HomeMy WebLinkAboutlanduse case.es.200 W Gillespie St.A108-95
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 12/13/95 PARCEL ID AND CASE NO.
DATE COMPLETE: 2735-121-21-001 A108-95
STAFF MEMBER: DM
PROJECT NAME: Hallam Lake ESA Review
Project Address: 200 W. Gillespie
Legal Address:
APPLICANT: Cecil & Noelle Hernandez
Applicant Address: P.O. Box 1045 Aspen. CO
REPRESENTATIVE: Lipkin Warner Desiqn Partnership
Representative Address/Phone: 400 W. Main 920-1142 X17
Aspen. CO 81611
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FEES: PLANNING
ENGINEER
HOUSING
ENV. HEALTH
TOTAL
$1020
$
$
$
$1020
# APPS RECEIVED 6
# PLATS RECEIVED
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: L- 2 STEP:
P&Z Meeting Date 12-1~-q~ PUBLIC HEARING: YES ill2l
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
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REFERRALS:
City Attorney
City Engineer
Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
Zoning
x
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
Other
Parks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
DATE REFERRED: 'Z-IL/.4 >" INITIALS: ----Pi-.l~ DUE: ,A .~p..P,
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,
_Zoning
Other:
City Atty
_ Housing
City Engineer
_ Open Space
Env. Health
FILE STATUS AND LOCATION:
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION FOR THE
APPROVAL FOR HALLAM LAKE ENVIRONMENTALLY SENSITIVE AREA REVIEW FOR
THE HERNANDEZ RESIDENCE ADDITION AT 200 WEST GILLESPIE AVENUE
(LOTS 35, 36, AND 37, BLOCK 90 HALLAM'S LAKE ADDITION)
CITY AND TOWNSITE OF ASPEN
Resolution No. 95 -~
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WHEREAS, 200 West Gillespie Avenue is within the review area
for the Hallam Lake Bluff Environmentally Sensitive Area (ESA); and
WHEREAS, the Planning Office received an application for a
Hallam Lake ESA review for an a two single-family homes on Lots A
and B of the Moores Lot Split from Noelle and Cecil Hernandez,
represented by Martin Mata of Lipkin-Warner Design Partnership; and
WHEREAS, the new dwelling unit requires provision of housing
mitigation as required by Ordinance 1 (1990) and the applicant has
represented that an application for two (2) ADUs will be presented
to the Planning Commission for review at a later date pursuant to
Ordinance 1; and
WHEREAS, the Aspen Center for Environmental Studies, the
Housing Office, and the Planning Office reviewed the proposal and
recommended approval with conditions; and
WHEREAS, at a regular meeting on December 19, 1995 the
Planning and Zoning commission approved by a 6-1 vote the Hernandez
Hallam Lake Bluff ESA review with the conditions recommended by the
Planning Office.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Hernandez Hallam Lake Bluff ESA review for an both single-
family dwelling units at 200 West Gillespie Avenue are approved
with the following conditions:
1.
All representations made in the
applicant at the Planning and Zoning
be adhered to during development.
application or by the
Commission meeting shall
2. Any trees proposed for relocation must receive tree
removal/relocation permits from the Parks Department prior to
issuance of a building permit.
3. Prior to issuance of any building permits, tree protection
barricades must be erected at the drip lines of any trees
located in the area of possible construction disturbance. The
barricades shall be constructed to prevent soil compaction,
material storage, and spillage of deleterious substances under
the trees. They shall remain in place throughout exterior
construction and grading.
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4. Compliance with Ordinance 1 is required, and evidence of
compliance must be presented at time of building permit.
5. A drainage plan for Lots A and B, prepared by a registered
engineer, must be approved by the City Engineer prior to the
issuance of building permits.
6. A landscape plan and rear-view landscape sketches shall be
submitted and approved by ACES prior to the issuance of any
building permits. Only natural ve~etation may be installed
in the rear yard.
7. All sources of exterior light shall not be visible from ACES,
and the structure shall not be uplighted or washed with
exterior lighting.
8. The patio proposed for the east and north of structure
proposed for Lot A within the 15' setback must be constructed
at-grade.
APPROVED by the commission at its regular meeting on December 19,
1995.
Attest:
n~ M r~d,
Sharon o:carr i 110,
Deputy City Clerk
Planning and ~onA~,c~mmis~ion:
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Sara Garton, Chair
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December 20, 1995
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Me. Tom Cardamone
Aspen Center For Environmental Studies
100 Puppy Smith
Aspen, CO 8]611
ASPEr\ . PITKlr\
PLA!\)\]\G & ZO\l:-\C DHARB1E:-\1
RE:
Hernandez ESA Review
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Dear Tom:
As promised, attached are the landscape plans and ESA application for the Hernandez main and guest
Homes. On December 19, 1995, the City of Aspen Planning and Zoning Commission conditionally
approved the ESA review. Two conditions were attached that essentially require approval by A.C.E.S.
prior to any construction. The specific conditions designed to ensure the protection of viewsheds from
Hallam Lake are as follows:
I.) A landscape plan and rear view landscape sketches shall be submitted and approved by ACES
prior to the issuance of any building permits. Only natural vegetation may be installed in the rear yard. .
2.) All sources of exterior lighting shall not be visible from ACES, and the structure shall not be
uplighted or washed with exterior lighting.
I will forward a copy of the resolution as soon as it has been signed by the chairperson. Again, no
construction can begin without your approval. The applicant's have been quite cooperative, and you should
not hesitate in contac,ting them directly if you have concerns.
If you have any questions, feel free to give me a call at 920.5100.
