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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING AN AMENDMENT TO A STREAM MARGIN REVIEW FOR THE
RAPIDS DUPLEX LOCATED AT 926 AND 936 EAST HOPKINS AVENUE,
CITY OF ASPEN.
PARCEL NO. 2737-182-01-002
Resolution #98 - 04
WHEREAS, the Community Development Department received an application
from Stuart Development, owner and applicant, for an amendment to an approved Stream
Margin Review for an existing duplex at 926 and 936 East Hopkins Avenue; and,
WHEREAS, the subject amendment is to provide an enclosure to house
mechanical equipment in association with a snow melt system; and,
WHEREAS, the subject enclosure represents development closer to the Roaring
Fork River than the existing development and, therefore, a substantial amendment to
Planning and Zoning Commission Resolution 96-21; and,
WHEREAS, the Planning and Zoning Commission may approve development c
within the Stream Margin Environmentally Sensitive Area in conformance with the
review criteria set forth in Section 26.68.040; and, rr
WHEREAS,the Fire Marshall, City Engineer, Parks Department and Commtthity
Development Department reviewed the proposal and recommended approval with
conditions; and
WHEREAS, during a regular meeting on March 3, 1998, the Planning and
Zoning Commission approved by a 4-0 vote the Stream Margin Review Amendment for
the Rapids Duplex, 926 and 936 East Hopkins Avenue, with the conditions recommended
by the Community Development Department. •
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Stream Margin Review Amendment for the Rapids Duplex, 926 and 936 East
Hopkins Avenue, is approved with the following conditions:
1. The applicant shall be charged double fees for the building permit associated with this land
use approval.
2. The existing prohibited structure shall be completely removed no later than July 16, 1998,
and the associated land shall be revegetated with native species.
3. An encroachment license from the City Engineer shall be obtained for any subsurface
improvements associated with the new snowmelt system.
4. Prior to issuance of a building permit, the applicant shall prove ownership of the `vacated
alley' and compliance with applicable setback requirements of the RMF Zone District.
5. The proposed structure shall be architecturally similar in appearance to the existing duplex.
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6. Prior to issuance of a building permit, the applicant shall submit an erosion control plan
which maintains sediment and debris on-site during and after demolition and construction.
Silt fencing shall be erected on the river-side of both the demolition area and the
construction area prior to issuance of a building permit and shall remain in place until final
inspection.
7. The applicant shall maintain construction materials and debris on-site and not within public
rights-of-way.
8. The applicant shall abide by all noise ordinances. Construction activity is limited to the
hours between 7 a.m. and 10 p.m.
9. The stream bank historically used to accept plowed snow and gravel from the shared access
way shall be revegetated with native species to the approval of the Parks Department. This
shall be accomplished in cooperation with the owners of the adjacent Queen Victoria
Condominiums.
10. A copy of the site plan showing the top-of-slope, site improvements,the building envelope,
the trail easement, and a note stating only native vegetative species below the top-of-slope
shall be recorded as an attachment to the resolution.
11. All conditions of prior approvals not amended by this resolution shall remain in effect. Before
issuance of a building permit,the applicant shall record this Planning and Zoning Resolution
with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is
a per page recordation fee. In the alternative,the applicant may pay this fee to the City Clerk
who will record the resolution.
12. 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.
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APPROVED by the Commission at its regular meeting on March 3, 1998.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
CI t
City Attorney Sara Garton, Chair
ATTEST:
ckie Lothian,Deputy City Clerk
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MEMORANDUM
TO: Aspen Planning and Zoning Commission '
THRU: Stan Clauson, Community Development Directo
Julie Ann Woods, Deputy Director -
•
FROM: Christopher Bendon, Planner
RE: Rapids Condominium Stream Margin Review Amendment#1
926 & 936 East Hopkins Avenue
DATE: March 3, 1998
SUMMARY:
The applicant, Stuart Development, has requested an amendment to the Stream
Margin Review as approved by the Planning and Zoning Commission in 1996.
The applicant is seeking to build an addition on the river-side of the existing
duplex to house mechanical equipment in association with a snowmelt system.
The addition will be within the allowable floor area of the property and in
compliance with the previously established top-of-slope.
This mechanical equipment addition is highlighted green in the attached
application. The dumpster enclosure, highlighted blue, will be located behind the
adjacent Queen Victoria Condominiums.
The applicant constructed a trash and mechanical equipment enclosure behind the
Queen Victoria Condominiums on City property in the Fall of 1997. This
structure was built without the owner's consent and without building permits or
land use approval. The illegal structure has been"red tagged" and the applicant
has been given until July 16, 1998, to remedy the situation. The structure still
remains on City property and will be required to be removed by this date
regardless of the Commission's decision regarding the boiler enclosure as part of
this Stream Margin Review. Pictures of the structure have been included.
Staff has reviewed this application and finds it in compliance with all review
criteria and with the top-of-slope approved through the prior Stream Margin
Review. Staff recommends the Planning and Zoning Commission approve .
this Stream Margin Review,with conditions.
APPLICANT:
Stuart Development, owner. Represented by Scott Smith, Gibson Reno
Architects.
LOCATION:
926 & 936 East Hopkins Avenue.
1
• .
ZONING:
Residential Multi-Family (RMF)
LOT SIZE:
6,000 square feet plus additional lands within the vacated alleyway that do not
contribute to Lot Area.
LOT AREA(FOR PURPOSES OF FAR CALCULATION):
6,000 square feet
FAR:
allowable = 3600 square feet
existing= 3582 square feet
CURRENT AND PROPOSED LAND USE:
Duplex Residential.
