HomeMy WebLinkAboutLand Use Case.651 Pfister Dr.A019-03
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CASE NUMBER
PARCEL In #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A019-03
2735-112-09044
MCC PUD Amednment, Lot 44
Lot 44 Maroon Creek Club
James Lindt
PUD Amendment
Eiffel Properties LLC clo Wodehouse Builders
Wodehouse Builders
3/21/03
Approved wi Condition
3/24/03
J. Lindt
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MEMORANDUM
TO:
Julie Ann Woods, Community Development Director
FROM:
James Lindt, Planner uL-
Maroon Creek Club Insubstantial 'Pun Amendment to Approved
Landscaping Plan on Lots 43 and 44, of the Maroon Creek Club pun
RE:
DATE:
March 17, 2003
SUMMARY:
Maroon Properties Inc, Eiffel Properties LLC, and the Maroon Creek Club LLC. represented
by Mike Fedishan of Woodhouse Builders, have applied for an insubstantial amendment to
an approved PUD to amend the approved landscaping plan for two (2) of the lots on the
North Bench of Tiehack. The Applicants are requesting to amend the location of some of the .
approved landscaping to better screen the residences to be built on Lots 43 and 44 from the
Maroon Creek Club Golf Course and Highway 82.
The approved Maroon Creek Club Landscaping Plan requires that the owners of Lot 43
provide landscape screening on the southwestern side of the thirteenth (13th) hole of the golf
course. However, during the golf course construction, the thirteenth (13th) hole was shifted
to the northeast of where it was approved to be constructed. Given the shift in the placement
of the thirteenth (13th) hole, the Maroon Creek Club requests that the required landscaping
be provided on the northeastern edge of the development envelopes of Lots 43 and 44 rather
than on southwestern side of Lot 43 as was approved in the Maroon Creek Club 'PUD. Lots
43 and 44 have the same owner Eiffel Properties LLC. Eiffel Properties LLC. has given
consent for the Maroon Creek Club to apply for a POD amendment to allow for the required
landscaping to take place as is shown on the landscaping plan attached as part of Exhibit
"B".
STAFF COMMENTS:
Staff has reviewed the proposed amendment to the approved Maroon Creek Club
landscaping plan and feels that the proposal would better allow for the required landscaping
to serve as screening as was originally intended in the County Approvals given the change in
the location of the thirteenth (13th) hole. The Parks Department has reviewed the proposed
amendment feels that the proposed landscape plan that is attached as Exhibit "B"
incorporates appropriate species. In addition, the property owners of Lots 43 and 44, as well
as, the Maroon Creek Club LLC. have all consented to the proposed amendment.
Therefore, staff recommends that the Community Development Director approve the
proposed amendment to the approved Maroon Creek Club landscaping plan to allow for
landscaping outside the building envelope that is consistent with the proposed landscaping
plan that is attached as Exhibit "B".
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ApPLICANT:
Maroon Properties Inc, Eiffel Properties LLC, and the Maroon Creek Club LLC.
LOCATION:
Lots 43 and 44 of the Maroon Creek Club PUD
ZONING:
Rural Residential PUD
REVIEW PROCEDURE:
Insubstantial amendments to an approved PUD may be approved, approved with conditions,
or denied by the Community Development Director, pursuant to Section 26.445.100.
STAFF COMMENTS:
Review criteria and Staff Findings have been included as Exhibit "A." In addition, the
proposed planting plan has been attached as Exhibit "B". Referral agency comments are
included as Exhibit "C".
RECOMMENDATION:
Staff recommends that the Community Development Director approve the proposed
insubstantial PUD amendment to amend the approved landscaping plan for the Maroon
Creek Club to allow for the required landscaping that was to be provided on Lot 43, to be
provided on both Lots 43 and 44 pursuant to the proposed landscaping plan that is
attached as Exhibit "B".
ApPROVAL:
I hereby approve this insubstantial amendment to the Maroon Creek ClubPUD as proposed
with the following condition:
1. The landscaping to be installed outside the development envelopes on
Lots 43 and 44 shall be consistent with the representations made on the
"planting plan" that is attached as Exhibit "B".
2. The applicant shall not plant the three (3) Bristlecone Pine Trees that are
proposed just south of the driveway intersection with Pfister Drive to
prevent them from encroaching on the right-of-way.
date ..r,6,;,/Q3
ommunity Development Director
ATTACHMENTS:
Exhibit A n Review Criteria and Staff Findings
Exhibit B Planting Plan
Exhibit C -- Referral Comments
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Brian Flynn, 09:57 AM 03/12/2003 , Re: Lot 44
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X-Sender: brianf@commons
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58
Date: Wed, 12 Mar 2003 09:57:46 -0600
To: James Lindt <jamesl@ci.aspen.co.us>
From: Brian Flynn <brianf@ci.aspen.co.us>
Subject: Re: Lot 44
Cc: aaronr@ci.aspen.co.us
James, We reviewed the landscape plan for the property and feel it is an appropriate plan meeting all of
the demands from the club and city. The speciesand locations ofplantings are good with one point of
caution. The plan calls for 3 Bristlecone Pines around the entrance of the driveway. We would
encourage the applicant to consider keeping distance from the ROW in the event of over growth the
City will be obligated to trim these trees depending on the future layout ofthe ROW. All in all the plan
is acceptable.
