HomeMy WebLinkAboutcoa.lu.sr.Agate 15B 86 87
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CASELOAD SUMMARY SHEE'l' I
City of Aspen- 01-7 35- /;J.~-30 -Go/
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DATE- RECEIVED: ;;"//O!rlCASE NO. /58&08'
pATE RECEIVED COMPLETE: STAFF: S 6
(( ~?JEcr NAl1E:~Ct-1e_Sllhd/v/s/(jn Pre.I,"m/.....a.rf P/a.,T
....PPL lCANT: C3/arl1 cf. (!(').
Applicant Address/Phone: f>.o.l3o)< 56/, Af1>UJ.G
REPRES ENTATIV E: /)ou,a Allen
Representative l'.ddreS's/Phone: $30 E. /Ya'.... >S'f. ASl>€". (:0 5-Woo
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Type of Application:
I. GMP/Subdivision/PUD
1. Conce pt ual Su bmi ssion
2. Preliminary Plat
3. Final Plat
20
12
6
$2,730.00
1 , 6 40 .00
820.00
II. Subdivision/PUD
IV. All "One Step" lIpplications
5
$1,9 DO ;()()-
1,220.00
820.00
$1,490.00
$ 680.00
1. 'Con"ceptual Submi ssion
2. preliminary Plat
3. Final plat
1:/
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III. All "Two Step" Appl ications
V.
Referral Fees - Environmental
Health, Housing Office
(
1. Minor Applications
2 $ 50 . 00
5 $ 125 .00
2. Major Applications
Referral Fees-
Engineering
MinOr Applicat.ions__~_
Major Applications
80'.00
200.00
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~ CC MEETING DATE:
DATE REFERRED:
,--..1 ') \ PUBLIC HEAR~NG: . Q'ES)
nlfu'\t '" Q&r IN IT IALS: IVC/
NO
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REFERRALS:
L City Atty V Aspen ConSol. S.D. School District
~' City Engineer Mtn. Bell Rocky Mtn. Nat. Gas
Housing DiL Parks Dept. _ StateHwy Dept (Glenwd
--;:;:;;r Aspen ~Iater -"L Holy Cross Electric ~ Statellwy Dept (Gr.Jtn
V' City Electric ....'i:.- Fire Marshall ........!iC Bldg: Z_onin9/Inspect
Y EnviL Hlth. Fire Chief _ Other:
(', ' .7 Roari ng Fork Trans it Roari n9 Fork Energy Cen er
)~~~~=;;~;~~~7================~~;~=;;~;~~7=C?=~=~==~~;;~~~~~~
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Cit.y Atty
Other:
City Engi neer
Buil di ng Dept.
Other:
LOCATION: ~ 7 o...:i:6
FILE STATUS A!\lD
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ATTACHMENT nBn
CONDITIONS OF AGATE COURT PRELIMINARY SUBDIVISION
PUD APPROVAL BY P&Z ON APRIL 21, 1987
1) A final plat shall be recorded with the Pitkin Co nty
Clerk and Recorder's Office meeting the requirement of
section 20-15 and section 24-8.12 of the Munic. pal
Code, including names and addresses of adjadent
property owners, landscaping plan, and elevations of
the duplex structures on Lots 1 and 5.
2) A subdivision and PUD agreement shall be recorded
the Pitkin county clerk and Recorder's Office as m
the requirements as to form of the City Attorney p
to recordation of the plat.
3) On the final plat, the following items shall be sho n:
a. Building envelopes describing the outer poss. ble
location of footprints on lots 2,3,4,6,7 an 8
shall be shown on the final plat no closer han
the driplines of significant trees that remai in
their present locations. Tree #27 on lot 2 saIl
also be retained in its present location, havi g a
drip line approximately 15 feet around it trun
b.
The, 7th, Street sidewalk shall be shown to jog at
least s.ix, feet te> the west of the, trunk of tees
#4 and .#5, requiring a. minor reconfiguration of
the landscape berm.
.
c. The landscape berm along 7th Street shall not
exceed 6 feet in height.
d. The alley entrance onto 7th Street shall be
narrowed to paving width not to exceed 14 f et.
signs shall be posted stating "For Se ice
Vehicles Only. No Left Turn". The alley ext n-
sion shall be surfaced with pavers.
e. A bus stop area, bus stop and curb cut shall be
provided as meets RFTA's requirements.
f. The heiqht restriction of 25' shall be allowed by
vary to a maximum of 28', for roofs having pitc es
of 12/12 or more steep, according to the cal u-
lation of height in Section 24-3.7(g) of he
Municipal Code. Where the height variance is
utilized the length of the ridge which exceeds he
Code height shall (1) not exceed 30% of the to al
of the ridges for the house inCluding the long st
dimension as measured along the perimeter of e ch
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flat roof and (2) where the ridge height ce
is utilized, an equal or greater length of ri ge
shall be included in the design at a height t at
is an equal amount less than the amount by wh'ch
any ridge exceeds the Code height limitation. 11
other area and bulk requirements in section 24- .4
and parking requirements in section 24-4 shall be
adhered to.
g. site coverage of structures shall be limited to
37.6% of each lot and landscaped area shall b a
minimum of 54% of each lot, as approved by, he
Building Department prior to issuance of build'ng
permits for individual lots. This site data sh 11
be stated on the plat and in the subdivisionj UD
agreement.
4) Within the SUbdivisionjPUD agreement the follow'ng
items shall be addressed:
a. The applicant shall agree to follow the requi e-
ments of the Environmental Health Department w'th
regard to air pollution, noise abatement, nd
contaminated soils as stated in Tom Dunlo 's
memorandum of March 16, 1987.
b. The applicant shall agree to physically disconn ct
any old water or sewer line from the main, in
accordance with the City Water Department's pol'cy
for the abandonment of old sewer lines if ew
lines are to be; inst;alled or existing liens ,to be
abandoned:. .
c. The applicant shall agree to extend: the prim
wire on 6th Street at a location off the alley
a new transformer, trench and pipe wire, buy
tranSformer, and grant an easement to place
transformer on his property according to
Electric Department standards. The applic
shall also agree to pay for half of all prim
installed material used and pay for all second
connectors used in or on the transformer.
d. The applicant shall agree to joining any Spec'al
Improvement District formed in the future t at
effects this property, to be binding upon 11
future owners.
e.
The applicant
Section 20-22
condominiumized
shall demonstrate compliance w'th
for any units which are to be
or shall agree not to condom' n-
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iumize any unit for a period of 18 months af er
its occupancy.
f. The applicant or homeowners association shall be
responsible for the maintenance of the paved alley
which provides access to all of the homes on he
block.
g. All other key representations in the prelimi ary
subdivision and conceptual subdivision applica ion
shall be explicitly stated in the subdivisionjPUD
Agreement.
h. The applicant shall coordinate landscaping of
7th street berm and landscape area with the
of Aspen Parks Director. Relocation of all tees
shall be accomplished by professionals using
techniques acceptable to the Parks Director, nd
shall only be excavated and moved after the Parks
Director has given approval. When foundations are
located closer than 3' to the dripline of any
trees, excavation and mitigation shall be one
with approval and supervision of Parks Directo in
order to provide for proper cutting of roots and
installation of moisture barrier.
i. A sUbdivisionjPUD Improvements Agreement
guarantee shall be prepared prior to final
submittal meeting the requirements of Sections
16 and 24-8.16, meeting the requirements of
city Engineer~nd city Attorney, and including
not limited to the following improvements re
sented in the application:
1. Relocation of 9 trees (identified as #5,
#23,#24,#25,#26,#28,#29,#30, and #31);
2. Planting 9 new Colorado spruce tr
8'minimum height;
3 . Planting 8 new cottonless robusta
cottonwoods, minimum 4" diam
caliper;
4. Berm along 7th Street with grass and
irrigation system;
5.
Continuous curbs around the perimete
the property except where the 6th &
Street alley entrances are located;
of
7th
6. Pavement of alley;
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7. Sidewalk along 7th Street;
8. Culverting of ditch on 6th as determi ed
by the applicant to be necessary;
9. Bus stop.
j. The applicant shall submit a detai ed
schedule of demolition, completion of
landscape improvements and completion of
construction prior to submittal of fital
plat. Included within this schedule shall be
an agreement by the applicant to demolish 11
structures on the property and complete 11
7th Street landscaping, sidewalks and curb ng
improvements within 24 months of the issua ce
of the first building permit and sh 11
guarantee the performance of such to he
city.
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,vf~;,:}:"e;';k~'r i
Aspen/Pi t~~Itt;~r;J~~!1!ling Office
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13 0 s o;~t'b:~,gaJ_~:!l:'~:~ t r e e t
asp e n;~;~()lo'r~_~~' 81611
June 3, 1987
Douglas Allen
530 East Main street
Aspen, Colorado 81611
Re: Agate/Victoria Square Subdivision Preliminary Plat
Dear Doug,
It has been brought to my attention that there were addition I
hours incurred in processing the Preliminary Plat applicatio
Enclosed is an invoice for the additional time spent by t e
Planning Office. There were 9 hours allocated and 21 hours we e
spent on the, project. You are being invoiced for 12 addition I
hours at a rate of $85.00 per hour for a total due of $1,020.0
We would appreciate your prompt attention to this matter.
If you have any questions regarding this bill, please call me.
Sincerely,
Deborah Skehan
Administrative Secretary
ds
Enclosure
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MEMORANDUM
TO:
Aspen Planning and Zoning commission
FROM:
steve Burstein, Planning Office
Agate Court Preliminary SUbdivision/PUD Review
Public Hearing/Parcel ID# 2735-124-30-001
April 21, 1987
nd
RE:
DATE:
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APPLICANT: C. M. Clark.
LOCATION: All of Block 17, Townsite and City of Aspen ( ts
A,B,C,D,E,F,G,H,J,K,L,M,N,O,P,Q,R and S).
PARCEL SIZE: Approximately 54,000 square feet.
ZONING: R-6 (PUD).
APPLICANT'S REQUEST: The applicant is requesting approval of
preliminary subdivision and PUD for the redevelopment of BI ck
17. This proposal is for the demolition of all existing str c-
tures and resubdivision of the property into six (6) sing e-
family lots and two (2) duplex lots. Reconstruction credit or
the existing Agate units would be used to build the ten (10) [ew
dwelling units.
SITE DESCRIPTION: The site is located off Highway 82 (Seve th
Street) between Hallam and Bleeker Streets. Currently the Ag te
Lodge, accompanying cabins and two single-family houses occ py
the site. A number of mature evergreen, cottonwood, aspen, nd
flowering fruit trees grow on the property.
SURROUNDING ZONING AND LAND USES: To the north, south and east is
the R-6 zone district; and across 7th Street to the west is F.
An apartment building is located north of the Agate; the Stall rd
House is to the east; and single-family houses are to the sout
PRIOR COMMISSION AND COUNCIL ACTIONS: The Agate concept al
Subdivision/PUD was first recommended for approval by he
Planning and Zoning commission on June 4, 1985 and approved by
city council on August 12, 1985. The preliminary plat, requi ed
to be submitted within six (6) months of conceptual approval, as
not submitted within the code established timeframe. Therefo e,
conceptual approval expired and was heard again by P&Z on J ly
22, 1986 and approved by city Council on August 25, 1986.
APPLICABLE SECTIONS OF THE MUNICIPAL CODE: Preliminary subdi i-
sion plat is the detailed submission requirement set forth in
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Municipal Code Sections 20-11. Procedures, 20-12. Contents, nd
20-13. Public hearing. Improvements and improvements guaran ee
are discussed in Section 20-16. The parallel PUD provision is
the preliminary plan, described in section 24-8.9, Contents nd
24-8.10, Public hearing. criteria for review of the archit c-
tural plan and landscaping plan are stated in sections 24-8 15
and 24-8.16 respectively. variations from zoning code requi e-
ments (including height) through a PUD plan are addressed in
section 24-8.3 of the Municipal Code.
PROBLEM DISCUSSION:
I. Referral Comments:
a. Engineering Department: Elyse Elliott stated in an
April 2, 1987 memorandum the adjacent property own rs
should be identified on the plat as the names appear on
the County Assessor's tax rolls, in accordance w' th
section 20-12(p). In other areas the plat me ts
requirements.
b. Parks Department: In an April 13, 1987 memorandum nd
during an April 14 site visit, Parks Superintende t,
Bill Ness made the following comments:
1) The sixth Street irrigation ditch is in service
and should not be interfered with. The develo er
may culvert the ditch if desired using an 18"
culvert. Parks Department will maintain he
collection box. The present culverts under he
drive-way (at alley) and approaching Hallam Str et
were observed to possibly be in poor shape and may
need to be replaced.
2) All trees to be relocated (23-31 and 42-49) ill
need to be replaced if they do not survive he
move. Tree moving should be done by qualified
professionals according to the professio 's
standards regarding size of ball (around roots),
preparation of relocation site, season moved, nd
maintenance.
3) The eight new cottonwoods to be planted (repla
ments) should be 4"-4 1/2" diameter cotton I
robusta B & B stock.
4) Any excavation that has to be done near he
existing trees should not be closer than 2'-3' of
the drip line, thereby requiring adjustments of
building envelopes.
5) The 7th Street sidewalk will require snow remo al.
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This responsibility will have to be part of he
"Agate Court" maintenance plan.
6) The 7th street sidewalk should jog 3 feet more to
the west of trees 4 and 5 than shown on the s'te
plan to not interfere with those trees.
7) The applicant should either install a sprink er
system to provide adequate water to new nd
relocated trees or be careful to abundantly ha d-
water those trees to increase their chance of
survival.
c. Fire Marshall: Wayne Vandemark stated in a Ma
10,1987 memorandum that firefighting response time
water available are adequate. The alley should not
altogether closed for emergency access; however, th
is no objection to continuous curbing along 7th str
as long as emergency vehicles can jump the curbing
enter or exit this end of the alley.
d. RFTA: Bruce Abel wrote on March 27, 1987 that RFTA
a top priority in the area of maintaining a stop at
6th and Bleeker streets location, with a place for
stop marker. RFTA is also extremely interested i
curb cut at that location which would facilit
passenger pick-Ups and drop-offs. No bus shelter wo
be installed at this time unless the developer
interested in buying and installing one of the shelt
presently in RFTA's stock.
e. Environmental Health Department: Tom Dunlop noted in
his March 16, 1987 memorandum that:
1) The applicant will be asked to perform a surve of
the existing buildings scheduled to be torn d wn
to determine if asbestos is present prior to
demolition. state standards for procedures of
removal will need to be followed if there is
asbestos.
2) Monitoring of dirt and mud removal and haul ro es
of equipment will be required.
3) A fugitive dust control plan shall be filed p
to construction.
4) The number of solid fuel burning devices in
project will have to comply with Ordinanc
(series of 1986).
5) The applicant must comply with noise
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regulations in Ordinance 2 (Series of 1981).
6) If mine dumps, tailings or waste rock are unc v-
ered during excavation, a test of the heavy me al
content should be accomplished and the resu ts
submitted to Environmental Health.
f. Water Department: In Jim Marka1unas' s memorandum of
March 19, 1987 and December 17, 1985 it is noted tha
1) Water mains in Bleeker, Hallam, and 6th Stre
may be accessed for service to this property.
2) Should the applicant install any new water ser ice
or abandon existing services, he must agree to
physically disconnect any old service from he
main in accordance with the city's policy for he
abandonment of old service lines.
g.
Electric Department: Don Gilbert stated in an April 7,
1987 memorandum that:
1) The applicant will need to extend the primary ire
on 6th street, west to a location off the alley
for a new transformer. This will require a tre ch
and piping to the Electric Department's standa s.
2) The applicant will have to buy the transfo er
from the Electric Department and grant an ease nt
to place the unit on his property.
3) The applicant must pay for half of all pri
installed material used and pay for all second
connectors used in or on the transformer.
