HomeMy WebLinkAboutagenda.apz.202103031
AGENDA
ASPEN PLANNING & ZONING COMMISSION
March 3, 2021
4:30 PM, WebEx Virtual Meeting (See agenda packet for
instructions to join the meeting)
I.WEBEX MEETING INSTRUCTIONS
TO JOIN ONLINE:
Go to www.webex.com and click on "Join" in the top right corner
Enter Meeting Number: 182 420 8237
Enter Password: 81611
Click "Join Meeting"
-- OR --
JOIN BY PHONE
Call: 1-408-418-9388
Enter Meeting Number: 182 420 8237
Enter Password: 81611
II.ROLL CALL
III.COMMENTS
IV.MINUTES
None
V.DECLARATION OF CONFLICT OF INTEREST
VI.PUBLIC HEARINGS
VI.A.815 Roaring Fork Rd. - RDS Variation - Articulation of Building Mass
Memo - 815 Roaring Fork Rd. - RDS Variation.pdf
Resolution No. __, Series of 2021 - 815 Roaring Fork Rd. - RDS Variation.pdf
Exhibit A - Compiled Application.pdf
Exhibit B - RDS Checklist.pdf
Exhibit C - Review Criteria.pdf
Exhibit D - Public Noticing Affidavits.pdf
VII.ADJOURN
1
2
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
Revised January 8, 2021
2
MEMORANDUM
TO: Planning & Zoning Commission
FROM: Garrett Larimer, Senior Planner
THRU: Amy Simon, Planning Director
RE: 815 Roaring Fork Rd. – RDS Variation for Articulation of Building Mass
MEETING DATE: March 3rd, 2021
APPLICANT:
815 Roaring Fork, LLC
815 Roaring Fork Rd. Aspen, CO 81611
REPRESENTATIVE:
Ryan Lee, Forum Phi
LOCATION:
815 Roaring Fork Rd.
ZONING:
Moderate Density Residential, (R-15)
SUMMARY:
The Applicant is requesting a variation to
the Articulation of Building Mass
Residential Design Standard (RDS) in
order to redevelop the lot with a single-
family residence.
STAFF RECOMMENDATION:
Staff recommends that the Planning and
Zoning Commission approve the request
for a Variation to the Articulation of
Building Mass standard.
Figure 1: Subject Site
Figure 2: Proposed Rendering (South Facade)
3
Page 2 of 5
815 Roaring Fork Rd.
Resolution No. __, Series of 2021
REQUEST OF THE PLANNING AND ZONING COMMISSION:
The Applicant requests the Planning and Zoning Commission consider a Residential Design
Standards Variation (Section 26.410.020.C Variations):
1. Articulation of Building Mass (Section 26.410.030.B.1) for a design alternative that does not
meet any of the three options provided in the code.
Applications that do not comply with the standards contained in the RDS section of the code must
apply for alternative compliance review for an RDS Variation. Each standard is identified in the code
as either “flexible” or “non-flexible.” The code allows for alternative compliance for flexible standards
to be reviewed administratively, but non-flexible standards must be reviewed by the Planning and
Zoning Commission (P&Z).
In order to qualify for a variation, a finding must be made that:
1. A design alternative is provided that meets the intent of the standard, as well as the general
intent statements in the RDS Chapter; OR,
2. Be clearly necessary for reasons of fairness related to unusual site-specific constraints, in
essence a hardship.
The Articulation of Building Mass standard is a non-flexible standard. The P&Z can approve, approve
with conditions, or deny an application after considering a recommendation by the Community
Development Director based on the standards outlined in section 26.410.020.C, Variation Review
Standards. The Planning and Zoning Commission is the final review authority.
LOCATION/BACKGROUND:
The subject site is Lot 15 of the Second Aspen
Company Subdivision. The property is zoned
Moderate Density Residential (R-15) and the lot
size is approximately 18,849 square feet. The
property currently contains a single-family
residence that was built in the early 2000’s which
is proposed to be demolished and replaced.
Staff has reviewed the application for compliance
with the Residential Design Standards and
determined that all other standards have been
met or do not apply. While the application
suggests that Entry Connection and Door Height
Standards require a variation, upon further
review, staff finds the design compliant with each
standard. The RDS Checklist is attached as
Exhibit B, for reference.
Figure 3: Existing Residence
Figure 4: Proposed South East Perspective
4
Page 3 of 5
815 Roaring Fork Rd.
Resolution No. __, Series of 2021
REQUEST:
Residential Design Standard Variations
Articulation of Building Mass:
The Articulation of Building Mass Standard
provides three options for compliance:
1. Maximum Sidewall depth,
2. Off-set with One-Story Ground Level
Connector,
3. Increased Side Setbacks at read and Step
Down.
Option 1, Maximum Sidewall Depth, sets a
maximum sidewall depth (front most wall to rear
most wall) as 50’. There are no requirements for
articulation, or restrictions on massing, within the
50’ maximum sidewall depth option.
Option 2, Off-set with One-Story Ground Level
Connector, requires a one-story connector
between two-story massing elements. The one-
story connector must be within 45’ of the front
most wall, must be at least 10’ long, and must be
setback 5’ from the sidewall of the primary
structure.
Option 3, Rear stepdown, requires a one-story
element at the rear of the structure, that must start
within 45’ feet from the front most wall, and must
be setback from the sidewall of the primary
structure 5’.
In order to comply with the standard, one of the
three options must be met. The current design
does not meet any of the three options.
The intent of the Articulation of Building Mass
Standard is “…to reduce the overall perceived
mass and bulk of buildings on a property as
viewed from all sides. Designs should promote
light and air access between adjacent
properties. Designs should articulate building
walls by utilizing multiple forms to break up large
expansive wall planes. Buildings should include
massing and articulation that convey forms that
are similar in massing to historic Aspen
residential buildings. This standard is critical in
Figure 5: Option 1 - Maximum Sidewall Depth
Figure 6: Option 2 - Off-set with One-Story Ground Level Connector
Figure 7: Option 3 - Increased Side Setbacks at Rear and Step Down
5
Page 4 of 5
815 Roaring Fork Rd.
Resolution No. __, Series of 2021
the Infill Area where small lots, small side and front setbacks, alleys and historic Aspen building
forms are prevalent. Designs should change the plane of a building's sidewall, step a primary
building's height down to one-story in the rear portion or limit the overall depth of the structure.”
PROPOSAL:
The Application includes a design with an overall sidewall depth (front most wall to rear most wall)
of ~64’. A one-story garage and front entry porch are proposed to the south, or street facing side.
A two-story mass is proposed behind, or north, of the garage with an east-west orientation. The
one-story mass measures approx. 33’, while the two-story mass measures approx. 31’ in depth.
STAFF DISCUSSION:
Articulation of Building Mass
The intent of this standard is to provide articulation of form to prevent large, expansive wall planes,
and to reduce the perceived mass of a building. This can be achieved by a change in the plane
of the sidewalls. This standard is identified as critical in the Aspen Infill area. Staff has found the
Figure 7: East Facade
Figure 8: Southeast Perspective
6
Page 5 of 5
815 Roaring Fork Rd.
Resolution No. __, Series of 2021
proposed design to meet the intent of the Articulation of Building Mass Standard intent statement,
as well as the General Intent Statements.
Although this property is in the West End and the Infill area, this property has a 25’ front yard
setback, 10’ side yard setbacks, and no alley. The large setbacks and lack of an alley are not
“typical” west end lot characteristics. The design responds to the site context by placing a one-
story garage accessed from the only vehicular access point – the front yard. Typically, when a
project meets Option 3 a one-story garage at the rear of the property along the alley is used. This
design flips Option #3, but really, Option 3 as typically seen, is not practical for this lot since there
is no alley. Placing the one-story element at the front of the property helps to reduce the perceived
mass since the smallest massing element is closest to the street. The distance of the two-story
mass from the property line is more than 60’ at the closest point.
The design provides ample articulation between the sidewall of the one-story element and the
sidewall of the primary two-story mass. In addition to the one-story front entry trellis and garage,
a one-story mass occupied by living space projects from the south façade, to the west of the front
entry. The rear façade uses multiple planes and breaks up the facade with step downs from the
primary mass of the building in the area of a main level closet and stair tower.
STAFF RECOMMENDATION: Staff recommends approval of a variation to the Articulation of Building
Mass Standard as a design alternative is provided meeting the standard’s intent, as well as the
General Intent Statements.
PROPOSED MOTIONS:
“I move to approve Resolution No. __, Series of 2021, approving a variation to the Articulation of
Building Mass Residential Design Standard, in order to redevelop the property with a single-family
residence, as depicted in Exhibit A to the resolution.”
