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Home My WebLink AboutLand Use Case.1235 Mountain View Dr.0014.2015.ASLU0014.2015. ASLU 1235 MOUNTAIN VIEW DRIVE RESIDENTIAL DESIGN STANDARDS VARIANCES 2735501300812 r ki r l C 4 5/( y 60/0'ek C-0.'0fc r 90(11/16â‚¬ 4- 4 R --.1- 1 0 THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0014.2015.ASLU PARCEL ID NUMBERS 2735 013 008 12 PROJECTS ADDRESS 1235 MOUNTAIN VIEW DRIVE PLANNER SARA NADOLNY CASE DESCRIPTION RESIDENTIAL DESIGN STANDARDS VARIANCES REPRESENTATIVE SETH HMIELOWSKI DATE OF FINAL ACTION 03/24/2015 CLOSED BY ROBERT GREGOR ON: 5/21/15 1.7 9560 1 3 oot/_- 0044 20 f 5 - PELU file Edit Record Navigate Fgrm Reporis Format Iab Help ~ i@@lxle t.8 i Q.] * 3 'd dv ~i N 1 > >1 0 8 * lumpl M ~E U | G ~ 108183.6 0/.@3%84.9/i fi~ ~aEn~ Custom Fields | Reing Status | Fee Summary 18ctions |Routing ilistory I ' ~ Permit type aslu p. Aspen Land Use Permit # <I~ jil 7 i Address 1235 MOUNTAIN VIEW DR '" Apt/Suite CKY ASPEN . State F.-7| Zip 81611 Pennit Wormation : 1 1 :.. ..Il. 1111.141,1.11,41'rE"r..INRM..,,11 111 .1 .11'.0-1 . ~" Er Master permit Routing queue aslu15 Applied 03/02/2015 ; v 1%9 j :.11::1"4# ~ Project Status pending Approved 'â€¢ 4*.1 Description APPLICATION FOR FARREY RESIDENCE - RESIDENTIAL DESIGN REVIEW Issued 15 VARIANCE Closed/Final 1 v submitted Z GROUP ARCHITECTS925 1832 Clock ~ Days Fl Expires 02/25/2016 v Submtted via h Owner Last name FARREY Â·Â·Â· Rat name JIM & KRISTY 1235 MOUNTAIN VIEW DR ASPEN CO 81611 Phone (312) 9684444 Address Applicant Â® Owner is applicant? Il Contrador is applicant? Last name FARREY iÂ·Â·Â· First name JIM & KRISTY 1235 MOUNTAIN VIEW DR ASPEN CO 81611 Phone (312) 9684444 Cust # 29846 Â·Â· Address Email Lender Last name Â·Â·Â· First name Phone ( ) - Address I.AspenGold5 C server]Iangelas~~ 1 of 1 :i ck 10 76 4 f LL C 0 224 1 5-0 .00 oÂ·A lb'DO k Rece-Z~ 4 37? 2 9 SUL J 3T Seibhf~~imm'WY'amakIE[ M:.' CDOJA tA . AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: b â‚¬*44f.4 A ? ANA Aspen, CO STATE OF COLORADO ) ) SS. County of Pitkin ) ,Â«-4- A-e=-1 I, (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) or Section 26.306.010 (E) of the Aspen Land Use Code in the following manner: 4- Publication ofnotice: By the publication in the legal notice section of an official paper or a paper o f general circulation in the City of Aspen no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. <4.0-4- SC/L~Â«7 Signaturf The foregoing "Affidavit of Notice" was acknowledged before me this 2, day of t-(1Â«21- , 2002, by ,+77124 6,-2,-.--2 PUBLIC NOnCE of WITNESS MY HAND AND OFFICIAL SEAL DEVELOPMENT APPROVAL Notice is hereby given to the general public of thea approval of a site-specific development plan, and the creation of a vested property right pursuant to My commission expires: 10 ~ 30 ~ l -1 the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertain- ing to the following described property: Parcel ID #273501300812, legally described as a Tract of Land in the SW 14 of Section 1, Township 10 1?30-nnie_ L E>k,0-3 South, Range 85 West of the 6th P.M. County of Pitkin, State of Colorado. The applicants, Jim and' i Kristy Farrey, were granted approval for a Resi- Notary Public 1 dential Design Standard Variance that allows the =~0522*12*882228Â§89:Â»eetÂ®22226 I ~ front door of the building to be set back further than ' ten feet (10') from the front-most wall of the build- BONNIE L. SHILES ing. NOTARY PUBLIC Â· C STATE OF COLORADO The changes are depicted in the land use applica- tion on file with the City of Aspen. For further in- ATTACHMENTS: NOTARY ID 20054038739 formation contact Sara Nadolny at the City of As- ~ MY COMMISSION EXPIRES OCTOBER 16 70< pen Community Development Dept., 130 S. Galena ~;02.-G':64--, St., Aspen, Colorado. (970) 429-2739. Citv of Aspen COPY OF THE PUBLICATION Published in The Aspen Times on March 26,2015. (11050737) RF--PTIONtt: 618697, 04/02/2015 at 11 29 AM, 1 OF 6, R $36.00 Doc Code APPROVAL Janice K. Vos Caudill, Pitkin County, CO NOTICE OF APPROVAL For an Administrative Residential Design Standard Variance at 1235 Mountain View Dr., legally described a Tract of Land in the SW 14 of Section 1, Township 10 South, Range 85 West of the Gth P.M., County of Pitkin, State of Colorado Parcel ID No.: 273501300812 APPLICANT: Jim and Kristy Farrey 1235 Mountain View Dr. Aspen, CO 81611 SUBJECT & SITE OF AMENDMENT: 1235 Mountain View Dr. Aspen, CO 81611 SUMMARY: 1 he applicant is converting the former Messiah Lutheran Church into a single- family home, and is pursuing a variance from the residential design standard that requires the front door of the building to be no further than 10' back from the front-most wall of the structure. BACKGROUND: The subject site is located in the R-15 zone district, and measures approximately 17,360 sq. ft. in size. The site is home to the former Messiah Lutheran Church, and contains an Affordable Housing Unit (AHU). The parcel is accessed from Mountain View Dr. which becomes a private road at the front of this property. Following the purchase of the property, the applicant received approval via Ordinance 34, Series 2014 to allow additional affordable housing mitigation options for the existing on-site affordable housing unit. CURRENT PROPOSAL: The applicant is converting the former church building into a single-family residence. This is a remodel, with the majority of the structure being maintained. Utilizing the existing building creates compliance issues with the Residential Design Standards, such that the standard related to the front door's location in proximity to the front-most wall of the house cannot be met with its current design. The applicant is seeking a variance from the following residential design standard: 26.410.040.D.1.a - "The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building..." While entry door does face directly onto Mountain View Dr., it is situated approximately 29 back from the front-most wall of the building. REVIEW PROCEDURE: â€¢ Administrative Residential Design Standard Variance. Administrative approval for a variance from a residential design standard may be authorized by the Community Development Director if found to meet at least one of the following criteria. 