II. Staff Comments:
The Planning Office has the following comments regarding
compliance of the Agate Court preliminary plat application
with the conceptual subdivision conditions of appro a1
(attached), subdivision regulations and PUD regulations:
a) Landscaping: Conceptual approval condition #1 required
the applicant to entirely move the duplexes off Lot A
and K, to establish a landscape buffer along 7th
Street. Consequently, the duplexes are located 30 eet
back and a berm and tree planting scheme has een
created within this buffer area. The berm would be
contoured up to eight feet above the existing grade and
planted in grass. The tree scheme within the bu fer
area consists of six existing trees (varying from 5" to
12" caliper), six trees moved from elsewhere on the
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site, nine new blue spruce and two new cottonwoo s.
Because of the prominence of the replaced trees in he
buffer area, the Parks Department comments regard' ng
their need for care and replacement if they die
especially pertinent. We believe this design genera
meets condition #1 of conceptual approval. st
suggests that a six foot berm would be more attracti
easier to maintain and also give the Agate Co
privacy. In addition, installation of a sprink
system would be a desirable way of meeting the Pa
Department concerns over maintenance of this ar
Section 24-3.16 of the PUD regulations require
applicant to address"... (5) proposed treatment of 11
ground surfaces and (6) location of water outlets..."
therefore, we believe such a requirement is areas n-
able implementation of the City's regulations.
As agreed to by the applicant's representatives,
alley entrance to 7th Street will not be bermed
will have continuous curb and planted in grass. T is
meets the requirements of the Fire Marshall, allo ing
for a continuity of landscaping. No fences have b en
shown on the plan, nor should be erected along 7th
Street, given the green buffer.
Another primary objective established at concep
approval for this redevelopment project was to 10
new residences to retain all significant trees
cannot be moved. The site design generally acc
lishes this objective, however, one large (12"
meter) spruce tree on proposed lot 4 is to be cut d
This is unfortunate; however, it is located in
middle of the lot and does appear to burden redeve
ment given that a second larger spruce would be s ved
by the proposed building envelope. Tree #27 i a
flowering fruit tree located 6' from the edge of L t 3
and should also remain in place. A number of sma ler
trees (under 6" diameter) and bushes on the prop rty
appear to not be saved; and the applicant is encour ged
to also retain this old growth wherever possible.
Building envelopes drawn
existing trees should be
"dripline" in all cases
mentIs recommendation.
to avoid interfering
placed 3 feet away from
to meet the Parks Dep
Retaining the existing ditch on 6th Street, species
sizes of trees as recommended by the Parks Dep
ment, and any new irrigation system should be sp
fied, as required in Section 24-8.16 of the PUD reg
tions.
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No drainage plan has been submitted, nor required by
the Engineering Department.
b. Sidewalk Along 7th Street: A five foot wide sidew lk
with corner ramps would be provided along 7th Stre t,
as required through conceptual approval. The wi th
meets the requirements of Section 20-17(a) (8). It w'll
need to jog further around trees #4 & 5 as recommen ed
by the Parks Department.
c. Closing Alley at 7th Street: As already noted, he
alley can be closed at 7th street to allow fo a
landscape strip as long as emergency vehicles can j mp
the curb. A "K-turn" 15 feet deep should be provi ed
so that cars parked on Lots 1 and 5, and possi ly
service vehicles can turn around. Furthermore, he
applicant has agreed to provide snow clearance of he
alley/court; and consequently, City snow cleara ce
vehicles will not be encumbered by the turn-around.
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width of pavement of the alley has been specified t
14 feet wide. No parking should be posted along
alley so that trash pick-up and emergency vehicles
clear access.
Bus stop: RFTA requested a curb cut to facili
passenger pick-ups and drop-offs where buses do
have to stop so much traffic. The applicant
proposed providing such a curb cut just south of
alley. This design will be presented at your meeti
Conceptual approval condition #7 reads "The appli
shall provide a bus stop at the corner of Seventh
Bleeker meeting the specification of RFTA..." A
consulting the reviewing planner, it was learned
the understanding was that a shelter would be provi
although the language is not as clear as it could
been. If P&Z agrees, provision of the bus she
should be a condition of preliminary plan approval.
e. Architectural Design: During conceptual review the
applicant stated: (1) that there would be no consid ra-
tion of area and bulk flexibility allowed by PUD, and
(2) houses would meet the traditional pattern of
detached single-family and duplexes in the west end
neighborhood. The two duplexes were required to be
designed; while only footprints or building envel pes
were required for the single-family structures.
d.
At preliminary review the applicant is requestin a
three foot height variance and is presenting de ign
guidelines to create a "strong victo):"ian emphasis' to
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the development. Major components of the de
concept include: 12/12 roof pitch (generally but
exclusively) facades with similar sizes and sha
primary orientation toward the street, vertical dou
hung windows" selectively used ornamental de
(victorian), and painted wood siding.
The applicant's representative, Doug Allen, states in
his February la, 1987 letter that the victorian ef ect
is in keeping with the Aspen Area Comprehensive Pan:
Historic Preservation Element. In fact, the Hist
Preservation Element gives no specific encouragemen
developers to achieve replication of victorian ar hi-
tecture. The diversity of architecture in Aspen is
recognized; and the philosophy in the plan is to
"encourage new contemporary residential buildings t be
complimentary to neighboring historic buildings in
scale, form, materials and other elements." (Objec ive
1.f, p. II.2).
staff agrees that the 12/12 pitch (which actually is
not as steep as the roof pitches of many victorians and
miner's cottage), building orientation, and wood si ing
are design elements complimentary to the west nd.
However, the applicant's intention of achie ing
victorian effect should not be considered especi lly
desirable. In staff's opinion, the preferred appr ach
is to utilize a few elements from victorian archi ec-
tural styles, but to also utilize contemporary design
elements that best fit the use of the structure and
demonstrate the "vintage" of the structure. Replica-
tion can have the effect of detracting from he
original, historical quality of our community. T is
approach is also in keeping with section 24-8.15 (a)
Architectural Review of the PUD regulations:
"It is
control
rigidly
stifled
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not the purpose of this section t
of architectural character should be
enforced that individual initiative
in the design of any particular bui
The architect has argued that because of the 12 12
pitch, the height restriction of 25' (with a maximum of
5' above this limit to peak of pitched roof) is ot
workable. The pitch does not cover a span of adequ te
distance for the size of rooms intended. While t is
generally makes sense, in staff's review, there may be
other design options, such as the use of the ell-sha e,
dormers, and beginning the eave line lower, which wo ld
allow for the pitch as well as meeting height restr c-
tions. There are a lot of examples of this having b en
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successfully done in Aspen's historic residen
architecture. The stove and pipe fireplace featu
shown to reach 43' in the duplex elevations, ap
excessive and should not be allowed.
If height is to be varied, then it would be reason ble
that there should be a trade-off in the reduction of
bulk (FAR) and/or reduction in typical site cover ge.
If there were no reduction in allowed floor area or
typical site coverage, we must anticipate t ese
buildings to be larger than otherwise allowed; and
questionable community benefit would be achieved. his
concept has been discussed wi th the appl ica t' s
representative and they propose to limit the footprints
of single-family houses to 2,250 sq. ft. (37.5% 0 a
6,000 sq. ft. lot).
The project architect calculated building coverage of
the two duplexes at 37.6% and 32.8% of the site, and
landscaped area at 48.8% and 55.7% of the si e,
respectively. The single-family house on lot 4 co ers
approximately 31.8% of the site. Based on th se
comparative calculations, we suggest that a maximum of
33% site coverage and a minimum of 54% landscaped a ea
should be established for each lot (including u-
plexes) if height is to be varied.
Reduction in FAR would also be an appropriate trade-
for the requested height variance. The issue of b
is still not fully addressed by either site cover
limitation or roof pitches. We note that the surrou
ing west end blocks contain primarily smaller resid
ces, or, in the case of the Stallard House, a la
structure on a large parcel. The maximum FAR fo
duplex on 9,000 sq. ft. is 4,500 sq. ft. and fo
single-family house on 6,000 sq. ft. FAR is 3,240
ft. If you feel that the FAR is excessive for
development, the Planning Office will work with
applicant to come up with FAR reductions.
It should be noted that section 20-12(m) of Subdivis'on
Regulations requires site data tabulation list'ng
acreage of land to be subdivided; number, type nd
typical size of lots, structures and/or units; nu er
of bedrooms per dwelling unit; ground cover-up of
proposed structures and improvements including park'ng
access, sidewalks and open space acreage..." Based on
this requirement, it is reasonable for the applicant to
provide specific site occupancy, FAR and landscape a ea
calculations.
The applicant intends to place the design guideli es
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into a set of covenants and to provide for an archi
tural control committee (as a subgroup of the h
owner's association) to enforce the guidelines. T
covenants should be reviewed by the city prior
approval of final plat to ensure that minimum requ
ments represented with regard to roof pitches, buil
materials, site coverage and building orientation
adequately stated.
We suggest that the homeowner's association also ake
responsibility for maintenance of the landscaped s rip
along 7th street.
f. Schedule of Demolition, Landscape Improvements
Construction: The applicant intends to demolish
existing buildings within 24 months of issuance of
first building permit. Therefore, the community c
have a mixture of new houses and the existing
conforming multi-family and cottage structures and
co-existing for two years after new construc ion
begins. Staff believes other alternatives should be
considered. The applicant has represented throug out
the process that a major benefit of this subdivisio is
the removal of non-conformities, removal of unsi ht-
ly junked vehicles and general clean up of the pro er-
ty. Therefore, a tighter schedule of demolit'on,
landscaping and construction accompanied by appropr'ate
subdivision improvement guarantees may be most ap ro-
priate.
One alternative is to require prior to issuance of ny
building permit for new construction demolition of 11
structures, removal of junked vehicles and completion
of landscape improvements to the strip of land adjac nt
to 7th Street. This would ensure that the prope ty
would be cleaned up before redevelopment activity. he
burden placed on the owner is the removal of 11
income-making structures and the considerable expe se
of landscape improvements before putting new houses on
line.
A second alternative is to require prior to issuance of
any building permit, removal of the lodge buildings nd
completion of the 7th Street landscape improvemen s,
then within 24 months, demolition of all the exist'ng
buildings must be completed. The compromise of t is
alternative is to get quiCk clean-up of 7th Str et
which allowing a limited continuation of use of he
cabins and single-family houses on the property. If
this alteration is chosen, the applicant must bond or
the demolition work as part of the subdivision impro e-
ment guarantee.
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staff supports the first alternative because it w uld
complete the subdivision intent, clarify the GMP
exemption for reconstruction and does not put the ity
in the highly unusual role of having authority to
demolish private property.
RECOMMENDATION: The Planning Office recommends approval of the
Agate Court Preliminary Subdivision/PUD application subject to
the following conditions:
1) A final plat shall be recorded with the Pitkin Co nty
Clerk and Recorder's Office meeting the requirement of
section 20-15 and section 24-8.12 of the Munic 'pal
Code, including names and addresses of adja ent
property owners, landscaping plan, elevations of the
duplex structures on Lots 1 and 5.
2) A subdivision and PUD agreement shall be recorded
the Pitkin County Clerk and Recorder's Office as m
the requirements as to form of the City Attorney p
to recordation of the plat.
3) On the final plat, the following items shall be sho n:
a. Building envelopes describing the outer possi Ie
location of footprints on lots 2,3,4,6,7 an 8
shall be shown on the final plat no closer t an
three (3) feet away from the driplines of signifi-
cant trees that remain in their present locatio s.
Tree #27 on lot 2 shall also be retained in its
present location, having a drip line approximat ly
15 feet around its trunk.
b. The 7th Street sidewalk shall be shown to jog
least six feet to the west of the trunk of tr
#4 and 5, requiring a minor reconfiguration of
landscape berm.
c. The landscape berm along 7th Street shall
exceed 6 feet in height.
d. The alley entrance onto 7th Street shall
eliminated; and a green strip (unbermed), a k-t
15 feet in depth within the court, and continu
curbing along 7th Street shall be provided.
e. A bus stop area, bus shelter and curb cut shall be
provided as meets RFTA's requirements.
f) The height restriction of 25' shall be allowed to
vary to a maximum of 28, for roofs having pitc es
10
/""".
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of 12/12 or more steep, the calculation of he ght
in section 24-3.7(g) of the Municipal Code. All
other uses and bulk requirements in Section 24 3.4
and parking requirements in section 24-4 shal be
adhered to.
g) site coverage of structures shall be limited to
33% of each lot, and landscaped area shall b a
minimum of 54% of each lot, as approved by the
Building Department prior to issuance of buil ing
permits for individual lots. This site data s all
be stated on the plat and in the subdivision PUD
agreement.
a) The applicant shall agree to follow the requ' re-
ments of the Environmental Health Department ith
regard to air pollution, noise abatement, and
contaminated soils as stated in Tom Dunl p'S
memorandum of March 16, 1987.
4) Within the SUbdivision/PUD agreement the follo
items shall be addressed:
b) The applicant shall agree to physically discon
any old water sewer line from the main, in
accordance with the City Water Departments policy
for the abandonment of old sewer lines if ew
lines are to be installed or existing lines to be
abandoned.
c) The applicant shall agree to extend the prim ry
wire on 6th Street at a location off the alley or
a new transformer, trench and pipe the wire, uy
the transformer and grant an easement to place he
transformer on his property according to he
Electric Department standards. The applic nt
shall also agree to pay for half of all prim ry
installed material used and pay for all second ry
connectors used in or on the transformer.
d) The applicant shall agree to joining any Spec al
Improvement District formed in the future t at
effects this property, to be binding upon 11
future owners.
e) The applicant shall demonstrate compliance w th
Section 20-22 for any units which are to be
condominiumized, or shall agree not condomini m-
ize any unit for a period of 18 months after ts
occupancy.
f) The applicant or homeowners association shall be
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responsible for the maintenance of the paved a ley
which provides access to all of the homes on the
block.
g) All other key representations in the prelimi
subdivision and conceptual subdivision applica
shall be explicitly stated in the subdivision
Agreement.
h) The applicant shall coordinate landscaping of
7th street berm and landscape area within the
of Aspen Parks Director. Relocation of all t
shall be accomplished by professionals u
techniques acceptable to the Parks Director,
shall only be excavated and moved after the P
Director has given approval.
i) A subdivision/PUD Improvements Agreement
guarantee shall be prepared prior to final
submittal meeting the requirements of section
16 and 24-8.16, meeting the requirements of
City Engineer and City Attorney, and including
not limited to the following improvements re
sented in the application:
1) Relocation of 8 trees (identified as #23,23,-
24,26, 29, 30 and 31);
2) Planting 9 new Colorado spruce trees, 8'
minimum height;
3) Planting 8 new cottonless robusta B&B cott n-
woods, minimum 4" 4 1/2" diameter caliper;
4) Berm along 7th Street with grass and irri a-
tion system;
5) continuous curbs around the perimeter of he
property except where the 6th Street al ey
entrance is located.
6) Pavement of alley;
7) Sidewalk along 7th street;
8) CuI verting of ditch on 6th as determined by
the applicant to be necessary;
9) Electric transformers;
10) Bus shelters.
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SB.AGATE
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j) The applicant shall submit a detailed schedul
demolition, completion of landscape improvem
and completion of construction prior to submi
of final plat. Included within this sche
shall be the agreement by the applicant
demoLish all structures on the property
complete all 7th street landscaping, sidewalks
curbing improvements prior to issuance of
building permit.
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MEMORANDUM
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1I,r;-,I",j,[fg@@UW
IjJ'1
~ Nll21198l
TO:
Aspen Planning and Zoning Commissio
steve Burstein, Planning Office
FROM:
Douglas P. Allen, Attorney for Applicant
Agate Court Preliminary Subdivision/PUD Review
RE:
and
Public Hearing/Parcel ID# 2735-124-30-001
DATE:
April 21, 1987
LOCATION: All of Block 17, Townsite and City of Aspen
(Lots A, B, C, D, E, F, G, H, I, K, L, M, N, 0, P, Q, R
and S).
