HomeMy WebLinkAboutagenda.apz.202201181
AGENDA
ASPEN PLANNING & ZONING COMMISSION
January 18, 2022
4:30 PM, WebEx Virtual Meeting (See agenda packet for
instructions to join the meeting)
NOTICE! PACKET REPUBLISHED ON 1/14/2022 AT 1:55 PM TO INCLUDE EXHIBIT B -
APPLICATION FOR THE 401 W BLEEKER ST HEARING
I.VIRTUAL MEETING INSTRUCTIONS
TO JOIN ONLINE:
Go to www.webex.com and click on "Join a Meeting"
Enter Meeting Number: 2558 796 9741
Enter Password: 81611
Click "Join Meeting"
-- OR --
JOIN BY PHONE
Call: 1-408-418-9388
Enter Meeting Number: 2558 796 9741
Enter Password: 81611
II.ROLL CALL
III.COMMENTS
IV.MINUTES
None
V.DECLARATION OF CONFLICT OF INTEREST
VI.PUBLIC HEARINGS
VI.A.401 W. Bleeker St - Special Review for Replacement of a Non-Conforming Structure
- Resolution #02, Series of 2022
401 W. Bleeker_Memo v2.pdf
401 W. Bleeker_Resolution No. 02, Series of 2022.pdf
Exhibit A_Staff Findings_401 W. Bleeker.pdf
401 W Bleeker_Exhibit B_Application.pdf
VI.B.905 W North St -- Special Review and Variance Application
1
2
Memo 905 W North St_Special Review.docx
P&Z Resolution No. ____ Series 2022_905 W North St.docx
Exhibit A - 905 W North Special Review Criteria.docx
Exhibit B - 905 W North Variance Criteria.docx
Exhibit C - 905 W North Application.pdf
OTHER BUSINESS
None
VII.ADJOURN
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 9, 2021
2
Page | 1
MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Kevin Rayes, Planner II
THRU: Amy Simon, Planning Director
MEMO DATE: December 14, 2022
MEETING DATE: December 18, 2022
RE: 401 W. Bleeker Street: Special Review for replacement of a non-conforming
structure, PUBLIC HEARING
Applicant:
401 W. Bleeker LLC, 777 Brickell
Ave., 10th Floor, Miami, FL 33131
Representative:
Alan Richman, Alan Richman
Planning Services Inc. P.O. Box
3613 Aspen, CO 81612
Location:
401 W. Bleeker Street
Current Zoning
Medium-Density Residential (R-
6)
Summary:
The applicant plans an interior
and exterior remodel of an
existing single-family dwelling
and requests Special Review
approval to allow work to occur
on a portion of the home which
encroaches into the combined
side yard setback.
STAFF RECOMMENDATION:
Staff recommends the Planning
& Zoning Commission approve
the request. The proposed scope
of work meets the Special
Review criteria in that it arguably
reduces the mass of the structure
where it sits in the required
setback.
Figure 2: Front of Dwelling Looking South
Figure 3: Side of Dwelling Looking West
Figure 1: 401 W. Bleeker Property Location
401
3
Page | 2
REQUEST OF THE PLANNING AND ZONING COMMISSION:
The applicant is requesting the following land use approval:
• Special Review (Pursuant to Land Use Code Section 26.430.040.B):
The applicant is requesting Special Review to remodel an existing non-conforming
structure where it currently encroaches into a portion of the combined side yard setback.
The Planning and Zoning Commission is the final review authority.
SUMMARY AND BACKGROUND:
The subject property is located within the Medium-Density Residential (R-6) zone district and is
improved with a single-family dwelling. The lot area measures 7,500 sq. ft. and requires a
combined side yard setback of 22-ft. 6 inches, with a minimum of 5-ft. on each side.
The original dwelling was constructed circa 1988 and was expanded around 1994. The building
footprint that resulted from the expansion complied with all setback requirements, including the
combined side yard setback, a standard that was added to the land use code around the time of
the ’94 remodel.
Based on representations in a building permit, it appears the standard was found to be met at the
time by making staggered measurements along the sides of the property that correlated with the
contours of the dwelling (Figure 4). A code amendment since that time clarified that for combined
side yards uniform setback lines are measured from the front of the property to the rear to create
a continuous setback “corridor,” the perceived original intent of the concept. Staggered
measurements are prohibited. Figure 5 illustrates how current code is applied. A portion of the
dwelling that previously complied with the staggered setbacks now encroaches into the linear
setbacks. This area is located along the west side of the structure. The dwelling is now considered
a legally established, non-conforming structure. The applicant plans to comprehensively remodel
the dwelling and requests approval for Special Review for some of that work to affect the portion
of the home that encroaches into the combined side yard setback.
Figure 5: Combined Side Yard Setback
Measured with Linear Delineation
Figure 4: Combined Side Yard Setback
Measured with a Staggered Delineation
Key
Dwelling
encroaching
into setback
4
Page | 3
DISCUSSION & STAFF FINDINGS
Staff supports the request for approval of Special Review to remodel the legally non-conforming
portion of the dwelling that encroaches into the combined side yard setback.
No dimensional variations will be increased from this work. Conversely, as represented in Figure
6 and Figure 7, the massing associated with the existing encroachment will be reduced through
the elimination of a cross-gable roof that provides livable space on a third floor level. The remodel
will bring the property more into compliance with current code compared to what exists today.
Lastly, while the scope of work represented in the application affects a number of areas of the
home and includes new basement space, the existing building will not be considered to be
demolished (removal of more than 40% of the exterior surface of the structure), which is typically
the trigger that staff uses to determine if existing non-conforming structures should come fully into
compliance.
RECOMMENDATION:
Staff recommends approval of the request for Special Review, subject to the conditions listed in
the Resolution.
PROPOSED MOTION:
“I move to approve Resolution #02, Series of 2022 for Special Review to allow for the replacement
of a portion of a legally established, non-conforming structure at 401 W. Bleeker, subject to the
conditions listed in the Resolution.
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ATTACHMENTS:
Exhibit A | Staff Findings
Exhibit B | Application
Figure 6: Existing Dwelling | The red area
depicts the portion of the home encroaching
into the combined side yard setback
Figure 7: Proposed Design | The red area
depicts the portion of the home encroaching
into the combined side yard setback
5
P&Z Resolution #0 2 , Series of 202 2
Page 1 of 3
RESOLUTION #02
(SERIES OF 202 2 )
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING SPECIAL REVIEW FOR THE REPLACEMENT OF A PORTION OF A
NONCONFORMING STRUCTURE FOR THE PROPERTY COMMONLY KNOWN AS
401 WEST BLEEKER STREET, LEGALLY DESCRIBED AS LOTS H AND I, AND THE
EASTERLY ONE HALF OF LOT G, BLOCK 37, CITY AND TOWNSITE OF ASPEN,
COUNTY OF PITKIN, STATE OF COLORADO
Parcel ID: 2735 -124-42-003
WHEREAS, the Community Development department received a n application from 401 W.
Bleeker LLC, requesting approval for Special Review to replace a portion of a nonconforming
structure for the property located at 401 W. Bleeker Street; and,
WHEREAS, the Community Development department Staff reviewed the appli cation 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 for Special Review to replace a portion
of an ex isting nonconforming structure ; 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 January 18 th, 2022;
and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development
proposal meets the applicable review criteria and that approval of the req uest 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 City of Aspen Planning and Zoning Commission approves Resolution #02,
Series of 202 2 , by a X to X (X-X) vote, granting approval for Special Review to replace a portion
of a nonconforming structure as identified herein.
6
P&Z Resolution #0 2 , Series of 202 2
Page 2 of 3
NOW, THEREFORE BE IT RESOLVED , THE ASPEN PLANNING & ZONING
COMMISSION RECOMMENDS THE FOLLOWING:
Section 1: Special Review
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby approves the request for Special Review to replace a
portion of the existing nonconforming structure located along the western façade of the dwelling,
subject to the following conditions:
1. The scope of work associated with this approval shall not trigger demol ition pursuant to
Title 26 of the Land Use Code. If demolition is triggered, the nonconformity shall come
into compliance with underlying zoning, or the project shall be subject to further review
by the Planning & Zoning Commission.