PREVIOUS ACTION:
The Commission approved a Stream Margin Review for this property in 1996.
REVIEW PROCEDURE:
The Commission may approve, approve with conditions, or deny this application
at a hearing.
BACKGROUND:
The Commission reviewed and approved a Stream Margin application for this
project in 1996 with the top-of-slope established at elevation 7,911. Planning and
Zoning Resolution# 96-21 is attached. The Commission reviewed the existing
illegal improvements during a worksession on November 18, 1997. No action
was taken.
STAFF COMMENTS:
Review criteria and Staff Findings have been included as Exhibit "A."Agency
referral comments have been included as Exhibit"B." The application has been
included as Exhibit"C."
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve this Stream
Margin Review Amendment with the following conditions:
1. The applicant shall be charged double fees for the building permit associated with this land
use approval. .
2. The existing prohibited structure shall be completely removed no later than July. 16, 1998,.
and the associated land shall be revegetated with native species.
3. An encroachment license from the City Engineer shall be obtained for,any subsurface
improvements associated with the new snowmelt system.
2
41,
•
4. Prior to issuance of a building permit,the applicant shall prove ownership of the `vacated
alley' and compliance with applicable setback requirements of the RMF Zone District.
5. The proposed structure shall be architecturally similar in appearance to the existing duplex.
6. Prior to issuance of a building permit,the applicant shall submit an erosion control plan
which maintains sediment and debris on-site during and after demolition and construction.
Silt fencing shall be erected on the river-side of both the demolition area and the
construction area prior to issuance of a building permit and shall remain in place until final
inspection.
7. The applicant shall maintain construction materials and debris on-site and not within public
rights-of-way.
8. The applicant shall abide by all noise ordinances. Construction activity is limited to the
hours between 7 a.m. and 10 p.m.
9. The stream bank historically used to accept plowed snow and gravel from the shared access
way shall be.revegetated with native species to the approval of the Parks Department. This
shall be accomplished in cooperation with the owners of the adjacent Queen Victoria
Condominiums.
10. A copy of the site plan showing the top-of-slope, site improvements,the building envelope,
the trail easement, and a note stating only native vegetative species below the top-of-slope
shall be recorded as an attachment to the resolution.
11. All conditions of prior approvals not amended by this resolution shall remain in effect. Before
issuance of a building permit,the applicant shall record this Planning and Zoning Resolution
with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is
a per page recordation fee. In the alternative,the applicant may pay this fee to the City Clerk
who will record the resolution.
12. 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.
a RECOMMENDED MOTION:
p 111`�'V`� 'V * "I move to approve the Rapids Duplex Stream Margin Review Amendment with
4-U the conditions outlined in the Staff memo dated March 3, 1998."
ALTERNATE MOTION:
"I move to deny the Rapids Duplex Stream Margin Review Amendment and
instruct the City's Chief Building Official to require the applicant to completely
remove the illegal structure and revegetate the associated area with native species
by July 16, 1998."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Referral Agency Comments
Exhibit C -- Application
Exhibit D -- Site Photos and P/Z Reso. 96-21
3
• •-
Exhibit A
STAFF COMMENTS: Stream Margin
Section 26.68.040, Standards Applicable to Development within 100 feet of the Roaring
Fork River and its tributary streams.
A. No development shall be permitted in the floodway, with the exception of bridges or
structures for irrigation, drainage, flood control or water diversion,which may be permitted
by the City Engineer, provided plans and specifications are submitted to demonstrate that
the structure is engineered to prevent blockage of drainage channels during peak flows and
the Commission determines the proposed structure complies, to the extent practical, with all
standards set forth below.
Staff Finding:
No development is proposed within the floodway.
B. No development shall be permitted within one hundred (100)feet, measured horizontally,
from the high,water line of the Roaring Fork River and its tributary streams, or within the
Special Flood Hazard Area where it extends beyond 100 feet from the high water line of the
Roaring Fork River and its tributary streams, unless the Commission makes a determination
that the proposed development complies with all standards 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 in the State of Colorado which shows that the base flood
elevation will not be raised, including, but not limited to, proposed mitigation techniques on
or off-site which compensate for any base flood elevation increase caused by the
development;
Staff Finding:
No development is proposed within the floodway.
2. Any trail on the parcel designated on the Aspen Area Community Plan,
Parks/Recreation/Open Space/Trails Plan Map, or areas of historic public use or access are
dedicated via a recorded easement for public use. Dedications are necessitated by
-development's increased impacts to the City's recreation and trail facilities including public
fishing access;
3. The recommendations of the Roaring Fork Greenway Plan are implemented in the proposed
plan for development, to the greatest extent practical;
Staff Finding:
The property has an existing trail easement in place from the prior Stream Margin Review.
1
• •
4. There is no vegetation removed or damaged or slope grade changes(cut/fill) made outside
of a specifically defined building envelope. A building,envelope shall be designated by this
review and said envelope shall be barricaded prior to issuance of any demolition, excavation
or building permits. The barricades shall remain in place until the issuance of Certificates of
Occupancy;
Staff Finding:
The proposed development will not encroach upon the `no development zone' established •
by the prior Stream Margin Review. A map showing the building envelope shall be
recorded with this Resolution. The area of the building envelope associated with the
development will have to be barricaded prior to construction to prevent debris from entering
•
the river.