SITE DESCRIPTION: The site is located off Highway 82
(Seventh Street) between Hallam and Bleeker Streets.
Currently the Agate Lodge, accompanying cabins,
fourplex and two single-family houses containing 24
residential units occupy the site. a number of mature
evergreen, cottonwood, aspen and flowering fruit trees
grow on the property.
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This Memorandum is written in response to the Planning
Office Memorandum to P & Z dated April 21, 1987. The
purpose of this Memorandum is the same as that
submi tted on behalf of the Applicant at conceptual
stage, i.e. to simplify the consideration of
preliminary approval of this project by stating the
Applicant's position as one of the three below:
1. Stipulating and agreeing to those items in
the Planning Office Memorandum to which Applicant takes
no exception;
2. Clarifying and responding to those items
which have been clarified either with Mr. Burstein or
the respective referral agencies since the Memorandum
was prepared; or
3. Stating Applicant's
cases where it differs from
position.
posi tion in those few
the Planning Office
I will address my discussion in the same order as those
of Mr. Burstein commencing with:
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PROBLEM DISCUSSION
I. REFERRAL COMMENTS:
a. Engineering Department: Applicant agrees.
b. Parks Department: Applicant agrees with
items 1), 2), 3), 5) and 6). The Applicant has further
discussed item 4) with Mr. Bill Ness on April 20, 1987.
His comment regarding excavatiOn not being closer than
2' -3 ' to the drip line relates to two concerns; (1 )
that of destroying the root system and preventing
survival of the tree and (2) the possibility of
leaching of new concrete through the soil and into the
root system causing damage to the tree. The Applicant
proposed and Mr. Ness is satisfied with the mitigation
techniques suggested by the Applicant to address both
of these concerns. Where there exists approximately
180 degrees of the circumference of the tree in which
the excavation is not closer than the drip line, Mr.
Ness agrees that strCh, is satisfactory if, a plastic
moisture barrier is placed on the outside of the
concrete that is in close proximity, to the existing
tree. (See my attached memorandum to Mr. Ness).
Regarding item 7) the Applicant does agree to
abundantly water all trees and landscaping until
sufficiently established to insure survival.
c. Fire Marshall: Applicant agrees.
d. RFTA: Doug Allen and Bruce Abel met last
Friday regarding Mr. Abel's memorandum concerning the
bus stop. An agreement satisfactory to the Applicant
was reached between RFTA and the Applicant to provide
space for a bus pullout to RFTA specifications and to
provide and maintain the existing bus stop marker in
its present location along with the newly provided
space for waiting passengers, all as shown on the plot
plan. A copy of the confirmation from RFTA of this
agreement is attached to this memorandum.
e. Environmental Health Department: Applicant
agrees.
f. Water Department: Applicant agrees.
g. Electric Department: It was stipulated at
conceptual approval by City Council that the Applicant
would not be "double dipped" for the cost of
undergrounding utilities. Inasmuch as the Applicant
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participates on a pro rata basis along with all other
property owners in the West End on the cost of
undergrounding, it is inappropriate for the Applicant
to bear the expense ,of extending the primary wire on
Sixth Street, to buy the transformer from the Electric
Department, to pay half of the primary installed
material or to pay for secondary connectors. I have
today talked to Mr. Gilbert regarding his memo. He is
unaware of the above agreement.
II. STAFF COMMENTS:
a. Landscaping: Applicant agrees with the
comments in this sub-paragraph with the exception that
building ehvelopes should not be drawn around existing
trees but rather the covenants controlling the
subdivision should include a covenant addressing the
drip line of the existing trees as provided for in I.b.
above.
b. Sidewalk Along 7th Street:
Applicant
agrees.
c. Closing Alley at 7th Street: Applicant
agrees.
d. Bus stop: See I.d. above. The Applicant
has agreed and will provide the bus stop at the corner
of Seventh and Bleeker meeting the specifications of
RFTA. Those specifications do not include a bus
shelter. Such is not desired by RFTA and thus should
not be a requirement of preliminary plan approval.
e. Architectural Design: The Applicant does
agree with all the Staff conclusions and
recommendations as set forth on Page 10 in Paragraph 3
except for 3g. The duplex lots, by virtue of the
setback restriction requiring that there be no
construction whatsoever on Lots A and K has created
severe design constraints in order to accomplish a
perceived public benefit. As a result, the site
coverage allowed on each of these sites should not be
less than that provided in the plans a~d. referred to in
tne Planning Office comments, i.e. 37.6% on Lot 1. A
2,250sqJlarefoot ~ootprint or 37.5% is required on the
remaining lots to work wi thin the site constraints.
The pJlblic benefits received, are, among other things,
less land coverage, resulting in more open or green
space and a beautifully landscaped and complimentary
"entrance to Aspen".
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further, the Aspen "Area Comprehensive Plan;
Historic Preservation Element" states on Page II.2:
"Encourage new contemporary commercial
and residential buildings to be comple-
mentary to neighbording historic build-
ings in scale, form, materials and other
elements."
This development plan has been created to be
sensitive to those concerns.
f. Schedule of Demolition, Landscape Improve-
ments and Construction: In order to meet both the
needs of the Applicant and the public some attention
must be given to financial considerations. If the
economics of the demolition which are that the
redevelopment of this block is not financially
feasible, of necessity, nothing will occur to change
the existing situation. A major concern to the
Applicant as well as a requirement of the lender is to
maintain a portion of the income from the existing
units during the redevelopment of the property. In the
Condi tions of Conceptual Approval there was no
requirement for any required demolition schedule. The
Applicant was required to do certain things in
connection with landscape improvements for the benefit
of the general public. The Applicant certainly intends
to make these improvements and does commit not only to
do so but to guarantee that such improvements will be
furnished for the public benefit.
There is one erroneous comment in the Staff
Comments relative to the existing conditions. There
are no "junked vehicles" on the site. All vehicles
presently located on the site are not only operable but
currently licensed in Pitkin County. The Applicant has
no obj ection to removing such vehicles prior to the
issuance of any building permit, but one requirement of
the lender is that the income generating portion of the
site must be maintained in order to receive the
construction and development funding for the
development of the new structures to be completed on
the site.
There is no objection on the part of the
Applicant to furnish a guarantee that demolition and
landscape improvements will occur within a specified
period of time after the issuance of the first building
permi t. It is absolutely correct that for up to 24
months there will be a mixture of new houses and
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existing structures and uses. staff suggests that
other alternatives should be considered. They have
been considered but within the realm of economic
viability and lender requirements the time frame
proposed by the Applicant certainly will result in the
status quo being changed and improved within a time
certain.
RECOMMENTATION: Applicant agrees with the
recommendations of Mr. BUrstein starting on Page 10 of
his memorandum except as to paragraphs 3a as modified
in Paragraph I.b. above, 3g as modified above in
paragraph II.e., and that
4c, 4i-9 and 4i-lO should be omitted.
4j should be modified to read: The Applicant
shall submi t a detailed schedule of demoli tion,
completion of landscape improvements and completion of
constructiOn prior to submi ttal of final plat.
Included within this schedule shall be an agreement by
the Applicant to demolish all structures on the
property and complete all Seventh Street landscaping,
sidewalks and curbing improvements within 24 months of
the issuance of the first building permit and shall
guarantee the performance of such to the City.
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MEMORANDUM
FROM:
Bill Ness, Parks Superintendent
Douglas P. Alle~
April 21, 1987
TO:
DATE:
RE:
Your Memo of April 13, 1987 concerning
Agate Subdivision Preliminary Plat,
Landscaping
After reviewing the above memo and discussing it with both you
and Mr. Burstein it is my understanding that you and I have
agreed to a clarification of your memo as it relates to
excavation around existing trees.
I enclose a copy of my comments relative to our discussion solely
as it relates to this question. It is my understanding frOm
talking to you and to a tree expert that so long as the
excavation is not more than 180 degrees around a tree that the
excavation and building footprint could be done at the drip line
of the tree if a moisture barrier of plastic is used to prevent
the concrete foundation from leaohing into the root system of the
tree.
If this is the case I would appreciate a written clarification to
Mr. Burstein for the purposes of the Planning & Zoning Committee
meeting scheduled for this evening. If time does not permit, you
might indioate agreement with this modification and olarification
by initialing this memo to approve its substance.
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April 21, 1987
Dougla$ P. Allen, Esq.
Attorney at Law
Courthouse Plaza Building
530 East Main
Aspen, CO 81611
Re: Agate Subdivision
Dear Doug:
This will confirm our discussions and you letter dated 4/1 /87
regarding the Agate Subdivision and modifications to the R.F.T.A.
bU$ stop at Seventh and Bleeker.
A$ indicated in your letter, we have reque$ted and you
agreed to provide a bU$ pull-out along Seventh Street to
north of Bleeker. This curb cut will extend forty (40)
north along Seventh Street from the center of the existing
radius on the northeast corner of Seventh and Bleeker. This
cut will be five (5) feet in width east from the face of
existing curb, extend forty (40) feet north and then taper f
additional twenty-five (25) feet to the existing curb on Se
Street.
have
the
feet
curb
curb
the
r an
enth
In regard to a bus shelter at the corner of Seventh and Bl eker,
as previously discussed, the bus $top at this location do s not
presently rank high enough on R.F.T.A.'s priority list for U$ to
have programmed the placement of a shelter at this time We
certainly have no objection to anyone's placing a shelter a this
location with our approval; however, we presently have no plans
to place a shelter at the corner of Seventh and Bleeker. At
this time it is our desire to retain the present bus stop loca-
tion and configuration with the addition of the aforementioned
bus pull- out.
If you have any questions please let me know. We apprecia e your
20101 Wesl Highway 82' Aspen, Colorado 81611 . (303) 920-1905
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interest and cooperation and look forward to working with you 0
this worthwhile project.
(6::e.IY' ,0-.. ~
Bruce A. Abel
General Manager
pak
cc: steve Burstein, Aspen/Pitkin Planning
Paul S. Hilts, Director of Operations
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MEMORANDUM
TO:
steve Burstein, Planning Office
RE:
Douglas P. Allen, Attorney for Applicant
Agate Preliminary Subdivision-Supplemental Clarification
FROM:
DATE:
April 16, 1987
===~==========================================~==================
SUMMARY: You have requested clarification of certain items in
connection with the above application scheduled for presentation
before the City Planning and Zoning Commission on April 21, 1987.
This memo addresses that request.
1. The covenants to be recorded by the Developer shall
provi.de for an Architectural Control Committee to enforce the
guidelines for design that were submitted to you with the
original application. The homeowners association shall also be
responsible for the maintenance of the paved alley which provides
access to all of the homes in this city block.
2. The design guidelines as clarified shall provide that
the only roofs which may exceed the Code height are those with a
12/12 pitch. As this site is a PUD site and allows height
variance, the trade off and benefit received by the City and the
general public is a reduction in density from 12 units allowed by
Code to the 10 units the subject of this application, as well as
more asthetically pleasing buildings with less apparent mass and
a style which is not only compatible but complementary to both
the entrance to town and the adjoining Stallard House, one of the
most important landmarks in town. Also the 2-storey houses will
have less land coverage and thus allow more open and green space.
3. The Developer will cooperate with Mr. Bill Ness, the
Parks Director, to assure that the landscaping on the berm on
Seventh Street as well as throughout the entire block are
appropriate for use in this block. Any trees that are required
to be moved will, as requested, be done by professionals in that
field in cooperation with the Parks Department so that the trees
will survive and thrive in their relocated position.
4. Regarding the demolition schedule, the owner will
agree to demolish all existing buildings within 24 months of
issuance of the first building permit. Al though the present
conditions have existed for many years on this block, this
commitment assures that subsequent to development approval that
these existing buildings will be removed and replaced by those
very complementary to the entrance to town.
Page 1 of 2
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These clarifications coupled with the supplemental information to
be furnished to you by the architect, Wetzsteon & Associates
tomorrow, should resolve the questions raised by your comments in
our recent meetings.
Page 2 of'2
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GUIDELINES FOR DESIGN
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AGATE COURT
AS.PEN, COLORADO
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INTRODUCTION
INTRODUCTION
This guide has been prepared in order to communicate
those concepts which will promote design excellence as the Agate
Court project is developed. It is prepared to express the desire
of both the developer and architect to appropriately respond to
community concerns inherent in designing this project. Certainly
this project will have an immediate favorable impact on tte
neighborhood in which it is located. Quite likely it will te
studied in the future by others who are preparing to build homes
in Aspen. Our goal is that Agate Court be perceived as En
expression of design worthy of emulation by those following ~n
our footsteps.
With that goal comes the responsibility of formulatin~,
and then adhering to, design guidelines that will achieve th' s
goal. We consider the formulation and presentation of desi n
guidelines to be imperative to achieving a consistently hi h
level of design quality. Although it is our intention 0
complete this project, it is impossible to guarantee singul r
involvement through completion. In recognition of t e
possibili ty, however slim, that anyone or all of the origin 1
cast could change, we offer the following design guidelines 0
promote continuity of our design concept. Within the framewo k
of these guidelines there is latitude for full expression f
creative ability as the architect responds to the needs, tast s
and individuality of potential owners while at the same ti ue
conforming to and respecting historical precedent and the conte~t
of the existing neighhorhood surrounding this project.
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LANDSCAPING
LANDSCAPING
In recognition of the traditional planting strip betwee~
the street and sidewalk in many of Aspen's residential areas, alL
existing trees within this strip shall be maintained
Historically, this landscaping strip was serviced by a fairll7
extensive system of irrigation ditches which, for all intents an~
purposes, are no longer in use. Although many of these trees ar~
gone in the West End and there is only one remaining on thi ~
site, we will add 8 new cottonwood trees.
From the viewpoint, however, that appropriate landscapin
is a critical supplement to the finished environment (i. e. a
excellent building design can look sterile or uninviting with n
landscaping while even a mediocre design can be made attractiv
wi th creative landscaping), we intend to supplement existin
trees with new trees and other forms of vegetation.
It is not feasible to select, schedule and locat
landscaping for the entire project at this time. Fina
determination is dependent upon design development on th
individual lots. Criteria for ultimate development of th
landscaping plan are as follows:
1. Maintain, to the greatest possible degree, an
unbroken landscaping strip between street and
property lines.
2. utilize landscaping as a means of visually
moderating the transition in scale between
vehicular/pedestrian traffic and the homes.
3. Utilize landscaping to promote a sense,of
buildings-within-nature as opposed to nature-
attached-to-buildings.
4. Utilize a variety of species/sizes of land-
scaping to lend a compatible character to the
neighborhood.
5. Place particular emphasis on placement of
landscaping (plants, earth berms, retaining
walls, etc.) to:
a. Screen parked cars from view.
b. Screen trash collection areas from view.
c. Emphasize views from the homes to the mountains.
d. Define primary paths of pedestrian entry to
the houses.
During preliminary design I have placed particular
emphasis on retaining to the greatest extent feasible, all
landscaping on the site. Existing landscaping has been
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supplemented by adding
supplemental landscaping.
compatible
and
naturally-appearinc
r have explored all possibilities for retaining ever:,
tree. After having done so, however, it is my professional
opinion that tree #32 on Lot 4 must be relocated, if possible, o.
replaced to accommodate architectural design requirements. ThE
combination of setback requirements, parking requirements and_~
large trees in the center of the lot simply does not allow enougr
space to generate a design solution that is either functionally
or aesthetically pleasing.
Realistically, relocation of a tree this size is
difficult. Therefore, I have shown replacement of tree #32 witn
10 new Colorado blue spruce trees along Seventh Street and 13 new
cottonwood trees along Bleeker, Hallam and Sixth Streets. These
new trees, in combination with earth berms and existing and
relocated trees, will provide an attractive visual buffer between
the new Agate Court buildings and the traffic flow on Seventh
Street. At the same time they will help cut down sound
transmission into the living units from traffic passing the site.
All new trees will be 3-1/2" minimum caliper.