1 1. The proposed variance provides an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the director may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the director feels is necessary to determine i f the exception is warranted; or 2. The proposed variance is clearly necessary for reasons of fairness related to unusual site-specific constraints. STAFF EVALUATION: Staff has reviewed this application against the review criteria and finds the following. This remodel project is implementing adaptive reuse and working within the footprint of an existing building. With the configuration of the current structure the front door is setback more than 10 feet from the front-most wall of the building. The applicant is proposing a modest exterior remodel of the building to achieve compliance with single-family residential floor area. The entry door is proposed to be relocated from its current location to a few feet south along the same facade plane. Although this will not cause the door to be any closer to the front-most wall of the building than current exists, it does cause the front entry to be more prominent and visible from the street. 1 he purpose of the residential design standard is to prevent front entryway doors from being buried within the structure and difficult to locate. Staff finds this to be an appropriate design considering the reuse of the existing structure, and the prominence of the front entry door in its proposed location. DECISION: The Community Development Director finds the application for a Residential Design Standard Variance, as noted above, to be consistent with the review criteria (Exhibit B) and thereby, APPROVES the request. APPROVED BY: /412 lit- ibrÂ©ou , 3694 â‚¬flris 13~don, Communit~ DevelopI~E~irector Dâ„¢Uid/ Attachments: Exhibit Al: Site Plan (Recorded) Exhibit A2: Door, Current and Approved (Approximate) Location (Recorded) Exhibit B: Review Criteria/Staff Findings (In file) Exhibit C: Application (ln file) 2 DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order. unless a complete building permit is submitted pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the I.and Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Jim and Kristi Farrey, 550 Lazy Chair Road, Aspen, CO 81611 Property Owner's Name, Mailing Address Generally described as a tract of land in the SW1/4 of Section 1. Township 10 South. Range 85 West of the 6th P.M., 1235 Mountain View Drive Legal Description and Street Address of Subject Property The property owners have received an administrative residential design standards variance approval that permits the front entry door to the residence to be set back more than 10' from the front most wall of the building. Written Description of the Site Specific Plan and/or Attachment Describing Plan Administrative approval for a Residential Design Standard Variance, Received March 24, 2015 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) March 26,2015 Effective Date of Development Order (Same as date of publication of notice of approval.) March 27,2018 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 241!1 day of March, 2015, by the City of Aspen Community Development Director. c j <49Â©09(4-- . 6 t-Fli9j thfii Bendo~n\Community DevelÂ°Dment DiredztoKC~~- LJ Exhibit B Review Criteria D. Variances. 1. Administrative variances. The applicant may seek an administrative variance for not more than three (3) of the individual requirements. An applicant who desires a variance from the residential design standards shall demonstrate, and the Community Development Director shall find that the variances, if granted, would: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the director may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the director feels is necessary to determine i f the exception is warranted; or Staff Response: The Applicant is utilizing the footprint of an existing building. With the configuration of the current structure the front door is setback more than 10 feet from the front-most wall of the building. The Applicant is proposing a modest exterior remodel of the building, and is planning on moving the front door along the same plane, a few feet to the south. Although this will not cause the door to be any closer to the front-most wall of the building than current exists, it does cause the front door to be more prominent and visible from the street. Staff finds this criterion to be met. b). Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Response: The subject parcel is over 17,000 sq. ft. and does not contain any slopes that would require reduction from the net lot area of the property. There are easements along the north, west, and east boundaries of the property that do detract from the allowable jloor area on the site. However, these are not unusual nor do they detract from the Applicant's ability to turn the existing church into a single- family residence on this site. Staff does not find this criterion to be met. (Ord. No. 52-2003, Â§ 5; Ord. No. 20-2005, Â§ 1) 1 Exhibit A ~ Site Plan 10. -7-- ..9.--1.-- ........ 16:=1.8 ~ST ~00Â£3~ Nl -% r--- - -. -./ r--- -~- ----.- - i j --- 1 - --17&4&7.11 2~ D NOâ‚¬â€¢3=E .-. ,Â£84â€¢IT /9.10.E -I toi 01, --- -7- i el \-- 1 9 Lf- I / 4 oj \ 8 I h' 40#.' C Z 1 1 11 \ i jibl ---1 11 M; Ill 1,/ r+ - I -Â»Â»f< -1-_--4 ~ x -2!ReELaMEretâ„¢yk=.-1 1 2 1/ - --4 N' : 1 -- i i i 1 7,/ 1 X 4 ==- -0 .11 1 j \ . 11 :1 5 1 If 1 \ 11 'Iii \ 9/ $ l ~ i lili Â¥ 1 11 4 , N I.*.All I. DIM! 11 / 4 , A urs=flmos, 1 i l \=-*0 f /07- 11\ / 1 1 03*: t,5MU5â„¢e ~ ~ \ 0-1 / 5--- 1- 1\1 2 j I :=N I -f---14 1 11 1 r-- j r -\ / 11 -- -1-- --- '4' P\2*. . 11 3.-//A / ~ 1 f bl; 111 111 0 1 - .: 1. I lili 11 1 illl / il' 1 :19 1 0 ' :11 j 1 1 i:t ai 11 1 1.11,111 1-1.-7 1 t - ...- - 41 I A IT ==2.in--- r ill i I 1 i ; -=9---- ---P --Ill 1 1 1 1 , et' f Of . I ---3 111 1 i j ,Â·L,â€¢r RooF 1 . :91/ 1 1- /1 \ Â·' M....OC.= 1 W / mi 4' 1 -- 0/ , 1 /2 + 1 :EK ~) -1 2 T -111 001 1124Â£ 1 i a i 1 11 ilit Ill i 10 -1 : 4% f --1 - - Al' 4 - -- - -'4 *--V44- 4 ' - --2- Y - 0 \Ii ------22Â©Erv - ..7(,ew -- , -- -Â· ~_1 # ...,0.1 --\ 4. - *.. /71. ' 1040<y *Vih EXISTING SITE PLAN AV1-1 PROPOSED SITE PLAN *45~1' 10'.0* Exhibit A-2 Door, Current and Approved (Approximate) Location V- Â¥ if I. 1 *St \J Z X ---*7 wip<. A-/\ga \44 2. 9 *.: / y -tir W' 1<-1-1 / 1 t . X\XÂ»341 01.6 7/~/ 21 Â»Â»11 4 h. 9.Â«4~ I a / 1 , 49&/4 49 . 4 Â¢ F. 9 -- T 1 04 -14,5 - . 1- L I Â¥=P 1.: i f-:/+ . I #. 'fjÂ·. r f 1 4.N :4 Fl,. . -= --I , t . 1 47,9 + E . . * ' I. r .=cn ./& - 1 ..P . 4 ---=' - F-IF J.~ a.*NIMC :fibuLI . Current 14Â¥8*Â£2Â«200@*EM Approximate iÂ· At>'~ Â© ){Â£71'e 'r- 5 -19~4 2*@Rze':1* front door ~:~; 39~b,4.~;Â·Â·~ proposed location ~ ' , 1,7,k location [~24;:4#L*e.~I,3 of front door r f. I. i, 9, -t:.>5.2-11:1. 24-It--2.:~ -k.1%22~ -h--eÂ£ 4,9.8 - 6 W.56/0/Citifri:v// 1 JEMZF,#We.th:,4 *1. ~~ 45.1.'-9"- &Au*Â»~:~Â·oc264~'4%'21*~ 1,- .t 1"=100' Improvement Survey Map 1235 Mountain View Drive A Tract of tand in the SW1/4 of Section 1, Township 10 South, F 12.00 Range 85 West of the Gth P.M., County of Pitkin, State of Colorado 2 + p 12.