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Home My WebLink Aboutcoa.lu.ex.602 Midland Park Pl.A093-99 CASE NUMBER PARCEL In # CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY A093-99 2737-074-12727 Midland Park Condo Extension of Vested Rights Unit F-2, 602 Midland Park Midland Park Sarah Oates Extension of Vested Rights Joseph Wells same vJ~~dvCiWV\. 5/15/00 J. Lindt f; :-'-!t ";-i"'lo. . r l" ".~;,~:>J Joseph Wells 602 Midland Park Place A~pen, Colorado 81611 Phone: 970.925.8080 Facsimile: 970.925.8275 e-mail Address: jwells@sopris.nel '; :~ 1999 l":i' ,......,.__ October 5,1999 "- ~~J Ms. Julie Ann Woods r...... r7 -j. Director, Commuruty Development Department Y--1J:::, ~ /1 ,'!0/ ~cl~ffi "'~/Q 130 South Galena ..............V\!? \ Aspen, Colorado 81611 . ~rx Hand Delivered ~ I ~ Dear Julie Ann: Y ;lj; I am writing to you regarding a prior approval for my condominium unit at :~\ Midland Park. I previously processed an Insubstantial Amendment -\.J application to enclose two exterior areas associated with my unit. This request was approved by Stan Oausen, City Planning Director under an approval dated December 18,1996. I am enclosing information regarding the application (see Exhibit A) that I copied from the file in the City Clerk'; Ulti,:e (Jackie found it for me). There are two issues that I want to address with you, First, T' ~ J ~with the City Building Department information for - _ 'I """SJi'Ortly, in order to get underway with these improvements, As soon a, the draftsman that I'm using can complete the building permit set, I will file those for permit, as well, I am concerned, however, given the typical delay in processing permit requests, lIldlllllldY lJ<::LUH<~ d~fL_ J\. ,,' '" II JJ .. J - - ... -. ," ".~-n.-.""'llber. ~ . ~ . Therefore, I thought it would b~ :;~sc .~. l' .; ~- _<.1.. - -~"'il1 W- ,[",. ,,'- ,,~- Secondly, I' _' -~- . ,. 1..'" , --., . .- - .- ~, <tIIIif-~* '1. ,- . O' ~feet-O inches (an area of approximately 21 sq, ft.) within the carport (as1IldiCated on the attached Exhibit B), to further reduce the distance from outside of the carport to the entry. This additional enclosed area is part of the designated accessway to my entry ("Area E") under my 1996 Agreement with the owners ogf the neighboring unit. Enclosure of this part of Area E will not affect the neighbors' ability to enter and exit their designated parking spaces, Once approved, this additional enclosed area would serve as an airlock entry for the unit, with doors on either side of the space. t'" '-~ , October 5,1999 Ms. Julie Ann Woods Page two Let me know if you need additional information regarding either of these requests. B{l;3JT A- MEMORANDUM TO: Stan Clauson, COllul1ullily Development Director FROM: Kim Juhnsoll, Planner RE: Midland Park PUD lnsnbstanlial Amendment (Unit 1'-2) DATE: December 18,1996 SUMMARY: Joe Wells, Applicant, is seeking to amend the Midland Park PUD which was built in 1978, Mr. Wells seeks to enclose a 108 s.f arc already under roof on the south side of his unit (1'-2), and to move a wall within the carport to encompass a storage area and create an airlock entry to his unit. Staff recommends approval of this request as it qualifies as an insubstantial change to the PUD. Application information is attached as exhibit "A", APPLICANT: Joseph Wells LOCA nON: Unit 1'-2, Midland Park PUD, 602 Midland Park Place ZONING: RiMF BACKGROUND: The Midland Park project contains several buildings clustered in tri- plex and other multi-family configurations. Each two bedroom unit was designed to have a two-car carport, but because of a setback issue at construction, Mr. Wells' unit and neighboring Unit F-3 were forced to share the carport in front of Unit 1'-2, This creates a hardship for Mr. Wells in that the main doorway to his home is at the rear of the carport, requiring him and his family to negotiate between two cars parked in the 21.5 foot wide carport. Earlier this year, Mr. Wells and the owner of Unit 1'-3 created an agreement which limits the parking area for Unit 1'-3 to a 8.5' x 18' space within the carport which allows for a clear area to access the Unit F-2 doorway. Please refer to the agreement contained in the application material. STAFF COMMENTS: During the past several years there have been several insubstantial amendments to the Midland Park project. In March ofthis year, the Planning Office approved a request for a 233 square foot addition to Unit 1'-3. StaITreviewed the baseline square footage presented in that application and detenllined that Midland Park was able to . absorb additional square footage as it was well below the I: I FAR allowed by code. The drawing of the first floor plan shows two areas of solid yellow highlight which are the subject of this memo, Mr. Wells proposes to move the south wall out 5 feet to meet the roof overhang and end of the wing wall. As currently conligured, the deeply inset south wall does not allow the ullitto benefit from the solar exposure. This represents an expansion of 108 square iCet of FAR. On the north side within the carpOlt, Mr. Wells seeks .~ to move the exterior wall 5,5 feet out, encompassing two storage closets in the carport and creating an airlock entry. Storage would become interior to the unit. This represents an expansion of 118 square feet of FAR. The exisling FAR for Midland Park is 32,733 square feel. The combined proposed expansion is 226 square feet, or a ,007 percent change. Because the two expansions are underneath roofed areas, there is no change to site coverage for the parcel. Staff supports the proposal finding that it meets the qualifications of an insubstantial PUD amendment as set forth in Section 26,84.080 as follows: 1. The proposed amendments do not change the use or character of the development. 2. The proposed amendments do not increase the ovel'all coverage of structures on the land by more than 3%. 3. The proposed amendments do not substantially inel'ease trip generation rates or the demand for public facilities. 4. The proposed amendments do not result in a reduction in the approved open sllaee by more than 3%. 5. The proposed amendments do not result in a reduction of off-strect parking by more than 1 %, 6. The proposed amendments do not J'esult in a reduction in the J'equired pavement widths 01' rights-of-way for sh'eets and easements. 