HomeMy WebLinkAboutLand Use Case.375 N Spring St.A077-00 CASE NUMBER A077-00
PARCEL ID# 2737-073-10001
CASE NAME 375 N. Spring DRAC
PROJECT ADDRESS 375 N. Spring
PLANNER Fred Jarman
CASE TYPE DRAC
OWNER/APPLICANT DCR Limited Family Partnership
REPRESENTATIVE Alan Richman
DATE OF FINAL ACTION 7/13/00
CITY COUNCIL ACTION
PZ ACTION Reso. #3-2000
ADMIN ACTION Approved
BOA ACTION
DATE CLOSED 10/16/00
BY J. Lindt
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375 N Spring DRAC ,��1
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DCR Limited Family `1873 S. Bellaire St#7 Denver/CO/80222 ` (303)759-6644
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Alan Richman
200 W Main St. S� Aspen/CO/81611 920-1125
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Resolution
(SERIES OF 2000)
RESOLUTION OF THE ASPEN DESIGN REVIEW APPEALS COMMITTEE
APPROVING RESIDENTIAL DESIGN STANDARDS VARIANCES FOR
"GARAGE SETBACK" AND "BUILDING ORIENTATION" FOR OKLAHOMA
FLATS ADDITION, LOTS 8, 9, 10, 11, AND NORTH HALF OF LOT 7, BLOCK 1,
375 NORTH SPRING STREET, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel No. 2737-073-10-001
WHEREAS, the Community Development Department received an application
from Denice Reich, represented by Alan Richman of Richman Planning Services and
Geoffrey Lester of Charles Cunniffe Architects, seeking two (2) variances from Section
26.410 Residential Design Guidelines for 1) building orientation for the proposed
primary residence and 2) a garage setback requirement for a front loaded two-car
attached garage on the proposed two story primary residence in the Oklahoma Flats
Addition, Lots 8, 9, 10, 11, and North Half of Lot 7, Block 1, 375 North Spring Street:
and,
WHEREAS, Lots 8, 9, 10, 11, and North Half of Lot 7, Block 1 of the Oklahoma
Flats Addition is a 22,599 sq. ft. lot with three unoccupied structures (proposed for
demolition) located in the R-30 Zone District; and
WHEREAS,pursuant to Section 26.410.020 of the Aspen Municipal Code,
Community Development Department staff reviewed the applicant's application for
compliance with the Residential Design Standards of Section 26.410.040 of the Aspen
1—>j a Municipal Code and found the submitted development application to be inconsistent with
�v,z Standard 26.410.040(A)(1), Building Orientation and Standard 26.410.040(C)(2)(b)
�• c Parking, Garages, and Carports, of the Aspen Municipal Code; and
>c)
mi.a
-° WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that
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∎1—1- if an application is found by Community Development Department staff to be
�0 m inconsistent with any item of the Residential Design Guidelines, the applicant may either
- IS! amend the application or appeal staff's findings to the Design Review Appeal Committee
mom
Z pursuant to Chapter 26.222, Design Review Appeal Committee; and
=MI-m
S EM
a m WHEREAS,pursuant to Section 26.410.020(B) of the Aspen Municipal Code,
elm a c the applicant submitted a request for a variance from Standard 26.410.040(B)(1) of the
N N m Aspen Municipal Code to the Design Review Appeal Committee as it applies to Building
■N
a Orientation and Parking, Garages, and Carports; and
MIN� •
w
m a WHEREAS all applications for appeal from the Residential Design Standards of
imam qr
Section 26.410.040 must meet one of the following review standards in order for the
-fir•
Design Review Appeal Committee or other decision making administrative body to grant
an exception, namely the proposal must:
a) Yield greater compliance with the goals of the Aspen Area Community Plan;
b) More effectively address the issue or problem a given standard or provision
responds to; or
c) Be clearly necessary for reasons of fairness related to unusual site specific
constraints;
WHEREAS, the Community Development Director, after review of the
requested variances, recommended approval for a variance from the residential design
standards for the proposed garage and recommended denial for the proposed house
orientation variance request; and
WHEREAS, during a duly noticed public hearing at a regular meeting on July
13, 2000, the Design Review Appeal Committee, approved a variance from the Building
Orientation standard of Section 26.410.040(A)(1) and Parking, Garages, and Carports
standard of Section 26.410.040(C)(2)(b) of the Aspen Municipal Code as it applies to
Residential Design Standards for Lots 8, 9, 10, 11, and North Half of Lot 7, Block 1 of
the Oklahoma Flats Addition, with conditions, by a vote of 4 to 0 (4-0).
NOW, THEREFORE BE IT RESOLVED by the Committee:
Section 1
That a proposed variance for a single-family residence at 375 North Spring Street, Aspen,
Colorado, is approved pursuant to Section 26.410.040(A)(1), Building Orientation, and
Section 26.410.040(C)(2)(b), Parking, Garages, and Carports of the Residential Design
Standards meeting Criteria A, a variance is supported by AACP in terms of minimizing
the impact on open space and natural features, and Criteria C, the variance is clearly
necessary for reasons of fairness related to unusual or site specific constraints. The
variance is approved with the following conditions:
1. That at the time of building permit the applicant must provide adequate
documentation regarding the required location of the ADU so that
effective screening of the garage may be achieved;
APPROVED by the Committee at its regular meeting on July 13, 2000.
