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City planning staff recommends denial of special review at 844 Roaring Fork
Summary
City staff told the Planning & Zoning Commission the remodel reduces encroachment but fails to meet Helm Lake Bluff 45-degree view-plane and hardship criteria, and staff therefore recommended denial; commissioners asked for more analysis and a continuance.
City planning staff recommended denial of the special-review application for 844 Roaring Fork Road at the Oct. 29 Planning & Zoning Commission hearing.
"Staff does not find that [the hardship criteria] is met, therefore cannot grant the applicant to be approved by staff," Senior long-range planner Haley Hart said, while noting the proposal would reduce encroachment and improve native vegetation in the Helm Lake Bluff area. Hart told the commission the application proposes about 38.12% demolition and a net calculated floor-area reduction of 8 square feet through the proposed subgrade basement, but it does not eliminate intrusion into the code's 45-degree view-plane limitation.
Hart said staff nevertheless drafted conditions that would apply if the commission granted approval, including standardized exterior-lighting limits, planting plans for revegetation, and updated Exhibit A drawings. The commission voted to continue the hearing to Dec. 3 so staff and the applicant could provide clarification on code interpretation and updated plans.