~~
Dave Michaelson
Planner
DHM/dhm
130 5(ll'l;-: G.Uf\A STREET. Am\, ((lWR\D() 81611 . PHO\E 303.920.5090 . F.n 303.920.5197
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MEMORANDUM
THRU:
Aspen Planning and Zoning Commission / L /
Stan Clauson, Community Development Direct~
TO:
FROM:
Dave Michaelson, Planner
DATE:
December 19, 1995
RE:
Hernandez Hallam Lake ESA Review and Ordinance 30 Interpretation
SUMMARY: The Hernandez property is located 200 W. Gillespie, within the Hallam Lake
Bluff Environmentally Sensitive Area Overlay. The applicant's are requesting ESA approval for
the proposed building envelopes. and are requesting an interpretation of Ordinance 30
requirements addressing principle mass and garage orientation. This interpretation is due to the
unique circumstance of the site in regards to street orientation, The Planning Office recommends
approval of ESA review with conditions.
APPLICANT: Noel and Cecil Hernandez, represented by Martin Mata. Lipkin-Warner
Design Partnership.
LOCATION/ZONING: Located at 200 W. Gillespie, Lots 35, 36 and 37, Block 90, Hallam's
Addition to the City and Townsite of Aspen. The entire property is zoned R-6, with an ESA
Overlay. A block plan showing the proposed building envelopes and the relationship with Lake
Avenue and Gillespie Avenue is shown on Sheet ALO of the attached bluelines.
REQUEST: The applicants are requesting ESA approval for building envelopes for a main and
guest house, as well as an Ordinance 30 interpretation. Additional approvals necessary for the
project will include ADDs for each units, which will be presented to the Planning and Zoning at
a future date.
Staff has included the ESA application as Exhibit A, and a set of landscape plans on blueline as
Exhibit B. Storey poles have been placed on the property in the locations as shown on Sheet
Al.l (Exhibit B).
REFERRAL COMMENTS: The project has been referred to both the Parks Department and
ACES (Tom Cardamone). At the time of writing, no response has been received.
Staff Comments
1. Hallam Lake Bluff E.S.A. Review. The intent of the Hallam Lake overlay area is to
provide a minimal level of protection from development impacts on the A.C.E.S. nature preserve
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below the hillside, Various human impacts to the nature preserve that concern A.C.E.S. include
visual, noise, environmental and light intrusion as well as damage to the slope and vegetation
which may increase runoff and erosion.
The review standards contained in Section 7-506 (Hallam Lake Bluff Review) are as follows:
(1) No development, excavation or nil, other than native vegetation planting, shall take
place below the top of slope.
Response: As shown on the Sheet AU (Exhibit B), no development is proposed below
the top of the slope.
(2) AIl development within the fifteen-foot setback from the top of slope shall be at
grade. Any proposed development not at grade within the fifteen-foot setback must be
approved by Special Review pursuant to section 7404D. of this Article 7.
Response: As shown on Sheet LLO (Exhibit B), the only encroachment in the 15'
setback are at-grade patios. Staff would recommend an explicit condition to ensure that the
proposed patios are constructed at-grade, For reference, the labeled dotted line shown on Sheets
LLO and ALl represent the 15' required setback.
(3) All development outside of the fifteen-foot setback from top of slope shall not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground
level at the top of slope. Height shall be measured and determined by the zoning officer
utilizing the definition set forth at Section 3-101 of tWs Chapter 24.
Response: A cross-section of the main house (upper and lower portions) and the guest
house and their relationship to a 45 degree angle from the top of slope is shown on pages 16, 17
and 18 of Exhibit A. Based on these representations, the location and height of both structures
are consistent with this standard.
(4) A landscape plan shall be submitted will all development applications. Such plan
shall include native vegetative screening of no less than fifty (50) percent of the
development as viewed from the rear (slope) of the parcel. All vegetative screening shall be
maintained in perpetuity and shall be replaced with the same or comparable material
should it die.
Response: A photograph of the site's eXlstmg vegetation from the Hallam Lake
marshes is shown on page 12 of Exhibit A. The property lines are approximately defined by the
left and right edges of the photograph. The lower reaches of the property as it descends down the
bluff are heavily vegetated with existing cottonwoods. As indicated by the applicant.
approximately 80% of this specific viewplane is screened by existing vegetation. A landscape
plan, which is consistent with the representation of the photograph, is shown on Sheet L 1.0 of
the bluelines (Exhibit B). Staff conducted fieldwork on December 14, 1995, and concurs with
the applicant's finding that the visual impacts of the project are minimal.
(5) All exterior lighting shall be low and downcast with no Iight(s) directed toward the
nature preserve or located down the slope.
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Response: As indicated on page 9 of Exhibit A, the applicants commit to limit exterior
lighting that may be visible from the preserve. No lighting will be located down the slope.
(6) No fill material or debris shall be placed on the face of the slope. Historic drainage
patterns and rates must be maintained. Pools or hot tubs cannot be drained down the
slope.
Response: No disturbances are proposed below the top of slope, with the exception of
restorative vegetation. Staff would suggest that a drainage plan confirming the applicant's
representations be a condition of approval.
(7) Site sections drawn by a registered architect, landscape architect, or engineer shall
be submitted showing all existing and proposed site elements, the top of slope, and
pertinent elevations above sea level.
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Response: A landscape plan consistent with thi~ ~eqbirert16iit is shown 'on Sheet d.b, '
and 2' contours are shown on SheeiAI.O. ,.
