HomeMy WebLinkAboutcoa.lu.pu.Pitkin Reserve PUD.1982-PD1r
Li~~"<in, :1~eritt 8 Barclay
PK-~ign Partnership
Boa 3004
A.pe n, CO. 8161 I
Ph~~ne: 303-925-5689
October 12, 1982
Aspen City Council
130 S. Galena Street
Aspen, CO 81611
Aspen Planning & Zoning Commission
130 S. Galena Street
Aspen, CO 81611
Aspen/Pitkin Planning Office
130 S. Galena Street
Aspen, CO 81611
Re: Pitkin Reserve
Ladies and Gentlemen:
This letter
Ltd., under
P.U.D. Plan
by the City
cantly chan~
as possible
is intended to
Section 24-8.26
for development
of Aspen in the
led real estate
alternatives to
serve as the formal request of Pitkin,
of the City Code for an amendment to the
for The Pitkin Reserve that was approved
fall of 1981. In response to a signifi-
narket, request is hereby made to include
the existing P.U.D. Plan:
1. The right to develop (or sell for development) single-family
house sites in lieu of some portion of the two-lot, attached, zero
lot line house sites that have already been approved.
2. The right to replat the development parcel for Pitkin Reserve to
accommodate up to nine free standing single family houses, rather
than the twelve zero lot line house sites envisioned under the
current P.U.D. Plan, or a combination of free standing and attached
zero lot line houses.
3. The right to relocate the private access road and the utility
easement under that road from in front of the houses to behind the
houses.
In our preliminary submission we stated that our planning objectives
and architectural concept were "...a response to a series of
decisions that resulted from our commitment to low-impact land
development and a belief that the opportunity exists for built forms
to both enhance our site and support a rich landscape. Our initial
decision was to preserve as much open space as possible for the use
LiFkin, Averi[t & Rarday
[k sign Partnership
of the public as well as the residents of Pitkin Reserve and to avoid
development in the corridor along the Roaring Fork River...We also
felt that both the public recreational space and the private
residences would benefit from maximum separation..."
Our interest in relocating the road and mixing attached and free
standing houses is a result of continued study of the site and a more
sophisticated understanding of the opportunities that exist, market
conditions, and of course a response to the concerns of the neighbor-
hood and community at large that were raised during the review
process.
Practical Effect of Proposed Changes in Unit Types. The changes we
are proposing (free-standing single family houses and attached houses
accessed from the rear) will not result in a change of character for
the approved P.U.D., will not be an increase in the overall coverage,
will not increase the problems of traffic circulation and public
utilities, and perhaps most imprtantly, will not reduce the open
space or in any way negatively effect the Pitkin Reserve development,
the surrounding neighborhood, or the Aspen community at large.
To assure compatability with the proposed Pitkin Reserve attached
houses, the concepts already approved by you, and to preserve the
. integrity of this Planned Unit Development, the following criteria
will apply to any free standing single family houses or attached
houses now accessed from behind.
1. Building height will be limited to that of Willoughby Way (with
the exception of the Gatehouse).
2. Buildings will have 15-foot sideyard setback requirements,
except from the common lot line of the two-lot building site.
3. An obligation to involvement in the Pitkin Reserve Homeowners'
Association.
4. A commitment to the landscaping program outlined in the Pitkin
Reserve Subdivision Agreement and Improvement Schedule.
5. Natural earth tones will be used on the exterior with brighter
colors permitted for accent. The exterior building materials will be
limited to wood siding, wood shingles, metal roofing, brick, stone,
glass and cedar shakes for pitched roofs.
During the review process of the approved Pitkin Reserve P.U.D.
density calculations established a developable area of 8.4362 acres.
As our development plans now stand,-the allowable F,A,R. for each lot
would be based on one-twelfth of the 8.4362 acres. However, any
change in the composition of the Pitkin Reserve would result in a
-2-
Lipkin, Averitt 8 Barclay
Design Partnership
reallocation of that F.A.R. among the actual number of building
sites/lots.
Limitations on Replatting. In lieu of the twelve zero lot line,
attached single-family houses, we would like to consider as an
additional approach that might enable us to be more responsive to
market conditions - the alternative of developing the Pitkin Reserve
for up to nine free-standing single family houses or a mix of
attached and free-standing houses (see attached chart).
