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Home My WebLink AboutLand Use Case.981 King.A071-00 ~ ! -. CASE NUMBER A071-00 PARCEL ID # 2737-074-53004 CASE NAME 981 King DRAC PROJECT ADDRESS 981 King St. PLANNER Nick Lelack CASE TYPE DRAC OWNER/APPLICANT Jeffrey Shoaf REPRESENTATIVE Mark Hesselshwerdt DATE OF FINAL ACTION 7/13/00 CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED 7/18/00 BY J. Lindt ..- .:---- /Oil 4 oil COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970} 920-5090 City of Aspen Land Use: 1041 Deposit - 1042 Flat Fee 1043 HPC 1046 Zoning and Sign ' Referral Fees: 1163 City Engineer f 1205 Environmental Health 1190 Housing , Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection 1079 Aspen Fire Other Fees: 1006 Copy 1302 GIS Maps 1303 GIS Fee 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1383 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1164 School District Land Ded, r.4 -\1 '.L../ TOTAL NAME: - , ADDRESS/PROJECT*. 97 ~ -0- - + PHONE: CHECK# // L CASE/PERMIT#: 1' ' Â·" # OF COPIES: DATE: .: . I ITD-7 - 37+ - 53 -Â»-P . i b , 1 . -â€¢ Jl I ...â€¢, -'.-#â€¢â€¢./.'.... ...''. -'.LY':*1-, .W - ~El--ir PARCEL ID: ~2737-074-53004 ~ DATE RCVD: 16/12/00 # COPIES:~ ~ CASE NO~A071-00 CASE NAME:~981 King DRAC PLNR:~ PROJ ADDR:]981 King St CASE TYP:~DRAC STEPSi OWN/APP: Jeffrey Shoaf ADR~119 Neal St. (PO BOX C/S/Z: ~Aspen/CO/81611 PHN:|925-4501 REP:~Mark Hesselshwerdt ADR:~225 Cottonwood (PO C/S/Z: ~Aspen/CO/81611 PHN:~925-9034 FEES DUE:1480 D FEES RCVD1480 STAT: F REFERRALS~ REF] BY] DUE:| MTG DATE REV BODY PH NOTICED 1 F- | DATE OF FINAL ACTION:1 -*i37OO CITY COUNCIL: REMARKS~ PZ: BOA: CLOSED:| y/34> BY:1 23.....L-2*-- DRAC: 11,#il /Nkfbo PLAT SUBMITD: ~ PLAT (BK,PG):~ ADMIN: k LAND USE APPLICATION PROJECT: Narne: 9 9 1 #1 N * 96;rmiszgr Location: LOT-*9 - ASTD< SUBDivisioN (Indicate street address, lot & block number, legal description where appropriate) APPLICANT: Narne: 3=fle ADI S . :5*OA- P Address: 11 1 N Â£4-E- :ST-3 C 9. a. 9,07, 2 1 2.33 ASPOJ Phone #: 91$- â€¢75 0/ FK 72= â‚¬s/3 REPRESENTATIVE: Name: ~/\AAWUL ? . 1~Â£:S.5 â€¢EL_S CIA-iN LEXLPT- Address: 2.-ZS- 40*RDN 6300 0 (~f.0.&41< 252.2~ ~.se .D) Phone#: ?LS- 7039 799- 8-9$7 Px 9221 /96/ TYPE OF APPLICATION: (please check all that apply): Conditional Use U Conceptual PUD C] Conceptual Historic Devt. Special Review [3 Final PUD (& PUD Amendment) [] Final Historic Development Design Review Appeal U Conceptual SPA El Minor Historic Devt. GMQS Allotment ~ Final SPA (& SPA Amendment) El Historic Demolition GMQS Exemption j Subdivision El Historic Designation ESA - 8040 Greenline, Stream Â£ Subdivision Exemption (includes E Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane 01 Lot Split El Temporary Use ~0~~' Other: bRAc_ El Lot Line Adjustment El Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) bopU>< _00 CAEr-Acree.~ I dE~k, 4 9,0Â£ 44305tr3g A-5 UÂ» 77 -0- 2- PROPOSAL: (description ofproposed buildings, uses, modifications, ete.) 6*orv~Â£ Al Â£2~C, ST l,rJ 6~ Have you attached the following? FEES DUE: $ 721U /00 ~] Pre-Application Conference Summary [3 Attachment #1, Signed Fee Agreement Al- U Response to Attachment #2, Dimensional Requirements Form E] Response to Attachment #3, Minimum Submission Contents El Response to Attachment #4, Specific Submission Contents U Response to Attachment #5, Review Standards for Your Application Unnumn 06/09/2000 13:40 FAX 970 920 ---5 CRW ASPEN @001 4154612758 .AXES LANDING AS50C 445 Pe2 JUN 09 '00 01:42 1 Junc 9,2000 To: Design Review Appeal Committee, Aspen CO ~ [ John Fullorton, the owner of 98 1 King Street, Aspen, CO hereby acknowledge and approve of Jeffery Shoaf acting on my behalf regarding the variance request for secondary messing on his potential development of my property, All costs for same and responsibility for the content thereof shall be Mr- Shoaf s full responsibility. Sincerely, (94414,J- <Diohn Fullertan y MEMORANDUM TO: Design Review Appeal Committee FROM: Jeffrey S. Shoaf, Applicant DATE: June 9,2000 