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2. Design Review Aooeals Committee Interoretation. Lot A ("Main House") of the
applicant's project went through staff-level review for compliance with Ordinance 3D, and Leslie
Lamont's November 17, 1995 response is attached as Exhibit C. As indicated, staff struggled
with the orientation requirements due to the unique situation on the site in respect to street
orientation. Section 7-301 B (Applicability) gives the Planning and Zoning Commission the
right to grant variances to the standards of Ordinance 30 if the project is required to obtain
additional land use approvals. The standards for granting a variance to the strict interpretation
of the requirements of Ordinance 30 pursuant to Section 4-501 (Purpose) are as follows:
"Any appeal for exemption from the Residential Design Standards should simply and succinctly
identify why, if granted, the exception would (I) yield greater compliance with the goals of the
Aspen Area Community Plan and (2) more effectively address the issue or problem a given
standard or provision responds to, or (3) be clearly necessary for reasons of fairness related to
unusual site specific constraints. ..
The applicant is not specifically requesting variances, but rather is asking the Planning and
Zoning Commission to offer interpretations regarding two (2) specific standards:
1) Section 3-101C - Garages, Carports and Storage Areas. This section requires that "all
portions of a garage, carport, or storage area parallel to the street shall be recessed behind the
front facade a minimum of ten (10) feet."
2) Section 7-304 (/) - Orientation. This section requires that the "orientation of the
principal mass of all buildings must be parallel to the streets they face. On corner lots, both
street-facing facades of the principal mass must be parallel to the road. On curvilinear streets,
the principal mass of all buildings must be tangent to the midpoint of the arc."
As shown on the attached site plan (Sheet A. 1.0, Exhibit B), the project is set back from the
intersection of Gillespie and Lake Avenue, with the front entrance oriented toward Lake. Based
on this configuration, the garage is in fact, set back from the front facade by at least ten (10) feet.
The issue that staff and the applicant are requesting the Commission to clarify is in regards to
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the orientation requirement as it relates to Gillespie Avenue. As shown on Sheet Al.O, the
proposed garage door location is visible from Gillespie A venue, although the applicant has
proposed screening to lessen this impact (see landscape plan on Sheet Ll.O).
The germane issue, and the primary reason for the request is interpretative in naturf'. Ordinance
30 is most effective when addressing a traditional grid street pattern. The Hernandez house is
oriented to a single street, when in fact the "street facing facade" is defined by a viewplane from
both Lake and Gillespie. Staff is requesting that the Planning and Zoning Commission make a
determination regarding the proposed building orientation of the Main House on Lot A. Staff-
level review regarding the volumetric and urban design components of Ordinance 30 for both
Lot A and B will occur during a regularly scheduled meeting on December 18th, 1995. Any
further variance requests that may be necessary will be heard by the Commission during the
hearing for the ADUs proposed for both the main and guest house.
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Recommendation: ~
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ESA Review: The Planning Office recommends approval of the ESA Review, with the
following conditions:
1. All representations made in the application or by the applicant at the Planning and
Zoning Commission meeting shall be adhered to during development.
2. Any trees proposed for relocation must receive tree removal/relocation permits from the
Parks Department prior to issuance of a building permit.
3. Prior to issuance of any building permits, tree protection barricades must be erected at
the drip lines of any trees located with the area of possible construction disturbance.
The barricades shall be constructed to prevent soil compaction, material storage, and
spillage of deleterious substances under the trees. They shall remain in place throughout
exterior construction and grading.
4. Compliance with Ordinance I is required, and evidence of compliance must be presented
at time of building permit.
5. A drainage plan for both Lots A and B, prepared by a registered engineer, must be
approved by the City Engineer prior to the issuance of any building permits.
6. A landscape plan and rear view landscape sketches shall be submitted and approved by
ACES prior to the issuance of any building permits. Only natural vegetation may be
installed in the rear yard.
7. All sources of exterior light shall not be visible from ACES, and the structure shall not
be uplighted or washed with exterior lighting.
8. The patio proposed for the east and north side of the structure proposed for Lot A within
the 15' setback must be constructed at-grade.
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Exhibit 'A
HERNANDEZ RESIDENCE
200 West Gillespie
Aspen, Colorado
12/13/95
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Hallam Lake Bluff ESA Review
Design Review
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Ordinance 30 Interoretation: Due to significant screening proposed for the proposed garage
location (see L1.0), and the ambiguity of applying Ordinance 30 requirements in circumstances
outside of the traditional grid street pattern, staff supports the applicant's request for a favorable
interpretation.
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Recommended Motion: "I move to l\pprove an ESA Special Review for the Hernandez
property, Lots A and B, with the conditions recommended by staff. In addition, the
Commission supports the granting of a favorable interpretation regarding the orientation
of the structure as shown on the submitted plans."
Attachments:
Exhibit A - Application Packet
Exhibit B - Bluelines
Exhibit C - November 17th, 1995 leller from Leslie Lamont
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HERNANDEZ RESIDENCE
Table Of Contents:
Application Form
Applicant's Authorization Letter
Legal Description And Street Address
Disclosure of Ownership
Vicinity Map
Written Description Of Proposal
Compliance With Standards
A. Hallam Lake Bluff ESA Review
B. Design Review Pursuant To Ordinance #30; 1995 Series
Photographs From ACES
Photographs From Gillespie And Lake Streets
Site Sections
List Of Drawings: (submitted under separate package)
Neighborhood Site Plan
Site Plan
Landscaping Plan
Main House Floor Plans
Main House Exterior Elevations
Guest House Floor Plans
Guest House Exterior Elevations
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HERNANDEZ RESIDENCE
Legal Description:
TI-lAT P/\PT OflH[ .s:::;Un--jEA~T ONE/QUARTER OF TtiE l'KJRJHEt\ST
ONE/QUARTER OF SECTr::t'i 12 TCNIf'L.,"t-jIF 10 JJ.JTl-l/ N\i'iGE '05
v/6T OF THE. GTH ;.}.1 (INCWD[j-...,G TreERE.IN lOT~ 35 TO 37;
OLCCK ~ H,..\LLl-Y1? ADOITIOl'--j 10 THE: elT! f.ND lO;/N~11 ~ OF
ASPEN, r-AfZT OF LOT:> 3 -V 01 BLRK 2, i,YEN CCIv\f!\i'-{1
:JUDDIVI~IO'i1 AND F"r,N or LAKE: ;'.,ND GIU.f~F'IE Avc.i'VE?
