HomeMy WebLinkAboutlanduse case.es.844 Roaring Fork Rd.A67-96CASF~ )AD SUMMARY SHEET - CITY O' SPEN
DATE RECEIVED: 10/3/96 CASE # A67 -96
DATE COMPLETE: STAFF: KIM JOHNSON
PARCEL ID # 2735 - 121 -20 -002
PROJECT NAME: fARISH Conditional Use & Hallam Lake ESA
Project Address: 844 Roaring Fork Rd
APPLICANT: Mrs. Stephen Farish
Address/Phone: 2200 Willowick Apt. 16E, Houston, TX 77027
REPRESENTATIVE: Dick Fal in
Address/Phone: 1280 Ute Ave. Sluite 10 Aspen 925 -2639
RESPONSIBLE PARTY: Applicant _ Other Name /Address:
FEES DUE
FEES RECEIVED
PLANNING
$1050
PLANNING
$1050.
#APPS RECEIVED 1
ENGINEER
$0
ENGINEER
$
# PLATS RECEIVED
HOUSING
$65
HOUSING
$50.
GIS DISK RECEIVED: Yes
ENV HEALTH
$0
ENV HEALTH
$
CLERK
$0
CLERK
$
TYPE OF APPLICATION
TOTAL
$1115..TOTAL RCVD $1100..
One Step
REFERRALS
❑ City Attorney
❑ City Engineer
f ning using
vironmental Health
❑ Parks
DATE REFERRED: 2�
❑ Aspen Fire Marshal
❑ City Water
❑ City Electric
❑ Clean Air Board
❑ Open Space Board
❑ Other:
INITIALS: b+
+
❑ CDOT
❑ ACSD
❑ Holy Cross Electric
❑ Rocky Mtn Natural Gas
❑ Aspen School District
❑ Other:��o,����.�
DATE DUE: I.7 /n \JJ 4AcO ww" -
APPROVAL: Ordinance/Resolution # 6 ZtJ
Staff Approval
Plat Recorded:
Date:
Date:
Book
, Page
CL OSED/FILED • I 1 41
F
III -�
TO; Kirn Johnsoil, Community Development Dept.
FROM: Cindy Christensen, Housing Office
DATE: December 4, 1996
RE: Farish Accessory Dwelling Unit Review
Parcel ID No. 2735- 121 -20 -002
(j %QE: The applicant is requesting to deed restrict a proposed detached 680 square foot unit.
8aC_ 0MMENDATJO ibj: Staff recommends approval as long as the following conditions are met:
1. The unit falls within minimum and maximum square footage:
Accessory dwelling units shall corrtaln not less than three hundred ($00) square feat of
allowable floor area and not more than seven hundred (700) square feet of allowatJe floor area.
The unit shall be deed restricted meeting the housing autharily%; guidelines for resident
occupied units and shall be limited to rental periods of not less than six (tl) months In
duration. owners of the principal r@sidence shall have the dght Zo place a guahhed employee
or employees of his or her choosing In the accessory dwelling unit.
2. The kitchen falls within the following specifications;
- For Accessory DweAing Units and Caretaker Dwelling Units, a minimum of a two -bumer
stove with oven, standard sink and a a -cubic foot refrigeratorplus fisezer.
3 An accessory dwelling unit deed restriction must be recorded prior to building permit
approval (this form is provided by the Housing Office).
4. Inspection of the unit by the Housing Office prior to Certificate of Occupancy.
�mlernR'arad':.12A
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A HALLAM LAKE BLUFF ENVIRONMENTALLY
SENSITIVE AREA REVIEW AND SPECIAL REVIEW FOR THE FARRISH
RESIDENCE LOCATED AT 844 ROARING FORK ROAD (LOTS 5 -9 AND
PARTS OF LOTS 10 AND 11, ASPEN COMPANY SUBDIVISION)
Resolution No. 95 - 43
WHEREAS, any development within 100 feet of the 7850 elevation line and bordering
the bluff around Hallam Lake is subject to review and approval by the Planning and
Zoning Commission pursuant to the provisions of Section 24 -7 -506 of the Aspen
Municipal Code; and
WHEREAS, Ordinance 35, Series of 1994 requires that any proposed residential
development which exceeds 85% of allowable floor area shall comply with residential
design standards and be reviewed by the FAR Overlay Committee; and
WHEREAS, applications for Hallam Lake ESA review and FAR review were submitted
to the Planning Office by Mrs. Stephen Farrish for the renovation and expansion of her
residence; and
WHEREAS, on March 7, 1995, the Planning Commission reviewed the application and
staff's memorandum and approved the Hallam Lake ESA aspect of the project with
conditions (by a 5 -0 vote) based on their interpretation of the plans that the living room
wing of the home would remain intact as an encroachment into the "no development"
setback area; and
WHEREAS, on April 5, 1995, the project was introduced to the FAR Overlay
Committee. At this meeting, the three P &Z members sitting on the Overlay Committee
came to the realization that the proposed residence required a complete demolition of the
existing home, including the living room area which was considered a legitimate
encroachment when reviewed by the P &Z; and
WHEREAS, because of this concern the Overlay Committee tabled the item; and
WHEREAS, the City Attorney made the determination that the P &Z could decide to
rehear the Hallam ESA review based on the revised understanding of the project;
WHEREAS, at their regular meeting on April 25'095, the P &Z moved to rehear the
Hallam Lake ESA review by a 4 -0 vote (2 a)steniions) on the June 6, 1995 agenda; and
WHEREAS, on May 3, 1995, the FAR Overlay Committee approved the proposal within
its scope of jurisdiction; and
WHEREAS, on June 6, 1995, the Planning and Zoning Commission reconsidered the
project in light of the proposed 100% demolition, approved Special Review because of
the substantial spruce trees on the north side of the property, and re- approved the ESA
review of the demolition and replacement by a 4 -1 vote, keeping the original conditions
of approval.
NOW THEREFORE BE IT RESOLVED by the Commission:
The Farrish Residence demolition and replacement is approved as submitted with the
following conditions:
1. The new stone planter, stairs and reconfigured new patio and plantings toward the base
of the tree as shown on the application drawing sheet # 3 are not approved for
construction per this review.
2. Any trees slated for removal or relocation must receive tree removal / relocation
permits from the Parks Department prior issuance of any building permits.
3. Prior to the issuance of any building permits, sturdy tree protection barricades must be
C1 ected, to the greatest extent possible, at the drip lines of at -risk trees as directed by
Parks staff. The barricades shall be constructed to prevent soil compaction, material
storage, and spillage of deleterious substances under the trees. They shall remain in place
throughout exterior construction and grading.
4. A 12" PVC culvert must be installed under the new driveway. At least one week prior
Lo the ditch work, the applicant must contact Tom Rubel of the Parks Department so he
can monitor the ditch work.
5. A final landscape plan shall be submitted and approved by ACES and Planning staff
prior to the issuance of any building permit. Additional plantings of native shrub type
plants shall be added along the slope to restore its wild character, and below the
tOUndation walls of the house and patio retaining walls in order to reduce their visibility.
0. Any future landscape development (including but not limited to decks, spa, terrace,
tencing) must be submitted for review as an amendment to this E.S.A. review.
