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Home My WebLink AboutLand Use Case.707 North St.A036-01r - 2735ZIQIZIB-WIJT-- A036-01 Ili/*lilll=-*&~0",/ 1 - Gorsuch DRAC variance, Special Reviel- t07 W. North St. --- .-/. - ..2-----0-- b -*-/61 &320/St> , C C k -A 0 0 CASE NUMBER A036-01 PARCEL ID # 2735-121-15001 CASE NAME Gorsuch DRAC Variance, Special Review PROJECT ADDRESS 707 W. North St. PLANNER James Lindt CASE TYPE DRAC Variance, Special Review OWNER/APPLICANT . Jeffrey Gorsuch REPRESENTATIVE Alan Richman DATE OF FINAL ACTION 6/19/01 CITY COUNCIL ACTION PZ ACTION Reso. 23 & 24-2001 ADMIN ACTION Approved BOA ACTION DATE CLOSED 8/6/01 BY J. Lindt .. PARCEL ID:~2735-121-15001 - DA1*RCVD: |4/13/01 # COPIES:F-- CASE NO|A036-01 CASE NAME:~Gorsuch DRAC Variance, Special Review PLNR: 1 12Â· j waL-;Ue#- PROJ ADDR:~707 W North St CASE TYP:~DRAC Variance, Special Review STEPS:~ OWN/APP: Jeffrey Gorsuch ADR~925 Gibson Ave. C/S/Z: |Aspen/CO/81611 PHN:~ REP:~Alan Richman ADR~Box 3613 C/S/Z:~Aspen/CO/81612 PHN1920-1125 FEES DUE:~500 D FEES RCVD:~500 STAT: E-- REFERRALS| REF:| BY| DUE:| MTG DATE REV BODY PH NOTICED DATE OF FINAL ACTION:~ D/11(o j CITY COUNCIL: REMARKS| pz: ReÂ»023 f 24 - ZOO I BOA: CLOSED: | @*& BY: I W j t-/ 44 DRAG: PLAT SUBMITD: ~ PLAT (BK.PG):| ADMIN:ADpre *4 1= .. RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION ACTING AS THE DESIGN REVIEW APPEALS COMMITTEE APPROVING RESIDENTIAL DESIGN STANDARD VARIANCE FOR BUILD- TO-LINES AT 707 W. NORTH STREET, LOTS G, H, AND I, BLOCK 14, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-121-15-001 Resolution #01- 23 WHEREAS, the Community Development Department received an application from Jeff and Molly Gorsuch, seeking a variance from Section 26.410 Residential Design Guidelines from the build-to-lines requirement. The applicant's property is located at 707 W. North Street, Lots G, H, and I, Block 14 of the City and Townsite of Aspen, Colorado; and WHEREAS, the applicant' s property is a 9,000 sq. ft. vacant lot located in the R-6 Zone District; and WHEREAS, pursuant to Section 26.410.020 of the Aspen Municipal Code, Community Development Department staff reviewed the applicant's application for compliance with the Residential Design Standards Section of the Aspen Municipal Code and found the submitted development application to be inconsistent with Review Standards pursuant to 26.410.040(A)(2),; and WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that if an application is found by Community Development Department staff to be inconsistent with any item of the Residential Design Guidelines, the applicant may either amend the application or appeal staff' s findings to the Design Review Appeal Committee pursuant to Chapter 26.222, Design Review Appeal Committee; and WHEREAS, pursuant to Section 26.410.020(B) of the Aspen Municipal Code, the applicant submitted a request for a variance from Standard 26.410.040(B)(1) of the Aspen Municipal Code to the Design Review Appeal Committee as it applies to the Build-to-lines requirement; and WHEREAS all applications for appeal from the Residential Design Standards of Section 26.410.040 must meet one of the following review standards in order for the Planning and Zoning Commission acting as the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) Yield greater compliance with the goals of the Aspen Area Community Plan; b) More effectively address the issue or problem a given standard or provision responds to; or .. c) Be clearly necessary for reasons o f fairness related to unusual site specific constraints; WHEREAS, the Community Development Director, after review of the requested variances, recommended approval for a variance from the residential design standards for Build-to-lines, finding that standards a and c have been met; and WHEREAS, during a duly noticed public hearing at a regular meeting on June 12,2001, the Planning and Zoning Commission acting as the Design Review Appeal Committee, approved a variance from Build-to-lines standard of Section 26.410.040(A)(2) ofthe Aspen Municipal Code as it applies to Residential Design Standards for Lots, G, H, and I, Block 14 of the City and Townsite of Aspen by a vote of 5 to 0 .; and NOW, THEREFORE BE IT RESOLVED by the Commission: Section 1 That a proposed variance for the build-to-lines standard o f the Residential Design Standards for the proposed single-family residence at 707 W. North Street, Aspen, Colorado, is approved pursuant to Section 26.410.040(2), build-to-lines standard of the Residential Design Standards. APPROVED by the Commission at its regular meeting on June 19,2001. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: Jackie Lothian, Deputy City Clerk .. RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING A SPECIAL REVIEW TO VARY THE ACCESSORY DWELLING UNIT DESIGN STANDARDS TO ALLOW FOR AN ACCESSORY DWELLING UNIT TO BE CONSTRUCTED TO 21 FEET IN HEIGHT ON THE REAR 1/3 OF THE PARCEL LOCATED AT 707 W. NORTH STREET, LOTS G, H, AND I, BLOCK 14, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-121-15-001 Resolution #01- 24 WHEREAS, the Community Development Department received an application from Jeff and Molly Gorsuch, seeking a special review approval for a variance from Section 26.520.050, Accessory Dwelling Unit Design Standards to allow the applicant to construct an accessory dwelling unit to 21 feet in height on the rear 1/3 portion of a parcel zoned R-6. The applicant's property is located at 707 W. North Street, Lots G, H, and I, Block 14 ofthe City and Townsite ofAspen, Colorado; and WHEREAS, pursuant to Section 26.520.050 of the Aspen Municipal Code, Community Development Department staff reviewed the applicant' s application for compliance with the Accessory Dwelling Unit Design Standards Section of the Aspen Municipal Code and found the submitted development application to be inconsistent with Review Standards pursuant to 26.520.050(4),; and WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that if an application is found by Community Development Department staff to be inconsistent with any item of the Accessory Dwelling Unit Design Guidelines, the applicant may either amend the application or appeal staff s findings to the Planning and Zoning Commission pursuant to Chapter 26.520.080, Special Review; and WHEREAS all applications for Special Review for variations from the ADU Design Standards of Section 26.520.050 must meet one ofthe following review standards in order for the Planning and Zoning Commission: a) The proposed ADU is designed in a manner which promotes the purpose of the ADU program, promotes the purpose ofthe zone district in which it is proposed, and promotes the units general livability; and a) The proposed ADU is designed to be compatible with, and subordinate in character to, the primary residence considering all dimensions, site configuration. landscaping, privacy, and historical significance of the property; and c) The proposed ADU is designed in a manner which is compatible with or enhances the character of the neighborhood considering all dimensions. density. designated view planes, operating characteristics, traffic. availability of off-street parking, availability of transit services, and walking proximity to employment and recreational opportunities. .. WHEREAS, the Community Development Director, after review o f the requested variances, recommended approval of the special review to allow the applicant to vary the ADU design standards to allow for the ADU to be constructed to a height of 21 feet on the rear 1/3 of the R-6 zoned parcel; and WHEREAS, during a duly noticed public hearing at a regular meeting on June 12, 2001, the Planning and Zoning Commission, approved a special review for the ADU design standards to alIow for the applicant to construct an ADU to a height of 21 feet on the rear 1 /3 of a R-6 zoned parcel described as Lots, G, H, and I, Block 14 of the City and Townsite of Aspen by a vote of 5 to 0 , with the following condition: 1. There shall be no chimney allowed on the roof of the Accessory Dwelling Unit. NOW, THEREFORE BE IT RESOLVED by the Commission: Section 1 That a special review for a variance from the ADU Design Standards for the proposed single-family residence and ADU at 707 W. North Street, Aspen, Colorado, is approved with conditions pursuant to Section 26.430, Special Review, allowing the applicant to construct an ADU to 21 feet in height, as measured by the City of Aspen Land Use Code, on the rear 1/3 of an R-6 zoned parcel. APPROVED by the Commission at its regular meeting on June 19,2001. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: Jackie Lothian, Deputy City Clerk .. MEMORANDUM TO: Planning & Zoning Commission (Acting as DRAG) -1*9 I le/Ft,b./2/ t THRU: Julie Ann Woods, Community Development Directorl ~ -- Joyce Ohlson, Deputy Directore*3 ~ el/l(~~~ FRoM: James Lindt, Acting Zoning Officer'~SL-- RE: 707 W. North Street Build-to-lines Variance and Special Review to vary height for ADU on rear 1/3 of parcel DATE: June 19, 2001 APPLICANT: Jeffrey and Molly Gorsuch PARCEL ID: 2735-121-15-001 ADDRESS: 707 W. North Street, Lots G, H, and I, Block 14, City and Townsite of Aspen ZONING: R-6 (Medium Density Residential) CURRENT LAND USE: 9,000 SF Vacant Lot that used to contain a Single-Family Residence PROPOSED LAND USE: The applicant proposes to construct a single-family dwelling with ~ an ADU over the garage, which will be located on the alley. The applicant is seeking a h Variance from the Residential Design Standards build-to-lines requirement and a Special Review approval to vary the height requirement on the back 1 /3 of an R-6 parcel, for an ADU to be constructed above the garage. STAFF COMMENTS: The applicant, Jeffrey Gorsuch, seeks a variance from Section 26.410 Residential Design Guidelines from the build-to-lines requirement and a special review approval to vary the height on the back 1/3 of the parcel for an ADU at 707 W. North Street, Lots G, H, and I, Block 14 of the City and Townsite of Aspen. (See Exhibit A for a description of the specific standard.) All applications for appeal from the Residential Design Standards of Section 26.410 must meet one of the following