HomeMy WebLinkAboutLand Use Case.63 Smuggler Grove Rd.0070.2005.ASLU
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September 29, 2005
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VIA FACSIMILE
Stephen Moore, PE
Steamboat Engineering & Architectural Design
2740 Acre Lane
Steamboat Springs, CO 80487
ASPEN . PITKIN
COMMUNITY DEVELOPMENT DEPARTMDn
RE: Residential Design Standards for 63 Smuggler Grove
Dear Stephen,
Attached please fmd the Administrative Decision for the v~ance request from Section
26.410.020(A)(2), Build-to-Lines for 63 Smuggler Grove. Additionally; we could not
find that a realignment of the street negates a need for variances for Section I
26.41O.040(A)(l), Building Orientation and Section 26.41O.040(D)(l), Street Oriented
Entrance based on the definition of street per the City of Aspen's Land Use Code:
Street. A way or thoroughfare, other than an alley, containing a public access
easement and used or intendedfor vehicular, bicycle or pedestrian traffic. The
term "street" shall include the entire area within a right of way.
The code requires that the building' orientation be parallel to the street and the street
definition does not discuss alignment of pavement but states "street" shall include the
entire area within a right of way. The proposed plans for 63 Smuggler Grove are not
parallel to the street as designed nor is there a street oriented entrance.
There are three options with regards to the proposed plans for 63 Smuggler Grove:
1. Redesign the plans to comply with the Residential Design Standards.
2. Submit an administrative variance request for the Building Orientation and
Street Oriented Entrance standards and revise the Build-to-Lines to comply
with the st.andard.
3. Submit a variance request to the Aspen Planning and Zoning Commi~sion for
standards that are not met by the current proposal.
Please feel free to contact me with any questions at (970) 429~2767.
Re~' J
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Sarah Oates, City of Aspen Zoning Officer
Cc: Chris Bendon, Community Development Director
130 SoUTH GALE~A STREET . ASPEN, COLORADO 81611-1975 . PHONE 970.920.5090 . FAX 970.920.5439
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MEMORANDUM
TO:
Chris Bendon, Community Development Director
FROM:
Sarah Oates, Zoning OfficerSO>
RE:
Residential Design Standards Variance Request for 63 Smuggler Grove
DATE:
September 29, 2005
SUMMARY: Walt Harris, owner, represented by Stephen Moore, PE of Steamboat Engineering
and Architectural Design, Inc. has requested a Residential Design Standards variance from the
following requirement:
Section 26.410.040(A)(2), Build-to-lines. On parcels or lots of less than 15,000
squarefeet, at least 60% ofthefrontfar;ade shall be within 5feet of the minimum
front yard setback line. On corner sites, this standard shall be met on the frontage
with the longest block length Porches may be used to meet the 60% standard.
STAFF FINDINGS: The Community Development Director may grant variances from not more
than three (3) requirements based on the following criteria:
Section 26.410.020(D)(l)(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,
Response:
This proposal does not provide an appropriate design or pattern of
development nor does the design re,lpect the purpose of the standard. The
neighborhood is an eclectic mix of structures and the neighborhood setting
cannot be used as a context to warrant an exception. Appropriate design
and pattern of development should be established with new structures rather
than allowing for exceptions based on what could be considered
inappropriate design patterns of adjacent buildings.
Section 26.41O.020(D)(1)(b):Be clearly necessary for reasons of fairness related to unusual
site-specific constraints.
Response:
There are no unusual site-specific constraints for this parcel. The lot isflat
and has no constraints that would prevent compliance with Section
26.4 10 040(A)(2).
ST AFF RECOMMENDATION: Staff recommends denial of the request for a variance from
Section 26.41O.040(A)(2) finding the review standards have not been met.
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. Request for Administrative
THE CITY OF ASPEN Residential Design Standard Variances
D Approved
J8Z Denied
Applicant: Walt Harris
For the property at: 63 Smuggler Grove
This 29th day of September, 2005
D The following alterations have been approved:
D With the following conditions:
'9<rhe applications has been denied for the following reasons:
Request for a variance from Section 26.4IO.040(A)(2) is denied because the
request does not meet the variance standards outlined in Section
26.4 0.020 D .
Community Development Director
Any approvals cxptre 3 years from date shown. Issuance of this certificate does not exempt the
applicant from complying with all City codes, including land use and building codes.