SUBJECT: Response to Attachment 3, Minimum Submission Contents Paragraphs 1 and 2 Please be advised that I, Jeffrey S. Shoat do hereby request your cooperation with regard to my appointment of Mark P. Hesselschwerdt as my representative with respect to the development of 981 King Street, Aspen, Colorado (Legal Description: Lot #4, Astor Subdivision), in all matters relating to the project. Thank you. If I can be of any further assistance, please do not hesitate to contact me. WL t â€¢ Jeffrey S. Shoaf, Applicant Mark P. Hesselschwerdt, Representative 119 Neale Avenue 225 Cottonwood Lane Post Office Box 3123 Post Office Box 2522 Aspen, Colorado 81612 Aspen, Colorado 81612 970/925-4501 970/925-9034 970/925-4513 (fax) 970/925-1401 (fax) 970/948-8444 (cell) JJS:a2z MEMO to Design Review Appeal Committee June 9,2000 Page Two 4. The future development is designed to meet the specific AACP goals to positively impact the neighborhood with a clear, quality and compact design. In summary, Mr. Shoaf and Mr. Hesselschwerdt feel our proposed development meets the intent of the Aspen Area Community Plan in light of the fact that we have designed a quality project that is historically correct for the immediate neighborhood by being consistent with existing architecture and the natural environments. In deference to the goals ofAACP, we believe what we are proposing is consistent with as well as enriches and enlivens the context of the neighborhood. Our proposed design has created significant spaces between our development and the neighboring homes. We have also sited our development the maximum distance possible from adjoining Garrish City Park to the east as per the philosophy of AACP. Presently, there are no detached secondary masses to be found on-site or on the contiguous neighbors' properties. In fact, they all share with our proposed design the concept of an attached garage incorporated into the massing. We than_k you for your review of this matter. Sincerely, Jeffrey S. Shoaf Mark P. Hesselschwerdt MEMORANDUM TO: Design Review Appeal Committee FROM: Jeffrey S. Shoafand Mark P. Hesselschwerdt DATE: June 9,2000 SUBJECT: Design Review Variance Request for Property located at 981 King Street - Aspen, Colorado (Legal Description: Lot #4, Astor Subdivision) Response to Attachment 3, Paragraph 7 and Attachment 4, Paragraph 6 The subject property was acquired in 1999 by John Fullerton, the adjoining neighbor to the northeast. He desires to restrict the redevelopment of the property in such a way as to preserve his existing view plane. Jeffrey Shoaf has a contractual interest to purchase said property. The restrictions that Mr. Shoaf and Mr. Fullerton have agreed to are as follows: 1. The height of the new development shall not exceed that of the existing structure. 2. The development shall be located no further east than the boundary between Lots 2 and 3 of Astor Subdivision to the north (see survey). With these restrictions and the City of Aspen's design standards in mind, we have developed what we feel is the best plan possible for 981 King Street. We have been able to meet or exceed every standard with the exception ofthe secondary massing standard. With respect AACP and the design standards, we are hereby requesting a variance for the following mitigating reasons as per Review Standard "C": 1. The approximately 43% of the lot bordering Garrish City Park is being retained as open space by concentrating the mass on-site to the western one-half, approximately where the current house is sited. This concession necessitates the compact massing proposed. 2. The new development will not be visible from King Street, thereby having a minimal impact on the public right-of-way. 3. The design and topography are such that, in the public realm (i.e., from the neighbor's view across the Roaring Fork River),the house will appear to be a low lying, unobtrusive, one-story structure surrounded by trees. Secondary massing would have no impact on these neighbors. ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and 24Â£FF,En S. SIAÂ»Ap (hereinafter APPLICANT) AGREE AS FOLLOWS 1. APPLICANT has submitted to CITY an application f r 981 *1146, 17-fteff ~4 LOT 4 / Sm,2- .Sa *bbluts}ON~ (hereinafter, THE PROJECT) 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ ~ *~hich is for ZO hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to ClTY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT -0314(-7 9 04Â« By: By: Julie Ann Woods < 9 < 0 ~ Community Development Director Date: Mailing Address: ?.6.(30,6 3 12.3 As fel 9-1412-_ g:\support\forms\agrpayas.doc 44-0 9 2-9- 46(Â¥ 12/27/99 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: 98 i K IN 9 -Est-Ao.gr Applicant: 2,EPROZ.,1 S . 5,4-okri Location: Adsf>Â£* (48. Zone District: A- 6 Lot Size: m, 816 #r Lot Area: /Z 9 96 41 (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposedi Number of residential units: Existing: 2- Proposed: Number of bedrooms: Existing: 5 Proposed: -5 Proposed Â°/o of demolition (Historic properties only): DIMENSIONS: Floor Area: Existing:*3,0 00 Allowable: 4/790 Proposed: 9790 Principal bldg. height: Existing:45 25' Allowable :2SC00Â£ Proposed:SAMJI AS #19#19 Access. bldg. height: Existing: k),/k Allowable: Proposed: On-Site parking: Existing: Zedy- Required: .5 Proposed: 6-Â·e:T' % Site coverage: Existing: /2.9 XRequired. 40 proposedÂ· /2.77% % Open Space: Existing: 0 Required: 0 Proposed. Front Setback: Existing: ~C) '~equired: /O Proposed.Â· -225 Rear Setback: Existing: 20 Required: 10 Proposed: /0 Combined F/R: Existing: 60. 9 Required: 3 6 Proposed: 30 WEST- Side Setback: Existing.Â· 25, g Required: 1 5 Proposed: 20 8 k< Side Setback: Existing: 7 0 Required: / 5 Proposed: 79' Combined Sides: Existing: 9.1 GRequired: 3 5 Proposed: 9 $ Existing non-conformities or encroachments: MIN Variations requested: .:SaiceN DA44 A\ASS Ne> DIAAERS,GNAL- V)48.-1 Mon+is ALQUESâ„¢:D - LAINV 1111Â£ ASFEN 0003 ATTAcl-x M auT-~ -AS J )MU M So Â£ Aliss, O/Â° JArrÂ».ITS ; /AMA-'*3 Old Republic National Tide Ingurance Conn,any ALTA COMMITMENT Our Order No. Q380954-2 Schedule A Cust. Ref.: Property Address: 981 KING STREET ASPEN, CO 81611 1. Effective Date: April 12, 2000 at 5:00 P.M. 2. Policy to be Issued, and Proposed Insured: "ALTA" Owner's Policy 10-17-92 $],800,000.00 Proposed Insured: JEFFREY S. SHOAF 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple 4. Title to the estate or interest covered herein is at the effective date hereof vested iII: JOHN FULLERTON 5. The land referred to in this Commitment is desCITibed as follows: LOT 4, ASTOR SUBDIVISION, ACCORDING TO THE FIRST AMENDED PLAT THEREOF RECORDED JUNE 28. 1994 IN PLAT BOOK 34 AT PAGE 86. COUNTY OF PITKIN, STATE OF COLORADO. U4/1U/ UU rrav uw:Do PAA 9/U8236243 LAND TITLE ASPEN 1â‚¬1 UU4 ALTA COMMITMENT Schedule B-1 (Requirements) Our Order No. Q380954-2 The following are the requirements to be complied with: Payment to oT for the account of the gramors or mortgagors of the full consideration for the estate or inrerest [o be insured. Proper instrUment(s) creating the estate or interest to be insured must be executed and duly filed for record, to-wit: NOTE: ITEMS 1-4 OF THE STANDARD EXCEPTIONS WILL BE DELETED UPON RECEIPT OF AN APPROVED SURVEY AND A NOTARtZED FINAL LIEN AFFIDAVIT. 1. CERTIFICATE OF RIGHT OF FIRST REFUSAL IN COMPLIANCE WITH TI-LE TERMS, CONDITIONS AND PROVISIONS OF THE IUGHT OF FIRST REFUSAL RECORDED JULY 26, 1995 IN BOOK 788 AT PAGE 208 UNDER RECEPTION NO. 383696. NOTE: THIS PROPERTY MAY BE SUBJECT TO AN ASSESSMENT BY THE HOMEOWNERS ASSOCIATION. PLEASE CONTACT THE ASSOC[ATION TO ENSURE THAT THE ASSESSMENTS ARE CURRENT. 2. EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TE.10/IS, CONDITIONS AND PROVISIONS OP THE TOWN OP ASPEN TRANSFER TAX HAVE BEEN SATISFIED. 3. GOOD AND SUFFICIENT DEED PROM JOHN FULLERTON TO JEFFREY S. SHOAF CONVEYING SUBJECT PROPERTY. V1' -LV. VV .Lai/ 90..,u r.'il z~ i UBZOOZ4.3 LAND TITLE ASPEN 0 005 ALTA COMMITMENT Schedule B-2 (Exceptions) Our Order No. Q380954-2 The policy or policies to be issued will contain exceptions to the fo[lowing unless the same are disposed of to the satisfaction of the Company: 1 Rights of claims of parties in possession not shown by the public records. 