APPROVED AS TO FORM: DESIGN REVIEW APPEALS
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Ci Attorney fr Ke.&tvrJ' -z-
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1111111 IIIII IIIIII 111111 II lit 1111111111 11111 11111111
C u7zZ 447424 09/27/2000 04:00P RESOLUTI DAVIS SILVI
2 of 2 R 10.00 D 0.00 N 0.00 PITKIN COUNTY CO
:�1l.I..dt--c1�
DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Cod Orer
land use specific
development plan pursuant to the provisions
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted Code adopted ts since the effective 26.470,date of this be Order.
ect
to any amendments to the Land Use
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Denise Reich, 1873 S. Bellaire#700, Denver, CO 80222
Property Owner's Name,Mailing Address and telephone number
Lots 8 & 9, Block 1, Oklahoma Flats Addition
Legal Description and Street Address of Subject Property
Building Orientation and Garage Setback Variances
Written Description of the Site Specific Plan and/or Attachment Describing Plan
DRAC Resolution#05-00, 7/13/00
Land Use Approval(s)Received and Dates(Attach Final Ordinances or Resolutions)
July22,2000
Effective Date of Development Order (Same as date of publication of notice of approval.)
July 23,2003
Expiration Date of Development Order(The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code.)
Issued this 22nd day of July, 2000, by the City of Aspen Community
D-velopment Director.
J. (e Ann Woods, Community Development Director
PUBLIC NOTICE
Of
DEVELOPMENT APPROVAL
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right pursuant to the Land Use Code of the
City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: Lots 8 & 9, Block 1, Oklahoma Flats Addition, by
resolution of the Design Review Appeals Committee on July 13, 2000.
For further information contact Julie Ann Woods, at the Aspen/Pitkin Community
Development Dept. 130 S. Galena St, Aspen, Colorado (970) 920-5090.
s/City of Aspen
Publish in The Aspen Times on July 22, 2000
•
EXHIBIT F
Resolution No. -
(SERIES OF 2000)
RESOLUTION OF THE ASPEN DESIGN REVIEW APPEALS COMMITTEE
APPROVING RESIDENTIAL DESIGN STANDARDS VARIANCES FOR
"GARAGE SETBACK" AND "BUILDING ORIENTATION" FOR OKLAHOMA
FLATS ADDITION, LOTS 8, 9, 10, 11,AND NORTH HALF OF LOT 7, BLOCK 1,
375 NORTH SPRING STREET, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel No. 2737-073-10-001
WHEREAS,the Community Development Department received an application
from Denice Reich, represented by Alan Richman of Richman Planning Services and
Geoffrey Lester of Charles Cunniffe Architects, seeking two (2) variances from Section
26.410 Residential Design Guidelines for 1) building orientation for the proposed
primary residence and 2) a garage setback requirement for a front loaded two-car
attached garage on the proposed two story primary residence in the Oklahoma Flats
Addition, Lots 8, ), 10, 11, and North Half of Lot 7, Block 1, 375 North Spring Street.
and,
WHEREAS, Lots 8, 9, 10, 11, and North Half of Lot 7, Block 1 of the Oklahoma
Flats Addition is a 22,599 sq. ft. lot with three unoccupied structures (proposed for
demolition) located in the R-30 Zone District; and
WHEREAS,pursuant to Section 26.410.020 of the Aspen Municipal Code,
Community Development Department staff reviewed the applicant's application for
compliance with the Residential Design Standards of Section 26.410.040 of the Aspen
Municipal Code and found the submitted development application to be inconsistent with
Standard 26.410.040(A)(1), Building Orientation and Standard 26.410.040(C)(2)(b)
Parking, Garages, and Carports, of the Aspen Municipal Code; and
WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that
if an application is found by Community Development Department staff to be
inconsistent with any item of the Residential Design Guidelines, the applicant may either
amend the application or appeal staffs findings to the Design Review Appeal Committee
pursuant to Chapter 26.222, Design Review Appeal Committee; and
WHEREAS,pursuant to Section 26.410.020(B) of the Aspen Municipal Code,
the applicant submitted a request for a variance from Standard 26.410.040(B)(1) of the
Aspen Municipal Code to the Design Review Appeal Committee as it applies to Building
Orientation and Parking, Garages, and Carports; and
WHEREAS all applications for appeal from the Residential Design Standards of
Section 26.410.040 must meet one of the following review standards in order for the
Design Review Appeal Committee or other decision making administrative body to grant
an exception, namely the proposal must:
a) yield greater compliance with the goals of the Aspen Area Community Plan;
b) more effectively address the issue or problem a given standard or provision
responds to; or
c) be clearly necessary for reasons of fairness related to unusual site specific
constraints; and
WHEREAS, during a duly noticed public hearing at a regular meeting on July
13, 2000, the Design Review Appeal Committee, approved a variance from the Building
Orientation standard of Section 26.410.040(A)(1) and Parking, Garages, and Carports
standard of Section 26.410.040(C)(2)(b) of the Aspen Municipal Code as it applies to
Residential Design Standards for Lots 8, 9, 10, 11, and North Half of Lot 7, Block 1 of
the Oklahoma Flats Addition, with conditions, by a vote of to
NOW, THEREFORE BE IT RESOLVED by the Committee:
Section 1
That a proposed variance for a single-family residence at 375 North Spring Street, Aspen,
Colorado, is approved pursuant to Section 26.410.040(A)(1), Building Orientation, and
Section 26.410.040(C)(2)(b), Parking, Garages, and Carports of the Residential Design
Standards meeting Criteria A, a variance is supported by AACP in terms of minimizing
the impact on open space and natural features, and Criteria C, the variance is clearly
necessary for reasons offairness related to unusual or site specific constraints. The
variance is approved with the following conditions:
1. That at the time of building permit the applicant must provide adequate
documentation regarding the required location of the ADU so that
effective screening of the garage may be achieved;
•
APPROVED by the Committee at its regular meeting on July 13, 2000.
