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318 Ridge Run PUD Amendment Request RevisedPage 1 Minor Amendment to Final Plat TOWN OF SNOWMASS VILLAGE MINOR AMENDMENT TO FINAL PLAT APPLICATION GENERAL DATA REQUIREMENTS Date: April 20, 2017 Name of Owner: Mohammadioun Irriv. Trust Phone: Address: 150 Concord Street, Newton, Ma 02462 Name of Applicant (if different than owner): John and Joan Nolan Phone: 970-927-4645 Address: 328 Barry Ave., Wayzata, MN Physical Address of Property: 318 Ridge Run Road Legal Description: Lot 1, RidgeRun Unit 4 Subdivision, EXISTING CONDITION INFORMATION Present Zoning: PUD Present Use: Vacant Residential Lot Area and/or Site Area of Individual Subject Lots/Parcels (sq.ft.): 41,817 Size of Building Envelope(s): 7,560 Allowable Floor Area Ratio per Zoning or PUD Plan:4,500 sq. ft. maximum Square Footage of All Areas Calculated as Floor Area by Code: 0 (vacant land) Existing Building Height (if applicable): 0 # of Parking Spaces and Bedrooms (if applicable): 0 # of Units Prior to Condominiumization or Time Share (if applicable): n/a PROPOSAL DATA (Only fill in those that apply) # of Units After Subdivision Platting (if applicable): Lot Area (sq.ft.) of Lot(s) (if applicable): Size of Building Envelope(s) After Adjustment (if applicable): Original Building Envelope is 7,559.54 sq. ft; proposed building envelope is 6,997.8 sq. ft. Other: Proposal is to replace existing building envelope with the one that is proposed. Page 2 Minor Amendment to Final Plat AUTHORIZED SUBDIVISION PLAT AMENDMENTS Municipal Code Section 16A-5-450. Amendment of final plat. An applicant may amend an approved final subdivision plat by complying with the following procedures and standards. (1) Overview of amendment procedures. There are three (3) types of amendments that an applicant may propose to an approved subdivision. The applicable procedures for each type of amendment are as follows: a. Administrative amendment. An administrative amendment to an approved subdivision may be considered pursuant to Section 16A-5-250, Administrative Modifications. b. Minor amendment. A minor amendment to an approved subdivision shall comply with the procedures of Subsection (2), Procedures for Minor Amendment of Final Plat, and with the standards of Subsection (3), Review Standards. c. Major amendment. A major amendment that would substantially modify all or a part of an approved subdivision, or any amendment to an approved subdivision that does not comply with the provisions of Subsection (3), Review Standards, shall require a full subdivision process. During the full subdivision process, the Town shall determine whether the application complies with the standards of Section 16A-5-440, Review Standards, and shall also consider (but not be bound by) whether the application complies with the standards of Subsection (3), Review Standards. (2) Procedures for minor amendment of final plat. a. Pre-application conference. Attendance at a pre-application conference is mandatory prior to submission of an application for a minor amendment to a final plat. b. Submission of application. The applicant shall submit an application to the Planning Director that contains the following materials: 1. Minimum contents. The minimum contents for any application, as specified in Section 16A-5-40(b), Minimum Contents. 2. Written statement. A written statement describing those elements of the original subdivision approval that are proposed to be modified. 3. Other information. The applicant shall submit such other written or graphic information as is necessary to describe and evaluate the proposed amendment, such as a marked-up copy of the final plat. c. Staff review. Staff review of the application shall be accomplished, as specified in Section 16A-5-50, Staff Review of Application. d. Public notice. A complete copy of the application shall be forwarded to the Town Council, together with a copy of the staff review. Public notice that the Town Council will consider the application shall be given by publication, posting and mailing of notice, pursuant to Section 16A-5- 60(b), Manner and Timing of Notice. e. Town Council action. The Town Council shall hold a public hearing to consider the application. The public hearing shall be conducted pursuant to Section 16A-5-70(2), Conduct of Public Hearing. The Town Council shall consider all relevant materials and testimony and the standards in Subsection (3), Review Standards, and shall, by resolution, approve, approve with Page 3 Minor Amendment to Final Plat conditions or deny the application. f. Recording of amended plat. Within ninety (90) days of the date of approval of the amendment, the applicant shall submit three (3) Mylar copies, suitable for recording, of the amended plat to the Planning Director, together with any other documents that are to be recorded. The Planning Director shall review the documents to ensure that they comply with the terms and conditions of approval, shall obtain signatures for all of the applicable certificates on the final plan and shall return the documents to the applicant. The applicant shall thereafter cause the documents to be recorded in the records of the County Clerk and Recorder, at the applicant's expense. DESCRIBE YOUR PROPOSED MINOR AMENDMENT TO THE FINAL PLAT We are requesting the relocation of the existing building envelope to the west of the existing building envelope. PROVIDE THE FOLLOWING ADDITIONAL INFORMATION 1. Owner’s Permission. If the applicant is not the owner of the land, or is a contract purchaser of the land, the applicant shall submit a letter signed by the owner consenting to the submission of the application. If the applicant is not the sole owner of the land, the applicant shall submit a letter signed by the other owners, or an association representing the owners, consenting to or joining in the development application. 2. Name, Address, Telephone Number and Power of Attorney. The applicant's name, address and telephone number. If the applicant is to be represented by an agent, a letter signed by the applicant granting power of attorney to the agent shall be submitted, authorizing the agent to represent the applicant and stating the representative's name, address and phone number. 