2 Easements. or claims of easements, not shown by the public records. 3. Disurepancies, conflicts in boundary lines, shortage in area, encroachments, and imy facts which a correct survey and inspection of the premises would disolose and which are not Shown by the public records. 4. Any lien, or right to a lien, for services, labor or material theretofolt or hereafter furnished, imposed by law and TIOt shown by the public records, 5. Defects, liens encumbrances, adverse claims or other matters, if any, created, first appearing iIi the public records or attadling Subsequellt to the effective date hereof but prior to the date tb.Â© proposed insured acquires of rccc.mi for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes and assessments not yet due or payable and special assessments not yet certified to the Treasurer' s office. 7. Any unpaid taxes or assessments against said land. 8. Liens for unpaid water and sewer charges, if any. 9. THE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER CONSERVANCY, FIRE PROTECTION, SOIL CONSERVATION OR OTHER DISTRICT OR INCLUSION IN ANY WATER SERVICE OR STREET IMPROVEMENT AREA. 10. WATER RIGHTS OR CLAIMS TO WATER RIGHTS. 11. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED AUGUST 20, 1958 IN BOOK 185 AT PAGE 69. 12. TERMS, AGREEMENTS, PROVISIONS, CONDITIONS AND OBLIGATIONS OF WATER SUPPLY AND CESSPOOL EASEMENT AGREEMENT RECORDED APRIL 17, 1967 IN BOOK 226 AT PAGE 293. 13. COVENANTS AS SET FORTH IN INSTRUMENT RECORDED MAY 14, 1980 IN BOOK 388 AT PAGE 850 UNDER RECEPTION NO. 223990. 14. TERMS, CONDTTTONS, PROVISIONS, OBUGATIONS, AND ALL MATTERS AS SET FORTH IN ORDINANCE NO. 4, SERIES OF 1994, BY CITY OF ASPEN RECORDED APRIL 11, U4/19/UU WED 09:56 FAX 9709256243 LAND TITLE ASPEN 4ZJ UUO ALTA COMMITMENT Schedule B-2 (Exceptions) Our Order No. Q380954-2 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to tile satisfaction of the Company: 1994 IN BOOK 747 AT PAGE 195, 15 TER.MS. CONDITIONS, PROVISIONS, AND OBLIGATIONS AS SET FORTH TN AMENDED SUBDIVISION AGREEMENT RECORDED JUNE 28, 1994 IN BOOK 754 AT PAGE 397, AND SUBDIVISION AGREEMENT RECORDED MAY 14, 1980 IN BOOK 388 AT PAGE 852 UNDER RECEPTION NO. 223991. 16- TERMS, CONDITIONS, PROVISIONS, AND OBLIGATIONS AS Sirr FORTH IN SIDEWALK, CURB, AND GUTTER IMPROVEMENT AGREEMENT RECORDED JUNE 28, 1994 IN BOOK 754 AT PAGE 402. 17. EASEMENTS, RIGHTS OF WAY, AND ALL MATTERS AS DISCLOSED ON PLAT OF SUBJECT PROPERTY RECORDED MAY 14, 1980 IN PI.AT BOOK 9 AT PAGE 67 AND AMENDED PLAT RECORDED IN PLAT BOOK 34 AT PAGE 86. 18. TERMS, CON DITIONS, PROVISIONS, AND OBLIGATIONS AS SET FORTH IN EASEMENT AGREEMENT RECORDED JULY 6, 1994 TN BOOK 754 AT PAGE 878. 19. ACCESS IS LIMITED TO THE TERMS, AGREEMENTS, PROVISIONS CONDITIONS AND OBLIGATIONS OF ACCESS EASEMENT RECORDED NOVEMBER 7, 1966 IN BOOK 223 AT PAGE 562 AS RECEPTION NO. 125845. MEMORANDUM TO: Design Review Appeal Committee THRU: Julie Ann Woods. Community Development Director Joyce Ohlson, Deputy Director FROM: Nick Lelack, Planner RE: 981 King Street, Lot 4, Astor Subdivision - Residential Design Standard Variance for Secondary Mass DATE: July 13, 2000 R,2 - 1-*~T . &... --*fli,$46dJ~~~' i Lot 1 King Street rit V -1 /0 mr>- -1/1700.Zzt b., 4- 7 ,Â¢â„¢144, Â¥ A < ;*flUCT .4 4Â¥.3 ~-1*64 Lot 3 Lot 4 4. ' I 1."abit, f ; .* . ~ 1-,0 (Recently -ek. r {k: /Â¥..:Z developed) Duplex at g 981 King St. 6-3*Y.,4.4. X.. 1.~.17 <9 . ' 6, Garrish Park ..A APPLICANT: FAR: John Fullerton & Jeffrey Shoaf Existing: 3,000 square feet Proposed: 4,780 square feet REPRESENTATIVE: Allowed: 4,780 square feet Mark Hesselshwerdt LOCATION: REVIEW PROCEDURE 981 King Street The Design Review Appeal Committee (DRAC) may grant relief from the Residential Design Standards at a public CURRENT LAND USE: hearing if the variance is found to be:Â® in greater Duplex compliance with the goals of the AACP; or, Â® a more effective method of addressing standard in PROPOSED LAND USE: question; or,Â© clearly necessary for reasons of fairness Duplex related to unusual site specific constraints. ZONING: R-6 SUMMARY: The applicant is requesting a variance from the LOT SIZE: secondary mass Residential Design Standard. 