<JO And being 17*ore fully described be tou~: Al Pumphouse Tract described in Right of Way described in - ~ ~ paragraph 3 Paragraph 2 LEGAL DESCRIPTION- Per sok title commitment. The Land reforred to h,rein is located in the County of Pitkin. State of Colorodo. and described as Hows: r A troct of tend in the SWL/4 of Section 1. Township 10 Swth. Ringe 85 West of #e 6th P.M. dembed Gs &/lows, to-wit Beghnhg d a point whence the 1/4 corner between Sectfons 11 and 12 Townsh#, 10 South, Ronge 85 W,st of the 607 PM of the Khbarly a.,r,ey beors S. 14'20' W. 2498 rvet thence S. 8515' East 1085 feet Thence N. 6'30 East 98 Aset i n -1/-- 10.00 1 Parcd describedt to c point of frue beginning; (hence N. 8575' West 167 feetÂ· thence N. 630' East 104 rvetÂ· thence S. 8575' East 167 feet thence S. 6'30 West 104 fiet to U the peiht of he beganhg. Together With o Mght of way over o road t:welve feet wide l,ing immediately south of a line beginning ot c point whence the nor#leost corner of the above described jond bears 5 6Â·30' West 228 feet thence North 89Â·30' West 270 rest thence & 76Â·30' West 230 feet; thence N. 67'30' West 460 feet thance S. 47Â· West 170 feet to the County Roed. \ Also o right of way over c road twelm feet wide lying immedictely west of o line beginning ct c pdnt whence the north,vest comer of the obowe described knd bears S. 6'30' West 1 Found B Rebor with % 216 fiet thence & 6-30' West 320 feet - Yellow Plastic Cap Ollegible) Fence An undivided one-quarter hterest in end to a tract of lond In the SW1/4 of 9 Section 1, L 10&. R. 85W. 6th P.AL. described as Hows 3 Bighnfng at a pomt whence the quarter-comer between Sections 11 ond 12, so/d 1 township and mr,ge, of the Kimberfy Suney bion S. 14'20' W. 2498 feet; thence - - 9-3~5'4 --- I S. 8515' E 1085 feet thence N. 6130' E. 390 feet to o poht of true beghning; thence 167.00 Also a tract of land discribed as follows: N. 8930' W. 15 feet thence N. 6Â·30' E. 28 fiet thence S. 89-30' E 15 feet thence j Found *pike \ 5 6 30' W. 28 Net to the poht of true beginning. M mence N. 8970' Iâ‚¬ 179 16,6- 64,Ace & 670' )â‚¬ 320 80t fhene, 5 8575' E. 1.2 *t ~ 12' Watedhe Easement Book 440 (70 Page m , Beginning ot the northeast comer of the obow doscdbed truct thenco N. 6 Â·30' E. 12 feetÂ· 12.86' 12.00' thence S 8575' E 12 feet thence N. 630' E. 308 feet thence S. 89 30' E. 167 feet to the poiht of beginning, being c st* of land to be used os o road by the pr*erty owners 13 adjacent to said stn'p ,>ng to the south and east thereof. ' - 0 /Â»deates jiound monument as descnbed Legend and Notes: ff - - Beorings are based upon o #5 rebar with a jejlow plastic cop (Megible) . found at the southeosterly comer ond c #5 rebor found ot the southwesteriy corner using o bean-ng of N8575 00-W between the two described monumants. 023 - This survey does not represent o title search by L 41.11 Â¢ I this surveyor to determine ownership or to discover easements or other encumbronces of record. AN 1235 Mountain View Drive 1 9 :Â· 91.- 8 2 information pertaining to ownership, easements orÂ· 12; 360 30 17 4- other encumbronces of record has been token tom c title insurance commitment issued by Title Company of the Rookies, dated November 11, 2013 cs Commitment No. 0703773-Cl F Â£ RE 0.40 acres +/- - No research was done to determine zoning nor the required setback distances. f â‚¬ff 5. L .ha- . X - The unit of measurement used in th,5 survey- U.S. Survay Foot. '1 *Grtill t - Due to snow comÂ· at the time of this suray some improvements may not be shown. f 401 '-'-' 4 {i _- l. 4/'ll/#I.&14-01 //E ~1 ->- -- OR/ROV ~,/~A+t. f f e /79/U - The date of this surver December 18. 2013. Asphdt Porking iÂ«- 4 THIS PROPERTY IS SUBJECT TO THE FOUOMNG EXCEPTIONS PER SAID TITLE COMMITMENT: (Note: Located dong plowed edge.) 2 1 4 1 03/2 4 -132 2&12 7. Rfght of the Prop,fetor of a Min or lode to extrcxt Ind rame- his ore therehm. should the some be P found to penetrcte or tntersect the pramises haraby grontei as reserved in United States Potsnt tf I 2 '1 recorded August 17. 18:89. in Book 55 at Page 5. (Cannot be plotted os descnbed.) / ) *LER--"u__f~ 4:N':/i / 1 & Terrnx cgreements, proUsions, conditions end obligations as contained in Wanonty Died recorded June 9. 1964. in Book 207 et Page 321. J NOTE: By Deed recorded February 3, 1983, 0 Book 440 at Page 770. We right of way for road purposes as reserved h the above Warranty Deed was conveyed to Messfah Evangelical Lutheran Chur=h. r... . 1 I....~ 20.64' 9. Terms. cgreernmts, prousions. conditfms and obUgations cs contained in Easement Agreement recorded Ine 17. 1970, in Book 249 ct Page 10. (16' Sower Easement cannot be plotted due to Megible copy) -E-h.*.7..=6Â·Â·~ ~ ~ . 1 10. Terms, agreement~ prowWons, condftions and obtiggtions as contched in eant of Easemant f 4Â· ~Â· .: 2/.26' 7~ f~Â· :,Â· 'Â· j l~ recorded '*uary 14 1983. h Book 440 00 Page 771. 019te/1,770 Eosement as sheÂ»n h,ea'7.2 11. Occupancy Died Restriction and Agreement for an Affordable Dwelling Unit reccrded June 15. /0 1 -re It --1 4 1992, in Back 680 at Page 779. (Cannot be plotted cs described.) ~ ~ 0 ~- E20--e ed_p7/*,979 --- 1 survejor: cortmcate \ r- 031. _ ~ plry23@~99 Â·Â·Â· \ 1, Jeffrey Aften Tuttle. being o Professiond Land Surveyor in the 1\"E U : State of Colorado, do hereby certify to James P. Farrey Grid ='-42.25' Tms Company of the Rockies that this improvement survey was -- j ~ Shed :j 1 Found #5 Rebar V~ -& mode under my supervision ond is true and correct to the best 167.00 Fence no encroachments upon the desenbed prem"ses bi N857512074 L-222' Irrigotfort. 1 of my belief and knowledge. I brther certify that the improvements on the above described parcel on this dots, I ~- Pump V December 18. 2013, except ut#ity connections are entirety within GRAPHIC SCALE the boundaries of the porcet except os shown, that there cre 10 0 3 10 20 ID improvements on ony adjoining premises except as Indicated, and thot there is no apparent evidence or sTgn of any Found #5 Rebor with ~ eosement crossing or burdening any port of sofd parcel. except (IN FErr) Yellow Plastic Cap (inegible) # as noted. linch = 10 n 1 Jeffrey Allen Tuttle L.S. 33638 Date Nome TUTTLE SURVEYING SERVICES ,ee 1235 Mountain View Driu â‚¬ Dmwn by: Accord~ to Colorado tall, lou must coinmi,10, an~ i,gal achon based upon any d*et tn 727 Blake Avenue JT t/*09 â„¢ruey wttkin 2/,ree years after you Arst ,/scover such detect . no eue,Lt â€¢f=y Glenwood Springs, Colorado 81601 t,ny le~<1~ achon 6,50,1 upon any defect M I~rnprol)â‚¬Tnent Survey Map Aspen, Cotorado 81611 Date: 04/09/2014 ~ mus sun.ey be commened more man *rs (970) 928-9708 (FAX 947-9007) Am the daff of & rprtl~rangn dawn TUTTLE SURVEYING SERVICES / 09 1 her~en jeff@tss-us.com 28.7 44â‚¬ 4II E. lim k 1 -I- 0-% ---+------r %-0 %-------92 A ASPEN, [0 81611 1 ..(970) 915Â·IS]l gs----1-- 99------gg F- UTO V,# ler 601 5la MET,GlocÂ»'l ga - GROUP %-- - - h._ -- - 0 archite tl--21* :# 2 -~-ER== 2-*--Ez~ -4 /3-9 1 ~ 1-1-1 ---0 -=------z 1 --4-1-e- 46 J MalfrADIVâ„¢DRPE ---4 - --4 CEZ 1 1-1-1 41 N 06Â°30Â·00' E :1-1 00 A 01-1-1 N 06Â°30'00" E .