5. 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. Pool or hot tubs cannot be drained outside of the designated
building envelope;
6. Written notice shall be provided 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;
7. 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;
8. , Copies are provided of all necessary federal and state permits related to the work within the
100-year floodplain; and
Staff Finding:
The development proposed will not interfere with the watercourse and is not within the 100
year floodplain. No pools or hot tubs are proposed.
9. 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. If any development is essential within this area, it may only be approved by special
review pursuant to Section 26.64.040(D)
10. All development outside of 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.
Staff Finding:
The proposed development complies with the height restriction established by the top-of-
slope. The applicant should revegetate the stream bank that has historically been used to
accept snow and gravel from plowing the shared access with the Queen Victoria
2
•
Condominiums. This should be accomplished in cooperation with the owners of the Queen
Victoria Condominiums. Only native vegetation should be used in this rehabilitation.
11. A landscape plan is submitted with all development applications.
Staff Finding:
A landscape plan has not been submitted with this amendment. The applicant is not
proposing any landscape changes in relation to the new structure. The Parks Department
has requested the applicant revegetate the stream bank with species appropriate for the
stream bank and appropriate considering the steep slope. The location and species used in
this revegetation should be approved by the Parks Department.
•
12. All exterior lighting is low and downcast with no lights directed toward the river or located
down the,slope;
Staff Finding:
No exterior lighting is proposed.
13. Site sections drawn by a registered architect, landscape architect, or engineer are submitted
showing all existing and proposed site elements, the top-of-slope, and pertinent elevation
above sea level. •
Staff Finding:
The top-of-slope was established through the prior review process. No land use code
changes or significant grade changes have occured since then that would affect the location
of this top-of-slope.
14. There has been accurate identification of wetland and riparian areas.
Staff Finding:
Rapirian areas were designated through the prior review. There are no wetlands within the
subject area of development.
3
• •
1 WpoX INS IP i 6
a •
MEMORANDUM
Ilka
To: Chris Bendon,Planner
Thru: Nick Adeh, City Engineer
From: Chuck Roth, Project Engineer 6-12--
Date: February 13, 1998
Re: The Rapids Duplex Substantial Stream Margin Amendment
(926/936 East Hopkins Avenue)
The.Development Review Committee has reviewed the above referenced application at their
February 4, 1998 meeting, and we have the following comments:
1. Improvement Survey - The submitted survey does not meet the Code requirements for a
"recent" survey (within 12 months). It is a 1994 survey and out-dated for this application. We were
told by the applicant that there was a current survey submitted with the building permit application.
The alley was not legally vacated at the time of the survey. The alley vacation is incorrectly
depicted. Note that legal improvement surveys must also be wet ink stamped, dated and signed by
a professional land surveyor registered in Colorado. For future applications, please provide the
Engineering Department with a full size improvement survey. Reduced size surveys are difficult to
read, and certain details are impossible to verify.
2. Drainage - All storm runoff during construction must be kept on site and not discharged to the
river bank and the Roaring Fork River. The applicant must submit a construction erosion control
plan and a post-development and a post-development erosion control and sediment containment
plan.
3. River Bank Restoration - The adjacent property owner, the Queen Victoria Condominiums,
has been plowing their parking lot snow and gravel over the river bank for an unknown number of
years. The applicant currently possesses an easement agreement with the property owner(s),
administered by the condominium association for a shared driveway and will be sharing a dumpster
on their property. The applicant, and the Queen Victoria Condominiums through the applicant,
should be required to clean up and restore the river bank as a condition of this approval.
1
• •
•
4. Streets Department- Construction debris must be kept on site and may not be allowed on East
Hopkins Avenue. Parking in the general area is extremely limited. The contractor should provide
employee parking elsewhere and carpool as needed.
5. Fire Marshal-The fire marshal had no concerns at the site.
6. Aspen Consolidated Sanitation District-The Sanitation District had no concerns at the site.
7. Aspen/Pitkin Building Division - The existing buildings were constructed without required
permits and have been "red tagged". The new buildings will require review and permits and be
charged double fees as allowed by '94 UBC Sec. 107.5.2.
8. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public,rights-of-way, parks department (920-5120)
for vegetation species, and streets department (920-5130) for mailboxes , street and alley cuts, and
shall obtain permits for any work or development, including landscaping, within public rights-of-
way from the city community development department.
DRC Meeting Attendees
Applicant: Scott Smith
Staff: Chris Bendon, Jack Reid,Julie Ann Woods, Rebecca Schickling, John Krueger,Tom
Bracewell, Ed VanWalraven, Chuck Roth
98M25
2
• LAND USE APPLICATION • '' kto Cs„
PROJECT:
Name: ! i 2f)el5 0i104 *�4 7e/, &
Location: ,/7,47 _ eP9R P77-4 6'71--
(Indicate street addr'ss, lot& *lock number, legal description where a•propriate)
APPLICANT:
Name: " 7U d nYio rro:or / "h,/ —)
Address: 54 , Pc, A-Y,, ncia 7 )A.
Phone#: ('i'') 7
REPRESENTATIVE: /�
Name: �i,�jC. �rw ,41 M Z 5 u- ,,) Tt1
Address: 270 . ,fii7Y7 ) �- ` �0 4 y ; >
Phone #: I " 2�i'4 9 Z — *q'—1, T3(F 2
TYPE OF APPLICATION: (please check all that apply):
• Conditional Use ❑ Conceptual PUD 0 Conceptual Historic Devt.
