HomeMy WebLinkAboutagenda.boa.20230126AGENDA
ASPEN BOARD OF ADJUSTMENT
January 26, 2023
4:30 PM,
I.ROLL CALL
II.MINUTES
II.A Draft Minutes - 12/01/22
III.COMMENTS
IV.DECLARATION OF CONFLICT OF INTEREST
V.PUBLIC HEARINGS
V.A 701 S. Monarch Street | Dimensional Variance Request
VI.OTHER BUSINESS
VI.A Election of Chair & Vice-Chair
VII.BOARD REPORTS
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minutes.boa.20221201_DRAFT.docx
701 S. Monarch_Memo.pdf
Resolution No. XX, Series of 2023_APPROVING VARIANCE.pdf
Resolution No. XX, Series of 2023_DENYING VARIANCE.pdf
Exhibit A_701 S. Monarch_Variance Review Criteria.pdf
Exhibit B_Application.pdf
1
VIII.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 hearing
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 include what criteria are met or not met
Revised January 9, 2021
2
REGULAR MEETING ASPEN BOARD OF ADJUSTMENT December 1st,2022
Chairperson Sandler opened the meeting of the Aspen Board of Adjustment at 4:34 p.m.
Commissioners in attendance: Jim Farrey, Collin Frank, Ashley Feddersen, Andrew Sandler
Commissioners not in attendance: Tim Sack and Rick Head
Staff present:
Jeffrey Barnhill, Planner I
Kevin Rayes, Planner
Bob Narracci, Zoning Administrator
Jim True, City Attorney
Cindy Klob, Records Manager
Risa Rushmore, Administrative Assistant
Staff Comments:None
Commissioner comments: None
Declaration of Conflicts of Interest:None
Minutes: Mr. Sandler motioned to approve the minutes from 9/8/22. Ms. Feddersen seconded.
Roll call vote: Mr. Frank, yes; Mr. Farrey, yes; Ms. Feddersen, yes; Mr. Sandler, yes. All in
favor, motion passes.
Mr. True asked if Ms. Feddersen was joining the meeting via phone. Ms. Feddersen said yes. Mr.
True noted for the record that Ms. Feddersen was participating via phone and asked if anyone
had an objection. There were no objections.
PUBLIC HEARINGS: 401 Park Ave. – Permitted Use Variance
Staff Presentation – Jeffrey Barnhill -Planner I
Mr. Barnhill started by going over some background on the property and noted that it is part of
the Bibbig subdivision and in the R-6 zone district. He also noted the 333 Park Ave. was granted
a variance via BOA resolution #1 of 2022 for a single-family residence and that 401 and 333
Park Ave. have the same ownership. The owners are here today for construction staging on 401
Park while they construct the 333 Park property. Mr. Barnhill then went over the Permitted Use
Variance and its difference from a traditional variance. He also showed a diagram of the two
properties detailing the location of construction parking and material staging areas on the 401
Park property. He then went over the review criteria for the Permitted Use Variance and noted
that staff had determined that this proposal met all of the review criteria. Mr. Barnhill mentioned
that this proposal had been reviewed by the Parks and Engineering Departments and both agreed
with staff’s position recommending approval. There were some conditions in the draft resolution
that addressed their concerns related to the restoration post completion of 333 Park. Staff
recommends approval with the conditions included in the resolution.
Applicant Presentation –Sara Adams – Bendon Adams
Ms. Adams thanked Mr. Barnhill for his presentation and agreed that this was a good solution for
the neighborhood and hoped the board agreed with staff’s recommendation.
3
REGULAR MEETING ASPEN BOARD OF ADJUSTMENT December 1st,2022
There were no questions from the board members.
PUBLIC COMMENTS: None
Mr. Sandler moved to approve Resolution #3, Series of 2022 granting approval for a Permitted
Use Variance to allow off-site construction staging on 401 Park Avenue, with conditions. Mr.
Farrey seconded. Roll call vote:Mr. Frank, yes; Mr. Farrey, yes; Ms. Feddersen, yes; Mr.
Sandler, yes. All in favor, motion passes.
424 S. Spring St. – Setback Variance Request
Staff Presentation –Kevin Rayes –Planner
Mr. Rayes started by showing an overhead view of the property and noted it is where the
Butcher’s Block is located. He went over the current conditions and highlighted several
businesses that occupy the building. He noted that since it was built in the 1960’s and has not
undergone any demolition since then, it is not required to be up to current code standards. It
currently encroaches into a lot of setbacks. He then pointed out a small space between this
property and the adjacent one that was never developed and is the subject of this review. He
showed a few pictures of the space in its current condition which shows various uses including a
dumpster and recycling, refrigeration units and storage sheds. Most of the equipment has been
thought of as necessary for the basic function of the businesses. The challenge is the applicant
would like to keep the equipment where it is, but it is currently well into the 5-foot setback
required here. The applicant is requesting to memorialize the equipment in order to have a
guaranty to be able to continue using it. Mr. Rayes went on to describe the variance review
criteria and noted that due to the corner lot it is not ideal to relocate the equipment to any other
side of the building. He then showed a site plan included in the resolution that highlights the area
the equipment can be located in order to give clarity to the applicant. He stated that staff finds all
criteria to be met and is recommending approval of the variance requested.
Mr. Farrey asked if the area between the two buildings highlighted in the site plan was owned by
the applicant. Mr. Rayes said that the area the equipment is located on is owned by the applicant.
Mr. Farrey asked why this came to the BOA and was not done administratively. Mr. Rayes
responded by saying variances are pretty clear and that putting equipment in the setback is
normally not allowed by code. This is also to provide transparency with the public and is not on
staff to decide if it is consistent with community values rather it is up to the board.
PUBLIC COMMENTS: None
Mr. Sandler moved to approve Resolution #4, Series of 2022 approving a setback variance for
424 S. Spring Street. Ms. Feddersen seconded. Roll call vote:Mr. Frank, yes; Mr. Farrey, yes;
Ms. Feddersen, yes; Mr. Sandler, yes. All in favor, motion passes.
4
REGULAR MEETING ASPEN BOARD OF ADJUSTMENT December 1st,2022
ADJOURN:Ms. Feddersen motioned to adjourn. Mr. Sandler seconded. Roll call vote: Mr.
Frank, yes; Mr. Farrey, yes; Ms. Feddersen, yes; Mr. Sandler, yes. All in favor, motion passes.
_____________________
Mike Sear, Deputy Clerk
5
Page 1 of 4
MEMORANDUM
TO: City of Aspen Board of Adjustment
FROM: Kevin Rayes, Senior Planner
THRU: Bob Narracci, Zoning Administrator
RE: 701 S. Monarch Street, Dimensional Variance Review
Resolution No. XX, Series of 2023
MEETING DATE: January 26, 2023
APPLICANT:
Caribou Condominium Association Inc.
REPRESENTATIVE:
Chris Bryan, Garfield & Hecht, PC
LOCATION:
701 S. Monarch Street (AKA the Caribou
Condominiums)
CURRENT ZONING AND USE:
Zoned Lodge (L) and improved with six
condominiumzed multi-family residential
dwelling units
Lot Size:
12,144 sq. ft.
SUMMARY OF REQUEST:
The applicant requests a side yard
setback variance of five (5) feet, reducing
the minimum setback from five (5) feet to
zero (0) feet along the southern side of
the property to develop a retaining wall.
STAFF RECOMMENDATION:
Staff supports a variance on this property
and recommends approval of the request.
Figure 1: Site Location
701
Figure 2: Front of Property (As Viewed from
Monarch Street)
6
Page 2 of 4
REQUEST OF THE BOARD OF ADJUSTMENT: The Applicant requests the following approval
from the Board of Adjustment:
• Variance (Chapter 26.314) to grant a setback variance for this site, reducing the minimum
setback from five feet to zero feet to redevelop a retaining wall. The Board of Adjustment
is the final review authority.
BACKGROUND:
701 S. Monarch (AKA the Caribou Condominiums) is located within the Lodge (L) zone district
and has a Gross Lot Area of 12,144 sq. ft. The property was developed circa 1975 and is currently
improved with six condominiumized multi-family residential dwelling units, onsite parking spaces,
and a common outdoor pool area.
The southern-most side of the pool area contains a retaining wall that encroaches into the five -
foot side yard setback prescribed within the Lodge (L) zone district. Pursuant to Land Use Code
Section 26.575.020.e.5.k, Calculations and Measurements, a retaining wall may be located within
a setback if the wall does not exceed 30 inches above or below grade and it is determined to be
necessary for the structural integrity of the improvement. The existing wall was likely constructed
around the time the property was originally developed. It is approximately four feet tall and
considered an existing nonconformity.
The applicant plans to
construct a new wall
adjacent to the existing wall
and requests a setback
variance of five feet to
accommodate the new wall.
Figure 5 depicts the
proposed footprint of the
new wall as it relates to the
setback.
Property Line
Setback
Figures 3 & 4: Existing Retaining Wall
Existing
Wall
Setback
Figure 5: Location and Footprint of Proposed wall
Proposed wall
Existing wall
7
Page 3 of 4
REVIEWS
Setback Variance:
The criteria to grant a variance are strict. The applicant must demonstrate that reasonable use of
the property has been withheld by the City and can only be achieved through a variance. In
situations where all, or practically all, reasonable use of a property is made impossible by
development regulations, the City may grant a variance to avoid a “regulatory taking”. The
property owner must demonstrate that their rights, as compared with owners of similar properties,
have been deprived. In considering these criteria, the Board of Adjustment must consider unique
conditions inherent to the property which are not the result of the applicant’s actions and are not
applicable to other parcels, buildings, or structures.
STAFF COMMENTS:
Staff supports approval of the requested variance
to build a new retaining wall with the condition that
the existing wall remain in place. While the existing
wall was never developed in accordance with
engineering standards, it does appear to support
the base of a large tree located uphill from the
property. Removing the wall could loosen the soil
and compromise the foundation of the tree .
Developing a properly engineered retaining wall
adjacent to the existing wall is likely the least
impactful solution that will maintain the shored-up
area and benefit the tree. Staff believes the
potential risk posed to the tree by removing the
existing wall is a unique condition that is likely not
applicable to other parcels in the immediate
vicinity.
As depicted in Figure 5, the existing wall encroaches into the side setback by up to five feet in
certain areas and complies with setback standards in others. The alignment of the proposed wall
follows the contours of the existing wall, meaning a five-foot setback variance is needed in certain
areas and not in others. Requiring the Applicant to keep the existing wall in place and to build a
new wall alongside it, will reduce the current encroachment and will not confer any special
privilege on the property.
Staff supports the five-foot setback variance with the condition that the representations from the
proposed site plan be met. (The site plan is included in Exhibit A of the resolution.) A retaining
wall that aligns with the contours of the existing wall requires the minimum variance that will make
possible reasonable use of the property.
RECOMMENDATION:
Staff recommends the Board of Adjustment approve the variance request to reduce the
minimum side-yard setback from five feet to zero feet, with the condition that the existing
wall remain in place. Building a structurally sound wall adjacent to the existing wall will
mitigate impacts to the tree located uphill from the property.
Figure 6: Existing wall and adjacent tree
8
Page 4 of 4
PROPOSED MOTION:
Staff recommends approval of the request. Two motions are proposed, both of which are
written in the affirmative. The first approves the resolution while the second denies the
resolution.
Motion 1:
“I move to approve Resolution No. XX, Series 2023, approving the variance to reduce the
side yard setback along the southern side of the property from 5-ft. to 0-ft, subject to the
conditions of approval included the resolution.”
If the Board determines that the criteria are not met for a Variance, the following motion may be
used:
Motion 2:
“I move to approve Resolution No. XX, Series 2023, denying the variance for the side yard
setback.”
ATTACHMENTS:
Exhibit A – Variance Review Criteria | Staff Findings
Exhibit B – Application
9
Board of Adjustment
Resolution No. XX, Series 2023
Page 1 of 4
RESOLUTION NO. XX
(SERIES OF 2023)
A RESOLUTION OF THE CITY OF ASPEN BOARD OF ADJUSTMENT APPROVING
A SETBACK VARIANCE FOR THE PROPERTY LEGALLY DESCRIBED AS
CARIBOU CONDOMINIUMS COMMON AREA, PURSUANT TO THE
CONDOMINIUM MAP APPEARING IN MAP BOOK 4 AT PAGE 379 AND 380, AS
AMENDED BY THE FINAL SUBDIVISION PLAT APPEARING IN MAP BOOK 4 AT
PAGES 404 AND 405, PITKIN COUNTY, COLORADO, COMMONLY KNOWN AS 701
S. MONARCH STREET, ASPEN, CO 81611
Parcel ID No: 2735-131-25-800
WHEREAS, the subject property is located within the Lodge (L) zone district and contains
an existing-nonconforming four (4) foot retaining wall located within the five (5) foot side-yard
setback; and,
WHEREAS, Land Use Code Section 26.575.020.e.5.k, Allowed Projections into Setbacks,
allows retaining walls within setbacks which do not exceed thirty (30) inches vertically above or
below the lower of natural or finished grade improvements; and,
WHEREAS, the Community Development Department received an application for 701 S.