review standards in order for the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) Yield greater compliance with the goals of the Aspen Area Community Plan; b) More effectively address the issue or problem a given standard or provision responds to; or .. c) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The corner parcel contains mature trees on the N. Sixth Street portion of the lot that would have to either be moved or removed in order to meet the build-to-lines requirement on both street facing facades as is required by the land use code. The City forester Stephen Ellsperman has visited the site and determined that the mature trees are valuable and should be saved. (Please see Exhibit D for referral comments.) Saving these trees makes it impossible to meet the build-to-lines requirement on the N. Sixth Street faga(le. Therefore, staff feels that the variance request is necessary due to the unusual site-specific constraint. In addition, staff believes that this approval yields greater compliance with AACP by developing the site with regards to the existing landscape and by protecting and enhancing the natural environment. All applicants that request special review to vary the ADU design standards set forth in section 26.520.050 must meet the following review criteria pursuant to Section 26.520.080(D), Special Review: a) The proposed ADU is designed in a manner which promotes the purpose of the ADU program, promotes the purpose of the zone district in which it is proposed, and promotes the unit' s general livability; and, b) The proposed ADU is designed to be compatible with, and subordinate in character to, the primary residence considering all dimensions, site configuration, landscaping, privacy, and historical significance ofthe property; and, c) The proposed ADU is designed in a manner which is compatible with or enhances the character of the neighborhood considering all dimensions, density, designated view planes, operating characteristics, traffic, availability of on-street parking, availability of transit services, and walking proximity to employment and recreational opportunities. Staff believes that varying the height of the ADU standards to allow it to be constructed at 21 feet on the rear 1 /3 portion of the parcel is generally in character with the mass of the rest of the neighborhood. The R-6 Zone District limits the height of an accessory building on the rear 1 /3 of a parcel to 12 feet in height. Staff feels that constructing the ADU on top of the garage makes it more livable than the likely other option of constructing it in the basement of the primary residence. Constructing the ADU over the garage allows for more light to penetrate the unit and makes it feel like a more separated unit than if it were constructed in the basement of the primary residence. The garage is required by the Residential Design Standards to be accessed from the alley if one exists. There are no designated view planes in the area that the proposed ADU would encroach upon. 2 .. Staff Recommendation: Staff recommends the variance request from the build-to-lines requirement and the special review to allow the height of the ADU to be constructed at 21 feet on the rear 1/3 of the parcel be approved. RECOMMENDED MOTION BY DRAC (ALL MOTIONS ARE STATED IN THE POSITIVE): "I move to approve Resolution No43 Series of 2001, approving a variance from the Build-to-Lines Standard of the Residential Design Standards for the parcel of land located at 707 W. North Street, Lots G, H, and I, Block 14 of the City and Townsite of Aspen." ADDITIONAL RECOMMENDED MOTION BY PLANNNING AND ZONING COMMISSION (ALL MOTIONS ARE STATED IN THE POSITIVE): "I move to approve Resolution No. 29, Series of 2001, approving a special review to vary the accessory dwelling unit design standards to allow the applicant to construct an ADU above the garage to a height limit of 21 feet, as measured by the City of Aspen Land Use Code, on the rear 1/3 portion of the parcel of land located at 707 W. North Street, Lots G, H, and I, Block 14 of the t,l\ City and Townsite of Aspen." Co~oli-1-lold +0 A'e_(CoM.90/040 4 ATTACHMENTS: c hi MAâ‚¬/7/q hove Exhibit A -- Review Criteria & Staff Findings the - Ablj -do e# Exhibit B -- Parcel Location Exhibit C -- Applicant's Application & Plans 0-0~z Rfec J Vi Exhibit D -- Referral Comments Exhibit E -- DRAC Resolution No. 2~3, Series 2001 d US (/1 ~- Exhibit F -- Planning and Zoning Commission Resolution No.~ Series 2001 A- 0 3 .. EXHIBIT A REVIEW CRITERIA & STAFF FINDINGS Section 26.410 Residential Design Standards The Planning and Zoning Commission acting as the Design Review Appeals Committee (DRAC) may grant relief from the Residential Design Standards at a public hearing if the variance is found to be : a) in greater compliance with the goals of the AACP; or , b) a more effective method of addressing the standard in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. Section 26.410.040(A)(2) Site Design- Build-to lines Variance In response to the review criteria for a DRAC variance, staff makes the following findings: a) The proposed design yields greater compliance with the goals of the Aspen Area Community Plan. Staff Finding: Staff finds that granting a build-to-lines variance in this situation yields greater compliance with AACP goal of protecting and enhancing the natural environment. Granting this variance will be in compliance with the policy objective set forth in the AACP to "develop and design sites with regard to the existing landscape". City Forester Stephen Ellsperman has identified the spruce tree that the variance is intended to save as an asset to our Community. b) The proposed design more effectively addresses the issue or problem a given standard or provision responds to. Staff Finding: This standard is not applicable to this variance application. c) The proposed design is clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: The intent of the following build-to-lines standard is to provide a consistent building line in a neighborhood. The code indicates that on a corner lot that both street facing facades must 4 .. have at least 60% of their facades within 5 feet of the required setback, the following standard shall be met: Build-to lines. On pareels or lots of less than 15,000 square feet, at least 60% of the front *ade shall be within 5 feet of the Elu'F minimum front yard setback line. On corner sites, at least 60% of both street facades of the building shall be within 5 -26__ti-_-fi -_-2 -2 -ff_-i -_ f_-_ f -Ci--/0-_-_1 feet of the minimum setback lines. Porches may be used meet the 60% standard. Staff Finding Staff finds that proposed variance is necessary in that the proposed residence meets the build- to-lines standard on one of the street facing facades. Staff feels that it would be virtually impossible to meet the build-to-lines standard on the N. Sixth Street faQade if the mature spruce tree is to be saved and not be moved or removed. By examining the rest of the structures on the block, it appears that the consistent building line to be preserved should be on the north street faede. The Sixth Street block is only one additional lot. Staff feels that preserving the mature spruce tree on the Sixth Street faGade is more important in this situation than maintaining a consistent building line for two parcels. REVIEW CRITERIA & STAFF FINDINGS Section 26.520.080 Special Review for ADU Design Standards The Planning and Zoning Commission may grant relief from the Accessory Dwelling Unit (ADU) Design Standards at a public hearing if the variance from the design standards is found to be: a) the proposed ADU is designed in a manner which promotes the purpose of the ADU program, promotes the purpose of the zone district in which it is proposed, and promotes the unit' s general livability; and, b) the proposed ADU is designed to be compatible with, and subordinate in character to, the primary residence considering all dimensions, site configuration, landscaping, privacy, and historical significance of the property; and, c) the proposed ADU is designed in a manner which is compatible with or enhances the character of the neighborhood considering all dimensions, density, designated view planes, operating characteristics, traffic, availability of on-street parking, 5 .. availability of transit services, and walking proximity to employment and recreational opportunities. In response to the review criteria for a variance from the ADU design standards, staff makes the following findings: a) The proposed ADU is designed in a manner which promotes the purpose of the ADU program, promotes the purpose of the zone district in which it is proposed, and promotes the unit's general livability. Staff Finding Staff finds that the special review to vary the height requirement on the rear 1/3 of the parcel to allow for the ADU to be 21 feet, will generally make the unit more liveable than if it were constructed either below grade in the primary residence or under the garage. The ADU over the garage will allow for more light to enter the unit as well as it will make feel more like a separate unit than if it were forced under the primary residence because the applicant could not meet the height requirement on the rear 1/3 of the parcel. b) The proposed ADU is designed to be compatible with, and subordinate in character to, the primary residence considering all the dimensions, site configuration, landscaping, privacy, and historical significance of the property. Staff Finding Staff finds that the ADU is designed in a manner that is compatible with the architecture and character of the primary residence. Staff feels that placing the ADU above the garage is the best placement on the site for the unit. The fact that the unit is detached from the primary residence will also lend itself to more privacy for the ADU resident. c) The proposed ADU is designed in a manner which is compatible with or enhances the character of the neighborhood considering all dimensions, density, designated view planes, operating characteristics, traffic, availability of off-street parking, availability of transit services, and walking proximity to employment and recreational opportunities. Staff Finding Staff finds that the proposed ADU is in compliance with this standard. There are no designated view planes that would be affected by this development. There is sufficient off- street parking to meet the land use code requirement of one space for the ADU and two spaces for the primary residence. The rest of the block is primarily two story buildings, therefore, the height is in character with the with rest of the block. 