El Special Review 0 Final PUD(&PUD Amendment) 0 Final Historic Development
ri Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
• GMQS Allotment Final SPA(& SPA Amendment) 0 Historic Demolition
• GMQS Exemption 0 Subdivision 0 Historic Designation
ESA- 8040 Greenline, Stream 0 Subdivision Exemption(includes ❑ Small Lodge Conversion/
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
Lot Split Temporary Use 0 Other:
• Lot Line Adjustment 0 Text/Map Amendment
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
R,c9;"Ys- PPeloo ici75-Xarazi a/afrir? 6fi2V--"5
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
l o) '` 7---71
Have you attached the following? FEES DUE: S
0 Pre-Application Conference Summary
El Attachment#1, Signed Fee Agreement
0 Response to Attachment#2, Dimensional Requirements Form
Response to Attachment#3, Minimum Submission Contents
0 Response to Attachment#4, Specific Submission Contents
_ Response to Attachment#5, Review Standards for Your Application
r S
•
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
•
Project: -r)°;" , B pf
Applicant: ) -L. r7• V.,/Cia7,1
Location:
Zone District: /
Lot Size: �p jr /at) ' ..f.. � ..
Lot Area: (® < -f 1/ . _,/ z
(for the purposes of calculating Floor Area, Lot/Area ma-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: IVA Proposed:
Number of residential units: Existing: Proposed: s--
Number of bedrooms: Existing:No-/ Proposed:
Proposed % of demolition (Historic properties only): A/
DIMENSIONS:
Floor Area: Existing: L Allowable: ;77&..2670 Proposed:i9-
Principal bldg. height: Existing: /V A Allowable: Proposed:
Access. bldg. height: Existing: Allowable: Proposed:
On-Site parking: Existing: 4- Required: 4 Proposed:
% Site coverage: Existing: Required: Proposed:
% Open Space: Existing: 2 14o Required: . 2.1 OO Proposed:
Front Setback: Existing: 0 Required: 1 o ' Proposed: I0
i
Rear Setback: Existing: `.-->" / Required: 6 1 Proposed:
Combined FIR: Existing: / c / Required: / Proposed: /5 i
Side Setback: Existing: 7�6 Required: 7 �o /i Proposed: 7-
Side Setback: Existing: '7- 0 Required: 7'6-; '' Proposed: 7 b fr
Combined Sides: Existing: / ~a Required: /5-• if, Proposed: /5'--
Existing non-conformities or encroachments: e 77'% ' g�G/O5'/�
("4/772 l 5 Te'
` -V.-- -/ /a4
Variations lfequested:
• •
January 27, 1998
DAVID
GIBSON
Aspen/Pitkin County MA a
Community Development Department AUGUST
130 South Galena RENO'
Aspen, Colorado 81611 AIA
RE: Stream Margin Review SCOTT
The Rapids SMITH
AIA
926/936 E. Hopkins Avenue
Aspen, Colorado
We are submitting the following responses for Stream Margin Y W
Review per Section 26.68.040 of the Aspen Land Use Regulations: �!
A. The proposed development is not within the existing GIBSON • RENO
• ARC III 'r i •
floodway (see accompanying surveys). f 'r s, L.L.c.
B. The proposed development complies with the following
210 E. HYMAN
standards:
N"202
1. The proposed development is not within the Special
Flood Hazard Area. ASPEN
,2,3. The proposed development is to be located on a COLORADO
bench above and back from the river and will not 81611
impact any existing trails or easements.
970.925.5968
4. Vegetation will not be removed or damaged or slope
grade changes made outside of the property line FACSIMILE
shown extending along the North side (river side). 970.925.5993
5. The proposed development will not pollute or
interfere with the natural changes of the river.
6. The water course will not be altered or relocated. P.O. BOX 278
7,8. The proposed development is not within the 117 N. WILLOW
floodway and would not diminish the flood carrying N"2
capacity.
9. No development is planned below the top of slope TELLURIDE
or within high waterline. Approved native COLORADO
81435
vegetation will be used within 15' of the top of the
slope. 970.728.6607
FACSIMILE
970.728.6658
• •
The Rapids
•
Stream Margin Review Letter
January 27, 1998
Page 2
10. All development is outside the 15' setback from top
of slope and does not exceed a height delineated by
a line drawn at a 45-degree angle from ground level
at top of slope. (See accompanying "Site Section"
sketch).
11. No new planting is anticipated outside the
designated building envelope (see accompanying
sketch).
12. No new exterior lighting will be added.
13. Site Section: See accompanying "East Elevation"
Site Section.
14. Not applicable for the development area.
The proposed development in this application is to relocate an
existing snowmelt boiler enclosure and trash dumpster enclosure.
This issue was previously reviewed during a work session with the
Planning and Zoning Commission.
The current location of these elements is non-compliant with
Section 26.68.040.B.9 (Development within 15' of the top of slope)
and occurs outside the current property line of the Queen Victoria
Condominiums. (This condition is anticipated to be corrected
through a Quiet Title to the adjacent unused "alley" area as has
been done with the other adjacent properties in this area.) The
P&Z recommended that the elements be relocated onto the Rapids
property and East of their current location.
The snowmelt boiler is required as part of a prior agreement for a
shared-driveway easement with the Queen Victoria Condominiums
(916 E. Hopkins) adjacent to the West of the Rapids. The boiler
heats the shared driveway to allow for safe access by residents,
potential emergency vehicles and the trash collection service. The
snowmelted driveway also eliminates the historic use of a snow
dump area at the rear East side of the Queen Victoria property.