Monarch Street, (the Application) from the Caribou Condominiums Association, Inc. (Applicant),
represented by Chris Bryan, Garfield & Hecht, for the following land use review approvals:
• Setback Variance: pursuant to Land Use Code Chapter 26.314, to develop a new retaining
wall within the side yard setback along the south of the property; and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect
on the day the application was deemed complete – August 22, 2022, as applicable to this Project;
and,
WHEREAS, during a duly noticed public hearing on January 26, 2023, the Board of
Adjustment reviewed the application and approved Resolution XX, Series of 2023, by a XX to XX
vote (X-X), granting approval for Dimensional Variance Review, as identified herein.
NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF THE
CITY OF ASPEN, COLORADO THAT:
Section 1: Conditions of Approval
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Board of Adjustment hereby approves a five (5) foot side yard setback variance along the southern
side of the property, reducing the setback requirement from five (5) feet to zero (0) feet to develop
a new four (4) foot retaining wall, with a forty-two (42) inch guardrail on top, subject to the
following conditions:
10
Board of Adjustment
Resolution No. XX, Series 2023
Page 2 of 4
1. Approval is conditioned on the existing retaining wall remaining in place. Any changes to
the existing wall or immediate vicinity that may impact trees located on the uphill side of
the subject property shall require subsequent review from the Parks Department. The Parks
Department reserves the right to impose additional conditions to protect all trees in the
area.
2. The entirety of the new wall shall be located fully outside of the adjacent access easement
(Book 94, Page 52).
3. The footprint of the new wall shall be consistent with the site plans included as Exhibit A
and B of this resolution. Small changes of a technical nature may be approved
administratively if found to benefit the tree.
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 documentation presented
before the Community Development Department and the Board of Adjustment, are hereby
incorporated in such plan development approvals and the same shall be complied with as if fully
set forth herein, unless amended by other specific conditions or an authorized authority.
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 concluded 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.
APPROVED, by the Board at its meeting on January 26, 2023.
Approved as to form: Approved as to content:
__________________________ ______________________________
James R. True, City Attorney Andrew Sandler, Chair
Attest:
_______________________________
Mike Sear, City Clerk
11
Board of Adjustment
Resolution No. XX, Series 2023
Page 3 of 4
Exhibit A: Approved Site Plan
xhibit A: Approved Site Plan
xhibit A: Approved Site Plan
Existing 4-ft.
retaining wall
Approved 4-ft.
retaining wall
12
Board of Adjustment
Resolution No. XX, Series 2023
Page 4 of 4
Exhibit B: Approved Cross Section
13
Board of Adjustment
Resolution No. XX, Series 2023
Page 1 of 3
RESOLUTION NO. XX
(SERIES OF 2023)
A RESOLUTION OF THE CITY OF ASPEN BOARD OF ADJUSTMENT DENYING A
DIMENSIONAL VARIANCE FOR THE PROPERTY LEGALLY DESCRIBED AS
CARIBOU CONDOMINIUMS COMMON AREA, PURSUANT TO THE
CONDOMINIUM MAP APPEARING IN MAP BOOK 4 AT PAGE 379 AND 380, AS
AMENDED BY THE FINAL SUBDIVISION PLAT APPEARING IN MAP BOOK 4 AT
PAGE 404 AND 405, PITKIN COUNTY, COLORADO, COMMONLY KNOWN AS 701 S.
MONARCH STREET, ASPEN, CO 81611
Parcel ID No: 2735-131-25-800
WHEREAS, the subject property is located within the Lodge (L) zone district and contains
an existing-nonconforming four (4) foot retaining wall located within the five (5) foot side-yard
setback; and,
WHEREAS, Land Use Code Section 26.575.020.e.5.k, Allowed Projections into Setbacks,
allows retaining walls within setbacks which do not exceed thirty (30) inches vertically above or
below the lower of natural or finished grade improvements; and,
WHEREAS, the Community Development Department received an application for 701 S.
Monarch Street, (the Application) from the Caribou Condominiums Association, Inc. (Applicant),
represented by Chris Bryan, Garfield & Hecht, for the following land use review approvals:
• Setback Variance: pursuant to Land Use Code Chapter 26.314, to develop a new wall
within the setback; and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect
on the day the application was deemed complete – August 22, 2022, as applicable to this Project;
and,
WHEREAS, during a duly noticed public hearing on January 26, 2023, the Board of
Adjustment reviewed the Application and approved Resolution XX, Series of 2023, by a XX to
XX vote (X-X), denying the request for a Dimensional Variance.
14
Board of Adjustment
Resolution No. XX, Series 2023
Page 2 of 3
NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF THE
CITY OF ASPEN, COLORADO THAT:
Section 1: Conditions of Denial
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Board of Adjustment hereby denies a southern-side variance to reduce the setback from
five (5) feet to zero (0) feet to accommodate a new retaining wall.
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 documentation presented
before the Community Development Department and the Board of Adjustment, are hereby
incorporated in such plan development approvals and the same shall be complied with as if fully
set forth herein, unless amended by other specific conditions or an authorized authority.
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 concluded 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.
FINALLY, denied this 26th day of January 2023.
Approved as to form: Approved as to content:
_______________________ ______________________________
James R. True, City Attorney Andrew Sandler, Chair
Attest:
_______________________________
Mike Sear, City Clerk
15
Board of Adjustment
Resolution No. XX, Series 2023
Page 3 of 3
16
Exhibit A –Variance Review Staff Findings
Page | 1
Chapter 26.314, Variance Review Criteria
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.
Staff Findings: The purpose of the City’s land use code is very general. It does,
however, speak to the legitimate rights and reasonable expectations of property
owners. Zoning limitations should be observed and enforced as uniformly as
practical. In this instance, an existing non-conforming retaining wall of an unknown
origin is shoring up soil and a large tree. The Parks Department is concerned that
demolishing the existing wall could harm the t ree. Building a new wall along the
edge of the existing wall will provide additional support to the surrounding area and
benefit the tree, which is consistent with the general purpose, goals and policies
of the Municipal Code. Staff finds this criterion to be met.
2. The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure.
Staff Findings: While staff believes that reasonable use of the property already
exists, the existing retaining wall provides a public benefit which is the shore up
the foundation of the tree. Building a properly engineered retaining wall that aligns
with the contours of the existing wall is considered the minimum variance needed
to accommodate the tree. Staff finds this criterion to be 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 unnecess ary
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
Staff Findings: The property is located at the base of Aspen Mountain. The
presence of steep slopes is not a unique condition, however, the existing
retaining wall provides a public benefit by supporting the soil and earth
surrounding a large tree. Demolishing the existing wall could impact the soil
and compromise the foundation of the tree. Keeping the existing wall in place
and building a new wall alongside it will shore up the area and benefit the tree.
Staff believes this to be a unique circumstance that does not apply to other
parcels. Staff finds this criterion to be met.
17
Exhibit A –Variance Review Staff Findings
Page | 2
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: As previously mentioned, given the unique site constraints and
the concern about maintaining the health of the subject tree, a variance is
warranted to ensure the structural integrity of the area . This is not considered
a special privilege, but rather a unique site condition that requires a variance.
Staff finds this criterion to be met.
18
Aspen Office
625 E. Hyman Avenue, Suite 201
Aspen, Colorado 81611
Telephone (970) 925-1936
Facsimile (970) 925-3008
GARFIELD & HECHT, P.C.
ATTORNEYS AT LAW
Since 1975
www.garfieldhecht.com
2637986
July 11, 2022
Christopher D. Bryan
cbryan@garfieldhecht.com
Via e-mail: phillip.supino@aspen.gov
City of Aspen Board of Adjustment
c/o Phillip Supino, Community Development Director
City of Aspen
Aspen City Hall
427 Rio Grande Place, 3rd Floor
Aspen, Colorado 81611
Re: Application for Variance from Dimensional Setbacks – Retaining Wall/Guardrail
Applicant: The Caribou Condominium Association, Inc.
Dear Mr. Supino:
This letter and accompanying documents shall serve as an application by The Caribou
Condominium Association, Inc. (“Applicant”) to the City of Aspen Board of Adjustment (“BOA”),
for a variance from the dimensional side yard setbacks for construction of a retaining wall
(“Retaining Wall”) and associated footings immediately adjacent to and in front of an existing
retaining wall. This application does not propose to increase floor area on the property.
The Caribou Condominiums are located at 701 S. Monarch Street, Aspen, Colorado 81611.
The site is approximately 12,144 square feet of gross lot area and is located in the Lodge Zone
District. The Applicant is the governing body for the condominium complex and owns the common
area therefor, including the side patio and pool area as shown on the attached plans marked Exhibit
A and referred to as Pitkin County Parcel ID #273513125800. Slopes in excess of 20% exist on
the site. The Applicant also owns the retaining wall at the rear of the property that holds up the
extension of Summit Street that was dedicated to the public on the Mountain Queen Condominium
plat as a skier and pedestrian easement and which also serves as the emergency fire lane for the
Mountain Queen Condominiums, connecting to a emergency easement from Aspen Skiing
Company that wraps around the back of the development located at 800 S. Monarch Street as
shown on Exhibit A and the Mountain Queen Condominium Plat attached hereto as Exhibit B.
Applicant also dedicated a public easement to the City of Aspen along this property line as shown
on the plat for Parcel B of the Caribou Condominiums attached as Exhibit C and the associated
easement agreement attached as Exhibit D (“City Easement”). The Applicant’s retaining wall thus
follows the edge of the City Easement, which allows for emergency and pedestrian access. The
retaining wall is essential to these easements’ utility as without it there is no support for the slopes
as shown in the photo labeled Exhibit E (showing the existing cinderblock retaining wall) and the
photo labeled Exhibit F (showing the graveled easement and the existing retaining wall below
19
Board of Adjustment
City of Aspen
July 11, 2022 Page 2 of 3
2673599_3
grade to the left, showing it is not visible to any neighbors). This retaining wall is similar to that
located at 700 S. Monarch Street.
The Caribou Condominiums, and the Applicant’s retaining wall, were constructed in
approximately 1975-76. The Applicant has not made any improvements to the wall since that time.
It is believed that the Mountain Queen Condominiums were constructed around the same time.
The existing retaining wall is located at or near the side property line as shown on Exhibits A and
B. This Application requests a setback variance from this side property line to allow for 0’ setback
for the Retaining Wall as shown on page 3 of Exhibit A following the edge of the City Easement,
which encroaches into the side yard setback for the Applicant. The proposal is to construct the
Retaining Wall immediately in front of the existing retaining wall with actual footers and support
as shown on Exhibit A. The Retaining Wall to be constructed immediately adjacent thereto as
shown on Exhibit A. The 42” existing guardrail will be replaced on the Retaining Wall. The
Retaining Wall will be engineered, unlike the existing retaining wall. This work is necessary to
ensure that the retaining wall functions for the Applicant, the City and the Mountain Queen
Condominiums for at least another 50 years.
The existing retaining wall is four feet high and the existing guardrail is 42” high. The
proposed Retaining Wall will be four feet high with a wall cap and subgrade toe footing and
shoring, as shown on page 3 of Exhibit A, with a 42” guardrail on top. Like the existing retaining
wall, the Retaining Wall will be located within the side yard five-foot setback. The City of Aspen
Land Use Code (“LUC”) at Section 26.575.020(e)(5)(k) allows retaining walls within setback
areas “which do not exceed thirty (30) inches vertically above or below the lower of natural or
finished grad improvements may be up to thirty (30) inches above and below grade simultaneously,
for up to sixty (60) inch total. Improvements may exceed thirty (30) inches below grade if
determined to be necessary for the structural integrity of the improvement.” Due to the 30 inches
above grade limitation, Applicant needs a variance to build the Retaining Wall to four feet to match
the existing retaining wall and to ensure that it continues to serve its purpose of supporting the
grade difference between the extension of Summit Street and the Applicant’s patio area such that
the patio area can continue to be used.
Section 26.314.010 of the LUC defines “variances” as “deviations from the terms of this
Title which would not be contrary to the public interest when, owing to special circumstances or
conditions, the literal enforcement of the provisions of this title would result in undue and
unnecessary hardship.” The next section of the LUC vests the authority to grant vari ances in the
Board of Adjustment, granting it the power to “approve, approve with conditions or disapprove a
development application for variances from the terms of this Title.” See LUC Section 26.314.020.