The attached chart compares all possible alternative mixes of
free-standing and attached houses with the approved scheme for 12
attached houses. In all cases, the proposed alternatives provide
more open space between houses and never results in an increase in
total width of houses. We feel that any of the proposed mixes with
result in greater variety and richness within a consistent
architectural imgage.
This would, of course, require a replatting of the current configura-
tion of the twelve approved zero lot line house sites. This would
not affect in any way the open space allocation of the current P.U.D.
Plan -- replatting would be limited to that portion of the entire
tract which has already been approved for development (the "Develop-
ment Parcel"). Moreover, replatting would conform to all Engineering
Department concerns and criteria.
Needless to say, chart any reduction in the twelve approved dwelling
units at the Pitkin Reserve will result in the return to Aspen
Mountain Park of the unused development rights. These, of course,
arose from the conversion of Smuggler Trailer Park to an
owner-occupied, controlled employee housing cooperative.
The Implications of Relocat
This new road location has
the Access Road and Utili
Following advantages:
Easement.
1. More sensitive and sophisticated integration of houses, access
road and landscape.
2. Garage doors no longer face the Aspen Institute, bike path or
recreation area. They are only visible from the access road.
3. Road is far less visible.
4. Road and driveway lengths are reduced.
5. Disturbed area requiring revegetation is reduced.
6. Vertical change of access road is reduced from 62' to 50'
-3-
Lipkin, Averi[t & Barclay
Design Partnership
These proposed changes have been reviewed by our civil engineers, E1
Dorado Engineering, and our structural engineers, ADG (formerly Coe,
Van Loo and Jaschke) who agree that there would be no significant
negative effects resulting from this change. The utilities would be
relocated to the new road right of way with the exception of the
sewage line which would remain in roughly the same location on the
downhill side of the houses.
The proposed utility system and drainage plan would require limited
redesign and the use of a Gabion retaining wall would present no
structural problems.
Conclusion. As we indicated above, it is a refinement of our site
plan, and marketing conditions that suggest we make these requests.
It nonetheless remains our intention to proceed with the Pitkin
Reserve development at the appropriate time in substantially the
format and spirit that was approved by the Aspen Planning & Zoning
Commission and the City Council of the City of Aspen.
We look forward to working with you and your staff on these
approaches. Thank you for your consideration.
Sincerely,
Michael L'pkin, President
Pitkin, Ltd.
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Pitkin Ltd. wishes to reserve the right to either
develop or sell for development two-lot duplex building sites
as single family house sites.
To assure compatibility with the proposed Pitkin
Reserve duplexes and preserve the integrity of this Planned
Unit Development, the following criteria have been established:
1. In accordance with Resolution No. 81-18 of the
Aspen Zoning Code, the allowable unit size/F.A.R.
is based on the total developable area of 8.4362
acres established at the time of Preliminary Sub-
mission. The calculations for the allowable
F.A.R. for each lot would be based on 1/12 of
8.4362 acres. Therefore, the F.A.R. for a single-
family house on a two-lot building site would be
twice that F.A.R.
2. Building height will be limited to either that of
the proposed duplex for that location or that estab-
lished in the Aspen Code for those building on the
R-30 zone.
3. Building will have 15' sideyard setback requirements
except from the common lot line of the two-lot building
site.
4. An obligation to involvement in the Pitkin Reserve
Homeowners Association.
5. A commitment to the landscaping program outlined in
the P.R. Subdivision Agreement and Improvement
Schedule.
6. Natural earth tones will be used on the exterior
with brighter colors permitted for accent. The
exterior building materials will be limited to
railroad ties, wood siding, wood shingles, brick,
stone, glass and stucco. Pitched roofs will be
either shingles, shakes or standing seam metal and
their pitch will be between 8:12 and that of the
shallowest pitch of the roofs of the proposed duplexes.
Pitkin Ltd. reserves the right to establish additional
criteria and refine the above criteria to insure uniformity in
exterior materials and colors and to insure the orderly development
and operation of Pitkin Ltd. as a P.U.D.
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130 south galena''street ~-_-~~,.,
aspen`, colorado;•'~1611 - ~'
-. • ...
March 4, 1982
Robert W. Hughes, Esq.
GATES, HUGHES & KNEZEVICH, P.C.
600 E. Hopkins, Suite 200
Aspen, CO 81611
Re: Financial Assurances for Improvements at
Pitkin Reserve
Dear Bob:
Pursuant to our discussion yesterday regarding re-
quired financial assurances for proposed improvements at Pitkin
Reserve, this letter is intended to set a dollar figure for the
estimated cost of improvements of particular concern to the City.