7. The proposed amendments do not increase gross leasable commercial area. 8. The proposed amendments do not result in an increase in the approved residential density by more than 1 %. 9. The proposed amendments do not create a change which is inconsistent with a condition or representation of the project's OI'iginal approvals. Staff proposes the following condition of approval: I. Prior to the submission of the plans for building permit and zoning check, the applicant shall attach a letter from the homeowner's association granting their permission for the applicant to proceed with the project. 2 I approve the insubstantial amendment to the Midland Park PUD for the226 square foot expansion to {Jnit F-2 subjc:ct to the one condition stated in this memo. ~o~"",,;(y D~"""m'''' D1=lm _\~ ~ 9~ Date 3 F\PPRO\JE.O nt.C 18 \99'0 v nd',\\j\ ~"Ii\)\~V Q'C.'JB.OI'lA'" COIA~\l",i'l CIi'l ~ tlSl'eI ,JIf^ , ;)737- 07 '1- /;1 - '7c2 (" /lfI1- f fr ~h,bd~A- It Joseph Wells 602 Midland Park Place Aspen, Colorado 81611 Phone: 970,925,8080 Facsimile: 970,925,8275 September 20, 1996 Mr, Dave Michaelson City of Aspen Dept of Community Development 130 South Galena Street Aspen, Colorado 81611 Dear Dave: As you and I discussed earlier, there are two long-standing problems associated with mv unit at Midland Park which I would like to address through an Insub~tantial Amendment procedure. The first of these prcblems has to do with the entry on the north side of the unit and the second has to do with the low roof overhang on the south side. I am forwarding for your review some background information regarding the unit and past approvals at Midland Park as well as information regarding the proposed changes, A. Background: I have owned a townhouse unit at Midland Park since the project was completed in 1978, My unit is designated as "F-2" on the Condominium Plat and is the middle unit of .:l three-unit building. Originally, each of these three units was designed with a two-space carport on the north side of each unit. Unit F-l was completed as designed but during construction, it was determined that the easternmost unit (Unit F-3) as designed was located within the required setback under the County zoning at the time. Consequently, that unit was shifted to the north, the carport on that unit was deleted and the carport on my unit was designated as a carport to be shared by Unit F-2 and Unit F-3. Although there is an entry door on the south side of each of these units, no walk was ever built around the side of the building from the parking areas to these entries, so everyone enters these three units through the north side entry. In my case, that means I not only enter through the carport, but it is also a carport which is shared with my neighbors and their guests, who are not always aware of the situation and sometimes block access into my unit. Because of the narrow width of the carport (approximately 21.5 feet), the shared space idea only works even marginally for my unit if there is space to walk between my car and Unit F-3's car to enter Unit F-2, The original I \ September 20, 1996 Mr. Dave Michaelson Page two Condominium Plat designated 50 percent of the carport area to Unit F-3's use, without acknowledging the need for an accessway to Unit F-2, Therefore, I previously resolved an agreement with the owners of Unit F-3 (see attached) to limit the parking area for the use of Unit F-3 to that of a standard city parking space so that there would be a legal access to my unit, So far as past approvals are concerned, staff previously researched the record and concluded during this spring's review of Louise Brainard's requested amendment that a number of insubstantial amendments had been approved by the Planning Director at Midland Park prior to 1988, However, staff became concerned with the cumulative impact of these amendments, and in June of 1988 an insubstantial amendment for Unit G-I0 was approved by the Planning Director, with a condition that "no future insubstantial amendments to the Midland Park PUD shall be approved by the Planning Office," Staff informed the Homeowners' Association that the PUD would need to be amended to address further changes to the PUD. Later, in August of 1988, Doug Graybeal researched the Midland Park project to provide background information in an effort to process an insubstantial amendment for his unit. His application was approved by the Planning Director after staff found that there were "no concerns regarding the cumulative impact of past proposals". His research showed that the Midland Park site includes 114,562 sq, ft. of land area, which would permit 114,562 sq. ft. of building square footage in the R/MF zone district applying to the project. At that time, the existing floor area of the units was approximately 32,500 square feet, which was 28 percent of what was allowed under the floor area ratio of 1: 1. No subslantial amendments had been approved since the Graybeal request prior to the approval this spring of a 233 sq, ft. addition to Unit F-3. In its review of the proposed amendments to Unit F-3 earlier this year, the Planning Office concluded that the information provided during the Graybeal review was sufficient to nullify the condition that the Planning Director would not approve any more insubstantial amendments to the Midland Park PUD and as a result, staff recently continued with the processing of the Brainard application and granted approval as indicated in the March 6 memorandum. B. North Side Enclosure: The first issue I would like to address is the current entry situation on the north side of the unit. I would like to reduce the walking (and visual) ., , September 20, 1996 Mr. Dave Michaelson Page three distance as much as possible from outside the carport to the entry of my unit by building a new wall within the carport area 5.5 feet from the existing entry and 2.5 feet from the existing wall of the storage units. As a part of my agreement with the owners of Unit F-3, they agreed to allow me to build a new wall in the area adjacent to the south end of the two designated parking spaces in the carport and to create an airlock entry for Unit F-2 to cut down on airflow into the unit. I agreed to eliminate the outward-opening doors in the existing wall to avoid infringing on Unit F-3's re-defined parking area. Having a solid wall in this location will also provide better thermal insulation for.my unit and will internalize the plumbing for the unit which has historically tended to freeze easily because of