application packet and maps.
HPC = 12; PZ = 10; GMC =PZ+5; CC =.7; Referral Agencies= 1/ea.; Planning Staff=2
�' S • •
7. An 8 '/2" by 11" vicinity map locating the parcel within the City of Aspen.
8. Site improvement survey including topography and vegetation showing the current status, including existing
building envelopes, all easements and vacated rights of way, of the parcels certified by a registered land
surveyor, licensed in the state of Colorado. (This requirement, or any part thereof, may be waived by the
Community Development Department if the project is determined not to warrant:a survey document.)
9. A written description of the proposal and an explanation in written, graphic, and/or model form describing
how the proposed development complies with each of the review standards relevant to the development
application's review. Please include and clearly indicate existing conditions as well as proposed.
10. Copies of prior approvals.
11. A brief description of proposed construction techniques to be used.
12. All other materials required pursuant to 8040 Greenline Review submittal requirements packets.
In the event that you should have any questions regarding the foregoing, please do not hesitate to contact Mitch
Haas of the Community Development Department at 920-5095.
* The foregoing summary is advisory only and is not binding on the City. The opinions contained herein are
based on current zoning and regulations, which are subject to change in the future, and upon factual
representations that may or may not be accurate. The summary does not, in any way, create a legal or vested
right.
Ax
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City of Aspen Community Development Department
Standard Application Package
Staff Approval Applications
Attached is a Development Application package for submission of your application. Included in
this package are the following attachments:
1. Development Application Fee Policy and Fee Schedule
2. Application Form
3. Description of Minimum Contents of Development Application
4. Description of Specific Contents for Submission of your Application(insert appropriate
attachment)
5. Copy of Review Standards for Your Application(insert appropriate attachment)
6. General Summary of Your Application Process (insert appropriate attachment)
Generally,to submit a complete application,you should fill in the application form and attach to it
that written and mapped information identified in Attachments 3 and 4. Please note that all
applications require responses to the review standards for that particular development type. The
standards for your application are listed in Attachment 5.
We strongly encourage all applicants to hold a pre-application conference with a Planner in
the Community Development Department so that the requirements for submitting a complete
application can be fully described to you.
Please also recognize that review of these materials does not substitute for a complete review of the
Aspen Land Use Regulations. While this application package attempts to summarize the key
provisions of the Code as they apply to your type of development, it cannot possibly replicate the
detail or the scope of the Code. If you have questions which are not answered by the materials in
this package,we suggest that you contact the staff member assigned to your case or consult the
applicable sections of the Aspen Land Use Regulations.
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ATTACHMENT 1
City of Aspen Development Application Fee Policy
The City of Aspen,pursuant to Ordinance 43 (Series of 1996),has established a fee structure for the
processing of land use applications. A flat fee or deposit is collected for land use applications based
on the type of application submitted. Referral fees for other City departments reviewing the.
application will also be collected when necessary. One check including the deposit for Planning
and referral agency fees must be submitted with each land use application, made payable to the
Aspen/Pitkin Community Development Department. Applications will not be accepted for
processing without the required application fee.
A flat fee is collected by Planning for Staff Approvals which normally take a minimal and
predictable amount of staff time to process. The fee is not refundable.
A deposit is collected by Planning when more extensive staff review is required, as hours are likely
to vary substantially from one application to another. Actual staff time spent will be charged
against the deposit. After the deposit has been expended,the applicant will be billed monthly based
on actual staff hours. Current billings must be paid within 30 days or processing of the application
will be suspended. If an applicant has previously failed to pay application fees as required, no new
or additional applications will be accepted for processing until the outstanding fees are paid. In no
case will Building Permits be issued until all costs associated with case processing have been paid.
After the final action on the project, any remaining balance from the deposit will be refunded to the
applicant.
Applications which require a deposit must include an Agreement for Payment of Development
Application Fees. The Agreement establishes the applicant as being responsible for payment of all
costs associated with processing the application. The Agreement must be signed by the party
responsible for payment and submitted with the application in order for it to be accepted.
The complete fee schedule for land use applications is available at the Community Development
Department.
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ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
(Please Print Clearly)
CITY OF ASPEN(hereinafter CITY) and City of Aspen Water Department
(hereinafter APPLICANT)AGREE AS FOLLOWS:
1. APPLICANT has submitted to CITY an application for Demolition of the
Little Nell 500,000 gallon tank (hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996)
establishes a fee structure for land use applications and the payment of all processing fees is a
condition precedent to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed
project, it is not possible at this time to ascertain the full extent of the costs involved in processing
the application. APPLICANT and CITY further agree that it is in the interest of the parties to allow
APPLICANT to make payment of an initial deposit and to thereafter permit additional costs to be
billed to APPLICANT on a monthly basis. APPLICANT agrees he will be benefited by retaining
greater cash liquidity and will make additional payments upon notification by the CITY when they
are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of
recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to
enable the Planning Commission and/or City Council to make legally required findings for project
approval,unless current billings are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to
collect full fees prior to a determination of application completeness, APPLICANT shall pay an
initial deposit in the amount of$ which is for hours of Planning staff time, and if
actual recorded costs exceed the initial deposit,'APPLICANT shall pay additional monthly billings
to CITY to reimburse the CITY for the processing of the application mentioned above, including
post approval review. Such periodic payments shall be made within 30 days of the billing date.
APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension
of processing.
CITY OF ASPEN APPLICANT
��1
Signature:
AAA
Stan Clauson Date: r f�
Community Development Director Printed Name: Mark O'Meara
City of Aspen Mailing Address: City of Aspen Water Dept.
130 South Galena St. . Aspen, CO
• LAND USE APPLICATION •
PROJECT:
Name: Little Nell Tank Demolition
Location: Aspen Mountain
(Indicate street address, lot&block number, legal description where appropriate)
APPLICANT:
Name: City of Aspen Water Department
Address: 500 Doolittle Drive
Phone#: 920-5110
REPRESENTATIVE:
Name: Mark O'Meara
Address: Water Department
Phone#: 920-5110
TYPE OF APPLICATION: (please check all that apply):
E Conditional Use El Conceptual PUD 0 Conceptual Historic Devt.
O Special Review El Final PUD(&PUD Amendment) El Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
• GMQS Allotment j Final SPA(& SPA Amendment) 0 Historic Demolition
• GMQS Exemption 0 Subdivision 0 Historic Designation
ESA- 8040 Greenline, Stream El Subdivision Exemption(includes 0 Small Lodge Conversion/
Margin,Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
O Lot Split El Temporary Use ® Other: Demolition
0 Lot Line Adjustment 0 Text/Map Amendment
EXISTING CONDITIONS: (description of existing buildings, uses,previous approvals, etc.)
One 500,000 steel, above-ground water storage tank, 53' in diameter, 30' high, used
. for water storage for Aspen Alps buildings at top of Aspen Alps Road
PROPOSAL: (description of proposed buildings,uses,modifications, etc.)
Demolition of the ,tank will incorporate dismantling the steel tank and hauling it
away for reuse.
Have you attached the following? FEES DUE: $
O Pre-Application Conference Summary
• Attachment#1, Signed Fee Agreement
Response to Attachment#2, Dimensional Requirements Form
• Response to Attachment#3, Minimum Submission Contents
• Response to Attachment#4, Specific Submission Contents
Li Response to Attachment#5, Review Standards for Your Application
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: Little Nell Tank Demolition
Applicant: City of Aspen Water Department
Location: Aspen Mountain -- summer road above pump house
Zone District:
• Lot Size:
Lot Area:
(for the purposes of calculating Floor Area,Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: N/A Proposed:
Number of residential units: Existing: N/A Proposed:
Number of bedrooms: Existing: N/A Proposed:
Proposed % of demolition(Historic properties only):
DIMENSIONS:
Floor Area: Existing: Allowable: Proposed: 0 (park)
Principal bldg. height: Existing: 30' Allowable: Proposed: 0
Access. bldg. height: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: Proposed:
% Site coverage: Existing.' Required: Proposed:
% Open Space: Existing: 0 Required: Proposed: 2,228 sq ft
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined F/R: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides: Existing: Required: Proposed:
Existing non-conformities or encroachments:
Variations requested:
• •
ATTACHMENT 3
MINIMUM SUBMISSION CONTENTS
1. Applicant's name, address and telephone number, contained within a letter signed by the
applicant stating the name, address, and telephone number of the representative
authorized to act on behalf of the applicant.
2. The street address and legal description of the parcel on which development is proposed
to occur.
3. A disclosure of ownership of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to
practice 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.
4. An 8 1/2"x 11"vicinity map locating the subject parcel within the City of Aspen.
5. A site improvement survey including topography and vegetation showing the current
status of the parcel certified by a registered land surveyor,,licensed in the State of
Colorado. (This requirement, or any part thereof, may be waived by the Community
Development Department if the project is determined not to warrant a survey document.)
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ATTACHMENT 4
Specific Submission Contents
Exemption from ESA Review
By Community Development Director
The request for Community Development Director approval of an Insubstantial Amendment or
Exemption shall contain the following items:
1. A written description of the existing conditions on the property which are requested to
be altered via the amendment or exemption..
2. Such site plan drawings or elevations as may be necessary to adequately evaluate the
proposed amendment or exemption.
3. A listing of all previous developmentapprovals granted to the property, with the
approximate dates of said approvals.
4. A copy of any recorded document which affects the proposed development, including
but not limited to recorded plats, agreements and deed restrictions. If changes are
proposed to said recorded documents,these should be "red-lined" onto a copy of the
original document.