Variances from dimensional requirements are allowable. See LUC Section 26.314.030.
Section 26.314.040 of the LUC sets forth the framework for analyzing and granting
variances, stating that the Board of Adjustment must find that the following three circumstances
exist: (1) granting the variance “will be generally be consistent with the purposes, goals, objectives
and policies of this Title and the Municipal Code;” (2) granting the variance “is the minimum
variance that will make possible the reasonable use of the parcel, building or structure;” and (3)
“literal interpretation and enforcement of the terms and provisions of this Title would deprive the
20
Board of Adjustment
City of Aspen
July 11, 2022 Page 3 of 3
2673599_3
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.”
This section goes on to outline what the Board of Adjustment should consider in
determining whether to grant the variance: either (a) “there are special conditions and
circumstances which are unique to the parcel, building or structure, which are not applicable to
tother 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.” As mentioned above, there is a similar retaining
wall across the street at 700 S. Monarch Street.
The request for a variance for the Retaining Wall results from the unique conditions of the
Property and the grade differential on this side yard property line, a condition not created by the
Applicant. The existing retaining wall was clearly deemed necessa ry at the time of original
construction of the Caribou Condominiums and allows for the neighboring Mountain Queen
Condominiums and the City to have vehicular fire and emergency access, as well as allowing the
Aspen Skiing Company to have the same. Therefore, the Retaining Wall clearly provides a public
benefit. Retaining walls are allowed within the LUC, and in this instance the Retaining Wall is
only 18 inches higher than that allowed within the setback, thus being the minimum variance that
allows Applicant adequate use of its property. Granting this variance does not confer a special
privilege, as it does not create additional floor area or impede views since it will not be visible
from any other properties. Limiting the Applicant to a new 30 inch retaining wall would leave it
with an unsupported 18 inches of the existing wall, potentially creating a safety issue if that portion
of the existing wall were to fail, creating hazardous conditions that prohibit/inhibit the uses of the
easement and deprives Applicant of the full use of its property.
In sum, Applicant’s Retaining Wall, with replacement of the guardrail, meets the criteria
for the granting of a variance and such should be allowed. Please provide us with a hearing date
as soon as practicable with the Board of Adjustment for formal approval of this variance request
and the information necessary for Applicant to comply with the notice provisions of LUC Section
26.304.060. Please advise if the Board of Adjustment needs additional information to process this
variance request.
Very truly yours,
GARFIELD & HECHT, P.C.
Christopher D. Bryan
Attachments
cc: James R. True, Esq. (via e-mail)
Mary Elizabeth Geiger, Esq. (via e-mail)
21
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL LAND USE PACKET
Attached is an Application for review of Development that requires Land Use Review pursuant to
The City of Aspen Land Use Code: Included in this package are the following attachments:
1.Development Application Fee Policy, Fee Schedule and Agreement
to Pay Application Fees Form
2.Land Use Application Form
3.Dimensional Requirements Form (if required)
4.HOA Compliance Form
5.Development Review Procedure
All applications are reviewed based on the criteria established in Title 26 of the Aspen Municipal Code. Title 26 of
the Aspen Municipal Code is available at the City Clerk’s Office on the second floor of City Hall and on the
internet at https://library.municode.com/co/aspen/codes/municipal_code.
We require all applicants to hold a Pre-Application Conference with a Planner in the Community Development
Department so that the requirements for submitting a complete application can be fully described. This
meeting can happen in person or by phone or email. Also, depending upon the complexity of the development
proposed, submitting one copy of the development application to the Case Planner to determine accuracy,
inefficiencies, or redundancies can reduce the overall cost of materials and staff time.
Please recognize that review of these materials does not substitute for a complete review of the Aspen Land Use
Regulations. While this application package attempts to summarize the key provisions of the Code as they apply
to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have
questions that are not answered by the materials in this package, we suggest that you contact the staff member
assigned to your case, contact Planner of the Day (970-429-2764/planneroftheday@gmail.com), or consult the
applicable sections of the Aspen Land Use Code.
22
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 that normally take a minimal and predictable amount of staff
time to process. Review fees for other City Departments reviewing the application (referral departments) also will be collected
when necessary. Flat fees are cumulative, i.e., an application with multiple flat fees must pay the sum of those flat fees. 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 also may charge their time spent on the case in addition to the Case
Planner. The deposit amount may be reduced if, in the opinion of the Community Development Department 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(s).
The Community Development Department shall keep an accurate record of the actual time required to process 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 again be 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 1.75% 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, any unpaid invoice
of 90 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.
23
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Address of Property:
Please type or print in all caps
Property Owner Name: Representative Name (if different from Property Owner):
Billing Name and Address - Send Bills to:
Contact info for billing: e-mail: Phone:
I understand that the City has adopted, via Ordinance No. 20, Series of 2020, 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, 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 sent 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 within 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 non-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 an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for processing my application at the hourly rates
hereinafter stated.
$ deposit for hours of Community Development Department 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:
Phillip Supino, AICP
Community Development Director
City Use:
Fees Due: $ Received $
Case #
Signature:
PRINT Name:
Title:
24
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)
25
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)
Existing Allowed Proposed
8) Minimum distance between buildings
Proposed % of demolition
5) Maximum Height
6) Front Setback
7) Rear Setback
8) 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
26
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
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 that 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”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□This property is not subject to a homeowner association or other form of private c ovenant.
□This property is subject to a homeowner association or private covenant, and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary.
□This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners a ssociation 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 public document.
Owner signature: Date:
Owner printed name:
or,
Attorney signature: Date:
Attorney printed name:
27
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
DEVELOPMENT REVIEW PROCEDURE
1.Attend pre-application conference. During this one-on-one meeting, staff will determine the review process
applies to your development proposal and will identify the materials necessary to review your application.
2.Submit Development Application. Based on your pre-application meeting, you should complete to the
application package and submit the requested number of copies of the complete application and the appropriate
processing fee to the Community Development Department.
3.Determination of Completeness. Within five (5) working days of the date of your submission, staff will review
the application and notify you in writing whether the application is complete or if additional materials are
required. Please be aware that the purpose of the completeness review is to determine whether or not the
information you have submitted is adequate to review the request, and not whether the information is sufficient
to obtain approval.
4.Staff Review of Development Application. Once your application is determined to be complete, it will be
reviewed by the staff for compliance with the applicable standards of the Code. During the staff review stage, the
application will be referred to other agencies for comments. The Planner assigned to your case or the agency may
contact you if additional information is needed or if problems are identified. Staff will draft a memo for signature
by the Community Development Director that explains whether your application complies with the Code, and will
list any conditions that should apply if the application is to be approved.
Final approval of any Development Application that amends a recorded document, such as a plat, agreement, or
deed restriction, will require the applicant to prepare an amended version of that document for review and
approval by staff. Staff will provide the applicant with the applicable contents for the revised plat. The City
Attorney is normally in charge of the form for recorded agreements and deed restrictions. We suggest that you not
go to the trouble or expense of preparing these documents until the staff has determined that your application is
eligible for the requested amendment or exemption.
5. Board Review of Application. If a public hearing is required for the land use action that you are requesting, the
Planning staff will schedule a hearing date for the application upon determination that the application is complete.
The hearing(s) will be scheduled before the appropriate reviewing board(s). The applicant will be required to mail
notice (one copy provided by the Community Development Department) to property owners within 30 feet of the
subject property and post notice (sign available at the Community Development Department) of the public hearing
on the site at least fifteen (15) days prior to the hearing date. (Please see Attachment 6 for instructions.) The
Planning staff will publish notice of the hearing in the paper for land use requests that require publication.
The Planning staff will then formulate a recommendation on the land use request and draft a memo to the
reviewing board(s). Staff will supply the applicant with a copy of the Planning staff’s memo, approximately five (5)
days prior to the hearing. The public hearing(s) will take place before the appropriate review boards. Public
hearings include a presentation by the Planning staff, a presentation by the applicant (optional), consideration of
public comment, and the reviewing board’s questions and decision.
(Continued on next page)
28
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
6.Issuance of Development Order. If the land use review is approved, then the Planning staff will issue a
Development Order, which allows the applicant to submit a building permit application.
7.Receipt of Building Permit. Once you have received a copy of the signed staff approval, you may apply for a
building permit. During this time, your project will be examined for its compliance with the Uniform Building Code.
It also will be checked for compliance with applicable provisions of the Land Use Regulations that were not
reviewed in detail during the land use case review. (This might include a check of floor area ratios, setbacks,
parking, open space and the like). Impact fees for water, sewer, parks, and employee housing will be collected as
part of the permitting process. Any document required to be recorded, such as a plat, deed restriction, or
agreement, will be reviewed and recorded before a building permit application is submitted.
29
Aspen Office
625 E. Hyman Avenue, Suite 201
Aspen, Colorado 81611
Telephone (970) 925-1936
Facsimile (970) 925-3008
GARFIELD & HECHT, P.C.
ATTORNEYS AT LAW
Since 1975
www.garfieldhecht.com
2681409
July 13, 2022
Mary Elizabeth Geiger
megeiger@garfieldhecht.com
Via Email: amy.simon@aspen.gov
Amy Simon, Planning Director
City of Aspen
Community Development Dept.
Aspen City Hall
427 Rio Grande Place
Aspen, Colorado 81611
Re: Proof of Ownership in Support of Application for The Caribou Condominium
Association, Inc. – Retaining Wall - Pitkin County Parcel ID #273513125800
701 S. Monarch Street, Aspen, Colorado 81611 – Common Area
Dear Amy:
Garfield & Hecht, P.C. represents The Caribou Condominium Association, Inc. (the
“Owner”). The Owner has requested that I provide you with proof of ownership of the above
referenced real property (the “Property”).
I am an attorney licensed in the State of Colorado and hereby inform you that the record
owner of the Property is The Caribou Condominium Association, Inc. The Owner has full right,
power and authority to apply all land use and building applications to the City of Aspen. The
complete legal description of the Property is as follows:
Caribou Condominiums Common Area, pursuant to the Condominium Map
appearing in Map Book 4 at Pages 379 and 380, as amended by the final subdivision
plat appearing in Map Book 4 at Pages 404 and 405, Pitkin County, Colorado.
The Property is free and clear of all liens and encumbrances.
We are representing the Owner in its application to the City for permission to build a 48”
retaining wall in the side-yard setback..
Please do not hesitate to contact me if you have any questions or need additional
information.
Very truly yours,
GARFIELD & HECHT, P.C.
/s/ Mary Elizabeth Geiger
30
Amy Simon, Planning Director
City of Aspen
July 13, 2022 Page 2 of 2
2681409
Mary Elizabeth Geiger
cc: Christopher D. Bryan
Jim True
31
THE CARIBOU CONDOMINIUM ASSOCIATION, INC.
Attn: Andrew Gerber
42 Sievers Circle
Aspen, Colorado 81611
July ____, 2022
To whom it may concern:
I am an authorized agent for The Caribou Condominium Association, Inc. (the
“Association”) and hereby authorize Mary Elizabeth Geiger, Christopher Bryan and any
other attorney or employee of Garfield & Hecht, P.c., to apply for and take all actions
necessary with the City of Aspen for land use approvals for the Association’s property
located at 701 S. Monarch Street, Aspen, Colorado 81611. Garfield & Hecht, P.C.’s
agents may also execute such documents as necessary for the land use applications and
approvals and may speak with representatives of the City of Aspen and other applicable
agencies in conjunction therewith. I understand that a copy of this authorization shall be
delivered to the City of Aspen. My electronic signature hereon is binding.
Sincerely,
The Caribou Condominium Association, Inc.
Andrew Gerber, its
DocuSign Envelope ID: E8B4D4A3-109F-426B-93E8-7D966AB592E0
Manager
13
32
PRE-APPLICATION CONFERENCE SUMMARY
PRE-22-058
DATE: May 19th, 2022
PLANNER: Sophie Varga, Sophie.Varga@Aspen.Gov
PROJECT NAME AND ADDRESS: 701 S Monarch St. – Dimensional Variance
PARCEL ID #: 273513125800
REPRESENTATIVE: Kelleigh Condon, kcondon@mfullerarchitects.com
DESCRIPTION: The subject site is in the Lodge (L) zone district and is developed with existing multi-family
residences.
The applicant is requesting to build a retaining wall in the setback. There is currently a failing retaining wall in
an adjacent location that is approximately 48” tall. Per 26.565.020(e)(5)(i), Allowed Projections into Setbacks,
retaining walls are allowed in the setback as long as they do not exceed 30” vertically above or below the
lower of natural or finished grade. Retaining walls may exceed 30” below grade if determined to be necessary
for the structural integrity of the improvement. Retaining walls that exceed 30” in height are allowed in areas
of the subject property that conform to the minimum required setbacks. In order to build a pool and spa in the
applicant’s desired layout, the applicant is requesting a setback variance for replacement of the failing retaining
wall. The required side yard setback is 5’.