3. Legal description. The legal description and street address, if such exists, of the parcel on which development is proposed. 4. Disclosure of Ownership. A certificate from a title insurance company or attorney licensed in the State which shall set forth the names of all owners of property included in the application and shall include a list of all mortgages, judgments, liens, contracts, easements or agreements of record that affect the property. At the Town's option, the holders or owners of such mortgages, judgments, liens, contracts, easements or agreements of record may be required to consent to the application before it is acted upon by the Town. 5. Written description/statement. 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 applicable to the application, found in the applicable section of Article V. Also describe those elements of the original subdivision approval that are proposed to be modified. Page 4 Minor Amendment to Final Plat 6. Vicinity Map. An eight and one-half inch by eleven inch (8 1/2" x 11") vicinity map locating the subject parcel within the Town of Snowmass Village. 7. Other Maps. All other maps required for the application shall be prepared at a scale of one inch equals one hundred feet (1" = 100') or larger, on sheets no larger than thirty inches by forty-two inches (30" x 42"), with an unencumbered margin of one and one-half inches (1.5") on the left hand side of the sheet and one-half inch (0.5") around the other three (3) sides of the sheet. Sheets of twenty-four by thirty-six inches (24" x 36") are preferred. If it is necessary to place information on more than one (1) sheet, an index shall be included on the first sheet. Report-size versions of all maps, reduced to a sheet size of no greater than eleven inches by seventeen inches (11" x 17"), shall also be submitted. 8. Base Fee with Fee Agreement. The application shall be accompanied by the applicable base fee from the Building and Planning Department's fee schedule. The applicant shall reimburse the Town for such amounts in excess of the base fee as determined by the Planning Director. The reimbursement to the Town by the applicant shall be due and payable within fifteen (15) days of the date of billing. 9. Other Information. The applicant shall submit such other written or graphic information as is necessary to describe and evaluate the proposed minor amendment to the final plat, such as an improvement survey and the amended plat drawing. NO APPLICATION WILL BE PROCESSED UNTIL ALL REQUIRED INFORMATION IS PROVIDED. REVIEW STANDARDS An application for a Minor Amendment to a Final Plat shall comply with the following standards in Section 16A-5-450 of the Municipal Code: (3) Review standards. An application for a minor amendment to a final plat shall comply with the following standards: a. Consistent with original subdivision. The proposed amendment shall be consistent with or an enhancement of the original subdivision approval. b. No substantially adverse impact. The proposed amendment shall not have a substantially adverse effect on the neighborhood surrounding the land where the amendment is proposed, or have a substantially adverse impact on the enjoyment of land abutting upon or across the street from the subject property. c. Not change character. The proposed amendment shall not change the basic character of the subdivision or surrounding areas. d. Comply with other applicable standards. The proposed amendment shall comply with the applicable standards for review of a subdivision application, as specified in Subsection (3), Review Standards, as follows: An application for a subdivision plat shall comply with the following standards: 1. Consistency with Comprehensive Plan. The proposed subdivision shall be consistent with the intent of the Comprehensive Plan. Page 5 Minor Amendment to Final Plat 2. Compatibility with surrounding land uses. The proposed subdivision shall be compatible with the character of existing land uses in the area and shall not adversely affect the future development of the surrounding area. 3. Comply with other applicable provisions. The proposed subdivision shall comply with all other applicable provisions of the Development Code, including, but not limited to, the applicable standards of Article III, Zone Districts, and Article IV, Development Evaluation Standards. 4. Suitability for development. The property proposed to be subdivided shall be suitable for development, considering its topography, environmental features and any natural or man- made hazards that may affect its development potential. 5. Adequate public facilities. The proposed subdivision shall not be approved unless the Town Council determines that public facilities will be adequate to support and service the area of the proposed development or that needed public facilities and services will be made available concurrently to offset the potential impacts of such development. Public facilities and services to be examined will include, but not be limited to: storm drainage; roads and their maintenance; public transportation service and facilities; pedestrian circulation, sewerage and water service; solid waste disposal, fire and emergency medical services; and electrical service. The applicant shall show that: a. Adequate facilities and carrying capacity exist at the time of development or will be provided to the subdivision and affected areas prior to the issuance of a building permit for any lot or phase of the development necessitating the demand for said facilities or capacity. b. The subdivision has been located so as to be reasonably convenient in relation to police and fire protection, emergency medical services and schools. c. The subdivision will accommodate the efficient provision of local and regional transit facilities and services. 