2. The mass of the noncon formity shall be reduced as represented in the application. Any
subsequent amendments or changes that increase the nonconformity, including but not
limited to height, Net Livable Area , or building footprint shall be subject to further review
from the Planning & Zoning Commission.
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documenta tion 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: Existing Litigation
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 conclude d under such prior ordinances.
Section 4: Severability
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.
7
P&Z Resolution #0 2 , Series of 202 2
Page 3 of 3
APPROVED by the Commission at its meeting on January 18, 2022 .
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
_________________________________ ________________________
Katharine Johnson, Assistant City Attorney Teraissa McGovern , Chair
ATTEST:
____________________________
Cindy Klob, Records Manager
8
Exhibit A
Special Review | Staff Findings
1
Land Use Code Section 26.430.040.B.3, Special Review
No development subject to special review shall be permitted unless the Planning
and Zoning Commission makes a determination that the proposed development
complies with all standards and requirements set forth below.:
a) Dimensional requirements. Whenever the dimensional requirements of a proposed
development are subject to special review, the development application shall only be
approved if the following conditions are met.
1. The mass, height, density, configuration, amount of open space, landscaping and
setbac ks of the proposed development are designed in a manner which is
compatible with or enhances the character of surrounding land uses and is
consistent with the purposes of the underlying zone district .
Staff Findings: Roof and plate height will be lowered along several areas of the
existing dwelling, including the portion of the home that encroaches into the
combined side yard setback. Lowering the height of the encroaching mass reduces
the non-conformity and brings the property closer to compliance. Staff has included
a condition of approval requiring the nonconformity to be reduced as represented
in the application. Any subsequent amendments or changes that increase the
nonconformity, including but not limited to height, Net Livable Area, or building
footprint shall be subject to further review from the Planning & Zoning Commission.
Staff finds this criterion to be met.
2. The applicant demonstrates that the proposed development will not have adverse
impacts on surrounding uses or will mitigate those impacts, including but not
limited to the effects of shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated view plane.
Staff Findings: The application represents a reduction to the roof and plate height
in various areas of the home. Specifically, the encroaching portion of the dwelling
will be reduced by several feet. By lowering these heights, surrounding properties
will benefit from a s tructure that incorporates less mass. Shading will improve from
these changes. Staff does not anticipate impacts to traffic or availability of parking
by granting this request. Staff finds this criterion to be met.
b) Replacement of nonconforming structures. Whenever a structure or portion thereof,
which does not conform to the dimensional requirements of the zone district in which
the property is located is proposed to be replaced after demolition, the following
criteria shall be met:
(1) The proposed development shall comply with the conditions of
Subsection 26.430.040(a) above;
(2) The are existing special characteristic s unique to the property which
differentiate the property from other properties located in the same zone district;
9
Exhibit A
Special Review | Staff Findings
2
(3) No dimensional variations are increased, and the replacement structure
represents the minimum variance that will make possible the reasonable use of
the property; and
(4) Literal enforcement of the dimensional provisions of the zone district would
cause unnecessary hardship upon the owner by prohibiting reasonable use of the
property.
Staff Findings: The existing non-conforming nature of this property was a result of
changes to the land use code and the methodology used to measure the combined side
yard dimensional standard. It’s important to note that land use codes are amended from
time to time. As c odes evolve, improvements that complied with the code in the past may
be considered non-conforming in the future. The history that led this dwelling to be
considered a legally established non-conformity is not unique or special.
However, no dimensional variations will be increased from this work, and because the
massing associated with existing encroachments will be reduced, staff finds that the
property will come further into compliance with the code compared to what exists today.
Lastly, staff believes that by requiring the dwelling to come into compliance with current
code, an unnecessary hardship may encumber the property. The scope of work
represented in the application does not reach the threshold of demolition, which is
typically the trigger that staff uses to determine if existing non-conformities should come
into compliance. Staff finds this criterion to be met.
10
Exhibit B- Applicatoin
11
Exhibit B- Applicatoin
12
Exhibit B- Applicatoin
13
Exhibit B- Applicatoin
14
Exhibit B- Applicatoin
15
Exhibit B- Applicatoin
16
Exhibit B- Applicatoin
17
Exhibit B- Applicatoin
18
Exhibit B- Applicatoin
19
Exhibit B- Applicatoin
20
Exhibit B- Applicatoin
21
Exhibit B- Applicatoin
22
Exhibit B- Applicatoin
23
Exhibit B- Applicatoin
24
Exhibit B- Applicatoin
25
Exhibit B- Applicatoin
26
Exhibit B- Applicatoin
27
Exhibit B- Applicatoin
28
Exhibit B- Applicatoin
29
Exhibit B- Applicatoin
30
4,514
752.3
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0752.3376.17
Notes
401 W. Bleeker Vicinity Map
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 2:31 PM 10/05/21 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
Exhibit B- Applicatoin
31
ISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:27:35 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-001PROPOSED / EXISTINGPERSPECTIVES WITHSETBACKS06/14/2021401 W BLEEKERSCALE1PROPOSED HOUSE WITHIN COMBINED SIDEYARD SETBACK SOUTHSCALE2EXISTING HOUSE WITHIN COMBINED SIDEYARD SETBACK SOUTHEXISTING HOUSE BUILTWITHIN COMBINED SIDE YARDSETBACKPROPOSED HOUSE BUILTWITHIN COMBINED SIDE YARDSETBACK COMBINED SIDE YARDSETBACK COMBINED SIDE YARDSETBACKLand Use Submittal10.21.2021Exhibit B- Applicatoin 32
ISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:27:52 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-002PROPOSED / EXISTINGPERSPECTIVES WITHSETBACKS06/14/2021401 W BLEEKERSCALE1PROPOSED HOUSE WITHIN COMBINED SIDEYARD SETBACK NORTHSCALE2EXISTING HOUSE WITHIN COMBINED SIDEYARD SETBACK NORTHEXISTING HOUSE BUILT WITHINCOMBINED SIDE YARD SETBACKCOMBINED SIDE YARD SETBACKEXISTING HOUSE BUILT WITHINCOMBINED SIDE YARD SETBACKCOMBINED SIDE YARD SETBACKLand Use Submittal10.21.2021Exhibit B- Applicatoin 33