ADJACENT), DE::x::F.IBtD ACj FOLLDv/S'
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BEGINNII':G AT THE ~O.JiHNEST COfZ'NE:.P, of BlCCK aO OF HALlA'v1S
ADDITION, WHEf"CE THE EA5T 0I1E/~<.1 c:.R C~NE:FZ. OF 5r\iO
-SECTION 12 (195.!, Br<.A0? CAP) !')E.Af',S SOUTH GLi02')'J-4" EA:JT,
91 i 14 FETT (~OW CALL IN BCOK 250 AT F';,GE 651 IS
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THENCE. NOt<...TH 5,,\052'Co" y./E-ST, 1~?,50
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TrlE},-:(.c .::cuTH 01' S:2.'00" fj\ST, 1..I;t]
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Tf-iENCE Erbi ~IGi FEE.T;
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IhENCE XUTH 07"-'iS'OO" EAST, -'14.-46 fEfl;,
TnENCE NOIZn-: 5'1. S2'ooll 'f/ESI 4~. 30 FEET,
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HERNANDEZ RESIDENCE
Applicant's Authorization Letter
Noelle and Cecil Hernandez
P.O. Box 1045
Aspen, Colorado 81612
12/11/95
Aspen! Pitkin Planning Department
130 S. Galena St.
Aspen, CO 81611
Re: Hernandez Residence
Lake and Gillespie
Aspen, Colorado
To whom it may concern,
By means of this letter we authorize Lipkin Warner Design Partnership to act on our
behalf in obtaining the necessary development approvals for our proposed residence at
Lake and Gillespie Streets.
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HERNANDEZ RESIDENCE
Disclosure Of Ownership:
WV 0FFl0;S OF
HERBERT S. KLEIN
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'I!;QUt.I~:"Clli.'MH
December 12, 1995
Aspen/Pitkin COlIlH1U:lity
Development Office
130 South Galena Street
Aspen, Colorado 81611
R~. Cecjl and NOQll~ Bcrndnde~ - Oi3closure of ~wnerGhip
To ~..h:)m It }1ay Cor:.cer:! t
The undersigned is an attorney licensed to practic~ in the
State of Colorado and hereby certifies as follows,
Title to Lots A & 8, Moores Lot Split according to the Plat
thereof recorded February 10, 1995 in Plat Eook 35 at page 99, is
vested in Cecil H. Hernandez and Noelle C. Hernande~. Mr. and Mrs.
Hernandez acquired title pursuant to a Warranty Deed recorded on
June 23, 1995, in Book 784, page 292 of the records of pitkin
County.
TLt1e is subject to a Patent reserJaticn recorded in Book 55
at Page 2, a ~aterline easement recorded in Book 537 at Page 965
(said easement b~ing five feet in width); and al~ easements and
rights-of-'Nay and other matters disclosed en the Plat of the
proper~y referred to above.
Mr. and l~rs.
pro~erty, to apply
this application.
Hernandez have the right, as owners of the
for the development approvals contemplat~d by
Please feel free to call m~ if you have allY furt.her ques1:.ions.
Veri truly yours,
HERBERT S. KLEI~ PROFESSION~~
CORPORATION
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B -...~~
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~ Herbert S. Klein
.------
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HERNANDEZ RESIDENCE
Compliance With Standards
A. Hallam Lake Bluff ESA Review
1. Development below the top of slope.
There is no development proposed below the top of slope
2. Development within the setback.
As required, any development within the setback will be at grade.
3. Development outside the setback.
All the development outside of the setback is within the code requirements. Please
refer to the site sections.
4. Landscape Plan and vegetative screening.
Please refer to the accompanying drawings and the photographs on the following
pages.
The landscape concept generally addresses the proposed structures. Where there
is development within the setback it consists of portions of grade-level patios and
flower beds.
The present vegetative screening approaches 80% of the property. This is well in
excess of the 50% required.
5. Exterior Lighting.
The applicant commits to limit exterior lighting that may be visible from the preserve
to low fixtures which are directed away from the preserve. No lighting is to be
located below the top of slope.
6. Fill material, drainage patterns.
The applicant commits that no disturbances other than restorative vegetation will be
permitted below the top of slope. Drainage that may be required for the proposed
development will not adversely affect the existing drainage of the slope.
7. Site Sections.
Please refer to the a=mpanying set of drawings.
B. Design Review Pursuant To Ordinance #30; 1995 Series
Many parts of the new ordinance can not directly apply to this site because of its
inherent qualities. The most significant of these is that the property is a non-aligned
lot with virtually no street frontage.
Using the existing Aspen Land Use Code for guidance as well as working with City Of
Aspen Planning Department staff members since July of 1995 we have attempted to
fairly address the intent of the new ordinance as well as comply with the existing land
use code. As designed, the proposed development adequately addresses the City's
general desire for residences that are appropriate in neighborhood scale and
pedestrian relationship.