17,883 STAFF COMMENTS: John Fullerton and Jeffrey Shoaf ("Applicant"), represented by Mark Hesselshwerdt, is requesting approval for a variance from the secondary mass Residential Design Standard for a new duplex to be located 981 King Street, Lot 4, Astor Subdivision. A duplex, including an employee unit deed restricted to Category 2, is currently located on the site and is proposed for demolition. Land Use Code Section 26.410.040(B) Building Form states that "the intent of the building.form standards is to respectlhe scale of Aspen's historical homes by creating new homes which are inore similar in their massing Specifically, the Secondary Mass standard requires that all new structures shall locate at least 10% of their total squarefootage above 1-flri grade in a mass which is completely detached from the principal building, or linked to h--- - it by a subordinate connecting element. The illustration demonstrates how a secondary mass may be connected to a principal building with a linking element. The existing duplex is proposed to be demolished and replaced with a new duplex. The site is relatively flat. barely visible from King Street, and contains no unusual site specific constraints due to size, shape and topography. Â«h---\ However. the owner of Lot 3, ~ also Mr. Fullerton. has placed a restriction on Lot 4 that no Â»Â£ ~ ~~ development shall be located EnÂ«-Rk King Street c < further east than the boundary L between Lots 2 and 3. The purpose ofthe restriction is to / 103-4 / protect his views across tlie eastern lialf of Lot 4. Tlie / dotted lines on the map sliow // ... A the approximate location of the "no development area", / and the arrow slion s the / direction of the view from Lot 3 across Lot 4. The added benefit is that development will remain away from Garrish Park. The restriction effectively reduces the development area to approximately 9.000 square feet on the western side of the lot. fi Staff agrees that the development restriction imposed by the Lot 3 owner (who is also the Applicant for the variance) "cinches down" the development a duplex to a more compact area. Nevertheless. Staff believes the Applicant can meet the secondary mass standard on this lot through revised architectural design more suited to the site. Property owners all over town satisfy this criteria with duplexes on 9,000 square foot lots. In sum. Staff does not believe the review criteria are satisfied because the lot will be vacant after the exi sting duplex is demolished, therefore allowing for a full opportunity to design a structure which meets the Residential Design Standards. The design does not include a linking element to reduce the mass of the proposed residence. Staff believes the secondary mass standard could be met on this site. RECOMMENDATION: Staff is recommending denial of the secondary mass Residential Design Standard variance for a property located 981 King Street, Lot 4, Astor Subdivision. RECOMMENI)ED MOTION (ALL MOTIONS ARE STATED IN THE POSITIVE): I move to approve Resolution No. _, Series of 2000, approving the secondary mass Residential Design Staiidard variance for a duplex at 981 King Street, Lot 4, Astor Subdivision. ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application EXHIBIT A 981 KING STREET REVIEW CREFERIA & ST>ta F FINDINGS SECTION 26.410 RESH)ENTIAL DESIGN STANDARDS The Design iteview Appeal Committee (DRAC) may grant relief from the Residential Design Staiidards at a public hearing if the variance is found to be: a) in greater compliance with the goals of the AACP; or, b) a more e ffective method of addressing standard in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. Section 26.410.040(B)(1) Building Form-Secondary Mass. "All new structures shall locate at least 10% oftheir total squarefootage above grade in a niass which is complecely detached from the building, or linked to it by a subordinate connecting clement. " In response to the review criteria for a DRAC variance, Staff makes the following findings: a) iii greater compliance with the goals of the AACP; or, Staff Finding: Staff does not believe this criteria is met for the variance request. The 2000 AACP calls for the community to ''Promote a standard of design that is of the highest quality and is compatible with the historic features ofthe community and environment." The secondary mass Residential Design Standard implements this goal and philosophy b> requiring the mass of new structures to be broken up, and the architectural designs to both resemble the character of historic Aspen and to be harmonious with the existing built environment. Staff feels that an architectural design can be attained for the site which better implements the AACP. b) a more effective method of addressing standard in question; or, Staff Finding: Staff does not believe the proposed residence provides any element which more effectively addresses the secondary mass standard. Staff does not believe this criteria is met. c) clearly necessary for reasons offairness related to unusual site $ pecific constraints. Staff Finding: The subject lot is relatively tlat, and will have a restriction placed on the property that prohibits development on 11-lost of the eastern half of the lot. The restriction effectively reduces the development area to approximately half of the lot. Nevertheless, property owners across town are able to meet this standard on similar lots with duplexes. Meeting this design criteria is a matter of architectural design and not dictated by constraints posed by the subject property. Staff visited the site and believes that the standard can be met; for example, the garage could be detached from the primary structure, or linked to it with a linking pavilion or similar element. Staff does not believe this standard is met. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: James Lindt, 920-5104 DATE: 6/2/00 PROJECT: 981 King St. REPRESENTATIVE: Mark Hesselschwerdt, Jeff Shoaf OWNER: John Fullerton TYPE OF APPLICATION: One Step DESCRIPTION: DRAC Variance- Secondary Mass Land Use Code Section(s) 26.222 Design Review Appeals Committee Review by: DRAC Public Hearing: Yes Referral Agencies: Planning Fees: 480 Deposit Referral Agency Fees: Total Deposit: $480 To apply, submit the following information: A.- Proof of ownership ,2.'~ Signed fee agreement Applicant's name. address and telephone number in a letter signed by the applicant which states the name. address and telephone number of the representative authorized to act on behal f of the applicant. i--1 Street address and legal description of the parcel on which development is proposed to occur. consisting of a current certificate from a title insurance company. or attorney licensed to practice in the State of Colorado. listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. .:*' Total deposit for review of the application 19_Copies of the complete application packet and maps. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 1 (D An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. ,&- Site map showing placement of improvement 9.-~ Additional materials as required by the specific review. Please refer to the application packet for specific submittal requirements or to the code sections noted above. _10.- A written description of the proposal and an explanation in written, graphic. or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 94,1 9 - --- le -.*11 4 % , -IE 1 t .4 '1 6 1 2 6 . . 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''1 - ",21* First in Real Estate, Rentals & Property Management . . 1 1 p...,U , i '9 '* f*0,60(16,6. ,1 % / ,720 E. Hyman Ave. Aspen 925-1400 - 1 , 1 4/ . . I b '.. t. 1. 