HomeMy WebLinkAboutcoa.lu.sr.1560 Silver King Dr.A038-00
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A038-00
2735-024-01006
1560 Silverking DRAC
1560 Silverking Drive
Nick Lelack
DRAC Variance
Dow Hickam
Stephan Stout
4/6/00
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Denied
8/18/00
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A TT ACHMENT 1
LAND USE APPLICATION FORM
1. Project name ~ II. Ve. \( t<. \ i-l& t(~ I \(et-la...:
2. Project location 1'5l..o S1LV'&;'~ \(.\N{,.. ~,,~
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(indicate street address, iot and block number or metes and bounds description)
3. Present zoning t ....I~
4. ,Lot size 1(..,oSCJ ::>~. P'I'.
5. Applicant's name, address and phone number OoW l-\-\C\(AM.
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6. Representative's name, address, and phone number
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7. Type of application (check all that apply):
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Gt"'lO z.~. (;" S" I
Conditional Use
Special Review
8040 Greenline
Stream Margin
. Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD
Text/Map Amend.
GMQS exemption _
Condominlumization...$...
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
DemolPartial Demo
Design Review
Appeal Committee
8, Description of existing uses (number and type of existing structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property) Ol\le. ~t')lt"< w~ c:rt~1ll: 'WI WAllll'>U1" ~ltJ"lJc" ~AMIU( 12ll!':.
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9. Description of development a.PPlication ~ -:'~~ ~ =-
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10, Have you completedand attached the following?
Attachment 1- Lan'd use application form
Response to Attachment 2
Response to Attachment 3
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1560 SIr VER KING DRIVE
AS(1en. Colorado
Design Review Appeal Committee
City of Aspen
3.20.2000
Avvlication Package Contents:
1. Application form
2. Letter from applicant containing: names and addresses of applicant and
authorized representative, authorizatil)n of representative, address and legal
description.
3. Disclosure of ownership document
4. Vicinity map locating subject parcel
5. Neighborhood block plan showing existing building footprints, setbacks,
parking.
6. Site plan with topography
7. Building elevations, roof and floor plans
8. "Primary mass" graphic
9, Letter of explanation of the requested variance
10. Photographic panorama
11. Copies of posting affidavit, mailing affidavit and mailing list
Direct questions to:
Stephen Stout,
Representative for Dow Hickam, owner
970-544-0661 Aspen
970-259-6151 Durango
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MEMORANDUM
TO: Design Review Appeal Committee
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
FROM: Nick Lelack, Planner
NO. ~
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1560 Silver King Drive - Residential Design Standard Variances for .
Secondary Mass, One-Story Element, Non-Orthogonal Window, & Non-Street
Facing Entry Door
RE:
DATE: April 6, 2000
SUMMARY:
The Applicant is
requesting variances
from four (4)
Residential Design
Standards for a new
hous.e at 1560 Silver
King Drive.
This photo shows the
existing house and
parcel.
ApPLICANT:
Dow Hickam
REPRESENTATIVE:
Stephen Stout
LOCATION:
1560 Silver King Drive
CURRENT LAND USE:
Single Family Residential
PROPOSED LAND USE:
Single Family Residential
REVIEW PROCEDURE
Residential Desir;n Standards. The Design
Review Appeal Committee (DRAC) may
grant relief from the Residential Design
Standards at a public hearing if the variance is
found to be:
a) in greater compliance with the goals of the
AACP; or,
b) a more effective method of addressing
standard in question; or,
c) clearly necessary for reasons of fairness
related to unusual site specific constraints,
FAR:
Allowable: 3,422 sq. ft
ZONING:
R-15, Medium Density Residential
1560 Silver King Drive
DRAC, April 6, 2000
LOT SIZE:
16,059 square feet
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STAFF COMMENTS:
Dow Hickam ("Applicant"), represented by Stephen Stout, architect, is requesting
approval for four (4) variances from the Residential Design Standards for a new house to
be located at 1560 Silver King Drive. Specifically, the applicant is requesting variances
from the following standards: secondary mass, one-story element, a street facing entry
door, and non-orthogonal windows. The existing house will be demolished and replaced
with a new single family house.
