HomeMy WebLinkAboutEXHIBIT J 810 W Smuggler man made grade request
POB 3662
Aspen, CO 81612
rallydupps@gmail.com
Phone 720-481-7353
March 19, 2021
RE: 810 W Smuggler Man Made Grade Interpretation request
Dear Community Development,
Please find attached our Variance Request Exhibits which represents our
attempt to present a clear and concise request that staff determine the
existing grade at 810 W Smuggler Ave, Aspen represents man made pre-
development topography and thus will not deduct our percent of parcel to be
included in Net Lot Area to determine allowable Floor Area pursuant to
Aspen Land Use code 26.575.020.c table 26.575.020-1. Architect Rally
Dupps is authorized to represent the owner for this administrative
determination for this lot and prepared this application.
810 W Smuggler St which is legally described as Subdivision: city and
townsite of aspen Block: 8 Lot: P AND Lot: Q parcel ID 273512114001 is a
rectangular vacant lot. The lot measures 6011 s.f. per Aspen survey Exhibit
A. The lot is zoned R6.
The FAR of the existing lot without slope reduction measures 2997.24 s.f.
This figure is calculated as 3240 s.f. allowed for a single family house per
26.700
Our application requests that staff make the determination that the man
made depression and grade change shown on Exhibit A showing grades
greater than 20% and photo exhibits D and E be determined to be man
made pursuant to aspen land use code 26.575.020.c Table 26.575.020-1 note
2:
2. In instances where the natural grade of a property has been affected by prior development activity,
the Community Development Director may accept an estimation of pre-development topography
prepared by a registered land surveyor or civil engineer. The Director may require additional
historical documentation, technical studies, reports, or other information to verify a pre-development
topography.
It is my finding that the man made grade is the result of a home that was
constructed on the site sometime between 1968 and 1974 where a the lower
level had access from the alley. Both the lot and the alley itself were
excavated at that time and drainage swales along the east and west side
R A L L Y D U P P S
I
I
I
I
I
I
I
a r c h I t e c t
yards were created. Sometime around 2015, this home was completely
demolished.
When comparing the historic map and the modern map of this part of Aspen,
one can easily see that the natural topography was changed to
accommodate both the subject property and adjacent neighboring
properties. Please ref Exhibit C, F and G.
Woody Creek Engineering was engaged to produce pre development
topography analysis and report (exhibit C) and this report confirms these
findings. WCE has also produced a proposed pre development topography
drawings (exhibit C)
In summary, when one considers the historic data presented here, compares
this historic data to the modern street layout and considers the gently
sloping to essentially flat topography of the adjacent area in general and the
subject parcel specifically, would lead any reasonable person to quickly
determine that the grade shown in the survey (exhibit A) could only result
from the hand of man.
List of exhibits:
Exhibit A: Aspen Surveys survey
Exhibit B: vicinity map
Exhibit C: Woody Creek Engineering civil engineering report and proposed
grade
Exhibit D: recent site photo
Exhibit E: recent site photo
Exhibit F: 1974 aerial photo
Exhibit G: 1974 cooper topo
Exhibit H: land use application
Exhibit I: COA pre application conference summary
Sincerely,
Rally Dupps