-$- =Â¤ i = 0--I----g@-------- 90------- es - \ Pâ€¢Imt,ru. 104.00â€¢ \ ft \\ -.rue 10400 --%----%*-g-------1 ' ~ \ x Â»M k 194% C 4 1 i LA ~ Â· 6:4*~ ~ ~ ~ D :~ 01 2 12~ 8 1 8 1 1 4// *Lemyâ„¢E FE51~MENÂ·.2- -_ f # I - ~ 115.Ligat,5. 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I Sheet# 6'-0 LIBâ€¢ 11'-103!,5' 11-61, 1 1 1 1 M Â»ow 1-1 1 1 1 AZ.2 1 29 1 1 1 '50.11 PROPO~SED MAIN LEVEL FLOOR PLAN 4 1 1 1 1 Â¢wY/111 2010 00Â¥80100 'N3dSV BIA NIV-INAOIN GEZA - k .....'00/4-Il 4/.:Im' = Im Im//*m ,i~k'It..........#Ill:I/'40*/4 /'+*/*m*~~***I.I~~i''I . IM .,1 ... I':IY- I.--../../0...Y,T,0. E~X MER 61 0 6'.6 IA' - architects February 20, 2015 City of Aspen Community Development PID #2735-013-008-12 On behalf of Jim and Kristy Farrey, Z-Group Architects is submitting this packet for variations to the Residential Design Standards (RDS) in the Land Use code. We are looking to redeveloping the property located at 1235 Mountain View Drive (formerly known as the Lutheran Church) from a church to a single family home. The existing structure is to remain and be reused with some deconstruction and addition work. In order to make the existing structure function as a single family home, we have run into a few constraints that go against the RDS. We are looking for variations from the following RDS: 26.410.040(C)(2)(c) On lots of at least fifteen thousand square feet in size, the garage or carport may be forward of the front fagade of the house only if the garage doors or carport entry are side loaded. We are looking for approval for the garage doors to be street facing. There is no easy way to redesign the church so that the garage doors are not facing the street and this is the most logical and best functioning location for the garage doors. The existing carport (to be removed) is street facing and the majority of the neighborhood homes have street facing garage doors. We are proposing to build the garage doors with the same siding material as the rest of the house in an effort to make the doors blend in and be less visible. 26.410.040(D)(1)(a) Building Elements- the entry door must face the street and not be further than 10 feet back from the front-most facing wall of the structure. We are asking for approval for the front door to be further back than 10 feet from the front -most wall of the house. The new entry door would remain in the same wall and roughly the same location as the existing entry wall. Working within the constraints of the existing building does not provide us with a wall location less than 10 feet from the front most wall of the house. The front door is easily seen from the street and doesn't feel like it is set back more than 10 feet. Sincerely, Z-GROUP ARCHITECTS Â«1) Melanie Noonan .. ~~ Z-Group Architects, P.C. â€¢ 4 I I East Main Street, Aspen, CO. 81611 â€¢ Telephone: 970-925-1832 â€¢ Fax: 970-925-1371 .5.71 ,.0 - "m " 1.-' -47 44:'3 1 Vi "44#w #4,4. 4.~ : 1 - 21/'."I ;i; . 4 * / - : 4/'tcf/6 ::.*A"/Pifi.44wr ..1:' TqftÂ¢73# 'Li v/#r' 2,1,4**ik Â·4 54< 4....F//r'/ ttlÂ· ~~- 7 1 1- r 't-.~ 49*f 296r '"â€¢C241:u.0.. *- 4, 1.0231' .22/*. -TU~ 1 ,- tel 4 . c-.f 44 * *- .<.7MB/-=~de1tlf# 7301094242 a /4. - , 7.42- 4. .- *<r.1,94 4-1 -4 .,4.1 2: 5'.0- 4 I -4..4a.* vabl k. t * .:94.Wil.4 44*6f : ..1. 4..r 1.4 4-liq.99 yiÂ¢7â‚¬i#6~ 4 42.150/M 'i .-vlt.f~.7 4 94 .*4- 4 .. . 1 - .... I.:52..:al#4 :2* b.out 4 :. 1 21] , , ..27,4.9.~m , 4. 1.4 â€ž*~' 7 - , ?42- 1, . * .7~3, 3Â« " - . -1, --1 ' 1% M . ... f - 116 .1 -P . . *ke r ...' I . 2-4>*7160, - - ..: Al.. . 1$ ..74- . -" . rill/1 1% . . Â·.... .....(LIe : UL; 1- 2 9 / m 4% r: 44%:a i . . i .N. -il,Â· A>-1'3 . m - , .4 -,34* . ' .:051, I '9612 0;â‚¬.st,112. 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ATTACHMENT 2 -LAND USE APPLICATION #48 r. 2 2015 PROJECT: Name: Â¥-AER b-4 77 &-St D =blog I Â»cation: 12- ts bil co#-rA,4 Vig-W 'DpavE (Indicate street address. lot & block number. legal description where appropriate) Parcel 11) # (REQUIRED) 2-75501Â»00812- APPLICANT: Name: A \Â»1 4 \CE.19.Ty 't~DMa~ Address: \2-055 MouM-TA'l LS gig-W DeAVE Phone #: 4 6/2-) 96,8 -4444 REPRESENTATIVE: Name: 1 6,0~UP A'264/-TEZÂ·75 - SE:74 #M/unwski/ NIA.ANi-lklt@lk Address: 4/1 L. MAt BJ er. 9015, As?ia4 Phone #: (970) 92.5 -/862. TYPE OF APPLICATION: (please check all that apply): GMQS Exemption El Conceptual PUD 2 Temporary Use GMOS Allolment U Final PUD (& PUDAmendment) El Text/&lap Amendment Special Review Â£ Subdivision El Conceptual SPA ESA X040 Greenline. Stream Â£ Subdivision Exemption (includes E Final SPA (& SPA ,Margin, Hallam Lake Bluff, condominiumization) Amendment) Mountain View Plane U Commercial I)csign Review 1 Lot Split O Small Lodge Conversion Expansion M~ Residenlial 1)Chign V ariance U Lot Line Adjustment O Other: O Conditional Use ErISTING CONDITIONS: (description ofexisting buildings. uses. previous approvals, etc.) hti~Airg 6,1.~ ma# Ain Id 6,DE G.n frml -rn,Gbfaa,3 Wall. Up fjnray, 61Â£ 4- 4<iglij C=rpor-* it SHâ‚¬4 + O cirjÂ· PROPOSAL: (description of proposed buildings. uses. modifications. etc.) 1-*istihj kr, 49 loc, 1-,kn 6 eemain. G'.1 (#tp~:p wil-ht'n exiel,-~ 414chires buU.4 Ilf (476+rmi}lfs Av# ~r~je cle#Ys S\,ree.k Â¢904~ni. Have you atlitehed the folioning? 1 FEES DUE: *-' 8 Pre-Application Conference Summary 0 Attachment #1, Signed Fee Agreement U Response to Atmchment #3. Dimensional Requirements Form ~ Response to Attachment #4. Submittal Requirements- Including Written Responses to Review Standards U 3-D Model for large project All plans that are larger than 8.5" X 11" muvt be folded. A di5k with an electric copy of all written text (Microsoft Word Format) must be submitted aspartoftheapplication. Large scale projects should include an eleclronic 3-D model. Your pre-application conference summary will indicak ifyou muâ€¢t submit a 3-D model. 0000 RETAIN FOR ->c*- 205, EN,4 PERMANENT FILES COMMUNITY DEVELOPMENT DEPARTMENT 4" Agreement to Pay Application Fees RECEIVEC An agreement between the City of Aspen ("City") and FEB 9 3 2015 Property Jim & Kristy Farrey Email: jim@jpatrickrealty.com -,MN,7/ 1cvEL0PMENT Phone No.: (312)968-4444 CITY O; HSPEN Owner ("1"): Address of 1235 Mountain View Drive Billing 550 Lazy Chair Ranch Road Property: Aspen, Co 81611 Aspen, Co 81611 Address: (subject of (send bills here) application) I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. 0 Select Dept 0 Select Dept $ flat fee for . $ flat fee for. $ 0 flat fee for Select Dept 650 Flat Fee 4 (RDS, Mir $ 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. 