1. Secondary Mass
Land Use Code Section 26.4l0.040(B) Building Form states that "the intent of the
building form standards is to respect the scale of Aspen's historical homes by creating
new homes which are more
similar in their massing..."
Specifically, the Secondary
Mass standard requires that all
new structures shall locate at
least 10% of their
total square footage above
grade in a mass which is
completely detached from the
principal building, or linked to
it by a subordinate connecting
element. Accessory buildings
such as garages, sheds, and
Accessory Dwelling Units are
examples of appropriate uses for the secondary mass. The illustration above
demonstrates how a secondary mass may be connected to a principal building with a
linking element.
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Community Development Staffis concerned about the massing of the proposed single
family residence at 1560 Silver King Drive. The proposal includes a house that is largely
set into the hillside with no
secondary mass. The front facade
of the new house would be located
approximately where the back of
the existing house is located.
Therefore, the front facade of the
new house would be set back
approximately 30-35 feet from the
front facade of the existing house
and 10 feet higher. The existing
house is located about 10 feet
above Silver King Drive, so the
base of the new house would be
about 20 feet above the street. In
addition, the proposed ridge and
1560 Silver King Drive
DRAC, April 6, 2000
The base of the proposed front facade will be
approximately 20 feet above Silver King Drive.
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roof height are approximately 36 feet talC As a result, the ridge and roof height will be
approximately 56 feet above the street.
The area where the existing house is located is proposed to become a landscaped front
yard surrounded by a driveway and five (5) parking spaces. The driveway would circle
around the front of the property and into a two (2) car garage under the house.
Staff does not believe this variance meets any of the following criteria for granting a
variance: a) in greater compliance with the goals of the AACP, or; b) a more effective
method of addressing standard in question; or, c) clearly necessary for reasons of fairness
related to unusual site specific constraints. Each standard is addressed in the Review
Criteria and Staff Findings section in Exhibit A.
The Applicant contends that the site's steep slope creates site specific constraints,
meeting criteria "c" above. However, Staff disagrees that this criteria is met because
setting the new house back an additional 30-35 feet creates ample opportunities for a
secondary mass in the level area
where the existing house is located.
The illustrations to the right
demonstrate an example from the
Land Use Code about how a side-
loaded garage could meet this
standard on this 16,059 square foot
lot. Specifically, the Land Use Code
allows a garage or carport to be
located forward of the front facade
of the house only if the garage
doors or carport entry are
perpendicular to the street (side"
loaded) on lots of at least 15,000
square feet in size. In addition, the
garage could reduce the number of
visible cars on site from Silver King
(neighbors have expressed concern
over the number of on-site parking
spaces) and alleviate the need to
further cut into the hillside for
access into the underground garage.
The arrow indicates the possible location of a
side-loaded garage, particularly with the
proposed new house's front facade to be located
about 30-35 feet behind this house's front facade.
The Secondary Mass Residential
Design Standard was created to
break up the mass of new structures,
such as this proposed house on the mountain side, so that developments would resemble
the character of historical Aspen. Community Development Staff does not believe the
variance criteria are met to approve this request.
1560 Silver King Drive
DRAC, April 6, 2000
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2. One-Story Element
Land Use Code Section 26.410.040(D)(2) Building Elements - One Story Element states
that "all residential buildings shall have a one-story streetfacing element the width of
which comprises at least twenty (20) percent of the building's overall width." For
example, a one story element may be a porch roof, architectural projection, or living
space." This proposed house does not include a one-story element. Staff has been
working with the Applicant to develop a design that meets this standard, but at the time
this memorandum was submitted for the
packet, an acceptable design was not
submitted. The Building Elements design
standards are intended "to ensure that each
residential building has street-facing
architectural details and elements which
provide human scale to the facade, enhance
the walking experience, and reinforce local
building traditions."