Any existing trees/plants shown on the plan to be
relocated which do not survive the transplantation shall be
replaced with new trees/plants of the same species.
All new landscaping will be selected and placed only
after consulting with the City of Aspen Parks Department.
Please see the written specification Section 02110 - Site
Clearing attached to the back of these design .guidelines. This
specification section will be made a part of the project manual
for each house.
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MA TERIALS
BUILDING MATERIALS
In keeping with the desire to generate design solution"
consistent with historical context, materials similar in texture
finish and scale to those presently found in existing histori p
residences will be used. These will include painted wood sidin,
or masonry veneer on walls, masonry fireplaces and retainin~
walls, wood window and door frames, and wood or earth-tone~
asphalt roofing shingles. At no time will metal roofing be used
Ornamental shingles, where used, shall be wood. Other specia
siding may be used for decorative detailing but only selectivel
and to a very limited extent. At no time will syntheti
materials such as aluminum or vinyl be used in a prominent way.
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ROOFLINES
ROOFLINES
The greatest opportunity for establishing a design theme,
architectural character, and controlling and/or reducing apparent
building "mass" may be found in roof design. A talente~
architect can visually generate many exterior forms from the sam~
floor plan. Setting interior considerations aside, the architect
could probably develop a colonial, a Spanish, a Victorian,
Chinese or sea-ranch "look" all from virtually the same plan. 0"
course, many elements combine to form the final design but th.
primary element used to establish any of these styles is the rooO
form.
Most historic residential buildings in Aspen ar~
characterized by steep roof pitches. The traditional roof slOp~
for a Victorian house is 12/12. We believe that repetition OF
this precedent at the Agate Court would help to promote a stron~
sense of neighborhood continuity, especially due to th~
prominence of the adjoining Stallard House.
Not only is this roof pitch traditional in nature, it i
a wonderful design tool when used to break up the mass of
building. A roof design composed of a series of gables, dormer
or hipped mansards varying in height and direction breaks th
volume down to a more human scale and is much more visuall
appealing than is a single roof plane sloped each way from
center ridge line.
There is a paradoxical restriction, however, in Aspe
which limi ts implementation of the above. Many of the mos
interesting houses in the historic districts exceed the 30-foo
ridge height restriction presently imposed. Even though they ar
taller at some points than present code restrictions would allol,
they "feel" considerably less massive than much of the recen
contemporary construction in Aspen. Obviously this is because
combination or series of rooflines used to cover the buildinc
plan, all sloping down quickly, will capture less visual an
actual volume than will a monolithic roof over the same plan eve
if the more complicated roof is occasionally higher at the ridg
line.
Historically, Victorian homes had 10 foot ceilings
Because it is not our intent to replicate exactly those Victoriar
homes built many years ago, but to blend new ideas with the old,
I felt that 9 foot high ceilings were adequate. But even witt
these lowered bearing heights, preliminary design has shown tha+
the 30-foot height allowed by Code is slightly under what I neec
to maintain the traditional 12/12 roof pitch over a plan that
responds to the demands of a buyer of a contemporary house.
Today's homeowner requires that the living/entertainment and
sleeping areas be at least slightly more generous than homes
built many years ago. This in turn mandates a ridge line of up
to 33 feet (refer to building section).
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I have explored many possi'ble framing/roofing solution~
for the first two buildings at Agate Court. The roof plans an~
elevations submitted reflect my best effort to maintain th~
integrity of the traditional 12/12 pitch. However, thes~
solutions exceed the maximum 30-foot height. Lot 5 would requir~
approximately a 32' maximum ridge height and Lot 1 would requir~
a 33' maximum ridge height. Because conformance to the 30-foo~
height would require either a combination of roof slopes on th~
same building or, more probably, a contemporary shed-roof desigr
of lower pitch, we are requesting a variance which would allow ~
maximum 33' ridge height. Approval of this variance would allo~
us to pursue a design theme much more in keeping with, and i r.
response to, traditional Victorian design directives.
We are requesting the variance only as it would apply tp
sloped roofs. On any building partially covered by a flat roof
that portion of the roof will conform to the existing maximu~
height of 25 feet for flat or mansard roofs.
,-,
,-
ORIENTATION, MASSING
ORIENTATION, MASSING AND ORNAMENTATION
The homes will be largely designed with kitchen, dining,
living rooms and a master bedroom on the second floor. This will
ensure that all homes have unobstructed views toward the southern
mountains. This will also place those areas typically requiring
the most glazing in a position to best utilize the potential of
solar heat gain during winter months.
Care will be taken to coordinate design solutions on
adjacent lots so that one house will not encroach on the primary
viewlines of another. Also, massing of buildings will be
considered with' 'an eye toward creating a pleasing three-
dimensional composi tion of interrelated forms rather than
considering each house to be a separate entity.
Facades within the project will be of similar sizes and
shapes and primarily oriented toward the street. Steep roof
pitches, vertically proportioned doors and windows and building
fronts with vertical emphasis may be used to maintain the feeling
of historic facades. The facades may be broken down into smaller
elements and the roof may step down in height as needed to
maintain the pedestrian scale associated with the typical West
End residential district.
Windows of vertical proportions with double-hung sash
will be the primary choice. In some instances vertically
proportioned windows will be paired. Windows of square
proportions may be used in dormers. Bay windows may be used to
create more interesting facades and picture windows without
sashes may bEl" used to facilitate unobstructed views out of south-
facing living and dining rooms.
Ornamental detail will be used selectively as a means of
amplifying the connection to existing Victorian structures. Such
detailing will be used as a visual frame of reference to
traditional style and method of construction but will not be used
to the extent that we attempt to duplicate exactly the authentic
Victorian construction of a previous era. Our intent is to
create a pleasing harmony between new and old.
Color schemes will be traditional in nature, i.e. subdued
or earth-tone colors for main facades and roofs with contrasting
accent colors on trim work. Masonry will be left natural and
unpainted.
,~
.-."
SECTION 02110 - SITE CLEARING
PART 1 - GENERAL
RELATED DOCUMENTS:
Drawings and general prOVlslons of Contract, including General and
Supplementary Conditions and Division-l Specification sections, apply
to work of this section.
DESCRIPTION OF WORK:
Site clearing work includes, but is not limited to:
Protection of existing trees.
Removal of trees and other vegetation.
Topsoil stripping.
Clearing and grubbing.
Removing above-grade improvements.
Removing below-grade improvements.
JOB CONDITIONS:
Protection of Existing Trees and Vegetation: Protect existing trees
and other vegetation indicated to remain in place, against unnecessary
cutting, breaking or skinning of roots, skinning and bruising of bark,
smothering of trees by stockpiling construction materials or excavated
materials within drip line, excess foot or vehicular traffic, or
parking of vehicles within drip line. Provide temporary guards to pro-
tect trees and vegetation to be left standing.
Water trees and other vegetation to remain within limits of contract
work as required to maintain their health during course of construc-
tion operations.
Provide protection for roots over 1" '. diameter cut during
construction operations. Coat cut faces with an emulsified asphalt,
or other acceptable coating, formulated for use on damaged plant
tissues. Temporarily cover exposed roots with wet burlap to prevent
roots from drying out; cover with earth as soon as possible.
Repair or replace trees and vegetation indicated to remain which are
damaged by construction operations, in a manner acceptable to
Architect. Employ licensed arborist to repair damages to trees and
shrubs.
Replace trees which cannot be repaired and restored to full- growth
status, per Other Conditions in the Owner/Contractor agreement.
02110-1
~
^
PART 2 - PRODUCTS
Not applicable to work of this section.
PART 3 - EXECUTION
SITE CLEARING:
General: Carefully and cleanly cut roots and branches of trees indi-
cated to be left standing, where such roots and branches obstruct new
construction.
Topsoil:
Strip topsoil to whatever depths encountered in a manner to prevent
intermingling with underlying subsoil or other objectionable
material.
Remove heavy growths of grass from areas before stripping.
Where trees are indicated to be left standing, stop topsoil
stripping a sufficient distance to prevent damage to main root
system.
Stockpile topsoil in storage piles. Construct storage piles to
freely drain surface water. Cover storage piles if required to pre-
vent wind-blown dust.
Dispose of unsuitable or excess topsoil same as waste material.
END OF SECTION 02110
02110-2
________ _~_ ,._...._.__0,'._ ,_,.,_,,,-,,,,~.,
m.--,~.___
,r\
.-.
MEMORANDUM
TO:
City Attorn",y
CHy Fngin€'€'r
Asp",n Wat",r O"'partm",nt
Asp€'n FI€'ctric O€'partm€'nt
F:nyi ron m,'" n t ~I 1-1", a It h
A~<p>il~ ...OPtlso1iclat€'ciSanHat ion {Ii sthc
Fit'", Marshall
Roaring Fork Transit
;:Coning Offi<:ial
FROI1:
Steve Rurst€'in, Planning Office
RF.:
Agat'" S'lb<iivision Pr",1 iminary PI at
OATF:
March ] (l, ] 987
--.-----------------------------------------.-------------------
--------------------------------------------------------------
Atta<:h",rJ for YOljr r",vi",w anrJ ':l')mr'l",nts is an appl i,-;atil')n sllbmitt",
by Ooug AII€'n on D€'half of his cli€'nt, Clark f. Co. requesUn
pr",liminary 0at sljbrJivisil')n to rJ",ml')lish th", ",xisting Agat.
structure and re-construct lelts for b single-family and ? duple
hom",sit",s. Th", prl')p"'rty is lo<:at",rj at S",v",nth Str",,,,t b",tw",,,,
F:I€'eker and Hall am Streets anel is 70neel F$-PUO.
PI",as", r",vi",w this mat",rial anrJ s",nrJ Yl')tlr ,:mnm",nts tl') this I')ffi,:.
no I at'H than April 7, 1'987 in oreler for this office to hay
ael€'quate time to prepar€' for its pres€'ntation before Plli7 on Apri
<:1.
Th a n k you.
-(/-//!: :?!-'O::':JI::.CI CAt-- I"'C. -;E.e.v,c?l'> f',y
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The"following table represents the'relative elevations of'the sevendifferent::.,
buildings at the ground. at the eavEt.1ine and at the peak. ' The same, arie.:pin-,'~"
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."..~~1}i!ll'~.320 .W.:,Maln Street, :.', ,~~'~~i~~j;~~,. ..""...,.,125.0...", ,,' 100.0',
.. ";'~~"":;'" ,~..t .: .' .. ....,.~...~~l>.,\f..\I'II:.l!.,,~',Jf'..,.. .... ~.". ..,' .".,.''',.:,
.";'&)I':\'il5'\~.333W;'Main.Street.~~.!.\it::~~:3S.j~:'~~-;, ':: - '121:7.1 100.0' ..:,;;,
, . .,:.;,:.,;,~:::".~,:",,,,,: ";':':: " r~~l~~.;.~"':'~~m~.:~~:.:.~v .;. " ... .;':
.~,;. j:,"~)i~:,513 W ;~~ B leeker Stre~t~~~.;.,;, ,.~~~,~~r.;,\~;~~:;... . 118~8'. 100.0 I
,"., "n,,'"'' " " ' , .""/.... :-r\.1~'III!'.' .
S 't,'~~';'~i. !?2~: .w ~r, 81 eeker . Str~er.;~;;(: .:...1.4P,!~;~~\ \,;;~;;'...' , ,.124..2 I 100.0 I
,:::,..~~~nh & .:~~llam{Apartme~tr: ...1}1:7'~~~~~e(.9f ~a.~,s~rd";roof) 100.0~ C
. ':71~W~),~I;I~,llam Street. '<~,t~~~~i~5r~\~...? ,~117:2' 100.0'
. .~~34: wnia.Uam Street " ::,:1?~4~1~~:;~;;,i:;.'.. .;....11~~8' 100.0'
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MEMORANDUM
,.", .,
i:!:(
1 i~ I, ~':
Uhl,j
i"" u
TO: Ste','e Burstein., Planning Office
~,
FROM: Bill Ness, Parks Superintendent
DATE: Apri113, 1937
RE: Agate Subdivision Preliminary Plat, Landscaping
Aft$r reviewing the Clark & Co. application submitted to your office, I see a
couple points to comment on. Although I believe the overall scheme is very
goOd.
Ttle 6th Streetirrigation ditch is still in service (summer only) and should
not be interfered with. If the developer needs to culvert this section of
ditch, 1If' corrugated steel culvert should be used, a concrete collective box
with a removable ",Tire screen., installed at 6th and Bleeker. The Parks
Department will maintain the collective box.
All trees to be relocated (2.3-.31) (42-49) will have t.o be replaced if they
don't survive the move. The eight new cottonwood trees that will replace
the trees being removed should be 4"-4112" diameter cottonless robusta B+B
stock. Any excavation that has t.o be done near the existing trees should not.
be closer than 2'-3' of the drip line,
The proposed 7th Street. sidewalk will require snow removal. This
responsibility will have to be part of the 'Agat$ Court' maintenance plan.
BN:mjm
MEMORANDUM
~
fn ~@(gO\Y1@:
f'
,
~ 7/987 I
II
r;/
ill
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t
------------------
------------------
7. Our lines are ~n
isting single pha se
rner of the alley ..t
imary wire west at a
. This will requi I-e
r from us and gi Ire
ivate property.
11 primary install d
r all the seconda y
,
~
TO:
Steve Burstein, Planning Office
FROM:
Don Gilbert, Electric Superintenden
DATE:
April 7, 1987
RE:
Agate Subdivision Preliminary Plat
---------------------------------------------
---------------------------------------------
Dear Sir:
We reviewed the Plans sent to us March 10,198
the east side of North 6th street, with a ex
transformer located at the North-East co
north 6th St. You will need to extend the pr
location off the alley for a new transformer
a trench and piping to our specifications.
The developer will have to buy the trans forme
us a signed easement..to place this unit on pr
The developer also pays for half (1/2) of a
material used. They also will have to pay fo
connectors we use in or on the transformer.
Thank You
1ff'6~
Electric Superintendent
PUBLIC NOTICE
,/"
'0--
RE: AGATE SUBDIVISION PRELIMINARY PLAT
NOTICE IS HEREBY GIVEN Hlat a publ ic hearing wi II bl' helel on
April ;';1, 1987, at a ml'eting to hegin at '="00 P.M. h,'fore the
Asp",n Planning anrl Zoning Commission, lst flol1r, City COIIncil
C:haml'(.rs:" ]30:::;. Galena:- Asp€-Ii:o CClIC1radCl tn ('(\osic1E<f an appl ica-
tion slJhmitt",rl by nOllg AII"'n on t)",half of his .:Ii.",nt, CI ark e" Co.
requesting prel iminary plat suhelivision tn el",mnl ish the e:dsting
Agat", structlJr", anrl r",-cnnstrlJct lots for 6 singl",-family anrl 2
liuple~.: hl'me~;jtes. The propel'ty is locateel at Seventh Street
t)",tw",,,,n 81.,,,,k,,,r and Hall am Str",,,,ts and is <:on",rl R6-PIJ[).
For further information,
Off i.1:~, 1750 S..Ga r ~n.a St r~~t,
/'0:;::00:" E-::-d.. :?:;'3.
cont act
Rspt=:n:o
the Aspen/Pitkin Planning
Colorarlo 8l6ll (303) g?S-
~LC~_H~itQn_Bnd~~~Qn___________
Chairman, Asp",n Planning and
78ning CQmmission
================================================================
Puhl i shl'el in the Aspl'n Times on Ppri I ?, 1':'1::':7.
City of Aspc,n A.:,:ollnt.
"i:'.!,;".i...;! "':anning Office
~:'-!i1l\ ~ ""',' I"...a
r\,:;\':,,' -Or~;',:::~~, ,
.:.'~~IIIl.. ,;'<'''':''~'>olllN1
>'-:>\lft'I>>, '6.}',~ .~.u.