However, because of the unique non-traditional characteristics of this site, the
planning staff has recommended that the Planning and Zoning Commission review this
project for conformance with the intent of the new ordinance and existing land use
code.
p. 9
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HERNANDEZ RESIDENCE
Written Description Of Proposal
The applicants, Noelle and Cecil Hernandez, request approval for development of their property
within the Hallam Lake Bluff Environmentally Sensitive Area (ESA).
There is no proposed development on the slope. Within the setback all
proposed alterations are at grade. Please refer to the landscape drawing and
site sections.
Concurrently, the City of Aspen planning staff has requested that they submit their development
plans to the City Of Aspen Planning and Zoning Commission for general design review and
compliance with the intents of Ordinance #30, 1995 series.
The property consists of two lots; Lot 'A' and Lot 'B'. The applicant's
Development plans are to build a main residence with a detached guest house.
Lot 'A' is larger and will contain the Main Residence. Lot 'B' is the smaller of
the two and will contain the Guest House.
Forthcoming will be a request for a lot line adjustment of the property line common to both lots as
well as an application for Conditional Use Review of an Accessory Dwelling Unit in each house.
p. 8
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LIPKIN WARNER DESIG
400 West Main Street, Suite 100
Aspen, Colorado 8r6u
. '
11/28/95
Stan Clausen
City Planning Director
City Of Aspen
Re: Klein Residence, Bay & Spring Streets; Aspen, Colorado
Garage Location
Enclosed please find the following:
1. Schematic Site Plan
2. Schematic Street Elevations
These are the drawings we presented to you this past Monday morning. We understand
that the garage location has been approved as indicated on these drawings.
Thanks
.
Martin ata
cc:
Herb Klein
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DEe Q'O 1995
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MEMORANDUM
TO: Dave Michaelson, Community Development
FROM: Rebecca Baker, Parks Department
DATE: December 13, 1995
RE: Hernandez Residence - Hallum Lake BluffESA Review
I have reviewed the application submitted by Lipkin Warner on behalf of the Hernandez
residence development. The submitted landscape plan does not show the size or species
of trees to be removed or relocated, While this information is not required as a condition
of approval for this application, it is sometimes helpful to the property owner to know the
process of a tree removal permit in the planning stages. All coniferous trees over 4
inches in diameter or deciduous trees over 6 inches in diameter (both measured 4 1/2 feet
above grade) require a tree removal or relocation permit prior to issuance of a building
permit. If the permit is granted for the removal or relocation of trees then those trees are
required to be mitigated at comparable value.
The only other comment in relation to the plan is that all remaining trees must be
protected during construction to include no excavation within the dripline of the trees.
Particularly, those spruce trees along the driveway on the west and the spruce to the north
of the guest house should have snow fencing placed around them to ensure their
protection during construction.
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DEC-14-1995 12:25 FROM LIPKIN W~RNER
TO
9205439 P, 0'-
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Lti"KIN WAR;ooER DE5IG:N PARTNERSHIP h t" '--.J-It"'" . 6
.....pen,...oWllWlO'C'~'" F '9'1Q 920 3 I
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LETTER OF TRANSMITTAL
Di\TE: \t, t s.~ cj
TO:~DfC\)' M.\c..ttfl.~,J
FAX#: 0 . ~ ....'3~
FROM: tw.a.-r l ~ /tM.,,.,.
COMPANY: C-t'''t 6.t. ~
No, of pages including this 0Ilf< 1-
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Memo:
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LIPKIN WARNER DESIG~RTNERSHIP
400 West Main Street, Suite 100
Aspen, Colorado 8I6n
"'-"
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12/8/95
Dave Michaelson fx: 920-5439
City Of Aspen Planning Department
Re: Hemandez Residences, Lake & Gillespe Streets, Aspen, Colorado
Enclosed are the following in progress drawings:
1. Main House Floor Plans & Elevations
2. Guest House Floor Plans & Elevations
3. Site Plan
We will be submitting the following applications on Dee.13th.
1. Main House Design Review
2. Main House Hallam Lake ESA Review
3. Main House Conditional Use Review for Accessory Dwelling Unit
4. Guest House Design Review
5. Guest House Hallam Lake ESA Review
6. Main House Conditional Use Review for Accessory Dwelling Unit
Thanks
.
Martin M a
.
,
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The Hernandez Residence: Guest House
Application for "Residential design Standards" Checklist review:
Enclosed:
Sheet 3,1
Design Check List
Design Check list overview:
Upon review of the City of Aspen's planning department and review board, the following design check list
items were met.
Building orientation:
Met. See Note 3 & 4
Building elements:
Met. See Note 3
Build- To Lines:
Not applicable See Note 3
Primary Mass:
Met. Not applicable,
Inflection:
Not applicable,
Garages and Driveways:
Met. See Note 4
Areaways:
Met.
Statistics:
Total Height: 26'
Total Length: 63'
Total FAR: 2882,75 sq,ft
Location of Site: Comer of (Vacated) Gillespie Ave. and Lake St.
Site Total LOT A square footage: 6300,09 sq. ft.
Site Allowable FAR 3,593,00
.
-.
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-
.