APPROVED AS TO FORM: DESIGN REVIEW APPEALS
COMMITTEE:
City Attorney Robert Blaich, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
D SIGN REVIEW APPEALS B0,--.AD
.2. Steve Buettow, chair Home: 925-1693
�. P.O. Box 9463 Work: 925-2254#3
Aspen, CO 81612 fax: 925-2258
21 Robert Blaich Home: 925-7545
1 . 319 North 4th Streert fax: 920-3433
Aspen, CO 81611
P-11 Jeffrey Halferty Home: 544-0125 Apt. 7/99
215 S. Monarch Work: 920-4535
Box 3906 Fax: 925-4990
Aspen, CO 81611 e-mail jhdesign @rof.net
0 Mary Hirsch home: 925-8541
1590 Silver King Drive fax: 920-1129
Aspen, CO 81611 e-mail: maryandmichael @mail.earthlink.net
Tim Mooney Home: 925-8172 apt. 4-13 1998
' P.O. Box 8931 Work: 925-7000
Aspen, Colo. 81611 920-7365 cell: 379-9400
92-r - 3 -z
C1i'r)
•
AGENDA
ASPEN DESIGN REVIEW APPEALS COMMITTEE
REGULAR MEETING
THURSDAY, JULY 13,2000
4:00 PM
PLAZA I
I. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. MINUTES
III. DECLARATION OF CONFLICTS OF INTEREST
IV. DESIGN REVIEW APPEALS COMMITTEE PUBLIC HEARING
A. 981 KING STREET VARIANCE, NICK LELACK
B. 375 NORTH SPRING STREET VARIANCE, FRED JARMAN
V. ADJOURN
TIMES ARE APPROXIMATE. WE RECOMMEND APPLICANTS ARRIVE AT LEAST
1/2 HOUR PRIOR TO THE SCHEDULED TIME.
MEMORANDUM
To: Design Review Appeals Committee (DRAC)
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
FROM: Fred Jarman, Planner
RE: Reich Variance
i
DATE: July 13, 2000
APPLICANT: DRC Family Limited . ` , ,,-,� 4„« , 1
Partnership „v, . '—'4,4-, , , a� 4`►• :
Denise Reich, Owner
REPRESENTATIVE: Alan Richman, - ''.414' '
Alan Richman -1 1` t „ -i,.;2 1
Planning Services 1 t 'lt `' ..c•
PARCEL ID: 2737-073-10-001
ADDRESS: 375 North Spring " r
Street, Aspen, Colorado -",
81611
ZONING: R-30, Low Density Residential West view of property from N. Spring Street showing
access onto property (proposed driveway access) and
CURRENT LAND USE: Francis Street Right-of-Way.
22,599 sq. ft. lot with three
unoccupied structures. ,�� r . °�� . 4„,, r� a ��
PROPOSED LAND USE ` r ` , ' ''�rf r.,
i:. a x
The applicant wishes to build a 4,157 �.. 1 4
sq. ft. two-story single-family residence �, ,r 1 E , ,y,r t,„Ili V,
and detached 800 sq. ft. Accessory e 14' Oil t# `•a F` ,, q 4
Dwelling Unit. In order to do so,the „,'"V--'5*---- t' '' r f , t t.. ,'O` f'-, 'i / ti
applicant is seeking two (2) Variances t io., ` t)' ' °'� a ',"�1. :fir. "I .
i
from the Residential Design Standards �, ,-' ,3 , , 'I 4 l ' - t”•
for building orientation and garage "»1 "a '""'L. t , ` A"::;
setback. , ' g " x F#p
REVIEW PROCEDURE:
Variances from the Residential Design . "
Standards [Chapter 26.410.040], may be "
granted by the Design Review Appeal NW view of 375 North Spring Street showing
Committee pursuant to Chapter 26.222. Aspen trees in front.
‘%47\\\
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17 \\
STAFF COMMENTS:
The applicant, Denice Reich, represented by Alan Richman of Richman Planning Services
and Geoffrey Lester of Charles Cunniffe Architects, seeks two (2) variances from Section
26.410 Residential Design Guidelines for 1) building orientation for the proposed two-story
primary residence and 2) a garage setback requirement for a front loaded two-car attached
garage. (See Exhibit A for a description of the specific standard.) The applicant's property is
located in the Oklahoma Flats Addition adjacent to the Roaring Fork River.
It should be noted; a small residence and two "storage structures" currently exist on the
property. All of these structures will be removed prior to construction on a proposed
residence. Most recently, the applicant received administrative approval from the Community
Development Director for a Stream Margin Amendment to comply with newly adopted
stream margin review criteria and an Accessory Dwelling Unit (ADU) approval on June 20,
2000.
The following discussion outlines Staff's position on the applicant's variance requests from
residential Design Standards for building orientation and garage setback.
Staff Recommendation: (Exhibit A contains staff's findings related to the review criteria.)
Staff recommends the variance request for"building orientation"be denied because it fails to
address the street in a manner which creates a consistent"façade line," does not contribute to
the streetscape, and further detracts from the established parallel nature of existing residences
in the neighborhood.
Staff recommends the variance request for"parking, garages, and carports" be approved
because of existing site constraints and placement of the proposed location of the ADL' which
will effectively screen the garage and cars from public view.