6 .. EXHIBIT C PARCEL LOCATION AND VICINITY MAP 707 W. NORTH ST. N ~- 707 W North Street i 29.5 (Structure has been 13~- , L-~' I- demolitioned) ' IkÂ»Â»\f f/ ~ ff34* S - U,/ 1 1 4 -f ,%0 1 i r\ 1 Pr~r-P.li-%4.- 7 .Al r% 7 -EXHIBIT-1 .. RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION ACTING AS THE DESIGN REVIEW APPEALS COMMITTEE APPROVING RESIDENTIAL DESIGN STANDARD VARIANCE FOR BUILD-TO- LINES AT 707 W. NORTH STREET, LOTS G, H, AND I, BLOCK 14, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-121-15-001 Resolution #01- Â£;~) WHEREAS, the Community Development Department received an application from Jeff and Molly Gorsuch, seeking a variance from Section 26.410 Residential Design Guidelines from the build-to-lines requirement. The applicant's property is located at 707 W. North Street, Lots G, H, and I, Block 14 of the City and Townsite of Aspen, Colorado; and WHEREAS, the applicant's property is a 9,000 sq. ft. vacant lot located in the R-6 Zone District; and WHEREAS, pursuant to Section 26.410.020 of the Aspen Municipal Code, Community Development Department staff reviewed the applicant's application for compliance with the Residential Design Standards Section of the Aspen Municipal Code and found the submitted development application to be inconsistent with Review Standards pursuant to 26.410.040(A)(2),; and WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that if an application is found by Community Development Department staff to be inconsistent with any item of the Residential Design Guidelines, the applicant may either amend the application or appeal staff s findings to the Design Review Appeal Committee pursuant to Chapter 26.222, Design Review Appeal Committee; and WHEREAS, pursuant to Section 26.410.020(B) of the Aspen Municipal Code, the applicant submitted a request for a yariance from Standard 26.410.040(B)(1) of the Aspen Municipal Code to the Design Review Appeal Committee as it applies to the Build-to-lines requirement; and WHEREAS all applications for appeal from the Residential Design Standards of Section 26.410.040 must meet one of the following review standards iii order for the Planning and Zoning Commission acting as the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) Yield greater compliance with the goals of the Aspen Area Community Plan; b) More effectively address the issue or problem a given standard or provision responds to; or c) Be clearly necessary for reasons of fairness related to unusual site specific constraints; 8 .. WHEREAS, the Community Development Director, after review of the requested variances, recommended approval for a variance from the residential design standards for Build-to-lines, finding that standards a and c have been met; and WHEREAS, during a duly noticed public hearing at a regular meeting on June 12, 2001, the Planning and Zoning Commission acting as the Design Review Appeal Committee, approved a variance from Build-to-lines standard of Section 26.410.040(A)(2) of the Aspen Municipal Code as it applies to Residential Design Standards for Lots, G, H, and I, Block 14 of the City and Townsite o f Aspen by a vote of to .; and NOW, THEREFORE BE IT RESOLVED by the Commission: Section 1 That a proposed variance for the build-to-lines standard o f the Residential Design Standards for the proposed single-family residence at 707 W. North Street, Aspen, Colorado, is approved pursuant to Section 26.410.040(2), build-to-lines standard of the Residential Design Standards. APPROVED by the Commission at its regular meeting on June 19, 2001. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: Jackie Lothian, Deputy City Clerk 9 EXHIBIT 11 i EXAISm F 4 2 6 /9.01 A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING A SPECIAL REVIEW TO VARY THE ACCESSORY DWELLING UNIT DESIGN STANDARDS TO ALLOW FOR AN ACCESSORY DWELLING UNIT TO BE CONSTRUCTED TO 21 FEET IN HEIGHT ON THE REAR 1/3 OF THE PARCEL LOCATED AT 707 W. NORTH STREET, LOTS G, H, AND I, BLOCK 14, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-121-15-001 Resolution #01- .~ ~ WHEREAS, the Community Development Department received an application from Jeff and Molly Gorsuch, seeking a special review approval for a variance from Section 26.520.050, Accessory Dwelling Unit Design Standards to allow the applicant to construct an accessory dwelling unit to 21 feet in height on the rear 1/3 portion of a parcel zoned R-6. The applicant's property is located at 707 W. North Street, Lots G, H, and I, Block 14 of the City and Townsite of Aspen, Colorado; and WHEREAS, pursuant to Section 26.520.050 of the Aspen Municipal Code, Community Development Department staff reviewed the applicant's application for compliance with the Accessory Dwelling Unit Design Standards Section of the Aspen Municipal Code and found the submitted development application to be inconsistent with Review Standards pursuant to 26.520.050(4),; and WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that if an application is found by Community Development Department staff to be inconsistent with any item of the Accessory Dwelling Unit Design Guidelines, the applicant may either amend the application or appeal staff s findings to the Planning and Zoning Commission pursuant to Chapter 26.520.080, Special Review; and WHEREAS all applications for Special Review for variations from the ADU Design Standards of Section 26.520.050 must meet one of the following review standards in order for the Planning and Zoning Commission: a) The proposed ADU is designed in a manner which promotes the purpose of the ADU program, promotes the purpose of the zone district in which it is proposed, and promotes the units general livability; and b) The proposed ADU is designed to be compatible with, and subordinate in character to, the primary residence considering all dimensions, site configuration, landscaping, privacy, and historical significance ofthe property; and c) The proposed ADU is designed in a manner which is compatible with or enhances the 10 .. character of the neighborhood considering all dimensions, density, designated view planes, operating characteristics, traffic, availability of off-street parking, availability of transit services, and walking proximity to employment and recreational opportunities. WHEREAS, the Community Development Director, after review of the requested variances, recommended approval of the special review to allow the applicant to vary the ADU design standards to allow for the ADU to be constructed to a height of 21 feet on the rear 1/3 of the R-6 zoned parcel; and WHEREAS, during a duly noticed public hearing at a regular meeting on June 12, 2001, the Planning and Zoning Commission, approved a special review for the ADU design standards to allow for the applicant to construct an ADU to a height of 21 feet on the rear 1 /3 of a R-6 zoned parcel described as Lots, G, H, and I, Block 14 of the City and Townsite of Aspen by a vote of to .: NOW, THEREFORE BE IT RESOLVED by the Commission: Section 1 That a special review for a variance from the ADU Design Standards for the proposed single- family residence and ADU at 707 W. North Street, Aspen, Colorado, is approved pursuant to Section 26.430, Special Review, allowing the applicant to construct an ADU to 21 feet in height, as measured by the City o f Aspen Land Use Code, on the rear 1 /3 of an R-6 zoned parcel. APPROVED by the Commission at its regular meeting on June 19,2001. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: Jackie Lothian, Deputy City Clerk C:\My Documents\Current Cases\DRAC\1270SnowbunnyrarianceMemo.doe 11 Stephen Ellsperman, 08:16 AM 5/22/01 -0600, 707 North Street 9 Page4 gf 1 0 Ex kâ€¢h,Â¥ D X-Sender: stephene@commons X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58 Date: Tue, 22 May 2001 08:16:17 -0600 To: jamesl@ci.aspen.co.us From: Stephen Ellsperman <stephene@ci.aspen.co.us> Subject: 707 North Street Cc: rebeccas@ci.aspen.co.us The following contains comments on the 707 W. North Street application: The Parks Department supports the variance request for the following reasons: 1) The Colorado Blue Spruce trees on this property are in excellent condition and are significant community value. These trees have been maintained in good condition and the survival potential is high. 2) Extensive on site meetings with the property owner have ensured the protection of these trees throughout the design process. The variance will allow the applicant to provide for the trees protection, while still providing a residence which is of the size desired. 3) No permits will be granted for tree removals on this site (with the exception of the declined tree in the corner near the proposed garage.). Please contact me with any questions. Stephen Ellsperman Natural Resources and Construction Manager (970)920-6010 Printed for James Lindt <jamesl@ci.aspen.co.us> 5/29/01 ---il....7Â· b . I. PUBLIC NOTICE DATELLULL PLACEJ Al FN~lI~ 1 N I TY HALL-~ L-.~ PURPOSE-LLEL~EZZ-- -9~ ~~~ FOR \NlkAN, F W. fr, Â¥- GAUril-~-jiji t., i . D 1,. M 141 STANDARD ~ND C,PIC IAL KIVIf u, t,IR lt' HiI 1(,MT FOR AN ADL J I - .. County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) 4'\Lk ~AA .1 , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the 35\ day of VV,-4,3 , 200-1 (which is \1 days prior to the public hearing date Of 3*v,L *1, 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the I day of -3 u ML , 2001, to the el day of .3 U .e , 200 ~ .(Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. A - Mxem Q--0 Signature (Attach photograph here) Signed before me this L day of 0 . 