APPLICATION FOR "RESIDENTIAL DESIGN STANDARDS" CHECKLIST REVIEW
ordinance #30, Series of 1995, reT~ires all residential
develooment wi thin the city of - .J...spen, with certain
exemptions for the P-153 zone district, comply with the
design standards on the attached pages labeled
"Residential Design Checklist." Prior to submitting for
a buildinq permit, ell applicants a:e required to attend
a pre-application conference with a member of the city
pla~~ing staff and then to prepare an application for
checklist review. The review is handled by staff. Once
completed, it all standards have been met, the applicant
will receive a written 2ooroval to a~Dlv for a buildinc
~e~~it ~;it~ou.t:. tnis st:-a~-~~n~ a D'-ui1-di~~ per~1~ f.r~77
~ _;u_. ~~_..~ _~_ L:::;,,___l./ __ _:'-'j _;.o_L "'.....--
1:e reje-::tedo
specific submission Requirements
A \.0
G 1,6
Required Drawings
Neighborhood Block Plan at 1" = 50'
ShO'.-i front portions of all existir.g buildings on
both sides of the block and their setback from the
street, in feet. Identify pa~king and front entry
for each building locate accessory dNelling units
and alleys, if any,
Sheet 1.
"c k!d-", 1
~----.
Required Drawings
site Plan at 1/16" = 1'0"
Show ground floors of all buildings on the subject
parce, as proposed, and footprints of adjacent
buildings for a distance 0: at least 100 feet from
side property lines. Shew topog~aphy with 2'
contours (for your site cnly) .
Sheet 2.
~6.~::, ;"-~ '. 7~:.- i.
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Requirec Drawings
1. S't.~e.e"t. Eleva"tior. at. 1/16" = lIe"
Incluce eleva~iGr.s cf the proposed f~ojec~ a~c a~
least tNC acjacent buildings en bath sides. I~clude.
windows, front doors and roof line,
2. Additional Project Ele.,tatians a..: 1/311 = 1'011
(as needed) ,
Sheet. 3.
Sheet 4.
~:::L_:::~ ~ ~"i"!: 2.
Photographic Panorama
PhotographiC panorama should show elevations of all
buildings on both sides 0: ycur block, i:lcluding
present ccr.di ~ians. ~c: you:- :Ct.:ilding site. Lacel
photos a:';.c p=8v~:::.e l8cse cr mct.::;..~ec. en a
presen"'ta"t.icr. tca=c.
ONE FULL SIZE SET AND ONE REDUCED SET OF ~L D~;WI~GS IS REQUI~ED.
-
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RESIDENTIAL DESIGN CHECKLIST
Building orientation
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The orien~ation or the principal ~css of all
buildings must be parallel to the streets they
face. On corne= lots, both street-facing
. facades of the principal mass must be parallel
to the road, On curvilinear streets, the
principal mass of all buildings must be
tansent to the midpoin~ of the arc.
All single fa~ily hOwes, tOwTIhouses, and
cuplexes must have a street-oriented entrance
and a street facing principal window, except
townhouses and accessory units facing
courtyards or gardens, where entries and
principal windows should face those features,
On corner lots, entries and principal windows
should face r..ihichever street has a greater
block le::.sth.
1. A street oriented ent::-ance requires that at least
one of t~e followinS tNO conditions are met:
~) The front entry door is an the street facade
t F. ccvered
squa::.-e fee"C is
entry porch of fifty (50)
part of the street facade.
O~ more
2, A street facing principal window requires that
~) a significant window or group of windows of a
11. <,fir.g rGcm f c.i:;,ing room or fami ly room face t~e
st!:'eet.
Fer single fa:n.:.ly r~cmes a::c:. c',::::lexes witi"'..
a~tached ga~ag2s cr ca~pcr~sf t~e wid~~ of the
house mus~ be a~ leas~ five (5) fee~ g~eate=
than t~e wic~~ c: the ga=age alo~g its st=eet
facing f::-cntage.
Fer si~gle fa:nily hemes aI"~c. duplexes t,.Jith
a~tac~ed ga~ages 0::- ca=por~sf t~e ga=age mus~
ce se": caek a-:. leas~ ter. (10) fee~ f'...l::,the:=
f=~n t~2 s~=ee~ t~a~ ~~e cc~se.
Mul~ip~e ~~i~ reside~~ial b~~:~~~gs m~s~
at leas~ c~e st=ee~-orien~ec ent=a~ce
every four (4) units,
have
for
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Front units of multiple unit residential
buildings must have a street facing principal
windm.; ,
Building Elements
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All residential buildings must have a
one-story street facing element the Wla~~ of
which comprises at least 20% of the build:~S's
overall width.
Build-To Lines
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If 75% or more of the residential buildings
on the face of a block where a project is tc
be located are within two (2) feet of a conmon
front setback line, a minimum of 60% 0: a
proposed project s front facade mus~ also be
f.~i t.... i r ~"o (2) .cpo..... o'.c .........;:::l.... fro~~ S.....,~]....,~;""""l.
w_ 1':'_~.. I-N ..L__,- J... L.1..:'_'- J..L. ~_;....c~,"'..
Corner sites are 0: particular impc~tanc2
the definition of street frontages. Therefore
on corner sites where fewer than 75% 0: the
residential buildings on the face of a block
are located within two (2) feet of a co~~on
setback line, a minimum of 60% of at least or-e
of the street frontages of a prcfcsec
project s front facade must be lecated wi~hin
two (2) feet of the minimum setback,
p::i:na.=y Mass
~)
Inflection
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1A
A p~i~a~y mass is a builcing volu~e N~:~~
tHe c: t~e f~llc~i~s thre8 characte~is~i~s CC
..'--.... -:;3.'::"1: plat= height, ridge height, r,..;a=-="
;:::"2..::e. The floor area of a prima:r-y mass ~-
excess of 70% cf tctal allowable F.~, s~a:l te
multiplied by 1.25,
If t:-_= S-:'::'='2~ f::-c.r.tage of an ac.ja(;e::~
s~r~ct~=e is c~e s~ory in heig~~ fo~ a
dis~a:".ce more tha:1 t~N'el ve feet cr. t::-2 s :..::e
facing a prcpcsed building, then the adjacen~
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portion of the proposed building
one (1) story in height for a
twelve (12) feet,
must also be
distance of
If the adjccent structures on both sides of a
proposed building are one story in heightl the
required one story va lUUl2 of the proposed
building may be cn one side only,
If a proposed building occupies a corner lot,
and faces an adjacent one story structure, the
required one story ele~ent may be reve~sed to
face the corner,
Garages and Drive~ays
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All portions of a garage, carport or storage
area parallel to the street shall be recessed
behind the front facade a minimum of ten (10)
feet.