"BAR 51
2d02LS7.:l
(,>:~::,?,)
, PMI
1981
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EiARRIE
RETU/:;:N' TO SEN[)E!:f~
E:OX CLOSE:[).
'-
-------/
ANNE BARRIE
P. O. BOX 10451
ASPEN, CO 81612
-
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APR 21981
MEMORANDUM
l ~ . ' : : : .
,. iJ:
~~.,
To:
Steve Burstetrt, Planning.Office
From: Elyse Elliott, Engineering Department
Date: April 2, 1987
Re: Agate Subdivision Preliminary Plat
================================================================
The Plat has meet nearly all our requirements, the only inform
ation that it is lacking is the addresses of the adaject propert
owners as they appear on the assessor's rolls. This is i
accordance to Section 20-12(p).
Other than this, we have no problem with this application. Our
conditions pertaining to prior applications have been met.
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1Wl3 I 1987
r
Msrch 27, 1987
Mr. Steve Burtein
City/County Planning Department
130 South Galena Street
Aspen, CO 81611
De.... Steve:
Thank you for Bffording R.r.T.A. the opportunity to comaent ~n
the Agate Subdivieion Preliainary Plst. We have Keveral comment.
specific to transit needs. which have the potentisl to signif-
icantly improve pa.senger amenities in the ares.
I
Fir..t, the proposedbu$ atopal the corDer of Bl"eker and Seventh
Str'eelft is not on ourprell..nt priority li8t for bus .hellrr
i"8t..118tloo site.. However, if the developers would he inter-
eated in buying and inetelliog one of the ahelters we presently
have in stock, we would certeinly heve no objections to worki~g
with the.. On Ih"t.
I .
OUT top priorily, at this ti~e. in that area ta .aintaining
..top at that location. Our only r..a} Deed woulrlbe for a spot io
place the stop sarke... We would a1ao be extre.ely inlereet..d 10
a curb cut at that location wbich would facilitate passenger pick
UP" ood drop off... At present, because of aeveraJ trees located
near the curb, Qur buses are often forced to block the progr..,,,
of vehicle. lurning fro. Bleeker atreet onlo Seventh Street. I
I
We look forward to workina: wi,th the developen, on the plannillll
and i..ph,.entation of the curb cut, 811 well ail the corner areal"
general.
!f you have any further queation.. regarding our co...,nts, pleas..
feel free to contact me at your earliest convenience.
Sincerely,
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Bruce A. Abel
General Me.ulIger
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Pe."l S. Hilt..
Direetor o~ Opere.tion8
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20101 We",Highw8~62.A$pef1, OoIofado61611'{3(3)S2l).-1905
ASPEN WATER DEPARTMENT
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MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
STEVE BURSTEIN, PLANNING OFFICE
JIM MARKALUNAS
AGATE SUBDIVISIO
MARCH 19, 1987
,
------,.
We have received the C ark and Company application (Aga e
Subdivision) as submitte y Doug Allen and having noted h s
comments in paragraph (8) and these comments support our previo~s
statements (see attached) regarding availability of water a d
that the applicant agrees to abandon any old taps which are n t
to be used in conjunction with the development of the propertl,.
We have no further comments.
JM:ab
cc: Jay
Attachment: (1)
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CITYOF~ ASPEN
130 soutbgalena street,
aspen, colorado 81611
303-925 -2020,
December 17, 1984
DouglBs P. All~n. Attorney at Law
Courthouse Plaza Bldg.
530 East Haln Street, 1st Floor
Aspen, CO.. 81611
Dear Doug,
,
,In regards to your, letter of November 20, please accept my apologies for
the delay. However, I did not receive this letter until December 10. The
property in questi~n is the'old Agate property now presently owned by C.K.
Clark and the, existing facilities are presently serviced ,by the City of Asp n
Water Department.
We now have water mains located in Bleeker, Hallam, and 6th Street and you
may access the existing City water main at any of these locations. Water
will be available to you for any new development upon application and payme t
of any necessary tap fees. We will of course credit you with any existing
facilities now conn~cted to the mains in accordance with our established
policy.
Should you install any new water services or abondon any existing services,
you must agree to physically disconnect any old services from the'main in
accordance with out policy for the abandonment of old service lines.
If these conditions ,are met, I see no prOblem with your and your clients
~ obtaining water for your development.
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im Karkalunas, Director
spen Water Department
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ENVIRONMENTAL HEALTH CEPART
MEMORANDUM
MAR 18 1987
@[gD~
To: steve Burstein, Planning Office
From: Thomas S. Dunlop, Director -rslJ
Environmental Health Department
Date: March 16, 1987
Re: Agate Subdivision Preliminary Plat
===~======~=======~===~======================~================ =
This office has reviewed the above-mentioned submittal for he
following environmental concerns.
Air Pollution:
Demolition: The applicant will be asked to perform a survey of
the existing dwellings that are scheduled to be torn down to
determine i.f asbestos is present in any form in or on he
structures. If asbestos is found the product shall be samp ed
and analyzed by qualified individuals. with the laboratory rep rt
being forwarded to this office for review. This process shall be
accomplished prior to any actual demolition.
Should asbestos prove to be present the applicant shall fol ow
the procedures for removal as outlined in Regulation 8, Sect on
II (B) 4, titled Asbestos, Demolition and Renovation, of he
Colorado Air Quality Control Regulations and Ambient Air Qual ty
Standards. This shall include filing the Notice Of Intent as
described in Regulation 8 referred to above.
Construction: The applicant shall provide the means to moni or
and remove any dirt or mud carryout from the project onto C ty
streets or State highways. This shall involve daily monitor ng
of the haul routes of equipment entering and leaving the s te
during the demolition and construction. period. Further, da ly
removal of mud or dirt will be required with the dirt be ng
deposited back on the applicant's property. Removal of mud nd
dirt shall be accomplished with a mechanical sweeper that u es
water to minimize dust.
During actual construction the applicant shall provide an
approved means to control wind blown (fugitive) dust from leav ng
the property should it become a problem. This may take the f rm
of watering, use of dust suppression chemicals, fencing the si e,
shrouding the work area or any combination of the above.
The applicant shall file a fugitive dust control plan with t is
office prior to construction. The applicant shall also submit an
Air Pollution Emission Notice and an Air Pollution Per it
application to the Colorado Health Department. The Color do
Health Department will review the permit application and det r-
mine if a permit is actually needed. Should it be determi ed
that a permit is not needed the filing fee will be returned to
130"South Galena Stri:!et
.4.spen. Colorado 81611
303/925-2020
r"', ASPEN.PITKIN I""-;
ENVIRqNMENTAL HEALTH CEPARTMENT
Agate Subdivision Preliminar,y Plat
March 16,1987
Page 2
the applicant. Send the information to: Colorado Health Depa
ment, Mr. Scott Miller, 222 S. 6th Street, Room 232, Gr
Junc,tion, Colorado 8150l.
The authority for the above request can be found in Regulatio
of the Colorado Air Quality Control Regulations and Ambient
Quality Standards.
Solid Fuel Burning Devices: The total nulllberof solid f el
burning devices that will be installed in this project is ot
known and is not mentioned in the submittal. The applicant w'll
have to comply with Ordinance 5 series 1986 commonly known as he
city Of Aspen Solid Fuel Burning Ordinance.
Noise Abatement:
The applicant will be required to comply with City Of As en
Ordinance 2 series 1981, titled Noise Abatement. All no'se
related to demolition and construction activities will be cove ed
under the maximum decibel levels as directed by the ordinance.
Contaminated Soils:
If mine dumps, mine tailings or mine waste rock are uncove
during the excavation phase of the project it will be
responsibility of the applicant to have the material tested
determine the heavy metal content of the sample. The t
results shall be submitted to this office for review prior
remova,l of the soil from the site.
There is no actual requirement to force the applicant to perf rm
these tests. However, as the result of past involvement w' th
Federal legislation governing the handling and disposition of
mine waste, this department wants to have an accounting of 11
"hazardous waste" should the Federal, government decide they w nt
to become further involved in the Aspen area.
Sewaqe Disposal:
Service to this project by the Aspen Consolidated Sanitati n
Districts public sewage collection system is in conformance wi h
pOlicies of this office.
Water SUPPlv:
Service to this project by
the City Of Aspen Water
policies of this office.,
, - .' , ,
the distribution lines as provided y
Department is in conformance wi h
130' South Gale'ria Street:
'Aspen, Co'lor-ado a"l811
303/925-2020
,....., ASPEN.PITKIN ~
ENVIRONMENTAL HEALT'H DEPARTMENT
Agate Subdivision Preliminary Plat
March 16,1987
Page 3
General:
The applicant can visit this office to obtain copies of 11
codes, rules and regulations or laws referred to in this revie
130' South 'Galena' Street
Aspen,. Colorado B1611
.303/925-2020 I
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MEMORANDUM
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TO:
FROM:
RE:
DATE:
STEVE BURSTEIN, PLANNING
WAYNE L. VANDEMARK, FIRE MARSHAL
AGATE SUBDIVISION
MARCH 10, 1987
-------------------------------------------------------------
-------------------------------------------------------------
I have reviewed the preliminary plat of the above menti ned
subdivision, The area is within the Fire Departments three mi ute
response time. There is adequate water available for firefigh ing
any of the structures with the indicated fire load. The aIle is
an alternative for rescue and firefighting, however in orde to
minimize through traffic, there is no objection to continue the
curbing along seventh street, If it is absolutely necessary for
emergency vehicles to enter or exit this end of the alley hey
will simply jump the curbing as would be done in the mall are s,
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March 4, 1987
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Mr. Steve Burstein
Aspen Pitkin County Planning Office
130 South Galena
Aspen, CO 81611
Re: Agate Preliminary Subdivision Application
"
Dear Steve:
The purpose of this letter is to clarify some items in the ab ve
application pursuant to our conversation of last week.
1. I
prepared by
architectural
enclose a copy of
Terry Wetzsteon,
concerns.
the Architectural Guideli es
A. LA. This addresses y ur
2. Relative to utility easements, there are no uti1 ty
easements affecting the site.
3. Terry is also furnishing you with his computation of
the open space in both percentages and square footage.
4. Curbs and gutters presently exist on the ent re
perimeter of the site.
5. The trash pick-up will be from the alley and from
individual trash containers at each home.
6. The alley is 20 feet in width and will be paved w th
asphalt as are the surrounding streets.
7. The site plan does detail the
proposed bus stop at the south west corner
actual bus shelter to be furnished by RFTA.
location for
of the site,
he
he
8. The water mains which now exist on Bleeker, Hal am
and Sixth Street are available for use by the homes uIon
application and payment of tap fees. Pursuant to the letter flom
Jim Markalunas, Director of the Water Department, the applic nt
may tap in to these mains upon physical disconnection of any (ld
service and in accordance with the Water Department pOlicy or
abandonment of old service lines. The applicant commits to do
just this.
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Mr. steve Burstein
Re: Agate Court Preliminary Subdivision Application
March 4, 1987
Page Two
9. Sanitary sewer is also available at the site and ay
be used upon application and payment of customary tap fees.
10. Developer covenants that the drainage runoff will ot
exceed present drainage runoff. If the engineering departm nt
determines otherwise the developer will detain the runoff in
drywells.
11. Due to the premise in this application and condit'on
6 of conceptual approval that the applicant provide details on
the internal makeup of the two duplexes, such internal makeup as
been provided on the site plan. The building envelopes re
indicated on the site plan for both of these lots, Lot 1 and ot
5. The building envelopes for the remaining six single fam' ly
lots are indicated on the site plan and are the cOde-requi ed
setbacks save and except for the existing trees which are to
remain in their present locations.
12. The developer's sidewalk commitment is shown on he
site plan.
13. No request is made by the applicant for any variat'on
in connection with Code FAR and only a 3-foot height variance is
requested in order to accommodate the architectural style nd
compatibili ty sought to be achieved with the Victor an
architecture.
Allen
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February 10, 1987
Mr. Steve Burstein
Aspen Pitkin County Planning Office
130 South Galena
Aspen, CO 81611
Re: Agate Subdivision preliminary Submission
Dear Steve:
In connection with the above I enclose the following:
1. Client Check No. 13570 in the amount of $1,350.00
representing the application fee.
2. 21 copies of survey plat of subdivision.
3. 21 copies of preliminary site plan.
4. List of Adjacent Owners.
5. Preaddressed, stamped envelopes for adjacent owners.
In keeping with the Aspen Area Comprehensive Plan, histo ic
preservation element concepts as established by the As en
Planning and Zoning Commission in 1986, formally endorsed by he
Ci ty Council of Aspen on August 28, 1986 and by the Histo ic
Preservation Committee on July 25, 1986, there will be a str ng
Victorian emphasis in this development. In order to achieve t is
desired effect it is necessary to request a 1.5 foot hei ht
variance to achieve the Victorian effect desired. While t is
height is substantially less than that of most of the outstand ng
Victorian houses in the West End, the architect has determi ed
that a Victorian style of architecture can be achieved with 0 ly
this slight variance.
The covenants for the subdivision will
architecture as well as Victorian type colors
homes in the subdivision in order to insure
the Victorian theme and especially with the
House Museum.
require Victor an
for the individ al
oompatibility w'th
adjoining Stall rd
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Mr. Steve Burstein
Re: Agate Subdivision Preliminary Submission
February 10, 1987
Page Two
---------------------------------------------
As a result of substantially reconfiguring the house to be
constructed on Lot 4, it will only be necessary to remove one
tree which cannot be relocated. This one tree to be removed ill
be replaced by nine Colorado Blue Spruce trees with an 8- oot
minimum height and eight new Cottonwood trees.
~ru,y youro.
~o/Allen
DPA/pkm
Enclosures
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PROJ ECT NAME:
\;APPL !CANT: 1
'''Appll.cant Addres
REPRES EN TAT IV E:
Representative Addre s
Type of Application: (
I. GMP/Subdivision/PUD
~
CASE NO.
STAFF:
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DATE
DATE
1. Conceptual Submission
2. preliminary Plat
3. Final Plat
20
12
6
$2,730.00
1,640.00
820.00
II. Subdivision/PUD
1. Concept ual Submi ssion /
2. prel iminary plat
3. Final PIa t
V.
All "One Step" Appl ications
Referral Fees - E~ironmental
Health, Housing Office
1. Minor Appl icationsJ
2. Major Applications /
Referr<;tl Fe:,s-;
Engl.neerl.ng
Minor Applications
Major Applications
14
9
6
11
5
$1,900.00
1,220.00
820.00
$1,490.00
III. All "Two Step" Appl ications
IV.
$
6 80 . 0 0
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2
$
50.00
5
$ 125.00
80.00
200.00
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--------------------------------------------------------------------
./ Aspen Consol. S. D. _ School District
Mtn. Bell _ Rocky Mtn. Nat. Gas
;::.7 Par ks Dept. _ State Hwy Dept (Glenw )
-:-:;;T Holy Cross Electric 'Statellwy Dept (Gr.Jt )
~ Fire Marshall '~ Bldg: Zoning/Inspect
Fire Chief _ Other:
~ Roaring Fork Transit _ Roaring Fork gy Cen er
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Ci ty Atty V. Ci ty Engi neer BuD di ng Dept.
C~~) CC MEETING DATE: -:)'-^"~,dd PUBLIC HEARING: YES @
DATE REFERRED: slcnf2b IN IT IALS: Cf!-
=============================b==~================~~===========
REFERRALS:
V/ ,
~l.ty Atty
~v/ACity Engineer
Housing DiL
, Aspen ~Iater
--;?' City Electric
-..lL... Env i L HI th .
Oth e r :
l CLUJ}:
Oth er:
FILE STATUS M,D LOCATION:
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1., The Applicant shall provide a landscape plan meeting th
requirements of Sections 24-8.,9 and 20-12 of'the Co e.
Included within said plan shall be a design which shall
significantly increase the landscape buffer along 7th Street
so as to provide relief from the noise of traffic for the
residents and so as to better screen the view of the u its
from the hiqhway.. The Applicant shall entirely move the
duplexes off Lots A and K, and may request setback varia ces
to accomplish the intent of no development on the hig ay
side, but a total of ten (10) units being approved on the
si te..