its existing location in an exterior wall. . C. South Side Enclosure: The second area which I would like to enclose is an area of approxim<1tely 108 sq. ft. (5 ft. by 21.5 ft.) on the south side of Unit F-2. On the south side of all of the buildings at Midland Park, the architects designed a deep roof projection or overhang of approximately 5 feet to provide screening from the sun. For some reason, however, the overhang on the three units in Building F is over one foot lower than on all of the other buildings. In addition, a wing wall was added by the architects along the outside walls which extends out to the edge of the overhang. As a result of these two design features not found elsewhere within the project, the living area of the units in Building F are considerably darker and colder than the other units in the project. This is particularly the case in the afternoon, when the living area in my unit is further shaded by the staggered arrangement of the units in Building F, By extending the south wall out, more sunlight will be transmitted into the unit and the space should be warmer, D. Summary of Changes: The changes can be summarized as follows: 1. Plans: a. Lower Level: Move north wall out approximately 5,5 feet. Move south wall out approximately 5 feet to the edge of roof overhang and east wing wall. b. Upper Level: No change. September 20, 1996 Mr, Dave Michaelson Page four 2. Elevations: a. North Elevation: Move lower level wall and entry door inside of F-2/F-3 carport out 5.5 feet from existing entry and 2.5 feet from wall of storage units, Outward-opening storage unit doors are eliminated. b. Eas t Elevation: No change. c. South Elevation: Move lower level wall out 5 feet to the line of low roof overhang and wing wall on east side of unit. Window units are re-installed, although door may be shifted to the center of the wall, with window units located on either side of the door, d. West Elevation: No change. D. Insubstantial PUD Amendment Procedures: Section 26.84,080 of the Aspen Municipal Code, Insubstantial PUD Amendment, authorizes the Community Development Director to approve an insubstantial amendment to an approved PUD, if: 1. The proposed amendments do not change the use or character of the development. Response: The two spaces in question are presently covered exterior areas used exclusively by the owner of Unit F-2. The north space is presently used for access to the owner's storage units on either side of the carport and the south space is used as a seating area and child's play area. The spaces are recessed under existing covered areas, so the visual impact will remain the same, 2. The proposed amendments do not increase the overall coverage of structures on the land by more than three percent (3%). Response: The site coverage will remain the same. The north space is presently part of the carport and is enclosed on both sides by walls and is covered above by the bedroom level of the unit. The south space is also .. ~ September 20,1996 Mr, Dave Michaelson Page five enclosed on both sides by walls and is covered by a roof. Neither enclosure extends beyond the existing building footprint. 3. The proposed amendments do not substantially increase trip generation rates or the demand for public facilities. Response: The amendment will not increase trip generation rates or demand for public facilities. The population of residential uses are typically calculated based on the number of bedrooms and the unit will remain a three-bedroom unit. 4. The proposed amendments do not result in a reduction in the approved open space by more than three percent (3%); Response: The approved open space is not reduced, The spaces in question cannot be included in open space calculations because they are covered. 5. The proposed amendments do not result in a reduction in the off- street parking and loading space by more than one percent (1%). Response: Off-street parking will not be reduced. The owners of Unit F-2 and Unit F-3 have previously entered into an agreement to preserve the two existing parking spaces for each unit which are located within the carport and adjacent driveway while maintaining a walkway to Unit F-2, One additional parking space is available for these three-bedroom units in the common parking area. 6. The proposed amendments do not result in a reduction in the required pavement widths or rights-of-way for streets and easements. Response: Required pavement widths and rights-of-way within the project are unaffected by the proposal. There are no dedicated streets within the project. 7. The proposed amendments do not result in an increase in the approved gross leasable floor area of commercial buildings by more than two percent (2%). I' "" .-' September 20, 1996 Mr. Dave Michaelson Page six Response: This standard is not applicable to residential projects, 8. The proposed amendments do not result in an increase in the approved residential density of the development by more than one percent (1%). Response: The residential density is not increased as a result of the proposal. 9. The proposed amendments do not create a change which is inconsistent with a condition or representation of the project's original approval or which requires granting a further variation from the project's approved use or dimensional requirements. Response: Even though the two spaces are described on the recorded plat as "general common elements" of the project, both areas have been used exclusively by the owner of Unit F-2 since the project was completed. The carport area proposed to be enclosed is the access area for the two storage units owned by Unit F-2 and must presently be kept clear in order for the storage unit doors to be operated. In the case of the area proposed to be enclosed on the south side, the owners of the other two units in the building have previously been granted permission to build decks for their individual use underneath the overhangs of their units. The increase in floor area resulting from the enclosure of the north area is approximately 118 sq.ft., of which 53 sq. ft. is presently included within the two enclosed storage units. The increase in floor area resulting from the enclosure of the south area is approximately 108 sq.ft. Therefore, based on the assumption that the total floor area at Midland Park is now approximately 32,733 sq. ft., the proposed enclosure of 226 sq.ft. will increase the floor area by less than ,007 percent and clearly is well within the FAR limitation for the site, Let me know what your thoughts are about these proposed amendments. ( R~g.E-ds, ,/7 /~Olufi~/ Joseph Wells l. '.." 