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t 30 S. Galena S1.
Aspen CO 81611
(970) 920-5090
(970) 920-5439, fax
City of Aspen
Community
Development
Department
Fax
To: Stephen Moore From: Sarah Oates
Fax: (970) 871-9089 Pages: ~
Phone: Date: September 29, 2005
Re: 63 Smuggler Grove CC:
o Urgent 0 For Review 0 Please Comment 0 Please Reply 0 Please Recycle
. Comments:
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September 21,2005
Mr, Chris Rendon
City of Aspen Community Development Dcpartment
130 South Galena Street
Aspen, Colorado, 81611
c/o Fax No, 970-920-5439
Re: Request for Administrative Variancc
Proposed Harris Residence at 63 Smuggler Grove
Dear Mr. Bendon,
This document is intended as thc written description of the proposal and explanation
of why we believe this proposal deserves consideration for an administJ"<ltive
variance,
Mr, Walt Harris proposes to construct a new residence at 63 Smuggler Grove on Lot
4, East Meadows Subdivision. Steamboat Engineering & Architectural Design,
Inc.(SEAD) submitted plans for a building permit on July 18, 2005 and amended
them on August 8, 2005. We received a letter on August 19,2005 from Ms. Sarah
Oates that referred to (5) sections of the Residential Design Standard where our
original proposal did not comply. A series of correspondencc followed.
Our desib'll team, the owner and contractor met with members of your staff on
September 19, 2005 to discuss these items. Based on the points of discussion at this
meeting, we have modified our original proposal to bring this design closer to
meeting all aspects of the RDS. Unfortunately, we could not readily modify our plan
to fully comply; however, we believe thcrc is now only one item which requires
consideration for a variance. We havc chosen to apply for an administrative variance
in the hope that this process will allow our client to begin construction this fall.
Wc believe the following revisions to our proposal will allow four of the five
contentious issues to comply with the City of Aspen RDS code.
26.41O,040(C)(1)(b) Garage Door
Wc agrce to revise the design of the double-stall garage door to appear like single-
stall doors per 26.410.040(C)(l)(b).
26.410.040(D)(l)(a) Entry Door
The Entry Door is located six feet (6 ft,) from the frontmost wall of the home and
therefore is in compliance with part of section 26.41 0.040(D)(1 )(a) which states the
Entry Door shall be no more than 10 feet back from the frontmost waiL
SEAD Job No. 04039
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There was a lot of discussion about the orientation of the home on the site at our
meeting on 9/19/05, We believe that our design strongly considers the context and
character of the neighborhood. Our street orientation is intended to allow the major
elements to address the primary section of Smuggler Grove while the secondary
elements address the secondary, dead end portion of the road. We intentionally
aligned the Living Room for views of Aspen Mountain and the Kitchen for views of
Smuggler Mountain. Our design intends to improve the pedestrian and automobile
circulation at the narrow dead end portion of thc road, We hope to achieve this goal
through setting the home back off the street and aligning the long pedestrian entry
walkway in a manner that allows us to "open up" the site. Through our discussions
with your staff we learned some of the nuances of the code. This allowed us to
brainstorm with the owner and contractor to create a design solution for the site and
end of Smuggler Grove that will comply with more sections of the RDS.
During our meeting on 9/19/05, planning staff clarified that two of the RDS sections,
26.410.040(A)(1) Building Orientation and 26,410.040(0)(1) Street Oriented
Entrance are related to the paved street as opposed to the platted centerline of the road
or the property line. We obtained an aerial photograph of this neighborhood in order
to determine the exact orientation of the paved portion of this private road, Please
refer to the attached neighborhood plan and revised site plan to follow our latest
design scheme. We propose to change the orientation of the driveway into Mr. Harris'
property and to repave the end of this private road so that the pavement will be
parallel to the front fa~ade of the building. Our proposal is based in part on the fact
that both homes at the dead end of this road are in the process of re-development and
once water, sewer and other utility trenches are dug, the end of this road will need to
be reconstructed, It is our belief that this action will bring our proposed building
orientation and entrance orientation into compliance with sections 26.410.040(A)(1)
Building Orientation and 26.410.040(0)(1) Street Oriented Entrance of the RDS.
Based on the discussions presented above, we believe Section 26,410.040(A)(2)
Build to Lines is our single issue to be considered for an administrative variance.