Since the retaining wall reconstruction proposed is to occur in an area that encroaches into the side yard
setback, approval from the Board of Adjustment for a setback variance is required. The request for a setback
variance may be submitted pursuant to Land Use Code Section 26.314.040, Variances and will be reviewed
by the Board of Adjustment.
The Building Department stated that the scope of work does not fall into 26.575.020(k) – Exceptions for
Building Code Compliance. They determined that there are other reasonable ways to implement code
compliance. The applicant can come in for permit with a different layout that complies with Title 26 at any time.
Dimensional Variances are reviewed by the Board of Adjustment at a Public Hearing. Variances are to be
granted when “The literal enforcement of the provisions of this title would result in undue and unnecessary
hardship.” According to Section 26.314.040, in order to approve a dimensional variance, the Board of
Adjustment must make a finding that:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies
of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the reasonable use of the
parcel, building or structure; and
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 by the
terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same zone district.
The application will be reviewed by the Parks and Engineering Department for referral reviews.
33
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.314 Variances
26.575.020 Calculations and Measurements
26.710.190 Lodge Zone District (L)
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code
REQUIRED LAND USE REVIEW(S):
• Dimensional Variance
REVIEW BY:
• Staff for determination of complete application and recommendation
• Board of Adjustment for decision
PUBLIC HEARING:
• Yes, Board of Adjustment
REFERRALS:
PLANNING FEES:
$1,950.00 for 6 billable hours of staff time (additional/lesser hours will be billed/refunded at a rate
of $325.00 per hour)
REFERRAL AGENCY FEES
$325.00 – Engineering deposit for 1 hour of staff time (additional hours will be billed at a rate of
$325.00 per hour)
$975.00 – Parks Flat Fee
TOTAL DEPOSIT:
$3,250
APPLICATION CHECKLIST – Please submit one paper copy of the following:
Signed Moratorium Exemption Form. The exemption form is attached; please complete it and send
it to planneroftheday@gmail.com with the relevant attachments 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.
34
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. This should include a site
plan, floor plans, elevations, and other depictions of the proposed project and requested variances.
Written responses to all review criteria outlined in Land Use Code Section 26.314.040, Standards
Applicable to Variances. The applicant should adequately demonstrate the need for a variance.
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.
35
427 Rio Grande Place, Aspen, CO 81611
(970) 920.5090
www.aspen.gov
NOTICE OF EXEMPTION AND AUTHORIZATION TO APPLY FOR LAND USE/
BUILDING PERMITS DURING THE EFFECTIVE TERM OF ORDINANCE #27,
SERIES OF 2021 AND ORDINANCE #6, SERIES OF 2022
Property Address:
Parcel ID Number:
Property Owner:
Representative/email:
Scope o f Work (Provide narrative here and a separate pdf which is a succinct and
clear set of supporting documents, to be attached to this form as Exhibit A, such as
Letters of Completeness, Resolutions, Development Orders, Land Use Case
numbers, Building Permit numbers etc. If the representation being made is that the
work does not involve dimensional changes prohibited by the moratorium provide
existing and proposed calculations, f loor Plans and and elevations to be attached:
___________________________________________________________________
___________________________________________________________________
Due to the circumstances noted below, the above referenced project as defined by
the Scope of Work is exempt from the application of Ordinance #27, Series of 2021
and Ordinance #6, Series of 2022, and is authorized to pursue a land use review
and/or building permit review during the effective terms of Ordinance #27, Series of
2021 and Ordinance #6, Series of 2022, ordinances which generally place a
moratorium on residential development. This authorization does not guarantee
issuance of a building permit or approval of any land use application. The applicant
must submit complete information and pursue all authorized approvals in a timely
fashion, adhering to all deadlines for submission, terms of Vested Rights,
response times required to maintain an active building permit, and all other Land Use
Code and Building Code requirements in effect as of December 8, 2021. Any
amendments and or additional approvals not addressed or identified in the
application, may be subject to Ordinance #27, Series of 2021 or Ordinance #6, Series
of 2022.
The project described above is permitted to proceed with land use review because
(check all that apply):
36
□A land use application for a Development Order or Notice of Approval was
submitted to the Community Development Department prior to final passage of
the ordinance on December 8, 2021, and was subsequently deemed to be
c omplete by the Community Development Department Director.
□The land use application is seeking a Development Order or Notice of Approval
for a project consisting of 100% Af fordable Housing as that term is defined at
§26.104.100 of the Aspen Municipal Code, or as may be deemed necessary for
the issuance of C ertificates of Affordable Housing for a 100% Affordable Housing
project, or as determined by the Community Development Director .
□The land use application involves Voluntar y AspenModern designation
processes that meet the requirements of Section 26.415.025.C and
26.415.030.
□The land use application or administrative request may be necessary to issue
exempt building per mits as described below , and as determined by the
Comm unity Development Director .
The project described above is permitted to submit for building permit review
bec ause (check all that apply ):
□A building permit application was submitted to the Community Development
Department prior to final passage of the ordinance on December 8, 2021, and
was subsequently deemed to be c omplete by the Chief Building Official.
□It is a building permit for a project that will not increase the gross square
footage of development, Net leasable area, or Net livable area of any building
and does not m eet the definition of demolition.
□It is a building permit for a project that will not increase the Height of any
building. This includes additions to or replacement of mechanical equipment or
energy eff iciency systems pursuant to height exemptions as set f orth at
§26.575.020 of the Aspen Municipal Code, or as determined by the Community
Development Director.
□It is a building permit for commercial and lodge development as stand-alone
uses on a parcel or property .
□The project has received or is eligible to receive a Development Order or
Notice of Approval on the effective date of this ordinance.
□It is a building perm it for 100% affordable housing projects as that term is
defined at §26.104.100 of the Aspen Municipal Code.
□It is a building permit for demolition or repair of non-habitable str uctures.
Issued on ___________________, 20___, this certificate is valid through the
effective date of Ordinance #27, Series of 2021 and Ordinance #6, Series of 2022, or
any Ordinance which supersedes a provision of these ordinances in a manner which
is relevant to the Scope of Work. A copy of this certificate is required when applying
for any land use review or building permit. This Notice is not a Development Order
or Administrative Determination that is subject to appeal.
___________________________________
Phillip Supino
Community D evelopment Director
Disclaimer: This exemption is given based on the information provided by the applicant. If changes are
made, or the scope, after a more detailed review, is found to be subject to Ordinance 27, 2021 or
Ordinance #6, Series of 2022, the exemption may be revoked.
Exhibit A: Floor plans and elevations representing scope of work
37
38
GSPublisherVersion 13.65.99.1
The Caribou Condominiums
701 South Monarch
Aspen CO 81611
Variance Application
Scale: AS NOTED
ISSUE
SCHEMATIC DESIGN
GC PRICING SET
RDS SUBMITTAL SET
PERMIT SUBMITTAL SET
ROUND 1 COMMENTS
ROUND 2 COMMENTSCARIBOU CONDO(EXTERIOR REMODEL)701 SOUTH MONARCHASPEN, CO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
G.1.01
8/3/20
GENERAL
INFORMATION
DATE
4/15/19 KIM RAYMOND ARCHITECTS, INC.| 300 E. HYMAN AVENUE, SUITE 100 || www.kimraymondarchitects.com || 970-925-2252 |8/23/19
11/8/19
12/23/19
4/21/20
8/3/20
CONTRACTOR
KEELTY CONSTRUCTION
G.1.01 GENERAL INFORMATION
SURVEY
INTERPOLATED SURVEY
A.1.01 EXISTING SITE PLAN
A.1.02 PROPOSED SITE PLAN
A.1.03 EXISTING FAR CALCULATIONS
A.1.04 PROPOSED FAR CALCULATIONS
A.1.05 PROPOSED REMP PLAN
A.1.06 PROPOSED REMP PLAN
A.1.07 EXISTING LANDSAPE PLAN
A.1.08 PROPOSED LANDSAPE PLAN
A.1.09 TREE REMOVAL PLAN
A.2.01 EXISTING MAIN LEVEL PLAN
A.2.02 EXISTING SECOND LEVEL PLAN
A.2.03 PROPOSED MAIN LEVEL PLAN
A.2.04 PROPOSED SECOND LEVEL PLAN
A.3.01 PROPOSED ENTRY ELEVATION
A.3.02 TRASH ENCLOSURE ELEVATIONS
A.6.01 ARCHITECTURAL DETAILS
L.1.01 PROPOSED MAIN LEVEL LIGHTING PLAN
L1.02 PROPOSED SECOND LEVEL LIGHTING PLAN
STRUCTURAL ENGINEER
ALBRIGHT & ASSOCIATES
JACK ALBRIGHT, PE
402 PARK AVE., UNIT A
BASALT, CO 81621
(970) 379-3244
CIVIL ENGINEER
SGM
JEFF SIMSONSON, PE, CFM
118 W. SIXTH ST., SUITE 200
GLENWOOD SPRINGS, CO 81601
(970) 384-9005
13
4
2
IIIIIII VIIIVIIIVIIIIIIIIIIIIIIIIIIIIIIilllllllllllllllllllllllllllllllll
RECEPTION#: 644992, R: $93.00, D: $0.00
DOC CODE: RESOLUTION
RESOLUTION NO. 1 Pg 1 of 17, 02/07/2018 at 09: 58:17 AM
SERIES OF 2018)
Janice K.Vos Caudill, Pitkin County, CO
A RESOLUTION OF THE CITY OF ASPEN BOARD OF ADJUSTMENT GRANTING
APPROVAL FOR A DIMENSIONAL VARIANCE FOR THE PROPERTY LEGALLY
DESCRIBED IN EXHIBIT A TO THIS RESOLUTION, COMMONLY KNOWN AS 701 S.
MONARCH ST., CARIBOU CONDOMINIUMS, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel ID Nos:2735-131-25-001- 2735-131-25-006 and 2735-131-25-800,
WHEREAS, the Community Development Department received an application for 701
S. Monarch St., Caribou Condominiums (the Application) from Caribou Condominium Home
Owners Association (Applicant), represented by BendonAdams for the following land use
review approvals:
Variance, pursuant to Land Use Code Chapter 26.314; and,
WHEREAS,the subject property is zoned Lodge (L); and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect
on the day the application was deemed complete — September 15, 2017, as applicable to this
Project; and,
WHEREAS, the Board of Adjustment reviewed the Application at a duly noticed public
hearing on January 25, 2018; and,
WHEREAS, during a duly noticed public hearing on January 25, 2018. the Board of
Adjustment approved Resolution 1, Series of 2018, by a five to (5-0) vote granting approval of a
Dimensional Variance Review, as identified herein.
NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF THE
CITY OF ASPEN, COLORADO THAT:
Section 1: General Approval
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Board of Adjustment hereby approves a Setback Variance for the property located at
701 S. Monarch St and described as follows:
1. Front yard(east) setback variance allowing a 0' setback for the below grade garage and
above grade retaining wall and parking space. The retaining walls shall not exceed the
height of 42" as shown in Exhibit B, Approved Drawings.
2. Side yard (north) setback variance allowing a 0' setback for the below grade garage
and allowing a 0' setback for the above grade car elevator and enclosure, above grade
retaining wall not to exceed 42", and trash/recycle containers and fence/enclosure.
Section 2: Engineering Department
The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code,
Title 21 and all applicable standards published by the Engineering Department.
Board of Adjustment
Reso No. I, Series 2018
Page 1 of 4
I. The curb cut entrance to the parking area and adjacent ROW shall meet all Engineering
Department standards or a variance to the design standards must be approved by the City
Engineer at the time of Building Permit. Any representation of stairs in the ROW shown on
the land use approval documents are not permitted and do not have Engineering Department
approval. A more detailed grading plan shall be submitted to the Engineering Department
to determine an appropriate sidewalk and driveway configuration.
Section 3: Zoning
1. The fence used along the trash enclosure shall meet Subsection 26.575.020. E.5 of the Land
Use Code at building permit, as amended.
2. The floor area calculations of the demolished and replacement structures shall be confirmed
by the City Zoning Enforcement Officer at the time of building permit
Section 4: Parks Department
1. Parks has no concerns regarding any interior work in the courtyard, however, it appears that
they will be removing part of the wall and moving the drive entrance closer to the
cottonwood tree. There is also an aspen tree just outside of the NW comer wall that may be
impacted that will be assessed at building permit. The work near these trees shall be
coordinated with and approved by the City Forester.
2. A tree dripline excavation permit will be required for this project.
Section 5: Building Department
The Applicant shall meet all applicable building and accessibility codes in place at the time of
building permit.