2001_.by WITNESS MY HAND AND OFFICIAL SEAL My Commission Expires 5/7/2005 My Commission expires: #Â·'3 Â·/'4'15(t,fv-04"'44 /-/--7-104Â»> f ,//20*294%6 Notary Public S . i VU B L \ 0:~ -d\. "'42.:OF COLO.. e -, I #w"mme .. PUBLIC NOTICE RE: 707 W. NORTH STREET SPECIAL REVIEW FOR HEIGHT OF ADU ON REAR 1/3 PORTION OF AN R-6 LOT, AND VARIANCE FROM "BUILD-TO-LINES" RESIDENTIAL DESIGN STANDARD NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 12,2001 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Jeffrey and Molly Gorsuch, requesting special review approval to allow for an ADU to be build above a garage to a height of 21 feet on the rear 1/3 portion of an It-6 zoned lot, pursuant to Section 26.520.080 of the City of Aspen Land Use Code. The applicant is also requesting a variance from the build-to- lines standard of the Residential Design Standards pursuant to Section 26.410 of the Land Use Code. The property is legally described as Lots G, H, and I, Block 14, City and Townsite ofAspen and is commonly known as 707 W. North Street. For further information, contact James Lindt at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920- 5441. s/Bob Blaich, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on May 26,2001 City of Aspen Account LIST OF OWNERS WITHIN 300' OF SUB1ECT PROPERTY ALBERT GARY & KATHLEEN ASPEN CENTER FOR PHYSICS ASPEN INSTITUTE INC 725 W SMUGGLER ST 700 W GILLESPIE ST 1000 N 3RD ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 BERLINER ARTHUR S AULD ROBERT H & CAROL C BASS RAIFIEL I C/O WALDEN PO BOX 186 606 E HYMAN 750 BATTERY ST #700 BELMONT, MA 02178 ASPEN, CO 81611 SAN FRANCISCO, CA 94705 BROOKS LAURENE B CHOUMAS JOHN JAMES & PATRICIA G BREMER MALCOLM H & ANGELIKA S SHERIDAN SUSAN B BLDG 300 BAYS 313-314 3263 AVALON PLACE 421 DETROIT ST 1601 E OLYMPIC BLVD HOUSTON, TX 77019 DENVER, CO 80206 LOS ANGELES, CA 90021 COLGATE SA& RW TRUST U/D/T 12-29- DIGIGLIA LE RAY CORBIN MARCIA A 89 DIGIGLIA JOHN WILLIAM PO BOX 9312 422 ESTANTE PO BOX 4305 ASPEN, CO 81612 LOS ALAMOS, NM 87544 ASPEN, CO 81612 ELLIOTT ELYSE A EPOCH ASPEN DEVELOPMENT LLC FELDER RICHARD B & DEBORAH S 610 NORTH ST 359 CAROLINA AVE 11498 E CAROL WAY ASPEN, CO 81611 WINTER PARK, FL 32789 SCOTTSDALE, AZ 85259-2620 FOX SAM GOLDSMITH ANDREW LUBIN 1/3 HODGES ELAINE C FOX MARILYN 1344 N DOHENY DR 2020 S MONROE #118 7701 FORSYTH BLVD STE 600 LOS ANGELES, CA 90000 DENVER, CO 80210 CLAYTON, MO 63105 HOFFMAN JOHN L IBBOTSON ANNE B JJDG LLLP 1035 W 57TH ST 505 N 5TH ST 263 E GORE CREEK DR KANSAS CITY, MO 64113 ASPEN, CO 81611 VAIL, CO 81657 KRETSCHMAR WILLIAM J REVOCABLE KNURR GOLDIE P & WERNER KOEHLER DAVID R TRUST TRUST 603 W GILLESPIE ST 618 W SMUGGLER ST 2415 CASA DE MARBELLA ASPEN, CO 81611-1242 ASPEN, CO 81611 PALM BEACH GARDENS, FL 33410 LANGENKAMP FAMILY REVOCABLE LEWIS TOBY D LOWREY JAMES E JR TRUSTEE TRUST 1/2 18930 S WOODLAND RD 1390 ENCLAVE PKWY 633 NORTH ST SHAKER HEIGHTS, OH 44122 HOUSTON, TX 77077-2025 ASPEN, CO 81611 LUETKEMEYER JOHN A JR & SUZANNE LRM LIMITED PARTNERSHIP MARKALUNAS JAMES J & RAMONA I F 50% 751 DAVIS RD 624 W NORTH ST SCHREIBER EUGENE H & STANFORD D CORAL GABLES, FL 33143 ASPEN, CO 81611 50% 17 W PENNSYLVANIA AVE TOWSON, MD 21204 .. MARQUSEE CHARLES B MCLEAN CHARLES M MEDICINE BOW EQUITY VENTURE LLC P O DRAWER X PO BOX 11687 710 E DURANT AVE #W7 BOCA RATON, FL 33429 ASPEN, CO 81612-9478 ASPEN, CO 81611-2070 MILLER ANN F MUSGRAVE MARJORY M O'SHANA CATHY 715 W SMUGGLER ST 629 W NORTH ST 108 ROBBINS ST ASPEN, CO 81611 ASPEN, CO 81611 OSTERVILLE, MA 02655 SAUNDERS ASPEN QPRT TRUST SLADE ELLIOTT K 111 ST CLAIR STEVEN T TRUSTEE 401 S BOSTON AVE STE 230 40 E 67TH ST 4001 MAC ARTHUR BLVD STE 100 TULSA, OK 74103 NEWYORK, NY 10021 NEWPORT BEACH, CA 92660 WEST END 111 PARTNERSHIP LLC 420 W FRANCIS ST ASPEN, CO 81611 .. ASPEN/PrrKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OFASPEN (hereinafter CITY) and 1â‚¬09?0*n p,uk. +N o\L~ G :' -r, 0 ~\41 (hereinafter APPLICANT) AGREE AS FOLLOWS: .-I 1. APPLICANT has submitted to CITY an application for 5 9446 UNKLia,Ale ~~ 4 fet"Al (102-Uttv) (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No, 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of at! processing fees is a conditiOn precedent to a determinadon of application completeness. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project. it is not possible at this time to ascerrain 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 chat APPL ICANT make payment o f an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification bv the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater Certaintv of recovering irs full Costs to process APPLICANT S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY Staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enab[e the Planning Commission and/or City Council to make legally required findings for project consideration. 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 determination of application completeness. APPLICANT shall pay an initial deposit in the amount o f S which is for hours of Community Development 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, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT 1 0 91 8* 6-4/2- 2 - A By: '04+~ f ~Â«b "5<3Â«~1 nJulie Ann Woods y, 4/ Community Development Director Dyte: Mailing Address: ocks (1>04oÂ« Ruu..04- ASPA Lo L 41-0 944 g:tsupport\forms\agrpayas.doc 12/27/99 .. MEMORANDUM TO: Plans were routed to those departments checked-off below: O........... City Engineer 0........... Zoning Officer 0..g ....... Housing Parks Department O........... Aspen Fire Marshal 0........... City Water Aspen Consolidated Sanitation District O........... Building Department Environmental Health ........... Electric Department w ........... Holy Cross Electric City Attorney O........... Streets Department O........... Historic Preservation Officer 0........... Pitkin County Planning TO: Stephen Ellsperman, City Forester FROM: James Lindt, Acting Zoning Officer Community Development Department 130 So. Galena St.; Aspen, CO 81611 Phone-920.5441 Fax-920.5439 RE: 707 W. North Street DRAC Variance for Build-to-lines Parcel ID #2735-121-15-001 DATE: May 15,2001 COMMENTS: Stephen, Please find attached an application for a build-to-lines variance at 707 W. North Street. This is the proposed Gorsuch Residence that you met with Joyce and I about. At the meeting you had identified the Spruce Trees on their lot as trees that you wanted them to maintain. Please return written referral comments regarding these trees so that I may have an expert opinion regarding these trees for the hearing. Please return comments to me by June 4th. Thanks, James ' .1. L # :/ 1 M . -\ ./ 1 - 4-~Lk.,COVed~ t . - '-ommunity De,0.'rrmeri Oeoartment ./*.LIi- JUN 1 3 2001'~ J hâ€¢ *Â· =f - 130 6. C,Â·.4.1.3.iiaet AÂ·*Cl~ j Â· 11'.il, Aspen. CO,oudo 81611 1 )0Â¥MUNITÂ¥ DEVELOPMEN KRETSCHMAR WILLIAM J REVOCABLE , e TRUST 5 - 2415 CASA DE MARBELLA 1 N . 1. PALM BEACH GARDENS, FL 33410 t. 0 g. 111|Iiâ€ž11,11;,1,1,1111 #lilli Ilt,1111,11%â€žIllil,11,|,illt|â€ž1 PUBLIC NOTICE RE: 707 W. NORTH STREET SPECIAL REVIEW FOR HEIGHT OF ADU ON REAR 1/3 PORTION OF AN R-6 LOT, AND VARIANCE FROM "BUILD-TO-LINES" RESIDENTIAL DESIGN STANDARD NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 12, 2001 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Jeffrey and Molly Gorsuch, requesting special review approval to allow for an ADU to be build above a garage to a height of 21 feet on the rear 1/3 portion of an R-6 zoned lot, pursuant to Section 26.520.080 of the City of Aspen Land Use Code. The applicant is also requesting a variance from the build-to- lines standard of the Residential Design Standards pursuant to Section 26.410 of the Land Use Code. The property is legally described as Lots G, H, and I, Block 14, City and Townsite of Aspen and is commonly known as 707 W. North Street. For further information, contact James Lindt at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920- 5441. s/Bob Blaich, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on May 26,2001 City of Aspen Account I. ,4 1. 1 GORSUCH RESIDENCE 707 WEST NORTH STREET APPLICATION FOR VARIANCE FROM RESIDENTIAL DESIGN STANDARDS AND SPECIAL REVIEW ALAN RICHMAN PLANNING SERVICES BOX 3613 ASPEN, COLORADO 81612 920-1125 APRIL, 2001 1 Alout 'awbuM P butÂ£41* Seluteed 1 - 1 â‚¬000 3613 Aa,tet, 8,4.44* 9 1612 746474,0 (97 0) 920-1125 April 10, 2001 Mr. James Lindt, Acting Zoning Officer City of Aspen Community Development Department 130 South Galena Aspen, Colorado 81611 RE: LAND USE APPLICATION FOR GORSUCH RESIDENCE Dear James, This is an application to develop a residence and a caretaker unit at 707 West North Street (Lots G, H, and I, Block 14, City and Townsite of Aspen). The property contains approximately 9,000 square feet and is zoned R-6. The application is being submitted by the owners of the property, Jeffrey and Molly Gorsuch (hereinafter, "the applicants"). Proof that the applicants are the legal owners of the subject property is provided in the warranty deed, attached hereto as Exhibit #1. The applicants are being represented by Alan Richman Planning Services for purposes of this application. A letter from the applicants confirming this arrangement is attached as Exhibit #2. I held a pre-application conference with you on March 29, 2001, to review the applicants' plans for this property and to identify the City's review procedures for this type of development (see Exhibit #3, Pre-Application Conference Summary). During this meeting, you verified that the following land development approvals are required by the City of Aspen Land Use Code to accomplish this project: Variance from Residential Design Standards for "Build-To Lines", pursuant to Sections 26.410.020 D. of the Land Use Code; Special Review to Determine a Change in the Design Standards Required for Accessory Dwelling Units, pursuant to Sections 26.430.040 H. and 26.520.080 D. of the Code; and Vested Rights status for the subject development. The applicants' responses to the relevant standards of the Land Use Code are provided below. l. Mr. James Lindt April 10, 2001 Page Two Variance From Residential Design Standards 1 Attached to this application are the proposed site plan, elevations, and floor plans for the development of this property. The applicants have reviewed these drawings with you, and we have