7. A sidewalk, curb, and gutter agreement must be signed and recorded at owner's
expense prior to the issuance of any building permits. Forms for the agreement are
av ailable in the City Engineer's office.
S. "fhe site plan in the building permit application must clearly label and dimension all
on -site parking spaces.
9. The applicant shall consult the City Engineer and Parks Department for work proposed
in the public right -of -way and shall obtain permits form the Streets department for any
work or development including landscaping within the right -of -way.
10. Only lighting which does not illuminate the walls of the building may be used along
the rear of the structure and rear patio. A final lighting scheme shall be included in the
building permit set for Planning's approval. The existing floodlights must be removed as
part of the reconstruction.
I I . To prevent debris from falling down the hill, a strong construction barricade fence
must be erected on the "bench' of the site and inspected by Planning prior to the issuance
of any demolition or building permits for the parcel. The barricades must remain in place
until all construction in complete or the certificate of occupancy is issued, which ever
occurs last.
12. The applicant shall record in the County Clerk and Recorder's Office a copy of the
approved site specific development plan, landscape plan, and approval resolution. Proof
of recordation must be forwarded to the Planning Office prior to the issuance of any
building permits for this site.
13. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
APPROVED BY THE COMMISSION at its regular meeting on June 6, 1995.
Attest:
.r
Sharo Carrillo, Clerk
Planning and Zoning Commission:
Bruce Kerr, Chair
41,"a-
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION FOR THE
APPROVAL OF CONDITIONAL USE AND HALLAM LAKE BLUFF ENVIRONMENTALLY
SENSITIVE AREA REVIEWS FOR AN ACCESSORY DWELLING UNIT AT THE
FARISH RESIDENCE LOCATED AT 844 ROARING FORK ROAD (ALL OTC LOTS r., -9
AND PART OF LOTS 10 AND 11, ASPEN COMPANY SUBDIVISION)
Resolution No. 96 - 1)'e
WHEREAS, pursuant to Section 26.60.040 of the Aspen Land Use
Regulations accessory dwelling units may be approved by i1,_
Planning and Zoning Commission as conditional uses in conformance.
with the requirements of said Section; and
WHEREAS, pursuant to Section 26.68.060 of the Aspen Land Use
Regulations all new development along the bluff above 13,;llam Lake
shall be reviewed by the Planning and Zoning Comm.ir;sion O.
impacts to the slope and nature preserve below in conformance wiii
the requirements of said Section; and
WHEREAS, the Planning Office received an application from
Mrs. Stephen Farish for Conditional Use and Hallam Lake E4i .
reviews for a detached 681 s.f. one bedroom accessory dwelling
unit at her property;and
WHEREAS, in 1995 the Planning Office, Planning and Zonirx;
Commission and Ordinance 30 Design Review Committee reviewed arx:;
approved demolition and reconstruction of the existing sing](
family residence on the site. Said approvals and condii:ions
memorialized in Planning and Zoning Commission Resolution No. 95-
43; and
WHEREAS, in order to attain the floor area for the proposcc?
ADU, the applicant had to reduce the floor area of the principc:.
dwelling by 681 s.f. from the 1995 approval; and
WHEREAS, the Community Development Director made tic
determination that the reduced principal residence is of the sow
design and character of the previously approved dwell:inc; and J;
therefore exempt from further review under Ordinance 3 1 3 or t}ic
Design Review Committee; and
WHEREAS, the proposed unit is substantially above grade.
However, the applicant agreed not to seek a FAR bonus as part cz
the revised residential development; and
1
WHEREAS, the Housing Office, City Engineer, Aspen Center for
Environmental Studies and the Planning Office reviewed the
proposal and recommended approval with conditions; and
WHEREAS, during a public hearing at a regular meeting on
December 10, 1996 the Planning and Zoning Commission approved by
a 6 -0 vote the Conditional Use and Hallam Lake Bluff ESA reviews
for the Farish accessory dwelling unit with conditions
recommended by the Planning Office, as amended at the public
hearing.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Farish Conditional Use and Hallam Lake Bluff ESA reviews
for a 681 s.f. net livable detached accessory dwelling unit is
approved with the following conditions:
1. All conditions contained in P &Z Resolution #95 -43 shall be
forwarded to this approval and shall be adhered to during all
phases of demolition, construction and occupancy of this property.
2. A construction barricade shall be erected prior to the
issuance of any building permit for the ADU.. This barricade
shall be extended along the top of the slope adjacent to the ADL'
construction area.
3. The owner shall submit the appropriate deed restriction to
the Aspen / Pitkin County Housing Office for approval. Upon
approval of the deed restriction by the Housing Office, the
applicant shall record the deed restriction with the Pitkin County
Clerk and Recorders Office with proof of recordation to the
Planning Department. The deed restriction shall state that the
accessory unit meets the housing guidelines for such units, meets
the definition of Resident Occupied Unit, and if rented, shall be
rented for periods of six months or longer.
4. Kitchen plans shall be verified by the Housing Office to
ensure compliance with specifications for kitchens in ADUs; and
i
5. Prior to issuance of a Certificate of Occupancy, the Housing
Office shall inspect the unit to ensure compliance with the
conditions of approval.
2
6. Any new hard surfaces will catch precipitation and will
require a drywell design (5 year storm capacity) to be stamped by
a Colorado licensed civil engineer.
7. Prior to the issuance of any building permits the applicant
is required to submit to the Aspen /Pitkin County Data Processing
Dept. as -built drawings for the project showing property lines,
building footprint, easement, entry points for utilities at
property boundaries, and any other improvements
8. A parking space which meets the requirements of the
Engineering Department shall be dedicated for the ADU. An
appropriate path shall provide all weather access from the parking
area to the ADU.
9. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
APPROVED by the Commission at its regular meeting on December 10,
1996.
p]ann' g a d p(n} & Commission:
S ara /( } Garton, Chair lJ
Attu"
ckie Lothian, Deputy City Clerk
91
° ggg �a OQYWIOO'N3d$V
i 1 y E avou Nuoi omvvou tre
TON30183NHSIMV.i
Mdld 311S
s
B
0
c
i
1 ,
��III G
�
z
�
�
N
0
0
c
i
1 ,
��III G
m
a..,.
0
9 hn9��
L�
��K
L [� 0 `Wii`''y1L '� lyuJ�<�S Z4l
o
a
g� o
F `
1-
n�
Z
�
F
9
N
N
O
9
p
RR
�c
a_yy
A�
�L
,r-
p �
T
ll
1�
i
1
n ?e
F J{ 'I
W � ; 9 A
--�--
r p
— +11
4
A
i
j
J 2I Z i2
i�26n — : kf I rz��z�
&22
�_r:z g'z�'J w '
]r ] 1p7
0
w o w °o v v u
, '- go w � �{ Nry �4Bjo9334 � ?332u33 „3332333333n 3 ? ?Y?