Section 6•
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 Community Development Department and the Board of Adjustment Commission, are
hereby incorporated in such plan development approvals and the same shall be complied with as
if fully set forth herein, unless amended by other specific conditions or an authorized authority.
Section 7•
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 8•
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.
Board of Adjustment
Reso No. I, Series 2018
Page 2 of 4
FINALLY, adopted, passed and approved this ls`day of February, 2018.
Approved as to form: Approved as to tent:
jaides R. True, City Attorney Andrew Sandler, Chair
Aind,*1,n,in[
PVCJ
City Clerk
Attachments:
Exhibit A: Legal Description
Exhibit B: Approved Drawings
Board of Adjustment
Reso No. I, Series 2018
Page 3 of 4
Exhibit A, Legal Description
CARIBOU CONDOMINIUMS ACCORDING TO THE CONDOMINIUM MAP THEREOF
RECORDED IN PLAT BOOK 4 AT PAGE 379, AND ACCORDING TO THE FINAL
SUBDIVISION PLAT OF THE CARIBOU CONDOMINIUMS RECORDED IN PLAT BOOK
4 AT PAGE 404, AND CONDOMINIUM MAP OF PARCEL B, UNITS 5, & 6, CARIBOU
CONDOMINIUMS, RECORDED IN PLAT BOOK 4 AT PAGE 454 AND SECOND
AMENDED CONDOMINIUM MAP RECORDED SEPTEMBER 8, 2010 IN PLAT BOOK 94
AT PAGE 52 AND AS DEFINED AND DESCRIBED IN THE CONDOMINIUM
DECLARATION FOR CARIBOU CONDOMINIUMS RECORDED APRIL 24, 1973 IN BOOK
275 AT PAGE 28, AND THE AMENDMENTS THERETO RECORDED NOVEMBER 2, 1973
IN BOOK 280 AT PAGE 971, RECORDED DECEMBER 24, 1973 IN BOOK 282 AT PAGE
822, RECORDED MAY 2, 1975 IN BOOK 298 AT PAGE 437, RECORDED APRIL 28, 1975
IN BOOK 311 AT PAGE 30I, RECORDED JUNE 18, 1998 UNDER RECEPTION NO. 418308,
RECORDED SEPTEMBER 8, 2010 UNDER RECEPTION NO. 573338. CITY OF ASPEN,
COUNTY OF PITKIN, STATE OF COLORADO.
Board of Adjustment
Reso No. 1, Series 2018
Page 4 of 4
1
A7.1
LOCATION
KIM RAYMOND ARCHITECTS, INC.
418 EAST COOPER AVENUE, SUITE 201
ASPEN, CO 81611
970-925-2252
ARCHITECT
CARIBOU CONDOS
(EXTERIOR REMODEL)
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
PROJECT TEAMAPPLICABLE CODES PROJECT DATA
SHEET INDEX (CONTINUED)
SHEET INDEXSYMBOL LEGEND
LEGAL DESCRIPTION: Subdivision: CARIBOU DESC: COMMON AREA
PARCEL ID NUMBER:
ZONING:
LOT SIZE:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LAND USE CATEGORY:
TOWNSHIP:
RANGE:
SECTION:
PLT.
S.T.D.SLOPE TO DRAIN
A
A.B.
A.F.F.
A.F.G.
A/C
ABC
ABS
ABV.
ACB
ACOU.
ACT
ADD.
AG
AHU
AL. or ALUM.
ALT.
ANL
ASPH.
AVG
AWG
B.M.
B.N.
B.O.
B.O.F.
B.U.
B/C
BD.
BLDG
BLK.
BLKG.
BM.
BR
BRG.
BRZ
C.A.P.
C.D.
C.I.P.
C.J.
C.O.
C.T.
CAB
CAM.
CCTV
CEM.
CER
CFM
CH
CKT. BKR.
CL or C.L.
CLG.
CLKG.
CLO.
CLR.
CMU
CNTRD.
COL.
COMB.
CONC.
CONST.
CONT.
CONTR.
CU
d
D.F.
D.G.
D.S.
D/W
DBL.
DEMO
DIA. or Ø
DIAG.
DIM.
DL
DN.
DR
E.A.
E.F.
E.J.
E.N.
E.W.
EA.
EL
ELECT.
ELEV.
EMC
EMT
ENT
EQ.
EQUIP.
EST.
EVAP.
EWC
EXC
EXH.
EXIST. or E
EXT.
F.A.
F.C.
F.C.O.
F.D.
F.E.
F.N.
F.O.
F.S.
F/G
FAB.
FACP
FDC
FDN.
FHC
FIN.
FL
FLG.
FLUOR.
FP
FTG.
FURN.
G.I.
GA.
GALV.
GAR.
GFCI
GFI
GL
GLB
GM
GM
GRC
GYP.
GYP. BD.
H.B.
H.C.
H.M.
H/C
HDBD.
HDW
HGT.
HOR.
HTR
HVAC
HW
HYD.
I.C.
I.D.
I.F.
ID
IG
IMC
IMPG
INCL.
INSUL.
INT.
J-BOX
JCT
JT.
K-D
KD
KO
L.E.D.
L.FT.
LAM
LAT.
LAV
LD.
LIN.
LINO.
LT.
LTG.
LVL
M.B.
M.H.
M.I.
M.O.
MAR.
MAS.
MAT'L
MAX.
MECH.
MED.
MFG.
MFR.
MIN.
MISC.
MOD
MTL.
MUL
N.I.C.
N.T.S.
NCM
NFC
NLR.
NO.
NOM.
O.C.
O.D.
O.H.
O.I.
O.R.
OAI
OH
OPNG.
OPPO.
P.C.
P.L.
P.LAM.
P.O.C.
PERP. or
PH or Ø
PL.
PLAS.
PLUMB.
PLYWD.
PORC.
PERF.
PREFAB.
PSF
PSI
PTN.
PVC
PWR.
Q.T.
QTY.
R
R.D.L.
R.D.O.
R.O.
R.O.W. or R/W
REF
REF.
REINF.
REQ'D.
RET.
REV.
RM
RMV.
S.C.
S.D.
S.O.V.
S/L
S/S
SC
SCHED.
SECT.
SES
SH
SHT'G.
SIM.
SPA.
SPECS
SPKR.
SQ. FT.
SQ. IN.
STC
STD.
STL.
SUSP.
SW
SYM
SYS.
T & G
T.B.
T.M.B.
T.O.
T.O.B.
T.O.C.
T.O.F.
T.O.J.
T.O.M.
T.O.S.
T.O.W.
T.S.
T.V.
TEL.
TH.
THD.
THK.
THRU
TLT.
TRANS.
TYP.
UNF.
UR
V.B.
V.I.F.
VA
VERT.
WC
WDW
WCT
WP
WT.
W/
W/O
WD.
W.I.
YD.
AMPERES
ANCHOR BOLT
ABOVE FINISHED FLOOR
ABOVE FINISHED GRADE
AIR CONDITIONING
AGGREGATE BASE COURSE
ACRYLONITRILE-BUTADIENE-STYRENE
ABOVE
ASBESTOS-CEMENT BOARD
ACOUSTIC
ACOUSTICAL CEILING TILE
ADDITION or ADDENDUM
ABOVE GRADE
AIR HANDLER UNIT
ALUMINUM
ALTERNATE
ANNEALED
ASPHALT
AVERAGE
AMERICAN WIRE GAUGE
ANGLE
BENCH MARK
BOUNDARY NAILING
BOTTOM OF
BOTTOM OF FOOTING
BUILT UP
BACK OF CURB
BOARD
BUILDING
BLOCK
BLOCKING
BEAM
BRASS
BEARING
BRONZE
CONCRETE ASBESTOS PIPE
CONSTRUCTION DOCUMENTS
CAST IN PLACE
CONTROL JOINT
CLEAN OUT
CERAMIC TILE
CABINET
CAMBER
CLOSED CIRCUIT TELEVISION
CEMENT
CERAMIC
CUBIC FEET PER MINUTE
CHANNEL
CIRCUIT BREAKER
CENTERLINE
CEILING
CAULKING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CENTERED
COLUMN
COMBINATION
CONCRETE
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COPPER
PENNY
DRINKING FOUNTAIN
DECOMPOSED GRANITE
DOWN SPOUT
DISHWASHER
DOUBLE
DEMOLITION
DIAMETER
DIAGONAL
DIMENSION
DEAD LOAD
DOWN
DOOR
EXPANSION ANCHOR
EXHAUST FAN
EXPANSION JOINT
END NAILING
EACH WAY
EACH
ELEVATION
"ELECTRIC, ELECTRICAL"
ELEVATOR
ELECTRICAL METALLIC CONDUIT
ELECTRICAL METALLIC TUBING
ELECTRICAL NON-METALLIC TUBING
EQUAL
EQUIPMENT
ESTIMATE
EVAPORATIVE COOLER
ELECTRIC DRINKING COOLER
EXCAVATE
EXHAUST
EXISTING
EXTERIOR
FIRE ALARM
FAN COIL
FLOOR CLEAN OUT
FLOOR DRAIN
FIRE EXTINGUISHER
FIELD NAILING
FACE OF
FLOOR SINK
FIBERGLASS
FABRICATE
FIRE ALARM CONTROL PANEL
FIRE DEPARTMENT CONNECTION
FOUNDATION
FIRE HOSE CABINET
FINISH
FLOOR
FLOORING
FLUORESCENT
FIRE PROOF
FOOTING
FURNISH
GALVANIZED IRON
GAUGE
GALVANIZED
GARAGE
GROUND FAULT CIRCUIT INTERRUPTER
GROUND FAULT INTERRUPTER
GLASS
GLUE LAMINATED BEAM
GRADE MARK
GATE VALVE
GALVANIZED RIGID TUBING
GYPSUM
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW METAL
HANDICAPPED
HARDBOARD
HARDWARE
HEIGHT
HORIZONTAL
HEATER
HEATING, VENTILATING & AIR CONDITIONING
HOT WATER
HYDRAULIC
INTERCOM OUTLET
INSIDE DIAMETER
INSIDE FACE
IDENTIFICATION
ISOLATED GROUND
INTERMEDIATE METALLIC CONDUIT
IMPREGNATED
INCLUDE, INCLUSIVE
INSULATION
INTERIOR
JUNCTION BOX
JUNCTION
JOINT
KNOCK DOWN
KILN DRIED
KNOCK OUT
LIGHT EMITTING DIODE
LINEAR FEET
LAMINATE
LATERAL
LAVATORY
LEAD
LINEAR
LINOLEUM
LIGHT
LIGHTING
LAMINATED VENEER LUMBER
MACHINE BOLT
MANHOLE
MALLEABLE IRON
MASONRY OPENING
MARBLE
MASONRY
MATERIAL
MAXIMUM
MECHANICAL
MEDIUM
MANUFACTURING
MANUFACTURER
MINIMUM
MISCELLANEOUS
MODULAR
METAL
MULLION
NOT IN CONTRACT
NOT TO SCALE
NON-CORROSIVE METAL
NOT FOR CONSTRUCTION
NAILER
NUMBER
NOMINAL
ON CENTER
OUTSIDE DIAMETER
OVER HANG
ORNAMENTAL IRON
OUTSIDE RADIUS
OUTSIDE AIR INTAKE
OVER HEAD
OPENING
OPPOSITE
PRECAST CONCRETE
PROPERTY LINE
PLASTIC LAMINATE
POINT OF CONNECTION
PERPENDICULAR
PHASE
PLASTER
PLATE
PLASTIC
PLUMBING
PLYWOOD
PORCELAIN
PERFORATED
PREFABRICATED
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
PARTITION
POLYVINYLCLORIDE
POWER
QUARRY TILE
QUANTITY
RADIUS
ROOF DRAIN LEADER
ROOF DRAIN OVERFLOW
ROUGH OPENING
RIGHT OF WAY
REFRIGERATOR
REFERENCE
REINFORCED
REQUIRED
RETURN
REVISION
ROOM
REMOVE
SOLID CORE
SMOKE DETECTOR
SHUT OFF VALVE
SKYLIGHT
STAINLESS STEEL
SELF CLOSING
SCHEDULE
SECTION
SERVICE ENTRANCE SECTION
SHEET
SHEATHING
SIMILAR
SPACE
SPECIFICATIONS
SPEAKER
SQUARE FEET
SQUARE INCHES
SOUND TRANSMISSION CLASS
STANDARD
STEEL
SUSPENDED
SWITCH
SYMMETRICAL
SYSTEM
TONGUE AND GROOVE
THROUGH BOLT
TELEPHONE MOUNTING BOARD
TOP OF
TOP OF BEAM
TOP OF CURB
TOP OF FOOTING
TOP OF JOIST
TOP OF MASONRY
TOP OF SLAB
TOP OF WALL
TUBE STEEL
TELEVISION OUTLET
TELEPHONE
THRESHOLD
THREADED
THICK
THROUGH
TOILET
TRANSFORMER
TYPICAL
UNFINISHED
URINAL
VAPOR BARRIER
VERIFY IN FIELD
VOLT AMPERE
VERTICAL
WATER CLOSET
WINDOW
WAINSCOT
WEATHER PROOF
WEIGHT
WITH
WITHOUT
WOOD
WROUGHT IRON
YARD
VCT VINYL COMPOSITION TILE
JOISTJST.