1 , 1, ' ~' 1 J 1, usic Tent ' f. 0'i, 3 A 11 r 1, F ' '$. ,ComoWnl losplog,..4 ,~ < ': : 6~io Grande (enter , Â· Fihe St ' 5 : ' -1'' ' : " ' 1-2 â€ž . 'r. pwA Â·43 ..' ' ," â€ž1 ' 'â€¢* Troil 1, I ' 1 ' .1 ' ./ NorjhS(, i,,0.' 4: i'... 1~200-1 't r,4(~if,;'.:.Ar: ~12â€žS,mug'efer 1 '' e b 11 j ' .lamht Ren(Ct. 5 1 '. ' 4. /92â€¢' ,-.#4% W, â€¢* 14 4. 6, hmak ' â€¢ ':'. I ......... . ' 1 7 , =2 ' 0 . Â·. #glai Trail , 0 1 -- I ' . ..1.; 1 . %. , 17 ,- 4,1 : ':, h , . e 8 4 - f-Sr ' ' - 4 , eqr 'â€¢, *~ *L '1. ., 2 00 44.. ' ' "0 &4#kI . '249 1.1. 4, 4 50?1 t ....... Hdom St. , Rio Grondo Potkinc I . I ..1 ,%, 4. 1 ,3~* i *9 4 st ; 2 E j.. , How' , 9+42klattoillacrlau + 44 4 ACRA Mk-e '.1./I#v, 46 444 w #4 brÂ· 1* uggler Mounte # . . 0 , ~, 9< E &0619 1 ' *-/4 49 9 7 A 4 0 1 J#Dme Mam St, , 4Â»16'kins Ave. , 4 patit . B# 9 , 1.1 / 1 . -1/ 4 1 ..4 lie â€ž11 , VAL _- .2 4# Moscoo, *i -8 ~ t. 4 Aspen Â· , , ..... , *~COATER '~ "* Smoggler ~ . Grove #. 11 1 1 '1 ,+ /2. MCSâ‚¬, 1 * 7:Ay#,1, Fil & 2.EQ''j.le'.% ..t ""ta i n; 4,y 4 . 4 Â· * -11< . 1%> '. ' 1 Â» 11 , 1 â‚¬ OU,on, Ave. 2 8 r.& . 0- 4 3 4*P,,- , ' I.- ' ' ' . 4, I. :',6 ' I I . Â£1- * 2 6- '"'' ~ ' ~ ' Deon 2,2 ., little Nel[ , 3 J 4 , 4 - I D 1 I . 1 , 9 k v. c ,,44"St ' : 2 I I "I.' ' Aspen Grove Rd . ..1=2=7 I. a ~Rird'rside < . Knollwood KIn k . 1 , Ave, ' ' 11 12 1' 41 441 RA J 2 ' 'i i '. :14,1 (91tonfummt'I~ 0~, )ki,fofp.* park . %. - 4 Clall Cl f Wesivid Or. 1.. %14* 0 '04 4m'ng Fork Dr . 4 19, toke Rd, Fastwood *- Mountain Valley ,. 1 I .1, -71,1 00 Ut. 1 64 ,1.1 4 , Â· -'<"'I'/3 pek ' ~ ~,~9 4'/3 Ranc* Shee,k Stmwate i. 9 -2 7-.1 1 ; r le ,%'. 1... 0 1, -1 1 , 11 '1, O :/ '. Â» ,UN boil '91* S. t.li 43 Independence pass ~ 1 4,1 , 1 . 6 r.. Â· POR K I~~ 0 , Tho Preserve 47 'A i .4 m , - 412% 1,8.&%, 1~ , , -, , ~ '1 --14 1 .1 % 1 %, .11. 1.1 '0*%:,â€¢.,:..~~.;. Â· ': p . Dine'ake~u #, Arih.<TI.%11,2,11,4,2 .%1 â€¢ 9 42 1 , ,D'- " 4 1, 1 E ' G t.#*22,1,ma/'m/ imme?dfaM Â®Â»e.....e Le -I....1 11/+VT) Ala~ 1)4 b.h!,5 & Clblmic,11, Atte. f -2.4. 3:, I N T-BA 26. 30 : /92., LINE BEARING DISTANCE 843/ L I S 65~23'30-E 16.29 S okÂ· L 2 N 24' 30'00 -E 7.50 880* A 498 NELL IRON SCALE PI E 44, 1 INCH - 20 FEET SUBDIVISION REBAR NO CAP 0 10 20 30 40 49 63., 44 4-40 S S 66. 9, 90 <a *al. 21 66.-6 6 .4/ .(P BLM CAP '5' A -EAT 11 4/ NO DATE HORZ CNTL LOT I 47 lit S 6 660 1 28 21 1 ~ *a 3 % RED PLA 6868 1 g. LEGEND & NOTES 13203 S. b PARCEL 2 66. . 4* FOUND SURVEY MONUMENT REBAR WITH ALUM CAP OR AS NOTED 8 66'' LOT 2 81 <1 ~OA BASIS OF BEARINGS IS FOUND MONUMENTS NORTH SIDE OF KING ST. AS SHOWN 2 /01.' ALL EASEMENTS REFLECTED IN THE TITLE COMMITMENT OF STEWART TITLE OF ASPEN. INC. ORDER NO. 00026296-(2 DATED AUG. 20. 1999 ARE SHOWN ON THIS PLAT WHERE APPL ICABLE 13 POWER POLE O UTILITY BOX 00 C SET SPIKE SURVEY CONTROL 2 Â· - OVERHEAD ELEC UTIL LINES 8 0 .il 0 0 0 20' RAD. ~ 2 0 -- ACCESS EASEMENT k BOOK 223 PG 563 0 LOT 3 0 . . . Z ... 4 SET 1 R. 40 ~0 NOTE UNDESCR IBED 4 UTILITY EASEMENTS 22 & FOR EXISTING UNDERGROUND PARCEL UTILITIES AS STATED ON 0000.* 6 THE PLAT OF ASTOR SUBDIVISION 3 GRAVEL 3 ser PARKING LOT 4 4 2 AREA - 17.846 SO.FT. , 4 5 66â€¢. /0 GARRISH 7 2 2 80 <1 on. 10 UTILITY SEE BOOK 226 PG 293 24.4Â· FOR CESS POOL EASEMENT . 1 - EASEMENT 4 0 PARK 2 SET 7 0 26,9 <. 7 2% ~ Ek__. - It th - Â· 1 1/2 STORY WOOD 3 -ne -Mg[LY GIBSON- 2 O 54 BLM -'.t:+ALIe 4 / A BRASS CAP FRAME DUPLEX k -71- 42; COR 36 981 POSTED ADDRESS * / r .445 CERTIFICATION Ul /- / G POND CERTIFY TOÂ· JAMES A. PATTERSON ALUM CAP A *00 2376 l. DAVID W. MeBRIDE. A REGISTERED LAND SURVEYOR IN THE STATE OF (0 DECK COLORADO DO HEREBY CERTIFY THAT THIS SURVEY WAS FIELD SURVEYED -. - . . 00 / 10* DURING SEPTEMBER 1999 ON THE GROUND OF THE PROPERTY L ASPEN DI TCH ~ N 73. 1 LEGALLY DESCR I BED HEREON. AND I S CORRECT BASED ON THE FIELD EVIDENCE Lp \ 29 145.2100 -* SHOWN AS FOUND HEREON. AND THAT THERE ARE NO DEI SCREPANCIES . ~ CONFLICTS. SHORTAGES IN AREA. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. IMPROVEMENT SURVEY OVERLAPPING OF IMPROVEMENTS. EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES LOT 4. ASTOR SUBDIVISION . WITH NO VISIBLE APPURTENANCES AND DOCUMENTS OF RECORD NOT FURNISHED PARCEL s ALUM CAP T -BAR BU DISK ACCORDING TO THE FIRST AMENDED PLAT THEREOF RECORDED TO THE SURVEYOR ARE EXCEPTED. THIS CERTIFICATION IS VOID UNLESS JUNE 28. 1994 IN PLAT BOOK 34 AT PAGE 86 WET STAMPED BY THE SEAL OF THE SURVEYOR. PITKIN COUNTY. COLORADO S I GNED TH I S /fa_ DAY OF --=S,(AC_, 1 98 CLO *47 71 9 DAVID W. McBR IDE RIS 16129 PREPARED BY ASPEN SURVEY ENGINEERS. INC. 210 S. GALENA STREET ASPEN. COLO. 81611 ACCORD I NG TO COLORADO LAW YOU MUST COUENCE ANY LEGAL ACTION PHONE/FAX (970) 925-3816 BASED UPON ANY DEFECT IN THIS PLAT WITHIN THREE YEARS AFTER YOU / FIRST DISCOVERED SUCH DEFECT. IN NO EVENT. MAY ANY ACTION BASED .7. , UPON ANY DEFECT IN THI S PLAT BE CO-ENCED WORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. JOB NO 92708 SEPTEMBER 15. 1999 e7 1N3W3389Â¥ Ak'Vi STEPS .. .. .. .. ---. .. .. .. .. 4 ' 1 Nut H assEts CH â‚¬Ajor - 8 i 7 1 6 5 1 4 3 1 2 PATE: 06/08/000 OWNER: Jeffrey S 759Â«- Shoaf DRAMN BY: SCALE: as noted FILE NAME/NUMBER: Hâ€¢ REVISIONS: DATE: 7-ED 9 1 0 223-2- F 4 L. m,me - N *fm 8 41#Â£ 8 @ CE @ 5 L 1 I '....90Â·e 'I)' L. M ~1,0~00~ 1501 k M LL 2 SCALE 0, el. 20 - 40 . 6 2 2% ~ 3>4 * $2 -orn. LOT I . 4/, At - a Conceptual 1 LEGEND & NOTES E /52 k . E Design 9/ a , -r. O ........Ulag .11~ .... I. ON . pc~ 6 2 ~al Cr *NI~I~ I FOUND *=nl -E â€ž ,0,0 51..I~ 2 4 1=02]TEREJucle] INT,Emcocm,=Im-m Truivig *SW -m .B -, 20, 1111 k DIC* 011 nim PUÂ¢ IERE *LZ,BLE PO~ER POLE . .1 U Tr - ADU -El ./. FENCE LI. Â»4. SET SM KE 31-EY ...1 ..'.-~ ACCESS I Man nt, OroR' I' - 4,2 F=,223. La 5 7 < ARCEL r 4 1,WA 1 â‚¬ 2 ~RISH / unw IEÂ· 1 '' 7 D , 2Â· ~ -1- --77 -I-- l e- m DIÂ¢ 1 T:04 0 - '. A 1.,I:-,2 4 .r .. -5 0 0 2 8-8 e 4, *TGR SUED VI 5104 To ne liar I.D.. ne=0 .... 84#4 1#~ I M~FÂ©vEMENT SURVEY 1% ~,Lâ€¢,Cat- I p,2 - PI TW N , CCLa*X) ASPEN SURVEY E I NEERS, INC. 2 0 a *4.544 *- Ca. I 61 1 â€¢ee,Wr ...0â€žI .10 NO ./10 ..'ll'-115, 11'IM - 8 - H G G P . D % C C B NLÂ« /-\ NEIGHBORHOOD BLOCK PLAN f /iFi~ 1 1 J w \\ If ~ SCALE: 1"=50'-O U A NORTH sheet number Â« \f A C2 ~~f~~ Neighborhood 9 8 7 6 5 4 3 2 1 Block Plan ~31.LLL 103rOUd 03~353N SIHDIZI 117- 666 I IHDINAdo)Â® W.1. 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Il lili il i,11 ]I Il!11! I _3 !1 1!1111 Ill 11 111 !1 4 lilli lili JET 1 111 1 111111 lili I lill i 111 1 111[ l illi 1111 111 111 111 7--2 - 311UU.1-211 1 211 11 lili U ]11 li lli ' lil li 111 11111 1 Ill 11111 11111 4 1] 1 111 \w - - -1 - -Ut#U J 11 111- 1111111,111111.111,1,101 111111 1111111111111111),111,111,]11,1 11,1 1, 11] ," ,1,1,1 ,"i' 1~' 11'1 ,"*- B O 0 m Im m m PROJECT ITLE D n designed by: M In U Ul C 1 %(5371 m em 3 0 -4 N r og n Mark P. Hesselschwerdt (970)922-9034 1.11 6 297/ - thit r h ===7 IL ' /7.. i.. + =El CE, 0 0 -- --=--=102:5Â«FE-_r - - - -- 1 6==-- 1 Â»~t [f 11 LI li i --=--==-=-gri>f?hi-~hH'- ii iiiiii iTIi -21 =6 - - -1-11 Li~- Â¥=492 =- 2~~=22--3-- -= H"~%4154~13&0420kkEN--f~ti' U'.1 - I il = 1-- 9 -Af- i 0 7 J.C. Fernandez 1970)927-2233 River Lodge ~.0- C E BUCKAROO BUILDERS INC. 970-925-9034 0 981 King Street, Aspen Colorado Â° CAD=Â¥A~'rAGIDM (f)COPYRIGHT 1999 -ALL RIGHTS RESERVED " " " " " 4%'> 1 '2& '~~~ Er ./G 14Â¥16 =1003 laAE!-1 him 10-11=11â‚¬/1 37*06 jaquinu Jaa'/s OMNER: ~~af REVISIONS: D FILE NAME/NUMBER: 987 6 5 4 3 2 ~-ATE:-86/081000 1 OWNER: Jeffre, S Shoaf | DRAWN BY: JO 1 SCALE: 1/8.=1'-O. FILE-NAMEMOMBER. L.2â‚¬220225 H H [-*EVISIONS:-BATE: 11----1 F=391 Ulatif,INCIEVOXUmmhufl~i~U*~~ u]--1.--LL#11...7..L.21,/JNV 1~,-1-LUULUUUOUL11// \\L.ELLL] 11 U 1] 11 [LU 11 U U 11 U N 11.1111-LI----.~ dIULLL]ULLUU]J// -..--111/Flf'EgiLS,11;.- 4&6-20#04 )- -<-TLL-..I 1--AV'll-I-:-// I r-1--iqi==-- -.0- p/'44*4(1791 G *lor- E-7 9/yef, G Â» 113 97 co 1Â«9921 O 7 E 33 0 0 0 010 2 purvft L===11 pu.42#61 r g=*43=Umpz~w~@Emi]7~~ud ..1=g=u==774)21-1 u 9 11 Ljl]1] LiLLULLLII_-LIÂ»Â«9%61 /farTUr~rmr~rmrynoffr*FrnmrinTARftft717Â«Tn=rmÂ¥~tyhlythr#Yht*fFAT~yT~ht2%14n . 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