We ask that you consider our Administrative Variance request to allow this home to
be set back on the site without strict compliance to section 26.410.040(A)(2) Build to
Lines. We calculate that 45% of the front fa~ade is within 5 feet of the minimum
front yard setback when one considers the structure over the covered walkway.
Therefore, we are asking for a 15% variance from the 60% requirement.
The validity of our method of calculating this requirement was approved by your staff
on 9/19/05 at our meeting. We have studied the possibility of moving the entire
building forward to comply with this requirement and found that a shortened
entryway may not comply with 26.4] 0,040(0)(2) First Story Element FUrther, we
believe this design with the long walkway helps tremendously with "opening up" this
dead end street to create more user friendly pedestrian and vehicular circulation.
SEAD Job No, 04039
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We are asking for an Administrative Variance based on the provision of the RDS
which allows the Director to consider the relationship of the proposed development
with adjacent structures and the inunediate neighborhood setting. Please consider the
fOllowing as you contemplate this request.
· The proposed design of the Harris Residence presents an aesthetically
pleasing and architecturally interesting structure that will become an asset
to this neighborhood and the community.
· Mr. Harris and his design team have worked creatively with information
supplied by the City of Aspen Conununity Development Department to
reduce the number of non-compliant items from five to one.
· The degree of non-compliance for the single item is very slight and all
other provisions of the RDS have been mct. Further, the benefit of
allowing this minor non-compliance outweighs any negative affects,
· A significant financial hardship shall be placed on this owner if this
variance is not granted due to the cost in time for either a re-design or
submittal to the P&Z process. Either one of these options is likely cause
construction to conunence next spring vs. this fall.
· There is not a single home in this neighborhood which fully complies with
the provisions of the RDS. Brief examples of non-compliance are
presented for each home on the attached Addendum I. They can also be
seen on our neighborhood block plan and the photographic panorama,
· Granting this variance will have no negative affects to any immediate
neighbor, the neighborhood or the community.
Thank you for your consideration of this Administrative Variance Request. We
anxiously await your decision in hope that the construction of this new home can
proceed as quickly as possible. Please do not hesitate to call with questions.
Sincerely,
To. Project Manager
&~@:J/~d.4-
Clark Willingham, MA Projeca;an~er
Cc: Mr. Walt Harris
Mr. John Black
Ms. Sarah Oates
SEAD Job No, 04039
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ADDENDUM 1
Thc following is a list of items we noticed around the neighborhood of the private
road Smuggler Grove which may not be fully compliant with the Residential Design
Standard. This is not intended to be an exhaustive list nor is it intended to shed
negative inforn1ation towards any property, We are using these as examples to the
idea that our proposed design is within the context of iL~ immediate surroundings.
NORTH SIDE OF SMUGGLER GROVE
LOT I, EAST MEADOWS
. Building Orientation
. Street Oriented Entrance
. Build to Lines
. Fcnccs
LOT 2, EAST MEADOWS
. Building Oricntation
. Street Oriented Entrance
. Build to Lines
. First Story Element
LOT 3, EAST MEADOWS
. Build to Lines
. First Story Element
LOT 4, EAST MEADOWS - PROPOSED HARRIS RESIDENCE
. Build to Lines
LOT 5, EAST MEADOWS - Currently in process of redevelopment, therefore no
comments have been generated,
SOUTH SIDE OF SMUGGLER GROVE
LOT I, JUKATI
. Building Orientation
. Street Oriented Entrance
. First Story Element
. Building Setback Violation
LOT 2, JUKATI
. Building Orientation
. Street Oriented Entrance
. Entry Door
LOT 3, JUKA TI
. Building Orientation
. Street Oriented Entrance
. Build to Lines
. First Story Element
. Entry Door
SEAD Job No. 04039
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No,0243
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FAX COVER LETTER
DATE: 9 /~/cJcJ
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FAX NO: '17"'- 92t,:-;.- 'J'i3?