ALL CODES REFERENCED ARE TO BE USED AS
AMENDED BY THE STATE OF COLORADO AND
LOCAL JURISDICTION.
-2015 INTERNATIONAL BUILDING CODE
-2015 INTERNATION MECHANICAL CODE
-2015 INTERNATIONAL PLUMBING CODE
-2015 INTERNATIONAL FUEL & GAS CODE
-2015 IECC (INTERNATIONAL ENERGY CONSERVATION CODE)
-2017 NATIONAL ELECTRICAL CODE
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
PLYWOOD
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A-701
ELEVATION MARKER
SECTION MARKER
DETAIL CUT
DETAIL
1
A-501
ELEVATION
D01
W01
ROOM NAME
101
INTERIOR ELEVATION MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME AND NUMBER
1
A-301
1
A-201
11
MAXIMUM FLOOR AREA: 12,144 SQ FT
ALLOWABLE DECK (15% OF MAX FLOOR AREA): 1821.6 SQ FT
FRONT SETBACK: 5'-0"
SIDE SETBACKS: 5'-0"
REAR SETBACK: 5'-0"
MAXIMUM HEIGHT (PRINCIPAL STRUCTURE) (FT.): 28'-0"
701 SOUTH MONARCH STREET
ASPEN, CO 81611
PLANNING APPROVALS
273513125800
L/RMF
12,144 SQ. FT.
MULTI-FAMILY
####
####
####
####
10
85
13
08/04/2020
08/24/2020
TF/JH
Scale: AS NOTED
ISSUE
SCHEMATIC DESIGN
GC PRICING SET
RDS SUBMITTAL SET
PERMIT SUBMITTAL SET
ROUND 1 COMMENTS
ROUND 2 COMMENTSCARIBOU CONDO(EXTERIOR REMODEL)701 SOUTH MONARCHASPEN, CO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
G.1.01
8/3/20
GENERAL
INFORMATION
DATE
4/15/19 KIM RAYMOND ARCHITECTS, INC.| 300 E. HYMAN AVENUE, SUITE 100 || www.kimraymondarchitects.com || 970-925-2252 |8/23/19
11/8/19
12/23/19
4/21/20
8/3/20
CONTRACTOR
KEELTY CONSTRUCTION
G.1.01 GENERAL INFORMATION
SURVEY
INTERPOLATED SURVEY
A.1.01 EXISTING SITE PLAN
A.1.02 PROPOSED SITE PLAN
A.1.03 EXISTING FAR CALCULATIONS
A.1.04 PROPOSED FAR CALCULATIONS
A.1.05 PROPOSED REMP PLAN
A.1.06 PROPOSED REMP PLAN
A.1.07 EXISTING LANDSAPE PLAN
A.1.08 PROPOSED LANDSAPE PLAN
A.1.09 TREE REMOVAL PLAN
A.2.01 EXISTING MAIN LEVEL PLAN
A.2.02 EXISTING SECOND LEVEL PLAN
A.2.03 PROPOSED MAIN LEVEL PLAN
A.2.04 PROPOSED SECOND LEVEL PLAN
A.3.01 PROPOSED ENTRY ELEVATION
A.3.02 TRASH ENCLOSURE ELEVATIONS
A.6.01 ARCHITECTURAL DETAILS
L.1.01 PROPOSED MAIN LEVEL LIGHTING PLAN
L1.02 PROPOSED SECOND LEVEL LIGHTING PLAN
STRUCTURAL ENGINEER
ALBRIGHT & ASSOCIATES
JACK ALBRIGHT, PE
402 PARK AVE., UNIT A
BASALT, CO 81621
(970) 379-3244
CIVIL ENGINEER
SGM
JEFF SIMSONSON, PE, CFM
118 W. SIXTH ST., SUITE 200
GLENWOOD SPRINGS, CO 81601
(970) 384-9005
13
4
2
IIIIIII VIIIVIIIVIIIIIIIIIIIIIIIIIIIIIIilllllllllllllllllllllllllllllllll
RECEPTION#: 644992, R: $93.00, D: $0.00
DOC CODE: RESOLUTION
RESOLUTION NO. 1 Pg 1 of 17, 02/07/2018 at 09: 58:17 AM
SERIES OF 2018)
Janice K.Vos Caudill, Pitkin County, CO
A RESOLUTION OF THE CITY OF ASPEN BOARD OF ADJUSTMENT GRANTING
APPROVAL FOR A DIMENSIONAL VARIANCE FOR THE PROPERTY LEGALLY
DESCRIBED IN EXHIBIT A TO THIS RESOLUTION, COMMONLY KNOWN AS 701 S.
MONARCH ST., CARIBOU CONDOMINIUMS, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel ID Nos:2735-131-25-001- 2735-131-25-006 and 2735-131-25-800,
WHEREAS, the Community Development Department received an application for 701
S. Monarch St., Caribou Condominiums (the Application) from Caribou Condominium Home
Owners Association (Applicant), represented by BendonAdams for the following land use
review approvals:
Variance, pursuant to Land Use Code Chapter 26.314; and,
WHEREAS,the subject property is zoned Lodge (L); and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect
on the day the application was deemed complete — September 15, 2017, as applicable to this
Project; and,
WHEREAS, the Board of Adjustment reviewed the Application at a duly noticed public
hearing on January 25, 2018; and,
WHEREAS, during a duly noticed public hearing on January 25, 2018. the Board of
Adjustment approved Resolution 1, Series of 2018, by a five to (5-0) vote granting approval of a
Dimensional Variance Review, as identified herein.
NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF THE
CITY OF ASPEN, COLORADO THAT:
Section 1: General Approval
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Board of Adjustment hereby approves a Setback Variance for the property located at
701 S. Monarch St and described as follows:
1. Front yard(east) setback variance allowing a 0' setback for the below grade garage and
above grade retaining wall and parking space. The retaining walls shall not exceed the
height of 42" as shown in Exhibit B, Approved Drawings.
2. Side yard (north) setback variance allowing a 0' setback for the below grade garage
and allowing a 0' setback for the above grade car elevator and enclosure, above grade
retaining wall not to exceed 42", and trash/recycle containers and fence/enclosure.
Section 2: Engineering Department
The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code,
Title 21 and all applicable standards published by the Engineering Department.
Board of Adjustment
Reso No. I, Series 2018
Page 1 of 4
I. The curb cut entrance to the parking area and adjacent ROW shall meet all Engineering
Department standards or a variance to the design standards must be approved by the City
Engineer at the time of Building Permit. Any representation of stairs in the ROW shown on
the land use approval documents are not permitted and do not have Engineering Department
approval. A more detailed grading plan shall be submitted to the Engineering Department
to determine an appropriate sidewalk and driveway configuration.
Section 3: Zoning
1. The fence used along the trash enclosure shall meet Subsection 26.575.020. E.5 of the Land
Use Code at building permit, as amended.
2. The floor area calculations of the demolished and replacement structures shall be confirmed
by the City Zoning Enforcement Officer at the time of building permit
Section 4: Parks Department
1. Parks has no concerns regarding any interior work in the courtyard, however, it appears that
they will be removing part of the wall and moving the drive entrance closer to the
cottonwood tree. There is also an aspen tree just outside of the NW comer wall that may be
impacted that will be assessed at building permit. The work near these trees shall be
coordinated with and approved by the City Forester.
2. A tree dripline excavation permit will be required for this project.
Section 5: Building Department
The Applicant shall meet all applicable building and accessibility codes in place at the time of
building permit.
Section 6•
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 Community Development Department and the Board of Adjustment Commission, are
hereby incorporated in such plan development approvals and the same shall be complied with as
if fully set forth herein, unless amended by other specific conditions or an authorized authority.
Section 7•
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 8•
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.
Board of Adjustment
Reso No. I, Series 2018
Page 2 of 4
FINALLY, adopted, passed and approved this ls`day of February, 2018.
Approved as to form: Approved as to tent:
jaides R. True, City Attorney Andrew Sandler, Chair
Aind,*1,n,in[
PVCJ
City Clerk
Attachments:
Exhibit A: Legal Description
Exhibit B: Approved Drawings
Board of Adjustment
Reso No. I, Series 2018
Page 3 of 4
Exhibit A, Legal Description
CARIBOU CONDOMINIUMS ACCORDING TO THE CONDOMINIUM MAP THEREOF
RECORDED IN PLAT BOOK 4 AT PAGE 379, AND ACCORDING TO THE FINAL
SUBDIVISION PLAT OF THE CARIBOU CONDOMINIUMS RECORDED IN PLAT BOOK
4 AT PAGE 404, AND CONDOMINIUM MAP OF PARCEL B, UNITS 5, & 6, CARIBOU
CONDOMINIUMS, RECORDED IN PLAT BOOK 4 AT PAGE 454 AND SECOND
AMENDED CONDOMINIUM MAP RECORDED SEPTEMBER 8, 2010 IN PLAT BOOK 94
AT PAGE 52 AND AS DEFINED AND DESCRIBED IN THE CONDOMINIUM
DECLARATION FOR CARIBOU CONDOMINIUMS RECORDED APRIL 24, 1973 IN BOOK
275 AT PAGE 28, AND THE AMENDMENTS THERETO RECORDED NOVEMBER 2, 1973
IN BOOK 280 AT PAGE 971, RECORDED DECEMBER 24, 1973 IN BOOK 282 AT PAGE
822, RECORDED MAY 2, 1975 IN BOOK 298 AT PAGE 437, RECORDED APRIL 28, 1975
IN BOOK 311 AT PAGE 30I, RECORDED JUNE 18, 1998 UNDER RECEPTION NO. 418308,
RECORDED SEPTEMBER 8, 2010 UNDER RECEPTION NO. 573338. CITY OF ASPEN,
COUNTY OF PITKIN, STATE OF COLORADO.
Board of Adjustment
Reso No. 1, Series 2018
Page 4 of 4
1
A7.1
LOCATION
KIM RAYMOND ARCHITECTS, INC.
418 EAST COOPER AVENUE, SUITE 201
ASPEN, CO 81611
970-925-2252
ARCHITECT
CARIBOU CONDOS
(EXTERIOR REMODEL)
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
PROJECT TEAMAPPLICABLE CODES PROJECT DATA
SHEET INDEX (CONTINUED)
SHEET INDEXSYMBOL LEGEND
LEGAL DESCRIPTION: Subdivision: CARIBOU DESC: COMMON AREA
PARCEL ID NUMBER:
ZONING:
LOT SIZE:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LAND USE CATEGORY:
TOWNSHIP:
RANGE:
SECTION:
PLT.
S.T.D.SLOPE TO DRAIN
A
A.B.
A.F.F.
A.F.G.
A/C
ABC
ABS
ABV.
ACB
ACOU.
ACT
ADD.
AG
AHU
AL. or ALUM.
ALT.
ANL
ASPH.
AVG
AWG
B.M.
B.N.
B.O.
B.O.F.
B.U.
B/C
BD.
BLDG
BLK.
BLKG.
BM.
BR
BRG.
BRZ
C.A.P.
C.D.
C.I.P.
C.J.
C.O.
C.T.
CAB
CAM.
CCTV
CEM.
CER
CFM
CH
CKT. BKR.
CL or C.L.
CLG.
CLKG.
CLO.
CLR.
CMU
CNTRD.
COL.
COMB.
CONC.
CONST.
CONT.
CONTR.
CU
d
D.F.
D.G.
D.S.
D/W
DBL.
DEMO
DIA. or Ø
DIAG.
DIM.
DL
DN.
DR
E.A.
E.F.
E.J.
E.N.
E.W.
EA.
EL
ELECT.
ELEV.
EMC
EMT
ENT
EQ.
EQUIP.
EST.
EVAP.
EWC
EXC
EXH.
EXIST. or E
EXT.
F.A.
F.C.
F.C.O.
F.D.
F.E.
F.N.
F.O.
F.S.
F/G
FAB.
FACP
FDC
FDN.
FHC
FIN.
FL
FLG.
FLUOR.
FP
FTG.
FURN.
G.I.
GA.
GALV.
GAR.
GFCI
GFI
GL
GLB
GM
GM
GRC
GYP.
GYP. BD.
H.B.
H.C.
H.M.
H/C
HDBD.
HDW
HGT.
HOR.
HTR
HVAC
HW
HYD.
I.C.
I.D.