Following my conversation with you and a brief meeting with Dan
McArthur, Paul Taddune and myself, a determination was made as to
those items under the proposed schedule of improvements (Exhibit
D to the Subdivision Agreement) requiring a financial guaranty.
It was determined that the improvements of particular
concern to the City were those involving all utility mains,
drainage, road work, electric relocations and revegetation along
the County roadway.
The dollar amount to be inserted on Section XI of the
Agreement should be $337,586.00, which is the total construction
estimate for all proposed improvements in Exhibit D ($534,504.00)
excluding the following:
I. Water Improvements
1" Service lines $ 2,250.00
3-1/2" Service Line 300.00
II. Setaer Improvements
Service taps 4,550.00
,, _,
Robert W. Hughes, Esq.
March 4, 1982
Page Two
III. Gas System
3/4" Service Connections
IV. Landscaping of Private Units
' Total Construction to be
Excluded
Total Construction Estimate
Service Connections not
requiring Guaranty
FINANCIAL ASSURANCE AMOUNT
~,,,.r
$ 2,100.00
167,718.00
196,918.00
534,504.00
-196,918.00
$337,586.00
Please contact me should you need further assistance
or clarification.
JWH/caa
cc: Paul Taddune
Alan Richman
t City Engineer
Sincerely,
,. ..
Aspen/Pitkin i'l~nning Office
130 south gaiena~street
aspen, colorau`o.81611
MEMORANDUM
T0: Paul Taddune, City Attorney
Dan F4cArthur, City Engineer
FROM: Alan Richman, Planning Office
RE: Pitkin Reserve Final Plat
DATE: December 22, 1981
Attached is the Pitkin Reserve Final Plat for your review.
This item has been tentatively scheduled for first reading
of a zoning ordinance on January 25, 1982 and second
reading of the ordinance and consideration of the final
plat on February 22, 1982. Your comments on the application
by Monday, January 11, 1982 would be greatly appreciated.
Thank you for your assistance.
Pitkin Ltd. wishes to reserve the right to either
develop or sell for development two-lot duplex building sites
as single family house sites.
To assure compatibility with the proposed Pitkin
Reserve duplexes and preserve the integrity of this Planned
Unit Development, the following criteria have been established:
1. In accordance with Resolution No. 81-18 of the
Aspen Zoning Code, the allowable unit size/F:A.R.
is based on the total developable area of 8.4362
acres established at the time of Preliminary Sub-
mission. The calculations for the allowable
F.A.R. for each lot would be based on 1/12 of
8.4362 acres. Therefore, the F.A.R. for a single-
family house on a two-lot building site would be
twice that F.A.R.
2. Building height will be limited to either that of
the proposed duplex for that location or that estab-
lished in the Aspen Code for those building on the
R-3D zone.
3. Building will have 15' sideyard setback requirements
except from the common lot line of the two-lot building
site.
4. An obligation to involvement in the Pitkin Reserve
Homeowners Association.
5. A commitment to the landscapinq program outlined in
the P.R. Subdivision Agreement and Improvement
Schedule.
6. Natural earth tones will be used on the exterior
with brighter colors permitted for accent. The
exterior building materials will be limited to
railroad ties, wood siding, wood shingles, brick,
stone, glass and stucco. Pitched roofs will be
either shingles, shakes or standing seam metal and
their pitch will be between 8:12 and that of the
shallowest pitch of the roofs of the proposed duplexes.
Pitkin Ltd. reserves the right to establish additional
criteria and refine the above criteria to insure uniformity in
exterior materials and colors and to insure the orderly development
and operation of Pitkin Ltd. as a P.U.D.
3-F~V.-e- ~ ~ a4 ~ r
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.. .
M E M O R A N D U M
T0: City Council
Wayne Chapman
Paul Taddune
Alan Richman
FROM: Michael Lipkin
DATE: February 1, 1982
RE: Pitkin Reserve - Park Dedication Fee
In accordance with Section 7-143 of the Aspen Building Code and
Section 20-18 of the Aspen Subdivision Code, the cash equivalent
for the park dedication fee and its determination for the Pitkin
Reserve Subdivision is as follows:
Purchase Price of Total Parcel
(20 acres) $1,125,000.00
Price Per Acre - 20 56,250.00
Value of 7-Acre Development
Parcel x 7 393,750.00
Value Per Unit (12 units) : 12 32,812.50
18 of Land Value Per Unit x.01 328.13
Fee per 3-Bedroom Unit x 2.5 = 820.31
A park dedication fee of $820.31 per residential unit will be paid
prior to issuance of building permits.