2., The Applicant shall relocate any structure which would ave
required the removal of a tree which cannot be replanted and
demonstrate that all trees considered significant by the
Parks Director are retained in place or shall be reloc ted
on the site.. The Applicant shall show building footpr' nts
for all ten (10) units at the Preliminary Plat stage..
3. The Applicant shall provide for alley access for all
units within the project and alley access for trash remo
and the proj ect shall have no curb cuts on either Hall
Bleeker Streets., HQwe~eJ:." fl.exibility shall be given in
review of driveways and footprint locations at the prel
nary Plat stage if it can be demonstrated that said fl
bility is the only way to retain the most im!X)rtant tree
J the si te..
The Applicant shall contact the Fire Department to deter ine
the necessity of keeping the alley open onto 7th Street. If
the department indicates in writing that the alley mus be
kept open, then the Applicant shall agree to place a no eft
turn sign at the exit to 7th Street.. In the absence of uch
a written statement, the Applicant shall alter the desig to
show no exit or entrance for cars along 7th Street, a
properly designed turn around at the end of the cul-d- ac,
and a continuous landscaped berm in this location.
4.,
5..
The Applicant shall revise the design of the "auto cou ts"
such that the driveways are narrowed to approximately 6',
. in accord with the recommendations of the Engineering
Department, but shall also insure that the alley conti ues
to provide adequate area for service vehicle access.,
The Appl icant shall provide details on the internal ma
of the two duplexes so as to insure that one parking s
is provided for each bedroom within the project.
7..
The Applicants shall provide a bus stop at the
Seventh and Bleeker meeting the specifications of
shall provide a sidewalk for the length of Seventh
corne of
RFTA, and
Stree '.
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8. The Applicant shall demonstrate rompliance with Section
2~ for any units which are to be rondominiumized, or sh
s~mply not rondomini umiz e any unit for a period of 18 mon
after its occupancy..
9.. The Applicant shall meet the setback and height limitati ns
of the City Cbde as indicated by Bill Drueding in his review
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I. THE DESIGN COMMITTEE
The Design Commit.tee consists of t.hree regular members plus
alternates, appointed by the Declarant, One member and at least ne
alt.ernate is a licensed architect. practicing in the Aspen-Snowmass area.
At least one other regular member is a 1010 Ute Avenue homeovme
appointed from a list of candidates submitted by t.he Homeowners I
Association. Approval of submitt.als must have the affirmative vot of
the architect member plus one other member (or a majority of th
quorum). The Committee also consists of a representative from 101
Corporation.
The Committee meets at regular intervals. These meetings a
scheduled for the first and third Thursdays of each month. Owner
their representatives having a project to be reviewed may call (3 3)
925-6537 to have their home placed on the agenda. Appointments wi I be
scheduled and applicants will be notified of their scheduled tim
Please note that the agenda is closed on the Tuesday preceding t e
meeting.
Lot owners and their architects who may be unclear as to t
procedures or have questions concerning Design Committee policy
their specific designs, are encouraged to discuss proposed proje
with members of the Committee prior to the actual design process.
should be pointed out, however, that a positive reaction from a me
of the Committee during the course of such preliminary discussion
not constitute approval. Such approval of plans is granted by t
Committ.ee as a whole only after a proper submittal has been made.
written architectural approval is then issued.
Individual members of the Committee may from time to time gi e
unilateral approval on details, minor changes, etc. In such cases,
approval will be specifically given in writing. To avoid a variet of
problems relative to particular designs and submittals of propos d
construction, the Design Committee is requiring that all plans a d
specifications for proposed construction be prepared and submitted y a
practicing and licensed architect on behalf of the owner. Please ote
that this policy does not require architects to be licensed in t e
state of Colorado. However, all architects must provide their st mp
affixed to the drawings. Under certain circumstances, the Desig
Committee may require that a structure also be certified by a
structural engineer.
II. THE PHILOSOPHY OF ARCHITECTURAL APPROVALS.
The justification for development of an area such as 1010 U e
Subdivision is t.hat this development makes it possible for more pe pIe
to enjoy special facilities and exposure to beautiful natural
'surroundings. Beyond this, there can be no improvement on na tur
Because of this, we do everything we can to encourage the maintena ce
of our natural surroundings as completely as possible.
It is wit.h a full appreciation of our responsibility to all of the
property owners that the Design Committee intends to administer t e
- 1 -
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design cont.rols uncompromisingly. Each home must contribut.e a
positively as possible to the overall environment.
It is not the intent of the Design Committee to inhibit excel ence
of design, nor to limit the owner to any preconceived type of ho se
precluding the varied imagination we wish to promote. Rather, i s
int.ent is to uphold the Covenants and to protect the owners who h ve
purchased land from any construction which might tend to damage he
natural beauty or diminish the general character of the area.
Architecture is an art, a science, and a profession. It is a
wedding of Function: the planning and relationship of spaces wh' ch
meet human needs; Structure: the method of enclosing the space; nd
Beauty: that. quality of art without which no building can qualif as
architecture. To meet these demands and set them into a given sit on
a fixed budget is a formidable task, one which requires the servic s of
a talented architect.
Fitting a house unobtrusively into the natural environment
disturbing as little as possible of the natural surroundings and he
view of others is the primary basis for the specific design crite ia
that the Committee will apply; such as site grading, landscaping,
colors, materials, and siting of the structure.
III. BEFORE PLANNING BEGINS.
Once a property owner has made the decision to build, he wi 1
naturally be excited and will want to press ahead quickly. Howeve, a
few cautionary steps should be taken first. The following suggest ons
will not only expedite approval by the Design Committee, but will Iso
result in a more valuable and enjoyable home in the years to come.
A. The package should be read by owners and their arChitects
thoroughly.
B. The Declaration of Protective Covenants applying to the ot.
These documents are referred to in the title insurance commitmen
issued to the owner when the lot was purchased. If the title insur nce
company did not provide copies of these documents with the polic ,
copies can be obtained by contacting the local office of the tit e
company which issued the policy or call the Homeowners' Associati n
office (303) 925-6537. The recorded plat and improvements envelope map
of the subdivision also contains information required for planning.
C. The owner t s architect would ,be wise to discuss his
objectives, standards, and ideas with a member of the Design Committee
before doing virtually any drawing. It is strongly recommended that
the owner and the architect visit and investigate the site prior 0
initial design work. The-. corners of all homesites have been
monumented. Using the recorded subdivision plat, the architect sho Id
be able to find these monument.s easily. Care should be t.aken to in ure
the monuments identified are, in fact, true lot corner monuments a d
not offset corner monuments, points of tangency, section corners ~r
easement lines which may also be located on the lot or along lot Ii \es.
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If the monuments cannot be found, seek the assistance of a licen ed
surveyor before beginning any planning.
Before t.he architect begins his site plan, he should have a
licensed surveyor do an accurate topographic survey of the lot wit the
building setbacks drawn in. This will be required as part of the inal
submittal during the approval process. It is required by the As en
Building Department for construction of all homes t.o obtain a geo ogic
soil analysis of the homesite.
IV. REQUIREMENTS FOR SUBMITTAL TO THE DESIGN COMMITTEE.
The following are the requirements to be submitted for prelim'nary
and final architectural review. Omission of any items on this lis can
result in a substantial delay in review. Also, owners and archit cts
are strongly urged not to go from a conceptual stage to final wor ing
drawings. Instead, a submittal of preliminary drawings to scale s ould
be made. This will avoid a large investment in the wrong direct'on,
and will allow the Committee to make basic comments before the pla has
become rigid. Such preliminary submission also helps insure that the
intent of the Committee has been understood by the architect.
Preliminary submissions shall consist of the following
plans and details:
A. Site Plan. Must show existing and finished elevatio
contours, roof plan, walks, driveways, fences, drainage, utili
locations, significant trees and shrubs, any exterior lighting
attached to ,the structure, decks, hot tubs, swimming pools, et
(minimum scale I "=20 ') . It must also show all property lines
improvement envelope lines, and easements of record. The locatio of
adjoining lots and structures must also be shown. Show location of
existing and proposed drainage systems, including culverts, all ut'lity
lines and location of utility meters, trash enclosures, easements, and
retaining walls including heights.
B. Floor Plans. The use of each room must be clearly lab
(kitchen, bedroom, etc.) as well as the elevation of each floor.
C. Exterior Elevations. A minimum of four elevation views are
required. Show existing and finished grades. Show all exteri r
features including locat.ion of utility meters, exterior lighting, rash
mclosures, etc. All exterior materials must be called out on he
drawings, including the type of roofing finish, type of window fr mes
and glass, siding masonry materials, etc. Show location of subsu face
and foundation drains. Height of t.he roof above the highest gr de
adjoining the structure must be shown.
D. Cross-Section. A cross-section to indicate situating 0 the
building with respect to the contours of the lot should be provide
E. Fees. A preliminary review fee, payable to the 1010 te
Avenue Design Committee, in the amount of $175.00 must be paid. For
preliminary review for additions the fee is $75.00.
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Final submissions shall include at. least three sets of plans and
shall essentially be finished working drawings including all of he
requirements for preliminary submission plus:
A. Color Samples. Samples of all exterior colors must be
submitted, applied on an actual sample of the mat.erials to be used
B. Exterior Lighting. Catalog sheets showing the type of
fixture at each location and specifying the bulb wattage to be use .
C. Landscaping Plan. Show proposed veget.ation plan, cribb'ng
detail, paving plans, grading plans, etc.
D. Cross-Section. At least one cross-section must be submi ted
showing all construction details.
E. Structural Drawings.
F. Deposit. A final inspection deposit of $500.00, payable to
the 1010 Ute Avenue Homeowners' Association, plus an inspection fe of
$75.00 will be paid before final, stamped plans are released from the
Design Committ.ee. The $500.00 deposit will be refunded upon completion
and determination that the residence is built in compliance with final,
approved plans in accordance with the Covenants.
Each drawing should have clearly stated: (a) the scale (b) the
orientation, (c) lot number, (d) the owner's name, current address, and
telephone number, (e) the architect I s name, address and telephon
number, and (f) the date. Please indicate to the Design Committee to
which address the Certificate of Architectural Approval should be s nt.
V. MAJOR DESIGN CO~1ITTEE CONSIDERATIONS.
A. Site Plan.
1. Grading: The use of retaining walls affords a go d
design solution to reduce steep cuts or fills. Excessive cutting or
filling is discouraged when it can be avoided and will not be acce ted
without adequate justification. Grading not related to the building
access or drainage will be discouraged. All dimensions and setbacks
should be shown in order to locate the house on the site.
The home should be specifically designed to fit its sit
rather than adjusting the site to fit the house. All grading shall be
accomplished in such a manner as to give the appearance of natura
contours.
2. Driveways and Parking: The Committee cautions both ot
owners and architects to give very careful consideration to drivewa s.
While steep driveways are not prohibited, they are allowed only whe no
other solution is practical. It. is suggested that driveway grades be
kept under 8% for satisfactory year-round use. If a driveway is
constructed of concrete, the surface should be textured.
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Adequate culverts must be provided where drives and alks
cross ditches and drainage trenches. Every culvert is to have c ncret.e
headwalls un both ends with the curb flush with the finished dr' vel/ay
surface. All parking and garages shall occur within the improvements
envelope lines. A minimum of one off-street parking space mus be
provided for each bedroom per parking requirements of the City of
Aspen.
3. Siting: The home must be sited to minimize
of view of adjoining property owners. Solar orientation should
maximized. Adherence to primary and secondary views is mandator
Exhibit "C").
4. Trees: Indicate on the site plan all signific nt
existing t.rees to be removed. Unwarranted tree and vegetation re oval
will not be allowed. All trees to be removed are to be physically
marked in the staking procedure and approved during the site sta ing
inspection.
5. Fences: Fences are discouraged, but will be consi ered
on an individual exception basis and will be allowed only within the
improvements envelope. Indicate on the plat plan all fences to be
built and their heights. Any fence which is not programmed with the
house shall be submitted in the future as a separate item, showin the
layout and design of the fence. Wire fences, such as chain Ii k,
barbed and strand are not allowed and will not be accepted. Fe ces
should be designed as an integral part of the house and enclose a
minimum area. The color of fences should be kept subdued and
integrated with the house colors.
6. Paved Areas: Paved areas should be held to the abs lute
minimum that is necessary.
B. Floor Plan.
1. Living Area: Floor Area Ratio calculations must be
printed on floor plans and be within the FAR indicated for the 1 t.
The minimum FAR for Lots 1 through 16 shall be not less than 3,000 sq.
ft. plus garage.
2. Equipment and Structure Use: The basic interest of the
Design Committee in regard to the floor plan is its effect on t e
exterior of the house, and thus upon the neighborhood. Equipment uch
as water heaters, kitchen appliances, wet bars, st.orage areas, gar age
areas and meter locations, etc., must be shown on the floor plan all
220 volt power outlets must be indicated also).
3. Trash Enclosures: It is required that trash enclos res
be located inside the building proper or fficlosed. Location of trash
containers or trash container enclosures shall be shown on t.he plans.
4. Meters: Utility meters shall be placed in
conspicuous a location as possible. Location of meters are to
on the plans and meters must be screened from view. Exposed
as
be sown
pipi g
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should be painted to mat.ch exterior colors of the house. '1'he a ea
immediately around the meters should be cleared to allow for acc ss.
Electric meters, switches or circu~t breaker boxes are not to Ie
located in the same enclosure with the gas meter and regula to .
Enclosures for gas meters and regulators are t.o be vented in compliance
with the City of Aspen Building Codes.
C. Exterior Elevations.
1. General: Exterior materials should be kept to a maximum
of three of stone, wood and glass. Good design usually requires t.hat
few materials be used well. Stucco facades are prohibited. Use of
native lichen rock is encouraged as opposed to manufactured ston or
other masonry not generally used locally.
2. Windows: Wood or dark anodized aluminum frames re
permitted. No bare aluminum or windows, storm doors, storm sash or
screen frames is permitted. Smokey or dark bronze tinted glass is
permitted, but not mirror glass. Sectioning glass areas with muntins
if used must be authentic.
3. Decorations: Fake facades, imitations, or Swiss or
Tyrolean motifs will not be approved. Gingerbread ornamentation on
houses is discouraged inasmuch as it tends to date the house, as ell
as make it appear inexpensive unless handled with unusal finesse. Any
detailing from "period" architecture is discouraged. Well designed
homes seldom need to resort to applied decoration for interest. Design
and character should be compatible with the surroundings and harmo ious
with the intent of the neighborhood. Decorations on the garage doors
will not be approved. Garage doors shall be kept subdued. Emph sis
shall be placed on the house and entrance, not on the doors of a
garage. All bare metal surfaces must be painted.
4. Height Limits: The building height
with the current City of Aspen zoning ordinances.
IS, no building element shall exceed twelve (12)
centerline plane of the East,ridge.
limit shall co form
For Lots 13, 1 and
feet above the
5. TV Antennas: Antennas, where allowed, shall not be
placed on the roof to interfere with the views of other homes.
6. Roofs: #1 Cedar Shakes or wood shingles are the nly
approved roof materials. Roof design is very important and is expected
to be well done. Garage and outbuilding roofs must have continui y of
design with the house roof, and the same materials should be us d.
Roof and balcony projections are not permitted outside the improve ents
envelope lines. The maximum and preferred roof pitch shall be 6 i ches
vertical rise in 12 inches horizontal. Flat roofs are discouraged, but
partial flat roofs may be allowed upon review.
Solar collectors, if used, must be integrated into t e
building design and constructed of materials that minimize their visual
impact. (For example, unfinished aluminum frames are not accepta Ie.)
Solar panels to be used must be approved by the Design Committee.
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Snm: guards must be included in areas where snow slidi g
would be deemed as a possible hazard.
