HomeMy WebLinkAboutcoa.lu.sm.635 Sneaky Ln.A54-95 CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 04/19/95 PARCEL ID AND CASE NO.
DATE COMPLETE: 2735- 122 -04 -002 A54 -95
STAFF MEMBER: KJ
PROJECT NAME: Hirsch Stream Margin Review
Project Address: 635 Sneaky Lane
Legal Address:
APPLICANT: Tom & Maureen Hirsch 920 -4484
Applicant Address: 635 Sneaky Lane, Aspen
REPRESENTATIVE: Paul Bierman - Lytle, Masters Corp.
Representative Address /Phone: Box 514 203 - 966 -3541
New Canaan, CT 06840
FEES: PLANNING $ 425 (DUE) # APPS RECEIVED 1
ENGINEER $ # PLATS RECEIVED 1
HOUSING $
ENV. HEALTH $
TOTAL $
TYPE OF APPLICATION: STAFF APPROVAL:• X 1 STEP: 2 STEP:
P &Z Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
REFERRALS:
City Attorney Parks Dept. School District
City Engineer Bldg Inspector Rocky Mtn NatGas
Housing Dir. Fire Marshal CDOT
Aspen Water Holy Cross Clean Air Board
City Electric Mtn. Bell Open Space Board
Envir.Hlth. ACSD Other
Zoning Energy Center Other
DATE REFERRED: INITIALS: / DUE:
FINAL ROUTING: DATE ROUTED: < 7 j, INITIAL: /4
City Atty City Engineer /Zoning Env., Healtl�}}''
Housing Open Space Other: /`t" -c4, L / 1.
FILE STATUS AND LOCATION:
MEMORANDUM
TO: Stan Clauson, City Community Development Director
FROM: Kim Johnson, Planner
RE: Amendment to the Hirsch Stream Margin Review as an
Exemption from Full Stream Margin Review
DATE: May 11, 1995
SUMMARY: Tom and Maureen Hirsch wish to amend the approval of
stream margin granted in June of 1994 for the parcel located at 635
Sneaky Lane. The revised plan for the single family residence
meets the criteria for exemption set forth in Section 24 -7 -504 (B)
of the land use regulations. The structure exceeds 85% of
allowable floor area and was reviewed and approved by the FAR
Overlay Committee on April 25, 1995.
FINDINGS: The original Hirsch Stream Margin review was approved
by the Planning and Zoning Commission on June 21, 1994 with 6
conditions of approval. A building permit was subsequently issued.
This stream margin exemption application indicates that the changes
to the structure reduce its footprint on the site by 764 s.f.,
eliminate the removal of many young aspen trees, and substantially
reduces construction impacts to an 8 inch caliper spruce on the
west side of the building. Please refer to the attached drawings
and application letter for the applicant's response /development
data.
Review criteria in Section 7 -504 (B) reads:
1) the development does not add more than 10% to the floor area of
the existing structure.
response: The 1994 approval was for a 4,800 s.f. structure. The
building approved at the FAR Overlay review is 4,850 s.f. The
additional 50 s.f. represents a one percent increase.
2) the development does not require the removal of any tree for
which a permit would be required, or the applicant receives a
permit by the Parks Department; and
response: The revision better protects many trees on site. Any
which have to be removed will receive the necessary permits.
3) the development is located such that no portion of the
expansion, remodeling or reconstruction will be any closer to the
high water line than the existing development; and
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than the 1994 approval.
4) the development does not fall outside of an approved building
envelope, if one has been established by prior review; and
response: The 1994 approval did not establish an envelope.
5) the development will cause no increase in the amount of ground
coverage of structures within the flood hazard area.
response: The structure is located outside of the flood hazard
area.
Staff has reviewed the revisions to the building and site and finds
that the above criteria have been satisfied.
The 1994 approval was granted subject to conditions. These shall
also be carried forward to the revisions approved for this
exemption.
RECOMMENDATION: Staff recommends that the Planning Director
approve the Hirsch Stream Margin Exemption finding that the
criteria in Section 7 -504 (B) have been met. The following
conditions apply to this approval:
1. All drainage from impervious surfaces must be maintained on-
site at historic rates and cannot enter either Sneaky Lane or
the stream. Construction documents must specify that any
subsurface drainage shall not enter the stream.
2. Any new landscape planting or development in the rear yard
must be reviewed by the Planning Office and shall consist of
native species found in the river area.
3. All trees 6" caliper and greater in the construction area must
be protected by sturdy barricades erected at the driplines.
This is crucial for the 8" spruce at the southwest part of the
house.
4. A silt fence (hay bales or similar method) shall be placed no
closer than 5 feet from the river's edge to prevent sediment
and debris from entering the river.
5. The riverbank easement and other pedestrian easements along
the side and front of the parcel must be shown on the building
permit site plan /survey.