I.F.
ID
IG
IMC
IMPG
INCL.
INSUL.
INT.
J-BOX
JCT
JT.
K-D
KD
KO
L.E.D.
L.FT.
LAM
LAT.
LAV
LD.
LIN.
LINO.
LT.
LTG.
LVL
M.B.
M.H.
M.I.
M.O.
MAR.
MAS.
MAT'L
MAX.
MECH.
MED.
MFG.
MFR.
MIN.
MISC.
MOD
MTL.
MUL
N.I.C.
N.T.S.
NCM
NFC
NLR.
NO.
NOM.
O.C.
O.D.
O.H.
O.I.
O.R.
OAI
OH
OPNG.
OPPO.
P.C.
P.L.
P.LAM.
P.O.C.
PERP. or
PH or Ø
PL.
PLAS.
PLUMB.
PLYWD.
PORC.
PERF.
PREFAB.
PSF
PSI
PTN.
PVC
PWR.
Q.T.
QTY.
R
R.D.L.
R.D.O.
R.O.
R.O.W. or R/W
REF
REF.
REINF.
REQ'D.
RET.
REV.
RM
RMV.
S.C.
S.D.
S.O.V.
S/L
S/S
SC
SCHED.
SECT.
SES
SH
SHT'G.
SIM.
SPA.
SPECS
SPKR.
SQ. FT.
SQ. IN.
STC
STD.
STL.
SUSP.
SW
SYM
SYS.
T & G
T.B.
T.M.B.
T.O.
T.O.B.
T.O.C.
T.O.F.
T.O.J.
T.O.M.
T.O.S.
T.O.W.
T.S.
T.V.
TEL.
TH.
THD.
THK.
THRU
TLT.
TRANS.
TYP.
UNF.
UR
V.B.
V.I.F.
VA
VERT.
WC
WDW
WCT
WP
WT.
W/
W/O
WD.
W.I.
YD.
AMPERES
ANCHOR BOLT
ABOVE FINISHED FLOOR
ABOVE FINISHED GRADE
AIR CONDITIONING
AGGREGATE BASE COURSE
ACRYLONITRILE-BUTADIENE-STYRENE
ABOVE
ASBESTOS-CEMENT BOARD
ACOUSTIC
ACOUSTICAL CEILING TILE
ADDITION or ADDENDUM
ABOVE GRADE
AIR HANDLER UNIT
ALUMINUM
ALTERNATE
ANNEALED
ASPHALT
AVERAGE
AMERICAN WIRE GAUGE
ANGLE
BENCH MARK
BOUNDARY NAILING
BOTTOM OF
BOTTOM OF FOOTING
BUILT UP
BACK OF CURB
BOARD
BUILDING
BLOCK
BLOCKING
BEAM
BRASS
BEARING
BRONZE
CONCRETE ASBESTOS PIPE
CONSTRUCTION DOCUMENTS
CAST IN PLACE
CONTROL JOINT
CLEAN OUT
CERAMIC TILE
CABINET
CAMBER
CLOSED CIRCUIT TELEVISION
CEMENT
CERAMIC
CUBIC FEET PER MINUTE
CHANNEL
CIRCUIT BREAKER
CENTERLINE
CEILING
CAULKING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CENTERED
COLUMN
COMBINATION
CONCRETE
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COPPER
PENNY
DRINKING FOUNTAIN
DECOMPOSED GRANITE
DOWN SPOUT
DISHWASHER
DOUBLE
DEMOLITION
DIAMETER
DIAGONAL
DIMENSION
DEAD LOAD
DOWN
DOOR
EXPANSION ANCHOR
EXHAUST FAN
EXPANSION JOINT
END NAILING
EACH WAY
EACH
ELEVATION
"ELECTRIC, ELECTRICAL"
ELEVATOR
ELECTRICAL METALLIC CONDUIT
ELECTRICAL METALLIC TUBING
ELECTRICAL NON-METALLIC TUBING
EQUAL
EQUIPMENT
ESTIMATE
EVAPORATIVE COOLER
ELECTRIC DRINKING COOLER
EXCAVATE
EXHAUST
EXISTING
EXTERIOR
FIRE ALARM
FAN COIL
FLOOR CLEAN OUT
FLOOR DRAIN
FIRE EXTINGUISHER
FIELD NAILING
FACE OF
FLOOR SINK
FIBERGLASS
FABRICATE
FIRE ALARM CONTROL PANEL
FIRE DEPARTMENT CONNECTION
FOUNDATION
FIRE HOSE CABINET
FINISH
FLOOR
FLOORING
FLUORESCENT
FIRE PROOF
FOOTING
FURNISH
GALVANIZED IRON
GAUGE
GALVANIZED
GARAGE
GROUND FAULT CIRCUIT INTERRUPTER
GROUND FAULT INTERRUPTER
GLASS
GLUE LAMINATED BEAM
GRADE MARK
GATE VALVE
GALVANIZED RIGID TUBING
GYPSUM
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW METAL
HANDICAPPED
HARDBOARD
HARDWARE
HEIGHT
HORIZONTAL
HEATER
HEATING, VENTILATING & AIR CONDITIONING
HOT WATER
HYDRAULIC
INTERCOM OUTLET
INSIDE DIAMETER
INSIDE FACE
IDENTIFICATION
ISOLATED GROUND
INTERMEDIATE METALLIC CONDUIT
IMPREGNATED
INCLUDE, INCLUSIVE
INSULATION
INTERIOR
JUNCTION BOX
JUNCTION
JOINT
KNOCK DOWN
KILN DRIED
KNOCK OUT
LIGHT EMITTING DIODE
LINEAR FEET
LAMINATE
LATERAL
LAVATORY
LEAD
LINEAR
LINOLEUM
LIGHT
LIGHTING
LAMINATED VENEER LUMBER
MACHINE BOLT
MANHOLE
MALLEABLE IRON
MASONRY OPENING
MARBLE
MASONRY
MATERIAL
MAXIMUM
MECHANICAL
MEDIUM
MANUFACTURING
MANUFACTURER
MINIMUM
MISCELLANEOUS
MODULAR
METAL
MULLION
NOT IN CONTRACT
NOT TO SCALE
NON-CORROSIVE METAL
NOT FOR CONSTRUCTION
NAILER
NUMBER
NOMINAL
ON CENTER
OUTSIDE DIAMETER
OVER HANG
ORNAMENTAL IRON
OUTSIDE RADIUS
OUTSIDE AIR INTAKE
OVER HEAD
OPENING
OPPOSITE
PRECAST CONCRETE
PROPERTY LINE
PLASTIC LAMINATE
POINT OF CONNECTION
PERPENDICULAR
PHASE
PLASTER
PLATE
PLASTIC
PLUMBING
PLYWOOD
PORCELAIN
PERFORATED
PREFABRICATED
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
PARTITION
POLYVINYLCLORIDE
POWER
QUARRY TILE
QUANTITY
RADIUS
ROOF DRAIN LEADER
ROOF DRAIN OVERFLOW
ROUGH OPENING
RIGHT OF WAY
REFRIGERATOR
REFERENCE
REINFORCED
REQUIRED
RETURN
REVISION
ROOM
REMOVE
SOLID CORE
SMOKE DETECTOR
SHUT OFF VALVE
SKYLIGHT
STAINLESS STEEL
SELF CLOSING
SCHEDULE
SECTION
SERVICE ENTRANCE SECTION
SHEET
SHEATHING
SIMILAR
SPACE
SPECIFICATIONS
SPEAKER
SQUARE FEET
SQUARE INCHES
SOUND TRANSMISSION CLASS
STANDARD
STEEL
SUSPENDED
SWITCH
SYMMETRICAL
SYSTEM
TONGUE AND GROOVE
THROUGH BOLT
TELEPHONE MOUNTING BOARD
TOP OF
TOP OF BEAM
TOP OF CURB
TOP OF FOOTING
TOP OF JOIST
TOP OF MASONRY
TOP OF SLAB
TOP OF WALL
TUBE STEEL
TELEVISION OUTLET
TELEPHONE
THRESHOLD
THREADED
THICK
THROUGH
TOILET
TRANSFORMER
TYPICAL
UNFINISHED
URINAL
VAPOR BARRIER
VERIFY IN FIELD
VOLT AMPERE
VERTICAL
WATER CLOSET
WINDOW
WAINSCOT
WEATHER PROOF
WEIGHT
WITH
WITHOUT
WOOD
WROUGHT IRON
YARD
VCT VINYL COMPOSITION TILE
JOISTJST.
ALL CODES REFERENCED ARE TO BE USED AS
AMENDED BY THE STATE OF COLORADO AND
LOCAL JURISDICTION.
-2015 INTERNATIONAL BUILDING CODE
-2015 INTERNATION MECHANICAL CODE
-2015 INTERNATIONAL PLUMBING CODE
-2015 INTERNATIONAL FUEL & GAS CODE
-2015 IECC (INTERNATIONAL ENERGY CONSERVATION CODE)
-2017 NATIONAL ELECTRICAL CODE
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
PLYWOOD
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A-701
ELEVATION MARKER
SECTION MARKER
DETAIL CUT
DETAIL
1
A-501
ELEVATION
D01
W01
ROOM NAME
101
INTERIOR ELEVATION MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME AND NUMBER
1
A-301
1
A-201
11
MAXIMUM FLOOR AREA: 12,144 SQ FT
ALLOWABLE DECK (15% OF MAX FLOOR AREA): 1821.6 SQ FT
FRONT SETBACK: 5'-0"
SIDE SETBACKS: 5'-0"
REAR SETBACK: 5'-0"
MAXIMUM HEIGHT (PRINCIPAL STRUCTURE) (FT.): 28'-0"
701 SOUTH MONARCH STREET
ASPEN, CO 81611
PLANNING APPROVALS
273513125800
L/RMF
12,144 SQ. FT.
MULTI-FAMILY
####
####
####
####
10
85
13
08/04/2020
08/24/2020
TF/JH
SITE
LIST OF DRAWINGS
ELEVATION
ON PLAN
1
100'-0"
T.O. STRUCT. PLY.
15 WINDOW TYPE
9'-0"
DIMENSION TO F.O.F.,
TYP.
DOOR + WINDOW
W-1 ASSEMBLY TYPE
DOOR TYPE105
DET. ON ELEVATION
ELEVATION
ON SECTION
103'-0"
REVISION NO.
CL
DIMENSION TO
CENTERLINE
FINISH CLG.
ELEVATION
ABV. FINISH FL.
DWG NO.
22
BUILDING SECTION
REF. ANOTHER DWG.
SECTION NO.
ELEV.NO.
DWG NO.A200
2
ELEVATION REF.
ANOTHER DWG.
DETAIL NO.
DWG NO.
2
WALL SECTION
REF. ANOTHER DWG.
NORTH ARROW 24
1
3
ELEV. NO.
DWG NO.
INTERIOR ELEVATION
REF. ANOTHER DWG.
DWG NO.
SECTION NO.