��yy 7�
S y �[ j kq o� �_K uU��.0 uuV�uv uU��vU �uu�tvuuuvU:�uuvV �
w n0abo OO tl d°D° ° oen � o 6i0 i?T61 °apon °Qp(ie D�GO ° oda Oho go°p�o °pOOOO ° ° °QO�tlptle0
b arF_hL_�c4fl6 !y °Y ^ R =j'Ans �;J «Sv��ssi- Ss:- 6r�Yi'�n��rsn ApFp�e�ba
t nv d a�a= ncx ❑,+ r. I!: iNAN4 4 A9pSlA514 X81Mm�1KPrpiFpYQF�BBiPA7fAi1N9 %SaNSSS9tl5'
gi
t�
y Ij
§4Ef
u � a
j 1 ? ml
Z �. t � ?d. �^I�kJf3� H0lalad v �? 11
,
3 � € $ � . hln� I tcioM arro � ,, o p , m �„
r
r , �Nol1.'33� �1I6
+w
I�
i
n .
i.
I�
I
I
II
I
�
j
il;
a
I
I
'I
M
f
5
S
Il_
dk
} a
Q! 9:
V \
i
,
1
I } l
G 1
p'.
3
Myy
bA
j
1 g 5
avow�iaoi aYiu�wu a v �
ION30MY HSIVY.4 V
- 8T1'lY7YJW OD --
R
d
a
o
z '
w�
R
m
�r
N
f
\ O h
m
W
0
P
N
.
OVON NNOJ ONIWVOL M a
oavuoioo'N3dsvIIIIII
aoNaai Na�avd _�
U
NVId 1N3W3SV8 U
n of
v
N r
{YELL 9
aRA
7k
.
OVON NNOJ ONIWVOL M a
oavuoioo'N3dsvIIIIII
aoNaai Na�avd _�
U
NVId 1N3W3SV8 U
n of
v
N r
b
5
f
�1 E
L � l
W 4
i
I
+
, m
�Vl�plll ,�s7
�....�I�IIIIII
`s
>�
Illld��l�lll
M rw
NV Id U00`Id 1SLIIj
u.
x
k
+
, m
�Vl�plll ,�s7
�....�I�IIIIII
`s
>�
Illld��l�lll
M rw
NV Id U00`Id 1SLIIj
u.
x
k
n
I
a .
OOWOIOD'N3dSV
[ItlOtl JItlOd ONItlVOtl YYB
�oNaarsaa Hsrovi
, m
�Vl�plll ,�s7
�....�I�IIIIII
u
>�
Illld��l�lll
M rw
NV Id U00`Id 1SLIIj
u.
x
k
- -- �� I
1 f t t
ff r I ir{ -I
I i
�a �kT
I LI
i
r
1
, / I Cbfel
t
1 0 _
F I
n
u rnl. M1I
3
ula
ff ,aw
I
r _ r
dL 3
i
r c,e�s9aa �
[
4
' 4
�Ib
ew v%o suss
q w/ Taws
_ _. p. QALDU2FD S aNDry i.8uvro - /rr��-
M19PY F %DOlA99
rx
� b 2 ... -,
M I "N IT FN DR
44 F �
- 1 i
7
I�
I A
- - j
I. I
FCS
OQVd01 O'N3d8V
OVou AIOd PNWVOW M
3ON301s a HSl
JVId HOOjd ON003S
k �
I
- - --
v
i
3
IIIIII����Iil � � b P
0
w (t
ii
3
X
v
w-
CI
ii
3
X
v
w-
R Y
s...
w.
F !;0411111
OaVUOIOO'N3dSV aVOU NUOd ONIUVOM YID 3ONW1S3V HSIUVd
SNOI1VA3131S3M 418V3 a
co �-
g
r
x
9
j w
7
k§ O
0
F !;0411111
OaVUOIOO'N3dSV aVOU NUOd ONIUVOM YID 3ONW1S3V HSIUVd
SNOI1VA3131S3M 418V3 a
co �-
g
r
x
��6 8
I
OOVLOIOO'N3dSV
OVOH Maori ONRIVOW "t B `
3oN isu Hemyd o c "
SNO1103¢ SSOUO S _
OOYtl0I60'N I S °- W p P
OYON MLOi OMINOW h0 III]Y II 0. N
m ! 3ON3O1S tl H SIN SIHVd = u e f p
w'
C .1
1
I J
k
i
II
!I
I I
I
1 I
i I
�___ _
I I I
fl liI�IIIIIII ''IIIIIIIIIIIIIIII�I�I - _ �,_
a
I
1 V/ L - 1
\ / I
4 �3
1 IL Y
hrvlmN
arm:
tiff
u
1
r
' n
f)
d
g'v LLO 4n
22 F
=! JN r
J
r P U
a \
n £SD -r6tE o�,P — i
x \q.
-oN
IE� H9YOj
L J� 1L}
i�I�II�.��UINiIINI
c
9 Y
E:�D'
( �o
I I
i�I�II�.��UINiIINI
c
9 Y
E:�D'
MEMORANDUM
TO
FROM:
RE:
Aspen Planning and Zoning Commission
Kim Johnson, Planner
r� itrN4sn a
Farish Conditional Use Review For an Accessory Dwelling Unit (ADU) and Hallam
Lake ESA - Public Hearing
DATE: December 10, 1996
SUMMARY: The applicant is requesting conditional use approval to construct a detached 681 s.f.
one bedroom ADU on a single family parcel within the Hallam Lake Bluff Environmentally
Sensitive Area. The primary residence demolition and reconstruction was previously reviewed and
approved by the P &Z in 1995 with conditions. Minor modifications to the 1995 proposal are
supported by staff. The application packet is attached as Exhibit A. Staff recommends approval of
the conditional use and ESA for the accessory dwelling unit with conditions.
APPLICANT: Mrs. Stephen Farish, represented by Dick Fallin
LOCATION: 844 Roaring Fork Rd.
ZONING: R -15
LOT SIZE: 30,400 s.f.
FAR: Allowed = 5,424 s.f; Proposed = 5,424 s.f. (primary dwelling 4,743 s.f, ADU 681 s.f.)
BACKGROUND: The parcel currently contains a 2 bedroom, single family residence and a one
car carport. This structure will be demolished. The proposed ADU is being voluntarily provided.
In 1995, the Planning Office reviewed a redevelopment proposal which consisted only of a new
primary dwelling built to the FAR maximum. The P &Z reviewed and approved the project with
conditions, as did the design review committee which considered the neighborhood design
euidelines and Ordinance 30.
Mrs. Farish now wants to include the detached ADU in the parcel's redevelopment and therefore
has reduced the FAR of the primary dwelling by 681 s.f. The revised main residence remains
essentially identical to that which P &Z and the design committee already approved. Because of the
limited changes, the Community Development Director has determined that the house does not
have to return to the design review committee.
REFERRAL COMMENTS:. (memos attached as Exhibit B).
Engineering Department: In a conversation with staff, Ross Soderstrom stated that the proposed
driveway for the ADU cannot be allowed as only one driveway is permitted by code. An
alternative would be to widen the other driveway to accommodate one more parking space within
the property line.
Housing Office: The kitchen must contain a minimum two burner stove with oven, a standard
sink, and a 6 -cubic foot refrigerator. The owner shall submit the appropriate deed restriction to the
Aspen/Pitkin County Housing Office for approval. Upon approval of the deed restriction by the
Housing Office, the applicant shall record the deed restriction with the Pitkin County Clerk and
Recorders Office with proof of recordation to the Planning Department. The deed restriction shall
state that the accessory unit meets the housing guidelines for such units, meets the definition of
Resident Occupied Unit, and if rented, shall be rented for periods of six months or longer. The
Housing Office shall inspect the unit prior to the issuance of the Certificate of Occupancy.