6. Spatial pattern shall be efficient. The proposed subdivision shall be located so as not to create spatial patterns that cause inefficiencies in the delivery of public services, or that require duplication or premature extension of public facilities. a. Roads. Any new road developed to serve the proposed subdivision shall be continuous and in alignment with existing platted streets to which the street is to be connected. Where appropriate, new streets shall be planned so that they can create an interconnected Town road network, with provision for adequate road and utility easements. Where cul-de-sacs are incorporated in a subdivision, the applicant is encouraged to provide a trail or similar pedestrian link between them. b. Water and sewer lines. Any water or sewer line extension necessary to serve the proposed subdivision shall be consistent with the Snowmass Water and Sanitation District’s service plan and with the Town’s Comprehensive Plan. 7. Phasing. If the proposed subdivision is to be developed in phases, then each phase shall contain the required streets, utilities, landscaping and other improvements that are necessary and desirable for residents of the project. If the subdivision incorporates any amenities for the benefit of the Town, such as trail connections, these shall be constructed within the first phase of the project, or, if this is not possible, then as early in the project as is reasonable. (Ord 4-1998; Ord. 15-2000; Ord. 16-2010) Page 6 Minor Amendment to Final Plat REASONS FOR REQUESTING THIS MINOR AMENDMENT TO A FINAL PLAT 1. Consistency with Original Subdivision: See page 4 of application. 2. No substantial adverse impact: See page 4 of application. 3. Not change character: See page 6 of application. 4. Comply with other applicable standards: SEE BELOW 1. Consistency with Comprehensive Plan: See page 7 of application. 2. Compatibility with surrounding land uses: See page 7 of application. 3. Comply with other applicable provisions (Zone district and Development Evaluation Standards): See page 7 of application. 4. Suitability for development: See page 10 of application. 5. Adequate public facilities: See page 11 of application. 6. Spatial patterns shall be efficient: See page 11 of application. Page 7 Minor Amendment to Final Plat 7. Phasing: See page 11 of application. REVIEW PROCEDURE The following procedures shall apply to a Minor Amendment to a Final Plat: 1. Pre-Application Conference. Attendance at a pre-application conference is mandatory prior to submission of a minor amendment to a final plat. 2. Submission of Application. The applicant shall submit an application to the Planning Director that contains those materials specified in Section 16A-5-450(2)b and 16A-5-40(b), Minimum contents. 3. Staff Review. Staff review of the application shall be accomplished, as specified in Section 16A-5-50 of the Code. A complete copy of the application shall be forwarded to the Planning Commission. 4. Public notice. A complete copy of the application shall be forwarded to the Town Council, together with a copy of the staff review. Public notice that the Town Council will consider the application shall be given by publication, mailing and posting of notice, pursuant to Section 16A-5-60(b), Manner and Timing of Notice. 5. Town Council public hearing and action. The Town Council shall hold a public hearing to consider the application. The public hearing shall be conducted pursuant to Section 16A-5- 70(2), Conduct of Public Hearing. The Town Council shall consider all relevant materials and testimony and the standards in Subsection (3), Review Standards, and shall, by resolution, either approve, approve with conditions or deny the application. 6. Recording of final plat. Within ninety (90) days of the date of approval of the amendment, the applicant shall submit three (3) Mylar copies, suitable for recording, of the amended plat to the Planning Director, together with any other documents that are to be recorded. The Planning Director shall review the document to ensure that they comply with the terms and conditions of approval, shall obtain signatures for all of the applicable certificates on the final amended plat and shall return the documents to the applicant. The applicant shall thereafter cause the documents to be recorded in the records of the County Clerk and Recorder, at the applicant’s expense. SCOT BROUGHTON Architects ,LLC PO Box 4096 / 23280 Two Rivers Rd., Unit 3 / Basalt, Co 81621 [t] 970/927-0552 / [f] 970/927-0554 / [e] sbarchitectsco@mac.com S B A April 20, 2017 Jim Wahlstrom Senior Town Planner Town of Snowmass Village, Colorado P.O. Box 5010 Snowmass Village, CO 81615 RE: Ridge Run 4, Lot 1, 318 Ridge Road. Building envelope relocation, and development in areas greater than 30% slope. Dear Jim, The Applicant seeks to relocate the existing building envelope on this undeveloped site from the upper portion of the property to the lower western portion of the property. We believe relocating the current envelope to the proposed envelope location provides an effective solution to several sever adverse impacts of development on the existing building envelope, including the following: 1. Development of a driveway to the existing envelope significantly adversely impacts the hillside due to very large excavation necessary to reach the upper portion of the site. Whereas, excavation is much smaller for development of a driveway to the proposed envelope location at a lower elevation (Refer to images in the application). a. Specifically, a 10% grade driveway to the existing envelope requires a long, double switchback drive of +/- 405’ with large, retaining walls, some +12’ in height, which require large amounts of cut and fill. Relocating the envelope to the proposed location at the lower portion of the site eliminates all of the high profile 12’ walls on the hillside leaving only a couple smaller walls and shortens the driveway to 210’. b. Relocating to the proposed envelope significantly reduces the driveway coverage over a sewer line on the site 2. The proposed building envelope will be 7046 SF, which is 516 SF smaller than the existing building envelope of 7,562 SF. The slopes in both building envelopes are virtually the same. Both contain slopes greater than thirty degrees (30%). 3. Relocating the building envelope down the slope from the highest portion of the site, at the existing envelope, to the lower west portion of the property lowers any structure +20’ in elevation. 4. Relocating to the proposed envelope minimizes impact to a majority of vegetation, and mature trees – aspen’s and pines – minimizing tree removal while better accommodating mitigation to impacted vegetation. 5. Moving development to the lower west portion of this site maintains opens access to the important or primary views west toward of Mt. Daly and east toward the Roaring Fork Valley for all neighbors. 