Garages belo\ti na.tural s::-ade, garages T.-iith a
vehicular entrance width grea~er than twenty
four (24) feet, anc garages with a vehicular
entrance width greater than 40% of the front
facade i~ total shall mee~ one 0= the
following conditions:
; ) All elements of the garage shall
be located within fifty (50) feet of
the rear lot line or
( ) All elements of the garage shall
be located farther than one hundred
fifty (150) feet frcm t~e front lot
linel or
~) The ve~.icular e:--.~:.-a~"ce to tr_e
garage s~a~l ce pe~~e~dicula~ to the
f::-on-t Ie':. li:-:.e
Areaways
~) ~411 area~Nays, light-,'le2..1s and/er s~air~N'ells or: t:-.e
street facing side(s) 0:: a building mus~ l::e ent.i=e2.y
recessed cehinc t~e vertical plane es~aclished by t~e
portion 0: the c~~ldi~g facade w~~ch is clcses~ to t~e
s-t:=-eet..
Calculating floor area ratio
For t~e purposes 0=
Accessory dwelling unit or li.~ed pavilion.
,........
'-'
-..
'-'
Notes:
Note I.
Please refer to the submitted package dated 12,13,95 for the latest Neighborhood Block Plan and Site Plan.
Note 2.
Because of the difficulty of reproducing this page, please refer to the submitted package dated 11.05.95 for
the Photographic Panorama,
Note 3.
Because this site was difficult to define within the city grid, Leslie LaMont, Bill Druding and the architect
determined the front yard to be the south edge of Lot B.
Note 4.
Site is not within the city grid, these conditions do not apply
.
aD
CD
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.....,
HERNANDEZ RESIDENCE
200 West Gillespie
Aspen, Colorado
12/13/95
Hallam Lake Bluff ESA Review
Desig n Review
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HERNANDEZ RESIDENCE
Table Of Contents:
Application Form
Applicant's Authorization Letter
Legal Description And Street Address
Disclosure of Ownership
Vicinity Map
Written Description Of Proposal
Compliance With Standards
A. Hallam Lake Bluff ESA Review
B. Design Review Pursuant To Ordinance #30; 1995 Series
Photographs From ACES
Photographs From Gillespie And Lake Streets
Site Sections
List Of Drawings: (submitted under separate package)
Neighborhood Site Plan
Site Plan
Landscaping Plan
Main House Floor Plans
Main House Exterior Elevations
Guest House Floor Plans
Guest House Exterior Elevations
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HERNANDEZ RESIDENCE
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HERNANDEZ RESIDENCE
Applicant's Authorization Letter
Noelle and Cecil Hernandez
P.O. Box 1045
Aspen, Colorado 81612
12/11/95
Aspen! Pitkin Planning Department
130 S. Galena St.
Aspen, CO 81611
Re: Hernandez Residence
Lake and Gillespie
Aspen, Colorado
To whom it may concern,
By means ofthis letter we authorize Lipkin Warner Design Partnership to act on our
behalf in obtaining the necessary development approvals for our proposed residence at
Lake and Gillespie Streets.
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HERNANDEZ RESIDENCE
Legal Description:
lHAT FAPT OFlHE .:o.Jn-jEA~T ONE/qUARTER OF Tt-1E l'PRJHEA.ST
ONE/QUARTER OF SECTCN 12 TOy/N.::i!-1lf 10 XUfr-J/ rv\NGE 05
VJEbT OF THE. GTH RV1 (INCWOrr--G TriERfIN LOT.:) 35 TO 37{
Dl.CCK ~ HJ-1JAfil'S ,A,wITION 10 THE CIIY hi'1D lO,'/~:oITE OF
AsPEN, r'ART OF lDlJ :;, 10 0/ BLeCK 2, f,SF'EN CCHf/'\NY
~UODIVI:JIO'i/ ;,,~D f"AKT Of LAKE ;\ND GILLESPIE AVENUE:J
ADJK:ENT}; DE~BE.D A':J FOUDV/S'
,
BEGINNING AT THE: .:x::uiH'NEST COF'-N[P. OF BLCU< aD OF HAL1A\1S
,ADDITION, WHENCE THE EA:JT ONE./QY\Rit:.K CogNEfZ. OF ,SAID
-SECTiON 12 (195.4 Bi<A:::h CAF) f'E.AF<-S SOUTH 0402')')1," EA':JT,
'11 i 14 FEET (R.:(OW CALL IN BCOK Z5Co ,A,~ F',.'.GE 651 IS
S'.::l)fc-l c.,Lj'ili' 17' [,o.,'ST, '10435 FEET)j
THENCE NOIZ.TH 1)'1"52'00" WEST, 1:;'50
THEN::E NCKrH OC".3O'Co' vIES], ILJ 01
Tr-i::NC.E .5:XJTH 01' 51.'00" U,ST/ l.L;tJ
I1-1E I'-K:.E NORTH 5 '11 FEET;
THEN:E I'DRTr-i Br0700" EAST,
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iHENCE.. ElQT 31 GI FEE.~
THE.NCE 5:JLlTr-i tYj 0 .52.'00" 05T / '12, G) fEE!.l
"ThENCE XA.JTH 07~5' 00" EASTI ..::;4 4G fEll;
TnENCE NOIZTH 5'1" 52'001' WE::JT 49.30 FEET!