Aspen Center for Environmental Studies: In a phone conversation with staff, ACES Director
Tom Cardamone stated that the applicant has been working with ACES to develop a landscape
which contains native species along the slope. Before any permits are issued, this matter needs to
be finalized.
STAFF COMMENTS:
Conditional Use Review for the Accessory Dwelling Unit Pursuant to Section 26.60.040, the
criteria for a conditional use review are as follows:
The conditional use is consistent with the purposes, goals, objectives and standards of the
Aspen Area Comprehensive Plan, and with the intent of the Zone District in which it is
purposed to be located;
RESPONSE: A fundamental goal of the Aspen Area Community Plan is to "Create housing
opportunities for 60% of the workforce to live up- valley of the Aspen Village Trailer Park. This
unit will provide a potential rental unit for a working resident.
R The conditional use is consistent and compatible with the character of the immediate
vicinity of the parcel proposed for development and surround ing land uses, or enhances
the mixture of complimentary uses and activities in the immediate vicinity of the parcel
proposed, for development;
RESPONSE: In staffs opinion, the proposed ADU is compatible with the surrounding single
family development. The R -15 district is an appropriate zone for the development of ADUs.
C. The location, size, design and operating characteristics of the proposed conditional use
minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding
properties;
RESPONSE: The design and siting of the proposed unit will not create adverse visual impacts on
the surrounding area. Noise, vehicular and pedestrian traffic will be typical to a residential
neighborhood. It is noted that the drawings indicate a second drive being added to accommodate a
parking space for the ADU. Engineering staff will not allow a second curb cut. Planning staff
believes that a dedicated parking space is important for the ADU because the unit is in a
neighborhood not served by regular transit service.
D. There are adequate public facilities and services to serve the conditonal use including but
not limited to roads, potable watter, sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems, and schools;
RESPONSE: No additional infrastructure is required for the ADU above and beyond what is in
place for the existing neighborhood.
E The applicant commits to supply affordable housing to meet the need for increased
employees generated by the conditional use;
RESPONSE: The ADU must comply with the Housing Guidelines and must be deed restricted as a
resident occupied unit for working residents of Pitkin County. If the unit is rented, it must be used
to house a qualified working resident of Pitkin County.
F. The proposed conditional use complies with all additional standards imposed on it by the
Aspen Area Comprehensive Plan and by all other applicable requirements of this chapter.
RESPONSE: The proposed unit is being voluntarily provided. No land use code conflicts are
evident.
Hallam Lake Bluff Environmentally Sensitive Area: Section 26.68.060 requires that all new
development along the bluff above Hallam Lake be reviewed for impacts to the slope and nature
preserve below. This site and principal residence was reviewed and approved in 1995. The main
house is substantially the same as before and therefore is not the primary focus of the current
review. All previous conditions of approval contained in Resolution # 95 -43 (Exhibit Cj shall be
required for the revised structure. The ADU must also meet the following ESA review standards:
1) No development, excavation or fill, other than native vegetation planting, shall take
place below the top of slope.
RESPONSE: The applicant commits to comply with this standard. Condition #11 in Reso 95 -43
requires a construction barricade be erected prior to the issuance of any demolition permits. This
barricade shall be extended along the top of the slope adjacent to the ADU construction area.
2) All development within the fifteen -foot setback from the top of slope shall be at grade.
Any proposed development not at grade within this setback must be approved by special
review.
RESPONSE: No development for the ADU is shown within the fifteen -foot setback area
3) All development outside of the fifteen -foot setback from the top of slope shall not
exceed a height delineated by a 45 degree angle from the ground level at the top of slope.
RESPONSE: The section drawing for the ADU indicates that the height of the structure complies
with this limit. A final zoning check will be conducted prior to the issuance of a building permit.
4) A landscape plan shall include native vegetation screening of no less than 50 percent
of the development as viewed from the rear (slope) of the parcel. All vegetation shall be
maintained in perpetuity and shall be replaced with the same or comparable material should
it die.
RESPONSE: The ADU is set back from the slope and is well screened from the rear by several
existing large cottonwoods. As mentioned earlier, Tom Cardamon of ACES is working with the
project's landscape architect to make sure that additional plantings are of native species to enhance
the habitat around the nature preserve. A final landscape plan signed by ACES staff must be
submitted to the Planning Office prior to the issuance of any building permits for the property, as
already required by Reso 495 -43..
5) All exterior lighting shall be low and downcast with no light(s) directed toward the
nature preserve or located down the slope.
RESPONSE: The ADU will have baffled, recessed downlights in the roof overhang. No lighting
%\ ill be directed towards the slope.
6) No fill material or debris shall be placed on the face of the slope. Historic drainage
patterns and rates must be maintained. Pools or hot tubs cannot be drained down the slope.
I
RESPONSE: The applicant agrees to this condition.
7) Site sections prepared by a registered architect, landscape architect or engineer shall
be submitted showing existing and proposed site elements, top of slope, and elevations.
RESPONSE: The section drawings included in the application package appear to be accurate.
STAFF RECOMMENDATION: Staff recommends approval of the ADU with the following
conditions:
1. All conditions contained in P &Z Resolution #95 -43 shall be forwarded to this approval and
shall be adhered to during all phases of demolition, construction and occupancy of this property.
2. A construction barricade shall be erected prior to the issuance of any building permit for the
ADU.. This barricade shall be extended along the top of the slope adjacent to the ADU
construction area.
3. The owner shall submit the appropriate deed restriction to the Aspen/Pitkin County
Housing Office for approval. Upon approval of the deed restriction by the Housing Office, the
applicant shall record the deed restriction with the Pitkin County Clerk and Recorders Office with
proof of recordation to the Planning Department. The deed restriction shall state that the accessory
unit meets the housing guidelines for such units, meets the definition of Resident Occupied Unit,
and if rented, shall be rented for periods of six months or longer.
4. Kitchen plans shall be verified by the Housing Office to ensure compliance with
specifications for kitchens in ADUs; and
5. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the unit to
ensure compliance with the conditions of approval.
6. Any new hard surfaces will catch precipitation and will require a drywell design (5 year
storm capacity) to be stamped by a Colorado licensed civil engineer.
7. Prior to the issuance of any building permits the applicant is required to submit to the
Aspen/Pitkin County Data Processing Dept. as -built drawings for the project showing property
lines, building footprint, easement, entry points for utilities at property boundaries, and any other
improvements
8. A parking space which meets the requirements of the Engineering Department shall be
dedicated for the ADU. An appropriate path shall provide all weather access from the parking area
to the ADU.
9. All material representations made by the applicant in the application and during public
meetings with the Planning and Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION: "I move to approve the conditional use for the Farish ADU and
Hallam Lake ESA review at 844 Roaring Fork Road with the 9 conditions as outlined in the
Community Development Department Memo dated December 10, 1996 ". — r eW/ ,-1 clr2u.� r
Exhibits:
"A" - Application Packet
"B" - Referral Comments�����
"C" - P &Z Resolution # 95 -43
_ Soer_ial Review
8040 Greenline
_ n ✓retain view Plane
CondaIIini mi i 7a tion
lot Split/lot Line
A3j ustment
Final SPA
Final PUD
_ Final Historic Dew_
Minor Historic L_-v.