6. Relocating to the proposed envelope eliminates the adverse visual impacts to Ridge Road, and the neighborhood of the large hard surfaces created by the long switchback drive, large retaining walls and new structure at the upper portion of the site. PO Box 4096 / 23280 Two Rivers Road, Unit 3 / Basalt, Colorado 81621 [t] 970/927-0552 [f] -0554 / [c] 970/379-6695 / [e] sbarchitects@sopris.net S B A 7. Relocating to the proposed envelope reduces the impact to Ridge Road of light sources from the site and the impact of headlights from Ridge Road to a new home. 8. Screening for the neighbors and plant mitigation at the existing envelope is challenging and much less effective because of the higher elevation location and the prohibition of any deep-rooted plants in the sewer easement. In closing, since our meeting several weeks ago, we have met with, or corresponded with the HOA, all of the neighbors, and Snowmass Water and Sanitation. With the exception of only one neighbor, all parties agree that relocating the envelope from the upper portion of the lot to the proposed location at the lower westerly portion of the lot results in a better, more sensitive development on all levels, environmentally, neighborly, and visually. Thank you for your help on this matter, time in reviewing this application, and the Planning Department’s endorsement. Regards, Scot Broughton April 20, 2017 Jim Wahlstrom, Senior Planner Town of Snowmass Village Planning Department 130 Kearns Road P.O. Box 5010 Snowmass Village, CO 81615 RE: 318 RIDGE ROAD, RIDGE RUN SUBDIVISION, UNIT 4, LOT 1 MINOR AMENDMENT TO A FINAL PLAT Dear Jim: Please accept this letter and accompanying attachments as John and Joan Nolan’s (the applicant) request for the Town to consider a Minor Amendment of the Final Plat for Lot 1 of the RidgeRun Unit 4 Subdivision. The parcel is currently undeveloped. This letter will serve as our formal application to the Town for this request. As per the Snowmass Village Land Use and Development Code, an application seeking a minor amendment to a subdivision plat shall provide the following: MINIMUM CONTENTS (as per Section 16A-5-40(b)) (a) Authorization. Attached as Exhibit 1 is a letter from the property owner allowing the potential buyer of the property, John and Joan Nolan (applicant) to pursue land use approvals on the parcel. Also included within Exhibit 1 is a letter from Mr. Nolan authorizing Newland Project Resources, Inc., and Scot Broughton Architects as his agents for this land use application. (b) Minimum Contents. 1) Applicants Name, address, telephone number and power of attorney: John and Joan Nolan 328 Barry Avenue, Suite 300 Wayzata, MN 55391 Ph: 952.767.2520 MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 2 April 20, 2017 2) Legal Description. Ridge Run Unit 4, Lot 1. 3) Disclosure of Ownership. A current certificate from a title company is attached as Exhibit 2. 4) Written Description. The applicant is requesting a minor amendment to the subdivision plat to change the building envelope on the currently undeveloped site. Attached as Exhibit 6 are an improvement survey, a slope analysis, a site plan, computer generated site modeling development on the building envelope as modified. The existing building envelope, located at the highest point of the site, contains a significant area of slopes greater than thirty percent (30%). The modified building envelope, located to the west of and topographically over 20’ below the existing envelope, also contains slopes greater than 30%, but has a smaller footprint than the existing building envelope. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 3 April 20, 2017 Modifying the building envelope will provide a number of benefits to the development of the property, to the adjacent neighborhood and to the environmental context of the Snowmass Village community: • The existing building envelope is located at the highest reaches of the parcel. The driveway required to access a residence on the existing building envelope will require a substantial amount of cut and fill to achieve the required ten percent (10%) grade. The 405-foot long driveway will require two switchbacks and associated retaining walls of up to + 12-feet in height. The adverse visual impacts of the driveway, retaining walls and house will be substantially reduced relocating to the proposed building envelope. The proposed building envelope provides an opportunity to create a straighter and much shorter (210-foot long) driveway that crosses the contours in a more moderate fashion, therefore creating less cut and fill, less tree removal, less retaining walls and consequently a much less overall visual impact to the neighbors and street. • The majority of vegetation, including mature Aspen and pine trees, are on the east half of the lot where the existing building envelope is located. Constructing the large retaining walls, the 405’ long switchback driveway and developing in the existing building envelope requires removal of a majority of the trees on the parcel. Conversely, alignment of the proposed drive and development in the proposed building envelope requires minimal tree removal, eliminates the 12’ retaining walls and provides better area for screening mitigation of the removed vegetation. • Neighboring homes are mostly located to the south of the lot on the upper portions of the slope. With the existing envelope also located at the upper portions of the slope, development on the existing building envelope will be close to neighbor’s houses. The proposed building envelope is lower and on the west portion of the lot dropping any structure over 20-feet in elevation from the existing building envelope, reducing the house’s profile for neighbors facilitating effective screening opportunities. • The switchback driveway, large retaining walls and development on the existing building envelope will have significant adverse visual impacts to travelers on Ridge Road. Development in the existing envelope will also expose a new home to headlights coming down Ridge Road. Relocating to the proposed envelope minimizes lighting on the parcel from impacting travelers and the neighborhood. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 4 April 20, 2017 • A sewer easement bisects the lot running from the north to the south, and also runs along the north property boundary. The driveway to the existing building envelope would require significant driveway over the sewer line for the switchback needed to access the building envelope. The driveway to the proposed building envelope eliminates the switchbacks and minimizes driveway over the sewer line. • Primary views are to the west of the site towards Mt. Daly, and to the east toward the Roaring Fork Valley for this lot and the neighbors. Relocating to the proposed building envelope on the lower portions of the site does not impact these views for any adjacent property. 5) Vicinity Map. See Exhibit 3. 6) Other Maps. See Exhibit 4. Maps include: • Improvements survey/existing conditions map, including tree type, location and size. • Slope analysis for the parcel. • Site plans for existing and proposed building envelope, including driveways. • Landscape plan for proposed building envelope. • Computer generated modeling of the site plan for both envelopes. 7) Base Fee. The application has been submitted with the applicable base fee amount. REVIEW STANDARDS (as per Section 16A-5-450(3)): a) Consistent with original subdivision. The proposed amendment shall be consistent with or an enhancement of the original subdivision approval. The amendment retains the existing characteristics of the subdivision in that it does not change the size, shape or configuration of the lots as shown on the Final Plat. The modified building envelope enhances the context of the RidgeRun Four subdivision by moving the residential development and more significantly, the access and associated retaining walls, away from Ridge Road. People driving along Ridge Road will continue to see a forested hillside when passing by the lot, as opposed to a residence and associated serpentine driveway and retaining walls switching back up the hillside. b) No substantially adverse impact. The proposed amendment shall not have a substantially adverse effect on the neighborhood surrounding the land where the amendment is proposed, or have a substantially adverse impact on the enjoyment of land abutting upon or across the street from the subject property. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 5 April 20, 2017 The proposed modification to the building envelope has no substantial adverse impact to the neighborhood nor to the enjoyment of land abutting the property. The new building envelope will actually enhance the neighborhood by minimizing visual impacts, eliminating the switchbacks and large retaining walls, reducing light and glare from interfering with the night sky; reducing the amount of vegetation removed, and shifting the mass and bulk of the house down the slope away from Ridge Road. As mentioned earlier, the neighboring homes that abut the property are located mostly to the south and above it. We have reached out to the 8 neighbors surrounding Lot 1 and the HOA. All either agreed this modification is an improvement or are unopposed to it, with the exception of the owner of Lot 3. (please see Exhibit 5). Lot 3 and the adjacent Lots 2 and 4 are located directly above and south of the parcel. Illustrated below is a viewshed analysis of Lot 3, showing the difference between developing on the existing building envelope versus on the proposed building envelope. Please see Exhibit 5 for letters and emails from adjacent property owners. The primary views from the home on Lot 3 are to the west (Mt. Daly, ski trails). A minor viewshed does look to the north out of a small lower level window on the otherwise blank north-facing façade. The proposed building envelope has no visual impact on the primary views from Lot 3. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 6 April 20, 2017 As the rendering below shows, the visual effect of using the proposed building envelope instead of the existing building envelope is not more harmful or unfavorable to the owner of Lot 3. In fact, moving the building envelope down the hillside softens the visual effect of the development on the adjacent lots. Because the proposed envelope is lower in elevation, the strucutre profile is lower by +20’ from the existing envelope location. There is also a better opportunity to screen development on the lot from the adjacent properties. c) Not change character. The proposed amendment shall not change the basic character of the subdivision or surrounding areas. What makes the RidgeRun Unit 4 Subdivision and surrounding areas distinctive in their nature are the north-facing, forested hillsides that contain low density development and access to adjacent ski slopes. Subdivision roads are unlit and inviting. Contact with the great outdoors is evident and all around. The proposed amendment will retain the character and context of the neighborhood by reducing visual and environmental impacts, and by retaining more of the natural forest growth on the parcel. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 7 April 20, 2017 d) Comply with other applicable standards. The proposed amendment shall comply with the applicable standards for review of a subdivision application. (1) Consistency with Comprehensive Plan. The proposed subdivision shall be consistent with the intent of the Comprehensive Plan. The proposed amendment to the subdivision plat is compliant with the intent of the master plan as demonstrated in the following examples: • Retains the open, natural, and rural character by preserving more of the landscape (Strategic Objective, Chapter 7, Built Environment, TOSV Comprehensive Plan) • The scale of the development pattern does not change (Strategic Objective, Chapter 7, Built Environment, TOSV Comprehensive Plan) • The sensitive hillside is preserved to a greater extent (Strategic Objective, Chapter 6, Environmental Resources, TOSV Comprehensive Plan) • Minimizes the negative environmental and visual impacts of development (Policy, Chapter 7, Built Environment, TOSV Comprehensive Plan) • Maintains a low-density development pattern that allows for the physical and visual openness (Goals and Objectives, Chapter 2, Community Character and Vision, TOSV Comprehensive Plan) (2) Compatibility with surrounding land