Attachments:
Exhibit A – Application (Complied)
Exhibit B – RDS Checklist
Exhibit C – Residential Design Standard Variation Review Criteria
Exhibit D – Public Notice Affidavits
7
Page 1 of 2
RESOLUTION NO. XX
(SERIES OF 2021)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING A RESIDENTIAL DESIGN STANDARD VARIATION FOR A PROPERTY
LEGALLY DESCRIBED AS LOT 15, THE SECOND ASPEN COMPANY SUBDIVISION,
ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 29, 1961 IN PLAT
BOOK 2A AT PAGE 263 AS RECEPTION NO. 112664, COUNTY OF PITKIN, STATE OF
COLORADO. COMMONLY KNOWN AS 815 ROARING FORK RD.
Parcel No. 2735-121-04-010
WHEREAS, the Community Development Department received an application from 815
Roaring Fork LLC, 815 Roaring Fork Rd., Aspen, CO 81611 requesting approval for a Residential
Design Standard Variation for the property at 815 Roaring Fork Rd.: and,
WHEREAS, the Community Development Department Staff reviewed the application for
compliance with the applicable review standards; and,
WHEREAS, upon review of the application and the applicable Land Use Code standards,
the Community Development Director recommended approval of a Residential Design Standard
Variation to the Articulation of Building Mass standard (Section 26.410.030.B.1); and,
WHEREAS, the City of Aspen Planning and Zoning Commission reviewed and considered
the development proposal under the applicable provisions of the Municipal Code as identified herein,
reviewed and considered the recommendation of the Community Development Director, and took
and considered public comment at a duly noticed public hearing on March 3rd, 2021; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development
proposal meets the applicable review criteria and that the approval of the request is consistent with
the goals and objectives of the Land Use Code; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare; and,
WHEREAS, the Planning and Zoning Commission approves Resolution No. XX, Series
of 2021, by a ___ to ___ (_-_) vote, granting approval of the Residential Design Standard Variation
as identified herein.
NOW, THEREFORE BE IT RESOLVED by the Aspen Planning and Zoning Commission:
Section 1: Residential Design Standard Variation
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby approves the following requests for variations (Chapter
26.410.020.C, Variations)”
8
Page 2 of 2
A. Articulation of Building Mass (Section 26.410.030.B.1): for an overall building width of
sixty-five feet (64’), measured from the front most wall to the rear most wall, and as
depicted in Exhibit A.
Issuance of this variation does not alter the applicability or intent of the Residential Design
Standards as applied to development activities within the City of Aspen. All other dimensional
standards including height and setbacks shall be met.
Section 2:
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented before
the Planning and Zoning Commission, are hereby incorporated in such site development approvals
and the same shall be complied with as if fully set forth herein, unless amended by an authorized
entity.
Section 3:
This resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein
provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
APPROVED by the Commission at a Special Meeting on March 3rd, 2021.
Approved as to form: Approved as to content:
___________________________ ________________________________
Katharine Johnson, Assistant City Attorney Spencer McKnight, Chair
Attest:
____________________________
Cindy Klob, Deputy City Clerk
Exhibits:
Exhibit A: Approved Plans
Exhibit B: Signed RDS Checklist
9
Residential Design Standards
Administrative Compliance Review Staff Checklist - Single Family and Duplex
Standard Complies Alternative
Compliance
Does Not
Comply N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2
Approved:
(Approved plans/elevations attached)
10
Standard Complies Alternative
Compliance
Doesn’t
Comply N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Residential Design Standards
Administrative Compliance Review Staff Checklist
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Approved:
11
020'10'2'4'40'NSITE PLAN AT MAIN LEVEL10' REAR SETBACK10' SIDE SETBACK
10' SIDE SETBACK25' FRONT SETBACKROARING FORK ROADEXISTING HOUSE FOOTPRINTPROPERTY LINE787378747875787978767877787878807881Aspen, ColoradoRoaring Fork Residence16 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA1.0020'10'2'4'40'1/16" = 1'-0" @ 11x17NRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202112
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceMASTERBDRMGARAGEBATHBDRMBATHBATHENTRY2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPDNCLCLBATHGUEST123456789101112131415ABCDEFGHAACDFEFECLCLCDCLBBAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.1010'5'1'2'20'1/8" = 1'-0" @ 11x17MAIN LEVEL PLANNRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202113
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceFAMILYPANTRYKITCHENDININGDECKDNSEATINGLIVINGTRELLIS2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPGREEN ROOF123456789101112131415ABCDEFGHAACDFEFECDBBAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.2010'5'1'2'20'1/8" = 1'-0" @ 11x17UPPER LEVEL PLANNRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202114
Aspen, Colorado
Roaring Fork Residence
18 February 2021
Karl Backus | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
14 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT SOUTH FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
110'-0"
T.O. STRUCT. @ GARAGE
112'-0"
T.O. PARAPET @ GARAGE10'-0"MAX10'-0"MAX10'-0"MAX10'-0"MAX10'-0"MAX8'-0"ENTRY10'-0"ENTRY ELEMENT10'-0"2'-0"15
Aspen, Colorado
Roaring Fork Residence
18 February 2021
Karl Backus | STUDY Architects | Forum Phi
1'-0"SEPARATION
BETWEENGARGE DOORS
16
Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT WEST FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
17
forumphi.com | p. 970.279.4157 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th Street Carbondale, CO 81623
FORUM PHI | 815 Roaring Fork Rd – Variance to Residential Design Standards
Articulation of Building Mass & Entry Connection Variance Request
Date: 2020-12 -09
Applicant: Forum Phi
City of Aspen Community Development Department
130 South Galena Street, 3rd Floor
Aspen, Colorado 81611
Dear Director,
Forum Phi would like to apply for two Variances to the Residential Design standards in the City of Aspen regarding
the Articulation of B uilding M ass and E ntry C onnection. The subject property has a physical address of 815
Roaring Fork Rd and is located within the R-15 zone district. The property is a curvilinear lot with an area of
approximately 18,849 SF with an existing residence that we propose to demolish and construct a new single-family
home in it’s place. The variances requested in relation to the Residential Design Standards meet the general intent
of the code described as ensuring a strong connection between residence and streets and ensuring buildings
provide articulation to break up bulk and mass.
Sec. 26.410.010. – General Intent – The City’s Residential Design Standards are intended to ensure a
strong connection between residences and streets; ensure buildings provide articulation to break up bulk
and mass: and preserve historic neighborhood scale and character. The standards do not prescribe
architectural style, but do require that each home, while serving the needs of its owner, contribute
positively to the streetscape. The Residential Design Standards are intended to achieve the following
objectives. Connect to the Street, Respond to Neighboring Properties, & Reflect Traditional Building Scale.
EXHIBIT A
The standards outlined in this document that require variances from the R esidential Design Standards intent are
tailored towards historic townsites that are rectilinear and have access off an alley. In 1961, the Aspen Company
lead by Elizabeth Paepcke, created The Second Aspen Company Subdivision directly north of Gillespie Street,
removing the g rid, alleyways, and traditional townsites within the City of Aspen. A design of a sweeping
neighborhood along Roaring Fork Rd resulted in curvilinear lots along the road.
Second Aspen Company Plat Maps 1961 – EXHIBIT B
Th is neighborhood is a n unusual variation from the historic townsites in and around Aspen, especially within the
infill area. The RDS specifically states that variances can be requested if alternati ve design approaches meet the
overall intent of the standard as indicated in the intent statement for that standard or if clearly necessary for
reasons of fairness related to unusual site-specific constraints.
Sec. 26.410.020. – Procedures for Review(d)Variation Review Standards – An application requesting a
variation from the Residential Design Standards shall demonstrate and the deciding board shall find that the
variation, if granted would:
18
2
(1) Provide an alternative design approach that meets the overall intent of the standard as indicated in the
intent statement for that standard, as well as the general intent statements in Section 25.41.010(a)-(3)
or;
(2) Be clearly necessary for reasons of fairness related to unusual site-specific constraints
EXHIBIT C
In the proposed design for 815 Roaring Fork Rd, special attention was given to the street connection and
articulation of building mass to demonstrate that we are meeting the design intent set forth in the Residential
Design Standards. It can be demonstrated through compar ison of the plat maps to the current conditions of
Ro aring Fork Rd, that this property presents unusual site conditions that are not applicable in the historic townsites
still in existence around the City of Aspen. Considerations for design intent and unusual site-specific constraints
are highlighted in the descriptions below.
Articulation of building mass has an intent that is particular to smaller lots between the sizes of 3,000 and 9,000 SF
typically located in the historic residential area known as the West End.