determined that the proposed residence and accessory structure can comply with all of the City's residential design standards, except for the standard addressing "build-to lines". This standard requires that on parcels of 15,000 square feet or less, at least 60% of the front facade shall be within 5' of the minimum front yard setback line. On corner sites, such as the subject property, both street facades must be within 5' of the setback lines. The proposed design complies with the standard as it applies to West North Street, but is unable to do so along the Sixth Street frontage, requiring the applicants to seek a variance. The standards to be used by the Design Review Committee when considering an application for a variance from the residential design standards, and the applicants' response to these standards, are as follows: A. The proposed design yields greater compliance with the goals of the Aspen Area Community Plan; or B. The proposed design more e#ectivety addresses the issue orproblem a given smndard or provision responds to; or C. The proposed design is clearly necessary for reasons of fairness related to unusual site specific constraints. Response: As the site plan illustrates, at least 60% of the front facade along West North Street will be within 5' of the required minimum 10' front yard setback. However, because this is a corner lot, the build-to line standard also applies to Sixth Street, where the Code also requires a minimum 10' side yard setback. The structure has been set back approximately 25' from Sixth Street, beyond the build-to line. This has been done to ensure that all of the mature Spruce trees in this portion of the property can be saved. Our contacts with City staff have indicated that the proposed house location is the preferred design solution to save these very significant trees. These trees, therefore, represent the unusual site specific constraint that necessitates the requested variance. We would also point out that the increased setback along Sixth Street will allow for a usable yard area to be maintained for the applicants' three young children, who will grow up in this house. We believe the family activity that will occur in this yard will create the desired pedestrian character and lively street presence for which the design standards were written, and will do so in a far more effective manner than would putting the facade of the structure within 15' of the property line along this secondary frontage. Mr. James Lindt April 10, 2001 Page Three So, in summary, we believe the variance is justified by the unusual site specific constraint created by the presence of the many large trees on this 9,000 sq. ft. site, and by the fact that the most effective way to address the City's desire of creating interaction between the house and the street is by having the house facade along one street frontage and a usable yard on 1 the second street frontage, not by having the house facades along both street frontages. Special Review The applicants propose to develop an accessory dwelling unit containing approximately 455 square feet above the garage, in a detached structure that would be built along the alley. The location of the structure is shown on the site plan. Floor plans showing the layout of the unit and elevations depicting the appearance of the structure have also been provided. Section 26.520.050 of the Land Use Code establishes the design standards for accessory dwelling units. The applicants are able to comply with all but one of these standards, as follows: 1. An ADU must contain between 300 and 800 net livable square feet, 10% of which must be a closet or storage area. Response: As shown on the attached floor plan, the ADU will contain approximately 455 square feet. The applicants commit that more than 10% of this area will be dedicated to closets or storage. 2. An ADU must be able to function as a separate dwelling unit. This includes the following: (a) An ADU must be separately accessible from the exterior. An interior entrance to the primary residence may be approved by the Commission, pursuant to Special Review. Response: The ADU will be detached from the main residence and will have its own entrance. (b) An ADU must have separately accessible utilities. This does not preclude shared services. Response: The utilities for the ADU will be separately accessible. (c) An ADU shall contain a kitchen containing, at a minimum, an oven, a stove with two bumers, a sink, and a refrigerator with a minimum of 6 cubic feet of capacity and a freezer. Mr. James Lindt April 10, 2001 l- Page Four Response: As shown in the floor plans, all of these facilities will be provided in the ADU. (d) An ADU shall contain a bathroom containing, at a minimum, a sink, a toilet, and a shower. Response: As shown in the floor plans, all of these facilities will be provided in the ADU. 3. One parking space for the ADU shall be provided on-site and shall remain available for the benefit of the ADU resident. The parking space shall not be stacked with a space for the pn'mao residence. Response: The site plan shows the parking proposed for the property. One space is shown next to the garage, along the alley, which will be for the ADU. In addition, two spaces are shown in the garage for the main residence. 4. An ADU shall be located within the dimensional requirements of the zone district in which the property is located. Response: Exhibit #4, the City's dimensional requirements form, demonstrates that the ADU has been drawn to comply with the applicable dimensional requirements of the underlying R-6 zone district, except for the height limitation, as further described below. The roof design shallprevent snow and ice hum shedding upon an entrance to an ADU 5. If the entrance is accessed via stairs, sufficient means of preventing snow and ice from accumulanng on the stairs shall be provided. Response: The ADU will be designed to comply with these requirements. 6. ADU's shall be developed in accordance with the requirements of this title which apply to residential development in general. These include, but are not limited to, the Uniform Building Code requirements related to adequate natural light, ventilation, fire egress, fire suppression, and sound attenuation between living units. This standard may not be Response: The applicants will comply with this standard. 7. All ADU's shall be registered with the Housing Authority and the property shall be deed restricted in accordance with Section 26.520.070, Deed Restrictions. This standard may not be vaned. Response: The applicants will submit this deed restriction prior to issuance of a building permit for construction on the property. 1 Mr. James Lindt April 10, 2001 Page Five The sole aspect of the Code with which the unit cannot comply is the height requirement of the R-6 zone district. It states that the maximum height for an accessory building is 21' .. on the front 2/3 of the lot, but only 12' on the rear 1/3 of the lot. The proposed garage/ADU structure will be located along the alley (as required by the City's residential design standards), which means it will be in the rear 1/3 of the lot. In order to develop a livable unit above the garage, the structure will be 21' in height. Sections 26.520.080 D. and 26.430.040 H. of the Land Use Code authorize the Planning and Zoning Commission to grant special review approval to an applicant who is unable to comply with any of these design standards. The standards by which the application must be considered, and the applicants responses to these standards, are as follows: The proposed ADU is designed in a manner which promotes the pulpose of the ADU 1. program, promotes the purpose of the zone district in which it is proposed, and promotes the unit's general tivability. l A Response: The proposed ADU has been designed in a manner that is directly supportive of the ADU program. The ADU program offers a floor area incentive for units that are located in a structure that is detached from the main residence by at least 10', to make the units more livable. This incentive has been written to allow such units to be located above a garage that has a footprint of 625 square feet or less. And the City's residential design standards require garages to be located off the alley when that is feasible. So the proper place to locate this unit to meet these standards is above the garage, off the alley. The applicants have followed all of these directions and designed a unit that fits all of the applicable dimensional standards of the R-6 zone district, except for the height limitation for accessory buildings located at the rear of the lot. From discussions we have held with staff, we have been informed that the task force examining the City Code to promote infill has identified this standard as one of the factors that is preventing infill from occurring. We agree with that assessment, since it appears that the City's policy of creating detached ADU's above garages along alleys is being undermined by this particular height limitation. 7-he proposed ADU is designed to be compatible with, and subordinate in character to, 2. the primary residence considering all dimensions, site configuration, landscaping, privacy, and historical significance Of the property. Response: As the elevations illustrate, the garage/ADU structure has the same alpine cottage character as the main residence. It will, in fact, be a smaller version of the main residence, that will be totally in character with the property, and will be in keeping with the mountain character of Aspen's West End neighborhood. The 21' height for the structure is necessary in order to create a roof form that matches the roof of the main residence and to make this a highly livable dwelling unit. 1 Mr. James Lindt April 10, 2001 Page Six As described above, a key factor influencing the location of this unit is the applicants' desire 1 to protect all of the large Spruce trees on the property. This landscaping element has directed the main residence and the accessory structure to be built in the locations shown. It should be pointed out that there is one large Spruce tree located where the accessory structure will be built. The City's Forester approached the applicants and informed them that this tree is diseased and should be removed. The applicants have, therefore, submitted a tree removal permit to the City Parks Department to have it removed. 