This was an undesirable element from its impact visually and to the
nearby Roaring Fork River. This area was historically a large
mound of gravel and debris which leached into the river and
prevented the growth of vegetation on that portion of the stream
hank.
• •
The Rapids
Stream Margin Review Letter
January 27, 1998
Page 3
The new proposed boiler enclosure would be located directly
adjacent to and attached to the existing Northwest corner of the
garage of Unit 2 at the Rapids duplex. This enclosure will be kept
to the minimum size required for the boiler and built to match the
existing garage height and materials. Per a discussion with Staff,
the size, revised location and added quare footage appears to be
acceptable. (The additional floor area will conform to the
requirement of not exceeding the allowable 500 SF non-F.A.R.
exemption per Unit for garage/storage/mechanical areas.)
The proposed relocated trash enclosure will shift slightly South and
East of its current location and will also be kept to the minimum
required size to shield the 3-yd. dumpster visually and from the
weather and still allow access by the trash collection truck which
needs to back down the driveway and pull the dumpster to the West
to empty it.
Thank you for reviewing our request for Stream Margin Review.
Please contact me with any further questions.
Respectfully,
Scott C. Smith,AIA
cc: Tom White
rapd 127.Itr
• •
f=011998a.
Chris Bendon
City of Aspen
19 January, 1998
re :Rapids -Stream Margin Review :
Dear Mr. Bendon ,
I am the managing partner of Stuart Development which is the owner of
the Rapids . I can be contacted as follows :
Thomas F White
5d,800 Avondale Rd
Walling ford , Pa. 19086
610 876 3830
Our representative authorized to act on our behalf is Scott Smith :
Scott Smith
Gibson-Reno
- 210 E Hyman , #202
Aspen , Co. 81611
970 925 5968
Thankyou for your help .
Sincerely ,
V v
Thomas F Whi
-r ��
396992 09/12/96 04:23P PG 1 OF 1 REC DOC UCC
SILVIA DAVIS PITRIN COUNTY CLERK & RECORDER 6. 00 145. 21
GENERAL WARRANTY DEED
RALPH L. BRADEN and JAY R. KUHNE, whose address is 610 E. Hyman Avenue, Aspen, CO
81611 in consideration of Ten Dollars and other good and valuable consideration in hand paid, hereby
".- transfer and convey to STUART DEVELOPMENT OF ASPEN, LLC, whose address is c/o Gary A
i Wright, 201 N. Mill St., Suite 106, Aspen,CO 81611, Aspen, CO 81611, the following real property in
0
N the County of Pitkin, State of Colorado:
a �� Lots Q&R, Block 26, East Aspen Addition to the City and Townsite of Aspen, together
o cr with that certain access easement set forth in Agreement and Grant of Easements recorded T
lu June 25, 1996 as Reception No. 394073.
>-• CC
-11 ro
ro
also known by street and number as: 926 East Hopkins, Aspen, CO 81611, with all its appurtenances,
q'.- and warrant the title to the same, subject to and except for: 0
1. General taxes for 1996 and thereafter payable in 1997 and thereafter. ti
ti
2. Building and zoning regulations. e
f and_
zoning
3. Right of way for ditches or canals constructed by the authority of United States as reserved in m
Patent recorded in Book 185 at Page 69. n
r1v 4. Terms, conditions, provisions and obligations as set forth in Accessory Dwelling Unit Deed <
-.- Restriction recorded August 19, 1996, as Reception No. 396148. a
s
ALL REFERENCES BEING TO THE REAL PROPERTY RECORDS OF PITKIN COUNTY, ktf
• ° COLORADO. ro
z° S
VI a Signed September 12, 1996. ,/ // /^ r
Q.+ �it�4 r•- /"1 41 E.ZS.�.c G 44.�'"IC� -.i`.' • T4t (�
0EEE-4
-+ a Ra . Bray
w / _
v3W (r" . Kuhn:
o Jay '
Os
STATE OF COLORADO
) ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me September 12, 1996, by Jay R. Kuhne
and Richard A. Knezevich as attorney in fact for Ralph L, Braden.
Witness my hand and official seal.
My commission expires:
(SEAL) 7'.j
'
,--64..S••H.QFti0s, Notary Publ
NoTAR.
M y 4 eSm Hssigeionn s Mexory s Fu4/22/9blk
8 p, u,;• 1 :',,yT . .• '.:t.�a i.�v
601 East Hopkins
Aspen,Colorado 81611
f
S 0
GENERAL POWER OF ATTORNEY
KNOW ALL MEN BY THESE PRESENTS, that I, Ralph L. Brad en , of the
County of Pitkin , State of Colorado
reposing special mist and confidence in Richard A. Knezevich - , of
the County of Pitkin , State of Colorado •
have made, constituted and appointed, and by these presents do make, constitute and appoint the said
Richard A. Knezevich my true and lawful attorney to exercise or perform any act. power, duty, right or
obligation whatsoever that I now have or may hereafter acquire. relating to any person. matter. transaction or property, real or
r personal,tangible or intangible,now owned or hereafter acquired by me.I grant to my said attorney full power and authority to do
and perform all and every act necessary in exercising any of the powers granted herein as fully as I might do if
g Y P�'e €� Y personally present,
with full power of revocation,hereby ratifying and confirming all that said attorney shall lawfully do or cause to be done by virtue
I—
of this Power of Attorney.