Sec. 26.410.030.(b) Articulation of Building Mass Intent: This standard seeks to reduce the overall
perceived mass and bulk of buildings on a property as viewed from all sides. Design should promote light
and air access between adjacent properties. Designs should articulate building walls by utilizing multiple
forms to break up large expansive wall planes. Buildings should include massing and articulation that
convey forms that are similar in massing to historic Aspen residential buildings. This standard is critical in
the Infill Area where small lots, small side and front setbacks, alleys, and historic Aspen building forms are
prevalent. Designs should change the plane of a building’s sidewall, step a primary building’s height down
to one-story in the rear portion or limit the overall depth of the structure EXHIBIT D
As outlined in the definition of this code section, the intent is critical to small lots, small side and front yard
setbacks, alleys, and historic Aspen residential buildings. None of these conditions exist at 815 Roaring Fork
Road.
The lot size is 18,849 SF, with a 25’ front yard setback, 10’ side yard setbacks, and vehicular access from Roaring
Fork Road , as an alley does not exist. Additionally, the context of the neighborhood does not lend itself to any
existing historic structures with neighboring lots containing new construction that have all been completed within
the last 20 years. The first variance requested in this application to the Residential design standards is for the
maximum sidewall depth.
Sec. 26.410.030.(b)(1)(d)(1) Maximum Sidewall Depth: A principal building shall be no greater than fifty
(50) feet in depth, as measured from the front-most wall of the front façade to the rear wall. EXHIBIT E
The proposed principal building as measured from the front most wall of the front façade, excluding the garage, to
the rear most wall has a total depth of 40’. The front façade is defined as the wall that contains the primary entry to
the building.
.
Sec. 26.410.010. (e) Definitions - Front Façade. The street-facing exterior face of a building that contains
the primary building entry. The front façade may include multiple wall planes that make up the front face of
the building. EXHIBIT F
19
3
Contributing to the total side wall depth of the entire structure is a side-loaded garage forward of the principal
building that has a total depth of approximately 24’-0”. The garage orientation has a non-flexible option to be side-
loaded on lots that have a 25’-0” front yard setback, as required by R-15 zoning in the City of Aspen.
Sec. 26.410.030.(c)(2)(d)(2) Side-Loaded Garage Forward of Street-Facing Façade: A garage or
carport located forward of a street-facing façade shall be side-loaded. The garage or carport entry shall be
perpendicular to the street. For lots on curved streets, the garage door shall not be placed on any street-
facing façade of the garage. EXHIBIT G
If the current design were required to count the garage structure as part of the primary structure that contributes to
maximum sidewall depth as measured from the front most wall of the garage to the rear most wall at the staircase,
the total sidewall depth would be 64’-0”, exceeding the allowable sidewall depth of 50’-0”. The intent of the code
expresses that designs should articulate buildings walls by utilizing multiple forms to break up large expansive wall
planes.
The proposed design meets the intent of the code by creating undulation in the front façade with a side-loaded
garage that becomes a one-story element that steps down from the massing of the principal building and breaks up
the principal building’s wall plane on the front façade. We are seeking variance from the code intent outlined in
Articulation of Building mass of the maximum building depth of 50’-0”.
The second variance requested from the intent of the Residential Design standards is the Entry Connection.
Sec. 26.410.030.(d)(1)(b) Entry Connection Intent: This standard seeks to promote visual and physical
connections between buildings and the street. Buildings should use architectural and site planning features
to establish a connection between these two (2) elements Buildings shall not use features that create
barriers or hide the entry features of the house such as fences, hedgerows, or walls. Buildings and site
planning features should establish a sense that one can directly enter a building from the street through
the use of pathways, front porches, front doors that face the street and other similar methods. This
standard is critical in all areas of the City. EXHIBIT H
Architectural and site features can be used to create an entry sequence that is both visually and physically
connected to the street. The proposed design illustrates a demarcated pathway to a street facing entry door with
an entry canopy that represents a linear front porch.
Sec. 26.410.030.(d)(1)(d)(1) Street Oriented Entrance: At least one (1) entry door shall be provided on
the front façade of the principal building. The entry door shall face the street and shall not be set back
more than ten (10) feet from the front-most wall of the front façade of the principal building. Fencing,
hedgerows, walls or other permitted structures shall not obstruct visibility to the door. EXHIBIT J
The proposed design has a street-oriented entrance that is located 10’ from the front façade of the principal
building. If the side-loaded garage is considered the front most wall of the principal building, then the door is set-
back from this wall 33’-0”, requiring a variance from this standard. In addition to the front door being street facing,
the proposed design has a front porch that extends towards the street with an area of approximately 400 SF and is
open on two sides.
Sec. 26.410.030.(d)(1)(d)(2) Open Front Porch: The front façade of the principal building shall have a
front porch that is open on at least two (2) side, a minimum of fifty (50) square feet, face the street, and
20
4
have a demarcated pathway that connects the street to the front porch. The front porch shall contain the
primary entrance to the building. Fencing, hedgerows, walls, or other permitted structures shall not
obstruct visibility to the porch or the demarcated pathway. EXHIBIT J
This second variance requests that the placement of the front door can be more than 10’-0” from the front most
wall of the side-loaded garage. The proposed design has an entry sequence that has a street facing front door,
open front porch, and demarcated pathway from Roaring Fork Road that meets multiple areas of intent within the
Residential Design Standards for an Entry Connection.
Forum Phi is requesting two variances to the Residential Design Standards including an increased maximum
sidewall depth as measured from the front most wall of a side-loaded garage and the flexibility to the entry
sequence.
Thank you for your consideration in this matter. We look forward to your determination.
21
5
EXHIBIT A – Sec. 26.410.010. – General Intent
EXHIBIT B – Second Aspen Company Plat Maps 1961
EXHIBIT C – Sec. 26.410.020. – Procedures for Review(d)Variation Review Standards
EXHIBIT D – Sec. 26.410.030.(b)(1)(d)(1) Maximum Sidewall Depth
EXHIBIT E – Sec. 26.410.010. (e) Definitions - Front-Most Wall
EXHIBIT F - Sec. 26.410.010. (e) Definitions - Front Façade
EXHIBIT G – Sec. 26.410.030.(c)(2)(d)(2) Side-Loaded Garage Forward of Street-Facing Façade
EXHIBIT H – Sec. 26.410.030.(d)(1)(b) Entry Connection Intent
EXHIBIT J – Sec. 26.410.030.(d)(1)(d)(1) Street Oriented Entrance & (d)(1)(d)(2) Open Front Porch
EXHIBIT R.1 – 3 D Diagrams
EXHIBIT R.2 – Schematic drawings of proposed residence
22
6
EXHIBIT A
23
7
EXHIBIT B
24
8
EXHIBIT C
25
9
EXHIBIT D
26
10
EXHIBIT E
27
11
EXHIBIT F
28
12
EXHIBIT G
29
13
EXHIBIT H
30
14
EXHIBIT J
31
Residential Design Standards
Administrative Compliance Review Applicant Checklist - Single Family and Duplex
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2 32
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards
Administrative Compliance Review Applicant Checklist - Single Family and Duplex
33
PRE-APPLICATION CONFERENCE SUMMARY
DATE: November 16, 2020
PLANNER: Michelle Bonfils Thibeault, 429-2741
PROJECT NAME AND ADDRESS: 815 Roaring Fork Road - RDS Variations
REPRESENTATIVE: Ryan Lee, Forum Phi, rlee@forumphi.com
DESCRIPTION: The applicant is requesting to demolish the existing building and redevelop the property at 815 Roaring
Fork Road with a new single-family residence. Two Residential Design Standard Variations are required for the new
development.
The proposed design requires a variation to the Articulation of Building Mass Standard (Section 26.410.030.B.1). Three
options are provided for compliance with this standard and the proposed design does not meet any of the three
articulation of building mass options. The applicant would like to seek a variation and show that the proposed design
meets the intent statement of the standard and the Residential Design Standards section as a whole.
A variation to the Entry Connection Standard (Section 26.410.030.D.1) is requested for the front door designed more
than 10’ from the front most wall of the building. The front porch contains the front entry but does not meet the
requirements of a front porch for this standard.
This property is located inside the Aspen Infill Area and within the Moderate-Density Residential (R-15) Zone District.
Per Code Section 26.410.020.C, Variations – Non-Flexible Standards, if an application is found to be inconsistent with
any of the Flexible Standards but meets the overall intent of the standard as well as the general intent statements
in Section 26.410.010.A.1-3, Alternative Compliance may be granted. The Planning and Zoning Commission shall
approve, approve with conditions, or deny Alternative Compliance.
An administrative review of the proposed design shall be completed for the other RDS standards upon Land Use
Application submission. If additional items are found to not comply, they will be added to the Variation Request to be
considered by P&Z.