3. The proposed ADU is designed in a manner which is compatible with or enhances the character of the neighborhood considering all dimensions, density, designated view planes, operating characteristics, traffic, availability of on-street parking, availability of transit services, and walking proximity to employment and recreational opportunities. Response: Included in the application package are a block plan for Block 14 and a photographic montage of structures surrounding this property. It shows that most of the residences surrounding this property are two story buildings. Several of the nearby residences along West North Street were built under an prior set of floor area regulations, which were more permissive than the rules under which this site will be developed. Directly across West North Street is the Aspen Center for Physics, with its larger, institutional-style buildings. So, overall, the massing of the structures on this property will be similar to, or less than, that of many surrounding sites. There are no designated view planes in this area. There is sufficient parking available on this site to serve the main residence and the ADU. In addition, there is parking along the street that is available for guests and others. The service several blocks away, at Seventh Street/Highway 82. cross town shuttle serves this portion of Aspen with transit service, and there is also transit This in-town location provides easy access to the employment and recreational opportunities of Aspen and the surrounding area. Conclusion The applicants have responded to all applicable criteria of the City of Aspen Land Use Code, pursuant to direction given during the pre-application conference. Sufficient evidence has been provided of the project's compliance with said criteria, and commitments have been made to insure that the proposed development will mitigate its development impacts. The applicants will respond in a timely manner to requests by any reviewing agency for additional information, or clarification of the statements made herein. 1 Mr. James Lindt April 10, 2001 1. Page Seven Please let me know if there is anything else you require. Very truly yours, ALAN RICHMAN PLANNING SERVICES Alan Richman, AICP 1 I EXHIBITS 1. Warranty deed to 707 West North Street Letter from Jeffrey and Molly Gorsuch authorizing submission of application 3. Pre-application conference summary Dimensional requirements form l. 1 EXHIBIT #1 WARRANTY DEED 16 - ~ . THIS DEED, dated January , 2001, between Jetirey S. Gorsuch, o f the County o f Eagle and State of Colorado, grantor, and ~ ~ Aspen, Colorado 81611, of the County of Eagle and Molly M. Gorsuch, whose legal address is 707 West North Street, State of Colorado, grantee: WITNESS, that the grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and othergood and valuableconsideration, the receipt and sufficiency ofwhich ishereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, ~ with improvements, i f any, situate, lying and being in the County of Pitkin, State of Colorado, described as unto the grantee, her successors, heirs and assigns forever, a one-sixth (1/6) interest in the real property, together follows: 000707 West North City and Townsite of Aspen BLK 14 LOT G, H, I City and Townsite of Aspen BK 0554 PG 0915 BK 0537 PG 0879 BK 0698 PG 0622 also known by street and number as: 707 West North Street, Aspen, Colorado 81611 NO DOCUMENTARY FEE - CONSIDERATION LESS TIIAN $500.00 TOGETHER with all and singularthe hereditaments and appurtenances thereto belonging, or in anywise appertaining, the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the ~ above bargained premises, with the hereditaments and appurtenances; TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the grantee, her successors, heirs and assigns forever. The grantor, for himself, his heirs and personal representatives, does covenant, grant, bargain and agree to and with the grantee, her successors, heirs and assigns, that at the time of the ensealing and delivery of these presents, he is well seized ofthe premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions ofwhatever kind or nature soever, except real estate taxes for 2000 and subsequent years and all matters of record. The grantor shall and will WARRANT AND FOREVER DEFEND the above bargained premises in the quiet and peaceable possession of the grantee, her successors, heirs and assigns, against all and every person or persons lawfully claiming the whole or any part thereof. IN WITNESS W8Â£129:bthe grantor has executed this deed on the date set forth above. Â»4:XAA . W I lu n % ~470<leffiÂ» S. Gorsuch t.:Re.9...9 /7/ / STATE OF COLORADO-2963$~ ) ) SS. County of ~*-/bÂ·v ) ~ The foregoing instrument was acknowledged before me this /604 day of January, 2001, by Jeffrey S. Gorsuch, grantor herein. Witness my hand and official seal. My coymission expires: 31, lo 3 1 1 904- 9. 3<._1 Notary Public EXHIBIT #2 Mr. James Lindt, Acting Zoning Officer City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: GORSUCH RESIDENCE LAND USE APPLICATION Dear Mr. Lindt, We hereby authorize Alan Richman Planning Services to act as our designated representative with respect to the land use application being submitted to your office for our property at 707 West North Street. Alan Richman is authorized to submit an application for a variance from the residential design standards for our proposed residence, and to submit an application for special review of the design standards for the accessory dwelling unit that is to be built on the property. He is also authorized to represent us in meetings with City staff and the Aspen Planning and Zoning Commission. Should you have any need to contact us during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number are included in the application. Sincerely, 'Â·77- 1 . h * l C li JeffreÂ¢ and Molly Gorsuch 925 Gibson Avenue Aspen, Colorado 81611 970-925-7777 < EXHIBIT #3 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY 1 PLANNER: James Linit, 920-5441 DATE: 3/30/01 PROJECT: Gorsuch Residence REPRESENTATIVE: Alan Richman ~ OVAVER: TYPE OF APPLICATION: One Step- Planning and Zoning Commission Public Hearing DESCRIPTION: DRAC Variance- Build-to-Lines Variance to save row of mature trees, Special Review for the height of ADU on back 1/3 of lot ~ Land Use Code Section(s) 26.222 Design Review Appeals Committee Review by: Planning and Zoning Commission Public Hearing: Yes ~ Referral AgeLies: Parks- Tree Considerations Planning Fees: $500 Deposit for 2.5 hours of staffplanner time - Referral Agency Fees: ~ Total Deposit: $500 ~ To apply, submit the following information: ~ 1. Proof of ownership 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. 4. Street address and legal description ofthe 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. 11 Total deposit for review ofthe application 19.Copies of the complete application packet and maps. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 1 An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. Site map showing placement of improvement 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. I 10. A written description ofthe 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. 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. A complete land use application submitted to the Community Development Department prior to April 17th at 3:00 PM will vest the opportunity to operate for this project under the current land use regulations. EXHIBIT #4 DIMENSIONAL REQUIREMENTS FORM Project: (~041.Svt\- 2.-e,4, L.~_ce Applicant: '3 â‚¬-99 0-4-M A ,-5- Ao\L~ 6-01<Svc,\~ 0 Location: Â·101 ~2,5<* Ao LA 44-14-21 Zone District: 0.- 6 Lot Size: Cl %000 41 64 - Lot Area: 4.go<: S cv 6% - (for'the purposes of calculating Floor Area, Lot Area may 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: Proposed. - Number of residential units: Existing: - Proposed: 1 1 A o J Number ofbedrooms: Existing: - Proposed.- 1\ 4 A 0 0 Proposed % of demolition (Historic properties only): DIMENSIONS: Floor Area: Existing. - Allowable: 3 66% Proposed: 3656 Principal bldg. height: Existing: - Allowable: D S ' Proposed- Access. bldg. height: Existing: - Allowable. 1 9 Proposed: On-Site parking: Existing: - Required: 1 Proposed: 1 % Site coverage: Existing: - Required: 3401 C Proposed: 79'1 0 llS 433 % Open Space: Existing: - Required: Proposed: Mi X Front Setback: Existing- - Required: 10 1 Proposed: 1 0 Rear Setback: Existing: - Required: Proposed: Combined F/R: Existing: - Required: 30' Proposed: 5-@1 Side Setback: Existing: - Required: , C Proposed: 1-32\-L Side Setback: Existing: - Required: 'O Proposed: 14' Combined Sides: Existing: Required: 40 Proposed: 3 6,12 Existing non-conformities or encroachments: No.e Variations requested: Ali*& 09- ACCe-64 6.v~ 4-flvil,le DRAWINGS Vicinity Map Al.O Site Plan 1 Basement Level Plan A2.1 Ground Level Plan A2.2 Upper Level Plan 1 Garage Plans A3.0 Building Sections . A4.0 North and East Elevations , A#.1 South and West Elevations -â‚¬NES.CEFT M.Â·,4-ASJÂ·VÂ·--â€ž.2'&?11:,~ , 7766 1/.7 4 4 7771 9% f)/ 4Â«.Â»U--1 8 , â€ž75 oth ~PEN7733- U q) 0 1181 7780 li ZONE '~ ZONE AE Â»2X \ X :%<:i i i -h<F> 7 1* 3 -Â» \7,0...iis.. UN 2 E \ 1 9--- t 41 4 t 37 -1 7801/1\ \Sp \ ROARING FORK RIVER e9 9 - 1 fi. 49- 1734 . \9 7798 ZONE X 1 , '7809 N /7 51 - 9 t \< 7806 ~ r 4. '' 1 7802 3 _.1 78,0 5 11 \1 1 420Nglt ' "7818 4 ./ 6 -A G *.' 12 0 01 7814 (1 \ i 782 1 1 LIKE 0 7819 2 ti 11 ALLAM IR PLANT .OAD H = 9 - 1-003 1. ..1 , 1 .0 Â«D / , f 4 -<4 1 \"29 if -~ 14:422- 3 7825 4..0 11. nier 4-- 7217 1 6--- < 8 vi -43>\\ 6 K l r--mr--ul-- Â£242)44~l o"* 40 ' + 7837 m 784A J - -zrma 14 -3#--9*-Rt f LE 7829 / r--20/ 2 1:raa'Â»j L w --1PUZZ> L\- ,\92 ZONE AE , l~j ---2-Â·11- 11 1 / r:Â»4 al p -~---7 r 1 rt / Iii 11. 1 L...42 2322EZ~~t al --W--'~44>~L w lEÂ» 102 //-2:f L /0 ZONE XN 7857 \ /f, if------r- ' R,A 1 2.