_
Historic u 2twlition
Historic Designation
Geus Allotment
e) Rx of Existing Uses - (rxrnber and type of e�dstiri3
aEprsarmte sq_ ft_; rx=ber of bedxoaas: arny yxiriiou_s approval- graritc�l to tlra
nrctx�fil) _
Existing single family one - story, 2 bedroom 2 bath residence of
approximately 1800 S.F. plus a one car attached carport.
Hallam Lake Bluff ESA site specific development approved 6 -6 -95.
Desiqn overlay review approved 6 -6 -95.
9) Q= .=iption of Development Application
To amend previously approved plan, dimensionally altered
to reduce F.A.R. to allow a new detached A.D.U.
Amended principal structure F.A.R. = 4743.46 S.F.
Proposed Accessory Dwellinq'Unit F.A.R. = 680.54 S .F.
Totol E.A.R. 5424.00 S.F. = Allowable
10) 1 11ve you attachcxi the follo✓ircf?
Ruse to Attachment 2, mini=m samiss ocnt(Jlt:
Rr_-� to Attachment 3, Specific Slilanr ion
Rr_ ;pv to Att 4, Review Standard-- for Yarr AE4)Licati.ori
iiV lD iCF: ni'i'r.Lr:1r1CY1 6L5
ter,
Farisn
Residence Hallam Lake B1`rt!f ES
- .'_ ^jwcLL.xatioan
Roaring Fork Road AsDen
Lots 5 -9 & parts of
10 & 11, Aspen Company Subd City of
Aspen
(.i.rYlrGite Sti.Bet address, lot & block n 'r , legal drXc 72JJ1.1(_Z7
- 1 , - o - Opraate)
�)
Pr,2.�_,.rit Zoning R -1 5
4) lot _:i.an 30,400
s. f .
5)
Applicant's Name, Addr�
& Phone Mrs. Stephen P. Farish
2200.Willowick Apt 16E
Houston, TX 77027
6)
Representative Is Name, Address & Phone 1A Dick Fa 11 in Gideon
Kau fman
Baker Fallin Assoc. Kaufman
& Peterson
°79 -925 -4252
1280 Ute Ave Ste 10 315 E.
H yman Ave
Aspen CO 81611 Aspen,
CO 81611
7)
Type of Application (please check all that apply): 970- 025
-8166
Conditional Use
Conoeptual SPA Conceptual H.istocic
Dew.
_ Soer_ial Review
8040 Greenline
_ n ✓retain view Plane
CondaIIini mi i 7a tion
lot Split/lot Line
A3j ustment
Final SPA
Final PUD
_ Final Historic Dew_
Minor Historic L_-v.
_
Historic u 2twlition
Historic Designation
Geus Allotment
e) Rx of Existing Uses - (rxrnber and type of e�dstiri3
aEprsarmte sq_ ft_; rx=ber of bedxoaas: arny yxiriiou_s approval- graritc�l to tlra
nrctx�fil) _
Existing single family one - story, 2 bedroom 2 bath residence of
approximately 1800 S.F. plus a one car attached carport.
Hallam Lake Bluff ESA site specific development approved 6 -6 -95.
Desiqn overlay review approved 6 -6 -95.
9) Q= .=iption of Development Application
To amend previously approved plan, dimensionally altered
to reduce F.A.R. to allow a new detached A.D.U.
Amended principal structure F.A.R. = 4743.46 S.F.
Proposed Accessory Dwellinq'Unit F.A.R. = 680.54 S .F.
Totol E.A.R. 5424.00 S.F. = Allowable
10) 1 11ve you attachcxi the follo✓ircf?
Ruse to Attachment 2, mini=m samiss ocnt(Jlt:
Rr_-� to Attachment 3, Specific Slilanr ion
Rr_ ;pv to Att 4, Review Standard-- for Yarr AE4)Licati.ori
I I
i
i
I
1
z.-
i
NJ
I I
i
i
I
1
z.-
i
PROJECT DESCRIPTION
FAIRISH FAR OVERLAY REVIEW
844 Roaring Fork Road
Aspen, Colorado
`(Amendments dated 10 -2 -96 shown in italics)
the applicant proposes to significantly alter and made additions to her existing
single family residence. The lot area is 30,400 sq. ft. in area and is in the City of
Aspen Zone District R -15, which allows a 5424 sq. ft. F.A.R. plus a 500 sq. ft.
garage. This lot is not located in an identifiable neighborhood zone as shown on
the Neighborhood Character Design Guideline Map.
The existing structure is a small, one -story two bedroom house adjacent to
Hallam Lake. The location on Hallam Lake requires that this project undergo a
special review for the Hallam Lake Environmentally Sensitive Area. The Hallam
Lake Bluff Review standards specify that a 'top -of- slope" is to be established
that restricts above grade development within fifteen feet of this line. This top -
of -slope effectively determines the rear set back line for the property, which in
this instance, reduces the development area by approximately one -half. In
addition, the lot has many mature trees within this area that the applicant
requires to remain. i
These restrictions determined that few options were available for the new
development as can be seen on the site survey plan.
The new house will be a one -and two -story structure massed to allow one -story
elements around the perimeter and a two -story element in the middle. Access to
the house determined that the garage and entrance face the street, which most
of the houses on Roaring Fork Drive do since there is no alley.
The following are responses to the General Guidelines for All Core Area
Neighborhoods of the Neighborhood Character Design Guidelines for Core Area
Neighborhoods in the City of Aspen.
Mass _ancUScaIe
"All buildings should help establish a sense of human scale that is inviting
to pedestrians."
The proposed development is composed of small facade areas along the
street surrounding a central two -story element, and is screened by the
existing mature trees.
The amended plan maintains the concept previously approved. Roofs
have been redesigned to lessen the mass and slight dimensional
�,
adjustments were made to achieve the F.A.R. reductions to provide for
the proposed detached Accessory Dwelling Unit. the A. D. U. is to be
located within an existing lawn area, located on the northwest corner of
the lot that has significant concealment by the existing trees, this location
provides significant concealment from the primary dwelling, the street,
Hallam Lake and the existing home along the adjacent west property line.
2. "New buildings should appear to be similar in scale to those in the
established neighborhood or to the scale that is desired for the
neighborhood."
With few exceptions, the houses in this area are on lots similar in size to
the applicant's, and all recent development has been two- story. This
proposal is compatible with this area and has attempted to reduce the
perceived size by the one -story massing as described above.
3. "The street elevation of a building should be designed to appear in scale
with those seen traditionally."
The proposed elevations meet this standard.
This standard is maintained for the amended primary stricture and the
A D. U.
4. "Building entrances should be in similar scale to those seen traditionally."
The proposed entry is within a one -story alcove.
The amended plan maintains this standard and the A.D. U. entrance is
from a one -story porch.
JI gilding Eorm
5. "All buildings should use roof and building forms that establish a sense of
visual continuity for the community, by repeating typical forms."
The proposed structure utilizes rectangular forms combined for a simple
overall mass. Steep roof pitches are used with overhangs that vary.
The amended plans maintain these characteristics for both the primary
structure and the A.D.U.
Site Design
6. "Orient the primary entrance of a' building towards the street."
2
The proposed structure has it's entrance facing the street, on grade; the
adjacent setbacks along the street are similar and for the most part linear.