"This Power of Attorney shall not be affected by disability of the principal. i
11 11
i i EXECUTED this 11th day of CPI - , 19__ �
H
1 i PRL'�CIPAi I I
it II
it
STATE OF COLORADO iI
i
ss. I H
•
i! Cou_nty of PITKIN
I
I _
1 The foregoing instrument was acknowledged before me this 11th • day of September,
19 96 .by Ralph L. Braden.
I My commission expires Z,„2 i/�� • 19 N. �'itness my hand and official seal.
Nouur wzli:
-
'It in Demer. inert "Ct:∎ anj."
"Strike either or N-It a:co*jing to ta.:.
No.34. Rev.9-91. GENERAL PO ■'ER OF ATTORNEY(L) RABLE)
Bradford Publishing.:--?' azrr.St..Dr❑'er.CO sn20:—,af.t‘_U_•,=()(•— _
JAN. 19. 1998 9:01AM GIBS ^J RENO NO.433 P.5
•
ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
(Please Print Clearly)
rrrv'nr- APTPFN(l,Grain after CITY) and f✓' r%?'r,7�i4-:.> t�
(hereinafter APPLICANT)AGREE AS FOLLOWS:
1. tirr S.L' bUv i w CITY asp �'uk+a 11 n,.L //��_- ■?2^7��5
le' - 12 6i^,C1eva-2 fr ` ;( inafter,T PROJECT).
-7, ____1 .. ,........�L..�r'.4 . .•.F A..Y...., rZ«.i:.,,..,ns.TT,. A'2 (.co,-:at, "+"100g1
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
....a:,..,A.11 ,i.a..r, A DDT T("ATTT"C at,Y,l;nnr;n„
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
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 deterrn.innation of application completeness,APPLICANT shall pay an
initial deposit in the amount of S i 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
T
11 I r
Signature: irk/
Stan auso Date: S"
Community Development Director Printed Name:
City of Aspen Mailing Address: ,541- ery_ j,;,�con! ; , y �
• •
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY.
PLANNER: Chris Bendon, 920.5072 DATE: 10.16.97
• PROJECT: Rapids Condominiums Stream Margin Review and Special Review
REPRESENTATIVE: Scott Smith,Architect. Gibson Reno
OWNER:
TYPE OF APPLICATION: 1 Step
DESCRIPTION: Stream margin review and special review for a covered dumpster.
Land Use Code Section(s)
26.68.040 Stream Margin Review
26.64.040(D) Special Review for development within 15 feet of T.O.S.
Review by: • Staff for completeness,Development Review Committee(DRC),Planning and Zoning
Commission.
Public Hearing: NO.
Referral Agencies: Engineering,Parks,Fire Marshall '
` Planning Fees: Planning Deposit Minor($1080)
Referral Agency Fees: Engineering,Minor($110);
Total Deposit: $1,260 (additional hours are billed at a rate of$180/hour)
To apply, submit the following information:
1. Proof of ownership(for properties where development is proposd)
2. Signed fee agreement - ,
3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name,
address and telephone number of the representative authorized to act on behalf of the applicant. (Ability to
represent both parties)
4. Street address and legal description 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.
5. Total deposit for review of the application
6. _15 Copies of the complete application packet and maps.
HPC,= 12; PZ= 10; GMC=PZ+5; CC=7; Referral Agencies= 1/ea.; Planning Staff=2
7. An 8 1/2"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 all
easements and vacated rights of way, 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.)
9. Additional materials as required by the specific review. Please refer to the application packet for specific
submittal requirements or to the code sections noted above.
10. 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. Please include
existing conditions as well as proposed.
11. Copies of prior approvals(SMR from Apr. 96)
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.
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF CONDITIONAL USE FOR TWO ATTACHED
ACCESSORY DWELLING UNITS AND STREAM MARGIN REVIEW
FOR A DUPLEX AT THE BRADEN PROPERTY, 926 EAST HOPKINS AVENUE
LOTS Q AND R, BLOCK 26,EAST ASPEN ADDITION, CITY OF ASPEN
Resolution No. 96-dI
WHEREAS, pursuant to Section 26.40.090 of the Aspen Municipal Code,
Accessory Dwelling Units may be approved by the Planning and Zoning Commission as
conditional uses in conformance with the requirements of said Section; and
WHEREAS, pursuant to Section 26.68.040(B), development is required to
undergo Stream Margin Review if it is within 100 feet from the high water line of the
Roaring Fork River; and
WHEREAS, the Community Development Department received an application
from Ralph Braden for Conditional Use and Stream Margin Review for a new duplex
containing two (2) above-grade studio Accessory Dwelling Units, with each unit having
approximately 305 sf of net livable area; and
WHEREAS, the proposed Accessory Dwelling Units are 100% above-grade, the
project is eligible for a floor area bonus of 50% or 250 sf, whichever is less, for each
ADU pursuant to the definition of Floor area (G), "Accessory Dwelling Unit or Linked
Pavilion", Section 26.04.100 of the Aspen Land Use Regulations; and
•
WHEREAS, the Housing Office, City Engineering, Parks Department and
Community Development Department reviewed the proposal and recommended approval
with conditions; and
WHEREAS, during a public hearing at a regular meeting on May 7, 1996, the
Planning and Zoning Commission approved by a 6 to 0 vote the Conditional Use for the
two (2) Accessory Dwelling Units and Stream Margin Review for the new duplex with
the conditions recommended by the Community Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
Section 1: Pursuant to Section 26.4.0.090 of the Aspen Municipal Code, the Braden
• duplex Conditional Use for two(2) above-grade studio Accessory Dwelling Units is
approved with the following conditions:
• •
•
1. Prior to the issuance of any building permits, the applicant shall comply with the
following requirements:
a) The applicant shall revise the architectural floor plans in order to create
Accessory Dwelling Units that are totally separate from the two (2) primary
residences;
b) The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation
submitted to the Community Development Department. The deed
restriction shall state that the Accessory Dwelling Units meet the housing
guidelines for such units, meet the definition of Resident Occupied units,
and if rented, shall be rented for periods of six (6) months or longer; and
c) Kitchen plans shall be verified by the.Housing Office to ensure compliance
with specifications for kitchens in ADUs.