One Story
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Staff believes it is important that this standard be met because the proposed house will be
setback from Silver King about 30-35 feet beyond the front facade ofthe existing house
and will be approximately 10 feet higher on the mountain, This design element, along
with the other design elements, will help provide a human scale to the front facade,
enhance the walking experience on Silver King, and reinforce building traditions that are
prevalent throughout the community, in the neighborhood, and in the new duplex under
construction next door. Staff does not believe the variance criteria are, met to approve this
request.
3. Entry Door
Land Use Code Section 26.41O.040(D)(1)
Building Elements - Street Oriented Entrance
and Principal Window states that "All single
family homes, townhouses and duplexes shall
have a street-oriented entrance... " Sub-
subsection a. specifically requires that "the
entry door shallface the street and be no more
than ten feet (10'0 '? back from the frontmost
wall of the building. Entry doors shall not be
taller than eight feet (8 '0 ")." The Applicant
contends that the code is not clear and subject to
interpretation on whether the entry door must be
street-oriented or street-facing, and therefore designed the house with a street-oriented
front door.
Staff believes the code is absolutely clear on this standard. Section D - Building
Elements and Subsection I - Street Oriented Entrance and Principal Window describe the
purpose and intent of the design standards. The sub-sub sections describe how the
1560 Silver King Drive
DRAC, April 6, 2000
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residential design standards are to be implemented for different building elements.
Therefore, the sections are not contradictory and not subject to interpretation; instead, the
sections follow a logical and orderly path from intent and purpose to implementation.
Again, Staff believes this residential design standard is important to achieving the
Building Elements design standards, which are to ensure that this residence has street-
facing architectural details and elements which provide human scale to the facade,
enhance the walking experience, and reinforce local building traditions. If the Applicant
wishes to appeal Staffs interpretation of the Land Use Code, he may request a formal
Code Interpretation and then appeal the decision to City Council. This is not the forum
in which to discuss code interpretations. Staff does not believe the variance criteria are
met to approve this request.
4. Windows - Non-Orthof!;onal
Land Use Code Section
26.410.040(D)(3)(b) Windows states that
"No more than one non-orthogonal
window shall be allowed on each facade
of the building." The Applicant has
proposed three non-orthogonal windows
on the front facade of the building. The
proposed house will be prominently
located in a highly visible setting on the
mountain side above the golf course - it is being situated to maximize views from the
house and, therefore, views of the house. The three non-orthogonal windows are located
in three separate gables on the south facade, street facing facade. The proposed center
window will have a base of approximately 14 feet and sides of about 12 feet. The
adjacent windows will be in the same configuration with bases of about 12 feet and sides
of about 10 feet.
---DDS
Non-Orthogonal 0<> a
The Applicant questions Staffs interpretation of the term "facade" as used in the Land
Use Code as pointed out in the application letter. Again, this is not the forum in which to
discuss code interpretations. Staff does not believe the variance criteria are met to
approve this request.
Public Comment
Several neighbors have contacted the City regarding the proposal and have voiced their
opposition to the variance requests. Staff expects neighbors to attend the public meeting
and express their views in person to the Committee.
RECOMMENDATION:
Staff is recommending denial of the four (4) Residential Design Standard
variances for a property located at 1560 Silver King Drive.
1560 Silver King Drive
DRAC, April 6, 2000
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RECOMMENDED MOTION (ALL MOTIONS ARE STATED IN THE POSITIVE):
"1 move to approve Resolution No.1, Series of 2000, approving the four (4) Residential
Design Standard variances from Secondary Mass, One-Story Element, Street Facing Entry
Door, and two (2) Non-Orthogonal Windows for a single family residence at 1560 Silver
King Drive."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Development Application
1560 Silver King Drive
DRAC, April 6, 2000
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EXHIBIT A
REVIEW CRITERIA & STAFF FINDINGS
SECTION 26.410 RESIDENTIAL DESIGN STANDARDS
The Design Review Appeal Committee (DRAC) may grant relief from the
Residential Design Standards at a public hearing if the variance is found to be:
a) in greater compliance with the goals of the MCP; or,
b) a more effective method of addressing standard in question; or,
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Section 26.410.040(B)(1) Building Form - Secondary Mass.