Once the application is ready to be submitted, please email the completed application packet to Michelle Bonfils
Thibeault at michelle.bonfils@cityofaspen.com. Once the application is deemed complete, we will contact you to
provide payment for the land use application fee.
RELEVANT LAND USE CODE SECTIONS:
26.304 Common Development Review Procedures
26.410 Residential Design Standards
26.410.020.D Variation Review Standards
26.410.030.B.1 Articulation of Building Mass (Non-Flexible)
26.410.030.D.1 Entry Connection (Non-Flexible)
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code
34
REVIEW BY: Planning and Zoning Commision
PUBLIC HEARING: Yes
PLANNING FEES: $3,250 Deposit for 10 hours of staff time (additional or less hours will be billed or
refunded at a rate of $325 per hour)
REFERRAL FEES: None.
TOTAL DEPOSIT: $3,250
APPLICATION CHECKLIST – These items should first be submitted in a paper copy.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Applicant’s name, address and telephone number, contained within a letter signed by the applicant stating
the name, address, and telephone number of the representative authorized to action on behalf of the
applicant.
Street address and legal description of the parcel on which development is proposed to occur, consisting of
a current (no older than 6 months) certificate from a title insurance company, an ownership and
encumbrance report, 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.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
HOA Compliance form (Attached).
A written description of the proposal and an explanation in written, graphic, or model form of how the
proposed development complies with the intent statement and review standards associated with the
request.
Completed copy of the Residential Design Standard Checklist:
https://www.cityofaspen.com/DocumentCenter/View/1697
Written responses to all applicable review criteria.
If the copy is deemed complete by staff, the following items will then need to be submitted:
Total fee for review of the application.
Depending on further review of the case, additional items may be requested of the application. Once
the application is deemed complete by staff, the applicant/applicant’s representative will receive an e -
mail requesting submission of an electronic copy of the complete application and the deposit. Once the
deposit is received, the case will be assigned to a planner and the land use review will begin.
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.
35
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Land Use Review Fee Policy
The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is
collected for land use applications based on the type of application submitted.
A flat fee is collected by Community Development for applications which normally take a minimal and predictable amount of
staff time to process. Review fees for other City Departments reviewing the application (referral departments) will also be
collected when necessary. Flat fees are cumulative – meaning an application with multiple flat fees must be pay the sum of
those flat fee. Flat fees are not refundable.
A review fee deposit is collected by Community Development when more extensive staff time is required.
Actual staff time spent will be charged against the deposit. Various City staff may also charge their time spent on the case in
addition to the case planner. Deposit amount may be reduces if, in the opinion of the Community Development Director, the
project is expected to take significantly less time to process than the deposit indicates.
A determination on the deposit amount shall be made during the pre-application conference by the case planner. Hourly
billing shall still apply.
All applications must include an Agreement to Pay Application Fees. One payment including the deposit for Planning and
referral agency fees must be submitted with each land use application, made payable to the City of Aspen. Applications will
not be accepted for processing without the required fee.
The Community Development Department shall keep an accurate record of the actual time required for the processing of a
land use application requiring a deposit. The City can provide a summary report of fees due at the applicant’s request. The
applicant will be billed for the additional costs incurred by the City when the processing of an application by the Community
Development Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a
project review shall be billed to the applicant with no additional administrative charge. In the event the processing of an
application takes less time than provided for by the deposit, the department shall refund the unused portion of the deposited
fee to the applicant. Fees shall be due regardless of whether an applicant receives approval.
Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final and recordation of
approval documents shall be handled as individual cases for the purpose of billing. Upon conceptual approval all billing shall be
reconciled and past due invoices shall be paid prior to the Director accepting an application for final review. Final review shall
require a new deposit at the rate in effect at the time of final submission. Upon final approval all billing shall be again reconciled
prior to the Director accepting an application for review of technical documents for recordation.
The Community Development Director may cease processing of a land use application for which an unpaid invoice is 30 or more
days past due. Unpaid invoices of 90 days or more past due may be assessed a late fee of 1.7% per month. An unpaid invoice of
120 days or more may be subject to additional actions as may be assigned by the Municipal Court Judge. All payment information
is public domain.
All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and plats. The City
will not accept a building permit for a property until all invoices are paid in full. For permits already accepted, and unpaid invoice
of 90 days or more days may result in cessation of building permit processing or issuance of a stop work order until full payment is
made.
The property owner of record is the party responsible for payment of all costs associated with a land use application
for the property. Any secondary agreement between a property owner and an applicant representing the owner (e.g.
a contract purchaser) regarding payment of fees is solely between those private parties.
36
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Agreement to Pay Application Fees
An agreement between the City of Aspen ("City") and
Please type or print in all caps
Address of Property: 815 ROARING FORK ROAD , ASPEN, co 81611
RYAN~" Property Owner Name: 815 ROARING FORK LLC Representative Name(if different from Property Owner) __________ _
Billing Name and Address -Send Bills to:
815 ROARING FORK LLC, 715 W MAIN STREET #204, ASPEN , CO 81611
Contact info for billing: e-mail: billing@forumphi.com Phone : _4_0_5-_3_14_-_5_104 _______ _
I understand that the City has adopted, via Ordinance No. 30, Series of 2017, review fees for Land Use applications and
payment of these fees is a condition precedent to determining application completeness. I understand that as the property
owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees : I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable.
$. _____ flat fee for _______ _ $. _____ flat fee for ____________ _
$. _____ flat fee for _______ _ $. ______ flat fee for ____________ _
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment wit.hin 30 days of presentation of an invoice by the City for such services.
I have read , understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the ~ity to reimburse the City for the processing of my application at the hourly rates hereinafter stated.
$ 3·250 deposit for 10 hours of Community Development Departr~ent staff time. Additional time above the deposit amount will be billed at $325.00 per hour.
$ _______ deposit for ______ hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour.
City of Aspen:
Signature: ~ :-:-..
Phillip Supino, AICP
Community Development Director PRINTName: J<e,M tf:1,,/,~
City Use:
Fees Due: $ ___ Received$ __ _ Title:
Case# ___________ _
April 2020 City of Aspen I 130 S. Galena St. I (970) 920 5090
37
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
LAND USE APPLICATION
APPLICANT:
REPRESENTIVATIVE:
Description: Existing and Proposed Conditions
Review: Administrative or Board Review
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage Lodge Pillows Free Market dwelling units
Affordable Housing dwelling units Essential Public Facility square footage
Have you included the following? FEES DUE: $
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Name:
Address:
Phone#: email:
Address:
Phone #: email:
Name:
Project Name and Address:
Parcel ID # (REQUIRED)
38
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
DIMENSIONAL REQUIREMENTS FORM
Complete only if required by the PreApplication checklist
Project and Location
Applicant:
Zone District: Gross Lot Area: Net Lot Area:
**Please refer to section 26.575.020 for information on how to calculate Net Lot Area
Please fill out all relevant dimensions
Single Family and Duplex Residential
1) Floor Area (square feet)
2) Maximum Height
3) Front Setback
4) Rear Setback
5) Side Setbacks
6) Combined Side Setbacks
7) % Site Coverage
Existing Allowed Proposed Multi-family Residential
1)Number of Units
2)Parcel Density (see 26.710.090.C.10)
3)FAR (Floor Area Ratio)
4)Floor Area (square feet)
4)Maximum Height
5)Front Setback
6)Rear Setback
Existing Allowed Proposed
8) Minimum distance between buildings
Proposed % of demolition
7) Side Setbacks
Proposed % of demolition
Commercial
Proposed Use(s)
Existing Allowed Proposed
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Off-Street Parking Spaces
5) Second Tier (square feet)
6) Pedestrian Amenity (square feet)
Proposed % of demolition
Existing non-conformities or encroachments:
Variations requested:
Lodge
Additional Use(s)
1)FAR (Floor Area Ratio)
2)Floor Area (square feet)
3)Maximum Height
4)Free Market Residential(square feet)
4)Front setback
5)Rear setback
6)Side setbacks
7)Off-Street Parking Spaces
8)Pedestrian Amenity (square feet)
Proposed % of demolition
Existing Allowed Proposed
39
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMEN
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying the scope of work included in the land use application complies
with all applicable covenants and homeowner association policies. The certification must be signed by
the property owner or Attorney representing the property owner.
Property
Owner ("I"):
Address of
Name : 815 ROARING FORK LLC
Email: reza@enapa .com , debra@simplewishes.com
Property: 815 Roaring Fork Road, Aspen, CO 81611 (subject of
application)
Phone No.: 415-659-9880
I certify as follows : (pick one)
181 This property is not subject to a homeowners association or other form of private covenant.
D This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary .
D This property is subject to a homeowners association or private covenant and the improvements proposea in this lane use application have been approvea by the homeowners association or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws . I
understand that this document is a pub ·c do ment.