393&82 0&/14/9& 0"" ":1A PG 1 OF 4 SlLVIA DAVIS ~1TKIN COUNTY CLERK & RECORDER REC 21.00 DOC ur; AGREEMENT REGARDING USE OF GARAGE/PARKING AREA SHARED BY UNIT F-2 AND UNIT F-3, MIDLAND PARK CONDOMINIUMS THIS AGREEMENT is made as of the ~ day of 1!, ,,1..- , 1996 by and between Joseph Wells ("Wells"), Louise Brainard ("Brainard") and Michael Marolt ("Marolt"), with reference to the following: RECITAL The parties are owners of adjoining condominium units in the Midland Park Condominiums - Wells being the owner of Unit F-2 thereof and Brainard and Marolt being the owners of Unit F-3 thereof - and wish to set forth herein their agreement and understanding regarding the use and maintenance of the shared Garage/Parking Area (herein so-called) appurtenant to their respective units. AGREEMENT NOW THEREFORE, in consideration of the foregoing Recital and other good and valuable consideration the receipt, sufficiency and adequacy of which hereby are acknowledged, the parties agree that, notwithstanding anything to the contrary shown on or contemplated by the recorded condominium map for the Midland Park Condominiums or the recorded Condominium Declaration therefor, as between the owner(s) at any time of Units F-2 and F-3, the following shall apply: a, Those areas of the Garage/Parking Area identified as Area A ("Area A") and Area B ("Area B") on Exhibit A hereto annexed ("Exhibit "A"), each being an area of eight feet-six inches (8'-6") wide by eighteen feet (18'-0") long, shall be set aside and reserved exclusively for covered and uncovered parking, respectively, for the use of the owner of Unit F-2. Those areas of the Garage/Parking Area identified as Area C ("Area C") and Area D ("Area D") on Exhibit A, each being an area of eight feet-six inches (8'-6") wide by eighteen feet (18'-0") long, shall be set aside and reserved exclusively for covered and uncovered parking, respectively, for the use of the owner of Unit F-3. Each unit owner shall be responsible for maintaining the area set aside and reserved for the exclusive use of such owner in a clean and presentable condition, free of debris. b, The area identified as Area E ("Area E") on Exhibit A lying between Area A and Area B on the one hand and Area C and Area D on the other shall be utilized jointly by the owners of Unit F-2 and Unit F-3 on a co-equal basis for access to and egress from the garage and parking areas hereby confirmed for their respective units and by the owner of Unit F-2 for access to and egress from Unit F-2 and shall, at all times, be kept free and clear of any personal property by the parties to the end that unimpeded access to and egress from the parties' respective garage and parking areas and to Unit F-2 shall at all times exist over Area E. 1 r c. The area identified as Area F ("Area F") on Exhibit A, being an area of approximately two feet-six inches (2'-6") wide by approximately twenty one feet-three inches (21'-3") long, shall be set aside and reserved for the exclusive llse of Umt F-L, alld to this end the owner of Unit F-2 shall have the right to enclose Area F, provided that any doors installed within Area F as shown on Exhibit A will be installed so that they do not intrude to any degree upon Area C, including when such doors are operated. d, Brainard and Marolt hereby consent to, and agree not to object to any formal request made by the owner of Unit F-2 of the applicable condominium owner, condominium association, any governmental agency having jurisdiction or authority in the premises, or otherwise, to the use by the owner of Unit F-2 of the area identified as Area G ("Area G") on Exhibit A for future enclosed access to and egress from Unit F2. The terms and conditions hereof shall constitute covenants that run with, benefit and burden Units F-2 and F-3 and shall be binding upon the owner(s) at any time thereof, as well as upon such owner(s), heirs, successors, grantees or assigns. IN WITNESS WHEREOF, this Agreement has been made and entered into as of the day and year first above written. /-- < "- " 393682 06/14/96 09:31A PG 2 OF 4 2 STATE OF COLORADO ) )ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this ;z.~day of '14 , 1996 by Joseph Wells. COUNTY OF PITKIN ) )ss. ) '". ',:....'i\~,.~.:~> ,".,. ':q The foregoing instru~ent w,as acknowledged before me this.t~ ~iiy I~f., "':.\:~': :::J:UMI ,1996, by LOUIse Bramard. : "" '. :_':\ ;,,' . '. 1:.;, -j, "./ t, 0\ I. . ~. ....."....'.:,...:..:<-::./. // .;;:.,;-ir...,::....." (/ n9"" Witness my hand and official seal. My commission expires: ../;.. 'l/'i'8' () ~.i_ Notary Public STATE OF COLORADO ) )ss, COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this t2- day of ..:;rU y\).(, , ' 1996, by Michael Marolt. Witness my hand and official seal. My commission expires: s-/;.. 98- /~:..".:.>:::.:.::: :-~,:.:,?~;. . . . . " . .' , ,,',\ .' .# '.' .. I..," .' Rh \ wells\garage-p,agr 393&82 06/14/96 09:31A PG 3 3 OF 4 ;l~~ ;~~~ . ~ -~~ )l~' ~~)"'~ 1;",0; ot,,::;,". ~.~. "4};~i _.i-: 1~;'1: ~.!.:.:i ~f! ~;~ J~ ~~ ';1 I'. _ I ----, ! I ili=,. ~~-~: ... _.__:-~~- .' .. ~~ r------ !~, i i 1" "~~I . 'i I ! I "",.., ..<,' I! ;: '. : I;, 1/' ; . 'I~:I z: -, 1.- '1 I 'I " ,.. . i: -, 'I" .. ~I , I ~.,,--- . . .r"" ~ _~', ".... ~<-" I'. . L ' ~-I!' I, q --.. , .'" .t-: ~ . , .' , ....,... i -~:'^"'. - 'f I ~1. l: I; . ' ~ . ~ ;}.. " " .:" ,~: <'~~~\:~:, . ;\ ,"~ r~. . c'. '~~'~1!~':c:: "-,; .,-'.S'>'~~'~~'j:i~~~" :. ~:""'.".:. >>:y "',, . \. :-':-:"""f . ," :~, ~~~:::<-:~';!, ,~i..:<' . 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' .. :- I,' , , ..., ,;," ...' ,II, ' ". ' ~ '. ... , .' ,'. ",~.,s. . . , -:::2< tj) ... . September 17, 1999 . , A$PEN' PITKIN COMMUNITY DEVELOPMENT DEj.ART~ENT Mr. Joseph Wells,AICP 602 Midland Park Place Aspen, CO 81611 Dear Joe: Per your request I am verifying that the ascbuilt Condominium Plat you delivered to me on September 15, 1999 will be sufficient for a building permit application to enclose a lower roof overhang on the south side of Unit F-2, A recent survey is not necessary because ofthe scope of the work.' ' As I mentioned in a phone message I left for you, the Insubstantial Amendment that was signed off by Stan Clauson in 1996 will need to be included as well, Please call me at 920-5441 with any questions. Regards, ).,O~, Sarah Oates, Zoning Officer City of Aspen 130 SoUTH GALENA STREET' ASPEN, COLORADO 81611-1975 . PHONE 970.