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IF YOU DO NOT RECEIVE All PAGES, PLEASE NOTIFY US AT 970-871-9101,
ORIGINAL DOCUMENTS Will:
c:>'I\iOT BE SENT
_ FOLLOW BY REGULAR MAil
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Sep,20, 2005 11:41AM
SEA,P",,- INC,
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No,0243
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September 20, 2005
Sarah Oates
City of Aspen Community Development Department
C/O Fax No. 970-920-5439
Re: Proposed Harris Residence at 63 Smuggler Grove
Dear Ms. Oates:
Thank you for taking the time to meet with our design team, client and contractor
yesterday. Please pass along our thanks to your colleagues, James Lindt and Joyce
Allgaier as welL We believe the meeting was very beneficial towards our
understanding of your concerns and resolving the planning issues. Our team re-
visited the sitc aller the meeting to brainstorm solutions. We also have obtained a
copy of the GIS from the City, which clearly indicates the exact orientation ofthc
homes in this neighborhood to the paved street.
We intend to use the information from our meeting and the GIS in a presentation to
Mr. Bendon for an Administrative Variance Request.
Pleasc look for a package to arrive at your office on Wednesday or Thursday this
week with our Administrative Variance Request submittal.
Sincerely,
ArchItectural Dcsign, Inc.
Stephen J. Moor, esident
e-mail steve@seadinc.com
Cc:
Mr. Walt Harris
Mr. John Black
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ADDENDUM 1
The following is a list of items we noticed around the neighborhood of the private
road Smuggler Grove which may not be fully compliant with the Residential Design
Standard. This is not intended to be an exhaustive list nor is it intended to shed
negative information towards any property. We are using these as examples to the
idea that our proposed design is within the context of its immediate surroundings.
NORTH SIDE OF SMUGGLER GROVE
LOT 1, EAST MEADOWS
. Building Orientation
. Street Oriented Entrance
. Build to Lines
. Fences
LOT 2, EAST MEADOWS
. Building Orientation
. Street Oriented Entrance
. Build to Lines
. First Story Element
LOT 3, EAST MEADOWS
. Build to Lines
. First Story Element
LOT 4, EAST MEADOWS - PROPOSED HARRIS RESIDENCE
. Build to Lines
LOT 5, EAST MEADOWS - Currently in process of redevelopment, therefore no
comments have been generated,
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. Building Orientation
. Street Oriented Entrance
. First Story Element
. Building Setback Violation
LOT 2, JUKA TI
. Building Orientation
. Street Oriented Entrance
. Entry Door
LOT 3, JUKATI
. Building Orientation
. Street Oriented Entrance
. Build to Lines
. First Story Element
. Entry Door
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ATTACHMENT 2-LAND USE APPLICATION
APPLICANT:
Name:
WAL-T HAI2-~I~
(, ~ ~1VtL1G6-l.-L12- u.lZ.bvc~
(Indicate street address, lot & block number, Ie
~ 3".} 0
Location:
<:;UI'.bIV.
REPRESENTATIVE:
Name:
~E-.A, 'D , ltJ,G. - .;,'TEXE.-N M~, J::r<.E.SIDU.lT
'2.:740 ~ LANE.. . 74'EA.M/UJAT ~N9;,a;. g,04~7
(<::f7C) &7/ -'=rIOI
Address:
Phone #:
PROJECT:
Name: ..i::JAP..Jz--1 C; H CJ(;j.Sl....
Address: ~=3 'SMU66>UJz... GlZ.l'JVE- AsPE..N / Cp, (Plbt.:?.
Phone#: (q76) Cf:lC; -cr2J:;~
TYPE OF APPLlCA nON: (please check all that apply):
0 Conditional Use 0 Conceptual PUD
0 Special Review 0 Final PUD (& PUD Amendment)
[;:( Design Review Appeal 0 Conceptual SPA
0 GMQS Allotment 0 Final SPA (& SPA Amendment)
0 GMQS Exemption 0 Subdivision
0 ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
0 Lot Split 0 Temporary Use
0 Lot Line Ad'ustment 0 TextlMa Amendment
o Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
o Historic Designation
o Small Lodge Conversion!
Expansion
~ Other: t<.e-S 1 PE.NTlAl-
'D~
VAI2-IAN~,
EXISTING CONDITIONS: (descri tion of existin
I e>/X> tft PANAEoPf=:.-. DUPLeX.. -(0 BF: bP:-AAOU"W-,I~{>
FEES DUE: $ fpw lYU
!!ge you attached the following?
~ Yre-Application Conference Summary
~ Attachment #1, Signed Fee Agreement
B'Response to Attachment #3, Dimensional Requirements Form
B' Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written
text (Microsoft Word Format) must be submitted as part of the application.