Owner signature : /-...L..-4;.......=.::..L-----'-_,,,_-======-date : ll/ 7/z,a
Owner printed name : ~-ez.P\ Ab hM-b:tJ.e C-..
or,
Attorney signature : date : ------------------
Attorney printed name:
April 2020 City of Aspen I 130 S. Galena St. I (970) 920 5090 40
FORUM PHI I Consent and Authorization to Represent
Date: November 19, 2020
Client: 815 Roaring Fork Road LLC
Client Address : 612 W Francis Street, Aspen CO 81611
Client Phone Number : 415-659-9880
City of Aspen Community Development Department
130 South Galena Street, 3rd Floor
Aspen , CO 81611
Re: 815 Roaring Fork Road, Aspen CO 81611
Dear Director,
This letter shall serve as my approval for 815 Roaring Fork Road LLC (represented by Forum Phi) to apply for
and submit land use applications, building permit applications, and subsequent documentation for the property at
815 Roaring Fork Road , Aspen CO 81611. I authorize Forum Phi to submit, represent and obtain materials on the
behalf of the owner of 815 Roaring Fork Road, Aspen CO 81611.
I hereby authorize Steev Wilson and Forum Phi to perform and submit documents related to planning, Building
Permit Application , or to gain building file information on our behalf for the project located at 815 Roaring Fork
Road, Aspen CO 81611. They may represent us during the application review and approval processes . They may
act on our behalf, may sign on our behalf all applications and permits, and any documents required or ancillary
thereto.
Steev Wilson, Partner, AIA
Forum Phi Architecture, LLC
715 W Main Street -Suite 204
Aspen, CO 81611
405-314-5104
Sincerely,
6wnerName
fo umph,.com Ip. 970 .279.4157 If. 866.770 .5585
Aspen : 715 W. Main St, #204 Aspen, CO 81611
Carbondale : 36 N. 4111 Street Carbondale , CO 81623
(Z/1 /2,.0
Date
LI
41
LAKE AVEGILLESPIE ST
N 3RD STWOOD DUCK LNN 3RD STROARIN
G
F
O
R
K
R
D
ROARIN
G F
ORK
R
D
N 3RD STGILLESPIE STGILLESPIE ST
Moores Lot Split
Erdman Partnership Lot Split
Turley
Merriam
Second Aspen Company
Aspen Company
Date: 11/19/2020
Geographic Information Systems
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2020 City of Aspen GIS
0 0.02 0.040.01
mi
When printed at 8.5"x11"
4
Legend
ComDev - Zoning
R-3
AH
R/MF
R/MFA
R-6
R-15
R-15A
R-15B
R-30
RR
L
CL
CC
C-1
SCI
NC
MU
SKI
C
OS
P
WP
A
PUB
not zoned
<all other values>
AspenEditEnabled - Aspen
Driveways
Pitkin_Layers - Pitkin Roads
Zoomed In
AspenEditEnabled - Aspen Edge
of Pavement
AspenEditEnabled - Aspen City
Limits
ComDev - UGB
AspenEditEnabled - Aspen
Water Line Zoomed In
AspenEditEnabled - Aspen
Water Poly
Pitkin_Layers - Pitkin
Subdivisions
Pitkin_Layers - Pitkin
Forest
BLM
Scale: 1:2,029
City of Aspen GIS
Sources: Esri, HERE, Garmin, USGS,
Intermap, INCREMENT P, NRCan, Esri 42
ALTA Commitment For Title Insurance
AUTHORIZED AGENT:
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS AVE. 3
RD
FLOOR
ASPEN, COLORADO 81611
970-925-1766-PHONE
970-925-6527-FAX
877-217-3158-TOLL FREE
E-MAIL ADDRESS:
TITLE MATTERS: CLOSING MATTERS:
Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net)
Joy Higens - (joy@sopris.net)
Issued By
Home Office:
875 Concourse Parkway South, Suite 200
Maitland, FL 32751
Telephone (407) 629-5842
43
ALTA Commitment Form (6-17-06)
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
WESTCOR LAND TITLE INSURANCE COMPANY
Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration,
hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the
land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with
the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy
or policies committed for have been inserted in Schedule A hereof by the Company.
All liability and obligations under this Commitment shall cease and terminate within six (6) months after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue such policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate
name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws
on the date shown in Schedule A.
Issued By: WESTCOR LAND TITLE INSURANCE COMPANY
Countersigned:
Authorized Signature
CO 1045 * *
Pitkin County Title, Inc.
601 E. Hopkins #3
Aspen, CO 81611
44
CONDITIONS AND STIPULATIONS
1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument.
2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or
other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than
those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the
Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to
the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall
disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any
such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend
Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from
liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations.
3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such
parties included under the definition of Insured in the form of policy or policies committed for and only for
actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements
hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest
or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated
in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions
and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a
part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a
report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have
or may bring against the Company arising out of the status of the title to the estate or interest or the status of
the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of
this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or
less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review
a copy of the arbitration rules at http://www.alta.org.
45
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: December 8, 2020 at 8:00 AM Case No. PCT25601W
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
TO BE DETERMINED
(b) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
(c) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
815 ROARING FORK, LLC, a Colorado limited liability company
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT 15, THE SECOND ASPEN COMPANY SUBDIVISION,
according to the Plat thereof recorded December 29, 1961 in Plat Book 2A at Page 263 as Reception No.
112664.
PITKIN COUNTY TITLE, INC. Schedule A-PG.1
601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid
970-925-1766 Phone/970-925-6527 Fax unless the Insuring
877-217-3158 Toll Free Provisions and Schedules
A and B are attached.
AUTHORIZED AGENT
Countersigned:
46
SCHEDULE B - SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly
filed for record to-wit:
THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A
CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE
EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO
MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE
RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS
ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION
CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED
WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY
IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE.
47
SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found
to penetrate or intersect the premises hereby granted and right of way for ditches or canals constructed by
the authority of the United States as reserved in United States Patent recorded in Book 55 at Page 02.
8. Easements, rights of way and all matters as disclosed on Plat of subject property recorded December 29,
1961 in Plat Book 2A at Page 263.
9. Restrictions, which do not contain a forfeiture or reverter clause, but omitting restrictions, if any, based on
race, color, religion or national origin, as contained in instrument recorded May 28, 1962 in Book 197 at
Page 475.
10. Encroachment of fence onto the neighboring lot owned by Charles and Elizabeth Koch as disclosed by
Survey of Peak Surveying, Inc. dated July 6, 2020 and August 5, 2020 as Job No. 17009.
11. Terms, conditions, provisions and obligations as set forth in Acknowledgment of No Boundary Fence and
Disclaimer of Interest recorded May 4, 2017 as Reception No. 638071.
12. NOTE: The title commitment is subject to underwriting approval. The Company reserves the right
to make changes.
48
ENDORSEMENT SCHEDULE FOR OWNERS POLICY
ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25601W
SELLER:
815 ROARING FORK, LLC, a Colorado limited liability company
BUYER:
TO BE DETERMINED
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above:
ENDORSEMENTS: For a fee of: $
For a fee of: $
For a fee of: $
For a fee of: $
For a fee of: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
49
PITKIN COUNTY TITLE, INC.
Disclosures
Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND
MORTGAGE POLICY TO BE ISSUED HEREUNDER)
All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at least one inch and a
left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse to record or file any document that
does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a).
The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a
Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or
until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122.
No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such
services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S.
38-35-125(2).
The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate,
or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a
third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate
may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123.
If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the
disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5.
Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each
taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. Information regarding
special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and
Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2;
"Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents
resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or
recording or filing; and
"Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be
issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or
repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium
and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or
repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial
information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision
and approval by the Company. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction
as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3.
Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless
the above conditions are fully satisfied
NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either
the Insured or the Company. Upon request, the Company will provide a copy of this clause and the
accompanying arbitration rules prior to the closing of the transaction.
NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be
insured hereunder is in fact a construction loan, any coverage given under the final policy regarding
mechanic or materialmen's liens shall be deemed void and of no effect.
50
Pitkin County Title, Inc.
Privacy Policy
We collect nonpublic information about you from the following sources:
• Information we receive from you, such as your name, address, telephone
number, or social security number;
• Information about your transactions with us, our affiliates, or others. We
receive this information from your lender, attorney, real estate broker, etc.; and
Information from public records
We do not disclose any nonpublic personal information about our customers or former
customers to anyone, except as permitted by law.
We restrict access to nonpublic personal information about you to those employees
who need to know that information to provide the products or services requested by
you or your lender.
We maintain physical, electronic, and procedural safeguards that company with
appropriate federal and state regulations.
51
Notice of Privacy Policy
of
Westcor Land Title Insurance Company
Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of
personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will
ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes
to safeguard that information.