uses. The proposed subdivision shall be compatible with the character of existing land uses in the area and shall not adversely affect the future development of the surrounding area. The proposed amendment does not alter the configuration of the existing subdivision lots and will not impact the development of the surrounding area, which has already fully developed. (3) Comply with other applicable provisions. The proposed subdivision shall comply with all other applicable provisions of this Development Code, including, but not limited to, the applicable standards of Article III, Zone Districts, and Article IV, Development Evaluation Standards. ARTICLE III: ZONE DISTRICTS All standards for the zone district have been met within the original subdivision approval. No changes to the intent or the allowed uses are proposed by this application. ARTICLE IV: DEVELOPMENT EVALUATION STANDARDS MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 8 April 20, 2017 Division 1. – Protection of Environmentally Sensitive Areas 16A-4-20. – Sensitive Wildlife Habitat Areas. Upon review of the habitat mapping from the Colorado Department of Parks and Wildlife, the parcel does not contain any of the critical habitat areas listed in this section. Sec. 16A-4-30. - Brush Creek Impact Area. The parcel is not located within the Brush Creek Impact Area as depicted on the mapping provided on the Snowmass Village webpage. Sec 16A-4-40. - Floodplain and wetland areas. According to FEMA FIRM mapping, the parcel is not located within a floodplain. No streams or springs are located on the parcel. Sec. 16A-4-50. - Geologic hazard areas, steep slopes and ridgeline protection areas. Subsection 16A-4-50(d)(4) of the Snowmass Village Land Use and Development Code allows Town Council to authorize development on these slopes if the development is unable to avoid the steep slopes and a geotechnical engineer states its opinion that the slope is not prone to instability or failure and the development will not cause slope instability on the parcel. The basis of this request to revise the building envelope is rooted in the underlying approvals and platting of The RidgeRun Unit 4 Subdivision. Many of the lots in the subdivision have building envelopes (or “setbacks” as they are called in the Subdivision Declaration) that do contain areas of slopes greater than 30%. Lot 1 is an example of this situation. The existing building envelope (shown below) has slopes of greater than 30% on the east and west sides of the envelope with slopes of less than 30% situated in the middle on a noticeable swell or ridge. In addition, roughly 82% of the driveway alignment crosses slopes in excess of 30%. The driveway and large retaining walls are located to the north and east of the existing building envelope and would be very visible from Ridge Road. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 9 April 20, 2017 The proposed smaller building envelope also contains slopes greater than 30% located on the east and central portions, and slopes of less than 30% on the west. There are also areas of steep slopes along the driveway alignment to the east of the revised building envelope: MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 10 April 20, 2017 Listed below is a comparison of slope information for both envelopes: Size (square feet) Slopes >30% (building envelope only) Size with Driveway (square feet) Slopes >30% (building envelope and driveway) Existing Building Envelope 7,562 4,340 sq. ft. (60%) 14,678 10,216 sq. ft. (70%) Proposed Building Envelope 7,046 5,712 sq. ft. (80%) 10,456 8,094 sq. ft. (77%) A critical point to note is that although the percentage of slopes over 30% for each envelope is comparable, when the driveway to the envelopes is included in the development area, the actual amount of land containing steep slopes impacted by development is 2,122sq.ft.(20%) greater with the existing envelope (10,216 sq. ft.) than with the proposed envelope (8,094 sq. ft.). Attached as Exhibit 6 is a letter from Ralph Mock of HP Geotech regarding his investigations into the site. Mr. Mock concludes that the slopes on the proposed building envelope are not prone to instability and should not present major constraints to a new residence. Division 2. – Improvement Standards The proposed amendment will not affect or change any of the improvement standards as they have been satisfied during the initial development of the subdivision. (4) Suitability for development. The property proposed to be subdivided shall be suitable for development, considering its topography, environmental features and any natural or man-made hazards that may affect its development potential. The property has been approved for development through the RidgeRun Unit 4 Subdivision Plat. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 11 April 20, 2017 (5) Adequate public facilities. The property has been determined to have adequate public facilities through the approval of the RidgeRun Unit 4 Subdivision. (6) Spatial pattern shall be efficient. The property has been determined to have a spatial pattern that is efficient through the approval of the RidgeRun Unit 4 Subdivision. (7) Phasing. Not applicable. Thank you for accepting this request. The applicant feels that this request for a minor amendment to the Final Plat for Lot 1 of the RidgeRun Unit 4 Subdivision not only complies with the standards in the Snowmass Village Land Use and Development Code but as stated, results in a more sensitive and improved development of this property. It does so by retaining more of the natural hillside and vegetation, reducing visual impact, and reducing development on steep slopes. The proposal has also received positive support and/or no objection from the HOA, Snowmass Water and Sanitation District and adjacent neighbors. For these reasons, it is respectfully requested that the Town make findings approving this amendment to the RidgeRun Unit 4 Plat. Sincerely, Tom Newland, Newland Project Resources, Inc. MINOR AMENDMENT TO A FINAL PLAT, LOT 1, RIDGERUN UNIT FOUR SUBDIVISION Page 12 April 20, 2017 EXHIBITS EXHIBIT 1 Authorization to Represent EXHIBIT 2 Title Insurance Certificate EXHIBIT 3 Vicinity Map EXHIBIT 4 Other Maps: • Improvement Survey, Existing Conditions • Existing Building Envelope • Proposed Building Envelope • Computer Modeling of existing and proposed building envelopes EXHIBIT 5 Neighborhood Correspondence EXHIBIT 6 Geologic Report Copyright:© 2013 National Geographic Society, i-cubed C:\General CADD 12\Gxd\31195C.gxd -- 04/12/2017 -- 11:16 AM -- Scale 1 : 240.000000 EXHIBIT 4 Improvement Survey, Existing Conditions LOT 1 RIDGE ROAD LOT 3 LOT 2 LOT 11 6,997.8 sq ft 7,559.54 sq ft PLAN NORTH EXISTING ENVELOPE PROPOSED ENVELOPE Envelope areas EXHIBIT 4 Existing and Proposed Envelopes (2-foot Contour Intervals) 8450 84 6 0 84708480 84 90 8 5 0 0 8 5 1 0 85 2 0 LOT 1 RIDGE ROAD LOT 3 LOT 2 LOT 11 PLAN NORTH 3,221.76 sq ft 1,241.87 sq ft 5,875.67 sq ft 4,340.72 sq ft <30% SLOPE >30% SLOPE >30% SLOPE <30% SLOPE Modified Existing envelope with drive & 2’ offset EXHIBIT 4 Existing Building Envelope (2-foot Contour Intervals) 8450 84 6 0 8470848084 90 8 5 0 0 8 5 1 0 85 2 0 LOT 1 RIDGE ROAD LOT 3 LOT 2 LOT 11 1,030.42 sq ft PLAN NORTH 1,334.53 sq ft 2,382.66 sq ft 5,712.07 sq ft <30% SLOPE <30% SLOPE >30% SLOPE <30% SLOPE >30% SLOPE Modified Proposed envelope with drive & 2’ offset EXHIBIT 4 Proposed Building Envelope (2-foot Contour Intervals) 8450 84 6 0 847084 8084 90 8 5 0 0 8 5 1 0 85 2 0 160160 170 170 180 190 200 200 LOT 2 LOT 3 LOT 4 LOT 12 LOT 11 LOT 5 LOT 6 LOT 7 LOT 1 RIDGE RUN 4, LOT 1 EXISTING BUILDING ENVELOPE SITE LOT 2 LOT 3 LOT 4 LOT 12 LOT 11 LOT 5 LOT 6 LOT 7 RIDGE RUN 4, LOT 1 PROPOSED BUILDING ENVELOPE SITE LOT 1 EXHIBIT 4 Vegetation on Existing and Proposed Envelopes Vegetation Impact on Existing Envelope Vegetation Impact on Proposed Envelope EXHIBIT 4 Existing Envelope and Driveway Looking West from Ridge Road EXHIBIT 4 Proposed Envelope and Driveway Looking West from Ridge Road EXHIBIT 4 Existing Envelope Looking West From Above Ridge Road EXHIBIT 4 Proposed Envelope Looking West From Above Ridge Road 160160170170180190200200LOT 2LOT 3LOT 4LOT 12LOT 11LOT 5LOT 6LOT 7LOT 1RIDGE RUN 4, LOT 1 EXISTING BUILDING ENVELOPE SITESirkusChaffinCrawfordBarsidDalbySogardKehleSharpEXHIBIT 5 Neighborhood Correspondance From:michele crawford michelecraw@gmail.com Subject:Re: Ridge Run 4, Lot 1, 318 Ridge Run Road - Snowmass Village. Date:March 18, 2017 at 11:16 AM To :Scot Broughton sbarchitectsco@mac.com Hi Scott, Thank you for sending us the information on the proposed relocation of the building envelope of Lot 1, Ridge Run 4 that you are preparing. As far as we are concerned as owners of Lot 2, Ridge Run 4, we feel strongly that the proposed relocation, as presented to us by you, would be a great improvement to all parties concerned and would add our support to such approval. We would very much appreciate your keeping the building at no more than the allotted FAR and height as you intimated that you would do. Sincerely, Michele Crawford On Mon, Mar 13, 2017 at 12:48 PM, Scot Broughton <sbarchitectsco@mac.com> wrote: Hi Michele and Rudd (sp), I was nice speaking with you this morning, and thank you for responding so quickly. I apologize if I have Rudd’s name incorrect. Attached is the package I mentioned. Please take a look and contact me after you have had a chance to review for further discussion. Again, thanks for your time. Regards, Scot Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com Please consider the environment before printing this email. On Mar 7, 2017, at 3:54 PM, Scot Broughton <sbarchitectsco@mac.com> wrote: Hi Michele, My name is Scot Broughton and I have been retained by a perspective buyer of Lot 1, Ridge Run 4 to look into a building envelope modification. This is the undeveloped lot north of your Snowmass Village property. We are in the beginning stages of working with the Town of Snowmass Village on the modifications, but would like to touch base with you to introduce ourselves, and present the proposed modifications. Please let me know at your earliest convenience when you have some time to meet. We are hoping to get into the TOSV as soon as possible with our application so your response is greatly appreciated. Regards, ScotScot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com LOT 2 From:Jill Dalby jilldalby1@gmail.com Subject:Re: Snowmass Building envelope Date:March 20, 2017 at 10:21 AM To :Scot Broughton sbarchitectsco@mac.com Cc:Ronald Dalby RKD@arcadiagroup.com Scot, Thanks for the reply. A meeting isn't necessary because Dad said there are no scenarios under which he would approve the variance to move the building envelope. My hope is that if you and the buyer choose to proceed, you are able to build a beautiful home that works well for the family and sits within the envelope that TOSV originally created. If that's not possible, I believe you will be able to find a better, more suitable lot elsewhere in Snowmass for this project. Kind Regards, Jill Sent from my iPhone Jill Dalby, PhD CPCC Maroon Creek Coaching LLC Certified Professional Executive Coaching and Leadership Development For Individuals and Teams. Creating Impact through Insight and Action. Sent from my iPhone On Mar 20, 2017, at 11:26 AM, Scot Broughton <sbarchitectsco@mac.com> wrote: Jill, Thanks for the update, and presenting our proposal to your dad. Mr. Dalby, Is there a time when you would be in Snowmass that we would be able to meet to better understand your various reasons for opposition of our proposal, and to see if there could be some solutions that we can agree on. We would like to review this information further with you. Regards, Scot Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com Please consider the environment before printing this email. On Mar 20, 2017, at 8:57 AM, Jill Dalby <jilldalby1@gmail.com> wrote: LOT 3 Scot, I met with my Dad and presented him the information and images you shared with me. For a variety of reasons, he is against the proposal. He asked me to let you know that if/when the town contacts him, he will actively oppose the application to move the building envelope. He acknowledged that you had put a lot of work in already so he wanted me to let you know as soon as possible. Kind Regards, Jill Jill Dalby, PhD CPCC Maroon Creek Coaching LLC Certified Professional Executive Coaching and Leadership Development For Individuals and Teams. Creating Impact through Insight and Action. Sent from my iPhone From:Idarado