â€¢3Â¥34 Â® 2/----2-ze---__ * X. 9 Â»3909-404 7880 4 4- F.triar-'. '. .11 61 ...... f 9 / 7884 431, 7898 7903 0 401[ 7908 1 rÂ»n-/ d i N Nl Il - - 41...... _1% ZONE X \ K' 1 /\ 94942\3 I 7923 /U 791 21 7939 <-2 0 1 /r -N - 1 1 -2>=2, 7934 tg 1,1 -'.1] 7941 -ff--tÂ« -7946 7950 7953 2/2 -11- . 0 7958 Vicinity Map vo \j f 1 1 7963 7968 2/a Â®f 7Â° 7973 /N.t /~ 1 l 7979 ~ . // ~ 7984 ~ 7984 ZONE X , - - Progress Set RESORT DESIGN - NOT FOR CONBTRUCTION - project data Location: APA 1 1 2001 . ASSOCIATES 4 Lots (3, +4 and I Block 14, C ty and Tolunalte or Aspen, Courity of Pitkin, State of Colorado. 4 Also known 86:101 West North Street. ARCHITECTURE, PLANNING, Site Information INTERIOR DESIGN Zoning R-e --i San Francisco Office Lot size: 9000 9 505 Sansome Street 17th FIr. 009.. 51 C.... d.0 Allowable Site Coverage: 30.00% = 2,100 e.f. ...E#133 00'1 1Â¥ San Franciscu, CA 94111 dV) Irlld/ 863/ 1 13S Tel: 415.392.4433 Building footprint: 83NH0~ SS3NllM Fax: 415392.4454 Wouse. 2.050 s f Garage: 333 s.f. \ A .00.1 Boulder Office 1/1 1434 Spruc:e Street, Suite 110 Total: 2,583 s f. 54'6;4. ~ ' ' '4~~'4':St,f.:Â£(4~ Â· '~~>4\ ~~4 L-&< Bouider, CO BOO)2 Max. Allowable floor area: 3*60 e.f. NT'.L; 1..-44/2.-1. Â·aÂ»4442~Â«Â«---Â«~ ' ;C, 10Â·â€¢935 '29~Â· idh' 1/ ,/ad// 1 09..0Â£'r) Tel: 303.449.4433 ~ L__~2 .: FIL-Â·->*t 1 j, -ik..lf a L C~ Fae 303.449.3366 Square Footage Calculation: 1% 1,1 --4gQ;Â»2:- . infoUResort[),sign.corn LOWER LEVEL (95.4% subgrade) 92 eq ft www.Resor/Design.corn 754%2/gy 084*Ns .1 GROUND LEVEL 1861 eq ft 3-398* M O (incl. stalr this level 042 /-1*N*147 1 47- /iA % a -1 6 UPPER LEVEL 1396 eq ft GARAGE (excluding 315 3.f.) 80 sci ft /1 +12'.1"Â» UPPER LEvEL GARAGE (exclude 1/2) 221.5 sq ft - lÂ·.4 tr,1 ':1 .- 0030'(41 TOTAL AREA (incl. Garage) 3656.5 sq ft M~C~21/ AARv ~ m ttlÂ·W~~~I~]f - 0 1/Vf \ 4 1 I. 4 2 9 x AO'-11 < 9 1 6- FIRE- A o NOTE. ALL y CALCS TO OUTSIDE FACE OF STUD OR CONCRETE WALL 3 -9 Nmr V . U.1 . 0 -1 -7 4 N. LULU 1 i index to drallings 0 141 2 Revid 90 Architectural Drawings: ats . - p /1 1 \+ y 8 0 1 Tx tx ' L 7 -N=retil uld O A 1,0 - Site Plan 1 2-9- 1-1 d 0 . i 4-- F - , L. A 20 - Basement Leval Plan 1 0 A 2.1 - Ground Level Plan Mb- f z CÂ¥//-79 4 --L' M , A 2.2 - Upper Level Plan : ~~ 1 44 1 - 1 A 2.3 - Garage Plans [3Â»Â£44 L =t=~ 11 11 ---13Â·-2"Â» I -. .. ... - n \__-==S A 3-0 - Building Sections F K L I L X ,99'69 31'Lt,9 L.SLS A 4.0 - North 4 East Elevations .L. A 4.1 ~ South 4 West Elevatrorts .g~~ j~ ~ - ./. /3 ..... 51 ....dvD MQNHOO MON.2 133 00 1 1Â¥ ....1Â¥/M N'Â¢83M 9# 135 //rlyÂ¢ 0 Drawing Title: OZ-0-I ./.) 133@15 HihION 1SRM Date: 04-12 -01 1---1 43- NI, Jr, UR Project No: 23093 Checked by: GP Â© SITE PLAN Sheet: 1 =10.-0, 1 Vill".1 0 10 20' Al.0 Â©2001/2002 RDA 8' WOOD FENCE N14-47'13"E 33N3GIS DASNOD 133kllS HlM 63M ZOZ N3dSV Progress Set RESORT DESIGN - NOT FOR CONeTRUCTION - ApA 12, 2001 ASSOCIATES ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Offic:e 505 Sansome Street 17th Flr. San Frandico, CA 54111 Tel: 415.392.4433 Fax 415-392.4454 Boulder Office 1434 Spruce 507* Suite 110 15'4 32'-61 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 t Inf-ResorEDâ‚¬sign.corn - UP ~ M.Resortlesir.com .. ========= <4 | BOILFR 1001 2 <//1 ~ xu | STORAGE | O 0 11 1 1 1 U f DQ 0Â£ O 0 O 0 Revisions. IT L_= WIT 41431 KiD 41 2/9 Drawing Title 1 - 1 POWDER 1 C le'-1"' 16>LI0" 15'-1" Date. 04-12-01 Project No: 23093 Drawn by NI. JY, LIE Checked by- Ge Sheet: ~ BASEMENT LEVEL PLAN 10.2-en 1 1 1 0 + B A2.0 ~ 2001/2002 RDA 3DN3a IS3k1 133N1S Hlkl 1S3AA ZOZ 1,7 T ; Raillo\AL Progress Set RESOR:r DESIGN - NOT FOR CONSTRUCTION - April 1 2,200] ASSOCIATES ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 32'-64 SOS Sansorne S:reet 17th Fir. San Flandsco, CA 94111 J 1 Tel: 415.392.4433 13 12-1 lu L- - L. up. Far 415.3924454 I Boulder Office 1434 Sp,Â·uce Sce,t Suite 110 Boulder, CO 00302 Tel: 303.449.4433 1 1 -dup, 1 1 1 1'll Fax: 303.449.3366 ink,~ResortD-gn.grn 11=-IE.$1 1@G////i/4 -vÂ·*.Resort....com -- 94 1111111 00 9-\4 1 1 1 -11'L (CE-1 =11*=*1 1)00(1 =Ele 1 El~~ 23Â· x 15' 0 1 11 00 ZU 1=1 GL=1 1 ~ | ~ >00< ~ MA~R BATH L 0 2 pf~91]----2 31-Li|I'lil' n I 11 L 11711116 1 1 [ 1 1-1-- 1.~*2â€ž=1 1r 0 / BATA TUB / - C===:=====- 1 0 1 11- *,4 A mt-i- Revisions: â‚¬ 1 BED E't 3 ~ 1 =1 ENTâ€¢r I / 2 1 I |3 Il' x 26 A ti _ pÂ»_aj 1 i ON 0 1% = 1 6 1 't' 1 11 '-1.Il- 7/ 1 '- 12L x 13' L 1 Noll BED Â»1 41 Q ~2~ETRY r. 1-i I POROW 1 1 L aNE-MORr F>eOJECTION Drawing Title: 1 ~ 1.1 7-L (30% OF FACADE) ' El 'Â·'''I .-1~ 1 1 1" 16'-10 15'-1 Date: 04-12-01 4848 Project No: 3093 Drawn by: NI, Jr, UR Checked by: GP Sheet: /-) GROUND LEVEL PLAN C , / 11~-211=011 A2.1 l 0 4' B Â© 2001/2002 RDA f-- 3'Fl C h L 3I)N3a IS321 HOASMOD 133211S Hlkl 1S3M ZOZ 1/41;R\\TIO"L l , Progress Set RESORT DESIGN - NOT FOR CONBTRUCTION Appl 12, 2001 ASSOCIATES ARCHTECTURE, PLANNING, INTERIOR DESIGN San Francizo Omoe r-------1 15'-611 ---4 32 -26" 505 Sansorne S:reet 170, FIr. San Fiand,co, CA 94111 1 1 Tel: 415.392.4433 Fax: 415392.4454 Boulder, CO 80302 Boulder Office Tel: 303.449.4433 1434 Spruce Strze~ Sulte 110 11 11 11 /1 11 Fax: 303449.3366 1= Al 1 info'Relor[Design.curn - 424=Â«011 ROOF DEC< a/ER www.Resul'De5ign.corn SPACES BELO11 e 452, SE. 9 /1 =SUN * itt---1 1,-11-2rr- 1: 1 Lv-(924 4 \ 2--1 - e il 111 - .. - 111.... d - -1 0.0\[74 9%4% - %-In-lsÂ«- 0 \ WAIER *4 + f REF. 1 9 000 4 O I J \ 0 \ 1 ,co~ 11<fic,el I I M ~ - "\ 11 4 11==-H A-, U Est; 11 rf 1-1 11 ID' x 15 EFFF-' A r#% 4 - 1 D r Â¥ T > OCO -1 = 8 / FRi (0~ 1 t-Mil-.11--- 00 0 El L I i L_-1 1 =* I p~NG ~ / 14' x 15 --7, -1 1 ---1 1-= 0 1 1 = | | | =t | IWLL 1 | | | =| FAMILY | / 11' x 26' 15' x E - DOWN - Revisions: / n' x ~ j i I' | -| LMNG | - - 1 -1 4-3. 11 11 i \\/ -&.~232Â»%-- / /1 1.41 tLbdULICEE]ULLE 1_ Ill // 11 11 11 11 U lili DIll 11111'll lili Hi 1 1 lili 1 111111 lili 11 111 1 i 11 11-111 0 0-~-3 i 1 */ 1 FOLDER I LIJ I lili H '1 1-1 11 I l'IT 11 1~11111-11 11 i Il I it-ttl-!Mt-thlliM-fl-I-trrt---- I L--Il=L 1~ - 1 Drawing Title: 1 1 I5'-1" 16'-10" 3'-1 Date: 04-12-01 1 45 *M bf NI, JÂ·r. lUR Project No: 23093 Checked by. GP 1 0 11 4=011 1 - Sheet: SECOND LEVEL PLAN 0 4' a A2.2 Â©2001~RDA 33N3a IS3 12'-6 1/2 3 In 133M1S H.LMON IS3 Progress let RESORT DESIGN - NOT FOR CONSTRUCTION - Aor 1 1 3 2001 ASSOCIATES ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 505 Sansorne kreet, 17th Flr. San Francixo, CA 94111 Tel: 415.392.4433 Fax= 415.392.4454 Boulder Office 1434 Spruce Stree. Suite 110 Bouldeâ€ž CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 in*/ReIortD-Ign,curn f / 9 - L f-- 1 - L-J .. . Fl N /il"ip#& 2 0 up ' R/ \1 1-_f- ~ 1. 11 i 1 1- .... 1 OLD F f. ZI LA.D.U. UNC JL - ~U-ll_ _-I 23 453 SP. 4 00 ' -ELLi 2 I 42 81 0-{ 1 Dk U %6 r-Â« 0 25%:Ift- = v . U eEE# -=11 , ..1 -â„¢!11 10///4 21'-4, 25'-0 Revisions. !51-e/ 32'-6 ~ 03 1 -3 0 32'-6" E-) 0 LJ L__r ._U- IF'Â·. Â· 1111111111 O J=l=3 111 Drawing Title: 11 1-Emi,1--1 ~ I7 ~ || 1 B A 81 F ~~~~ i'T~Â«17 -d SECOND LEVEL PLAN C-) GROUND LEVEL PLAN 04-t2-01 Date: 1,1- 4.-011 1 Project No: 23093 1 1 1 0 4 0 4 9 bby- NI, JY. IR B Checked by: OP Sheet: A2.3 ~ 2001/2002 RDA 3DN3a INT 5 lt# 1 1 IOV, L Progress Set RESOHT DESIGN - NOT FOR CONSTRUCTION - April 12, 2001 ARCHNECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 505 Sansorne Sueet 17th FIr. San Franci,co, CA 94111 Tel: 415.392.4433 Fax 415.392.4454 Boulder Office 1434 Spuce Stre< Suit= 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 inuesign.cum Â¥"w.Resa,!Desig,1.corn U 3:12 0 co 0 00 ZU --~ 6 U ---. 47:.4, ':6/ Â«Â»f.Â·Jif 4 ---------i , Revisions: lili . 0%99"32/ 1 . ..........1 1,,Illilt ;It _-----_--/ t.1/ . 4.2 L. 111,1,11111 ;111,111,11; --------4 1 '0Â«4 39 -1.' [LEI 39 3,23 565 / / 4,4 i 'lirilli,lINbi;le $7. tO. ./ i.312.<4 ::IiI). Drawing Title: Date: 04-12-01 Project No: 23093 Drawn by: NI, Pr, UR Checked by: GP Sheet: ~ BUILDING SECTION 1.041.0. 1 1 0 41 3 A3.0 Â© 2001/2002 RDA 3DN3a IS3Z1 H SMC)D 1331115 HIM 1S3AA ZOZ 30'-0" 23'-0 9-6" -/7 ff.: nt; li filtÂ« 4, Progress Set RESOET DESIGN ' - NOT FOR CONSTRUCTION - 1 torn 1 1 2001 ASSOCIATES .:.......- ARCHrrECTURE, PLANNING, INTERIOR DESIGN jiii i jiij I I,Il PIili,u 'lli I Ilil i :04.- 3-5>5~ \<*CON:*I 1 li Il Ii 'I.56,$ * tT'~ San Francisco Office FIRE REstaTANT 1 11 1 1_11.[U l] U tb:~/3,<5%52%- U U 505 Sansome Rreet 17th FIr. San Fland,co, CA 94111 WOOD SNAKES \Per\)- Tel: 415.392.4433 Fax: 415.392.4454 1 5-12 ./4111-11 111.>f> 19~ Boulder CO 80302 Boulder Office 1434 5pfuce Street, Suite 110 tÂ«>21 Tel: 303.449.4433 --U-1 14, 1-t XY Fax: 303.449.3366 171 1 . ---0- U-_NLAmi- 1 21 I -- --~ lf-lt ~ --=== inf-RelortDesignÂ·corn BOARD â€¢ BATTE]41 - ' - wâ€¢vw.Resortlesign.corn - --1 --L- 1 ==== lilili lili 11 lilli lili 11! 111 11 1 ill lilli 11 Illili lilill Ill 11 11 I Â« IT[ 1 .~=U-==2=1 IL_ll i l lI 11 1 J. LLI'.-LL-1' 4' 1 1.11 11 1 ' 11 1 -7--h . U 1Â«49-. U J STUCCO FINIS/4 - / 4 C5I~3 LU - -- - - -ir- == U 1 I - 3 -L _L- - LU 1- 1 L.--------1 0 4 Z - MO 1 (1 Ch mj Ed 00 ZU -) NORTA GARAGE C-) NORTH ELEVATION Dt l') iâ€ž.4-0â€ž I 1 1 c 1 / ii,.4i-011 (.r) 1\ 048 |~ 048 ~ 4 N k o 13% T..I.I~-F-F-i~fl-T }f~]~EFrlt]- |T U 'I ll 1111 If 1111 T N -1-TU 1| Il 1111 -T U 11 iT E O 1 1 11 T I iI 1111 11 f 11 11 li lli! IL 111 11 H IT t. 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I U IP U J -9-4 11 1 25 C~- 1 -- ~~1~ 111 I lili 111 lili ~ ~ Drawingritle 4 i nTEl 11 iii AlÂ©1Â»f L '| |0|D>00--- L7] 1 04-9-01 - 1 IR' Project No: 23093 1-- -3 mil[L - - T I F_y L -== =1=Kil| UL :U..1 fl' 1 Drawn by: NI, JY, tile 1 Checked by: 61:' 1 Sheet: ~ EAST ELEVATION 1 L________J 0 4:~1 A4.0 1 ~ 2001/2002 RDA RESORT DESIGN - 6-2_1_122-0_11 ASSOCIATES ARCHiTECTURE, PLANNING, INTERIOR DESIGN 1 ill '1' 1 San Francisco Office 1 1 | 505 Sariome Shee, 17!h Fli. 11 1 1 San Frandip, CA 94111 Tel: 415.392.4433 5:12 | â„¢34Spuo,S,.z#110 1 1 Fax= 415392.4454 Boulder Office Bwlder, CO 80302 Tel: 303.449.4433 1 FIx: 303.449.33 Il 4 V f // 6 1 www.R"or'Des,gri.com ILI' 1 1 lili 1 LU 1 19 LANG 1%40 111 - 1 -11 11%: U Z LU A M al ~ L._____3 ..,- Z u 1, lEi L--J F------1 U ME D ~< -\ SOUTH GARAGE E f C-) SOUTH ELEVATION Ch N 1 ~ 1 =4.0 6.ili - 111-4 -eli 6-2-1 0, [3- 1 0 4' 8' 0 4 8 0 U 1 1 11 1 1 1 1 1 1 1 1 a 1 : 41 H 1 11 11 111 1 1 I lili 1,1 1 1 11 j'U 1 11 1 lili 11 lili !11 11 11 lili 1 111 i 111 11 1111 1 ~--6UGj;*iU--------~ 0 % 1 j l Diwn- NI. JY, UR Project No 23093 Checked by: GP C ) UJEST ELEVATION Sheet: < 2 , .4Â·.0" wir-,-9 I A4.1 0 4' 8 1 - Â© 2001/2002 RDA ~ 1 9 Frog Fess Set RESORT DESIGN - NOT FOR CONSTRUCTION - 2*2 project data Location: Aprn 12, 2001 a ASSOCIATES INTF RN \TIONAI Lote 6, N and 1, Block 14, City anal Townsite of Aspen, County of Pitkin, State of Colorado. x Aleo known as:101 Weet North Street. ARCHITECTURE, PLANNING, Site Information: INTERIOR DESIGN Zoning: R-6 --k San Francisco Office Lot size: 9000 e.f 505 Sansome Street, 17th Fin â€ž809Â£ L. Sl 03>IhIVA dVO !83Nk!00 MOU.3 1333 001 1Â¥ San Francisco, CA 94111 Allowable Site Coverage: 30.00% = 2,100 e.f. dVO -MAIV/#A hlÂ¥830 9# 135 Tel: 415.392.4433 Building footprint: M3NUO SS3NllM Fax: 415.392.4454 Mouse: 2,060 e.f. Garage: 533 8.f. 3/1 MtÂ·%*31'4123- Â·,-f--\Ati etry< r '004 Boulder Office Total: 2,393 6.f. A ~ ~ A 'gL '9.