ATTACHMENTS:
Exhibit A -- Review Criteria & Staff Findings
Exhibit B -- Proposed Site Plan Showing Residence and ADU Location
Exhibit C -- Photo Documentation of Parcel and House Image
Exhibit D -- Parcel 2737-073-10-001 Location and Vicinity Map
Exhibit E -- Application Letter
Exhibit F -- Resolution No. , Series 2000
2
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I
EXHIBIT A
REVIEW CRITERIA& STAFF FINDINGS
Building Orientation
The first request is a variance from the Residential Design Standards for building orientation
of the proposed residence. The applicant proposes to build a 4,157 sq. ft. two-story single-
family residence oriented to the Roaring Fork River. The currently proposed position of the
house is 16 degrees off parallel from North Spring Street. Specific language and graphics
referring to site design in Section 26.410 Residential Design Guidelines indicates the
following:
The intent of these design standards is to encourage residential buildings that address the
street in a manner which creates a consistent "facade line"and defines the public and
semi-public realms. In addition, where fences or dense landscaping exist, or are proposed, it
is intended that they be used to define the boundaries of private property without eliminating
the visibility of the house and front yard from the street.
Building orientation
The front facades of all principal structures shall be Yes. No.
parallel to the street. On corner lots, both street facing I
facades must be parallel to the intersecting streets. On =_'ul� i��G�N I _ r l
curvilinear streets, the ont facade o f all structures shall I I °► ,
/*
be arallel to the tangent of the midpoint of the arc of ' I /-�
p g Yes
the street.(See diagram to the right)
One element, such as a bay window or dormer,placed at
a front corner of the building may be on a diagonal from
the street if desired.
Staff Finding
As proposed, the applicant wishes to orient the residence to the Roaring Fork River, which
results in being 16 degrees off parallel from North Spring Street. The applicant contends
that certain site requirements, such as avoiding the "A", "B", and eastern group of existing
side trees, constrain the design possibilities making a parallel orientation a challenging task.
The applicant has shown staff a design, which is parallel to the street; however,this design
was undesirable to the applicant.
The applicant also contends that the proposed positioning of the residence should not be
judged"misaligned" due to the current"off-parallel"position of a neighbor's adjacent
residence and will be set back from the street. Staff finds that 1) the neighboring residence
(285 N. Spring Street)received a building permit prior to the adoption of Ordinance 30,
Series 1995, which formally adopted the Residential Design Guidelines on June 13, 1995,
and 2) these guidelines were drafted and adopted in direct response to developments such as
the house orientation of 285 N. Spring Street. More than that, almost all of the houses on
both Bay Street and North Spring Street are oriented towards the street. These existing
houses have a direct relationship to the streetscape on which they front. In the applicant's
defense, the adjacent neighbor(285 N. Spring Street) is roughly 15 degrees"off-parallel"
3
from the street but does not appear to be non-street oriented. However, this residence does
appear to be "off'just enough to detract from the rest of the residents in the neighborhood. It
is the intention of the Land Use Code to keep this trend from reoccurring by utilizing the
Residential Design Standards.
It is for these reasons Staff does not support this variance so that an undesirable and
contrasting building orientation is not continued in a unique neighborhood where almost all
of the houses have a direct relationship to the street.
Garage Variance
The second request is a variance from the Residential Design Standards for a two-car garage
setback. The applicant proposes to build an attached front loaded two-car garage to the
proposed residence. The currently proposed position of the garage extends ten(10) feet past
the front most wall of the house. Specific language and graphics referring to site design in
Section 26.410 Residential Design Guidelines indicates the following:
The intent of the following parking, garages, and Alley
carport standards is to minimize the potential for •
III■IIIIIIIIIIIIIIIII ,
conflicts between pedestrian and automobile Imo No. 1 Yes. '
traffic by placing parking, garages, and carports Yes. =°�ll�!iII°''
on alleys, or to minimize the presence of garages
and carports as a lifeless part of the streetscape - °' j =M I *1-
`dam
where alleys do not exist. =� �-
—I 1•
For all residential uses,parking, garages, and Street
carports shall be accessed from an alley or
_ private road if one exists.(See diagram to the right)
Staff Finding
In this case, the applicant does not have a private road or access from an alley. The applicant
intended to use Francis Street as the primary access to the property; however, the City
Engineer determined the use of Francis Street to be solely committed as a natural swale for
the North Spring Street area. Therefore the applicant must address the following criteria:
The front facade of the garage or the front most
1 1 supporting column of a carport shall be set back at least
ten feet(10'0")further from the street than the front
most wall of the house. (See diagram to the left)
' Staff Comments
r
, , The proposed garage extends ten(10) feet past the front
.y+Lo l 1 most wall of the house. This standard calls for a recessed
I- ) garage ten feet behind the front most wall of the house.
j j Therefore the applicant is requesting a twenty (20) foot
variance from this standard. The applicant proposes to build
x- >x+s' a detached 800 sq. ft. Accessory Dwelling Unit (ADU) to
be located on the Northeast corner of the property. Staff
4
0
suggested that the current garage orientation/placement could be satisfactorily resolved by
the effective placement of the ADU to be directly in front of the garage and therefore
screened by the ADU. This proposed placement of the ADU not only screens the direct view
of the garage doors but also hides any
parked vehicles in the driveway.
c. On lots of at least 15,000 square feet, %%�
in size, the garage or carport maybe irOP
forward of the front façade of the house 411010.
only if the garage doors or carport entry
are perpendicular to the street(side-
loaded).
Staff Finding
The applicant's lot size is 22,599 square feet; therefore the garage may be forward of the
front façade of the house only if the garage doors are perpendicular to the street. The
applicant contends that due to the absence of rear alleys or private roads and other site
constraints, a rear or perpendicular facing garage is not possible. The applicant preferred a
perpendicular facing garage; however, as per tree removal permits issued by City Parks
Department intended to save two sets of Cottonwood trees labeled"A"and`B" which exist
inside the building envelope, the applicant contends that their design respects this agreement
[44\ but calls for a front loading garage. In addition, side-loaded access to the site via the Francis
Street right-of-way was eliminated as a result of its designation by the City Engineer as a
drainage sale. Therefore, as a result of these constraints,the applicant contends it is not able
to produce a perpendicular garage design that takes advantage of this criterion. Staff agrees
that the proposed garage design should be allowed in consideration of the current site
constraints.