2. The two (2) ADUs shall be clearly identified as a separate dwelling units on
building permit plans and shall comply with 1994 U.B.C. Sound Transmission
Control Guidelines (Appendix Chapter 12, Division II, Section 1208).
3. Prior to issuance of a Certificate of Occupancy (CO), the Planning Department shall
inspect both Accessory Dwelling Units to ensure compliance with the conditions
of approval.
4. All new surface utility needs and pedestals must be installed on-site. Curb and
gutter shall be installed to City standards along East Hopkins Avenue. •
5. The applicant shall abandon the existing water line_on the property if the new •
duplex is not constructed within six (6) months after the existing residence is
demolished.
6. Prior to the issuance of any building peiiiiits, a landscaping plan shall be submitted
• for review and approval by the Parks Department. Tree removal permits shall be
required for the removal or relocation of any tree greater than six inch (6") caliper.
7. 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.
, •
Section 2: Pursuant.to Section 26.68.040(B) of the Municipal Code, the Planning and
Zoning Commission does hereby grant the applicant Stream Margin Review approval
with the following conditions:
1. No vegetation shall be manipulated outside of the building envelope; and the
envelope boundary along the Roaring Fork River shall be barricaded prior to
issuance of any building permits.
2. Silt fencing shall be used during construction to prevent runoff from disturbed soils
from entering the river. Revegetation is required for any disturbed soil on the site.
3. If dedicating a trail easement along the river, the applicant shall contact the Parks
Department to determine the appropriate location and width.
4. All exterior lighting shall be low and downcast with no light(s) directed towards the
Roaring Fork River or located down the slope. Light sources shall not illuminate
greater than eight (8) feet from the building or structures.
5. Any future development(including but not limited to: decks, spas, terraces, patios,
fences, non-native plant materials) shall not encroach into the fifteen (15) foot top-
of-slope setback.
6. 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 May 7, 1996.
Attest: Planning and Zoning Commission:
•
J ,'S6/1?"--°1A)
Jackie Lothian, Deputy City Clerk Sara Garton, Chairperson
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SA
• CERTIFICATE OF occup
. , ASPEN 4* PITKIN !
commuNrrY DEVELOPMENT DEPARTMgNT
i
THIS CERTIFICATE ISSUED PURSUANT TO THE .
REQUIREMENTS OF SECTION 109 OF THE 1994 EDITION r
OF THE UNIFORM BUILDING CODE. IT ER77fIES THAT AT t
THE DATE OF ISSUANCE, THE STRUCTURE AS DESCRIBED ,
BELOW WAS IN COMPLIANCE WITH THE VARIOUS 2
RESOLUTIONS AND ORDINANCES REEULATIN6 BUILDIN6
CONS IRUC770NAND USE IN THIS JURISDICTION.
Use Classification: Single Family Residence
11:F'•::C.:':':::::...:•••.:. :
4 Building Permit: 6-368
q_
''':!...:,:'.. ..:.••:::::`•!. ` Legal Description: Lot Q Block 26,E. Aspen Addition
f,'P Building Address: . 926 E.Hopkins -
Owner of Building: Stuart Development _
Owner Address: Box1372,Aspen
t,;.;: Group: R-1 Type Construction: V-N ;
l.. Use Zone: R/MF �e
i 2,763 square feet includin three bedrooms,one
i VI Description: q g qi
full bath, two 3/4 baths, one 1/2 bath,one kitchen and a two car
attached garage.
i.
i'_,r Comments & Restrictions: One gas fireplace:Martin.Two ,Y}
g P
i. gas appliances: Heat N Glow and Heat 0 Later. �'
f.� g PP
F? This Certificate of Occupancy is issued on the condition that the
`' 'trash and boiler enclosure shall have received a building permit
' and be completed by July 16,1998.This Certificate of Occupancy - 1,;
r.
will be revoked on July 17,1998 if this condition is not satisfied.
G T /WV_ _ A /- 9 / V 7
r+: 11
C• efBuil• •• : • - Date -
`` ' Note: In all occupancies, except R,this certificate must be 1"` 7. =
° posted in a conspicuous place near the main exit on the premises
for which it is issued. Any alteration or use of these described m
premises or portion thereof without the written approval of the
Building Official shall negate this C.O. and subject it to revocation.
t
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MEMORANDUM
\ `D•
TO: Aspen Planning and Zoning Commission I E
THRU: Stan Clauson, Community Developmen Director
Julie Ann Woods,Deputy Direc o
1 a Niu
310.1
FROM: Christopher Bendon, Planner 1
RE: Worksession:
♦.
Stream Margin Review for the Queen Victoria Condominiums
DATE: November 18, 1997
SUMMARY:
:11
A structure behind the Queen Victoria Apartments has been constructed on City
property, within the Stream Margin,without any land use approvals, and without any
building permits. The structure was"red-tagged"and will be required to be removed
unless the applicant is granted land use approval.