"All new structures shall locate at least 10% of their total square footage above grade in a
mass which is completely detached from the building, or linked to it by a subordinate
connecting element. "
In response to the review criteria for a DRAC variance, Staff makes the following
findings:
a) in greater compliance with the goals of the AACP; or,
Staff Finding:
The proposal directly conflicts with at least two sections of the 2000 AACP Plan
Update. First, the Community Character & Design element of the AACP calls for
the community to "Promote a standard of design that is of the highest quality and is
compatible with the historic features of the community and environment." Second,
part of the AACP's Design Quality philosophy is to "encourage creativity that results
in design solutions that are fresh and innovative, yet are net additions to the built .
environment by being contextually appropriate and harmonious without being copies
of what already exists."
The secondary mass, one-story element, street facing entry door, and two (2) non-
orthogonal window Residential Design Standards implement these goals and
philosophy by requiring the mass of new structures to be broken up and architectural
designs to resemble the character of historic Aspen and to be harmonious with the
existing built environment.
Staff does not believe the this criteria is addressed for any of the variance requests.
b) a more effective method of addressing standard in question;
or,
1560 Silver King Drive
DRAC, April 6, 2000
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Staff Finding:
Staff does not believe any of the variance requests are a more effective method of addressing
the standards in question. The existing house will be demolished and the Applicant will have
a vacant parcel, albeit with steep slopes, to work with. However, the proposal does not
attempt to break up the mass ofthe proposed structure and, as demonstrated in the Staff
memo, there is ample room in the level area where the existing house is located to place a
secondary mass such as a garage or accessory dwelling unit instead of an extensive driveway,
landscaped front yard, and up to five (5) on-site parking spaces. There are no constraints to
designing a house that incorporates the one-story element, street facing entry door, and non-
orthogonal window residential design standards on this lot - which will be vacant after the
existing house is demolished. This criteria is not met for any of the requests.
c) clearly necessary for reasons of fairness related to unusual
site specific constraints.
Staff Finding:
The proposal is to demolish the existing house and build a new house partially into the
hillside, approximately 30-35 feet behind the front facade of the existing house. The area
where the existing house is located is proposed to become a landscaped front yard surrounded
by a driveway and five (5) parking spaces. The driveway would circle around the front of the
property and into a two (2) car garage under the house. This area where the front yard,
driveway, and parking spaces are proposed is buildable with virtually no unusual physical
conditions where reasons of fairness would relieve the Applicant of constructing a secondary
mass on site.
Further, there are no unusual site specific constraints to warrant variances from the one-story
element, street facing entry door, and two (2) non-orthogonal window standards. Staff does
not believe this standard is met.
1560 Silver King Drive
DRAC, April 6, 2000
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The undersigned. being rim dtwom. deposes and says as rollows:
r. ! being or representing i.Ill Applic:mt for a Pitkin
Conn"' Develoomcnt Permit. nally certify that dIe :ur.:u:hed ohotogr:l;lh fllirly :lI1ri =.lr.ltely
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represents the sign posted as a.tnce of the public he:1ring on chis matter in :l conspicuous place on
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and visible continuously from ~e Jo.Ji-.. day of ~ 1I<<J to dIe 1:l day :f~--
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POSl'IN<<-;OF APUBLICBEARlNG
FORA l'nAlJ.'{ COmITY
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S~bed and SWOIil to before me this Kl!!. day of
(Y'YlAlOJ-\ ~by '5?~SAl0nl /11f~
WITNESS MY HAJ.'ID Ai'ID OFfIClAL SEAL.