~20.5090 . FAX 970.9~0.5439 Printcd<1nRl'(yclc>dPap<" Joseph Wells Land Planning, Inc. 602 Midland Park Place Aspen, Colorado 81611 Phone: 970,925,8080 Facsimile: 970.925.8275 e-mail Address: jwells@sopris,nel September 14, 1999 Ms. Sarah Oates Zoning Officer, City of Aspen 130 South Galena Aspen, Colorado 81611 Hand Delivered Dear Sarah: As a follow-up to our recent phone conversation regarding some improvements to my condominium unit at Midland Park, I am forwarding the relevant information from the as-built Condominium Plat for the project. My unit is identified as Unit F-2 on the Condominium Plat. I want to be sure that this information is going to be satisfactory to satisfy any survey requirements for my building permit application, In late 1996, Stan Clausen signed off on an Insubstantial Amendmmt request that I had filed to enclose the area on the south side of the unit under the lower roof overhang. Because there is a stem wall on the east side of the space to be enclosed and a neighboring unit on the west side, this involves only moving the existing south window wall out under the overhang. Stan also approved an expansion into the carport under the master bedroom, I am forwarding copies of the two recorded sheets which relate to Building F and, because of the poor quality of those copies, I am also providing you with copies of 11" x 17" drawings that I've assembled from a set that I have for the use of the consultants that are assisting me on the building permit application. As the original owner of the unit, I can confirm that there have been no exterior changes made to the unit since these drawings were prepared following completion of construction. Could you please confinn in writing that these drawings will suffice for the building permit application? 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I?\ \~~ ~ ,~ 0\ :) ,'C;6UED et-=..Fr: 23, ''17:; gSv'/SED LX:-T /2, 77 ~ Bl.JILDING F EXTERIOR ELEVATIOiNS; ",'-) //'--.. /1- 1/ ,"',.;/ t{, .,......' -'-, ,....._,.,--~......~-...,.....~..._~""..~"'. - '. -",,,..-- Joseph Wells Land Planning, 1nc, 602 Midland Park Place Aspen, Colorado 81611 Phone: 970,925.8080 Facsimile: 970.925.8275 e-mail Address: jwells@sopris,nel September 27, 1999 Ms, Sarah Oates Zoning Officer, City of Aspen 130 South Galena Aspen, Colorado 81611 Hand Delivered Dear Sarah: I am forwarding for your file on my Midland Park remodel case, a copy of information regarding my Insubstantial Amendment Application previously approved by Stan Clausen, City Planning Director, The approval was dated December 18, 1996, The approval is not listed in the red book of approvals at the front desk (you might want to point that out to whoever keeps the list current). I had to track down the file in the City Clerk's Office (Jackie found it for me). I'm about ready to file for a demo permit. Let me know in the meantime if there is anything about the approval that we need to discuss, I don't expect that you will need to deal with this until I am ready to file my building permit application, however. ,I">., .......' MEMORANHUM TO:' Stan Clauson, Community Development Director FROM: Kim Johnson, PlalUler RE: Midland Park PUD Insubstantial Amendment (Unit F-2) DATE: December 18, 1996 SUMMARY: Joe Wells, Applicant, is seeking to anlend the Midland Park PUD which was built in 1978. Mr. Wells seeks to enclose a 108 s.f, arc already under roof on the south side of his unit (F-2), and to move a wall within the carport to encompass a storage area and create an airlock entry to his unit. Staff recommends approval of this request as it qualifies as an insubstantial change to the PUD. Application information is attached as exhibit "A", APPLICANT: Joseph Wells LOCATION: Unit F-2, Midland Park PUD, 602 Midland Park Place ZONING: R/MF BACKGROUND: The Midland Park project contains several buildings clustered in tri- plex and other multi-family configurations. Each two bedroom unit was designed to have a two-car carport, but because of a setback issue at construction, Mr. Wells' unit and neighboring Unit F-3 were forced to share the carport in front of Unit F-2. '111is creates a hardship for Mr, Wells in that the main doorway to his home is at the rear of the carport, requiring him and his family to negotiate between two cars parked in the 21.5 foot wide carport. Earlier this year, Mr, Wells and the owner of Unit F-3 created an agreement which limits the parking area for Unit F-3 to a 8.5' x 18' space within the carport which allows for a clear area to access the Unit F-2 doorway. Please refer' to the agreement contained in the application material. STAFF COMMENTS: During the past several years there have been several insubstantial amendments to the Midland Park project. In March of this year, the Planning Office approved a request for a 233 square foot addition to Unit F-3. Staff reviewed the baseline square footage presented in that application and detenllined that Midland Park was able to absorb additional square footage as it was well below the I: I FAR allowed by code. The drawing of the first floor plan shows two areas of solid yellow highlight which are the subject of this memo, Mr. Wells proposes to move the south wall out 5 feet to meet the roof overhang and end of the wing wall. As currently configured, the deeply inset south wall docs not allow the unilto benefit from the solar exposure, This represents an eXpan:illlll of 108 squarc ICet of FAR. Outhe north'side within the carport, Mr, Wells seeks "'. ., .......0>,. to move the exterior wall 5.5 feet out, encompassing two storage closets in the CarpOlt and creating an airlock entry. Storage would become interior to the wlil. This represents an expansion of 118 square feet of FAK. The existing FAR for Midland Park is 32,733 square feet. The combined proposed expansion is 226 square feet, or a ,007 percent change. Because the two expansions are underneath roofed areas, there is no change to site coverage for the parcel. Staff supports the proposal finding that it meets the qualifications of an insubstantial PUD amendment as set fOlth in Section 26.84.080 as follows: 1. The proposed amendments do not change the use or character oCthe development. 2. The proposed amendments do not increase the ovel'all coverage of structures on the land by more than 3%. 