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EXHIBIT C
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.' <'y `A,,., ..�.. .
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EXHIBIT D
PARCEL 2737-073-10-001 LOCATION AND VICINITY. MAP
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Reich Stream Margin Amendment
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Address.375 North Sprang Street �`
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MEMORANDUM C
CHARLES CUNNIFFE ARCHITECTS
610 E. HYMAN, ASPEN, CO 81611 CA
970/925-5590
970/920-4557 FAX ARCHITECTURE
PLANNING
INTERIORS
TO: City of Aspen Design Review Appeal Committee (DRAC)
FROM: Geoffrey Lester with Alan Richman, Planr, : g Consultant
DATE: June 22, 2000
PROJECT: Spring Street Residence (on behalf of Denice Reich)
375 N. Spring Street, Aspen, Colorado (Oklahoma Flats)
JOB NO.: 0015
REGARDING: Variance Application
On behalf of our client, we are submitting an application for two (2) variances for your review and
consideration. The first variance request is for the garage location and the second variance seeks
approval for the proposed house orientation to the primary street. The appropriateness of both
requested variances is addressed below in further detail.
Please find attached in 8 1/2 x 11 format the Land Use Application, Agreement with fee, the
Dimensional Requirements Form, Applicant letter, Disclosure of Ownership and photographic exhibits
supporting our variance request. In addition, in larger format we include the Neighborhood Block Plan
with Vicinity Map (Al), Site / Landscape Plan (A2), Significant Building Elevations of the main house
and A.D.U. (A3), Civil Engineer Survey and a photographic 'panorama of the site and adjacent parcels.
Project History:
Our client and her family have owned this unbuilt parcel for decades and have recently chosen to
pursue construction of a single family residence. (Refer to the attached "Architectural Character and
Scale" photographic reference for the desired building concept.) Our client has submitted an
amendment to her existing-Stream Margin Review approval as well as an A.D.U. application. Both
applications have successfully been approved this month.
The past several years spent in pre construction planning and negotiations with the City have resulted
in many compromises between our client's wishes and various city departments including City
Engineering and the Parks Department. Several significant compromises are listed below:
- The 1990 Stream Margin approval established a building envelope for this property with a 35'
setback from the River. Discussions with City Planning staff have verified that this setback is
greater than the 15' minimum setback the mould be established today if the parcel were to again go
through Stream Margin Review. Our client has agreed to abide by this larger setback, which will
retain an open feeling along this important City resource.
- The City Engineer approached our client in 1999 regarding the need for the City to build a drainage
swale in what would have been the continuation of Francis Street. Our client had intended to use
Francis Street as access into the property, which would have permitted a side entry into the garage.
However, our client accepted the request of the City Engineer and agreed to abandon this preferred
access, in favor of the currently proposed access off of Spring Street.
- Tree removal and mitigation negotiations with a City Official dictated that two groves of existing
Cottonwood trees could not be removed, despite their location within the approved building
envelope. Our client also intends to save many other existing trees along the Spring Street side of
the property, limiting the options where a driveway access can be built.
Based on these and othenpromises, the site specific constrain design a residence around, are
significant. Therefore, we'r l it is fair to allow approval of the folio g two variances:
Garage Variance:
Due to the absence of rear alleys or private roads and other City negotiated site constraints, a rear or
perpendicular facing garage is not possible. A perpendicular facing garage was actually preferable to
our client, but the City's request to save the "A" and "B" groups of Cottonwood trees eliminated that
option. (Refer to Sheet A2 for tree locations.) In addition, the Francis Street extension was abandoned
by City Engineering in favor of a to be built drainage swale. City Staff suggested to our client that the
garage orientation issue can be satisfactorily resolved by the placement of the detached A.D.U. directly
in front of the garage as viewed from Spring Street. (Although this solution was determined to still
require this variance.) This solution not only screens the direct view of the garage doors, but also hides
any parked vehicles in the driveway. Please refer to Sheet A2 for further information.
Finally, as shown in the attached photographs, most of the neighboring older and recently built houses
have set a strong precedent for street facing garages. (Most right off the street, not set back.)
Therefore, with all site constraints and precedents considered, we feel it is very fair to approve the
garage variance as requested.
i House Orientation Variance:
The obvious design theme in this specific neighborhood is to orient the house to the Roaring Fork
River. History proves a strong precedent to this idea whether it be here in the Roaring Fork Valley or
beyond. Even the neighborhood road layout is somewhat influenced by this natural geography.
Our client wishes to follow suit with the primary house orientation to the river. This orientation decision
leaves a subtle 16 degree offset from Spring Street. Beyond the desire of a riverfront orientation, a
number of other factors have influenced the design:
1. Our client requested the house to be of a simple, strong form and to be designed well below
allowable F.A.R. Designing the house and required A.D.U. to avoid the "A", "B" and eastern
group of existing street side trees, fall within the increased setbacks, and orient precisely to the
.. primary street is a challenging task. When studying the alternative street oriented versions, the
house grew larger and more complicated due to the inefficient stepping to respond to the river
setback line. It is our opinion that a smaller house footprint (albeit with a modest street
orientation issue) and retaining more existing trees is preferred over the alternative solutions.