Who is Covered
We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this
means that the Privacy Policy is provided to the customer at the closing of the real estate transaction.
Information Collected
In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic
personal information directly from the customer, from customer-related transactions, or from third parties such as our title
insurance agents, lenders, appraisers, surveyors or other similar entities.
Access to Information
Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform
their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims
administration and accounting.
Information Sharing
Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing
agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the
consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a
joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the
privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as
WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share
information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud.
Information Security
WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and
has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural
safeguards in compliance with federal standards to protect that information.
The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com.
52
53
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, THIRD FLOOR
ASPEN, CO 81611
970-925-1766/970-925-6527 FAX
TOLL FREE 877-217-3158
WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE
ARE AS FOLLOWS:
ALPINE BANK-ASPEN
600 E. HOPKINS AVE.
ASPEN, CO. 81611
ABA ROUTING NO. 102103407
FOR CREDIT TO:
PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT
ACCOUNT NO. 8910 354 425
REFERENCE:PCT25601W/TO BE DETERMINED
54
Aspen, Colorado
Roaring Fork Residence
4 December 2020
Karl Backus | STUDY Architects | Forum Phi
SEC.26.410.030 (c)(2).d.2. GARAGES
SIDE-LOADED GARAGE FORWARD OF STREET FACING FACADE
SEC.26.410.030 (d)(1).d.1 ENTRY FEATURES
STREET ORIENTED ENTRANCE SETBACK NO MORE THAN 10'-0"
SEC.26.410.010 (e) DEFINITIONS
FRONT FACADE. THE STREET FACING EXTERIOR FACE OF A BUILDING THAT
CONTAINS THE PRIMARY BUILDING ENTRY
SEC.26.410.030 (b)(4).d.1 ONE-STORY ELEMENT
PROJECTING ONE-STORY ELEMENT AT LEAST 6'-0" FROM FRONT FACADE & 20% OF
BUILDING WIDTH.
SEC.26.104.100 DEFINITIONS
PRINCIPAL STRUCTURE. THE PRIMARY STRUCTURE ON THE LOT.
R O A R IN G F O R K R D
SEC.26.410.030 (D)(1)b ENTRY FEATURE
INTENT. THIS STANDARD SEEKS TO PROMOTE VISUAL AND PHYSICAL CONNECTIONS BETWEEN BUILDINGS
AND THE STREET. BUILDING AND SITE PLANNING FEATURES SHOULD ESTABLISH A SENSE THAT ONE CAN
DIRECTLY ENTER THE BUILDING FROM THE STREET THOUGH THE USE OF PATHWAYS, FRONT PORCHES,
FRONT DOORS THAT FACE THE STREET OR ORHTER SIMILAR METHODS.
SEC.26.410.030 (D)(3) ENTRY FEATURE
ENTRY PORCH ON THE FRONT FACADE OF A PRINCIPAL BUILDING NOT BE MORE THAN ONE STORY IN
HEIGHT.
Aspen, Colorado
Roaring Fork Residence - Exhibit R.1
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
55
Aspen, Colorado
Roaring Fork Residence
4 December 2020
Karl Backus | STUDY Architects | Forum Phi
SEC.26.410.030 (c)(2).d.2. GARAGES
SIDE-LOADED GARAGE FORWARD OF STREET FACING FACADE
SEC.26.410.030 (d)(1).d.1 ENTRY FEATURES
STREET ORIENTED ENTRANCE SETBACK NO MORE THAN 10'-0"
SEC.26.410.010 (e) DEFINITIONS
FRONT FACADE. THE STREET FACING EXTERIOR FACE OF A BUILDING THAT
CONTAINS THE PRIMARY BUILDING ENTRY
SEC.26.410.030 (b)(4).d.1 ONE-STORY ELEMENT
PROJECTING ONE-STORY ELEMENT AT LEAST 6'-0" FROM
FRONT FACADE & 20% OF BUILDING WIDTH.
SEC.26.410.010 (b)(1)d.1 ARTICULATION OF BUILDING MASS
MAXIMUM SIDEWALL DEPTH. A PRINCIPAL BUILDING SHALL BE NO GREATER
THAN FIFTY (50) FEET IN DEPTH, AS MEASURED FROM THE FRONT-MOST WALL
OF THE FRONT FACADE TO THE REAR WALL.
SEC.26.104.100 DEFINITIONS
PRINCIPAL STRUCTURE. THE PRIMARY STRUCTURE ON THE LOT.
SEC.26.410.030 (c)(2)b GARAGES
INTENT: THIS STANDARD SEEKS TO PREVENT LARGE EXPANSES OF
UNARTICULATED FACADES CLOSE TO THE STREET AND ENSURE GARAGES ARE
SUBORDINATE TO THE PRINCIPAL BUILDINGROARING FORK RD
P R I V A T E D R I V E W A Y
Aspen, Colorado
Roaring Fork Residence - Exhibit R.1
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
56
Aspen, Colorado
Roaring Fork Residence
4 December 2020
Karl Backus | STUDY Architects | Forum Phi
SEC.26.410.030 (c)(2).d.2. GARAGES
SIDE-LOADED GARAGE FORWARD OF STREET FACING FACADE
SEC.26.410.030 (d)(1).d.1 ENTRY FEATURES
STREET ORIENTED ENTRANCE SETBACK NO MORE THAN 10'-0"
SEC.26.410.010 (e) DEFINITIONS
FRONT FACADE. THE STREET FACING EXTERIOR FACE OF A BUILDING THAT
CONTAINS THE PRIMARY BUILDING ENTRY
SEC.26.410.030 (b)(4).d.1 ONE-STORY ELEMENT
PROJECTING ONE-STORY ELEMENT AT LEAST 6'-0" FROM FRONT FACADE & 20% OF
BUILDING WIDTH.
SEC.26.410.010 (b)(1)d.1 ARTICULATION OF BUILDING MASS
MAXIMUM SIDEWALL DEPTH. A PRINCIPAL BUILDING SHALL BE NO GREATER THAN FIFTY (50) FEET
IN DEPTH, AS MEASURED FROM THE FRONT-MOST WALL OF THE FRONT FACADE TO THE REAR
WALL.
SEC.26.104.100 DEFINITIONS
PRINCIPAL STRUCTURE. THE PRIMARY STRUCTURE ON THE LOT.
SEC.26.410.030 (c)(2)b GARAGES
INTENT: THIS STANDARD SEEKS TO PREVENT LARGE EXPANSES OF
UNARTICULATED FACADES CLOSE TO THE STREET AND ENSURE
GARAGES ARE SUBORDINATE TO THE PRINCIPAL BUILDING
ROARING FORK RD
PRIVATE DRIVEWAY
SEC.26.410.030 (B)(1) b. ARTICULATION OF MASS.
INTENT. THIS STANDARD SEEKS TO REDUCE THE OVERALL PERCIEVED MADD AND BULK OF THE
BUILDINGS ON A PROPERTY AS VIEWED FROM ALL SIDES. DESIGNS SHOULD PROMOTE LIGHT AND AIR
ACCESS BETWEEN ADJACENT PROPERTIES. DESIGNS SHOULD ARTICULATE BUILDING WALLS BY
UTILIZING MULTIPLE FORMS TO BREAK UP LARGE EXPANSIVE WALL PLANES. BUILDING SHOULD
INCLUDE MASSING AND ARTICULATION THAT CONVEY FORMS THAT ARE SIMILAR IN MASSING TO
HISTORIC ASPEN RESIDENTIAL BUILDINGS. THIS STANDARD IS CRITICAL INTHE INFILL AREA WHERE
SMALL LOTS, SMALL SIDE AND FRONT SETBACKS, ALLEYS, AND HISTORIC ASPEN BUILDING FORMS
ARE PREVALENT.
SEC.26.410.030 (D)(1)b ENTRY FEATURE
INTENT. THIS STANDARD SEEKS TO PROMOTE VISUAL AND PHYSICAL
CONNECTIONS BETWEEN BUILDINGS AND THE STREET. BUILDING AND SITE
PLANNING FEATURES SHOULD ESTABLISH A SENSE THAT ONE CAN DIRECTLY
ENTER THE BUILDING FROM THE STREET THOUGH THE USE OF PATHWAYS,
FRONT PORCHES, FRONT DOORS THAT FACE THE STREET OR ORHTER SIMILAR
METHODS.