-,1 1,1 . 1- 1434 Spruce Street, Suite 110 Boulder, CO 80302 Max. Allowable floor area: 3,660 6.f. / .' I. '~ ~ -~ - - ~~ '~ ' ' ~-'~ '~~Â·~Â·; '' ~ Woe jOIA ZI35 ' bji.j:~14.Â¢, Tel: 303.449.4433 1 . ' Fax: 303.449.3366 k ..tz Square Footage Calculation: 29-- -'237-7 Ha,-yp._T -. info@ResonDesign.com & 6,6 - 7-Â°111 _.-2572 1 . \09 74 www.ResonDesign.com LOUJER LEVEL (93.4% subgrade) 92 sqft 1 -Â¥z /9 X080NVS 9219 2- 7 r--4-37-1 0 GROUND LEVEL 1861 sq ft #*-rÂ· a G Up h /tfi~ =C (inct. stair this level only) E - 1 1 1 --- 2.7 ' -C-- UPPER LEVEL 1396 eq ft , -- 1- - 12'-1 "- GARAGE (excluding 313 6.f.) 80 sq ft I. UPPER LEVEL GARAGE (exclude 1/2) 221.3 eq ft TOTAL AREA (incl. Garage) 3636.3 sq ft 11 lulili lili LI I I U) 0 --Cm 1 gk 1 *I -el lili E N 01 #PJ-H47- NOTE: ALL eF CALCe TO OUTSIDE FACE OF STUD OR CONCRETE WALL - L[ 21 r 0 A lilli V 0 - lilli W- , 0 00 -a- lilli -4~viÂ« 4 0-3 J'2*18 t ~ gs ZU ;6830 I Mz X . 21=-- . J --1-1 L.0 3~92*2- 'Z 40 1 - p IP 11 E-zint}wl]FS) U *f index to drawings 144 61~ A AN\\V A< 2 0 >4 < A m R \9997/1/ \99 , // V : 2% '* 7 V Architectural Drawings: 44 R / 7-----r ili m. A 1.0 - Sits Flan 1 - 9::/80 C *=1 ./.* ./Izzlrillirri Im//3 ESL--A 0 0 2 0 A 2.0 - Basement Level Plan 0 > =-8 < 1 -Lumm 3-1 . F Ul 1 P........ -1 /1:. A 2.1 - Ground Level Plan \ M~ D A 2.2 - Upper Level Plan 1 -1-3.m* :: RI L===- Mm A 2.3 - Garage Plans I In 0 lilli "/4 . | -~ 13'-211 - 1 = ... ... 01 ..11 b > -Â·*OaddÂ¥ 30 1 A 3.0 - Building Sections 00 L 3,01 Â·8[96 1~ Revisions: 0 , -1 x '98'68 3â€žLt,9 L.SLS A 4.0 - North 4 East Elevations 1 *LL -&0Â·/ A 4.1 - South 4 West Elevations - .Lt o H) 01 â€ž8094, Sl 03>INVM dÂ¥0 '83N@00 0403-3 1333 00- I lv dVO Knlv/M 23783B S# 135 *0811VW 0 Drawing Title: OA-0-H.90 133B1S HlMON LS3M Date: 04-12-01 e 1 PrWect No: 23093 Drawn by: NI, Jr, WR Checked by: e Sheet - SITE PLAN 0 101 20 Al.0 Â© 2001/2002 RDA 6' WOOD FENCE N1 4'47'13 100.00' 3DN3D ASNOD 133kI1S ' M,,69,09.*LS H19 HlMON Progress Set RESORT DESIGN - NOT FOR CONSTRUCTION - ..A.i- April 12, 2001 ASSOCIATES INTF:RN,\TIONAL ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 505 Sansome Street, 17th Flr. San Francisco, CA 94111 Tel: 415.392.4433 Fax: 415.392.4454 Boulder Office 15'-6" 32'-6" 1434 Spruce Street, Suite 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 3 LIP info@ResonDesign.com www.ResortDesign.corn 1 . 1 1 1 . i UJ L Â· - 1 11 1 U 1 E----4. 1 . 11 L.1-1 11 2 11 f 11 . 0 . 11 11 L.1-1 - | xxx | BOILER 100 | Kxx | STORAGE | 11 1 0 1 11 Â· U 0 11 1 4-71 ' '1 I z UJ 1 11 1 11 : D r~%2 1 . 1 11 . = 11 1 1 1 Â¢ + 1 1 11 CZ 1 11 11 I 1 11 11 = 11 11 11 . P H 11 11 .. 11 11 11 11 11 11 101 161 11 11 11 11 . 11 11 1 . ~~ ~~ ~ Revisions: 11 11 11 11 Z 11 11 1 1 ~ 1 . 4 11 11 . 04 Â· . 11 - 1 1 . 11 / '1 1 1 1 - 11 11 ----31 11 -----11 1111 1 1 1 -----11 I ./ .. 11 Â· Drawing Title: 4 6 ---------- . Â· 2. .1 . . 90 J .4 4 ..4 . I. ' ~ xxx ~ IÂ°OUDER ~~ i I3'-1" 16'-10" 13'-1" Date: 04-12-01 Project No: 23093 Drawn by: NI, Jr, lUR Checked by: GP Sheet: - BASEMENT LEVEL PLAN A2.0 0 8 Â© 2001/2002 RDA 1332l1S HlkION 1S3AA OZ Progress Set RESORT DESIGN - NOT FOR CONSTRUCTION - April 12, 2001 ASSOCIATES INT[ RN,\TION \ 1 ARCHITECTURE, PLANNING, INTERIOR DESIGN 13'-6" 32'-6" 6 San Francisco Office 0000'00 505 Sansome Street, 17th Fin San Francisco, CA 94111 Tel: 415.392.4433 Â·Up, Fax: 415.392.4454 T Boulder Office 1434 Spruce Street, Suite 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 info@ResonDesign.com CIJ -9-1 1!--m--11 *4| www.Resort[)esign.corn 00 Â»f u 0 0 0 - 1 4,3 1 - U Z 00 OPEN STAIR 1 1 LU 00 DOUN 40 11 16 L.1-1 U ~>00(1 MASnERBED 1 gl~~ 0 23' x 13' - - | Â¤x | ENTRY | __~ 1 Il' x 26' " ' 8 1 1 /X. 1 o -1 | ,= 1 BED WI. 2 | 11 14' x 13' - -- --1.-14 0 ~1 - 1* 2-~-~1-> n E E ki 11 3= i 1 U >00<~ CLOET 1 - 1)004 MASTER BATH ~ ~j = 11' x 26' Ill 1 1 1 A---F (.0 a .91 CZ " Al 1,)1 U 0 ,f'u,wIRLPOOL / 11 m i l. L_L-/ 1 < BATW TUB ~ - 0 4\ r.~ -- ~ 1 I, 71 Â» 1 IU \\ 4 T \\ \ R,J Â» 1-99===- L ~ Revisions: |,oot | BED 01.3 | |xxx| ENTRY ~ UP ~1 -' 12' x 13' ~ | 11' x 26' ,â€¢ 1 < DN I 6 77- 1 3 -1., 71 t-1-1 BED RM. 4 | 12' x 13' --~-1-TIL 7 9 8 r/ --LF n . -ENTRY Drawing Title: PORCH _ ONE-FORY PROJECTION 31 SF. 1 (30% OF FACADE) 1 1 1 E-11 1 .1.1111 1 E i 1 1 1 1 1 1 1 1 13'-1" 16'-10" 13'-1" Date: 04-12-01 48'-0" 13 . peject Na 23092 Drawn by: NI, Jr, 11JR Checked by: GP Sheet: - GROUND LEVEL PLAN A2.1 0 8 Â© 2001/2002 RDA 1332llS HlkION 1S3AA 64 Progress bet RESORT DESIGN - NOT FOR CONSTRUCTION - APE 1 2, 2001 ASSOCIATES INTPRNATIONAI ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 15'-6" 32'-6" 505 Sansome Street, 17th FIr. San Francisco, CA 94111 Tel: 415.392.4433 Fax: 415.392.4454 Boulder Office 1434 Spruce Street, Suite 110 Boulder, CO 80302 I Tel: 303.449.4433 ii Fax: 303.449.3366 A info@ResonDesign.com www.Resort[)esign.corn ROOF DEC< OVER _ SPACES BELOW Q 450 SF. 3 9 -----------------Il--'----I-- ---- 1 11 |J 1 1|EEE-1,=EE=11 DOWN C ~ 2.L-Â» 2 , /- -1 -151.1-Ola 11' 1 1 11 if 1 03 11 111- -+111--11 1-Fi [t -3 1 0 <- I :OED 0 ~ DUMB ~UAITER iouo REF. 0 r -AS A- 1 -1 0 - \ U | mt| KITCHEN | " til 13' x 13' I i \ 11 kn /1 U BE \ '. 11 -A O 000 A 1 r i " 00 011 0, ~ xxx j DINING f 1 / 14'x 13' i. 1 2 2 7 1 7=-~ 1 . 4 H Â£ f- 1 11 11 'ir 1 |=| FAMILY | IT x 26' 15' x 15' - DOUN - Revisions: xxx | LIVING | 1' x 26 :IFÂ«590=Â»6. ., CECTEED' - U 111 U lili u 1111 Ii_*1111 _LLILL 11 1 1 11---111 ]10 1-]1 0 1 11 1 1 1-] -2- -3 i - - -1-1 I|,00 | POILDER ~<c~- -1 T --1 111 :.-11 L ,1 i Drawing Title: 1 1 1 1 1 1 1 1 131-111 16'-10. 15'-7" Date: 04-12-01 t~ ~ Project No 2308 Drawn by: NI, Jr, UJR Checked by: e Sheet: - SECOND) LEVEL PLAN 11= 41-011 A2.2 0 8 Â© 2001/2002 RDA 3DN3D IS3N 1332l1S HlkION 1SB Progress Set RESORT DESIGN - NOT FOR CONSTRUCTION - e. April 1 2, 2001 0 ASSOCIATES INTT RNATIONAI ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 505 Sansome Street, 17th FIr. San Francisco, CA 94111 Tel: 415.392.4433 Fax: 415.392.4454 Boulder Office 1434 Spruce Street, Suite 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 infoGResonDesign.com www.ResortDesign.corn 1 1 1.- 1 , 1 1 1--11 11--1 L_-1 -- 1- ~ U Z L I 1 1 W .C 1 1 *f- 1 1 1 pr=r==n I 1 1 up I I LU I \ I 1 1 1 1 1 -LU~ 4- i 0 9 1 1 1 1 1 1 1 6- h 204 UQ 0 1 4.D.U. 1.1 L w 5 1 - 1 1 jE 4:1.1 1__ 2 455 SF. ~ Â· . - -Â»-1-4 M 0 1 1 49 r~ 01 0 C /] 1 L --- >M 3 N< -- 0 t----- A P---- / \ E] PN - (DiD 0 ---- ---- 1 =7 0 0 0 1--41 1--1 IMEEE41 - 21'-4" 25'-0" Revisions: 15'-6" 32'-611 1. i L 131-611 32'-6" 0000 3 0 up' III 1 1 11 1 1 1 1 0 Drawing Title: 1! 11 .1 11 11 1 11-111---11 1! -If~ | ~_~~J 1â€ž 1 1 114. 1 1 1 l i l l i l ~1! 111111 H' 0 411 lilliÂ»\ a i /5-\ / r-) SECOND LEVEL PLAN - GROUND LEVEL PLAN (1) Date: 04-12-01 41-01 wir-- -) 111= 41-0 . 13 .- 23093 Â» 0 4' 81 ~ Drawn by: NI, Jr, UJR Checked by: CP Sheet A2.3 Â© 2001/2002 RDA 13 M.LS HlkION 153 Progress Set RESORT DESIGN - NOT FOR CONSTRUCTION - -A-- April 12, 2001 91* ASSOCIATES INT[ RNATIONAL ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office 505 Sansome Street, 17th Flr. San Francisco, CA 94111 Tel: 415.392.4433 Fax: 415.392.4454 Boulder Office 1434 Spluce Street, Suite 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 info@ResortDesign.com www.ResonDesign.corn 3:12 L.U U Z // U..1 \60. m 2% Â· r -, 1-0 A 00 \ 1 1 U ME D ~< O = 61 2 --------- 00 ---------- -------- - ~ = L________- 2 ,Â«Of//ff/f/ff/Â» ~ Revisions: 1 r Bl L- r L 11 1, illittlillilli 11Â«9 - 44222223333>~ - Drawing Title: Date: 04-12-01 Project No: 23093 Drawn by: NI, JI, UJR Checked by: GP Sheet - BUILDING SECTION A3.0 0 8 Â© 2001/2002 RDA 0--------------d Progress Set RESORT DESIGN - NOT FOR CONSTRUCTION - ~ - - April 12, 2001 ASSOCIATES 5:12 ARCHITECTURE, PLANNING, INTERIOR DESIGN San Francisco Office FIRE RESISTANT 505 Sansome Street, 17th FIr. WOOD SHAKES Tel: 415.392.4433 San Francisco, CA 94111 Fax: 415.392.4454 ,:12 Boulder Office 1434 Spruce Street, Suite 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 BOARD 4 BATTEN - infoÂ®ResonDesign.com www.ResonDesign.com LI-1 U Z LIJ LU L.1-1 I 02 02 EE ZU I tzi ' , LU U.1 NORTN GARAGE C-) NORTN ELEVATION 1"=41-0" 6-fir 0 /1 1 81 0 /11 81 0 LJ Revisions: 1 2Â¢ m f E r-J 7-3 E- 3 r--j: U r-J r-J E-3 r-J r DateÂ· 04 12 01 r-2 r-J E-3 -3 r-J 3 E- Project No 00 Drawn by: 3 Checked by r-J Sheet: r--1 - EAST ELEVATION E r--! J Â· 42 'J-11.-Ill-.H J 0 1------ ~ 2001/2002 RDA L------ INT[ RN \TIONAL 0--------------d Progress Set RESORT DESIGN - NOT FOR CONSTRUCTION - ~ - - April 12, 2001 ASSOCIATES ARCHITECTURE, PLANNING, INTERIOR DESIGN ///9 San Francisco Office 505 Sansome Street, 17th Fin San Francisco, CA 94111 Tel: 415.392.4433 Fax: 415.392.4454 Boulder Office 5:12 1434 Spruce Street, Suite 110 Boulder, CO 80302 Tel: 303.449.4433 Fax: 303.449.3366 info@ResortDesign.com www.ResortDesign.com 8 8 1-1-1 11 U Z L.1-1 Ul LI-1 I 02 1.-0 CE /1 t------1 00 #------4 -'- Z U E--1 -L 'Zi L----__J ' 1 LU Ul E------4 Â£ 1 50- E------1 -4 > Ch 1______1 -7 N < r--3 -1 0 SOUTN GARAGE - SOUTN ELEVATION N I r--1 - r-J - 1"=4'.0" 1--------- C 1 0 4' 8' 0 4' 8' Revisions: EE Davv.T.I Project No 23093 DateÂ· 04-12 01 Drawn by: Checked by Sheet: C-) WEST ELEVATION â‚¬~FUri: - 0 '41 81 Â© 2001/2002 RDA SNOD 9 91 1NTFRN \TIONAI