Therefore, reinforcing the perception of the neighborhood's grid.
` The proposed A.D. U. has its access from Roaring Fork Road and is
entered from the Hallam Lake side. The design intent is to combine the
Living Room and Entry on a grassy "court" arrangement.
7. "Place the building entry at an elevation that is similar to those seen
traditionally in the neighborhood."
The proposed entry is at grade as are most entries on this street.
Both the primary dwelling and the A.D. U. entries are on grade.
8. "When feasible, locate structures so that they maintain solar access to
adjacent properties."
The proposed development accomplishes this standard.
` This standard is maintained for both the amended primary structure and
the A.D. U.
Building Materials
9. "Use natural, indigenous building materials to establish a sense of
continuity throughout the community."
This proposals uses vertical cedar siding and cedar shingle roofing.
Stone veneer has been added to elements of the amended design that
are visible from the street.
Architectural Features
10. "Architectural features that enhance the pedestrian experience are
encouraged."
The applicant believes this guideline has been met for the proposed
structure.
The central two -story core is surrounded by one -story wings that diminish
the overall mass and dormer windows have been added to enhance the
pedestrian experience.
11. "Minimize the visual appearance of solar collectors and skylights."
K
There are no solar collectors proposed. Skylights occur at the west end
of the house as part of an octagonal room element which will be almost
entirely concealed by trees from the street.
The amended plan has no solar collectors. Relatively small skylights
occur on the one -story west wing, the one -story north element and on the
two -story roof at the west end and northwest front hip roof.
Garages
12. "Minimize the visual impact of garages."
The sites restrictions discussed previously precluded any options for the
location of the garage. The garage will be one -story with a hipped roof,
two doors with applied siding and trim to repeat the window scale used on
the main house. The slight oblique angle to the street should help
minimize the impact.
The amended garage location and design remain essentially unchanged
from the previously approved plan, with a modified roof design for better
massing and scale.
Driveways
13. "Minimize the visual appearance of driveways and parking surfaces."
This proposal utilizes all the suggestions except parking areas.
The amended plan shows the existing driveway /street location to be
unchanged and amending the parking layout in a simplified plan.
ServiQe Areas_
14. "Minimize the visual impacts of service areas is seen from the street."
The service area is on the east side of the house and will be screened
from the street with a fence and gate.
Impact orn_Nis�toric Buildings
15. "Preserve historic structures throughout the community."
not applicable to this proposal.
16. "New buildings should avoid negative impacts on adjacent historic
properties."
There are no adjacent historic properties with the exception of Hallam
Lake which has its own special review process.
I
FARISH HALLAM LAKE BLUFF REVIEW
Response to Review Standards
"(Amendments dated 10 -2 -96 shown in italics)
"No development, excavation or fill, other than native vegetation planting,
shall take place below the top of slope."
The applicant does not intend to do anything below the top of slope
except planting which would be in accordance with this standard, as
illustrated in the Landscape Plan.
2. "All development within the fifteen -foot setback from the top of slope shall
be at grade. Any proposed development not at grade within the fifteen -
foot setback must be approved by special review pursuant to Section 7-
404D of this Article 7."
There are two areas in this application that will require development
within the top of slope setback areas:
Existing living room vying at the south easterly corner.
As shown on the survey drawing, part of the existing structure lies within
the top of slope setback area. With an existing roof overhang that
extends past the top of slope line. The applicant intends to re -use the
existing foundation for the new development and will reconstruct the walls
and roof so that the roof will not extend past the top of slope line. The
new roof overhang will decrease the existing encroachment by
approximately Y -0 ".
2. An existing patio lies within the top of slope set back area.
The landscape plan shows how the applicant intends to develop the on-
grade elements within the top of slope setback area. Approximately half
of the existing flagstone patio lies within the setback area. A new
extension to the patio is shown approximately 16 -feet to the west,
encompassing an existing cottonwood tree, and new flagstone steps
down to grade. The southerly edge of the patio area is proposed to have
a new stone faced planter that would also extend across the south end of
the living room structure. The intent is to avoid having a railing by
stepping the "finish grade down in 30 -inch steps, as allowed by the
building code. The existing patio has no railing, and the applicant has
proposed this "stepping" to maintain this condition in a safe manner.
The applicant believes that the conditions of Section 7-404D of Article 7
have been met by this design.
The amended plan indicates an extension of the patio area approximately
11 feet to the west. The existing cottonwood tree, indicated as tree
number 49 on the improvement survey drawing is proposed to be
removed and replaced with two new trees on the slope to better screen
the house. (See Landscape Plan).
3. "All development outside the fifteen -foot setback from top of slope shall
not exceed a height delineated by a line drawn at a forty -five degree
angle from ground level at the top of slope. Height shall be measured
and determined by the zoning officer utilizing that definition set forth at
Section 3 -101 of this Chapter 24."
All areas of the proposed development comply with the height limitations
as described in the Hallam Lake Bluff Review Section 7 -506 and as
defined in Section 3 -101 of Chapter 24 with the exception of the south-
easterly portion of the existing living room. The living room area flat roof
height is to be raised approximately 1400t at the alcove area, the main
room will have a new hipped roof that rises from the flat away from the
slope to the north, thus minimizing the massing as much as possible. As
can be seen by the photos, the existing vegetation effectively screens the
house from Hallam Lake.
The flat roof originally indicated to be raised approximately 1 -foot has
been changed to a hip -roof to be more harmonious with the amended
design.
4. ''A landscape plan shall be submitted with all development applications.
Such plan shall include native vegetation of no less than fifty percent of
the development as viewed from the rear (slope) of the parcel. All
vegetative screening shall be maintained in perpetuity and shall be
replaced with the same or comparable material should it die."
The applicant submitted a landscape plan, sheet no. 3, as part of the
development application. The applicant believes the existing vegetation
exceeds the fifty - percent coverage requirement. The applicant agrees to
maintain vegetation.
a
The applicant has submitted an amended Landscape Plan dated 10 -2 -96
in response tc the conditions of the approved plan.
5. "All exterior lighting shall be low and downcast with no lights directed
toward the nature preserve or located down the slope.
2
I ...... I
The applicant proposes to use recessed downlights in the roof overhang
along the patio areas. The fixtures will have a black baffle typical of this
type of fixture that prevents glare. There will be no lighting directed
toward the preserve or located down the slope."
6. "No fill material or debris shall be places on the face of the slope. Historic
drainage patterns and rates must be maintained. Pools or hot tubs
cannot be drained down the slope."
No fill material or debris will be placed on the face of the slope. Historic
drainage patterns and rates will be maintained through the use of drywells
and french drains where required. No pools or hot tubs are proposed.
The applicant has submitted an amended Landscape Plan dated 10 -2 -96
that indicated proposed changes in compliance with the conditions of the
previously approved plan.
3
G
.n'r.;ueu.�n• 1
(IJID rc;T / %IV(.TG41_IlY! ITY•I
A.D.U.
;L,,,,-. Fari. sh _Re
1) tar:j,yt Ifxati(A, 844 R oaring Fork Road Aspen CO
LoLs 5 -9 & parts of 10 & 11, Aspen Company Subd. City of Aspe
(irdicatr_ surer ackirr_ -s✓, lot & block ra>mbar, legal de-�ption %Akre_
appropriate)
s) Pryx —.ent Toeing R -15 4) rot Size 30,400 S.F.