Susan Dillingham
My commission expires: 601 E. Hop.kins, Suite 201
Aspen, CO 81611
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970-~-61S2
P.02
3.27.2000
City of Aspen
Design Review Appeal Committee
Re: 1560 Silver ~ing Drive
Dear Members:
In preparation for our submittal of plans for a building permit, we not only gave a great
deal of study to the City's designsta,ndards. we also studied, by and large. the
architecture of Aspen and specifically the streetscape of Silver King and the
surrounding neighborhood. With due respect to both the letter and spirit of the
regulations, We embarked upon our design process. We discovered early in the process
that the design standards, at times. are ambiguous, and like all laws and regulations, they
are subject to interpretation. In an attempt to understand the reasoning behind some of
these issues. which at times is difficult. we looked to the "intentions" of the regulations
to make. our design work for us as well as to conform to the Planning and Zoning
Committee's desire to maintain the special ambiance of Aspen; something, we too, have a
strong desire to do,
After a series ,of phone conversations and meetings with P & Z staff, we were informed
that some of the elements in our design did not conform. Those issues are, of course, the
reason for this discussion and our request for variances. Initially, we believed the only
variance we would need was for a secondo')' mass exemption which we addressed in our
initial submittal package to D.R.A.C. Later. after further review of our plans, three
other issues arose. which we will address at this time.
First, quoting from the design standards manual, Item D, Building Elements, Paragraph 1
entitled 'street-oriented entrance and principal window". All single family homes.
townhouses. and duplexes Shall have a street-oriented entrance and a street-facing
principal window. The language here clearly suggests a difference by virtue of the use of
two distinct terms: street.oriented and street-facing. P & Z staff has suggested that
our street-oriented entry. on a diagonal, is in violation of this regulation. Paragraph A
of this section does state that "the entry door shall face the street" which is a little
contr(\dictory to the language in the paragraph above allowing for the entrance to be
street-oriented. Street orientation versus street facing does allow for some diversity
in design while complying to the spirit of the regulation. In Item A, Site Design, second
paragraph under #1, Building Orientation, it states: '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." It does not say "restricted" to a bay window or dormer. In our proposed
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Third, Staff has determined that we do not have a "one story element" as per Item D.
paragraph 2. Because of the steepness of the lot (greater than 30% slope), our design
incorporates a single story mai,n,level \\lith walkouts atmid-Ieyel, a~d a.lower level below
grade. This design was used to not only comply with FAR. regulations, but to minimize
the above grade mass from the street and still allow sufficient square footage within
the house to accommodate the functionality of the desired design. The facade of the
mid-level walkouts is set back from frontmost facad~. of the main level and broken up
visually even more by a main level deck and walkway. Our design includes landscaping
elements to mitigate any visual "two-story" elements. Comments from staff regarding
this issue were that we have too much elevation above the street with our main level and
that from the street it would appear two-storied. Once again. we would like to point out
that we are on the uphill side of the street backed up against a steep mountainside.
Almost every house on this section of the street has the same visual effect because of
the topography.
Also. Staff has informed us that numerous inquiries have been made by neighbors since
our posting for variance. Apparently. rumors are rampant in the neighborhood that we
intend to build a 10.000 square foot home, when. in fact, our total square footage will be
about half that amount. We have talked to several neighbors and the general consensus
of concern seems to be a dissati,sfaction with the massiveness of the duplex currently
under construction on the lot adjacent to ours. It is a multi-level structure that runs
from setback line to setback line and has the appearance of almost total coverage of the
lot. As is evidenced by our site/landscaping plan, this clearly is not the case with our
design. Some of the reasons we have chosen to place the house further back on the lot
(than the existing house) is to provide for more landscaping, to allow for safer and
easier egress and to provide off-street guest parking.