5. A written response to the applicable review criteria(attachment 5).
t� s
26.68.010 4 �lvKla\T
Re- 1 Ev3 ,Act411
minimize impacts on surface runoff,maintain views to and from the nature preserve,and ensure the aesthetic
and historical integrity of Hallam Lake and the nature preserve. (Ord. No. 71-1990,§5: Code 1971, § 7-501)
26.68.020 Authority.
The commission,in accordance with the procedures,standards and limitations of this chapter,shall approve,
approve with conditions, or disapprove a development application for development in an environmentally
sensitive area(ESA). (Code 1971, § 7-502)
26.68.030 8040 greenline review.
A. Applicability. The provisions of 8040 greenline review shall apply to all development located at
or above 8040 feet above mean sea level(the 8040 greenline)in the City of Aspen,and all development within
one h e r-• !% 151 - .w the 8040 greenline,unless exem.ted .ursuant to . -.«i., 26.68.030 (B).
B. Exemption.The expansion,remodeling or reconstruction of an existing development shall be exempt
from 8040 greenline review if the following standards are met:
1. The development does not add more than ten(10)percent to the floor area of the existing structure
or increase the total amount of square footage of areas of the structure which are exempt from floor area
calculations by more than twenty-five (25) percent and
2. The development does not require the removal of any tree for which a permit would be required
pursuant to Section 15.04.450 or the applicant receives a permit pursuant to said section; and
3. The development is located such that it is not affected by any geologic hazard and will not result
in increased erosion and sedimentation.
C. 1040 greenline review standards. No development shall be permitted at, above, or one hundred
fifty (150) feet below the 8040 greenline unless the commission makes a determination that the proposed
development complies with all requirements set forth below.
1. The parcel on which the proposed development is to be located is suitable for development considering
its slope, ground stability characteristics, including mine subsidence and the possibility of mud flow, rock
falls and avalanche dangers.If the parcel is found to contain hazardous or toxic soils,the applicant shall stabilize
and revegetate the soils,or,where necessary,cause them to be removed from the site to a location acceptable
to the city. -
2. The proposed development does not have a significant adverse affect on the natural watershed,runoff,
drainage, soil erosion or have consequent effects oh water pollution.
3. The proposed development does not have a significant adverse affect on the air quality in the city.
4. The design and location of any proposed development,road, or trail is compatible with the terrain
on the parcel on which the proposed development is to be located.
5. Any grading will minimize,to the extent practicable,disturbance to the terrain,vegetation and natural
land features.
6. The placement and clustering of structures will minimize the need for roads,limit cutting and grading,
maintain open space, and preserve the mountain as a scenic resource.
7. Building height and bulk will be minimized and the structure will be designed to blend into the
open character of the mountain.
8. Sufficient water pressure and other utilities are available to service the proposed development.
9. Adequate roads are available to serve the proposed development, and said roads can be properly
maintained.
(Aspen 10/95) 596
ill . .
Attachment 6
Staff Approval Development Review Procedure
1. Attend pre-application conference. During this one-on-one meeting, staff will determine
the review process which applies to your development proposal and will identify the materials
necessary to review your application.
2. Submit Development Application. Based on your pre-application meeting, you should
respond to the application package and submit the requested number of copies of the complete
application and the appropriate processing fee to the Community Development Department.
3. Determination of Completeness. Within five working days of the date of your
submission, staff will review the application, and will notify you in writing whether the application
is complete or if additional materials are required. Please be aware that the purpose of the
completeness review is to determine whether or not the information you have submitted is adequate
to review the request, and not whether the information is sufficient to obtain approval.
4. Staff Review of Development Application. Once your application is determined to be
complete, it will be reviewed by the staff for compliance with the applicable standards of the Code.
During the staff review stage,the application will be referred to other agencies for comments. The
Planner assigned to your case or the agency may contact you if additional information is needed or
if problems are identified. A memo will be written by the staff member for signature by the
Community Development Director. The memo will explain whether your application complies
with the Code and will list any conditions which should apply if the application is to be approved.
Final approval of any Development Application which amends a recorded document, such
as a plat, agreement or deed restriction,will require the applicant to prepare an amended version of
that document for review and approval by staff. Staff will provide the applicant with the applicable
contents for the revised plat,while the City Attorney is normally in charge of the form for recorded
agreements and deed restrictions. We suggest that you not go to the trouble or expense of preparing
these documents until the staff has determined that your application is eligible for the requested
amendment or exemption.
5. Receipt of Building Permit. Once you have received a copy of the signed staff approval,
you may proceed to building permit review. During this time, your project will be examined for its
compliance with the Uniform Building Code. It will also be checked for compliance with
applicable provisions of the Land Use Regulations which were not reviewed in detail during the
one step review(this might include a check of floor area ratios, setbacks,parking, open space and
the like). Fees for water, sewer,parks and employee housing will be collected if due. Any
document required to be recorded, such as a plat, deed restriction or agreement,will need to be
reviewed and recorded before a Building Permit is submitted.
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