PROPERTY LINEFRONT YARDSETBACKSTAGGEREDSIDE YARDSETBACK(COMBINED22'-6")STAGGERED SIDEYARD SETBACK(COMBINED22'-6")5'-0"10'-0"REAR YARDSETBACK10'-0"PROPERTY LINET.O. F.F. =+7909.4EXISTING DECKROOF BELOWLOT H AND I AND1/2 OF LOT G7500 SQ.FT.ALL EXISTING TREESTO REMAINEXISTINGHOUSESTAGGEREDSIDE YARDSETBACK(COMBINED22'-6")STAGGERED SIDEYARD SETBACK(COMBINED 22'-6")5'-0"EXISTING LIGHTWELLBELOWEXISTINGFRONT PORCH17'-6"13'-0"9'-6"GARAGEEXISTING MECH.SHED790779087909791079097910EXISTING DECKWEST BLEEKER STREETTHIRD STREETALLEY BLOCK 377911A28'-5 3/8"A31'-11 5/8"TOTAL A = 28'-5 3/8" + 31'-11 5/8"= 60'-5"B9'-10 5/8"B24'-3 3/8"TOTAL B = 24'-3 3/8" + 9'-10 5/8" =34'-2"C5'-1 3/8"C31'-11 5/8"TOTAL C = 5'-1 3/8" + 31'-11 5/8"= 37'-1"D46'-6 5/8"TOTAL D = 5'-1 3/8" + 46'-6 5/8"= 51'-8"D5'-1 3/8"PROPERTY LINEPROPERTY LINE2A-003ISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:25:11 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-003EXISTING SITE PLAN SITEPLAN WITH STAGGEREDCOMBINED SIDE YARDSETBACK06/14/2021401 W BLEEKERSCALE 1/8" = 1'-0"1SITE PLAN WITH STAGGERED SIDE YARDSETBACKSCALE 1 1/2" = 1'-0"2EXISTING FRONT YARD FROM BLEEKERSTREETNORTHLand Use Submittal10.21.2021Exhibit B- Applicatoin 34
PROPERTY LINEFRONT YARDSETBACKSIDE YARD SETBACK(COMBINED 22'-6")SIDE YARD SETBACK(COMBINED 22'-6")5'-0"10'-0"REAR YARDSETBACK10'-0"PROPERTY LINE11'-8"+7911+7909.5 =100'-0"+7908.5+7909+7908+7909+7909.5 = 100'-0"+7909.5 = 100'-0"+7909.875T.O. F.F. =+7909.875T.O. PLY. =+7909.75ON GRADEPATIOON GRADEPATIOFRONT PORCH+7909+7908.5+7908.5+7910+7910.5+7907.5+7907.510'-10"ON GRADEDECKROOF BELOWLOT H AND I AND1/2 OF LOT G7500 SQ.FT.ALL EXISTING TREESTO REMAINON GRADEPATIOPROPOSEDHOUSEAREA OF PROPOSEDHOUSE BUILT WITHINEXISTING COMBINEDSIDE YARD SETBACKEXISTING LIGHTWELLBELOWGARAGEWEST BLEEKER STREETTHIRD STREETALLEY BLOCK 37PROPERTY LINEPROPERTY LINEISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:25:18 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-004PROPOSED SITE PLAN06/14/2021401 W BLEEKERNORTHSCALE 1/8" = 1'-0"1SITE PLAN WITH COMBINED SIDE YARDSETBACK PER CODELand Use Submittal10.21.2021Exhibit B- Applicatoin 35
T.O.F.F. (UPPER exist)110'-6"T. PLATE (UPPER exist)118'-6"T.O.F.F. (LOWER exist)88'-9"T.O. SLAB (LOWER exist)88'-8 1/4"T.O. PLY. (DEN exist)100'-0"T.O. PLY (UPPER exist)110'-5 1/4"21T.O.F.F. (ENTRY exist)101'-3"45T.O.F.F. (LVL 3)118'-6 3/4"T.O.F.F. (OVER GAR exist)109'-3"25'-0" HEIGHTLIMIT1/3 POINTEXISTINGGRADE1/3 POINTAREA OF EXISTING HOUSEBUILT WITHIN COMBINEDSIDE YARD SETBACK8'-0"2'-8"COMBINEDSIDE YARDSETBACKISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:25:35 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-201XEXISTING ELEVATIONS06/14/2021401 W BLEEKERSCALE 1/4" = 1'-0"1EXISTING - NORTH ELEVATIONLand Use Submittal10.21.2021Exhibit B- Applicatoin 36
T.O.F.F. (UPPER exist)110'-6"T.O.F.F. (UPPER exist)110'-6"T. PLATE (UPPER exist)118'-6"T.O.F.F. (LOWER exist)88'-9"T.O.F.F. (LOWER exist)88'-9"T.O. SLAB (LOWER exist)88'-8 1/4"T.O. PLY. (DEN exist)100'-0"ACDFBET.O.F.F. (ENTRY exist)101'-3"GT.O.F.F. (LVL 3)118'-6 3/4"T.O. SLAB (EXIST GAR)99'-3"T.O.F.F. (OVER GAR exist)109'-3"FACE OF WEST ELEVATIONCURRENTLY WITHIN THECOMBINED SIDE YARD SETBACKALONG GRID 1EXISTING GRADE25'-0" HEIGHTLIMIT1/3 POINT1/3 POINT8'-0"2'-8"7'-3 1/2"2'-5 3/16"STAGGEREDSIDE YARDSETBACKISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:26:52 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-202XEXISTING ELEVATIONS06/14/2021401 W BLEEKERSCALE 1/4" = 1'-0"1EXISTING - WEST ELEVATIONLand Use Submittal10.21.2021Exhibit B- Applicatoin 37
T.O.F.F. (UPPER exist)110'-6"T. PLATE (UPPER exist)118'-6"T.O.F.F. (LOWER exist)88'-9"T.O. PLY. (DEN exist)100'-0"T.O. PLY (UPPER exist)110'-5 1/4"231T.O.F.F. (ENTRY exist)101'-3"45T.O.F.F. (LVL 3)118'-6 3/4"T.O. SLAB (EXIST GAR)99'-3"T.O.F.F. (OVER GAR exist)109'-3"COMBINEDSIDE YARDSETBACK25'-0" HIEGHTLIMITEXISTINGGRADE1/3 POINT1/3 POINTAREA OF EXISTING HOUSEBUILT WITHIN COMBINEDSIDE YARD SETBACK8'-0"2'-8"7'-3 1/2"2'-5 3/16"EXISTING GRADE AT ROOFON UPPER LEVELISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:26:07 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-203XEXISTING ELEVATIONS06/14/2021401 W BLEEKERSCALE 1/4" = 1'-0"1EXISTING - SOUTH ELEVATIONLand Use Submittal10.21.2021Exhibit B- Applicatoin 38
1. ALL WINDOW AND DOOR HEADS TO MATCH EXISTING TYP UNO. SEEWINDOW AND DOOR SCHEDULES FOR SIZES.2. WINDOW SYMBOLS AND OPERATION SHOWN AT TRUE ELEVATIONONLY (NOT ON ANGLED ELEVATIONS)3. SEE ROOF PLAN FOR ADDITIONAL GUTTER AND DOWNSPOUTLOCATIONS.ELEVATION NOTEST. PLATE (UPPER exist)118'-6"T.O.F.F. (LOWER exist)88'-9"T.O.F.F. (LOWER exist)88'-9"T.O. SLAB (LOWER exist)88'-8 1/4"T.O. PLY (UPPER exist)110'-5 1/4"23145T.O. PLY (MAIN proposed)100'-3"T.O.F.F. (MAIN proposed)100'-4 1/2"PLATE AT FLAT (PROPOSED)120'-3"T.O. F.F. UPPER (proposed)110'-6 3/4"COMBINEDSIDE YARDSETBACKPROPOSED GRADE1/3 POINT1/3 POINT7'-3 1/2"2'-5 3/16"12" 12"25'-0" HEIGHTLIMITISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:25:26 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-201EXTERIOR ELEVATIONS06/14/2021401 W BLEEKERSCALE 1/4" = 1'-0"1PROPOSED - NORTH ELEVATIONLand Use Submittal10.21.2021Exhibit B- Applicatoin 39
T.O.F.F. (UPPER exist)110'-6"T. PLATE (UPPER exist)118'-6"T.O.F.F. (LOWER exist)88'-9"T.O. SLAB (LOWER exist)88'-8 1/4"T.O. PLY (UPPER exist)110'-5 1/4"ACDFBEGT.O. PLY (MAIN proposed)100'-3"PLATE AT FLAT (PROPOSED)120'-3"T.O. F.F. UPPER (proposed)110'-6 3/4"T.O. GARAGE SLAB (PROPOSED)99'-10 1/2"T.O. PLY GARAGE (PROPOSED)99'-6 1/2"FACE OF WEST ELEVATIONCURRENTLY WITHIN THECOMBINED SIDE YARD SETBACKALONG GRID 1PROPOSED GRADE1/3 POINT25'-0" HEIGHTLIMIT6'-6 1/2"1'-11 3/4"1/3 POINT7'-3 1/2"2'-5 3/16"1. ALL WINDOW AND DOOR HEADS TO MATCH EXISTING TYP UNO. SEEWINDOW AND DOOR SCHEDULES FOR SIZES.2. WINDOW SYMBOLS AND OPERATION SHOWN AT TRUE ELEVATIONONLY (NOT ON ANGLED ELEVATIONS)3. SEE ROOF PLAN FOR ADDITIONAL GUTTER AND DOWNSPOUTLOCATIONS.ELEVATION NOTESISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:25:44 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-202EXTERIOR ELEVATIONS06/14/2021401 W BLEEKERSCALE 1/4" = 1'-0"1PROPOSED - WEST ELEVATIONLand Use Submittal10.21.2021Exhibit B- Applicatoin 40
T. PLATE (UPPER exist)118'-6"T.O.F.F. (LOWER exist)88'-9"T.O. SLAB (LOWER exist)88'-8 1/4"T.O. PLY (UPPER exist)110'-5 1/4"23145T.O. PLY (MAIN proposed)100'-3"T.O.F.F. (MAIN proposed)100'-4 1/2"PLATE AT FLAT (PROPOSED)120'-3"T.O. F.F. UPPER (proposed)110'-6 3/4"T.O. GARAGE SLAB (PROPOSED)99'-10 1/2"T.O. PLY GARAGE (PROPOSED)99'-6 1/2"COMBINEDSIDE YARDSETBACKPROPOSED GRADE25'-0" HEIGHTLIMIT1/3 POINT7'-3 1/2"2'-5 3/16"AREA OF PROPOSED HOUSEBUILT WITHIN COMBINEDSIDE YARD SETBACK1. ALL WINDOW AND DOOR HEADS TO MATCH EXISTING TYP UNO. SEEWINDOW AND DOOR SCHEDULES FOR SIZES.2. WINDOW SYMBOLS AND OPERATION SHOWN AT TRUE ELEVATIONONLY (NOT ON ANGLED ELEVATIONS)3. SEE ROOF PLAN FOR ADDITIONAL GUTTER AND DOWNSPOUTLOCATIONS.ELEVATION NOTESISSUE FORTHIS DRAWING IS THE PROPERTY OF GALAMBOS ARCHITECTS INC. ALL WRITTEN AND DRAWN INFORMATION APPEARING HEREIN SHALL NOT BE DUPLICATED, DISCLOSED OR OTHERWISE USED WITHOUT THE WRITTEN CONCENT OF GALAMBOS ARCHITECTS INC C COPYRIGHT 2012G A L A M B O SARCHITECTS, INC.314 D AABCASPEN, CO 81611(970) 429-1286DATEDRAWINGDATEPROJECT10/21/2021 10:25:54 AM401 W BLEEKER401 W BLEEKER ASPEN,COA-203EXTERIOR ELEVATIONS06/14/2021401 W BLEEKERSCALE 1/4" = 1'-0"1PROPOSED - SOUTH ELEVATIONLand Use Submittal10.21.2021Exhibit B- Applicatoin 41
Exhibit B- Applicatoin
42
Page 1 of 3
MEMORANDUM
TO: City of Aspen Planning and Zoning Commission
FROM: Michelle Bonfils Thibeault,AICP Planner II