3, The proposcd amendmcnts do not substantially increase trip generation rates or the demand fOl' public facilities. 4. The proposed amendments do not result in a reduction in the apI)roved open space by more than 3%. 5, The proposed amendments do not result in a reduction of off-street parking by more than 1 %. 6. The proposed amendments do not result in a reduction in the I'equired pavement widths 01' rights-of-way for strcets and easements. 7. The proposed amendments do not increase gross leasable commercial area. 8. The proposed amendments do not result in an increase in the approved residential density by more than 1 %. 9, The proposed amendments do not create a change which is inconsistent with a condition or representation of the project's original approvals. Staff proposes the following condition of approval: 1. Prior to the submission of the plans for building permit and zoning check, the applicant shall attach a letter from the homeowner's association granting their permission for the applicant to proceed with the project. 2 , ,"'_._" -, I approve the insubstantial amendment to the Midland Park PUD for the226 square foot expansion to Uuit F-2 subject to the one condition stated in this memo. c....... , on ll1unity Devclopment Director _\~ ~ 9lI2 Date ;..?PRO\JE,O f\t.C \8 \99'0 u .~\\RI ""1,1)1\1<>- 1r.'J~\.O\'l/I'" ~\lll"\\i ~\i ri toSl'9\ 3 Joseph Wells 602 Midland Park Place Aspen, Colorado 81611 Phone: 970,925,8080 Facsimile: 970.925.8275 ;}?j'j-07'1- /Q -7:2.~ /t$fl-1p ~bbrrlt II September 20,1996 Mr. Dave Michaelson City of Aspen Dept of Community Development 130 South Galena Street Aspen, Colorado 81611 Dear Dave: As you and I discussed earlier, there are two long-standing problems associated with mv unit at Midland Park which I would like to address through an Insub~tantial Amendment procedure, The first of these problems has to do with the entry on the north side of the unit and the second has to do with the low roof overhang on the south side. I am forwarding for your review some background information regarding the unit and past approvals at Midland Park as well as information regarding the proposed changes, A. Background: I have owned a townhouse unit at Midland Park since the project was completed in 1978. My unit is designated as "F-2" on the Condominium Plat and is the middle unit of a three-unit building, Originally, each of these three units was designed with a two-space carport on the north side of each unit. Unit F-l was completed as designed but during construction, it was determined that the easternmost unit (Unit F-3) as designed was located within the required setback under the County zoning at the time. Consequently, that unit was shifted to the north, the carport on that unit was deleted and the carport on my unit was designated as a carport to be shared by Unit F-2 and Unit F-3. Although there is an entry door on the south side of each of these units, no walk was ever built around the side of the building from the parking areas to these entries, so everyone enters these three units through the north side entry, In my case, that means I not only enter through the carport, but it is also a carport which is shared with my neighbors and their guests, who are not always aware of the situation and sometimes block access into my unit. Because of the narrow width of the carport (approximately 21.5 feet), the shared space idea only works even marginally for my unit if there is space to walk between my car and Unit F-3's car to enter Unit F-2. The original c',_ _" ____.__.,,_,__'._~.~..,,~'__.~__..,., f", , _..... September 20, 1996 Mr. Dave Michaelson Page two Condominium Plat designated 50 percent of the carport area to Unit F-3's use, without acknowledging the need for an access way to Unit F-2. Therefore, I previously resolved an agreement with the owners of Unit F-3 (see attached) to limit the parking area for the use of Unit F-3 to that of a standard city parking space so that there would be a legal access to my unit. So far as past approvals are concerned, staff previously researched the record and concluded during this spring's review of Louise Brainard's requested amendment that a number of insubstantial amendments had been approved by the Planning Director at Midland Park prior to 1988. However, staff became concerned with the cumulative impact of these amendments, and in June of 1988 an insubstantial amendment for Unit G-I0 was approved by the Planning Director, with a condition that "no future insubstantial amendments to the Midland Park PUD shall be approved by the Planning Office," Staff informed the Homeowners' Association that the PUD would need to be amended to address further changes to the PUD. Later, in August of 1988, Doug Graybeal researched the Midland Park project to provide background information in an effort to process an insubstantial amendment for his unit. His application was approved by the Planning Director after staff 'ound that there were "no concerns regarding the cumulative impact of past proposals", His research showed that the Midland Park site includes 114,562 sq, ft. of land area, which would permit 114,562 sq. ft. of building square footage in the R/MF zone district applying to the project, At that time, the existing floor area of the units was approximalely 32,50D square feet, which was 28 percent of what was allowed under the floor area ratio of 1: 1. No substantial amendments had been approved since the Graybeal request prior to the approval this spring of a 233 sq, ft, addition to Unit F-3. In its review of the proposed amendments to Unit F-3 earlier this year, the Planning Office concluded that the information provided during the Graybeal review was sufficient to nullify the condition that the Planning Director would not approve any more insubstantial amendments to the Midland Park PUD and as a result, staff recently continued with the processing of the Brainard application and granted approval as indicated in the March 6 memorandum, B, North Side Enclosure: The first issue I would like to address is the current entry situation on the north side of the unit. I would like to reduce the walking (and visual) September 20, 1996 Mr. Dave Michaelson Page three distance as much as possible from outside the carport to the entry of my unit by building a new wall within the carport area 5.5 feet from the existing entry and 2.5 feet from the existing wall of the storage