1 understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment 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 the processing of 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 perhour. $ I deposit for hours of Engineering Department staff time. Additional time above the deposit 0 amount will be billed at $265 per hour. City of Aspen: Property Owner: F~1 Chris Bendon Community Development Director Name: -J . Title: City Use: 650 Received: $~/9-0. 00 Fees Due: $ January. 2013 City of Aspen I 130 S. Galena St. I (970) 920-5090 COMMUNITY DEVELOPMENT DEPARTMENT .. Land Use Review Fee Policy The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is collected for land use applications based on the type of application submitted. A flat fee is collected by Community Development for applications which normally take a minimal and predictable amount of staff time to process. Review fees for other City departments reviewing the application (referral departments) will also be collected when necessary. Flat fees are cumulative - meaning an application with multiple flat fees must 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 review is required. Actual staff time spent will be charged against the deposit. Various City staff may also charge their time spent on the case in addition to the case planner. Deposit amounts may be reduced if, in the opinion of the Community Development Director, the project is expected to take significantly less time to process than the deposit indicates. A determination on the deposit amount shall be made during the pre-application conference by the case planner. Hourly billing shall still apply. All applications must include an Agreement to Pav 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 application fee. The Community Development Department shall keep an accurate record of the actual time required for the processing of a land use application requiring a deposit. The City can provide a summary report of fees due at the applicant's request. The applicant will be billed for the additional costs incurred by the City when the processing of an application by the Community Development Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a project review shall be billed to the applicant with no additional administrative charge. In the event the processing of an application takes less time than provided for by the deposit, the department shall refund the unused portion of the deposited fee to the applicant. Fees shall be due regardless of whether an applicant receives approval. Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final, and recordation of approval documents shall be handled as individual cases for the purposes of billing. Upon conceptual approval all billing shall be reconciled and all 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 application 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 or more days 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, an 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. January. 2013 City of Aspen I 130 S. Galena St. I (970) 920-5090 ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: -Eke,12*9 0123 Es\D=UCE- Applicant: 3\Vi *-Aue-~ /2- 61Â£009 6268-\TECT s Location: 12225 h.42047:Alk.1 VIE\,0 De.j VE, .ASPEU Zone District: R,15 Lot Size: 1 7/ 2:>2.,D SF~ Lot Area: / 7/ 2,6.0 SF (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: - Proposed: Number o f residential units: Existing: / Proposed: Number of bedrooms: Existing: 22 Proposed: Proposed % of demolition (Historic properties only): - DIMENSIONS: EP Floor Areat Existing:Â£O669Allowable:.584,/.4, Proposed: 505 CoSÂ¥ Principal bldg. height: Existing: Allowable: 25 FE proposed: 2-5 rT Access. bldg. height: Existing: +- Allowable: 29"Â· Proposed: On-Site parking: Existing: 60 Required: 4 Proposed: 62 % Site coverage: Existing: M/A Required: h/k Proposed: U/A % Open Space: Existing; ht/A Required: A\/A Proposed: UjA Front Setback: Existing: 82-Â·7 M. Required: 25 1% Proposed: 1%2,~ FT Rear Setback: Existing: 20,64FrRequired: 10 8+ Proposed: /0 M (DEcKb Combined FIR: Existing: 4X Required: M/A proposed: U/k Side Setback: Existing: 124 *lpMRequired: 10 8Â¢ Proposed: LZ, 860 FlÂ» Side Setback: Existing: 7,9/ FT Required: 10 Â¥4 Proposed: 9 9 trT Combined Sides: Existing: U/A Required: Proposed: Distance Between Existing - Required: 10 Â¥A Proposed: lef-+ Buildings Existing non-conformities or encroachments: Variations requested: 1 tqÂ© ATTORNEYS & (-OUNSELORS AI LAW 320 WlÂ·.ST MAIN STREET ASPEN, COLORADO Klfil l-1557 Sherman & Howard 1 I .C. TI:LEPHONE: (970) 925-6300 FAX: (970) 925-1181 OFFICES IN. 1)1{NVER Â· COLORAD{) SPRINGS Â· ASPENÂ· VAIL STEAMBOA1 SPRINGS Â· PHOENIA Â· SCOTTSDALE Â· RENO LAS VEGAS Â· hi. [.Ol]1% Curtis B. Sanders Office Number (970) 300-0014 E-nâ„¢il: csanders@shernianhoward.com August 18.2014 City of Aspen Community Development Department 13() South Galena Street Aspen. Colorado 81611 Re: James P. Farrey and Kristi N. Farrey; Certificate of Ownership Dear Sir or Madam: 1 am an attorney licensed by tile State ofColorado to practice law. This letter shall confirm and certitv that James P. Farrey and Kristi N. Farrey. are the owners of certain improved real property located at 1235 Mountain View Drive, Aspen. Colorado 81611. and legally described as follows (the "Subiect Propertv"): A tract of land in the SW 1 /4 of Section 1. Township 10 South. Range 85 West of the 6th P.M. described as follows. to-wit: Beginning at a point whence the 1/4 corner between Sections 11 and 12. Township 10 South. Range 85 West of the 6th P.M. of the Kimberly Survey bears S. 14Â°20' W. 2498 feet. thence S. 85Â°15' East 1085 feet: Thence N. 6Â°30' East 98 feet to a point of true beginning: thence N. 85Â°15' West 167 feet. thence N. 6Â°30' East 104 feet: thence S. 85Â°15' East 167 feet: thence S. 6030' West 104 feet to the point oi true beginning. Together with a right of way over a road twelve feet wide lying immediately South of a line beginning at a point whence the northeast corner of the above described land hears S. 6Â°30' West 228 feer thence North 89Â°30' West 270 feet: thence S. 76Â°30' West 230 feet: thence N. 67Â°30' West 460 feet: thence S. 47Â° West 170 feet to the County Road. BUS_RE/5363680.1 Also a right of way over a road twelve feet wide lying immediately west of a line beginning at a point whence the northwest corner of the above described land bears S. 6Â°30' West 216 feet. thence S. 6Â°30' West 320 feet. An undivided one-quarter interest in and to a tract of land in the SW 1/4 of Section 1. T. 10S., R. 85W., 6th P.M.. described as follows: Beginning at a point whence the quarter-corner between Sections 11 and 12. said township and range. of the Kimberly Survey bears S. 14Â°20' W. 2498 feet: thence S. 85Â°15' E. 1085 feet: thence N. 6Â°30' E. 390 feet to a point of true beginning. thence N. 89Â°30' W. 15 feet: thence N. 6Â°30' E. 28 feer thence S. 89Â°30' E. 15 feet. thence S. 6Â°30' W. 28 feet to the point oftiue beginning. Also a tiact of land described as follows: Beginning at the northeast corner of the above described tract. thence N. 6Â°30' E. 12 feet: thence N. 89Â°30' W. 179 feet: thence S. 6Â°30' W. 320 feet: thence S. 85Â°15' E. 12 feet: thence S. 85Â°15' E. 12 feet; thence N. 6Â°30' E. 308 feet; thence S. 89Â°30' E. 167 feet to the point of beginning. being a strip of land to be used as a road by the property owners adjacent to said strip lying to the south and east thereof. The Subject Properly is subject only to the following matters ofrecord: 1. Right of the Proprietor of a vein or lode to extract and remove his ore therefrom. should the same be found to penetrate or intersect the premises hereby granted. as reserved in United States Patent recorded August 17.1889, in Book 55 at Page 5. 