THRU: Amy Simon, Planning Director
MEMO DATE:January 14, 2022
MEETING DATE:January 18, 2022
RE:905 W North St, Special Review-Nonconforming Structure & Combined Sideyard
Variance
APPLICANT:
Susan Merritt Baird and Stephen
Baird
REPRESENTATIVE:
Sara Adams, BendonAdams
LOCATION:
905 W North Street
CURRENT AND PROPOSED
ZONING & USE
This property is located in the
Medium-Density Residential (R-6)
zone district and is developed with a
single-family home.
SUMMARY:The application requests Special Review, Replacement
of Nonconforming Structure and a Variance to the combined side yard
setback requirement in the R-6 zone to allow for exterior
improvements to the existing home and the redevelopment of the
nonconforming crawl space into basement living space.
STAFF RECOMMENDATION: As designed, the request to expand
the existing nonconforming crawl space into a livable basement
requires a variance to the combined side yard setback,increasing a
nonconforming element of the structure. Reduction of
nonconformities is a goal of the land use code and variations require
demonstration of a hardship. Staff recommends the Planning and
Zoning Commission adopt the Resolution to approve the Special
Review allowing some aspects of the proposal to proceed,but deny
the Variance request.
Figure 1.905 W North St. Aerial Image
43
Page 2 of 3
LAND USE REQUEST AND REVIEW PROCEDURES:
The Applicant is requesting the following land use approval from the Planning and Zoning Commission:
Special Review (Pursuant to Land Use Code Section 26.430.040): An application requesting
Replacement of Non-Conforming Structures to make exterior improvements and to expand the
crawlspace into a living area basement, which requires Special Review by the Planning and Zoning
Commission. The Planning and Zoning Commission is the final review body.
Variance (Pursuant to Land Use Code Section 26.314): An application requesting a variance from
the combined side yard setback requirement of the R-6 zone district to allow a basement to be
developed meeting the minimum side yard setback requirements but requiring a variance from the
combined side yard requirement.
SUMMARY OF PROJECT:
Existing Conditions: The subject property is a single-family residence located in the R-6 zone district.
The house was originally constructed around 1977, prior to current zoning standards and is considered a
legally established nonconforming structure. The existing structure is nonconforming in consideration of
R-6 zone standards including floor area and side yard setbacks. The existing structure is built over a crawl
space foundation that encroaches into the minimum side yard setback requirements and the combined
side yard setback requirement. The existing floor area is nonconforming at +/-4,068 sq.ft.
STAFF COMMENTS:
The application is subject to Special Review because it entails altering and rebuilding aspects of a non-
conforming structure.
Minor changes to the west elevation of the home (two new windows and the removal of a people door) and
to the north elevation (replacement of existing windows with two new windows and addition of a people
door near the garage doors) are requested. An exterior trash enclosure is also proposed. Alteration to
nonconforming structures are permitted in a manner that does not change or that decreases the
nonconformity. These proposals do not change the nature of the nonconforming status of the structure
and are therefore permitted.
The existing structure is nonconforming to allowable floor area standards in the R-6 zone. The applicant
proposes to reduce square footage in the above grade levels, reallocating the floor area to a new proposed
basement level to maintain (not increase) the nonconforming floor area. This work may proceed if
otherwise in conformance with applicable codes.
The applicant proposes to redevelop the nonconforming crawl space into a livable basement that meets
the minimum required side yard setbacks (15ft side yard setback requirement), however not the combined
side yard setback requirement (37.5ft combined side yard setback requirement). The applicant is
requesting a 7.5ft variance to the combined side yard setback requirement to increase this aspect of the
nonconforming structure. Staff finds that this aspect of the proposal does not meet the review criteria for
Special Review or for the granting a setback variance.
RECOMMENDATION: The Community Development Department Staff recommends the Planning and
Zoning Commission approve the fenestration changes and trash enclosure, but deny a setback variance
to redevelop the existing non-conforming crawl space into a living space basement as outlined in the
attached resolution. A basement that fully complies with all dimensional requirements including setbacks
can meet the approval criteria and the project can be redesigned in that manner to proceed to building
permit.
44
Page 3 of 3
ATTACHMENTS:
Resolution #__, Series of 2022
Exhibit A – Special Review Criteria
Exhibit B – Variance Review Criteria
Exhibit C – Application
45
P&Z Resolution # ____, Series of 2022
1
RESOLUTION #03
(SERIES OF 2022)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
GRANTING SPECIAL REVIEW/NONCONFORMING STRUCTURE REPLACEMENT
APPROVAL AND DENYING A COMBINED SETBACK VARIANCE APPROVAL FOR
THE PROPERTY LOCATED AT 905 W. NORTH ST, LOTS F, G, H, I, BLOCK 2
(EXCEPT A PORTION OF LOT I) , CITY OF ASPEN, COLORADO
PARCEL ID: 2735-122-11-006
WHEREAS, the Community Development department received an application from
BendonAdams, representing Susan Merritt Baird and Stephen Baird, requesting Special
Review/Replacement of Nonconforming Structure and Side Yard Variance related to exterior
improvements and development of a basement below the existing home located at 905 West North
Street; 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 Land Use Code standards, and referral of
the application to other City Departments for comments, the Community Development Director
recommends Special Review approval for some aspects of the application, but no setback variance
to redevelop the existing non-conforming crawl space into a living space basement as proposed;
and,
WHEREAS, the City of Aspen Planning and Zoning Commission reviewed and considered
the application under the applicable provisions of the Land Use Code as identified herein, in
particular Section 26.314 Variances and 26.430 Special Review, reviewed and considered the
recommendation of the Community Development Director and took and considered public
comment at a duly noticed public hearing on January 18, 2022; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development
proposal for Special Review/Replacement of Nonconforming Structure meets the applicable
review criteria and that approval of the request as described below is consistent with the goals and
objectives of the Land Use Code; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development
proposal for Variance to R-6 Zone Combined Side Yard standards does not meet the applicable
review criteria or prove hardship and that denial 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,
46
P&Z Resolution # ____, Series of 2022
2
WHEREAS, the City of Aspen Planning and Zoning Commission approves Resolution #___,
Series of 2022, by a ____ to ___ (x - x) vote, recommending approval for Special
Review/Replacement of Nonconforming Structure and denial of Variance as identified herein.