I hereby approve Stream Margin Exemption for the Hirsch
residence located at 635 Sneaky Lane as conditioned
above.
2
C
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Sta City Community Development Director
,y
Date
Application Drawings and Letter
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STREAM MARGIN REVIEW EXEMPTION
PROJECT: Hirsch Residence DATE: 4/25/95
635 Sneaky Lane
Aspen, CO
TO: Kim Johnson
FROM: Paul Bierman -Lytle
As per the Review Standards, Attachment 4: Development
Application for Exemption from Stream Margin Review, our revised
plans meet the following conditions:
1. The project does not increase the amount of building area
exempt from floor area calculations by more than 25 %. 25% of the
building area (20,880 sf) equals 5,220. The project equals 4,850 sf.
2. The project does not require the removal of any tree for
which a permit would be required.
3. The project is located such that no portion of the expansion,
remodeling or reconstruction will be any closer to the high water line
than is currently existing. The project expands 9' -0" to the east
from the existing dwelling and is 9' -0" from the eastern 10' -0"
required setback line.
4. The project does not fall outside of an approved building
envelope; in fact, the revised plans have reduced the overall
footprint of the originally submitted building envelope by 750 sf.
5. The project is located completely outside of the Special Flood
Hazard Area and more than one hundred feet (100') measured
horizontally, from the high water line of the Roaring Fork River; and
will not cause any increase to the amount of ground coverage of
structures within the Special Flood Hazard Area.
Thank you.
\V E
•
PROJECT: Building Permit # 4 -462, approved October, 1994
Stream Margin Review approved, June, 1994
Hirsch Residence
635 Sneaky Lane
Aspen, CO
TO: Aspen Planning & Zoning
Kim Johnson
RE: Revisions to Design (permit # 4 -462)
Dear Kim,
As discussed during our last meeting, I have been retained by
Tom and Maureen Hirsch to improve the environmental conditions
which were not addressed in the original architectural plans
submitted to the Building Department. We fully recognize that a
building permit has been granted for the original design (permit #4-
462), and that the Stream Margin Review has been approved for this
original design. However, our new efforts to improve the design
will not impact the Stream Margin Review in any way; in fact, we
hope, will enhance the site as outlined below.
Enclosed are the required site plan, elevations, and plans for
your review. I am hopeful that you can expedite the process of
building permit review considering the previous approvals. If you
have any questions, please call me.
Thank you very much.
I. Revision Goals:
1. Reduce overall footprint on the property in order to save
existing trees, sustain natural environment for aesthetics, solar
shading, ground run -off, etc., reduce building costs, improve efficient
use of existing building and conservation of materials and
demolition /waste removal.
The current revised design reduces the overall
footprint by 746 sf or 4% from the original submitted plans
currently permitted for construction.
2. Add no physical changes to the design which would impact
the Stream Margin Review approval.
The revised design does not add any square footage on
the north side or stream side; and, in fact, reduces overall
footprint square footage as noted above, by 746 sf.
3. Reduce removal or destruction of existing trees.
The revised design eliminates construction proposed in
the earlier design which threatened an existing 8 -inch
diameter spruce; in addition, the new design saves another
14 smaller diameter aspens and cottonwoods which would
have been removed in the earlier design.
4. Improve daylighting design, energy efficiency, water
conservation, and indoor air quality.
The revised design omits earlier design features which
would have blocked solar access and daylighting into the
home, affecting cross ventilation, views, and energy
performance. The revised design utilizes more compact
design shapes and building envelope efficiencies which will
improve energy performance. Specifications and re-
locations of bathrooms and fixtures will improve water
conservation. Strategic demolition specified in the new
design will help mitigate current mold and mildew
problems, as well as non -toxic building material selections
now specified, such as no -VOC paints, low VOC carpeting
and wood finishes, HEPA filtration, cotton insulation, to
mention a few.
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EXISTING CHARACTER OF SNEAKY LANE, ASPEN, COLORADO
The street is located north below the HWY 82 bridge leaving Aspen
toward Basalt. Sneaky Lane is at the furtherst west end of the West End
neighborhood. It is adjacent to Castle Creek and has only one entry road, off
Plant Road. By nature of its lower elevation and being off the beaten path, it
is nestled, literally, below Aspen proper, with characteristics of being very
quiet from road traffic and enjoying great privacy. Most homes on Sneaky
Lane have Castle Creek frontage and consequently most homes orient their
major views in this direction, which is away from incoming neighbors or
guests.
The homes (approximately 9 total) are built close to the aspen and
cottonwood stands, and therefore, are not easy to see until one is quite close to
them. The architecture is varied, but the majority use light grey wood siding
to blend with the trees; the roof lines are angled and pitched; few, if any, have
flat roofs. Most properties are heavily wooded and have generous space
between boundaries.