5) ArDpliaarrt's Name, Adr3L &Phone ¢ Mrs. Stephen P. Farish
Will owick Apt 16E
713 -871 -8760 Houston, TX 77027
6) Representative's Name, Addre & F,_,one , Dick' 'Fillin Gideon Kaufman
Baker Fa in Assoc. Kaufman & Peterson
970 - 995 -4252 1280 Ute Ave Ste. 10 315 E. Hyman Ave
A spen,. CO 81611 Aspen, CO 81611
- 7) / TPfpe of Application (please cheat all that apply) : 970-925-8166
Corditicnal Use moral SPA Conceptual Historic Dev.
Special Review Final SPA Final Historic Dev_
8040 G'rrsnl.irre conce al R)D Minor Historic Day.
1
St, ?m Margin Final FM Historic Demolition
_ Motrntain vi_e«4 Plane Subdivision ' Historic Designation
Cnreianiniumization Text/Map Amendment QQS Allotvrnt
Lot Split/rot Lim- QQS EXMnVt' can
P.9j,v -
8) D:� of Dcist Uses '(amber and type of existing sloe - L ams;
ap)r_rx orate srl_ ft r■mber of bedrooms; any previous approvals granted to t1>-_
Single family two- story primary dwelling, 4 bedrooms, 4 baths
)- powder rooms that replaces an existing one -story 2 bedroom,
'_ -Lath single family dwelling.
9) D x = i.ption Of DevelcgDent Application
new _detached Acces Dwelling Unit, two - storms fra me wit1L
par tial base
Principal dtaell.ing FAR = 4743 46 S.F.
.cen Dwell.in Unit FAR 680.54 S.F.
Total FAR = 424.00 S.F. = A owa e
10) IC7vc you attactv�d the follwin ?
Rr-�I� to Attachment 2, Minim Sub iec ion CCntents -
_____ to Ate achmaut 3, Specific 9,bmiss Contents
lirY�x3rc =,e to Attaduiert 4, W_ -view Standards for Your Application
B
FARISH RESIDENCE
ACCESSORY DWELLING UNIT
CONDITIONAL USE APPLICATION
844 Roaring Fork Road
Aspen, Colorado 81611
10 -2 -96
APPLICAK
Mrs. Stephen P. Farish
2200 Willowick Apt 16E
Houston, Texas 77027
713 - 871 -8760
STREET ADDRESS
844 Roaring Fork Road
Lots 5 -9 & parts of Lots 10 & 11 Aspen Company Subdivision
City of Aspen, Colorado
Zone District R -15
DESC_RIFTIONDE PROPOS A D.U.
A new two - story, one - bedroom /one bath unit with partial basement, frame
detached accessory dwelling unit, per drawing dated 10 -2 -96.
FOOTP_RINT_AREA
= 156.3 S.F.
ACTUAL AREA
= 297.6 S.F.
Basement =
320 S.F.
1st Floor =
389 S.F.
2nd Floor =
2 92 S.F.
Total Heated Area =
1,001 S.F.
NET-LIVABLE-AREA
Basement
= 156.3 S.F.
1st Floor
= 297.6 S.F.
2nd Floor
= X45_1 S F.
Total
= 700.0 S.F.
EAR-
Basement = -0- S.F.
1st Floor = 389.5 S.F.
2nd Floor = 291. 0-S-E
Total = 680.5 S.F.
1
PORCH, [BALCONY
Allowable 700 SFx0.15 = 105 S.F.
Porch (on grade) _ -0- (80 S.F. Actual)
Balcony = _35 S,E
Total Heated Area = 35 S.F.
REVIEW STANDARDS
A. "The conditional use is consistent with the purposes, goals and objectives
of the Aspen Area a Comprehensive Plan, and with the intent of the Zone
District in which it is proposed to be located."
The proposal meets this standard.
B. 'The conditional use is consistent and compatible with the character of
the immediate vicinity of the parcel proposed for development and
surrounding land uses, or enhances the mixture of complimentary uses
and activities in the immediate vicinity of the parcel proposed for
development."
The proposed detached A.D.U. is designed to be complementary to the
primary dwelling, using the same roofing, siding and stone. Both the
primary and accessory dwelling units are compatible with the character of
the immediate vicinity which are varied in style and materials and are
generally on larger lots in a rural type environment.
C. 'The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts,
impacts on pedestrian and vehicular circulation, parking, trash, service
delivery, noise, vibrations and odor on surrounding properties."
The proposed A.D.U. is a small structure sited within an existing lawn
clearing surrounded by existing fir trees. The site is level providing easy
access and the impacts are negligible.
D. 'There are adequate public facilities and services to serve the conditional
use including but not limited to roads, potable water, sewer, solid waste,
parks, police, fire protection, emergency medical services, hospital and
medical services, drainage systems and schools."
r
The proposed A.D.U. is within the city limits, and all services are
a'✓ailable.
2
E. 'The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the conditional
use.
The applicant is committed to the current regulations governing accessory
dwelling units.
F. 'The proposed conditional use complies with all additional standards
imposed on it by the Aspen Area Comprehensive Plan and by all other
applicable requirements of this chapter."
The applicant feels the proposed A.D.U. meets this standard.
3
PUBLIC NOTICE
RE: FARISH CONDITIONAL USE FOR ADU/HALLAM LAKE ESA
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 3, 1996
at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Mrs.
Stephen Farish, requesting Conditional Use approval for a detached ADU and Hallam Lake ESA
review. The property is located at 844 Roaring Fork Road, and is described as a tract of land being
all of Lots 5 -9 and part of Lots 10 and 11, Aspen Company Subdivision. For further information,
contact Kim Johnson at the Aspen/Pitkin Community Development Department, 130 S. Galena St.,
Aspen, CO (970) 920 -5090.
s /Sara Garton, Chair
Aspen Planning and Zoning Commission
i
31 October 1996
Mr. Richard A_ Fallin, Vice- President
Baker Fallin Associates, Inc.
1280 Ute Avenue
Aspen, CO 81611
Re: Farish Residence, 844 Roaring Fork Road
Dear Dick:
A SPEN - PTTKI
COMWNm DEVELOPMENT DuARTMENT
I am responding to your letter of 28 October requesting an extension of vested rights for the
Design Overlay Review regarding the Farish Residence. The process by which your client
received site specific development approval included a Hallam Lake ESA review followed by a
Design Overlay Review under Ordinance 35, Series of 1994, the applicable code at that time. I
find no mention of the required public hearing for three -year vesting in these approvals and
conclude that both approvals fall under Paragraph F of Section 26.52.080 which provides for
expiration eighteen months subsequent to the date of site specific development plan approval. It
should also be noted that, while the these reviews established a site specific approval and
development order for the specific design as reviewed, they did not establish approvals for a
different design which might have different impacts.
Moreover, I understand that revised and amended plans were submitted to David Michaelson,
formerly of our office, in early October These plans have been forwarded to Kim Johnson, who
is working as a planner in our office during the period of transition to new staff. Kim has
reviewed the plans and determined that your application is incomplete. She has faxed you a fist of
deficiencies which need to be remedied before the application can be lodged with the Planning &
Zoning Commission. The next available date for the Planning & Zoning Commission would be 3
December 1996.