2. One of the basic concepts behind the street orientation guideline is to provide residences that
consistently relate to the built environment in orientation, scale and character. The proposed
building orientation certainly addresses this concept as illustrated on the site plans. The
recently built neighboring house to the south, 285 N. Spring Street, orients to the river/ street in
exactly the same fashion as our proposed house. This precedent makes it clear to us that our
slightly angled house does directly relate to it's significant neighbor to the south and therefore
will not be judged as "misaligned." If you visit that house, you will perceive that slight angle as a
non issue. In a slightly broader context, the orientation of our proposed house with respect to
both recently built neighbors to the south will be in alignment, the notable exception being that
our house is set further back from the street which is more desirable for this neighborhood.
The position of the street oriented A.D.U. directly responds to the orientation of the several
existing neighboring residences north of the site. The A.D.U. becomes somewhat of a hinge
point mass that nicely adjusts the orientation back to the primary street.
We feel our client's wishes of the proposed house orientation on this site have valid reasoning and
precedent. In our opinion, this design certainly does not detract from the fabric of the neighborhood, it
complements it. We feel it is very fair to approve the house orientation variance as requested.
1
Primary Mass Standard:
The DRAC guidelines ask for a comment on the Primary Mass Standard. It is our opinion that our
design successfully meets those intentions with the detached A.D.U. mass. The requirement calls for
at least 10% of the primary mass square footage to be visually detached from the principal buildng.
"Accessory Dwelling Units are examples of appropriate uses for the secondary mass." -
In conclusion, we are asking for two individual variances on issues that may not meet the letter of the
Residential Design Standards, but however deal with the site constraints and neighborhood context in a
manner that we feel successfully meets the spirit of these guidelines.
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98 FRANCIS
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730 FRANCIS
Attachment 8
County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT
} ss. TO ASPEN LAND USE REGULATIONS
State of Colorado ) SECTION 26.52.060(E)
I, ■'kt`' (4.‘_`'�.....A , being or representing an
Applicant to the City of Aspen,personally certify that I have complied with the public notice
requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following
manner:
1. : mailing of notice, a copy of which '. • ached hereto, by first-class postage prepaid U.S.
Mail to all owner , property withi i 4 ee hundred(300) feet of the subject property, as indicated
on the attached list, on the a• a f , 199 (which is days prior to the public
hearing date of ). v•,*k g...e.•\:).
2. By posting a sign in a conspicuous place on the subject property(as it could be seen from
the nearest public way) and that the said sign was posted and visible continuously from the to day
"-2..-0o o •s,o o•
of 5.-&••-\ , 1449-. ,to the \3 day of Sv1 , I9.9, . (Must be posted for at least
5-
-rerr(-110)full days before the hearing date). A photograph of the posted sign is attached hereto.
i W %,.:
t •N f2—j
*'0'4. ^ -- ' ! '1.„ ' . s / ..s , . . 74-1
r . Signature
1 - k Si _tied before me this Z day of S�``� ,
• J 7 r
� tit,�
4\LP,,,v, (2..t_VW k
`t
,
t i' ''
I r ,
I i WITNESS MY HAND AND OFFICIAL SEAL
7 PUBLIC NOTICE
, PLACE ` My Commission expires: 1\—aU1^ a.a0\
'� ' PURPOSE ��
< a ti i ' ' �.'� Notary Pubeli�c`� � �•
4 ..; ki.i j t glt, � 'I.ty Y' - 1'7amal")/N�Put*
'' t s t ns J� fi .. 0031 Eagles Nest Court
>e� au {' :x ,. Carbondale, CO 81623
+' ia',°,,,, ; �. My Commission expires 11-24.2001
l
,k
LAND USE APPLICATION
PROJECT:
Name: ' K) , (J-11-G S-r-fie r tk- ce
Location: 215, N. 42.0.. ' "- T ) 014404611A_ FI,/r-(5 , A. .Fct,1 1 GG.
(Indicate street address, lot& block number, legal description where appropriate)
(LOT Si 11 to , I I A. 1.30=-Trt 44A1.F dF 1-crr1 ) FSI.oGK I
APPLICANT:
Name: tiZ lAtAtTe17. Ft64410-/ Jt ' tr 'o VC-Mee REick
Address: l 5Z 3 . set-IA-Ice S'C It /Oa IJ� Z G o 222
Phone #: (so 3) 161 -(04,4- ' of 1- goo- 14.-7_-I 2
REPRESENTATIVE:
Name: Al M) 12161-trtAc1i i ft 4JI L C(1> f12e 1 L-Weg) GA2Ce5 GUNN(FFE AW445
Address: 260 W. NIkIN '$T j A1 )0 671.0 . }-{•1t-'t4) A') A5E JJ C . SI4,1 I ,
Phone#: at2o - I l2c 1'2 - 9590
TYPE OF APPLICATION: (please check all that apply):
I 1 Conditional Use Ell Conceptual PUD E Conceptual Historic Devt.
n Special Review _ Final PUD(&PUD Amendment) n Final Historic Development
[vr. Design Review Appeal [ I Conceptual SPA U Minor Historic Devt.
_- GMQS Allotment n Final SPA(& SPA Amendment) _ Historic Demolition
n GMQS Exemption Subdivision = Historic Designation
_ ESA- 8040 Greenline, Stream _ Subdivision Exemption(includes _ Small Lodge Conversion/
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
—
Lot Split J Temporary Use _ Other:
- Lot Line Adjustment _ Text/Map Amendment
EXISTING CONDITIONS: (description of existing buildings,uses, previous approvals, etc.)
oMYT-1 vol. 'II2eM1 m/r4N &Min E7 VIVIar( 1t ?1/4-d7,U. itfpW MMS Afezotie0
PROPOSAL: (description of proposed buildings, uses,modifications, etc.)
' IWo (2) ' ioR-y '4tiSCvi e 0+410 qseStbeM ksrtl t 1? ./.'.U.