units. As a part of my agreement with the owners of Unit F-3, they agreed to allow me to build a new wall in the area adjacent to the south end of the two designated parking spaces in the carport and to create an airlock entry for Unit F-2 to cut down on airflow into the unit. I agreed to eliminate the outward-opening doors in the existing wall to avoid infringing on Unit F-3's re-defined parking area. Having a solid wall in this location will also provide better thermal insulation for my unit and will internalize the plumbing for the unit which has historically tended to freeze easily because of its existing location in an exterior wall. ' C. South Side Enclosure: The second area which I would like to enclose is an area of approximately 108 sq. ft. (5 ft. by 21.5 ft.) on the south side of Unit F-2. On the south side of all of the buildings at Midland Park, the architects designed a deep roof projection or overhang of approximately 5 feet to provide screening from the sun, For some reason, however, the overhang on the three units in Building F is over one foot lower than on all of the other buildings. In addition, a wing wall was added by the architects along the outside walls which extends out to the edge of the overhang. As a result of these two design features not found elsewhere within the project, the living area of the units in Building F are considerably darker and colder than the other units in the project. This is particularly the case in the afternoon, when the living area in my unit is further shaded by the staggered arrangement of the units in Building F, By extending the south wall out, more sunlight will be transmitted into the unit and the space should be warmer, D, Summary of Changes: The changes can be summarized as follows: 1. Plans: a. Lower Level: Move north wall out approximately 5,5 feet. Move south wall out approximately 5 feet to the edge of roof overhang and east wing wall, b. Upper Level: No change. ,- -." September 20, 1996 Mr. Dave Michaelson Page four 2. Elevations: a. North Elevation: Move lower level wall and entry door inside of F-2/F-3 carport out 5.5 feet from existing entry and 2.5 feet from wall of storage units. Outward-opening storage unit doors are eliminated. b, East Elevation: No change. c. South Elevation: Move lower level wall out 5 feet to the line of low roof overhang and wing wall on east side of unit. Window units are re-installed, although door may be shifted to the center of the wall, with window units located on either side of the door, d. West Elevation: No change, D. Insubstantial PUD Amendment Procedures: Section 26.84,080 of the Aspen Municipal Code, Insubstantial PUD Amendment, authorizes the Community Development Director to approve an insubstantial amendment to an approved PUD, if: 1. The proposed amendments do not change the use or character of the development. Response: The two spaces in question are presently covered exterior areas used exclusively by the owner of Unit F-2, The north space is presently used for access to the owner's storage units on either side of the carport and the south space is used as a seating area and child's play area, The spaces are recessed under existing covered areas, so the visual impact will remain the same, 2. The proposed amendments do not increase the overall coverage of structures on the land by more than three percent (3%). Response: The site coverage will remain the same. The north space is presently part of the carport and is enclosed on both sides by walls and is covered above by the bedroom level of the unit. The south space is also ...."~.. September 20,1996 Mr. Dave Michaelson Page five enclosed on both sides by walls and is covered by a roof. Neither enclosure extends beyond the existing building footprint. 3. The proposed amendments do not substantially increase trip generation rates or the demand for public facilities. Response: The amendment will not increase trip generation rates or demand for public facilities. The population of residential uses are typically calculated based on the number of bedrooms and the unit will remain a three-bedroom unit, 4. The proposed amendments do not result in a reduction in the approved open space by more than three percent (3%); Response: The approved open space is not reduced. The spaces in question cannot be included in open space calculations because they are covered. 5. The proposed amendments do not result in a reduction in the off- street parking and loading space by more than one percent (1%). Response: Off-street parking will not be reduced, The owners of Unit F-2 and Unit F-3 have previously entered into an agreement to preserve the two existing parking spaces for each unit which are located within the carport and adjacent driveway while maintaining a walkway to Unit F-2. One additional parking space is available for these three-bedroom units in the common parking area. 6. The proposed amendments do not result in a reduction in the required pavement widths or rights-of-way for streets and easements, Response: Required pavement widths and rights-of-way within the project are unaffected by the proposal. There are no dedicated streets within the project. 7. The proposed amendments do not result in an increase in the approved gross leasable floor area of commercial buildings by more than two percent (2%). September 20, 1996 Mr, Dave Michaelson Page six Response: This standard is not applicable to residential projects. 8. The proposed amendments do not result in an increase in the approved residential density of the development by more than one percent (1%). Response: The residential density is not increased as a result of the proposal. 