At 03:57 PM 3/11103 -0700, you wrote:
Thanks Brian,
Just to clarify, are you alright with the proposed landscaping in addition to the dry wells?
At 02:23 PM 03/1112003 , you wrote:
James, quick note about Lot 44 in Maroon Creek PUD. I met with the builders and discussed the new
location for the dry wells. After reviewing the plans for landscaping and locations of the dry wells
Parks has concluded that this is an appropriate request for variance. .
Brian Flynn, Parks & Open Space Coordinator
130 South Galena St Aspen, CO 81611 970-920-6011(P) 970-920-5128(F)
Brian Flynn, Parks & Open Space Coordinator
130 South Galena St Aspen, CO 81611 .. 970~920-6011(P) 970-920-5128(F)
Printed for James Lindt <jamesl@ci.aspen.co.us>
03/12/2003
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ZONING:
Rural Residential PUD
REVIEW PROCEDURE:
Insubstantial amendments to an approved PUD may be approved, approved with conditions,
or denied by the Community Development Director, pursuant to Section 26.445.1 00.
STAFF COMMENTS:
Review criteria and Staff Findings have been included as Exhibit "A." The proposed grading
and drainage plan and the drainage report completed by Schrnueser, Gordon, Meyer has been
included as Exhibit "B". Referral agency comments are included as Exhibit "C".
RECOMMENDA nON:
Staff recommends that the Community Development Director approve the proposed
insubstantial PUD amendment to the Maroon Creek Club PUD to allow for two (2)
1,000-gallon drywells to be installed just east of the approved development envelope on
Lot 44.
ApPROVAL:
I hereby approve this insubstantial amendment to the Maroon Creek Club PUD as proposed
with the following conditions:
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I. The two (2) proposed 1,000 gallon drywells shall be installed within five (5)
feet of the approved development envelope in the general location that is
represented on the grading and drainage plan that is attached as Exhibit "B".
~. date 3{I'2..f03
Joyc Ohlson, Community Development Deputy Director
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Grading and DrainagePlan and Drainage Report
Exhibit C -- Referral Comments
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EXHIBIT" A"
Parcel ID No. 2735-112-09-043
Reviewed By: James Lindt
Zone District: Rural Residential POD
Date: 3/10/03
Insubstantial pun Amendment Checklist
26.445.100 Review Criteria
All insubstantial POD Amendments shall meet the following criteria, pursuant to Section 26.445.100,
Amendment to POD Development Order:
rsr The proposed amendment does not change the use or character of the development.
rJ" The proposed amendment does not increase by greater than three (3) percent the overall coverage
of structures on the land.
~ The proposed amendment does not substantially increases trip generation rates of the proposed
development, or the demand for public facilities.
~ The proposed amendment does not decrease the approved open space by greater than three (3)
percent.
~ The proposed amendment does not reduce the off street parking and loading space by greater
than one (I) percent.
J The proposed amendment does not reduce required pavement widths or rights-of.way fo; streets
\ and easements. ,
c;Y The proposed amendment does not iQ.crease the approved gross leasable floor area of commercial
building by greater than two (2) percent.
~ The proposed amendment dries not increase the approved residential density of the development
, by greater than one (1) percent. ,,' , - ,.., .' , .. " '."
~ Thepr.apps.edaJ.D.endrnent will not enact a chan~ewhich is inconsistent with a. conditionaL
representation of the project's original approval or which requires ranting a variation from the
proj ect' s approved use or dimensional requirements .
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SCHMUESER
GORDON MEYER
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ENGINEERS
is. 5 U R V E " :: F S
I Ie w. 6TH. SUITE 200
OLENWOOD SPRINGS, CO S 160 I
970-945- I 004
F'X: 970-945-5948
P.O. SOX 2 I 55
ASPr;:::N. CO 81612
P.O. SOX 3088
CRESTED 8UTre. CO 8 I 224
970-925-6727 970-349-5355
FX; 970-925-41:';7 F'X: 970-.:)49-5358
MEMORANDUM
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DATE:
February 27, 2003
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David M Kotz. P.E. ; ~\.-, 9(1)
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Maroon Creek Club, Lot 4~~o.........:~~~~C?
Drainaqe Review "'~~'7
SGM was retained by Gibson Architects through Robert Adams of Noble Design Studio (NOS)
to review the drainage design proposed for Lot 44, Maroon Creek Club as shown on the NOS
drawing #L-1 dated 02/12/2002.
TO:
Dave Gibson, AiA
Gibson Architects
FROM:
RE:
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The primary purpose of this drainage review was to ensure that the golf course tee areas would
not be adversely affected by the proposed on-lot work. It is my opinion that the proposed work,
with consideration of the items below, will pose minimal threat to downstream areas,
Appropriate temporary erosion control measures need to be in place during construction.