Windows tend to be smaller in scale towards the street side, while use
larger glass sizes on the Creek side, thus giving a residential scale to the public
while offering grand views of nature and the Creek on the private exposures.
HIRSCH PROPOSED DEVELOPMENT OF EXISTING HOME
Our existing home is ugly, in our opinion, and does not contribute to
the beautiful architectural character of Aspen or of our street. It has very
low- pitched roofs, so much so, that the roof must be surface - treated like a flat
roof; over the years this material has failed, and the roof leaks in many
locations. Two abandoned solar collectors sit on the roof and are unsightly.
The original garage space has since been converted to other uses, and
therefore cars must be parked outdoors which is not appealing. The views of
Castle Creek are limited and strained by the use of small windows.
The interior ceilings are tall cathedral, but dark. Consequently, the home
environment is uncomfortable and does not take advantage of the beautiful
views surrounding it.
Our proposal is to renovate the existing home without major
demolition of the existing structure except the roof, in essence keeping the
existing footprint in tact. In order to correct the roof leaking problems and
create a more attractive roof -line, we are designing a more elegant pitch to the
roof and applying roof shingles similar to those seen around Aspen. While
we are removing the solar panels, we are improving natural daylight
throughout by using clerestory windows wherever possible, instead of
skylights.
We are converting the existing garage back to a garage for cars and
building a second story above it to make the garage structure into a more
integrated look while giving us the guest room space formerly in the first
floor of the old garage. To accommodate our growing family, we are building
a small addition wing to the east, which balances the garage wing to the west.
This design focuses the entrance directly in the middle. We plan to
landscape the current "front yard ", which serves as car parking, with more
aspens and cottonwoods. In fact, we plan to remove no more than three
existing trees with trunk diameters of 5 -6- inches. On completion, there will
be more trees than presently exist on our parcel.
We have retained The Masters Corporation, an environmental
architectural and construction firm, which specializes in environmental
homes around the country. They will be concentrating on energy -
conservation design techniques, water- conservation appliances and fixtures,
and low toxic building materials throughout. There will be little use of
formaldehyde products, no chemical pesticides, herbicides, and low -VOC
products (volatile organic compounds). During demolition, products and
interior cabinetry will be salvaged wherever possible, rather than carted to
waste disposal.
Some of the existing wood vertical siding will remain, in this effort to
salvage, while the new siding will switch to horizontal wood siding. All
windows and doors will be wood, painted or stained, in wood or natural
colors. The upper portion of the windows and doors will have muntins or
grills, which give the home a very residential character.
The overall intent of our project is create a magical home for our
family to live and grow in, to create a home which blends into the
neighborhood and the natural surroundings, to create a home which
embraces the creek outside our main living areas, and to create a home which
promotes environmental design, high standards for indoor air quality, and
integration of environmentally sensitive building materials and techniques.
We also hope to achieve this dream within our budget.
rCi err 1
LAND USE APPLICATION FORM
1) Project Name HIRSCH RESIDENCE
2) piuject Location 635 Sneaky Lane, Lot 2, Section 12 Township 10 South,
Range 85 West of the 6th P.M.
(indicates street address, lot & block number, legal d cri.ption where
appropri.. 1;e)
3) Present Zoning R -30 4) Lot Size 24,797 Gross sf
20,880 Net sf
'3) Applicant's NaTm, Address & Phone 11 Tom and MauireenHirsrh
635 Sneaky Lane, Aspen, CO 81611, 303- 920 -2221, 920 -4484 (home)
6) Representative's Name, Address & Itione # Paul Bierman - Lytle, President
The Masters Corporation, P.O. Box 514, 289 Mill Rd., New Canaan, CT. 06840 203 -966 -3541
7) Type cf Application (please check all that apply):
Conditional Use Conceptual SPA
Conceptual Historic Dev.
X Special Review Final SPA Final Historic Dev.
8040 G eenline Conceptual PUD Minor Historic Dev.
X Stream Margin Final PUD
Historic Demolition
Mountain view Plane Subdivision Historic Designation
-1 Condaraini umizat3an Text/Map
Amendment Gl• S Allotment
Lot Split /Lot Line as motion
Adjustment •
X11 8) Desaription of Existing Uses (number and t- of ex stin3 e;
approximate sq_ ft.; cumber
of bedrooms; any pre approvals meted
proper Y) -
Previous Stream Margin Review has been approved; current use is residential (7,970 sf) •
Application is for revised .1.1 which reduce .ro•osed ,.• - • • • - • • • • •
mji We have reduced fo. • '. • ••• •
9) Description of Development Appli
See attachment
f
10) Have you attached the following?
j Response to Attachment 2, Minim= S'b"'i contents
to Attachment 3, Specific S�Ymission Contents
Yes view Standards for Your Application
Yes Response to Attachment 4,