Aspen, Colorado
Roaring Fork Residence - Exhibit R.1
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
57
Aspen, Colorado
Roaring Fork Residence
4 December 2020
Karl Backus | STUDY Architects | Forum Phi
SEC.26.410.030 (D)(1)b ENTRY FEATURE
INTENT. THIS STANDARD SEEKS TO PROMOTE VISUAL AND PHYSICAL
CONNECTIONS BETWEEN BUILDINGS AND THE STREET. BUILDING AND SITE
PLANNING FEATURES SHOULD ESTABLISH A SENSE THAT ONE CAN DIRECTLY
ENTER THE BUILDING FROM THE STREET THOUGH THE USE OF PATHWAYS,
FRONT PORCHES, FRONT DOORS THAT FACE THE STREET OR ORHTER SIMILAR
METHODS.
Aspen, Colorado
Roaring Fork Residence - Exhibit R.1
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
58
020'10'2'4'40'NSITE PLAN AT MAIN LEVEL10' REAR SETBACK10' SIDE SETBACK
10' SIDE SETBACK25' FRONT SETBACKROARING FORK ROADEXISTING HOUSE FOOTPRINTPROPERTY LINE78737874787578797877787878807881Aspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA1.0020'10'2'4'40'1/16" = 1'-0" @ 11x17N59
020'10'2'4'40'NSITE PLAN7873787478757879787778787880788110' REAR SETBACK10' SIDE SETBACK
10' SIDE SETBACK25' FRONT SETBACKPROPERTY LINEROARING FORK ROADAspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA1.1020'10'2'4'40'1/16" = 1'-0" @ 11x17SITE PLANN60
2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"CRAWLSPACE2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"123456789101112131415ABCDEFGHAspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA2.00010'5'1'2'20'1/8" = 1'-0" @ 11x17CRAWLSPACE PLANN61
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"BUNKROOMGEARCLCLBATHGAMEBATHSTORAGESTORAGELAUNDRYKITCHENETTEBATHGUEST2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPSTORAGE123456789101112131415ABCDEFGHAspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA2.0010'5'1'2'20'1/8" = 1'-0" @ 11x17LOWER LEVEL PLANN62
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"MASTERBDRMGARAGEBATHBDRMBATHBATHENTRY2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPDNCLCLBATHGUEST123456789101112131415ABCDEFGHAspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA2.1010'5'1'2'20'1/8" = 1'-0" @ 11x17MAIN LEVEL PLANN63
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"FAMILYPANTRYKITCHENDININGDECKDNSEATINGLIVINGTRELLIS2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPGREEN ROOF123456789101112131415ABCDEFGHAspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA2.2010'5'1'2'20'1/8" = 1'-0" @ 11x17UPPER LEVEL PLANN64
PHOTOVOLTAIC PANELS9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"ROOF DECKSUN SHADE2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"DNGREEN ROOF123456789101112131415ABCDEFGHAspen, ColoradoRoaring Fork Residence - Exhibit R.29 December 2020Karl Backus Architecture | STUDY Architects | Forum PhiA2.3010'5'1'2'20'1/8" = 1'-0" @ 11x17ROOF LEVEL PLANN65
Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT SOUTH FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
66
Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT EAST FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
67
Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT NORTH FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
68
Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT WEST FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
69
EXTERIOR VIEW FROM THE SOUTHWEST ALONG ROARING FORK ROAD
Aspen, CO
Roaring Fork Residence | Owner Meeting Karl Backus | STUDY Architects
December 2, 2020Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
70
Roaring Fork Residence – City of Aspen P & Z Variance Application
3 February 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
71
020'10'2'4'40'NSITE PLAN AT MAIN LEVEL10' REAR SETBACK10' SIDE SETBACK
10' SIDE SETBACK25' FRONT SETBACKROARING FORK ROADEXISTING HOUSE FOOTPRINTPROPERTY LINE787378747875787978767877787878807881Aspen, ColoradoRoaring Fork Residence16 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA1.0020'10'2'4'40'1/16" = 1'-0" @ 11x17NRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202172
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceMASTERBDRMGARAGEBATHBDRMBATHBATHENTRY2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPDNCLCLBATHGUEST123456789101112131415ABCDEFGHAACDFEFECLCLCDCLBBAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.1010'5'1'2'20'1/8" = 1'-0" @ 11x17MAIN LEVEL PLANNRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202173
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceFAMILYPANTRYKITCHENDININGDECKDNSEATINGLIVINGTRELLIS2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPGREEN ROOF123456789101112131415ABCDEFGHAACDFEFECDBBAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.2010'5'1'2'20'1/8" = 1'-0" @ 11x17UPPER LEVEL PLANNRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202174
Aspen, Colorado
Roaring Fork Residence
18 January 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT SOUTH FACADE - SHADING SCREENS OPEN
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
3 February 2021
Roaring Fork Residence
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork Residence Karl Backus Architecture | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
3 February 2021
75
EXTERIOR VIEW FROM THE SOUTHWEST ALONG ROARING FORK ROAD
Aspen, Colorado
Roaring Fork Residence Karl Backus Architecture | STUDY Architects | Forum Phi
3 February 2021
Roaring Fork Residence
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork Residence Karl Backus Architecture | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
3 February 2021
76
Aspen, Colorado
Roaring Fork Residence
18 January 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT SOUTH FACADE - SHADING SCREENS OPEN
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
CLOSEDG SCREENS O C
3 February 2021
Roaring Fork Residence
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork Residence Karl Backus Architecture | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
3 February 2021
77
EXTERIOR VIEW FROM THE SOUTHWEST ALONG ROARING FORK ROAD
Aspen, Colorado
Roaring Fork Residence Karl Backus Architecture | STUDY Architects | Forum Phi
3 February 2021
Roaring Fork Residence
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork Residence Karl Backus Architecture | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
19 February 2021
Karl Backus Architecture | STUDY Architects | Forum Phi
3 February 2021
78
forumphi.com | p. 970.279.4157 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th Street Carbondale, CO 81623
FORUM PHI | 815 Roaring Fork Rd – Alternative Compliance to RDS
Door Height (Flexible) for Upper Level Sliding Glass Doors
Date: 2021 -02-18
Applicant: Forum Phi
City of Aspen Community Development Department
130 South Galena Street, 3rd Floor
Aspen, Colorado 81611
Dear Director,
The land use application for 815 Roaring Fork Road dated December 9, 2020 addressed two concerns brought
forth by the City of Aspen staff in relation to Articulation of Building Mass and Entry Features. In response to
Planning and Zoning staff’s review on February 2, 2021, we are submitting this memo to supply supplemental
information requested for our application for a variance to the Residential Design Standards. Upon further review
by City staff, it has been determined that our proposed design does not meet the intent of the Door Height, Section
26.410.030.D Entry Features.
The proposed design has a street facing front door that does not exceed 8’-0 in height with a 2’-0” transom located
directly above, meeting the RDS code section described below:
Section 26.410.030.D Entry Features (2) Door Height (Flexible). All doors facing the street shall not be
taller than eight (8) feet. A small transom window above a door shall not be considered a part of the door
for this standard
Located on the upper level of the proposed design are three (3) sliding glass doors that are 10’-0 ” in height,
accessed only from a private deck and not intended as an entry feature. These sliding glass doors appear like
windows when closed and incorporate a significant sense of transparency on the front façade, which is part of the
intent of S ection 26.410.030.E Fenestration and Materials.
Section 26.410.030.E Fenestration and Materials (1) Principal Window (Flexible) (b) Intent: This
standard seeks to prevent large expanses of blank walls on the front facades of principal buildings. A
building should incorporate a significant sense of transparency on the front façade. Designs should include
prominent windows or groups of windows on the front façade to help promote connection between the
residence and the street. This standard is important in all areas of the city.
The standard of door height outlined in Section 26.410.030.D Entry Features (2) Door Height (Flexible) directly
relates to entry features and does not correlate to fenestration, including operable windows and doors on an upper
level of a residential building. A previous application for an alternative compliance to the RDS for 434 Pearl Street
was submitted with a similar architectural composition and City of Aspen staff agreed that the design met the intent
of the Residential Design Standards. (Notice of Approval, Reception#: 635831)
Forum Phi agrees with staff’s previous approval of alternative compliance, Reception#: 635831 as related to
section 26.410.030.D.2; Door height and would suggest recommendation of approval for this similar condition at
815 Roaring Fork Road.
Thank you for your consideration in this matter. We look forward to your determination.