This review is based on SGM's previous work in master planning project drainage and on the
general civil engineering practices we usually apply to residential drainage. My comments are
as follows:
1. SGM's Master Plan drawings indicate that Pfister Drive will intercept drainage from the
east. Our design drawings show the curb inlet and 18" CMP draining the cul-de-sac
area north of the lot, but also show an 18" CMP cross culvert, which delivers flow to a
swale constructed along the southern lot lines. The culvert and swale do not appear on
Sheet L-1. I assume this drainage was routed further to the south.
2. Sheet L-1 shows an existing cobble swale that is called out to remain in place. Per
Robert Adams, this swale is not fed by any cross culvert on Pfister Drive and is probably
just an abandoned irrigation ditch. This swale will intercept flow from the narrow strip of
land east of Pfister Drive and, from a drainage perspective, serves oniy to divert a small
drainage area away from the house. A 12" driveway culvert will be adequate to convey
flows from this small area. I would recommend 18" of minimum cover over top of this
pipe, or encasing it in concrete or flowable fill. Originally, I was concerned about large
amounts of runoff being conveyed towards the driveway, then possibly migrating in the
subgrade gravels down towards the house. I am now less concerned because of the
small drainage area, but the entrance to the culvert should be sealed with a barrier of
on-site clays, rather than imported road base or screened rock.
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Mr. Dave Gibson
Page 2
3. My drainage calculations indicate that runoff amounts from the paved areas and roof
tops could exceed capacity of a 4" drain line if it were installed on a relatively flat slope of
say 1 %. I would recommend that the pipe draining the driveway trench drain around the
north side of the building be increased to 8" in diameter and installed on a slope of
greater than 1 %. The drain line around the south side should also be at least 6" in
diameter and installed at a slope greater than 1 %. To preclude the chance of any
surface water runoff backing up into the foundation drain system, SGM recommends
having a drywell dedicated for the foundation drain system and routing surface runoff
and roof drainage to other areas.
In some cases, the drywell could be installed such that an overflow (either out the rim or
through a pipe) would be at an elevation lower than the foundation drain. This would
prohibit water from backing up into the foundation drain, and combining flows at the
drywell would be acceptable.
4. The drywells as shown on Sheet L-1 are, in my opinion, possibly too close to the
foundation of the residence (although I have no information on bottom of footing
elevations). I spoke with Steve Pawlak of HP Geotech, who did the soils investigation
on this lot. He indicated that the on-site soils were clayey in nature and that the drywells
may not percolate at very high rates. Thus, an acceptable overflow path should be
provided. Regarding placement of the drywells, Steve indicated that a distance of'20
feet from the foundation would probably be sufficient.
It is my opinion that HP Geotech should view the foundation excavation and they should
look at the drywell placement while they are there. Based on available information, I
believe the drywell overflows should be routed to jOin with the flow from the 18" eMP
outlet draining the Pfister Drive cul-de-sac. Sheet L-1 does not show the outlet of this
drainage north and east of Lot 44. The assumption would be that the flows from this
culvert are properly handled through the golf course. The increase in runoff, due to
construction of impervious areas on this lot, is inconsequential.
5. Finish grade contours should direct runoff away from the house in accordance with the
recommendations of the soils report. This will be difficult to do with the wall area east of
the residence. The wall designer should include sufficient drainage behind the wall to
the 4" drain as shown on Sheet L-1. Weep holes through the wall may be directed
towards drain inlet locations.
6. Adequate precautions should be taken to prevent drain lines from freezing. This will
include installing lines below frost depth, say five feet, and heat taping segments of line
dropping to that elevation.
7. The trench drains placed at the entry area should be at least a few tenths below the
garage and entry area. The trench drains should not be tied into the foundation drain
system.
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Mr. Dave Gibson
Page 3
8. The SGM drywell detail typically has a cast iron manhole access placed eccentrically on
the lid. with steps down the side of the drywell.
9. The drainage swale along the southeast of the,development envelope should be
rerouted to coincide with the drywell overflow and direct flow northward to combine the
cul-de-sac flows, if possible.
If the above items are implemented with consideration for on-site field conditions, I believe there
is minimal chance that the proposed drainage design would adversely affect the golf course.
Appropriate temporary erosion control measures need to be in place during construction.
Please let me know if you have any questions or comments.
lec/2003-125. 00 1
cc: Robert Adams, ASLA,
19351 Highway 82
Carbondale CO 81623
DMK
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X-Sender: brianf@commons
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Date: Tue, 11 Mar 2003 14:23:04 -0600
To: jarnesl@ci.aspen.co.us
From: Brian Flynn <brianf@ci.aspen.co.us>
Subject: Lot 44
Cc: aaronr@ci.aspen.co.us
Mime-Version: 1.0
Content-Type: text/plain; charset="us-ascii"; format=flowed
James, quick note about Lot 44 in Maroon Creek PUD. I met with the builders and discussed the
new location for the dry wells. After r~viewing the plans for landscaping and locations of the
dry wells Parks has concluded that this is an appropriate request for variance.
Brian Flynn, Pa;rks & Open Space Coordinator
130 South Galena St Aspen, CO 81611 970-920-60 11 (P) 970-920-5128(F)
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