NOW, THEREFORE BE IT RESOLVED the City of Aspen Planning and Zoning
Commission finds as follows:
Section 1:Legal Non-Conforming Structure
The existing single-family dwelling is a legal non-conforming structure as defined in the Land Use
Code. So long as the scope of work does not constitute demolition as defined in the Land Use
Code, the applicant may reallocate floor area from the above grade levels to the livable basement
level maintaining the existing non-conforming floor area, may remodel the exterior of the home
as proposed, and may construct an exterior trash storage area, after review and approval of a
building permit. No expansions of floor area are permitted. A basement that fully complies with
all dimensional requirements including setbacks may be included in the permit.
Section 2:Side Yard Setback Variance
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby denies a dimensional variance to convert the crawl space
to a livable basement level without meeting the minimum combined side yard standards of the R-
6 Zone as such a variance expands a nonconforming element of the structure.
Section 3: Material Representations
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 4: Existing Litigation
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 5: Severability
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.
47
P&Z Resolution # ____, Series of 2022
3
APPROVED by the Commission at its meeting on January 18, 2022.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
___________________________________ ________________________
Katharine Johnson, Assistant City Attorney Teraissa McGovern, Chair
ATTEST:
____________________________
Cindy Klob, Records Manager
Attachment:
Exhibit A-Drawings representing the approval, subject to required modification of the basement
plan to comply with setbacks
48
1
Exhibit A –Special Review Staff Findings
Chapter 26.430.040, Special Review
No development subject to special review shall be permitted unless the Planning
and Zoning Commission makes a determination that the proposed development
complies with all standards and requirements set forth below.:
(a) Dimensional requirements. Whenever the dimensional requirements of a proposed
development are subject to special review, the development application shall only be
approved if the following conditions are met.
(1) The mass, height, density, configuration, amount of open space, landscaping
and setbacks of the proposed development are designed in a manner which is
compatible with or enhances the character of surrounding land uses and is
consistent with the purposes of the underlying zone district.
Staff Findings: The subject property was built in 1977 and is a legally established
nonconforming structure. The subject property is located in the R-6, Medium-Density
zone district. The nonconformities of the existing structure include the floor area, the side
yard, and height, as demonstrated in the chart below.
R-6 Zone
Requirement
Subject Property Existing
Conditions
Minimum lot size requirement 6,000 sq.ft. lot subject lot is +/-11,052 sq.ft
Minimum lot width
requirement
60 ft.91 ft wide
Minimum front yard
requirement
10 ft.10 ft.
Minimum rear yard
requirement
10 ft. +/-49.5 ft.
Minimum side yard
requirement
15 ft. per side yard
and a combined
side yards total of
37.5 ft.
9 ft + 11 ft = +/-20ft
Maximum Height 25ft +/-30ft
Allowable FAR 3,363 sq.ft 4,069 sq.ft.
The request to expand the crawl space into a living space basement, minor changes to
the west that adds two new windows and removes a people door, and minor changes to
the north elevation the replaces two existing windows and adds a people door, requires
special review for changes to a nonconforming structure.
49
2
Nonconforming Floor Area:The subject property has an existing FAR of +/-4,069 sq.ft.
exceeding the allowable 3,363 sq.ft.by +/-706 sq.ft. The existing floor area is non-
conforming to current floor area standards. Land Use Code Section 26.312.030 Non-
conforming Structures states that “A nonconforming structure shall not be extended by
an enlargement or expansion that increases the nonconformity. A nonconforming
structure may be extended or altered in a manner that does not change or that decreases
the nonconformity. Therefore, the applicant proposes to reallocate existing floor area from
upper levels of the structure to maintain (not increase) the nonconforming floor area. This
is permitted.
Nonconforming Side yard Setbacks: The subject property is developed with
nonconforming +/-10ft easterly side yard and +/-9’4” westerly side yard for a combined
total of +/-19’4”. The requirement for a lot of this size is minimum 15ft side yard setbacks.
The applicant proposes to modify the foundation at the east and west ends of the home
and construct full basement in conformity to the 15ft side yard setback requirements.
Cross lined areas in the illustration below depict the existing crawlspace in the 15ft side
yard setbacks to be demolished. This demolition will reduce an aspect of the
nonconforming crawl space.
The R-6 zone also has a minimum combined side yard setback of 37.5ft for a lot this size.
The applicant is requesting a 7.5ft variance to the combined side yard setback to allow
an increase in this aspect of the nonconforming structure. The new full basement will
meet the minimum side yards, but not the combined yard. The requested variance will
increase +/-293 sq.ft. of living space in the combined side yard setback (as depicted in
the dotted lined area in the illustration above).
Authority to Continue: The applicant proposes modest changes to the west elevation of
the building, adding two windows and removing an existing people door. Similarly, the
50
3
applicant proposes modest changes to the north elevation of the building altering two
existing windows with new windows and adding a people door adjacent to the garage
doors. These changes to the west and north elevations do not represent an extension of
the nonconformities of the structure. The structure may be altered in a manner that does
not change the nonconformity.
(2) The applicant demonstrates that the proposed development will not have
adverse impacts on surrounding uses or will mitigate those impacts, including but
not limited to the effects of shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated view plane.
Staff finds this criteria is not met with regard to the new basement. Increasing gross
square footage of the nonconformity into the combined side yard setback is not
consistent with the purposes of the underlying zone district, which includes setting
dimensional boundaries to development.
(b) Replacement of nonconforming structures. Whenever a structure or portion thereof,
which does not conform to the dimensional requirements of the zone district in which the
property is located is proposed to be replaced after demolition, the following criteria shall
be met:
(1) The proposed development shall comply with the conditions of
Subsection 26.430.040(a) above;
(2) The are existing special characteristics unique to the property which
differentiate the property from other properties located in the same zone district;
(3) No dimensional variations are increased, and the replacement structure
represents the minimum variance that will make possible the reasonable use of
the property; and
(4) Literal enforcement of the dimensional provisions of the zone district would
cause unnecessary hardship upon the owner by prohibiting reasonable use of the
property.
Staff Findings: Staff has indicated that section 26.430.040.a is not met, therefore b.1
above is not met. The site does not present any special circumstances and the work
does include dimensional variations, contrary to b.3. Excavation of the crawlspace into a
full basement that encroaches into the combined side yard setback increases a
dimensional variation where no hardship is proved. It is a goal of the City to reduce
nonconformities.
Staff finds this criteria is not met.
51
Exhibit B - Variance Review Staff Findings
Chapter 26.314, Variance
A.In order to authorize a variance from the dimensional requirements of Title
26, the appropriate decision-making body shall make a finding that the following
three (3) circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals,
objectives and policies of this Title and the Municipal Code; and
Staff Findings:The existing structure was originally built in 1977 and is considered
a legally established nonconforming structure. The R-6 zone has a minimum combined
side yard setback of 37.5ft for a lot this size. The applicant is requesting a 7.5ft variance
to the combined side yard setback at the basement level to allow an increase in this
aspect of the nonconforming structure. The requested variance will allow the construction
of +/-293 sq.ft. new square feet of living space in the combined side yard setback.