79
80
81
82
83
Aspen, Colorado
Roaring Fork Residence
18 February 2021
Karl Backus | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
14 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT SOUTH FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
110'-0"
T.O. STRUCT. @ GARAGE
112'-0"
T.O. PARAPET @ GARAGE10'-0"MAX10'-0"MAX10'-0"MAX10'-0"MAX10'-0"MAX8'-0"ENTRY10'-0"ENTRY ELEMENT10'-0"2'-0"84
Aspen, Colorado
Roaring Fork Residence
18 February 2021
Karl Backus | STUDY Architects | Forum Phi
1'-0"SEPARATION
BETWEENGARGE DOORS
85
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceFAMILYPANTRYKITCHENDININGDECKDNSEATINGLIVINGTRELLIS2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPGREEN ROOF123456789101112131415ABCDEFGHAABCDFEFEBCDAspen, ColoradoRoaring Fork Residence18 January 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.2010'5'1'2'20'1/8" = 1'-0" @ 11x17UPPER LEVEL PLANNSLIDING SCREENSSLIDING SCREENFIXEDFIXEDSLIDING SCREEN86
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceFAMILYPANTRYKITCHENDININGDECKDNSEATINGLIVINGTRELLIS2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPGREEN ROOF123456789101112131415ABCDEFGHAABCDFEFEBCDAspen, ColoradoRoaring Fork Residence18 January 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.2010'5'1'2'20'1/8" = 1'-0" @ 11x17UPPER LEVEL PLANNSLIDING GLAZED PANELSSLIDERFIXEDFIXEDFIXED87
Residential Design Standards
Administrative Compliance Review Staff Checklist - Single Family and Duplex
Standard Complies Alternative
Compliance
Does Not
Comply N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2
Approved:
(Approved plans/elevations attached)
88
Standard Complies Alternative
Compliance
Doesn’t
Comply N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Residential Design Standards
Administrative Compliance Review Staff Checklist
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Approved:
89
020'10'2'4'40'NSITE PLAN AT MAIN LEVEL10' REAR SETBACK10' SIDE SETBACK
10' SIDE SETBACK25' FRONT SETBACKROARING FORK ROADEXISTING HOUSE FOOTPRINTPROPERTY LINE787378747875787978767877787878807881Aspen, ColoradoRoaring Fork Residence16 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA1.0020'10'2'4'40'1/16" = 1'-0" @ 11x17NRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202190
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceMASTERBDRMGARAGEBATHBDRMBATHBATHENTRY2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPDNCLCLBATHGUEST123456789101112131415ABCDEFGHAACDFEFECLCLCDCLBBAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.1010'5'1'2'20'1/8" = 1'-0" @ 11x17MAIN LEVEL PLANNRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202191
9'-0"6'-0"10'-0"6'-0"9'-0"6'-0"6'-0"6'-0"6'-0"Roaring Fork ResidenceFAMILYPANTRYKITCHENDININGDECKDNSEATINGLIVINGTRELLIS2'-0"2'-0"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"2'-0"7'-4"7'-4"7'-4"7'-4"7'-4"7'-4"UPGREEN ROOF123456789101112131415ABCDEFGHAACDFEFECDBBAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiA2.2010'5'1'2'20'1/8" = 1'-0" @ 11x17UPPER LEVEL PLANNRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 2021Roaring Fork ResidenceAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum PhiRoaring Fork ResidenceKarl Backus Architecture | STUDY Architects | Forum PhiAspen, ColoradoRoaring Fork Residence19 February 2021Karl Backus Architecture | STUDY Architects | Forum Phi3 February 202192
Aspen, Colorado
Roaring Fork Residence
18 February 2021
Karl Backus | STUDY Architects | Forum Phi
Aspen, Colorado
Roaring Fork Residence
14 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT SOUTH FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
110'-0"
T.O. STRUCT. @ GARAGE
112'-0"
T.O. PARAPET @ GARAGE10'-0"MAX10'-0"MAX10'-0"MAX10'-0"MAX10'-0"MAX8'-0"ENTRY10'-0"ENTRY ELEMENT10'-0"2'-0"93
Aspen, Colorado
Roaring Fork Residence
18 February 2021
Karl Backus | STUDY Architects | Forum Phi
1'-0"SEPARATION
BETWEENGARGE DOORS
94
Aspen, Colorado
Roaring Fork Residence - Exhibit R.2
9 December 2020
Karl Backus Architecture | STUDY Architects | Forum Phi
ELEVATION AT WEST FACADE
1/8" = 1'-0"
7,889'-0"
7,877'-0"
7,901'-0"
0 10'5'1'2'20'
95
1
Exhibit C
Residential Design Standards Variation Review Criteria
Section 26.410.020.D, Residential Design Standard Variation Review Standards. An
application requesting a variation from the Residential Design Standards shall demonstrate and
the deciding board shall find that the variation, if granted would:
1. Provide an alternative design approach that meets the overall intent of the standard as
indicated in the intent statement for that standard, as well as the general intent statements
in Section 26.410.010.A.1-3; or
Staff Response:
Section 26.410.030.B.1 – Articulation of Building Mass: The intent of this standard is to
“reduce the overall perceived mass and bulk of buildings on a property as viewed from all
sides.” Designs should provide articulation to prevent large expansive walls and designs
should convey similar forms to historical development in Aspen. This standard is
identified as critical in the infill area. Designs should change the plane of the sidewall and
step down to one story in the rear. Three options are provided in the code to comply with
this standard. The third option is a one-story step-down at the rear of the structure. This
property is in the West End and the Infill area, and has a 25’ front yard setback, 10’ side
yard setbacks, and no alley. The large setbacks and lack of an alley are not “typical” west
end, or infill, lot characteristics. The design responds to the site context by placing a one-
story garage accessed from the only vehicular access point – the front yard. Typically,
when a project meets Option 3 a one-story garage at the rear of the property along the alley
is used. This design flips Option #3, but really, Option 3 as typically seen, is not practical
for this lot since there is no alley. Placing the one-story element at the front of the property
helps to reduce the perceived mass since the smallest massing element is closest to the
street. The distance of the two-story mass from the property line is more than 60’ at the
closest point.
The design provides ample articulation between the sidewall of the one-story element and
the sidewall of the primary two-story mass. In addition to the one-story front entry trellis
and garage, a one-story mass occupied by living space projects from the south façade, to
the west of the front entry. The rear façade uses multiple planes and breaks up the facade
with step downs from the primary mass of the building in the area of a main level closet
and stair tower.
Staff finds this criterion to be met.
2. Be clearly necessary for reasons of fairness related to unusual site-specific constraints.
Staff Response: There are no site-specific constraints or existing conditions that would
prevent compliance with the Residential Design Standards, Staff finds this criterion to be
not met.
96
97
98
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273512104010 on 01/26/2021
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
99
MARCUS STEPHEN J
ASPEN, CO 81612
PO BOX 1709
WOOD DUCK REALTY CORP
NEW YORK, NY 10022
450 PARK AVE 3RD FL
865 ROARING FORK ROAD LLC
ASPEN, CO 81611
533 E HOPKINS AVE
LAUDER LEONARD A REV TRUST
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
855 ROARING FORK ROAD LLC
ASPEN, CO 81611
533 E HOPKINS AVE
BERGER ILYSE D 1998 TRUST
ASPEN, CO 81611
600 E HOPKINS AVE # 202
MUSIC ASSOCIATES OF ASPEN INC
ASPEN, CO 81611
225 MUSIC SCHOOL RD
WURTELE CHRISTOPHER C TRUST
PAIA, HI 967799738
38 MEHA PL
BASECAMP LLC
KANSAS CITY, MO 641142035
8080 WARD PKWY #201
BERMUDA PROPERTIES INC
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
HALLAM SANCTUARY LLC
KANSAS CITY , MO 64112
400 W 49TH TERR APT 2136
BERGER BARBARA QPRT #1
ASPEN, CO 81611
600 E HOPKINS AVE #202
KOCH CHAS & ELIZ RE TRUST
WICHITA, KS 67201
PO BOX 5004
COOK ANN H
NEW YORK, NY 10036
1530 BROADWAY 4TH FL
MOSS CHARLES B JR
NEW YORK, NY 10036
1530 BROADWAY 4TH FLR
LAUDER LEONARD A REV TRUST
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
LAUDER WILLIAM
NEW YORK, NY 10153
767 5TH AVE 40TH FL
844 ROARING FORK LLC
HOUSTON, TX 77019
3674 DEL MONTE DR
ALIENATED MAJESTY LLC
HOUSTON, TX 77005
3111 RICE
ASPEN CTR FOR ENVIRON STUDIES
ASPEN, CO 81611
100 PUPPY SMITH ST
BERGER BRUCE C QPRT #1
ASPEN, CO 81611
600 E HOPKINS AVE #202
BERGER SETH P
ASPEN, CO 81611
600 E HOPKINS AVE # 202
BART QUAL PER RES TRST
NEW ORLEANS, LA 701306036
601 POYDRAS ST FL24
LAUDER LEONARD A REV TRUST
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
WOOD DUCK ASPEN LLC
HENDERSON, NV 89011
430 PARKSON RD
LAUDER LEONARD A REV TRUST
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
LAUDER LEONARD A REV TRUST
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
100
101
102
103