2. Terms. agreements. provisions, conditions and obligations as contained in Warranty Deed recorded June 9.1964. iii Book 207 at Page 321. 3. Terms. agreements. provisions. conditions and obligations as contained iii Easement Agreement recorded June 17.1970, in Book 249 at Page 10. 4. Terms. agreements. provisions. conditions and obligations as contained in Grant of Easement recorded February 18,1983, in Book 440 at Page 771. 5. Occupancy Deed Restriction and Agreement for an Affordable Dwelling Unit recorded June 15.1992 in Book 680 at Page 779. 13US RF,/53636*). l el This letter shall further confirm that as the owners o f the Subject Property. James P. Farrey and Kristi N. Farrey have the right and authority to file and pursue land use applications. variance requests. and other requests with the City of Aspen with respect to the Subject Property. Sincerely, E--,2. Curtis B. Sanders 3 BUS RE,5303680.1 Melanie Noonan From: Jim Farrey <jim@jpatrickrealty.com> Sent: Friday, June 20, 2014 11:28 AM TO: Melanie Noonan Subject: Land Use App #2 Letter Planning Staff- Please allow for the below referenced or Melanie Noonan to serve as my representative for 1235 Mountainview Drive P&Z application. Thank you in advance. Any questions feel free to contact me. 4 . Jim Farrey 550 Lazy Chair Road Aspen, CO 81611 312-968-4444 Seth Hmielowski, LEED AP Z-Group Architects, P.C. 411 East Main Street, Suite 205 AspenCO 81611 970.925.1832 p 970-925-1371 f http://www.zqrouparchitects.com/ 1 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 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. Name .2>IM ~ Ne':Sl ~(27 Propeny Owner 01") Email: >twl(*>fR-g,Â£*-gmerÂ·~Â·co,1 Phone No. 94Â·z Â· 165Â·4444 Address of 06,3 Meria~ e Vied '2â€¢Ac:' Property. 4Â»190, 65> 004 (subject of application) I certify as follows: (pick one) ~ This property is not subject to a homeowners association or other form of private covenant. U This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. U 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 association or covenant beneficiary. Evidence of approval is attached. 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 documerw\~18-aliublic document. Owner signature: --) )- date: 6 - 91 - A . .... Ar,1, owner printed name: -),AA R.(25~- FEB 9 2 4 Or, C'Ty o Attorney signature: date: 00#44' IA]in, Attorney printed name: October, 2013 City of Aspen I 130 S. Galena St. I (970) 920-5090 https:/iwww. uooule.coin maps preview 1235 Mountain View Dr - Google Maps - & 1234 6,0.n,In V.* Dr . #* In F.@26&91*iÂ£-:.:Â·I ...$ W#*811 I ../.3:25= 4 1,_ 't 2/ * 1235 Mountâ€¢In V- m * f M=H -K - )3..230 1 . 1 ' A,ver. Ur,00*1 An,001 - f. I /. -' D . 3 Iwed Bulle C-â€¢fleÂ¥ Â£ . la - 5 1,1.- /4 2 & . , .3 1/ 6/ V ...". r , 1 [in . 4, Sl 21 , Â£ Â· f~Â· 00. Â· - . 5 W f,"16 5, . P. .1-lt :&/65 .. . &--- -I- 2, .91.- . 9 . # I IbwÂ»44 A 1â€ž404235 -1 =4.â€ž*6.. 'L g y /44: 4. l!1 AÂ·.PI N Â« ~U'.5.4 I A-V-4 1,0.... (Ell ..l..%4* r'. '' v ~, -4/4 f f .. 56 l / 3 2 - = 12#ra. 9 f .1 0-' ,- 2 N ../ 4.0 lia C 201 4 Gooele , 0001, I of 1 6/26/2014 9: 18 AM 43801 ; CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Jennifer Phelan DATE: 12.04.2014 PROJECT: 1235 Mountain View Dr. OWNER: Jim Farrey REPRESENTATIVE: Seth Hmielowski TYPE OF APPLICATION: Residential Design Standard Variance DESCRIPTION: The applicant is seeking to redevelop the property formerly known as the Lutheran Church as a single family home and is interested in the following variations to the Residential Design Standards (RDS) in the Land Use Code: 26.410.040(C)(2)(c) On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). The applicant seeks a variance to allow for the garage doors face the road rather than be side-loaded. In 26.410.040(D)(1)(a) Residential Design Standards, Building Elements, the entry door must face the street and not be further than ten (10) feet back from the front-most facing wall of the structure. The applicant seeks a variance to allow for the front door to be further back than ten feet from the front-most facing wall of the home. Staff will accept an application for administrative review. The following two criteria are used in determining the appropriateness of a variance: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints. If staff cannot support Administrative approval, application can be made to the Planning and Zoning Commission. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/AppsÂ°/020andÂ°/020Fees/2013%20Iand% 20use%20app%20form.pdf Land Use Code: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26- Land-Use-Code/ ASLU RDS Administrative Review 1235 Mountain View Drive Parcel ID: 2735-013-008-12 I . "M .* Â·rtj, FEB g 3 2- Land Use Code Section(s) CITY O N 26.304 Common Development Review Procedures COMMI,INiTY DE,Â¥tier.Â·vic, , , 26.410.040 Residential Design Standards Review by: Planning Staff for complete application, recommendation Planning and Zoning, determination Public Hearing: Not required unless P&Z review is deemed necessary Planning Fees: $650 for two (2) hours of Staff t time for administrative RDS Review. Additional hours above this amount will be billed at a rate of $325/hour. Referral Fees: NA Total Deposit: $650 To apply, submit one complete copy of the following information: Â¤ Completed Land Use Application and signed fee agreement. 9 Pre-application Conference Summary (this document) Il 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. Il 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. O A site improvement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. O HOA Compliance form O 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 approvals associated with the property. Â¤ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. I I Â¤ 1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted: 0 2 Copies of the complete application packet and, if applicable, associated drawings. m Total deposit for review of the application. 0 A digital copy of the application provided in pdf file format. 