Staff believes a reasonable expectation for the applicant and the community is that the
Land Use Code is observed and enforced as uniformly as practicable. Granting a variance
to allow construction in the setback, increasing one of the non-conforming aspects of this
home, is not consistent application of the dimensional requirements. Reduction of
nonconformities is a goal of the Municipal Code. The fact that the expansion will have
no public visibility does not override the premise that setbacks, even at the basement
level, are part of a set of dimensional regulations intended to provide a limitation to the
development permitted on a parcel.
Staff finds this criterion is not met.
2. The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
Staff Findings: Staff finds that the project does reduce the existing 10ft. east side yard
setback nonconformity (proposed new setback 15ft.) and reduces the existing 9’4” west
side yard setback nonconformity (proposed new setback 15ft.). at the below grade level
as the application indicates that existing crawl on the far east and west edges of the home
will be demolished. (Please note that the above grade encroachments in these areas are
planned to be maintained.)
The applicant is requesting a 7.5ft variance to the combined side yard setback for the
development of a new basement. The requested variance will increase +/-293 sq.ft. of
living area in the combined side yard setback below grade. Excavation of the crawlspace
into a full basement that encroaches into the combined side yard setback increases a
dimensional variation where no hardship is demonstrated. It is a goal of the City to reduce
nonconformities.
52
Reasonable use of the parcel has already been established with the existing home. The
applicant has the right to develop basement area that is in full compliance with all
dimensional requirements but does not have the right to expect additional development
through the provision of a variance to the minimum combined side yard setback.
Staff finds this criterion is not met.
3. Literal interpretation and enforcement of the terms and provisions of this
Title would deprive the applicant of rights commonly enjoyed by other
parcels in the same zone district and would cause the applicant unnecessary
hardship, as distinguished from mere inconvenience.In determining
whether an applicant's rights would be deprived, the Board shall consider
whether either of the following conditions apply:
a. There are special conditions and circumstances which are unique to the
parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result
from the actions of the applicant; or
b. Granting the variance will not confer upon the applicant any special
privilege denied the terms of this Title and the Municipal Code to other
parcels, buildings or structures, in the same zone district.
Staff Findings:The applicant proposes to reduce the nonconforming side yard
setbacks and meet the 15ft side yard setback requirements. The applicant is requesting
a 7.5ft variance from the combined side yard setback requirement. Increasing gross
square footage of the nonconformity into the combined side yard setback is not consistent
with the uniform application of the dimensional requirements of the zone district. The fact
that the home was built under older land use regulations does not create a special
circumstance that must allow continued non-conforming expansion, and no hardship has
been presented to support a variance. Granting a variance would convey special privilege
by providing the applicant permission to construct living space where other similar
properties may not.
A wildlife-resistant trash enclosure is proposed in the west side yard setback. Trash
enclosures are permitted in side yard setbacks per Section 26.575.020.(e)(5)(t). The
subject property does not have alley access.
Staff finds this criterion is not met for the basement. The proposed trash enclosure
appears to conform with setback allowances, to be confirmed at permit review.
53
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
September 14, 2021
Updated November 1, 2021
Aspen Community Development Department
Board of Adjustment
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: 905 W North Street – Setback Variance and Special Review Request
Dear Community Development and P&Z,
Please accept this application for a combined setback variance to allow a subgrade basement beneath an
existing single family home. Special Review for minor window and door changes is also requested. The
proposed basement meets minimum side setback requirements of 15 feet, but requests a variance for the
combined side setback requirement of 37.6 feet (30 feet is proposed).
Background
The property is within the R-6 Zone District and is roughly 11,052 sf
in size. The home was built in 1977 and is considered a legally
established non-conforming structure because the structure is
located within required side yard setbacks, exceeds the allowable
floor area, and the dormers may be over the height limit due to new
measurement methodology in the Code. The home was built in
accordance with the Land Use Code in 1977, which had a minimum
side setback of 5 feet and no combined setback requirement.
However, the Code has significantly changed in the past 44 years and
the existing home no longer meets the side setback requirement of
15 feet nor the combined side setback requirement of 37.6 feet.
54
905 West North Street
Planning and Zoning Commission
Since the initial adoption of zone districts, the City has defined
minimum setback requirements; however, in the 1980s (circa
1988) the City adopted the combined sideyard setback
requirement to encourage larger side yards for larger lots. The
combined setback is determined by the gross lot area of a
property, and each side yard must meet the minimum setback
and must also add up to combined setback requirement.
In the City of Aspen setbacks run below ground even though
there is no visible impact on the neighborhood.
As defined in Land Use Code Section 26.104.100:
“Setback. An area commencing and extending horizontally and vertically from a lot line, property
line or other boundary which shall be unoccupied and unobstructed from the ground upward,
excepting trees, vegetation and/or fences or other structures or projections as allowed.”
Despite the definition of setback being unoccupied “from the ground upward”, the City asserts that setbacks
extend below ground pursuant to Section 26.575.020.e.5, Allowed Projections into Setbacks. According to
this philosophy, setback regulations restrict development to a clearly defined building envelope below grade
to prohibit encroachments on any underground utilities that run through the City rights of way. As such,
basements are required to meet setback limitations. Lightwells that are required for egress and are the
minimum size per Building Code (3’ x 3’) are exempt from setback restrictions; however, the actual usable
basement space is not exempt from setbacks.
Combined Setback Variance Request
905 West North Street has the following setbacks:
Table 1: 905 W. North Dimensional Requirements Summary
R-6 Requirement 905 W. North
Existing Condition Proposal
Lot Size 6,000 sf 11,052 sf
(no lot reductions) No Change
Front Yard (facing W.
North Street) 10 ft 10 ft. No Change
Side Yard
Minimum
EAST 15 ft.
11.1 ft. Above Grade
11.1 ft. Below Grade
Foundation
No Change Above Grade
15 ft. Below Grade
WEST 15 ft.
9.1 ft. Above Grade
9.1 ft. Below Grade
Foundation
No Change Above Grade
15 ft. Below Grade
Side Yard Combined 37.6 ft. 20.2 ft. Above Grade
No Below Grade Space
No Change Above Grade
30 ft. Below Grade – variance requested
Rear Yard 10 ft. More than 10 ft. No Change
55
905 West North Street
Planning and Zoning Commission
The existing single family home has a foundation below the home that sits within required setbacks. A full
height useable basement is proposed to expand the home without impacting any above grade massing.
There are no impacts to the neighborhood and the request for setback variance is only 7.6 feet below grade.
The purpose of the combined side yard setback is to provide ample space between large buildings on large
lots. The proposed below grade variance, which meets minimum side yard setback requirements of 15 feet,
does not impact the location or size of the building above grade.
Special Review Request
According to the Planning Department, Special Review is required for any exterior changes to a non-
conforming structure regardless of whether Demolition as defined in the Land Use Code is triggered. The
905 Project does not propose Demolition but requests approval for minor improvements to an existing 1977
single family home.
In addition to the habitable basement described above, a new trash enclosure on the west side of the
building is proposed – there is no alley access for this block; and therefore, meets Land Use Code Section
26.575.020.d.13 as exempt from Floor Area and Land Use Code Section 26.575.020.e.5.t as an allowed
projection into a setback. Two new windows and the removal of a man door are proposed on the west
elevation. Slightly larger windows above the garage and a new man door area are also proposed on the
north elevation. These minor changes to the exterior of the building do not require setback variances and
do not increase or alter the non-conforming status of the structure.
We believe the proposed setback variance and special review for the non-conforming structure are well
within the spirit and intent of the City’s Land Use Code and is necessary to avoid an unreasonable hardship
upon the landowner. Approval would be defensible from a standard-of-review standpoint and a responsible
action of the Commission.
We look forward to your review and commentary, as well as the opportunity to discuss this request with
the Planning and Zoning Commission. Please let us know if we can provide additional information or if you
would like to schedule a site visit.
Kind Regards,
Kind Regards,
Sara Adams, AICP
sara@bendonadams.com
970-925-2855
Attachments:
A – Standards of Review
a.1 Variances
a.2 Special Review
B – Land Use application
C - Agreement to pay form
D - Authorization to represent
E - Disclosure of ownership
F - HOA compliance form
G – Pre-application summary
H - Vicinity Map
I – Mailing list
J – Drawings
K – Survey
56
905 North Street
Exhibit A – Standards for Review
Exhibit A
A.1 26.314.040 Standards applicable to variances.