Tri:::--LE .::GUTH 2~ '07' COli EA:'JT; IlL;. ~ FE;::j
THENCE .:;ol}iH 3700~' 00" EA,:;,T, 37 "'i4 FEE~
TI~ENC.E -.::oJT" (')4',,::;;;'00" WE:')T/ to2Z FEET;
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Tr'Ei~CE i'-K)NH Aooo FEE:! "TO THE FbINT OF Ss::7iNNING/
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(XRTA;N Ti".~C.T'J Of L"',ND CON'iE:YED BY ELlZA,F-;ETH H, FAEf'c..KE. TO
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HERNANDEZ RESIDENCE
Disclosure Of Ownership:
LAW'~OF
HERBERT S. KLEIN
HERSERT 50 KIE1,~
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December 12, 1995
Aspen/Pitkin Couu.unity
Development Office
130 South Galena Street
Aspen, Colorado 81611
Re: Cecil and NCQllc Ecrn~nd~~ - Dlsc10sere of ownerchip
To Whom It May Concern1
Tbe undersigned ir5 an attorney licensed to practice in the
State of Colorado and hereby certifies as follows'
Title to Lots A & B, Moores Lot Split according to the Plat
thereof recorded February 10, 1995 in Flat Book 35 at Page 99, is
vested in Cecil M. Hernandez and Noelle C. Hernandez. Mr. and Mrs.
Hernandez acquired title pursuant to a Warranty Deed recorded on
,JunQ 23, 1995, in Book 784, page 292 of the records of Pitkin
County.
Title is subject to a patent reserJaticn recorded in Book 55
at Fage 2, a waterline easement recorded in Book 537 at Page 965
(said easement being five fSQt in width); and al~ easements and
rights-of-way and other matters disclosed cn the Plat of the
property referred to above. .
Mr. a::d l~rs.
property, to apply
thlS application.
Hernandez have the right, as owners of the
for the development appcovals contemplat~d by
Please feel free to call me if you have allY further questions.
very truly yours,
HERBERT S. KLEI~ PROFESSION~~
CORPORATION
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v Herbert s. Klein
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HERNANDEZ RESIDENCE
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HERNANDEZ RESIDENCE
Written Description Of Proposal
The applicants, Noelle and Cecil Hernandez, request approval for development of their property
within the Hallam Lake Bluff Environmentally Sensitive Area (ESA),
There is no proposed development on the slope. Within the setback all
proposed alterations are at grade, Please refer to the landscape drawing and
site sections,
Concurrently, the City of Aspen planning staff has requested that they submit their development
plans to the City Of Aspen Planning and Zoning Commission for general design review and
compliance with the intents of Ordinance #30, 1995 series.
The property consists of two lots; Lot 'A' and Lot 'B', The applicant's
Development plans are to build a main residence with a detached guest house.
Lot 'A' is larger and will contain the Main Residence. Lot 'B' is the smaller of
the two and will contain the Guest House,
Forthcoming will be a request for a lot line adjustment of the property line common to both lots as
well as an application for Conditional Use Review of an Accessory Dwelling Unit in each house,
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HERNANDEZ RESIDENCE
Compliance With Standards
A. Hallam Lake Bluff ESA Review
1, Development below the top of slope,
There is no development proposed below the top of slope
2, Development within the setback,
As required, any development within the setback will be at grade,
3. Development outside the setback,
All the development outside of the setback is within the code requirements. Please
refer to the site sections,
4, Landscape Plan and vegetative screening.
Please refer to the accompanying drawings and the photographs on the following
pages.
The landscape concept generally addresses the proposed structures, Where there
is development within the setback it consists of portions of grade-level patios and
flower beds,
The present vegetative screening approaches 80% of the property, This is well in
excess of the 50% required.
5. Exterior Lighting,
The applicant commits to limit exterior lighting that may be visible from the preserve
to low fixtures which are directed away from the preserve. No lighting is to be
located below the top of slope.
6, Fill material, drainage patterns,
The applicant commits that no disturbances other than restorative vegetation will be
permitted below the top of slope. Drainage that may be required for the proposed
development will not adversely affect the existing drainage of the slope,
7, Site Sections,
Please refer to the accompanying set of drawings,
B. Design Review Pursuant To Ordinance #30; 1995 Series
Many parts of the new ordinance can not directly apply to this site because of its
inherent qualities. The most significant of these is that the property is a non-aligned
lot with virtually no street frontage,
Using the existing Aspen Land Use Code for guidance as well as working with City Of
Aspen Planning Department staff members since July of 1995 we have attempted to
fairly address the intent of the new ordinance as well as comply with the existing land
use code, As designed, the proposed development adequately addresses the City's
general desire for residences that are appropriate in neighborhood scale and
pedestrian relationship.
However, because of the unique non-traditional characteristics of this site, the
planning staff has recommended that the Planning and Zoning Commission review this
project for conformance with the intent of the new ordinance and existing land use
code,
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HiOll<om Lake E'~ A
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2.. View from the Teach;ng Platform.
3. 'View-from marshes to Moore;ntesidence 'site
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