RETAIN FOR PERMANENT RfCOF.;'
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
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ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
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NUT HM.lZJ<;;;, c/e; -?e.A~ lAiC. '
tP 3 S/vf U€6/....C..I<- GIZOVE
/2...-1'7 A
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ibC:>0 ~, FT.
(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
defmition of Lot Area in the Municipal Code.)
Existing:
Existing:
Existing:
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Commercial net leasable:
Number of residential units:
Number of bedrooms:
Proposed:
Proposed:
Proposed:
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Proposed % of demolition (Historic properties only):
Existing:
Existing:
Existing:
Existing:
Existing:
Existing:
Existing: //
Existm{:'
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,&isting:
Existing:
Existing:
Existing:
istance Between Existing
Buildings
DIMENSIONS:
Floor Area:
Principal bldg. height:
Access, bldg, height:
On-Site parking:
% Site coverage:
% Open Space:
Front Setback:
Rear Setback:
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R~ired: Proposed:
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,/Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: . Proposed:
Required:
Proposed:_
Existing non..conformities or encroachments:
Variations requested: J,oJF .A./?..E t9J.L-Y A,-:.t<J N/.-c1 f9?k.. .A /6 '70 VAP-.1AAJc.e-
F&2.D1vf 77-17' (,07,0 I2F/';;/f/R.EMFNT pnR.-rH"P- PblJlI-b ToUNt:~,
O<JrL ~"'~ AP-E- PEL-tN(A77f-.P IN CXJI<- /-EnE.1<- To Mf<.- .lStl-J~
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CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Aneement for Pavment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and WA.,[.. T -HA~I<?
(hereinafter APPLICANT) AGREE AS FOLLOWS:
I, APPLICANT has submitted to CITY an application for
4-~ ~/vIU~f:."" 6/iU>Vt!. - Jl:ESIPE.t-JTlAL. l::>P';'lbt-J ~TANPA~ VARIAl,jq
(hereinafter, THE PROJECT),
2, APPLICANT understands and agrees that City of Aspen Ordinance No, 57 (Series of 2000)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a determination of application completeness,
3, APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application,
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis,
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurred, CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application,
4, CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning
Commission and/or City Council to make legally required findings for project consideration, unless CUlTent billings
are paid in full prior to decision.
5, Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full feell prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of$ (,(,0. "" which is for ~ hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review at a rate of$220,OO
per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date,
APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and
in no case will building permits be issued until all costs associated with case processing have been paid,
CITY OF ASPEN
APPLICANT
By:
By:
Al4c/f: k5
fl:r1/cn-
Chris Bendon
Community Development Director
Date:
Mailing Address:
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g: \supportlforms\agrpayas.doc
1110/01
RETAIN FOR PERMANENT RECORD
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ASPEN COMMUNITY DEVELOPMENT
2005 LAND USE APPLICATION FEES
CATEGORY
HOURS
Major 12
Minor 6
Staff Approvals 3
Flat Fee
Board of Adjustment
Exempt HP
Certificate of No Negative Effect
Minor HPC 3
Significant HPC <1000 sq. ft. 6
Significant HPC >1000 sq, ft, 12
Demolition, Partial Demolition, Relocation 12
Substantial Amendment to Approved
Certificate of Appropriateness
Appeals - Base Fee
Referral Fees - Environmental Health
Major
Referral Fees - Housing
Major
Minor
Referral Fees - City Engineer
Major
Minor
Hourly Rate
DEPOSIT
2,640.00
1,320,00
660.00
660,00
1,320,00
2,640.00
2,640.00
660.00
660.00
........
FLAT FEE
546.00
250.00
00.00
220.00
365,00
365.00
190,00
365.00
190.00
220.00
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EXHltHT "A" TO
WARMNTY mD
'lOOK 615 P~,E 470
L' Any vein Qr lode ot quu'tz 01' otku rock In plaCe! bUl'tng gold. sHv'!"t
c1nnabar,'1"d, tin. cgppe!", Of' other Vlhlible depas.its. cal;Rll!d gr known
to .~tct within cubjoct property AS of Hareh 23, 180S, I' expressly exceptl!d
inti excluded in lln!ted Statu Paun.t relOor<led June 17, 1949, in Book 17S
It' P'gl 246.