This structure was intended to house a trash dumpster and a snowmelt boiler. Soon after
the"red-tag"was issued,the applicant inquired about gaining land use approval. After
reviewing the 1:1 scale model of the proposed site improvement erected on site, staff
informed the applicant that a recommendation of denial would most likely be carried
forward to the Planning and Zoning Commission because the structure was obviously in
the wrong place, could be accommodated elsewhere on-site, and was not essential to
community health and safety. Furthermore,the applicant would need to own the subject
property or have approval from the property owner to pursue the land use application.
Because the process of acquiring the property can be expensive and lengthy, staff did
suggest a worksession with the Planning and Zoning Commission so that the applicant
could fully understand the land use criteria and process before purchasing the property.
Staff has included the criteria for Stream Margin Review and has made a few notes on
the submitted drawings.
LOCATION:
Queen Victoria Condominiums. 916 East Hopkins Avenue.
REVIEW PROCEDURE:
This is a worksession and not a review for approval. Staff,the applicant, and the
Commission may talk about the proposed improvements to gain a better understanding
of the review criteria, opportunities, and constraints involved under the understanding
that no decisions or agreements may be reached.
ATTACHMENTS:
Exhibit A -- Submitted drawings of proposed site improvement
Exhibit B -- Stream Margin Review Criteria
1
(ec A
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• To: CH1e/S iY /U . ; ,,_,,:`„ — ,`
Project: /.74-- .r 0 C9E Vi -
i
Arch. proj. # q5e7r, , Date: /1 . 1.-- q-7 •••
W e Transmit: -lerewith L E T T E R
_Under Seperate Cover
Per Your Request
Via: Wail For Your: ✓Information
V Messenger _Record / Use
Fax _Review
_
_Federal Express _Aroval •
_ .UPS '—Dist. to Parties ,
The Following: Action Taken: !� �Yr;
) ecifications Approved �■•,,'��'Ibum i°'� �
_Drawings _Reviewed D
Addenda _Revise & Resubmit GI BSO N • RENO
_Payment Application _Make Corrections . A R C H I T E C T S, L,L.C. . •.
_Product Literature _Submit Specific Item 000
_Samples _No Exceptions
_Change Order _Rejected
_Shop Drawing
Other
Copies: Date: . Description:
�! 210 E. HYMAN
f Cam/_�P /�l j /a-z 1 �V ) 6 747 i / `j l i ' N"202
v -Ci7"le2VV ASPEN
COLORADO
. 81611
Remarks: 1 LS"%e+e._ - ✓-i,,,AV 970.925.5968
� ) _ IN FACSIMILE
// t r /l: ;aV 4 5∎ 970.925.5993
P.O. BOX 278
117 N.WILLOW
N"2
TELLURIDE
Copies To: (With encl.) COLORADO
81435
• 970.728.6607
FACSIMILE
970.728.6658
Submitted by: G717f
ek,b;vw
„„
Review Standards: Stream Margin Review
Pursuant to Section 26.68.040(A), no development shall be permitted within the floodway, with
the exception of bridges or structures for irrigation, drainage, flood control or water diversion,
which may be permitted by the City Engineer, provided plans and specifications are submitted to
demonstrate that the structure is engineered to prevent blockage of drainage channels during peak
flows and the Commission determines the proposed structure complies, to the extent practical,
with all the standards set forth below.
Pursuant to Section 26.68.040(B), no development shall be permitted within one hundred (100)
feet, measured horizontally, from the high water line of the Roaring Fork River and its tributary
streams, or within the Special Flood Hazard Area where it extends beyond one hundred (100)
feet from the high water line of the Roaring Fork River and its tributary streams, unless the
Commission makes a determination that the proposed.development complies with all the
standards set forth below.
A development application subject to Stream Margin Review must include a written response to
each of the following criteria:
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 of Colorado 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
2. Any trail on the parcel designated on the Aspen Area Community Plan,
Parks/Recreation/Open Space/Trails Plan map, or areas of historic public use or access
are dedicated via a recorded easement for public use. Dedications are necessitated by
development's increased impacts to the City's recreation and trail facilities including
public fishing access; and
3. The recommendations of the Roaring Fork River Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable; and
4. 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 barricaded prior to issuance of any
demolition, excavation or building permits. The barricades shall remain in place until the
issuance of Certificates of Occupancy; and
•
5. 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
notice is given to the Colorado Water Conservation Board prior to any alteration
6. Written of ce s g p y
or relocation of a water course, and a copy of said notice is submitted to the Federal
Emergency Management Agency; and
7. 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
8. Copies are provided of all necessary federal and state permits relating to work within the
one-hundred-year floodplain; and
9. 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. If any development is essential within this area, it may only be
approved by special review pursuant to Section 26.64.040(D) (refer to Figure "A" below
for illustrative purposes); and
10. 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 Zoning Officer
utilizing that definition set forth at Section 26.04.100 (refer to Figure "A" below for
illustrative purposes); and
11. A landscape plan is submitted with all development applications. Such plan shall limit
new plantings (including trees, shrubs, flowers, and grasses) outside of the designated
building envelope on the river side to native riparian vegetation; and
12. All exterior lighting is low and downcast with no light(s) directed toward the river or
located down the slope; and
13. Site sections drawn by a registered architect, landscape architect, or engineer are
submitted showing all existing and proposed site elements, the top of slope, and pertinent
elevations above sea level; and
14. There has been accurate identification of wetlands and riparian zones.
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