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. City ofAspen Planning and Zoning 1240 41 - 1250 1270 1 f I 4 31 -2 - ~ il L-\J Jf 11 1220 55 1 ~.*. 4 - --Ill--= -1 , 2 1 1:-0 5,~--- 1235 1130 1 : i 1245 1265 9 L ' --9 3 1, 4% 1 . 4 11. 29% 7 111 A -- 3 1 9 --- ~ 1=7 Ill- 75 80 1278 PNP) 1 j 2 I I March 4, 2015 1:1,128 0 0.0075 0.015 0.03 mi 11 1,1 1 1 1, 1,1 1 1 0 0.015 0.03 0.06 km Sources: Esri, HERE, Delorme, TomTom Intermap, hcrement P Corp. GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, * jECEIVE, THE CITY OF AspEN MAR 2 2015 Land Use Application CjTy OF AGPEN Determination of Completeness Â£ 9,41 iNITY OFVELOPME' Date: February 26,2015 I)ear City of Aspen Land Use Review Applicant, We have received your land use application for a Residential Design Standards Variances for 1235 Mountain View Drive and reviewed it for completeness. 61 Your Land Use Application is incomplete: Please submit the following missing submission items so that we may begin reviewing your application. No review hearings will be scheduled until all of the submission contents listed above have been submitted and are to the satisfaction of the City of Aspen Planner reviewing the land use application. 644 Your Land Use Application is complete: / If there are not missing items listed above, then your application has been deemed complete. Please submit the following to begin the land use review process. â€¢ Digital copy of the application (PDF). â€¢ Deposit of $650.00. â€¢ 2 copies of the application. â€¢ Full-sized survey and plat. Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. Please contact me at 429-2759 if you have any questions. IND# Ygll / \,.IC lot P Ne*nifer Phelan, Deputy Planning Director City of Aspen, Community Development Department For Office Use Only Qualifying Applications: Mineral Rights Notice Required New PD Yes No '>C Subdivision, or PD (creating more than 1 additional lot)- GMQS Allotments Residential Affordable Housing Yes No ~- Commercial E.P.F. Lodging 7836 --Â·-~ --' . . 0 . . . . . IMPROVEMENT & TOPOGRAPHIC SURVEY PLAT A TRACT OFLAND SITUATED IN THE SW1/4 OF SECTION 11, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6TH P.M. 1 211 . /11 1 CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO ~-#5 REBAR & CAP / ~ L.S.# 13166 4--i + ~ ELEV=7836.37' _ ' T Al /--- f : t./ ./ SITE BENCHMARK RICHARD W. & SARAH C. SHAW Â·~ . 1220 MOUNTAIN VIEW DR. ~ 1 '>4posT10 -~'~-777-x ~.- BK 600 PG 751 Â·7837 Â·Â·Â·Â·-Â·Â·~Â·----*Â·-- 13 . ITYP.1 9 ' F'-'- -- -*-**Â·Â· 7837 '~'--Â·- -.-Â·Â·Â·Â· 7836 "- ~ UNDERGROUND TELEPHONE 4%-% E-FENCE (TYP.) 1/'... j --X 4 CONCRETE SIDEWALK ...1 -- -% V 497=F- -=77-7% Â¥ 7-4---X- / . -* d - PORTION OFWATERLINE ..Â·-*+ 7835 ~-12' WATERLINE / EASEMENT BK 440 PG 771 + le; 1 :2-Â·--#42-JEc-nÂ»--L j -- - ~2~13- t.-2-- 13'SEFENGSETBACK --2-~1 ELEC. PED.7 11 Â· 17r f ..7 //.....-I....04....-I \1 . 7837 k~ +~~;LspIWTO- 1 / '94- pED. WA-L.~b 6 #4 -Â»-------------k-- , 4 1 m: i TR4 -SPIKE W 4 1 i , - Ul-Â· 281- 7837 Â«X44*-0- 1 ~ UNI*RGROUND CABLE TV (TYP,1 - 2-7 4%Â»AÂ«\ - j--2-2053'PS - In>7.834,81 -~Â«. $ r 11 rv , I.- -i - - -1 0- 0 ; , M L -- ' 1 11 1 f If.0 ~7Â» -pi- ----- FLANGE EL=7939.9' \/ ELECV 1 1 LIRR. UNDERGROUND ELECTRIC [I'YP.) TRANSJ \ 4 1 CONTROL LOT 8 WEST MEADOW SUBI 1 b # 8 4 1 %4 1.02 4 4 8 89 fi 6 v' / 0 7 5.5 il Al M , 1 1 I, f: 7 f / / / 7 1 1 i // 1 ' L-RIDGE ~~ ~~~~ ~ 5 EL==7967.5' ,-__1-1 \ 1 1 1 / / Ms A f I'llul / .1 1 Ki-8-2-- / 1 srup 1 1, t e INt: , 12' / 'll 4 ------- ---- / F 21 2 / 1 1 / % 1 j 0 %/ f / 30.F F *1 gk i ASPHALT PARKING / g:/ 04/ : O 1 1.9 ,1/ ,%/ *\ Of / 1 f / / //4 . .5- gigl / 1 \9 U 4/ .1 .///lA : acT / - - i 17.360 S.F.=t: i, f//~~'L---' ~ S LO~ 1 4?h 1 \ 7 LFLANGE / --44 1 01 i j ek 111 0 // 1 , f 06v~~ED Â·Â·Â· tÂ·Â·Â·-Â·Â·Â·-..2 EL=7939.9' i]) A <1 Â»ve/WN SNOWBUNNY SUB. ./ I. f /' kNIRANCE r~'- -Â·Â·Â·+ 9 <41*.. 1 I Wl 0/ 44 h -------$---- 1 Or / tdoNCRETE l N 9â€ž SNOWBUNNY SUB. LOT 8 - - - ...8.-94 :449903 ./{ \42? h --- - -lf- 7 2 . N \ - S / 1231 // 1 K 01 1 ; 7 7 - f ~N PUMP HOUSE-/ ; / f /0,= DESCRIBED <1 084 TRACT I '\ Â· P/-0 IN REC. NO. 1@ -4 2 ' ' 609903 PT. 3 i \ 5 -4- i t--5, i 09 1 / \ "\1 b f 21 f j j< { , 'RIDGE 6 5 1 j 00 1 1/ ELâ‚¬959.2' w 00 , 1 4 5 1 1 82 li i 1 ~~ SEE DETAIL ~ NESTEP-f -Â¢ 1 yii / 11 --1--- -- 2 1 / 94 1---- Of//9- 2 ~;co , ~ g TRACT DESCRIBED I - CAR Py 4.--,-+id 1 0 / i IN REC. NO. 19'SIDE BUILDING SETBACK / fEL-7835.7' 609903 PT. 1 TR2 / \ 't .- -'7952~9 Â§01 1 Nj~--) 'f -7-~ 0 -2-_-_Â»GROLWO MI 6"CMP In f L . TR1 i --0 ih -Jm..=LEI--/ ;C ; A ' ~- ~"-~ ~-"Â·-Â·-Â·Â·Â· ''' ~ TR6 V , SHED 9 1 f *-Â·~Â· -7839-4-.0.=ltk X- 1.----7-x-- - -4 TR13 --~#-Â·-Â·Â·Â·Â·-Â·Â·Â·Â·Â·Â·Â·-Â·-.-....- ~ , Â°Â« TR11 34 ---Â·-Â·Â·Â·Â·v.Â·Â·.Â·Â·-Â·Â·-Â·Â·Â·-Â·~Â·Â·Â·Â·-4 ~"+- e + -~ - #4 REBAR#& CAP .,Â£1 AIL BOX - x . , 4. + 1-7 X-X ----2-- '?.2' . Â· N 1 4...El TR7 i *i l - 7-4 L.S.#ILI~GIBLE FENCEgYP.) x-x- X--, -f 4 pudEDÂ® ./~ Â·~ / f N --1 ix--s x .-i â€¢ r-FENCE (TYP.) 3 4 - -W-- n.-/2/ TRS / 1 \1 r ..#A 16 1 # 3,1 0 \ LATTA GUBSER CONDO - --- -- X- 03Â« M 1 1 -40 COMMON AREA -- A J-mw *Â« 1 1 01 j 330 . Â· 1~uthiu.1.1.udlu/h,Â· 7~ GRAPHIC SCALE 1227 MOUNTAIN VIEW DR. ~ Al'~'11.~2' _Px-"1~*~ M 09M200~I x,@*5 Nty i...i;444//. ~--~ S 81Â°53'358 Â«~ , 939 L#5 R,BAR & CAP 0 ,<(45 2 / L.N# 15710 300 *7 3 * 60 LCOA GPS #11 CEMETERY LN. @ 61- SILVER KING DR. ( IN FEET ) 3% 1 0 8/2 1 inch = 100 ft 10 9 W 270-*14 -~ 7 E-go E COA GPS #lon ~ CEMETERY ENT @ \ / CEMETERY LN. ~ 240 0X 40 -120 A TRACT OF LAND IN THE SW1/4 OF SECTION 1, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE SIXTH PRINCIPAL 1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDLNG I HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED BY PEAK SURVEYING, INC. 210 /''"1 "191 "t "'.\ 150 MERIDIAN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO, SAID TRACT BEING MORE PARTICULARLY SETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN FOR JAMES P. FARREY AND KRISTIN N. FARREY 180 DESCRIBED AS FOLLOWS: ' THE TITLE COMMITMENT PREPARED BY TITLE COMPANY OF THE ROCKIES, COMMITMENT NO. 0703773-C8 DATED EFFECTIVE APRIL 30,2014. I FURTHER STATE THAT THE IMPROVEMENTS ON THE ABOVE DESCRIBED PARCEL ON THIS DATE, MAY 28,2014, EXCEPT UTILITY CONNECTIONS, ARE ENTIRELY WITHIN THE BOUNDARIES OF THE BEGINNING ATA POINT WHENCE THE QUARTER CORNER BETWEEN SECTIONS 11 AND 12, TOWNSHIP 10 SOUTH, 2) THE DATE OF THIS SURVEY WAS MAY 28, 2014. PARCEL, EXCEPT AS SHOWN, THAT THERE ARE NO ENCROACHMENTS UPON THE DESCRIBED RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN OF THE KIMBERLY SURVEY BEARS S14Â°20'00"W 2498.00 FEET; PREMISES BY IMPROVEMENTS ON ANY ADJOINING PREMISES, EXCEPT AS INDICATED, AND THAT THENCE S85Â°15'00 FEET 1085.00 FEET; THENCE N06Â°30'00"E 98.00 FEET TO THE POINT OF TRUE BEGINNING; THENCE 