7. Drains: Roof, surface, and subsurface drains canno be
connected to sanit.ary sewers. Subsurface and roof drains should be
directed to an adequate gravel sump, where soil permits, rather t an
permitted to daylight into open ground. Generally, foundation dr ins
in these soils require gravel backfill to within one foot of th
surface in order to be effective. All drainage must conform to he
approved subdivision drainage plan accepted by the City of Aspe
Engineering Department.
8. Chimneys: Only one solid fuel burning apparatus s
allowed per residence. All chimney flues must be enclosed - maso ry
enclosures are preferred. Flues for boilers and hot water heaters must
be En closed.
D. Cross-Section. The chief purpose of this requirement i to
enable the Committee to better judge the details of construction to
insure it is in keeping with the standards for this area. It al 0
provides valuable information on the implanting of the building on the
site.
E. Colors. Samples for all colors must be submitted for he
exact colors intended to be used on the house prior to applicati n.
All exterior color samples must be on a sample of the actual exte ior
material to which they will be applied (e.g. paper chips are no
acceptable). For any future repainting or restaining, color samp es
must be submi~ted to the Committee for approval prior to beginning the
work if the color is not the same as originally approved. Colo s
acceptable to the Committee are earthtone hues relating to the
surrounding area.
F. Exterior Liqhting. Exterior lighting must
restrictions attached as Exhibit "B". If no exterior lighting
catalog sheets are submitted, it will be assumed there will be
exterior lighting.
G. Landscapinq. The area is to be left in as much of a nat ral
state as possible. Limited tree and vegetation thinning will b
considered on an individual basis. Arbitrary site cont.ouring n t
related to drainage, access or construction is prohibited wi tho t
specific justification and approval. After backfilling, the distu bed
earth is to revegetated with vegetation identical to that removed (as
much as possible).
VI. OTHER CONSIDERATIONS AND GUIDELINES.
A. Detached Buildinqs. No detached buildings such as workr oms,
garages, etc. shall be allowed
B. Doq Runs. No dog runs shall be allowed.
C. Prefabricated Homes. No prefabricated homes are allowed.
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D. Signs and House Numbers. The Design Committee has
jurisdict.ion over all signs located on the property including "for ale"
signs. The restrict.ions concerning signs are as follows: (a) sig s
cannot exceed 560 sq. inches, (b) only one sign is permitted per 1 t
and must be placed within the legal boundary of the lot for sale - ot
on an adjoining lot or on the road, (c) all signs must be displayed on
a stake - not nailed to the house or a tree.
E. Building Codes and Periodic Inspections. Approval of pl ns
by the Design Committ.ee does not constitute approval by the City f
Aspen Building Department. All designs must conform to local build'ng
codes, and in addition, before construction can commence, a Buildi g
Permit must be obtained from t.he Building Department. The Buildi g
Department also requires that all construction to be performed must be
done by a contractor licensed by the City of Aspen.
Please note that the City of Aspen Building Department has its own
fees and requirements, and they should be contacted regarding the e
items. The number to call is (303) 925-5973. A builder informati n
sheet should be obtained also from the Building Department.
F. Design and Construction. Problems are less likely to occ r if
an architect from this area is retained or used in association with an
architect from another part of the country (mainly due to the
peculiarities of the altitude and climate).
The Design Committee will attempt to advise the O\iner of an
design problems in the submission due to these unusual conditions, ut
assumes no responsibility for failure to do so.
G. Energy Requirements. All plans submitted to the Desig
Committee shall exceed code-required minimums and will require at 1 ast
a twenty-five percent (25%) energy savings beyond the requirements of
the energy conservation and thermal insulation standards of Chapter 53
of the U.B.C. Individual building design \dll determine the mos
efficient manner to fulfill these requirements. The homeowner mu t
provide an energy conservation report with the Building Permit to he
City of Aspen Building Department to assure compliance. Some of t e
techniques which will be used to meet these energy requirements are as
follows:
1. Exterior walls R-28, Roofs R-46, below-grade walls R 20,
and floor insulations R-20.
2. Windows will be encouraged to
glazing techniques such as "Heat Nirror"
code-required values.
utilize several current
that offer double
3. Heat systems will be encouraged to utilize curren
"pulse" or similar type boilers and furnaces for high efficiency
operation with setback thermostat controls.
4.
consumption.
Flow restrictors will be required to reduce hot water
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5. Energy conserving appliances, controls and fixtures Jill
be used in a manner to maximize conservation.
VII. BEFORE CONSTRUCTION CAN BEGIN.
Before any construct.ion or excavat.ion begins, or before an
vegetation is disturbed on the site, the follo\Jing four steps must be
completed, in addition to any requirements of the local Buildin
Department:
Execute Certificate of Architectural Approval (see Exhibit "D").
Stake corners of the building, building setback lines, drive ay
alignment, parking spaces, and have "Building Location Verificati n"
executed by a Colorado licensed surveyor.
Flag all shrubs and trees that are to be removed.
Call the Design Committee office to schedule a Committee member to
inspect the staking.
A. Certificate of Architectural Approval. Upon satisfactory
review of final plans, the Committee will issue a completed Certificate
of Architectural Approval (see Exhibit "D"). NO CHANGES CAN BE M E
AFTER APPROVAL OF FINAL PLANS without resubmitting the changes to the
Design Committee. The Certificate must be signed by the owner a d
returned to: 1010 Ute Avenue Design Committee, P.O. Box 9046, Asp n,
Colorado 81612, as soon as possible. Failure to return the Certif'cate
could delay staking approval. When the plans have been approved nd
the Certificate issued, then a Notice of Change in Existing State of
Property (in effect, a lien) will be recorded against your propert to
insure the house will be built according to approved plans (see Ex ibit
UF") .
B. Staking and On-Site Inspection. After your plans have
approved, and nor more than two weeks prior to the planned start
construction, all staking and tree shrub removal must have bee
approved per preceding inst.ructions.'"
C. Building Location Verification. A Colorado licensed sur eyor
must complete the "Building Location Verification".
D. Excavation Authorization. When a member of the Committe is
called to review the staking and flagging, he should be present.ed vith
the Building Location Verification. If the staking is accurate, he
will then sign the appropriate sections at the bottom of t.he
Certificate verifying this fact, and return the Certificate to t e
Design Committee office for filing. Copies can be obtained by
contacting this office. Assuming a Building Permit. has been obta ned
and other building requirements have been met, excavation can n w
begin.
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Lot
ditches.
road.
owners are responsible for any dirt. spillage on roads and in
Also, no lugged vehicles are permitted on the subdivision
Existing vegetation to remain must be adequately protected dur ng
excavation and construction.
VII 1. UTILITIES.
Information on utility hook-ups will be found in Exhibit "G".
IX. TIMELY COMPLETION - CERTIFICATE OF COMPLIANCE.
The Certificate of Architectural Approval is automatically rev
if all the improvements have not been completed in accordance with
approved plans and specifications within one year after the Certifi
of Architectural Approval has been granted. In the event the
Certificate is revoked, the owner may be required to restore the
property t.o its original condition and remove all improvements.
Therefore, if delays are encountered that will extend the completi n
time beyond one year, an extension of time from the Design Committ e
must be obtained (see Exhibit "H"). The request. must be made in
writing and accompanied by a fee of $15.00. If the extension is
granted, the $15.00 fee is used to record the Notice of Extension n
the records of the Pitkin County Clerk and Recorder and to offse
administrative costs.
When the house is completed, it is strongly recommended that a
Certificate or Compliance be obtained so there is no implication in the
County Clerk's records that the improvements have not been complete in
accordance with the plans approved by the Design Committee. This ay
be done by contacting the 1010 Ute Avenue Homeowners' Association,
(303) 925-6537, and requesting a final inspection. A member of t e
Committee will then inspect the house, and if the house has been
completed according to approved plans, a Certificate of Compliance ill
be executed and recorded. If there is an intention to sell the ho se
upon completion, it is best to have this final inspection as soon s
possible since this process takes approximately ten to fourteen day to
complete. Failure to have a Certificate of Compliance will result n a
maintenance of the the lien described in VII A, and could delay
mortgage or sale closing. After the Certificate has been filed,
arrangements can then be made with the Homeowners' Association for the
refund of the $500.00 deposit paid at final approval.
IX. ADDITIONS, CHANGES, ETC.
With completion of their residences and the passage of time,
homeowners are desirous of further improvement of their propert
through landscaping, fencin~, exterior color change, additions, e c.
While the Design Committee is supportive of any efforts on the part of
the homeowners to keep 1010 Ute Avenue a quality subdivision, ,~
reemphasize that any exterior changes must be a roved b t.he Commi tee
before any change is implemented.
arch covenants/GMP2
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CER~IFlCAft OF MAILING
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I, l1ereby certity tbat on this~/sf-- day of :!J{ah!' ~ i
19S--r, a true and correct copy of the attache Notice of Publi<i:
Hearing was deposited in the United States mail, first-clas~'
postage prepaid, to the adjacent property owners a1i indicated 0
the attached list of adjacent property owners which was supplie
to the Planning Office by the applicant in regard to the cast
named on the public notice. ,
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PUBLIC NOTICE
RE= AGATE SUBDIVISION PRFLIMINARY PLAT
I
NOTICE IS HEREBY GIVEN that a putli Ie hE'arlng wi II t'l€' hE'lrI 1n
April 7], 1'::187, at a mE'E'tlng tCl i:lE'gln at 5:00 P.M. i:l€'fClrE' t E'
Asp~n Planning and Zoning Commission, 1st floor, City counC~'1
Chami:lE'rs, ]30 S. Gllena, AspE'n. CClIClrarlCl tCl eClnslrlE'r an Ipplle-
tian slJbmi.tt~r:! by [)aIJg AII~n an b~half af his cli~nt. Clark a, C.
rE'quE'stlng prE'1 iminary pi at sui:lrllYIsiCln tCl r1€'ml,1 Ish thE' E')dsting
A9at~structur~ and r~-construct lots for 6 singl~-family anr:! 12
rIlJplE':x: hl'mE'sitE's, ThE' propE'rty Is loeatE'r1 at SE'YE'ntI1 farE'eit
b~tw~~n 81~~k~r anr:! Hallam Str~~ts anr:! is zon.\r:! Rf:.-PUI"). I
I
thE' AspE'n/Pltkln Planni~g
Calorarlo 81611 (303) '::r;::'r
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For furthE'r infClrmatlCln.
Of'f'il:~? 1:30 s. Gal~na strt=':!~t,
70?O,. .;.::-::t. /:;'3.
eont aet
Asp~n.
2LC~_~~liQn_8nd~c2Qn___________
Chairman. Asp~n Planning and
7~nin9 Commission
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PuI11IshE'r1 In thE' AspE'n TJmE't; on April 7. ]'::187.
(:i t y of As p~n A.:.:a'J nt.
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(iU),Lo^', /. ". Q ,
RE: ; , JW1 (/I tidJJ )u: J(YJa {
Dear & mY' :
This is to inform you that the Planning Office has completed !its
preliminary review of ~" captioned application. We have determihed
that your application ~ NOT complete. I
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Additional items required include: I
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Disclosure of Ownership (one copy only needed) I
Adj acent Property Owners List/Envelopes/Postage (one copy) I
Additional copies of entire application I
Authorization by owner for representative to sutxnit appli6a-
tion I
Response to list of items (attached/below) demonstrat~ng
compliance with the applicable policies and regulations of ~he
Code, or other specific materials I'
A check in the amount of $
A. Your application i~complete ,and we hilive.sclleduled it !Ior
review by the \:n.'J:. on ~ltl~L'}'! . We w'll
call you if we need any addi tioJ1'al infom tion prior to t at
date. Several days prior to your hearing, we will call nd
make available a copy of the memorandum., Please note that I it
IS NOT your responsibility to post your P, roperty witll a
sign, which we can provide you for a $3.00 fee. I
B., Your application is incomplete, we have not sCheduledlit
review at this time. When we receive the materials we hi've
requested, we will place you on the nex available agenda.
110.0 I (Julfa) I ,
ASPEN/PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, CO 81611
<.303) 92f-2020 ^
Date at O/Lt~; I [), ;q t r--
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If you have any questions, please call
the planner assigned to your case.
Sincerely,
A
PLANNING OFFICE
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LIST OF ADJACENT NEIGHBORS TO
BLOCK 17, CITY AND TOWNSITE OF ASPEN
Block 10, Lots A-I, M-S:
U.S. Forest Service
806 W. Hallam
Aspen, CO 81611
Block 11 (Villas of Aspen):
Unit 1: Muriel F. Ganz
P. O. Box 562
Aspen, CO 81612
Unit 2: Laura Lee Boothe
1500 Fairmount Street
New Kensington, PA 15068
Unit 3: Luda C. Ge1as
P. O. Box 1222
Aspen, CO 81612
Unit 4: Richard T. Doyle
Grace O. Doyle
3711 East Ledge Dr.
Austin, TX 78731
Unit 5: John Freeman
c/o Orthopedic Associates
100 East Main
Aspen, CO 81611
Unit 6: Ric Ricciardi
P. O. Box 3167
Aspen, CO 81612
Unit 7: Dennis P. Gallagher
Radford Wilson
#1404, 2311 Pimmit Dr.
Falls Church, VA 22043
Unit 8: Steven R. Wickes
Barbara A. Bakios-Wickes
Charles S. Farver
P. O. Box 10148
Aspen, CO 81612
Unit 9: Arvin Wayne & Joy Eidson
P. O. Box 619
Sulphur, OK 73086
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Unit 10: Harold A & Beverly J. Haddon
2878 South Oakland Circle E
Denver, CO 80232
Unit 11: Betty M. DiBartolomeo
29792 Briarton
Farmington HillS, MI 48018
Unit 12: William A. Vidrih
Susie M. Vidrih
308 Wesley Street
Ann Arbor, MI 48103
Unit 13: Steven R. Wickes
P. O. Box 4417
Aspen, CO 81612
Unit 14: Ann M. Hanessian
P. O. Box 11467
Aspen, CO 81612
Unit 15: William Brattain
P. O. Box 1381
Aspen, CO 81612
Unit 16: Jeffrey & Linda G. Pomerantz
3548 Stanford
Dallas, TX 75225
Unit 17: Donald Engen
P. O. Box 21
Cross Lake, MN 56442
Unit 18: Estate of Raymond I. Schnitike
c/o Brad Leonard
2331 Parlament Square
Toledo, OH 43617
Unit 19: David & Leyla Menscher
P. O. Box 5620
Balboa Island, CA 92662
Unit 20: Peter C. & Sandra K. Johnson
Suite G-103, 215 So. Monarch
Aspen, CO 81611
Unit 21: Welton C. Anderson
P. O. Box 9946
Aspen, CO 81612
2
~
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Unit 22: Michael D. & Katherine A. Martin
P. O. Box 8749
Denver, CO 80201
Unit 23: John T. Talbott
Dorothy Talbott
1615 Foothills Dr.
Golden, CO 80401
Unit 24: C. Edward Oberholtzer
Barbara K. Oberholtzer
3707 Map1ewood
Dallas, TX 75205
Unit 25: Aspen Savings & Loan Association
P. O. Box 8207
Aspen, CO 81612
Unit 26: Rik M. Ricciardi
P. O. Box 3167
Aspen, CO 81612
Unit 27: James T. Holland
Cynthia C. Holland
as Trustees of Holland Trust
3620 Del Monte
Houston, TX 77001
Unit 28: John C. Dietrich
Ann S. Dietrich
P. O. Box 644
Wayzata, MN 55391
Unit 29: Judith B. Royer
P. O. Box 10862
Aspen, CO 81612
Unit 30: Stephen H. Casey
Suite 110, 3624 Oak Lawn
Dallas, TX 75219
Unit 31: John Morrison
Metropolitan Bank Group, Inc.
13605 27th Avenue N.