Have you attached the following? FEES DUE: S `1=6"'
Pre-Application Conference Summary
Attachment#1, Signed Fee Agreement
RI'Response to Attachment#2, Dimensional Requirements Form
[' Response to Attachment#3, Minimum Submission Contents
Response to Attachment#4, Specific Submission Contents
R Response to Attachment#5, Review Standards for Your Application
ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN(hereinafter CITY)and /
(hereinafter APPLICANT)AGREE AS FOLLOWS:
1. APPLICANT has submitted to CITY an application for
(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning
Commission and/or City Council to make legally required findings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of$ k"Qi 42 which is for hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review. Such periodic
payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such
accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all
costs associated with case processing have been paid.
CITY OF ASPEN APPLICANT
By: By:
Julie Ann Woods
Community Development Director Date: &. (9•00
Mailing Address: 9//r-A.D
c..
C>2■4� 2 2 L)
g:\support\forms\agrpayas.doc /�7/ g/ 1.1
12/27/99
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: '211 N, 6f(26 ' 14 -r (2E4tt'Q UC.E
Applicant: UG1z I.11411-e2 1'pctr11V-1 9 Welz<. t"P C C/6 9El.ilcE R-Et
Location: -;'1 S N, 1-11 6 S'CtzkT e*LeicIkaMtc r -r � A'
Zone District: g._
Lot Size: 22, 15411 S
Lot Area:
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: Proposed:
Number of residential units: Existing: — Proposed: 0.1e- (fLus p r E"D A-v o.)
Number of bedrooms: Existing: — Proposed: C lifts '2 Few- A.P. u.)
Proposed % of demolition (Historic properties only): tOc
DIMENSIONS:
Q•, l S1 RAJ 5 400 SF
Floor Area: Existing: — Allowable: 41415,St-Proposed: u,P4I007) Rig 11/4/,p.u. .
t t$' To Ld ' I(3 lbw-ref-
Principal bldg. height: Existing: — Allowable: 25' Proposed: ,o:r ?%Tint ReoF.
14 Ta Lcer 3 PO4J[
Access. bldg. height: Existing: — Allowable: Proposed: t : z et=
ptTCH 'R� •
On-Site parking: Existing: Required: Qj Proposed:
% Site coverage: Existing: — Required: Proposed: (S 76
% Open Space: Existing: — Required: Proposed: t5276,
Front Setback: Existing: Required: 251+ t`3 1 Proposed:
Rear Setback: Existing: Required: 9,5' Proposed: '
Combined F/R: Existing: Required: t 'b' Proposed: 6 8
Side Setback: Existing: Required: 1 S ` Proposed: (S I
Side Setback: Existing: Required: \L5 ' Proposed: (9 '
Combined Sides: Existing: Required: '12)1 Proposed: '
Existing non-conformities or encroachments: 1461.1e
Variations requested: 1) &A t4 2 04ziisioce Z) gu(WUJ6 C osrgro,3
vAIP
Ms. Julie Ann Woods, Community Development Director
City of Aspen
130 South Galena Street
Aspen, Colorado 81611
RE: 375 N. Spring Street Residence Variance Application
Dear Ms. Woods,
I hereby authorize Alan Richman, Alan Richman Planning Services and Geoffrey Lester, Charles
Cunniffe Architects to act as my representatives with respect to the Variance requests submitted to
your office for my property, referred to as Lots 8, 9,10, 11 and the north half of Lot 7, Block 1,
Oklahoma Flats Addition to the City of Aspen. Alan Richman and Geoffrey Lester are authorized to
submit these Variance applications and be my representatives in the pending DRAC hearing or any
other related hearings and meetings.
Should you have any need to contact me during the course of your review of this application, please do
so through Alan Richman or Geoffrey Lester, whose addresses and telephone numbers are included in
the variance application.
Sincerely,
Denice Reich
' -:„...s. •—— . EXHIBIT #2 '
' 1
. $329738 01/23/91 10: 18 Rec $5.00 b►=' 638 PG 317 1•
.. Recorded at nit Silvia Davis, Pitkin Cnty C1ert•, 0cc $.00 4;`•!•
. Reception No
SPECIAL WARRANTY DEED
• `� THIS DEED.Makin. 3rd aa,rd August .1990 . -
z C) hei- Richard W. Volk, Trustee UTA dated
it afarch 10, 1984
s.
. X ache • .
ti,
. o•. X la: Ctwmy rd Pitkin .Stare of Colorant.wanton K and
• °'.`x_penice C. Reich
1EO>`
4,..
0wF' :..
>44whtneleplakke••is Suite 200, 3801 E. Florida, 1 •l:
'lc Denver, Colorado --80210- -
# ...
``_ •..the County of .Stare of Cnhrado. S
oavcitX grantee• NTT`fFSSETH.That the pantort:d,for and in consideration of the cam d Ten Dollars ($10.00)0) and
z w zother good and valuable considerations XIO[Y3d1x•
0.�l`,! the receipt and sufficiency of which is hereby acknowledged.has granted.b.rpoed.sold and c.n se ed.and hy thug presents Jo e S pant.
. + N Z Merin.tell.coney and confirm.unto the payee* her heirs toed assigns er,all the real propern.together with tmponemess.