A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision
- making body shall make a finding that the following three circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
Title 26 of the Municipal Code (known as the Land Use Code) provides zoning limitations and development
standards for properties in the City of Aspen. The purpose of Title 26, stated in 26.104.020 includes the
analysis of various development factors “and the legitimate rights and reasonable expectations of property
owners.”
All development and uses of land are to be considered within the context of “natural environmental
character of the City” and architectural/aesthetic character of the City. The purpose of the R-6 Zone District
includes use for long-term residential uses with customary accessory uses. Following is the purpose
statement for the R-6 Zone District, as stated in the City of Aspen Land Use Code:
The property is zoned for single-family development and the owner has a legitimate and reasonable
expectation to be able to develop a single-family home. The purpose directly states that lands contain
“relatively dense settlements…” which infers that homes are built relatively close together. A variance to
required setbacks to enable the development of a home on this property is consistent with the purpose of
the Zone District.
57
905 North Street
Exhibit A – Standards for Review
2. The grant of variance is the minimum variance that will make possible the reasonable use of the
parcel, building or structure; and
The proposed basement meets the minimum setback requirement of 15 feet for both side yards. The
combined setback requirement of 37.6 feet is requested, where 30 feet is required. The basement is pulled
in from the existing foundation walls to comply with the minimum setback requirement; however, just 7.6
feet is requested to make possible the reasonable use of this property with a fully useable basement level.
3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive
the applicant of rights commonly enjoyed by other parcels in the same zone district and would
cause the applicant unnecessary hardship, as distinguished form mere inconvenience. In
determining whether an applicant’s rights would be deprived, the Board shall consider whether
either of the following conditions apply:
a. There are special conditions and circumstances which are unique to the parcel, building
or structure, which are not applicable to other parcels, structures or buildings in the
same zone district and which do not result from the actions of the applicant; or
b. Granting the variance will not confer upon the applicant any special privilege denied by
the terms of this Title and the Municipal Code to other parcels, buildings or structures,
in the same zone district.
The location of the existing home was in full conformance with the Zone District at the time of completion.
The Code has changed over time to, among other things, include a combined side yard setback requirement
that did not exist when the home was constructed. The applicant did not create this situation. The parcel
has existed in this configuration for decades and is not the result of the owner’s actions. Complying with
the setbacks’ literal interpretation creates an unnecessary hardship for the Baird family. The requested
combined setback variance for a basement only is the minimum necessary for basement level to be useable,
and to provide the property with the same privilege allowed other properties in the same zone district.
A.2 26.430.040.B.3 Special Review
No development subject to special review shall be permitted unless the Planning and Zoning Commission
makes a determination that the proposed development complies with all standards and requirements set
forth below.
(a) Dimensional requirements. Whenever the dimensional requirements of a proposed development
are subject to special review, the development application shall only be approved if the following
conditions are met.
(1) The mass, height, density, configuration, amount of open space, landscaping and setbacks
of the proposed development are designed in a manner which is compatible with or
enhances the character of surrounding land uses and is consistent with the purposes of the
underlying zone district.
(2) The applicant demonstrates that the proposed development will not have adverse impacts
on surrounding uses or will mitigate those impacts, including but not limited to the effects
of shading, excess traffic, availability of parking in the neighborhood or blocking of a
designated view plane.
58
905 North Street
Exhibit A – Standards for Review
The proposed minor façade changes – windows and doors on the west and north elevations are compatible
with the surrounding land uses and the intent of the residential R-6 zone district. An enclosed trash and
recycle area is consistent with the neighborhood and is allowed per Zoning to be located in a setback.
The proposed basement does not impact the mass, density, open space or landscaping of the property. A
habitable basement is consistent with the residential zone district and surrounding land uses. A combined
setback variance is requested for the basement space as noted above.
The proposed project does not adversely impact the surrounding uses, does not increase traffic, and does
not change the existing bulk, mass and height of the single family home.
(b) Replacement of nonconforming structures. Whenever a structure or portion thereof, which does
not conform to the dimensional requirements of the zone district in which the property is located
is proposed to be replaced after demolition, the following criteria shall be met:
(1) The proposed development shall comply with the conditions of Subsection 26.430.040(a)
above;
(2) There exist special characteristics unique to the property which differentiate the property
from other properties located in the same zone district;
(3) No dimensional variations are increased, and the replacement structure represents the
minimum variance that will make possible the reasonable use of the property; and
(4) Literal enforcement of the dimensional provisions of the zone district would cause
unnecessary hardship upon the owner by prohibiting reasonable use of the property.
Demolition, removal of 40% or more of the exterior structure, is not triggered by this application. The
proposed project includes enlargement of two windows on the north elevation (street facing), and a new
door on the north elevation. Two new windows and the removal of a door are proposed on the west
elevation. A small trash and recycle area is proposed on the west elevation. A habitable basement level is
proposed, where there is currently only a foundation below grade. There is no increase to the non-
conforming aspects of the property (height, floor area, setbacks) with the exception of the basement level
that needs a combined setback variance.
The home was built in 1977 and is considered a legally established non-conforming structure because the
structure is located within required side yard setbacks, exceeds the allowable floor area, and the dormers
may be over the height limit due to new measurement methodology in the Code. The home was built in
accordance with the Land Use Code in 1977, which had a minimum side setback of 5 feet and no combined
setback requirement. This property is unique in that it was constructed in conformance with the Code in
place in 1977. The location of the home cannot be changed, which creates a special circumstance and a
barrier to adding a habitable basement level. Other properties in the R-6 Zone District are likely constructed
in accordance with the current Code and can easily add a basement level without applying for Special
Review and Variances or demolishing the structure and starting over.
A dimensional variance for the combined setback for the habitable basement is requested (see above). The
requested basement represents the minimal variance needed to make the basement feasible. The structure
is not being replaced. The proposed window and door modifications, and the trash area are allowed per
Code and do not increase the non-conformity.
59
905 North Street
Exhibit A – Standards for Review
Literal enforcement of the combined setback for a below grade basement is outside the intent of the Zone
District and would cause an unnecessary hardship on the owner compared to other conforming properties
with full habitable basements directly underneath the above grade living space.
60
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)
61
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
62
63
64
65
66
67
68
69
70
71
72
73
74
PRE-APPLICATION CONFERENCE SUMMARY
DATE: October 25, 2021
PLANNER: Garrett Larimer, garrett.larimer@cityofaspen.com
PROJECT ADDRESS: 905 North St.
PARCEL ID# 2735-122-11-006
APPLICANT: Sara Adams, sara@bendonadams.com
DESCRIPTION: The subject site is an 11,052, sq. ft. lot located in the Medium Density Residential (R-6) zone
district. The property is currently developed with a single-family residence that is non-conforming in regard to
floor area and setbacks (minimum and combined). A pre-app was requested based on a general description
of the scope, but plans were not provided in the request, and the pre-app was issued 7.21.21.
An application has been submitted with plans depicting the full scope of work. Based on a complete
understanding of the scope of work proposed, a new pre-app is being issued to identify the appropriate review
process.
The application proposes to alter portions of the structure on the west side of the building that fall within the
combined and minimum side yard setback. The existing house contains a crawl space exists subgrade that
runs under the entire structure, including the portions of the structure in the setback. A new full height
basement is proposed under the existing house that complies with the minimum side yard setback, but not
the combined side yard setback requirement. To develop the full height basement, the foundation that’s within
the setback will need to be destroyed and redeveloped as a full height basement. All work proposing to alter
and rebuild non-conforming portions of the structure are subject to the requirements in Section 26.312 – Non-
Conformities.
The property is considered legally established non-conforming, and Section 26.312 outlines requirements and
review processes for work involving non-conforming structures. Portions of the existing structure that fall within
the combined or side yard setback that are proposed to be altered require a Replacement of Non-Conforming
Structure review pursuant to Section 26.430, in order to restore and continue the setback non-conformity.