Minneapolis, MN 55441
Unit 32: Kenneth & Donna Kalkowski
0187 Heather Lane
Aspen, CO 81611
Unit 33: William E. Murnane
3
,,-,
,"""""
,,-.,,
Rosemarie P. Murnane
c/o Holland & Hart
P. O. Box 8749
Denver, CO 80201
Unit 34: Anne Barrie
P. O. Box 10451
Aspen, CO 81612
Unit 35: Barbara L. Carson
P. O. Box 4594
Aspen, CO 81612
Unit 36: Michael R. Hirsch
Estate of Audrey L. Hirsch
325 45th st.
Des Moines, 1A 50312
Block 12, Lots D-1:
Erwin P. Knirlberger
801 W. Bleeker
Aspen, CO 81611
Block 16:
Aspen West End Condominiums:
Units 1-6,
8,9 &
11-14
studio West Apartments
A Colorado Limited Partnership
P. O. Box 9789
Aspen, CO 81612
Unit 7
Kimberly Ann Raymond
P. O. Box 1458
Aspen, CO 81612
Unit 10
Microplas Management Company
c/o Cawley Capital Management
710 E. Durant
Aspen, CO 81611
Cekovsky Condominiums:
Unit 1: A. B. Cekovsky, Jr.
716 W. Hallam
Aspen, CO 81611
Unit 2: Anne Cekovsky
P. O. Box 11568
Aspen, CO 81612
4
~
Block 16, Lots R & S:
William R. Hayes
P. O. Box D-3
Aspen, CO 81612
Block 18:
Lots A & B: Charles Dolan
2 Fresh Pond Place
Cambridge, MA 02139
Lots C & D: Nancy Jane Mangham, Trustee
1709 Dahar Rd East
Fort Worth, TX 76116
Lots E & F: Graeme Means
P. O. Box 4956
Aspen, CO 81611
Lots G-I: Charles L. Hall
Nancy W. Tate
P. O. Box 9527
Aspen, CO 81612
Block 22:
Sixth and Hallam Condominiums:
Unit 1: Roland Parker
P. O. Box 15086
Aspen, CO 81612
Unit 2: Lillian A. Baker
634 W. Hallam
Aspen, CO 81611
Block 23:
Lots A-G, Aspen Historical Society
K-S 620 W. Bleeker
Aspen, CO 81611
Block 24:
Lots A-C: David Kruidenier
Elizabeth S. Kruidenier
3409 Southern Hills Dr.
Des Moines, IA 60321
5
^
~
~.
INTRODUCTION
This guide has been prepared in order to communicate
those concepts which will promote design excellence as the A~ate
Court project is developed. It is prepared to express the deSire
of both the developer and architect to appropriately respon4 to
community concerns inherent in designing this project. Certainly
this project will have an immediate favorable impact on I the
neighborhood in which it is located. Qui te likely it willi be
studied in the future by others who are preparing to build h~mes
in Aspen. Our goal is that Agate Court be perceived asl an
expression of design worthy of emulation by those fOllowin<::j in
our footsteps. i
i
With that goal comes the responsibility of formulating,
and then adhering to, design guidelines that will achieve this
goal. We consider the formulation and presentation of de~ign
guidelines to be imperative to achieving a consistently ful igh
level of design quality. Although it is our intention to
complete this project, it is impossible to guarantee sing*lar
involvement through completion. In recognition of !the
possibility, however slim, that anyone or all of the original
cast could change, w,e offer the following design guidelined to
promote continuity of our design concept. Wi thin the frame~ork
of these guidelines there is latitude for full expression! of
creative ability as the architect responds to the needs, tastes
and individuality of potential owners while at the same time
conforming to and respecting historical precedent and the context
of the existing neighhorhood surrounding this project.
,~
~,
LANDSCAPING
,
I
I
In recognition of the traditional planting strip betwJen
the street and sidewalk in many of Aspen's residential areas, all
existing trees within this strip shall be maintain~d.
Historically, this landscaping strip was serviced by a fairtly
extensive system of irrigation ditches which, for all intents ~nd
purposes, are no longer in use. Although many of these trees ~re
gone in the West End and there is only one remaining on tHis
site, we will add 8 new cottonwood trees. '
I
From the viewpoint, however, that appropriate landscap~ng
is a critical supplement to the finished environment (Le. Ian
excellent building design can look sterile or uninviting with Ino
landscaping while even a mediocre design can be made attract~ve
wi th creati ve landscaping) , we intend to supplement existiing
trees with new trees and other forms of vegetation. i
I
It is not feasible to select, schedule and
landscaping for the entire project at this time.
determination is dependent upon design development
individual lots. Criteria for ultimate development
landscaping plan are as follows:
locate
,
Firj.al
on llhe
I
of the
1. Maintain, to the greatest possible degree, an
unbroken landscaping strip between street and
property lines.
2. Utilize landscaping as a means of visually
moderating the transition in scale between
vehicular/pedestrian traffic and the homes.
3. Utilize landscaping to promote a sense of
buildings-within-nature as opposed to nature-
attached-to-buildings.
4. Utilize a variety of species/sizes of land-
scaping to lend a compatible character to the
neighborhood.
5.
Place particular emphasis
landscaping (plants, earth
walls, etc.) to:
on placement of
berms, retaining
a. Screen parked cars from view.
b. Screen trash collection areas from view.
c. Emphasize views from the homes to the mountains.
d. Define primary paths of pedestrian entry to I
the houses. i
I
I
During preliminary design I have placed particu~ar
emphasis on retaining to the greatest extent feasible, ~ll
landscaping on the site. Existing landscaping has b~en
//
//
,'-'
.-,
LANDSCAPING (CONTINUED)
supplemented by adding
supplemental landscaping.
compatible
and
naturally-appearing
I
,
i
I
I have explored all possibilities for retaining eyery
tree. After having done so, however, it is my professipnal
opinion that tree #32 on Lot 4 must be relocated, if possible~ or
replaced to accommodate architectural design requirements. ! The
combination of setback requirements, parking requirements anditwo
large trees in the center of the lot simply does not allow enough
space to generate a design solution that is either function~lly
or aesthetically pleasing. '
Realistically, relocation of a tree this size! is
difficult. Therefore, I have shown replacement of tree #32 With
10 new Colorado blue spruce trees along Seventh Street and 13inew
cottonwood trees along Bleeker, Hallam and Sixth Streets. T~ese
new trees, in combination with earth berms and existing! and
relocated trees, will provide an attractive visual buffer bet~een
the new Agate Court buildings and the traffic flow on Sev$nth
Street. At the same time they will help cut down s~und
transmission into the living units from traffic passing the site.
All new trees will be 3-1/2" minimum caliper.
Any existing trees/plants shown on the plan to be
relocated which do not survive the transplantation shall be
replaced with new trees/plants of the same species.
All new landscaping will be selected and placed <Dnly
after consulting with the City of Aspen Parks Department. I
I
!
Please see the written specification Section 02110 - Site
Clearing attached to the back of these design guidelines. This
specification section will be made a part of the project ma~ual
for each house.
,~
,-,."
BUILDING MATERIALS
In keeping with the desire to generate design solutions
consistent with historical context, materials similar in texture,
finish, and scale to those presently found in existing his~oric
residences will be used. These will include painted wood s~ding
or masonry veneer on walls, masonry fireplaces and retaining
I
walls, wood window and door frames, and wood or earth-toned
asphalt roofing shingles. At no time will metal roofing be Jsed.
Ornamental shingles, where used, shall be wood. Other spdcial
siding may be used for decorative detailing but only select~vely
and to a very limited extent. At no time will syntHetic
materials such as aluminum or vinyl be used in a prominent way.
~.
~
ROOFLINES
The greatest opportunity for establishing a design th~me,
architectural character, and controlling and/or reducing appa~ent
building "mass" may be found in roof design. A talehted
architect can visually generate many exterior forms from the ~ame
floor plan. Setting interior considerations aside, the archi~ect
could probably develop a colonial, a Spanish, a Victoriari, a
Chinese or sea-ranch "look" all from virtually the same plan.! Of
course, many elements combine to form the final design but I the
primary element used to establish any of these styles is the FOOf
form.
Most historic residen-e-ial buildings in Aspen : are
characterized by steep roof pitches. The traditional roof s~ope
for a Victorian house is 12/12. We believe that repetition of
this precedent at the Agate Court would help to promote a stFong
sense of neighborhood continuity, especially due to ! the
prominence of the adjoining Stallard House. .
I
!
Not only is this roof pitch traditional in nature, it is
a wonderful design tool when used to break up the mass qf a
building. A roof design composed of a series of gables, dorfers
or hipped mansards varying in height and direction breaks, the
volume down to a more human scale and is much more visually
appealing than is a single roof plane sloped each way frdm a
center ridge line. !
There is a paradoxical restriction, however, in Aspen
which limits implementation of the above. Many of the ~ost
interesting houses in the historic districts exceed the 30-foot
ridge height restriction presently imposed. Even though they! are
taller at some points than present code restrictions would allow
they "feel" considerably less massive than much of the rebent
contemporary construction in Aspen. Obviously this is because a
combination or series of rooflines used to cover the building
plan, all sloping down quickly, will capture less visual! and
actual volume than will a monolithic roof over the same plan ~ven
if the more complicated roof is occasionally higher at the ridge
line. '!
Historically, Victorian homes had 10 foot ceili~gs.
Because it is not our intent to replicate exactly those Victorian
homes built many years ago, but to blend new ideas with the Old,
I felt that 9 foot high ceilings were adequate. But even With
these lowered bearing heights, preliminary design has shown that
the 30-foot height allowed by Code is slightly under what I 1eed
to maintain the traditional 12/12 roof pitch over a plan that
responds to the demands of a buyer of a contemporary ho~se.
Today's homeowner requires that the living/entertainment land
sleeping areas be at least slightly more generous than hqmes
built many years ago. This in turn mandates a ridge line o~ up
to 33 feet (refer to building section).
1"""'\
~
ROOFLINES (CONTINUED)
I have explored many possible framing/roofing solutic;ms
for the first two buildings at Agate Court. The roof plans ~nd
elevations submitted reflect my best effort to maintain the
integrity of the traditional 12/12 pitch. However, these
solutions exceed the maximum 30-foot height. Lot 5 would requtre
approximately a 32' maximum ridge height and Lot 1 would require
a 33' maximum ridge height. Because conformance to the 30-f9ot
height would require either a combination of roof slopes on the
same building or, more probably, a contemporary shed-roof desfgn
of lower pitch, we are requesting a variance which would allo~ a
maximum 33' ridge height. Approval of this variance would altow
us to pursue a design theme much more in keeping with, and I in
response to, traditional Victorian design directives. !
i
We are requesting the variance only as it would applylto
sloped roofs. On any building partially covered by a flat ro~f,
that portion of the roof will conform to the existing maximum
height of 25 feet for flat or mansard roofs.
r-...
.-.,
MASSING AND ORNAMENTATION
The homes will be largely designed with kitchen, dinilng,
living rooms and a master bedroom on the second floor. This ~ill
ensure that all homes have unobstructed views toward the sout~ern
mountains. This will also place those areas typically requi~ing
the most glazing in a position to best utilize the potential I of
solar heat gain during winter months. I
I
Care will be taken to coordinate design solutiOns i on
adjacent lots so that one house will not encroach on the primary
viewlines of another. Also, massing of buildings will I be
considered with 'an eye toward creating a pleasing thJ:jee-
dimensional composition of interrelated forms rather ~han
considering each house to be a separate entity. I
, I
Facades wi thin the proj ect will be of similar sJ.zes land
shapes and primarily oriented toward the street. steep ~oof
pitches, vertically proportioned doors and windows and builqing
fronts with vertical emphasis may be used to maintain the fee]ing
of historic facades. The facades may be broken down into sma~ler
elements and the roof may step down in height as neede~l to
maintain the pedestrian scale associated with the typical lIfest
End residential district. I
I
I
Windows of vertical proportions with double-hung sash
will be the primary choice. In some instances vertic~llY
proportioned windows will be paired. Windows of sqJare
proportions may be used in dormers. Bay windows may be usedl to
create more interesting facades and picture windows witHout
sashes may be used to facilitate unobstructed views out of soJth-
facing living and dining rooms. I
Ornamental detail will be used selectively as a mean~ of
amplifying the connection to existing Victorian structures. ~uch
detailing will be used as a visual frame of reference I to
traditional style and method of construction but will not be used
,
to the extent that we attempt to duplicate exactly the authe1tic
Victorian construction of a previous era. Our intent is I to
create a pleasing harmony between new and old. I
,
Color schemes will be traditional in nature, i.e. subdued
or earth-tone colors for main facades and roofs with contrasting
accent colors on trim work. Masonry will be left natural and
unpainted.
,~
..-,
SITE COVERAGE
,
i
Because of design factors which will be controlled or
influenced by the ultimate decision on the requested he~ght
variance for this project, the owner has not been ablel to
authorize design development on all the houses. Therefore I have
shown building envelopes only on Lots 2, 3, 6, 7 and! 8.
Discussions with Planning Office following submittal of the ~ite
plan has revealed the concern that approval of the plan as drawn
would leave the possibility open to construct a home utili~ing
most or all of this envelope. If this were done, such a building
could cover 62.5% of the lot, leaving only 37.5% of the land area
~~. '
In recognition of the validity of this concern,: we
propose the fallowing restriction, be placed, contingent 1(lpon
approval of the height variance request from 30 feet to 33 feet:
No building footprint on Lots 2, 3, 4, 6, 7
or 8 shall exceed 2,250 square feet. This
will guarantee that no more that 37.5% of
the land area will be covered by building
and that the remaining 62.5% will be open.
~.
,.-"
SECTION 02110 - SITE CLEARING
PART 1 - GENERAL
RELATED DOCUMENTS:
Drawings and general provlslons of Contract, including General and
Supplementary Conditions and Division-1 Specification sections, apply
to work of this section.
DESCRIPTION OF WORK:
Site clearing work includes, but is not limited to:
Protection of existing trees.
Removal of trees and other vegetation.
Topsoil stripping.
Clearing and grubbing.
Removing above-grade improvements.
Removing below-grade improvements.
JOB CONDITIONS:
Protection of Existing Trees and Vegetation: Protect existing trees
and other vegetation indicated to remain in place, against unnecessary
cutting, breaking or skinning of roots, skinning and bruising of bark,
smothering of trees by stockpiling construction materials or excavated
materials within drip line, excess foot or vehicular traffic, or
parking of vehicles within drip 1 ine. Provide temporary guards to pro-
tect trees and vegetation to be left standing.
Water trees and other vegetation to remain within limits of contract
work as required to maintain their health during course of construc-
tion operations.
Provide protection for roots over 1" diameter cut during
construction operations. Coat cut faces with an emulsified asphalt,
or other acceptab 1 e coati ng, formul ated for use on damaged plant
tissues. Temporarily cover exposed roots with wet burlap to prevent
roots from drying out; cover with earth as soon as possible.
Repair or replace trees and vegetation indicated to remain which are
damaged by construction operations, in a manner acceptable to
Architect. Employ licensed arborist to repair damages to trees and
shrubs.
Replace trees which cannot be repaired and restored to full- growth
status, per Other Conditions in the Owner/Contractor agreement.
02110-1
,~
~
PART 2 - PRODUCTS
Not applicable to work of this section.
PART 3 - EXECUTION
SITE CLEARING:
General: Carefully and cleanly cut roots and branches of trees indi-
cated to be left standing, where such roots and branches obstruct new
construction.
Topsoil:
Strip topsoil to whatever depths encountered in a manner to prevent
intermingling with underlying subsoil or other objectionable
materi al.
Remove heavy growths of grass from areas before stripping.
Where trees are indicated to be left standing, stop topsoil
stripping a sufficient distance to prevent damage to main root
system.
Stockpile topsoil in storage piles. Construct storage piles to
freely drain surface water. Cover storage piles if required to pre-
vent wind-blown dust.
Dispose of unsuitable or excess topsoil same as waste material.
END OF SECTION 02110
02110-2
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