4 T
0 Q. if any.sinub,lying and being in the City of Pitkin .Sum of Colorado. •
r O a.T described a follows: le
:I,
~ 'rlKI
u sa■s '. Lots 8, 9, 10, 11 and the North half of
a
u Lot 7, Block 1, Oklahoma Flats Addition, 1
• City of Aspen, Pitkin County, Colorado
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4 TOGETHER with all and singular the Meditaneae and appurtenances mama helonging..w in anywise appertaining.ad the reversion and
' ,e.enwsei,remainder and remainders.rent.nne ad pandas thereof:ad all the aquae.right.ode.imnesa.claim and demand whaaoc er of the
Cgain.1st.either in law or equity.of.in and to the abet ermined penises.wA to heseditamean and apptesenaaes:
• TO HAVE AND TO HOLD the said planner ahem be gaud and described with the,pponemescn.unto the parneelp. her ^clue-•
.; assigns Ramer.The vrtot .feu h imxd f his hens ad pnsns'repteseaottises ar.am..n,ht"°gel..r ad agree thr 'e
.1 he shill and will WARRANT AND FOREVER OFFEND Me aho.e•hspincd penises in the qu.n and peaceable pw.esaimt of the pante00.
her heirs and asi ad and awry air a the whine or
guts.agatmt palm persons daintiest try part thereof.Ire.thnwgh or ratter the ►*•
i IN W T I N E S S W H E R E O F.the graeorr m S esasrned d i n d e e d
. .! , lig f i',..r l/Richard W. Volk, Trustee
t UTA dated March 10. 1984
'S STATE OF COLORADO
•
• 1 a.
County of Pitkin `:
i The harping imatunen ma aektnowledged benne me the dam.d August .io 9 0.
j.I .
by Richard W. Volk, Trustee UTA dated March 10, 1984. ' ":'•iA\ �, -
1 •**grantor, except and subject to W ma+a- hid ad official seal. :; : ';'
• Agreement of DPTdication. Restric- My amenni m napes .J �s - 70,:,...L . 1 ..
tit= recorded .n Book( at page
76 of the Pitkin Coup records /--e7;14" -
_
I .
•41
e
EXHIBIT#3 L..i
Recorded at _o'clock M.,
Reecotton Na. _ Recorder
QUITCLAIM DEED
THIS DEED,Made thl& 26TH day of JUNE ,19°6,
between DENICE C. REICH
afthe City and *County of Denver and State of
Colorado,grentorts),and OCR FAMILY LIMITED PARTNERSHIP
whose legal oddly,is 1873 South Bellaire Street, 4700 —
Denver, Colorado 80222
of the City and Countyof Denver and State of Colorado,grantee(s),
WITNESSETH.That the grantor(s),for and In consideration of the sum of Ten and other good and
valuable consideration Dollars
the receipt and sufficiency of which is hereby ackoowledeed, is$ remised,released,sold and QUITCLAIMED,and by
these oruenu do ea remise,release.sell and QUITCLAIM unto the grantee(+),its heirs.sucnssoes and auiena,
forever,all the right,title,interest,claim and demand which the grantur(s)he a In and to the real property,together with
imprueemenll.If any,situate,lying and being in the County of P i tk in and Slate of
Colorado,described a follows::
Lots 8, 9, 10, 11 and the North half of Lot 7, Block 1,
Oklahoma Plats Addition, City of Aspen, Pitkin, County,
Colorado.
394644 07/11/9h 04:33P PO 1 OF 1 REC DOC UCC
SILVIA DAVIS PITKIN COUNTY CLERK & RECORDER 6.00 0,00
also known by street and number u:
aueaaor'a schedule or panel number.
TO HAVE AND TO HOI.D the lame.together with alt and singular the appurtenances and privileges!hereunto belonilna or in
anywise thereunto appertaining.and all the estate,right,title,interne end claim whatsoever,of the gr$nler(a).either In law or equity, .
to the only proper use,benefit and behoo(of the grantee(s) it 3 heirs and assigns forever.
IN WITNESS WHEREOF,The pinto a)has melded this deed on the date set futth above.
. 23P2. ..
Den�ce C. R eic 311i ,
•
! ÷"4.‘TATE OF COLORADO. t'` .� .b i
County of Denver �� . `�/78no,
The foregoing instrument was acknowledged before me this 26TH day of .1UHE .096 .
by Denice C. Reich. •
My commission expires V)1 ci 1 Witne . and an• •metal r
f 11_,,ii
*Via Denver,Insert"City and". •. ,
•
-` 'gee •.• • Crum*,•^r nn te"••�y}lew•— .tt.l...,Ga 41
Na.933,Rev.4-94. QUITCLAIM Urea
1460(n,4 Peallektna)141 Warn 3t.,Dearer,CO Role!—(303)191.1100—6.94
NI
Fred Jarman, Planner
Community Development
130 S. Galena St.
Aspen, CO., 81611
July 10,2000
Dear Fred Jarman:
Regarding the variance requests of Denise Reich (scheduled 7/13/2000), I wish the
following to be entered into the record:
Because Mrs. Reich has an especially large lot presenting no obvious hardship, I think the
design rules must be upheld, and her requests denied.
Sincerely,
•
Diana Van Deusen
233 N. Spring Street
Aspen, CO. 81611
•
Debra Moore
231 N. Spring St.
Aspen, CO 81611
11 July 2000
Fred Jarman, Planner
Community Development
Building-Planning-Zoning
130 S. Galena
Aspen, CO 81611
RE: Reich Variance at 375 N. Spring St.
July 13th, 2000
Scheduled at 4:00PM
To whom it concerns;
I am a resident of the City of Aspen and wish to uphold the standards and design
guidelines that have been so meticulously created by a knowledgeable committee.
Regarding the request for variances made by Denise Reich at 375 N. Spring Street
in the City of Aspen, I see no hardships involved that would require any special
considerations by this committee. Being that the applicant towns a very large lot
(22,599 square feet), she should be more than able to design a home, garage and
ADU to fit within all current standards.
I commend the city for trying to preserve our town's expected "fine standards"
and hope they will deny any unnecessary requests.
/- e-)57'‘j
Debra Moore
cc:Design Review Appeals Committee
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