Z. Tenancy Agl'.em.nt b.~w..n Ertc Zener ind Inga 1811'1" and Cnal'lu W.
Bl"tnkman It and Bf111 H, iJrlnkrnllll I'.to,.ded July 30, 19l59, 1'1 Dook 242 ot
,..go 469.
)~ [aliment. IS shown on the Plat ot ntd liubd1vh10n.
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C 0 K M I T MEN T
SCHEDU~E A
8
No,7905
P, 6
V 1111. 't. L VU iJ I 1 . U ..:lI'\M
COLETTE DAY
COMMERCIAL FEOERA~ MORTGAGE CORPORATION
450 REGENCY PARKWAY 1ST FLOOR
OMAHA, NB 66114
1. Ettective Date:
RS/be
March 2,
at 7,00 AM
Order No. 405361 -C
Customer Reterence HARRIS
2. A~TA Owner's policy
Propossd Insured.
Amount: $
3. A~TA ~oan POlicies
Proposed Insured.
Amount. $ 196,000,00
COMMERCIAL FEDERAL MORTGAGE CORPORATION, ite Successors and/or ASSigns
proposed Insured.
Amount: $
4. The estate or interest in the land desoribed or referred to in this Commitment and
covered herain is.
FEE SIMP~E
and title thereto is at the effective date bereof vested in:
GEORGE WALTER HARRIS, III a/k/a GEORGE W. HARRIS, III
Owner's Premium: $
Lender'S Premium: $
Add'1 Lender Chg: $
Add'1 Charges: $
Tax Certificate: $
Endorsement Chg: $
TBO Charges: $
778,00
iuued by.
ASPEN TITLE CORPORATION
600 EAST HOPKINS AVENUE #305
ASPEN CO 81611
FAX 970-920-4052
PH 970-920-4050 DENVER 303-595-8463
10.00
231,00
TOTAL CllARC:ES.
$ 1,019,00
CHICAGO TITLE INSURANCE COMPANY
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No,7905
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SCHB:DULB: A (oontinued)
Plat ld No. 3/99
Order No. 405361 -C
S. The land ~efe~~ed to in the Commitment is covering the land in the State of
Colorado, County of Pitkin , described as follows.
Lot 4,
EAST MEADOW SUBDIVISION,
according to the flat thereof filed July 26, 1966, at Reception No.
124852.
CHICAGO TITLE: INSURANCE: COMPANY
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No,7905
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SCHEDULII: B
Section 1
Order No. 405361 -C
REQUIRIUIENTS
THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH.
Item (a) Payment to or for the account of the grantors or mortgagors of the full
cons1derat1on for the estate or interest to be insured.
Item (b) proper instrument(s) creat1ng the estate or interest to be insured mus~ be
executed and duly filed for record, to wit:
Item (c) Paymen~ of all taxee, charges or assessments, levied and assessed against the
subJect premises which are due and payable.
Item (d) Additional requirements, if any, disclosed below:
1. Release by the Public Trustee of P1tk1n County of the Deed of Trust from
George w, Harr1s, III for the use of Ute City Mortgage Company, to secure
$210,000,00, dated January 8, 1993, and recorded January 18, 1993, in Book
700 at Page 894,
NOTE, ASSignment of the above Deed of Trust to Home Savings Assoc1at1on,
recorded January 18, 1993, in Book 700 at page 904.
2. Deed of Trust from GEORGE WALTER HARRIS, III a/k/a GEORGE W. HARRIS, III to
the Public Trustee of Pitkin County for the use of COMMERCIAL FEDERAL
MORTGAGE CORPORATION, to secure $196,000,00.
THE MORTGAGE POLICY, WHEN ISSUED, WILL NOT CONTAIN EXCEPTIONS NO. 1, ~/ 3 AND
4, AND WILL CONTAIN ENDORSEMENT FORM 100/ PROVIDED THAT (A) THE ENCLOSED FORM
OF INDEMNITY AGREEMENT OR FINAL AFFIDAVIT AND AGREEMENT IS PROPERLY EXECUTED
AND ACJ<NOWLEDGED BY THE PARTY (IES) INDICATED AND RETURNED TO THE COMPANY OR
ITS DULY AUTHORIZED AGENT, (B) THE COMPANY OR ITS DULY AUTHORIZED AGENT
RECEIVES AND APPROVES AN IMPROVEMENT LOCATION CERTIFICATE PROPERLy CERTIFIED
BY REGISTERED SURVEYOR OR ENGINEER, AND (C) ApPLICABLE SCHEDULED CHARGES IN
THE AMOUNT OF $50,00 ARE PAID TO THE COMPANY OR ITS DULy AUTHORIZED AGENT.