The application requests a variance to the combined side yard setback requirement for the addition of a
basement. The applicant can request a combined side yard setback variance request as part of the
application, but pursuant to Section 26.430.040.B.3 will need to demonstrate that the variance is required to
allow for reasonable use of the property.
In order to maintain the non-conforming floor area and allow for the addition of the basement, the application
proposes to reallocate existing floor area from the upper level to offset the addition of a basement, maintaining
the existing non-conforming floor area.
RELEVANT ASPEN MUNICIPAL CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.312 Non-Conformities
26.430 Special Review
26.575.020.F Measuring Setbacks
26.710.040 Medium-Density Residential Zone District (R-6)
For your convenience – links to the Land Use Application and Land Use Code are below:
75
Land Use Application Land Use Code
REVIEW BY: Staff for determination of complete application and recommendation
Planning and Zoning Commission for Decision
REQUIRED LAND
USE REVIEW(S): Special Review
PUBLIC HEARING: Yes, at the Planning and Zoning Commission
PLANNING FEES: $3,250 for 10 billable hours of staff time. (Additional/ lesser hours will be billed/
refunded at a rate of $325 per hour.)
REFERRAL FEES: Engineering - $325 deposit for 1 hour of staff time. (Additional/ lesser hours will be
billed/ refunded at a rate of $325 per hour.)
Parks - $975 flat fee
TOTAL DEPOSIT: $4,550
APPLICATION CHECKLIST – Please email the following application materials to
garrett.larimer@cityofaspen.com as a single PDF:
Completed Land Use Application and signed fee Agreement.
Pre-application Conference Summary (this document).
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.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of the
applicant.
HOA Compliance form.
A vicinity map locating the parcel within the City of Aspen.
Site improvement survey (no older than a year from submittal) including topography and vegetation
showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.
The survey should show setbacks and the Hallam Lake Bluff.
A written description of the proposal and an explanation in written, graphic, or model form of how
the proposed development complies with the review standards relevant to the development
application and relevant land use approval associated with the property. While complete
architectural drawings for the proposed work are not required, the applicant must adequately
demonstrate the need for replacing a non-conformity.
Written responses to all review criteria in section 26.430.040.B
Once the application is deemed complete by staff, the following will then need to be submitted:
Total deposit for review of the application.
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.
76
926
930936
426908
417
521
521
800
640
813
825
837
905
949
504
520
915
817825
810820
822
505
916
615
604
912
910
900
650
660
655
935
930
925
R-15R-15
R-6POWER PLANT RDN 8TH STN 8TH STW S
M
U
G
G
L
E
R
S
T N 8TH STW SMUGGLER S
T
N 7TH STN 8TH STW NORT
H
S
T
M
E
A
D
O
W
S
R
D
Date: 7/27/2021
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 2021 City of Aspen GIS
0 0.01 0.020.01
mi
When printed at 8.5"x11"
4
Legend
Urban Growth Boundary (UGB)
Emissions Inventory Boundary
(EIB)
City of Aspen
Greenline 8040
Stream Margin
Hallam Bluff ESA
Historic Districts
Parcels
Zone Overlay
DRAINAGE
LP PD
DRAIN/TRANS
GCS PD
L PD
LP
PD
Zoning
R-3 High Density Residential
AH Affordable Housing
R/MF Residential/Multi-Family
R/MFA Residential/Multi-Family
R-6 Medium Density Residential
R-15 Moderate Density
Residential
R-15-A Moderate Density
Residential
R-15B Moderate Density
Residential
R-30 Low Density Residential
RR Rural Residential
L Lodge
CL Commercial Lodge
CC Commercial Core
C-1 Commercial
SCI Service Commercial
Industrial
NC Neighborhood Commercial
MU Mixed Use
SKI Ski Area Base
C Conservation
OS Open Space
P Park
WP Wildlife Preservation
A Academic
Scale: 1:1,351
905 West North Street
77
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: 273512211006 on 07/27/2021
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
78
ARMSTRONG LANCE
ASPEN, CO 81611
900 WEST NORTH ST
9425 ASPEN REAL ESTATE LLC
ASPEN, CO 81611
650 MEADOWS RD
GOLDRICH MELINDA REV TRUST
ASPEN, CO 81611
825 W NORTH ST
LBH CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
521 N SEVENTH ST
COLOSAL CORP
ASPEN, CO 81611
715 W MAIN ST #201
817 WEST NORTH STREET LLC
CORPUS CHRISTI, TX 78401
518 PEOPLES ST
CHASE SARAH C REV TRUST
BEND, OR 97701
1900 NE 3RD ST #106-PMB337
630 MEADOWS COLORADO TRUST
CHICAGO, IL 60601
222 N LASALLE ST #300
WALDECK TOM & VIVIAN G
ASPEN, CO 81611
915 W NORTH ST
RIVER ONE LLC
ASPEN , CO 81611
400 E MAIN ST #2
ASPEN INSTITUTE INC
WASHINGTON, DC 20037
2300 N ST NW #700
NEWMAN JOEL
GOLDEN BEACH, FL 33160
355 OCEAN BLVD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
SCHUHMACHER JOHN W TRUST
ASPEN, CO 81611
505 N 8TH ST
RATNER DENNIS F TRUST
VIENNA, VA 22182
1577 SPRING HILL RD # 500
HARRIS JOAN W REV TRUST
CHICAGO, IL 60611
209 E LAKE SHORE DR
POWELL WILLIAM E TRUST
SAN ANTONIO, TX 78218
11 LYNN BATTS LN #100
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
BRIEN ALICE
ASPEN, CO 81612
PO BOX 10521
VANDEMOER FAMILY INC
STERLING, CO 80751
PO BOX 668
ROSE ALLAN V
YONKERS, NY 10701
ONE EXECUTIVE BLVD
STARODOJ BETSY H & THOMAS S II
ASPEN, CO 81612
PO BOX 2298
JAMIE ALEXANDER LLC
NEW YORK, NY 10021
720 PARK AVE #4A
810 WEST SMUGGLER STREET LLC
ASPEN, CO 81611
101 S MILL ST #200
SCHWAB LOUISE H NON-EXEMPT MARITAL TRUST
LOS ANGELES, CA 90024
10940 WILSHIRE BLVD #2250
ANTHONY JULIE KATHLEEN
ASPEN, CO 81611
655 MEADOWS RD
675 MEADOWS RD LLC
ASPEN, CO 81611
0124 TOTTERDOWN RD
NEWMAN JOEL
GOLDEN BEACH, FL 33160
355 OCEAN BLVD
TREEHOUSE CONDO ASSOC
ASEPN, CO 81611
COMMON AREA
822 W SMUGGLER ST
BRUMLEY JONNY S & LORI F
FORT WORTH, TX 76107
901 HILLCREST ST
79
MEADOWS & SEVENTH LLC
ASPEN , CO 81611
521 NORTH 7TH ST #A
SCHWAB ROBERT H SURVIVORS TRUST
LOS ANGELES, CA 90024
10940 WILSHIRE BLVD #2250
HOFFMAN LARRY J & DEBORAH
MIAMI, FL 33133
3525 BAYSHORE VILLAS DR
NEWMAN FAMILY TRUST
GOLDEN BEACH, FL 33160
355 OCEAN BLVD
HOLMES AUDREY P
ASPEN, CO 81611
660 MEADOWS RD
POWELL WILLIAM E TRUST
SAN ANTONIO, TX 78218
11 LYNN BATTS LN #100
RUBEY ROBERT
DENVER, CO 80209
3465 BELCARO DR
HARRIS JOAN W REMAINDER TRUST
CHICAGO, IL 60611
209 E LAKE SHORE DR
SCHUHMACHER MARIANNE H TRUST
ASPEN, CO 81611
505 N 8TH ST
SOPRIS INVESTMENT HOLDINGS CORP
ASPEN, CO 81611
715 W MAIN ST #201
949 WEST SMUGGLER ST LLC
DENVER, CO 80221
3489 W 62 AVE
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110