WALL SECTION
REF. ANOTHER DWG.2
ABBREVIATIONS
S
SQ SQUARE
SEC
SQ.FT
SYS
SYM SYMMETRY (ICAL)
SYSTEM
S.C
S.S
S.Y
STD
SOLID CORE
S.P SOUNDPROOF
SOUTH
SPK SPEAKER
SPEC SPECIFICATION (S)
SQUARE FEET
STRUCT STRUCTURAL
STDS STUDS
SUSP
SECTION
SUSPENDED
SHT SHEET
SIM SIMILAR
SQUARE YARD
STAINLESS STEEL
STANDARD
STL STEEL
STOR STORAGE
S.D STORM DRAIN
TONGUE AND GROOVE
TV
THRES
TEL TELEPHONE
T&G
T.O TOP OF
T.O.B
T.O.C TOP OF CONCRETE
T.O.S
T.O.STL
T
TELEVISION
TEMP TEMPERED
THK THICK (NESS)
THRESHOLD
TOP OF BEAM
TOP OF SLAB
TOP OF STEEL
T.O.W TOP OF WALL
TREAD
TYP TYPICAL
VEST VESTIBULE
V VINYL
VINYL COMPOSITION TILEV.C.T
W.T.W
V.I.F.VERIFY IN FIELD
V.G VERTICAL GRAIN
WALL TO WALL
W.C WATER CLOSET
WP WATERPROOFING
WT
W.R WATER REPELLENT
W.S WEATHER STRIPPING
WEIGHT
W.W.F WELDED WIRE FABRIC
W WEST,WIDE,WIDTH
W/WITH
WDW WINDOW
WD WOOD
W.P WORKING POINT
U.N.O
V.B VAPOR BARRIER
UNF UNFINISHED
VNR VENEER
VERT VERTICLE
UNLESS NOTED OTHERWISE
INCH
K.O
INCLUDE (D),(ING)
INSIDE DIAMETER
INSULATE (D),(ION)
JOINT
IN
INCL
I.D
INSUL
INT
INV
INTERIOR
INVERT
JT
JST JOIST
KIT KITCHEN
KNOCK OUT
LAM
LAV
LAB BOLT
LAMINATE
LAVATORY
LADDER
LABEL
L.B
LAD
LBL
LIN
LOUVER
LT
LENGTHL
L.H LEFT HAND
LIGHT
LT.WT LIGHT WEIGHT
LINEAR
LTL LINTEL
LVR
L.P LOW POINT
MH
MT
MAN-HOLE
MEZZ
MLD
MISC
MFR
MAS MANSONRY
M.O
MIR
MATL MATERIAL (S)
MEZZANINE
MIN
MIRROR
MISCELLANEOUS
MOUNT (ED),(ING)
MOV MOVABLE
MULL MULLION
MAX MAXIMUM
MECH MECHANIC (AL)
MED MEDIUM
MEMB MEMBRANE
MTL METAL
MANUFACTURER (ER)
MOLDING,MOULDING
MINIMUM,MINUTE
MASONRY OPENING
NOM
NO
N
O.H
NORTH
O.A
OVERHANG
OVERALL
NOMINAL
OFF
N.I.C NOT IN CONTRACT
N.T.S NOT TO SCALE
NUMBER
OFFICE
O.C ON CENTER (S)
OPG OPENING
OPP OPPOSITE
O.D OUTSIDE DIAMETER
NAT NATURAL
PNL PANEL
PTN
P.BD
PARTITION
PT POINT
P.C.F
PARTICLE BOARD
PVMT PAVEMENT
PERI PERIMETER
PERF PERFORATE (D)
PLAS PLASTER
P.LAM
PL
PL.GL
P.L.F
P.S.F
P.S.I
P.L PROPERTY LINE
PTD PAINT (ED)
PLASTIC LAMINATE
PLATE
PLATE GLASS
PLMB PLUMBING
PWD PLYWOOD
PVC
POUNDS PER CUBIC FOOT
POUNDS PER LINEAL FOOT
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
POLYVINYL CHLORIDE
RDWD
REINF REINFORCED (D),(ING)
R.C.P
R.D ROOF DRAIN
R
QT QUARRY TILE
RAD RADIUS
REQD REQUIRED
RESIL RESILIENT
RET RETURN
R.A RETURN AIR
REV
R.H
R.O.W
RECP RECEPTACLE
REDWOOD
REF REFERENCE
REFR REFRIGATOR
REG REGISTER
RIGHT HAND
RIGHT OF WAY
RISERRM, ROOM
R.O ROUGH OPENING
REINFORCED CONCRETE PIPE
REVISION (S),REVISED
ANOD
APPROX
A.P
ADJ
ADJT
AGG
A/C
ALT
ALUM
A.B
AUTO
ARCH
A.D
ASPH
DEGREE, MINUTE, SECOND
Æ OR Ø
AT
CENTERLINE
FOOT, INCH
NUMBER
PLATE
ACCESS PANEL
ADJACENT
ANCHOR BOLT
ROUND OR DIAMETER
AND
ADJUSTABLE
AGGREGATE
AIR CONDITIONING
ALTERNATE
ALUMINUM
AUTOMATIC
ABOVE FINISHED FLOOR
ANODIZED
APPROXIMATE
ARCHITECT PLAN
AREA DRAIN
ASPHALT
SYMBOLS used as abbreviations
A.F.F
ABBREVIATIONS
&
@
C.L.
°, ', "
', "
#
PL.
BRG
BET
BVL
BLK
BIT
BSMT
BUILT UP ROOFING
B.M
BEARING
BM
BETWEEN
BEVELED
BLOCK
B.PL
BLOCKING
BEARING PLATE,BASE PLATE
BOARD
BLKG
BD
B.S
BOT
B.O.W
B.U.R
B.O
BLDG
BOTTOM
BASEMENT
BENCH MARK
BITUMINOUS
BUILDING
BEAM
BOTH SIDES
BOTTOM OF
BOTTOM OF WALL
C.I
CLG
CLG.HT
CEM
C.FL
CTR
C.T
CLR
CLO
C.O
COORD
C.JT
CAB
CONT
C.W
CK
CONCRETE MASONRY UNIT
CONTINUOUS OR CONTINUE
CONST.JT
CONST
CPT
CSMT
CPR
CEILING
CEMENT
CORR
CEILING HEIGHT
CENTER
CONCRETE (CAST-IN-PLACE)
C.B
CABINET
COPPER
COUNTER FLASHING
CERAMIC TILE
CLOSET
CLEAN OUT
CAULK
COORDINATE
CONTROL JOINT
COLD WATER
CLEAR (ANCE)
CORRIDOR
COLUMN
CONNECTION
CONSTRUCTION
CONSTRUCTION JOINT
CARPET (ED)
CASEMENT
CAST IRON
CATCH BASIN
COL
CONC
C.M.U
CONN
D
DEP
DWG
DWR
DTL
DIAG
DR
DIA
DIF
DIM
DBL
DRAWER
DRAWING
DEEP,DEPTH
DIAGONAL
DIMENSION
DIFFUSER
DOOR
DOUBLE
DEPRESSED
DETAIL
DIAMETER
DEGREEDEG
EXP.JT
E.B
EXP
EXT
EXPANSION BOLT
EXPANSION JOINT
EXPOSED
EXTERIOR
E.W
EL
EQUIP
EACHWAY
EAST
ELEVATION
EXHAUST
ELEVATOR
EQUAL
ELECTRICAL
EXISTING
E
EMERGENCY
ENCLOSE (URE)
EXIST
ELEV
EMER
ENC
EQ
EQUIPMENT
ELEC
EXH
FP
F.D
FND FOUNDATION
F.A.I FRESH AIR INTAKE
F.S
FTG FOOTING
FULL SIZE
FURR FURRED (ING)
FLOOR DRAIN
F.O.C FACE OF CONCRETE
F.O.S FACE OF STUDS
FAS
FT
FASTEN,FASTENER
FGL FIBERGLASS
F.E.C
FIN FINISH (ED)
F.E FIRE EXTINGUISHER
FOOT
F.H.S FIRE HOSE STATION
FIREPROOFING
FPL FIREPLACE
F.P.S.C
F.R FIRE RESISTANT
FLG FLASHING
FLR FLOOR (ING)
F.D FLOOR DRAIN
FLUOR FLUORESCENT
FIRE-PROOF SELF-CLOSING
FIRE EXTINGUISHER CABINET
GRADE GRADINGGR
GYP GYPSUM
G.W.B GYPSUM WALL BOARD
GLASS BLOCK
GAGE GAUGEGA
GALVANIZEDGALV
GLASS,GLAZINGGL
GL.BLK
HT
HEAVY DUTY
HARDWARE
HEIGHT
HDW
HIGH
HEATING/VENTILATION/AIR COND.
HARDWOOD
HEADER
HEATING
HDWD
HIGH POINT
HDR
HOLLOW CORE
HOLLOW METAL
HYD
H.W.H
HORIZONTAL
HOSE BIBB
HOT WATER
HOT WATER HEATER
HOUR
HYDRANT
HTG
H.D
H
H.P
H.V.A.C
H.C
H.M
HORIZ
H.B
H.W
HR
DIRECTORY
DESCRIPTION OF WORK VICINITY MAP
SYMBOLS
REINFORCE EXISTING 4'-0" RETAINING WALL IN SETBACK
WITH NEW 4'-0" RETAINING WALL ADJACENT TO EXISTING
Owner:
Caribou Condominium Home Owner's Association
Architect:
Michael Fuller Architects PC
23400 Two Rivers Rd
Suite 41
Basalt, CO 81621
Michael Fuller - Principal (970) 927-6620 o
Steven Dunn - Project Manager (970) 927-5366 f
sdunn@mfullerarchitects.com
Structural Engineer:
SK Peightal Engineers LTD
PO Box 410
Basalt, CO 81621
Adrienne Prosser, Project Manager (970) 927-9510 o
skpe.structural@gmail.com
Surveyor
Aspen Survey Engineers, INC
210 South Galena Street
Aspen, CO 81611
contact@aspensurvey.net (970) 925-3816 o
N
TRUE
A300 A300
A400
A400
A900
T.O. STRUCT. PLY.
SOG SLAB ON GRADE
ARCHITECTURE DESIGN
G.0.01 GENERAL INFORMATION
SURVEY
GENERAL
A0.01 EXISTING SITE PLAN
A0.02 PROPOSED SITE PLAN
A0.03 ENLARGED SITE PLAN & SECTION
EXISTING VARIANCES
LEGAL DESCRIPTION
EXHIBIT A
39
GSPublisherVersion 13.65.99.1 23400 Two Rivers Road, Suite 41, Basalt CO 81621 [t] 970 927 6620 [f] 970 927 5366michael fuller architectsPCAll designs, ideas, arrangements and plans
indicated by these drawings and specifications
are the property and copyright of the Architect
and shall neither be used on any other work nor
be used by any other person for any use
whatsoever without written permission.
Written dimensions shall take precedence over
scaled dimensions and shall be verified at the
job site. Any dimensional discrepancy shall be
brought to the attention of the Architect prior
to Commencement of the work.michael fuller architectsEXISTING SITE PLAN
A.0.01
7/6/22PLOT REF:
DATE REVISION 701 South MonarchAspen, CO 81611The CaribouCondominiums6/29/2022 BOARD OF ADJUSTMENT
APPLICATION
Scale: AS NOTED
ISSUE
SCHEMATIC DESIGN
GC PRICING SET
RDS SUBMITTAL SET
PERMIT SUBMITTAL SET
ROUND 1 COMMENTSCARIBOU CONDO(EXTERIOR REMODEL)701 SOUTH MONARCHASPEN, CO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.01
4/28/20
EXISTING
SITE PLAN
DATE
4/15/19 KIM RAYMOND ARCHITECTS, INC.| 300 E. HYMAN AVENUE, SUITE 100 || www.kimraymondarchitects.com || 970-925-2252 |8/23/19
11/8/19
12/23/19
4/21/20
5'-0"5'-0"5'-0"5'-0"EXISTING BUILDING
EXISTING BUILDING
EXISTING PARKING LOT
TRASH
POOL
EXISTING BUILDINGPROPERTY LINESETBACK LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
SETBACK LINESETBACK LINE
SCALE: 3/16" = 1'-0"1 EXISTING SITE PLAN
N
SCALE: 3/16" = 1'-0"PLANNORTHEMERGENCY VEHICLE AND SKIER ACCESS EASEMENT40
GSPublisherVersion 13.65.99.1 23400 Two Rivers Road, Suite 41, Basalt CO 81621 [t] 970 927 6620 [f] 970 927 5366michael fuller architectsPCAll designs, ideas, arrangements and plans
indicated by these drawings and specifications
are the property and copyright of the Architect
and shall neither be used on any other work nor
be used by any other person for any use
whatsoever without written permission.
Written dimensions shall take precedence over
scaled dimensions and shall be verified at the
job site. Any dimensional discrepancy shall be
brought to the attention of the Architect prior
to Commencement of the work.michael fuller architectsBOA PLAN AND SECTION
A.0.03
7/6/22PLOT REF:
DATE REVISION 701 South MonarchAspen, CO 81611The CaribouCondominiums6/29/2022 BOARD OF ADJUSTMENT
APPLICATION
EXISTING POOL
EXISTING PLANTER EDGE
EXISTING GATE
EXISTING
SPA
SETBACK LINEEMERGENCY VEHICLE ANDSKIER ACCESS EASEMENTSETBACK LINEEXISTING 4'-0" HIGH RETAINING WALL
NEW 4'-0" HIGH RETAINING WALL
POOL EQ. VAULT
BELOW GRADE
REPLACE 42" GUARDRAIL
2
A.0.03
3
A.0.034'-0"SETBACK LINE
PROPERTY LINE
EXISTING
POOL4'-0"4"3'-6"PROPOSED 4'-0" HIGH RETAINING WALL
SETBACK LINE
PROPERTY LINE
POOL DECK
POOL COPING
EXISTING GRADE
PROPOSED FOOTING
EXISTING 4'-0" HIGH RETAINING WALL
PROPOSED GRADE
WALL CAP
REPLACE EXISTING GUARDRAIL
EXISTING POOL PLANNORTHSCALE: 1/4" = 1'-0"1EXISTING ENLARGED SITE PLAN
SCALE: 1/4" = 1'-0"2SITE SECTIONSCALE: 3/4" = 1'-0"3RETAINING WALL SECTION
41
EXHIBIT B42
43
EXHIBIT C44
45
EXHIBIT D 46
47
48
49
50
EXHIBIT E 51
EXHIBIT F 52