THE MORTGAGE POLICY, WHEN ISSUED, WILL CONTAIN THE FOLLOWING ENDORSEMENT
FORM(S), PROVIDED THAT APPLICABLE SCHEDULED CHARGES IN THE AMOUNT(S)
FOLLOWING EACH ENDORSEMENT ARE PAID TO THE COMPANY OR ITS DULY AUTHORIZED
AGENT,
8.1
115,2
$25.00
$156.00
CHICAGO TITLE INSURANCE COMPANY
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Order No. 4053Gl -C
The pOlicy or policies to be issued will contain exceptions to the ~ollowing matters
unless the same are disposed o~ to the satis~action o~ the Company.
1. Rights or claims of parties in possession not shown by the publiC records,
2, Easements or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and
any facts WhiCh a correct survey and inspection of the premises would disclose and
Which are not shown by the public records,
4. Any lien, or right to a lien for services, labor or material heretofore or hereafter
furnished, imposed by law and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created,
first appearing in the public records or attaching subsequent to the effective date
hereof, but prior to the date the proposed insured acquires of record for valus the
estate or interest or mortgage thereon covered by this Commitment.
6, Taxes due and payable; and any tax, speCial assessments, charge or lien imposed
for water or sewer service, or for any other speCial taxing district.
6, Any vein or lode of quartz or other rock in place bearing gold, silver, clnnabar,
lead, tin, copper, or other valuable deposits, claimed or known to exist within
subject property as of March 23, 16B5, as expressly excepted and excluded in United
States Patent recorded June 17, 1949, in Book 175 at Page 246,
9, Tenancy agreement between Eric Zeller and Inga Zeller and Charles W. Brlnkman II
and Bil1i H. Brinkman recorded July 30, 1969, in Book 242 at Page 469.
10, Utility easement as shown on the Plat of said SubdiViSion, said easement being 5
feet in width along East and west lines of subject property and 10 feet in width
along the North property line,
11. Agreement between Susan v, zeller and Wilton and Roberta O'Neal recorded March 5,
ln Book G15 at Page 4G5.
CHICAGO TITLE INSURANCE COMPANY
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September 21,2005
Mr. Chris Bendon
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado, 81611
C/O Fax No, 970-920-5439
Re: Request for Administrative Variance
Proposed Harris Residence at 63 Smuggler Grove
Dear Mr, Bendon,
This document is intended as the written description of the proposal and explanation
of why we believe this proposal deserves consideration for an administrative
variance.
Mr. Walt Harris proposes to construct a new residence at 63 Smuggler Grove on Lot
4, East Meadows Subdivision, Steamboat Engineering & Architectural Design,
Inc,(SEAD) submitted plans for a building permit on July 18, 2005 and amended
them on August 8, 2005, We received a letter on August 19,2005 from Ms, Sarah
Oates that referred to (5) sections of the Residential Design Standard where our
original proposal did not comply, A series of correspondence followed,
Our design team, the owner and contractor met with members of your staff on
September 19, 2005 to discuss these items, Based on the points of discussion at this
meeting, we have modified our original proposal to bring this design closer to
meeting all aspects of the RDS, Unfortunately, we could not readily modify our plan
to fully comply; however, we believe there is now only one item which requires
consideration for a variance. We have chosen to apply for an administrative variance
in the hope that this process will allow our client to begin construction this fall.
We believe the following revisions to our proposal will allow four of the five
contentious issues to comply with the City of Aspen RDS code.
26.41 0,040(C)(l)(b) Garage Door
We agree to revise the design of the double-stall garage door to appear like single-
stall doors per 26.41 0,040(C)(1 )(b).