A fundamental question, therefore, is whether you are pursuing approvals for an amended design
or an establishment of vested rights for the current design as approved. We can do either, but
need to be clear about your intentions. I would note that a new design would no longer be
reviewed under Ordinance 35, but rather under the current Ordinance 30 Design Standards.
Please contact Kim Johnson at 920 -5090 to complete your application, or let me know if I may be
of any further assistance.
I l ru ours,
n, AICP, ASLA
Community Development Director
CITY OF ASPEN
cc: Xim Johnson
John Worcester, City Attorney
130 SOUTH GALENA STREET ASPEN, COLORADO 81611-1975 PHONE 970.920.5090 - PA% 970.920.5439
P.nk .Ra'W Na
C+9
AsSOCIATE6 INCORPORATED
ARCHITEMRE AND PLANNING
October 28, 1996
Hand Delivered
Mr. Stan Clauson
Aspen Community Development
City of Aspen
130 S. Galena Street
Aspen, CO 81611
Project Reference: Farish Residence
844 Roaring Fork Road
Aspen, Colorado
Dear Stan,
0
On June 6. 1995 Mrs. Farish received approval for a new house, located
at the above referenced address, by the Planning and Zoning Commission for
the Hallam Lake Bluff ESA and the Design Overlay Review. The vested right for
the Hallam Lake ESA is for 3 -years and the vested right for the Design Overlay
Review is 18- months.
Mrs. Farish is requesting an extension of the Design Overlay expiration
date of December 5, 1996.
On October 3, 1996 we submitted our application for a re- hearing of both
the Hallam Lake ESA and the Design Overlay Review for the purpose of having
the Planning & Zoning Commission review and approve a revised house design
that would allow a detached A.D.U.
Dave Michaelson and I have had an on -going discussion about this
project, and Dave was trying to schedule a meeting for October 22, 1996. The
review process apparently was not completed in time for that date and Dave said
he would reschedule a meeting. I have not yet been notified of a new date.
■
]oH3 R. BAKER, AIA, President • RICHARD A. FALLIN Vice President • DAVID E.K. PANIco Associate
1280 UTE AVENUE • ASPEN, COLORADO 81611 • 303/925 -4252 • FAx 303/925 -2639
715 GRAND AVENGE • GLENWOOD SPRINGS, COLORADO 81601 • 303/928 -9704 • FAx 303/928 -9628
■
We would respectfully request an extension of the vested rights to allow
time for Planning and Zoning review and Building Permit process. I have been
working on this project with Mrs. Farish since 1991 and would not want to begin
anew.
I would be happy to discuss the details of our request at your earliest
convenience, and look forward to hearing from you.
Yours truly,
Richard A. Fal in,
Vice- President
cc: Farish
Kaufman
0
ASSOCIATES INCORPORATED
ARCHITECTHRG AND PLANNING
October 1, 1996
Mr. David Michaelson
Community Development
City of Aspen
130 S. Galena Street
Aspen, CO 81611
Project Reference; Hallam Lake Bluff ESA
Farish Residence
844 Roaring Fork Road
Aspen, Colorado
Dear David,
0
On June 6, 1996 Final approval was granted by the Planning Commission
for both the Hallam Lake Bluff ESA and the Overlay Review.
Several months later, Mrs. Farish requested from Leslie Lamont, then the
Planner for this application, whether a detached Accessory Dwelling Unit could
be considered for the property. Leslie reviewed this request and said Planning
Office would support this on the condition that no "bonus" F.A.R. would be
sought.
We are submitting the revised plans that reduce the F.A.R. of the
approval house to gain the F.A.R. necessary for the A.D.U. The mass and floor
area of the principal residence have been reduced considerably, and the A.D.U.
is proposed to be located in an existing clearing at the north -west corner of the
property. This location lies approximately 22 feet behind the "top of slope" and
being in the most heavily vegetated part of the lot will be practically unseen from
Hallam Lake.
■
JOAN R. BAKER, AIA, President • RICHARD A. FALLIN Vice President • DAVID E.K. PANICO Associate
1280 UTE AVENUE • AsPP..N, COLORADO 81611 • 303/925 -4252 • FAx 303/925 -2639
715 GRAND AVENUE • GLENWOOD SPRINGS, COLORADO 81601 • 303/928 -9704 • FAN 303/928 -9628
N
3
Mrs. Farish's vested right for these approvals expire December 5, 1996.
We, therefore, respectfully request an agenda date with the Planning
Commission as early in October as possible.
Please do not hesitate to call if you have any questions or need additional
information.
Sincerely,
Richard A. Fallin,
Vice- President
cc: Farish
Kaufman
4 J 1�1"IIlC]Qil77C 1
IAND CUE APPIXUaTON FOPM
1) rmjoct Name Farish Hallam Lake ESA
2) projoctlocation 844 Roaring Fork Road, Aspen, Cc
Lots 5 -9 & parts of Lots 10 & 11, Aspen Company Subd; City of Aspen, C:
(indicate street address, lot & block nmber, legal description whe '
appropriate)
3) Present Zoning R -15
5) Appl'icant's Name, Address & Prone #
4) Int Size 30.400 sa . ft.
Mrs. Steven P. Farish
2200 W' 1 1 owi rk Ant 1 6P
Houston, TX 77027
711 - 871 -876n
6)
R e p r e s e n t a t i v e ' s Name, A d d r e s s & Phone
Mi rk Fal l i n Gideon a f rQan
1280 Ute Ave #10 315 E-. Hyman Ave
Acnan rn RIA11 nspap' CO 81611
925 -4252 925 -8166
7)
type of Application
(please check all that apply): ,
`T
Conditional Use
_ Cuxxpbial SPA
Ooncepbial Historic Devi
S pec;al Peview
_ Final SPA
Final A.istozic Devi
8040 Greeriline
_ Concep FUD
_ minor Histori Dev_
Stxf I`Iaxgi fi
Final PUD
Historic Demolition
Y�cnitain View Plane _ Subdivision ' Historic Designation
Qydpmini _ Text /Map Auendm'nt 6226 Allotment
_ lot SplitjTot Line _ Qfls EKemption.
Adjustment
8) Description of flkisting Uses '(number umber and type of exi sting ng : stx„rt, res
apprcoamate s3- f-; rx=ber of bedrooms; any previous approvals granted to the
property) -
Existing single family, one story 2- bedroom 2 -bath residence
of approximately 1880 sq. ft. with a.one car carport.
9) Description of Development Application
Alter and add onto exiStInq structure to a a new 4- oeoroom
5 -bath house of approximate sq. ft.
a asement & 2 -car garage.
lo) Have you attac the follorirq?
Yes Response to Attachment 2, Minimum m Su iss ion Oontents
N /R Response to Attachment 3, Specific &A i ss ion Contents
N/R response to Attachment 4, Review Stan3ards for Your Application
THE CITY of ASPEN
M EMO FROM STAN CLAUSON
COMMUNITY DEVELOPMENT DIRECTOR
WA ✓
[cql,
dAAJ
Vtk 0
�� '
4vL
130 SO
EN
N, 2�L OzAsy jHoNE 970.92, 6 9 9 1 75
F 970 39