MEMORANDUM
TO:
FROM:
DATE:
RE:
Alan Richman, Planning Office
".j `~ ,1
I
st
'i~ 1
Jay Hammond, Engineering Department
February 5, 1982
Pitkin Reserve Final Plat
Having reviewed the above application for final plat and made
a site inspection, the Engineering Department has the following
comments
1. Plat
There are a number of minor items requiring inclusion
on the plat to be recorded:
a. A clear index and sheet numbers.
b. The Surveyor's signature and seal as well as the
date of the field survey.
c. All monuments found and set.
d. The area of each lot to the nearest .001 acre.
2. Site Impact
While we feel the proposed design results in units
that are well integrated into the hillside and succeeds in
utilizing a steeply sloping site, it is important to realize
that the area disturbed by the construction is significant.
As shown in the illustrative landscape plan, the limits of
the grading encompass most of the building site. Since the
intent of the PUD approach is to cluster the units and
encourage a design accomodating the slopes, we feel the goal
is ultimately accomplished. However, while the end result will
be a low impact treatment, the disturbance to the site in the
course of construction will be a very high impact.
3. Water System
There has apparently been some new agreement between
the applicant and the Water Department regarding looping of_
the water lines. Details of the new arrangement should be included
in the subdivision agreement and on the utility plans.
4. Utilities
The proposed plans should include at least a schematic
layout of remaining utilities such as underground electric, gas,
~ i ^M.
`ivy
February 5, 1982
Page 2
Pitkin Reserve Final Plat
telephone, and TV. The plat should at least designate proposed,
corridors for these utilities.
Further, the applicant should be required to inform
this office of any unforeseen delays in the installation of
underground utilities. Delays that could drag such work into
the winter season would not be acceptable.
JH/co
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^,"''t-
t,.TY OF ASPEN
MEMO FROM ALAN RICHMAN C
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~4EMORANDUM
T0: Paul Taddune, City Attorney
Dan P+1cArthur, City Engineer
FROM: Alan Richman, Planning Office
RE: Pitkin Reserve Final Plat
DATE: December 22, 1981
ning Office
treet
31611
Attached is the Pitkin Reserve Final Plat for your review.
This item has been tentatively scheduled for first reading
of a zoning ordinance on January 25, 1982 and second
reading of the ordinance and consideration of the final
plat on February 22, 1982. Your comments on the application
by Monday, January 11, 1982 would be greatly appreciated.
Thank you for your assistance.
MEMORANDUM
TO: Land Use Files
FROM: Jessica Garrow, Planner/~~~
RE: Pitkin Reserve PUD allowable FAR
DATE: December 8, 2006
In the Pitkin Reserve Land Use Files there are discrepancies regarding the allowable FAR
in the PUD. This Memorandum is intended to clarify the various documents in the Land
Use Files.
There were a number of PUD Amendments dealing with allowable FAR that do not
appear to have been recorded. The findings in this Memo are intended to govern the
allowable FAR in this PUD.
On October 10, 1988, the City Council approved an FAR change between lots 3 and 4 on
the consent agenda. Part of the motion stated that the total allowable FAR in the PUD is
40,350 square feet. Other items in the Land Use files indicate the total allowable FAR in
the PUD is 45,850 square feet. There are no Planning or other City Official signatures ,
and there are no documents in the Land Use files stating this larger FAR number is
correct. There are Planning Staff signatures on other documents, including a 1991 letter
signed by Diane Moore, that agree the total allowable FAR in the PUD is 40,350 square
feet. Based on these signatures the Community Development Staff has determined that
the total allowable FAR in the PUD is 40,350 square-feet.
In a June 30, 1987 document, then Planning Director Alan Richman approved of the
moving of 196 square feet FAR from Lot 1 to Lot 2. Based on this document, as well as
the above referenced 1991 letter, the Community Development staff has determined the
following FAR figures to be correct:
Lot 1 6,528 sf
Lot 2 6,920 sf
Lot 3 6,724 sf
Lot 4 6,724 sf
Lot 5 6,724 sf
Lot 6 6,724 sf
Lot 7 6,724 sf