26.41O,040(D)(l)(a) Entry Door
The Entry Door is located six feet (6 ft.) from the frontmost wall of the home and
therefore is in compliance with part of section 26.4l0,040(D)(1)(a) which states the
Entry Door shall be no more than 10 feet back from the frontmost walL
SEAD Job No, 04039
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There was a lot of discussion about the orientation of the home on the site at our
meeting on 9/19/05. We believe that our design strongly considers the context and
character of the neighborhood, Our street orientation is intended to allow the major
elements to address the primary section of Smuggler Grove while the secondary
elements address the secondary, dead end portion of the road. We intentionally
aligned the Living Room for views of Aspen Mountain and the Kitchen for views of
Smuggler Mountain, Our design intends to improve the pedestrian and automobile
circulation at the narrow dead end portion of the road. We hope to achieve this goal
through setting the home back off the street and aligning the long pedestrian entry
walkway in a manner that allows us to "open up" the site, Through our discussions
with your staff we learned some of the nuances of the code. This allowed us to
brainstorm with the owner and contractor to create a design solution for the site and
end of Smuggler Grove that will comply with more sections of the RDS.
During our meeting on 9119/05, planning staff clarified that two of the RDS sections,
26.41 0.040(A)(l) Building Orientation and 26.41 0.040(D)(1) Street Oriented
Entrance are related to the paved street as opposed to the platted centerline of the road
or the property line. We obtained an aerial photograph of this neighborhood in order
to determine the exact orientation of the paved portion of this private road. Please
refer to the attached neighborhood plan and revised site plan to follow our latest
design scheme. We propose to change the orientation of the driveway into Mr. Harris'
property and to repave the end of this private road so that the pavement will be
parallel to the front fa9ade of the building, Our proposal is based in part on the fact
that both homes at the dead end of this road are in the process of re-development and
once water, sewer and other utility trenches are dug, the end of this road will need to
be reconstructed. It is our belief that this action will bring our proposed building
orientation and entrance orientation into compliance with sections 26.41 0,040(A)(1)
Building Orientation and 26.410,040(D)(l) Street Oriented Entrance of the RDS.
Based on the discussions presented above, we believe Section 26,41 0,040(A)(2)
Build to Lines is our single issue to be considered for an administrative variance,
We ask that you consider our Administrative Variance request to allow this home to
be set back on the site without strict compliance to section 26.41O.040(A)(2) Build to
Lines, We calculate that 45% of the front fa9ade is within 5 feet of the minimum
front yard setback when one considers the structure over the covered walkway,
Therefore, we are asking for a 15% variance from the 60% requirement.
The validity of our method of calculating this requirement was approved by your staff
on 9/19/05 at our meeting. We have studied the possibility of moving the entire
building forward to comply with this requirement and found that a shortened
entryway may not comply with 26.41 0.040(D)(2) First Story Element. Further, we
believe this design with the long walkway helps tremendously with "opening up" this
dead end street to create more user friendly pedestrian and vehicular circulation,
SEAD Job No, 04039
2
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We are asking for an Administrative Variance based on the provision of the RDS
which allows the Director to consider the relationship of the proposed development
with adjacent structures and the immediate neighborhood setting. Please consider the
following as you contemplate this request.
. The proposed design of the Harris Residence presents an aesthetically
pleasing and architecturally interesting structure that will become an asset
to this neighborhood and the community,
. Mr, Harris and his design team have worked creatively with information
supplied by the City of Aspen Community Development Department to
reduce the number of non-compliant items from five to one.
. The degree of non-compliance for the single item is very slight and all
other provisions of the RDS have been met. Further, the benefit of
allowing this minor non-compliance outweighs any negative affects.
. A significant fmancial hardship shall be placed on this owner if this
variance is not granted due to the cost in time for either a re-design or
submittal to the P&Z process, Either one of these options is likely cause
construction to commence next spring vs, this falL
. There is not a single home in this neighborhood which fully complies with
the provisions of the RDS. Brief examples of non-compliance are
presented for each home on the attached Addendum I. They can also be
seen on our neighborhood block plan and the photographic panorama.
. Granting this variance will have no negative affects to any immediate
neighbor, the neighborhood or the community.
Thank you for your consideration of this Administrative Variance Request. We
anxiously await your decision in hope that the construction of this new home can
proceed as quickly as possible, Please do not hesitate to call with questions,
Sincerely,
To Project Manager
6~v~~/4d:a.4---
Clark Willingham, MA ProjecUian~er
Cc: Mr. Walt Harris
Mr. John Black
Ms. Sarah Oates
SEAD Job No, 04039
3