9. The proposed amendments do not create a change which is inconsistent with a condition or representation of the project's original approval or which requires granting a further variation from the project's approved use or dimensional requirements. Response: Even though the two spaces are described on the recorded plat as "general common elements" of the project, both areas have been used exclusively by the owner of Unit F-2 since the project was completed. The carport area proposed to be enclosed is the access area for the two storage units owned by Unit F-2 and must presently be kept clear in order for the storage unit doors to be operated. In the case of the area proposed to be enclosed on the south side, the owners of the other two WlitS in the building have previously been granted permission to build decks for their individual use underneath the overhangs of their units. The increase in floor area resulting from the enclosure of the north area is approximately 118 sq.ft., of which 53 sq. ft. is presently included within the two enclosed storage units. The increase in floor area resulting from the enclosure of the south area is approximately 108 sq.ft. Therefore, based on the assumption that the total floor area at Midland Park is now approximately 32,733 sq, ft., the proposed enclosure of 226 sq.ft. will increase the floor area by less than ,007 percent and clearly is well within the FAR limitation for the site. Let me know what your thoughts are about these proposed amendments, ( Reg~rds, , ,/1 /~;1f;;1 v.tr(1L/ Joseph Wells L. ,.... 393&82 0&/14/9& 0~'~lA PG 1 OF 4 SILVIA DAVIS ~TKIN COUNTY CLERK & RECORDER REC 21. 00 DOC UC AGREEMENT REGARDING USE OF GARAGE/PARKING AREA SHARED BY UNIT F-2 AND UNIT F-3, MIDLAND PARK CONDOMINIUMS THIS AGREEMENT is made as of the ~ day of 'T<. "'. _ , 1996 by and between Joseph Wells ("Wells"), Louise Brainard ("Brainard") and Michael Marolt ("Marolt"), with reference to the following: RECITAL The parties are owners of adjoining condominium units in the Midland Park Condominiums - Wells being the owner of Unit F-2 thereof and Brainard and Marolt being the owners of Unit F-3 thereof" and wish to set forth herein their agreement and understanding regarding the use and maintenance of the shared Garage/Parking Area (herein so-called) appurtenant to their respective units. AGREEMENT NOW THEREFORE, in consideration of the foregoing Recital and other good and valuable consideration the receipt, sufficiency and adequacy of which hereby are acknowledged, the parties agree that, notwithstanding anything to the contrary shown on or contemplated by the recorded condominium map for the Midland Park Condominiums or the recorded Condominium Declaration therefor, as between the owner(s) at any time of Units F-2 and F-3, the following shall apply: a. Those areas of the Garage/Parking Area identified as Area A ("Area A") and Area B ("Area B") on Exhibit A hereto annexed ("Exhibit "A"), each being an area of eight feet-six inches (8'-6") wide by eighteen feet (18'-0") long, shall be set aside and reserved exclusively for covered and uncovered parking, respectively, for the use of the owner of Unit F-2. Those areas of the Garage/Parking Area identified as Area C ("Area C") and Area D ("Area D") on Exhibit A, each being an area of eight feet-six inches (8'-6") wide by eighteen feet (18'-0") long, shall be set aside and reserved exclusively for covered and uncovered parking, respectively, for the use of the owner of Unit F-3, Each unit owner shall be responsible for maintaining the area set aside and reserved for the exclusive use of such owner in a clean and presentable condition, free of debris. b. The area identified as Area E ("Area E") on Exhibit A lying between Area A and Area B on the one hand and Area C and Area D on the other shall be utilized jointly by the owners of Unit F-2 and Unit F-3 on a co-equal basis for access to and egress from the garage and parking areas hereby confirmed for their respective units and by the owner of Unit F-2 for access to and egress from Unit F-2 and shall, at all times, be kept free and clear of any personal property by the parties to the end that unimpeded access to and egress from the parties' respective garage and parking areas and to Unit F-2 shall at all times exist over Area E. 1 , c. The area identified as Area F ("Area F") on Exhibit A, being an area of approximately two feet-six inches (2'-6") wide by approximately twenty one feet-three inches (21'-3") long, shall be set aside and reserved for the exclusive u:;e of Unit F-2, and to this end the owner of Unit F-2 shall have the right to enclose Area F, provided that any doors installed within Area F as shown on Exhibit A will be installed so that they do not intrude to any degree upon Area C including when such doors are operated, d. Brainard and Marolt hereby consent to, and agree not to object to any formal request made by the owner of Unit F-2 of the applicable condominium owner, condominium association, any governmental agency having jurisdiction or authority in the premises, or otherwise, to the use by the owner of Unit F-2. of the area identified as Area G ("Area G") on Exhibit A for future enclosed access to and egress from Unit F2. The terms and conditions hereof shall constitute covenants that run with, benefit and burden Units F-2 and F-3 and shall be binding upon the owner(s) at any time thereof, as well as upon such owner(s), heirs, successors, grantees or assigns. IN WITNESS WHEREOF, this Agreement has been made and entered into as of the day and year first above written, /--- ( "- '-" ARD 3~36a2 06/14/96 09:31A PG 2 OF 4 2 " - STATE OF COLORADO ) )ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this .;2.~day of /}''l-L4.. 1996 by Joseph Wells, Witness my hand and official seal. y commission expires: 3/z4.,P-B ----~-~, - f..--/ ' Notary Public COUNTY OF PITKIN ,'........\ I <!. ".' The foregoing instru~ent w.as acknowledged before me this tJ ~hYi~("':'~\>:. :J:1/ M f , 1996, by Louise Bramard. ' :':..,,:. ';' :," : :'-," ",-.: :: '~1;.; ; ":l ':) i? ,1 " . ~,..,,:.../:y.:;t ~ ";',;'~.r:"',:.(", !,'.. ',.'" 9 ,....', ) )ss. ) Witness my hand and official seal. My commission expires: 5/..z '1/1'6" IJ ~-'- Notary Public STATE OF COLORADO ) )ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this t.Z- day of J;u rtJ.(, _ ,1996, by Michael Marolt. Witness my hand and official seal. My commission expires: s-!;'" 98- //"j::.:,;.:;:: :'~,: .'::~::,;. ../' '; , " ' , , I.. ~ ,,' ,.....~:) Rh \ wells\garage-p,agr 393&82 0&/14/9& 09:31A PG :;; 3 OF 4 ,,'.,~' :,;/~.I:' I , ~. t ~ i. t ~I I~ --- -I I ~I:_ ,". . ...' ,N", il i l ~ "==l~-~~c---' -i r= i ~"'1 ., . : II i i ,..v...'" ..',' lc:,' 'I;. },.' ! I ' ~ ; . ~_I "01 ~. ",1- i! I,: " ! i - ...~.:l i I / '-$--",,;, , . ' -- ",,' 't '. ~ .! " . ~~a~ ~~~~ .....< _~;: t.... ~(!~~ ~f ';~l ~~~ "~.4 ._' -,e-l.~ ~~ '~l I'. _ ",' ~ " .~' ':,.,-,:-->:' .': ,~~,~ ~~~~l'~'-"" ~:,,~,,~t!\>,>, ' . '. ",,-,',' .'-''':-1, , ' " '.:' "" ,,"i-t '" '. ".""~".!- ' , . , , lW2~~.'~1{ ~.', ' " """,-.,.~~".", , . _.~; "'~~~~~:--<>,,:.'.::- - - . 'C\~'~. ;':"",,' ,.,".' ',',I~,~ ~" '~~~,>?' 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