3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF N85Â°15'00"W BETWEEN THE THERE IS NO APPARENT EVIDENCE OR SIGN OF ANY EASEMENT CROSSING OR BURDENING ANY N85Â°15'00"W 167.00 FEET; THENCE N06Â°30'00"E 104.00 FEET; THENCE 885Â°15'00"E 167.00 FEET; THENCE S06Â°30'00"W SOUTHEASTERLY CORNER, A #5 REBAR & CAP L.S. #15710 FOUND IN PLACE AND THE PART OF SAID PARCEL, EXCEPT AS NOTED. I FURTHER STATE THAT I HAVE EXAMINED THE TITLE GRAPHIC SCALE 104.00 FEET TO THE POINT OF TRUE BEGINNING. SOUTHWESTERLY CORNER, A #4 REBAR AND CAP L.S. # ILLEGIBLE FOUND IN PLACE. COMMITMENT PREPARED BY TITLE COMPANY OF THE ROCKIES, COMMITMENT NO. 0703773-C8 DATED EFFECTIVE APRIL 30,2014 AND FIND ALL EXCEPTIONS TO TITLE THAT AFFECT THE hYLL'CLAA TOGETHER WITH A RIGHT-OF-WAY OVER A ROAD TWELVE FEET WIDE LYING IMMEDIATELY SOUTH OF A LINE 4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET. SUBJECT PROPERTY ARE SHOWN HEREON TO THE BEST OF MY KNOWLEDGE AND BELIEF. BEGINNING AT A POINT WHENCE THE NORTHWEST CORNER OF THE ABOVE DESCRIBED LAND BEARS S06Â°30'00"W 5) THIS SURVEY IS BASED ON THE GENERAL WARRANTY DEED RECORDED APRIL 30,2014 AS 228.00 FEET; THENCE N89Â°30'00"W 270.00 FEET; THENCE S76Â°30'00"W 230.00 FEET; THENCE N67Â°30'00"W 460.00 FEET; RECEPTION NO. 609903 IN THE PITKIN COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS THENCE S47Â°00'00"W 170.00 FEET TO THE COUNTY ROAD. FOUND IN PLACE. / ( IN FEET ) #roff )1$.*t 1 inch = 10 ft. ALSO A RIGHT-OF-WAY OVER A ROAD TWELVE FEET WIDE LYING IMMEDIATELY WEST OF A LINE BEGINNING AT 6) ELEVATIONS ARE BASED ON A GPS OBSERVATION UTILIZING THE MESA COUNTY RTVRN HYÂ·. 52;9A-il,RA A POINT WHENCE THE NORTHWEST CORNER OF THE ABOVE DESCRIBED LAND BEARS S06Â°30'00"W 216.00 FEET; NETWORK (1988 ORTHO DATUM) YIELDING AN ON-SITE ELEVATION OF 7836.37' ON A THE bASONk y&IL, P.LA NO: 379$ THENCE S06Â°30'00"W 320.00 FEET. NORTHWESTERLY CORNER AS SHOWN. CONTOUR INTERVAL EQUALS 1 FOOT. .. / 37939 . TREE CHART 71 \ 7) THE SUBJECT PROPERTY IS ZONED R-15 ACCORDING TO THE CITY OF ASPEN LAND USE AN UNDIVIDED ONE-QUARTER INTEREST IN AND TO A TRACT OF LAND IN THE SWIM OF SECTION 11, TOWNSHIP 10 REGULATIONS PART 700, CHAPTER 26.710.50.D.4-6. SETBACKS ARE LISTED AS FRONT YARD 0. 07/18/14 . Â·47 TREE TYPE TRUNK DIA. DRIP DIA. SOUTH, RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF SETBACKS FOR RESIDENTIAL DWELLINGS 25', ACCESSORY BUILDINGS 30% REAR YARD Of 1 DECIDUOUS 12" 12' COLORADO, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: SETBACKS FOR PRINCIPAL BUILDINGS 10', ACCESSORY BUILDINGS 5' AND SIDE YARD SETBACK 9/41-1 't LAND 3 2 2-DECIDUOUS 8" 8' 10'.BUILDING SETBACKS SHOULD BE VERIFIED WITH COMMUNITY DEVELOPMENT PRIOR TO 3 DECIDUOUS 14" 14' BEGINNING AT A POINT WHENCE THE QUARTER CORNER BETWEEN SECTIONS 11 AND 12, SAID TOWNSHIP 10 ANY DESIGN OR CONSTRUCTION. 4 DECIDUOUS 4" 4' SOUTH, RANGE 85 WEST, OF THE KIMBERLY SURVEY BEARS S 14Â°20'00"W 2498.00 FEET; THENCE 985Â°15'00"E 1085.00 5 4-DECIDUOUS 4" 4' FEET; THENCE N06Â°30'00"E 390.00 FEET TO THE POINT OF TRUE BEGINNING, THENCE N89Â°30'00"W 15.00 FEET; 6 DECIDUOUS 24" 25' THENCE 306Â°30'00"E 28.00 FEET; THENCE S89Â°30'00"E 15.00 FEET; THENCE S06Â°30'00"W 28.00 FEET TO THE POINT OF 7 DECIDUOUS 14" 15' TRUE BEGINNING, NO. Date Rsvision BY Drawn By: 8 DECIDUOUS 12" 12' JRN JAMES P. FARREY & KRISTIN N. FARREY 9 DECIDUOUS 24" 25' ALSO A TRACT OF LAND DESCRIBED AS FOLLOWS: 1 07/18/14 UPDATE SURVEY - REMOVE 12' ACCESS JRN Project NO. ~ Checked By: CITY OF ASPEN, COLORADO 14036 10 DECIDUOUS 36" 20' 11 DECIDUOUS 8" 8' BEGINNING AT THE NORTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE 306Â°30'00"E 12,00 FEET; JRN 12 DECIDUOUS 12" 12' THENCE N89Â°30'00"W 179.00 FEET; THENCE S06Â°30'00"W 320.00 FEET; THENCE S85Â°]SOO"E 12,00 FEEr; THENCE 12'PEAKY< EASEMENT VACATED IMPROVEMENT & TOPO SURVEY N06Â°30'00"E 308.00 FEET; THENCE S89Â°30'00"E 167.00 FEET TO THE POINT OF BEGINNING, BEING A STRIP OF LAND TO 13 2-DECIDUOUS 8" 8' Surveying, Inc. SW1/4 SEC. 11, TlOS, R85W BE USED AS A ROAD BY THE PROPERTY OWNERS ADJACENT TO SAID STRIP LYING TO THE SOUTH AND EAST JUNE 6, 2014 :fUStpj%93Tl:SJ0fi2~2:NCN2: 212%22~?ZCCAU ttrtl~'ION THEREOF, P.O. Box 1746 - Rifle, CO 81650 1235 MOUNTAIN VIEW DRIVE 1OF1 DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN Phone (970) 625-1954 - Fax (970) 579-7150 Computer File: THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE www.peaksurveyinginc.com 036.DWG CERTIFICATION SHOWN HEREON. ........ 'N ' 1.LEIS DNIalIAH TELEPHONE (TYP,) . . . . . 0 . . ~MPEN, Ril6Ili architects ~ 1-1-1 1-1-1 <-1 8=E 1-1-1 M Â£ 1-1-1 Seal: PRELIMINAM NOT FOR CONSTRUCTION # DATE ISSUED FOR 00.00.00 PROGRESS Construction Issue Date: Drawing Title: MOUNTAIN VIEW DRIVE Sheet #: AO. 1 I351 MaJNTAIN VIEW DRIVE 1345 MaJNTAIN VIEN DRIVE 1315 MaNTAIN VIEW DRIVE 1265 MOUNTAIN VIEW DRIVE copyright 2010 Z-Group Architects M ABMMV=1 A VJ.NAOIN 9â‚¬a ~7'0703 ~CISV , i . ~a662f,.. ~, , r.11 , , 1 ' 14~P, ~~~i~u ~ ~ ~ i,1Â§0%4. - -\..,\ .~ ~1 t -'. - ill. 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I CiaÂ©RETE 1 1 1 BORE WOOD SIDING VERTIGALRU5110 MOOD SIDING 1 -~ LL / --7 1 --1--M----- 41 1-- -- EXISTW NATURAL/ rij NORTH ELEVATION eRADE 0 9 -9 G *IDGE â€¢ E)(1681 ~ -4 -- 1 I 1 1 1 Â»l 1 - i-Ill- --I-- --- -1-li -1- - - 1 / --1-3 i / / \ 1 1 '/ < \ / N \ Seal: \ - 4 >Â«. Fi 12 1 1 \ F Â· / 1 ~ PRELIMINARY 1 / P 1 1 NOT FOR 1 1\1 1 1 \ CONSTRUCTION \ 1 1 1.. EX UPPR LEVEL # DATE ISSUED FOR 1 1 1 1 00.00.00 PROGRESS 1 k r / 1 / 1 1 / 1 i EX. MAIN LEVEL * \ T Â· ff' .6 \ $ Construction 100 -O' 7 1 I F - \ i Issue Date: -1 1 -1 1- - --- Drawing Title: EXTERIOR L DITRY DOORLES ELEVATIONS THAN 8' IN HEIGHT I Z-005$05 D.IA Sheet#: 7- -1 L_______ 1 -EBRESS LIGH[ PELL PER 1 11<61<.510.2 01'31-)F!:K - I - I 26515020FA.1 1 1 rin WEST ELEVATION ~duj 1/4" = 11-0. copyright 2010 Z-Group Architects 3Albla IA NIV.LNAOIN Sea By ABMMVJ Â¥M 100 'N3dSV . . . . . 0 . 0 9 9 * 9 411 E. 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FF. 1 7 100'-0, EXTERIOR MAIN LEVEL i - - - - ~FINISED GRADE I ELEVATIONS -- 1 Sheet# ~BosTW NANNRAL \ GRADE 1 1 1 A3.2 --- 1= 1 1 -1-7 ri ) EAST ELEVATION 11 1 1/4" = 1'-0" copyright 2010 Z.Group Architects 3Albla M3IA NIÂ¥1NAOIN 9â‚¬ZL 0100 'N3dSV M ABMMV=1 . 0 . 0 . 3 4 411 1 11*il ASPEN, m 81611 (970) 95-1832 1 1 1 GROUP architects --1 U.1 92 1-1-1.49 1 1 O 1-1-1 E (A-- - U.1 0/ 1-1-1 1 1 1 F 1 1 1 11 Ir--- 1 11 1 11 1 1ZOOF DECK----------- | 3 11 1 1 11 1 GoiRETE PIALL 1----V--<--9.--ff-6-4- f- fi------ 1 11 11 1 11 FLAT lROOF 1 11 1 11.------------------------W ------I.*.*-MI.----- 1 1 i \ 11 11 1 Â£ i I 11 11 1 1 1 DN - -- -- -----+ 30" HIGH PLANTINe BED 1 - I 1 -------- i 11 E--------- 1 1 1 1 1 ---- 1 1 1 1 1 11 --l 1 1 1 .-1-/I--.---I-*------ I ./-4------#I--* --*-I. I.*.-*. 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