chris@idaradorealestate.com Subject:Re: Ridge Run 4, Lot 1 - building envelope relocation proposal. Date:April 13, 2017 at 6:46 PM To :Scot Broughton sbarchitectsco@mac.com Cc:Cory Ferguson cory.ferguson@sothebysrealty.com,Jim Chaffin jchaffin@chaffinlight.com Hi Cory and Scot: As at the representative of Deer Ridge Home LLC, the owner of 172 Deer Ridge Lane, this letter serves to provide no objection to the proposed relocation of the building envelope for Lot 1, Ridge Run IV. We concur that this relocation allows for a more sensitive solution for a home being created on the proposed site. If any representatives of the Town of Snowmass Village need to reach us for further clarification, please do not have them hesitate to call me. Best Regards, Chris Chris Chaffin 970.708.1497 On Apr 13, 2017, at 3:03 PM, Scot Broughton <sbarchitectsco@mac.com> wrote: Hi Chris, Hope your doing well. Checking in to see if you have had a chance to talk with your partners regarding our proposal. Please let me know when you get a moment. We are compiling our package tomorrow and hope to formally submit to the TOSV Monday, and would like to include your support. Thank you…….Scot Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com Please consider the environment before printing this email. On Apr 5, 2017, at 10:48 AM, Scot Broughton <sbarchitectsco@mac.com> wrote: Thanks Chris, I appreciate your time on this. Scot Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com LOT 4 LOT 5 LOT 6 From:Jackie or Jerry gkehle@aol.com Subject:Re: Ridge Run 4, Lot 1, 318 Ridge Run Road - Snowmass Village. Date:March 11, 2017 at 3:06 PM To :sbarchitectsco@mac.com Dear Scot, Lot 1 is quite a distance from our house and we can only see the eastern edge of the lot where it touches Ridge Road at the the switch back. We have just listed our house and anticipate moving back to California at the end of the year. I doubt that whatever construction you are anticipating would ever be seen from our lot and I doubt we would have any objections to whatever your plans may be. Sincerely, Jerry Kehle -----Original Message----- From: Scot Broughton <sbarchitectsco@mac.com> To: gkehle <gkehle@aol.com> Sent: Fri, Mar 10, 2017 1:51 pm Subject: Ridge Run 4, Lot 1, 318 Ridge Run Road - Snowmass Village. Mr. Kehle, My name is Scot Broughton and I have been retained by a perspective buyer of Lot 1, Ridge Run 4 to look into a building envelope modification. This is the undeveloped lot north of your Snowmass Village property. We are in the beginning stages of working with the Town of Snowmass Village on the modifications, but would like to touch base with you to introduce ourselves, and present the proposed modifications. Please let me know at your earliest convenience when you have some time to meet, or talk. Otherwise, can you provide a mailing address and I’ll send a package of our proposal for your review. We are hoping to get into the TOSV as soon as possible with our application so your response is greatly appreciated. Regards, Scot Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com Please consider the environment before printing this email. LOT 7 From:Bob Sharpe bsharpe@sharpeandassociates.com Subject:RE: Ridge Run 4, Lot 1 - Snowmass Village Date:March 27, 2017 at 6:23 PM To :Scot Broughton sbarchitectsco@mac.com Scot, I would prefer not to get involved with this relocation at this time as I’m preoccupied with other matters. If the issue is still pending when I return to Snowmass on June 12th, I would be willing to meet with you and my neighbors. I thought that you would appreciate knowing that having a positive attitude in the face of adversity must be newsworthy, since nationally distributed, “SOAR” magazine recently published an article on me in their quarterly edition entitled “Today is a Good Day, Living a Productive Life in the Face of Cancer.” (See attachment.) I’m just trying to do the best that I can do every day. Sometimes I make my optimism come true and sometimes I’m not successful, but I never give up. Wishing you the best of luck, Bob From: Scot Broughton [mailto:sbarchitectsco@mac.com] Sent: Monday, March 27, 2017 1:23 PM To: Bob Sharpe Subject: Ridge Run 4, Lot 1 - Snowmass Village Hi Mr. Sharpe, It was a please speaking with you a couple weeks ago, and just want to follow up from our conversation regarding the envelope relocation for Lot 1. You had mentioned that due to the location of your home you did not see a real problem or concern with our relocation proposal. I’m following up to inquire if you would provide a simple letter of support for this relocation, or simply respond via this email. We are looking to submit our application to the TOSV very soon, and do appreciate your support. Also, I did check out the Rancho Sahuarita web page and development —— quite a project. Are you the brain child of this development? It would be interesting to see the long term vision you have planned. Again, Thank you. Regards, Scot Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com Please consider the environment before printing this email. LOT 11 From:Bob Sirkus bsirkus@gmail.com Subject:RE: 3D Date:March 15, 2017 at 1:00 PM To :Scot Broughton sbarchitectsco@mac.com Attachment available until Apr 14, 2017 Scot, Thanks for sending these drawings for the proposed change of building envelope on the Ridge Run property. It was par=cularly helpful to see the placement of the house within the proposed building envelope (pg 2) and the conceptual drawing of the home viewed from our home, lot 12 ( pg 3). As I men=oned it appears that this home would be visible from our upper deck. We would agree to the variance to move the building envelope as proposed as long as the homeowner is required to screen their home from our home with mature evergreen trees. Please let us know when your variance goes before the Town Planning Commission. Bob Sirkus Ridge Run II lot 12 From: Scot Broughton [mailto:sbarchitectsco@mac.com] Sent: Wednesday, March 15, 2017 11:55 AM To: bsirkus@gmail.com Subject: 3D Click to Download Nolan-RR4 Neighbor Aerial.pdf 21.8 MB Scot Broughton Architects, LLC PO Box 4096 23280 Two River Road; Unit 3 Basalt, Colorado, 81621 w. 970/927.0552 f. 970/927.0554 www.scotbarchitects.com Please consider the environment before printing this email. LOT 12