In conclusion. we would ask that you give consideration to the overall positive aspects of
our design proposal. We understand the difficulty of writing design standards and
regulations that seek to accomplish a desired conformity. However. due to variations of
lot orientation, slope, views. streetscapes. etc.. it is virtually impossible for all these
different elements to be dealt with fairly in all circumstances by using the same
criteria. It was never our intent to ignore the design standards. quite the contrary, we
gave a great deal of time to these issues. Still we feel that within the normal
established constraints of setbacks. FAR., height restrictions. etc., we should be
allowed a certain amount of flexibility in the design of our house. We respect that
flexibility in regards to the other property owners in the neighborhood. We mayor may
not personally care for the massiveness of the duplex next door but we respect the
/""""\
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MARCH 20, 2000
CITY OF ASPEN
DESIGN REVIEW APPEAL BOARD
DEAR MEMBERS,
MY NAME IS DOW HICKAM AND I AM THE OWNER OF THE PROPERTY AT 1560
SIL VERKING DRIVE, ASPEN. IN THE MATTER OF A LAND USE APPLICATION FOR
THIS PROPERTY WE ARE REQUESTING A VARIANCE UNDER DRAC STANDARD,
ITEM C: CLEARLY NECESSARYFOR.R.EASONS OF FAIRNESSREL.ATED TO
UNUSUAL SITE SPECIFIC CONstRAINtS.
SPECIFICALLY, WE ARE REQUESTING A VARIANCE FROM RESIDENTIAL DESIGN
STANDARD, ITEM B, BUILDING FORM, 1.) SECONDARY MASS WHICH IS
COMPLETELY DETACHED FROM THE PRINCIPLE BUILDING, OR LINKED TO IT BY A
SUBORDINATE CONNECTING ELEMENT.
DUE TO THE NARROWNESS AND STEEPNESS OF OUR LOT WE ARE SEVERELY
CONSTRAINED IN OUR ABILITY TO MEET THIS NEW REQUIREMENT. . OOR LOT HAS
A GREATER THAN 40% SLOPE, THEREFORE, WE HAVE I-IADOUR FARREDUCW
BY A FACTOR OF 25%, THE LOT IS 110 FEET WIDE AT tHE stREEt
INCREASING TO SLIGHTLY OVER 125 FEET ATTI-IE BACK LOT L1N~...TI-lE LOT
BACKS UP TO RED BUTTE; THERE IS NO ALLEY OR DEVELOPMENT ABOVE AND
BEHIND OUR LOT.
BECAUSE OF THE STEEPNESS OF THE LOT, WE ARE REQUIRED TO ORIENT THE
LENGTH OF THE HOME ACROSS THE BACK OF THE LOT ON AN EAST-WEST
AXIS. IN AN EFFORT TO MINIMIZE THE.PRESENCE.OF.Gft.~(iE:S, (AS PER ITEM
C, PARKING, GARAGES, AND CARPORtS) THE DESIGN INCLUDES A SIDE-
LOADING GARAGE ENTRANCE THAT FACES WEst AND IS PERPENDICULAR TO
THE STREET. THE HOUSE IS SITUATED TO THE NORTHWEST CORNER OF tHE
LOT. CURRENTLY, THE DESIGN HAS THE HOUSE STARTING AT THE EAST
BUILDING LINE, GOING WEST FOR 81 FEET, THEN THE DRIVEWAY 30l=EEt WIDE
TO THE WEST BUILDING LINE. tHE HOOSE AND GARAGE ARE A SINGLE MASS.
"
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THE ONLY LOCATION POSSIBLE FOR A SECONDARY DETACHED MASS WOULD
BE OR ONE OR THE OTHER NORTH CORNERS OF THE LOT. THIS WOULD REQUIRE
THAT THE GARAGE BE FRONT LOADING. ADDITIONALLY, EGRESS FROM THE
GARAGE TO THE STREET COULD BE ACCOMPLISHED ONLY BE BACKING THE CAR
DOWN A VERY STEEP SLOPE. FURTHER, NO OTHER PROPERTY IN THE
NEIGHBORHOOD HAS A DETACHED ELEMENT.
WE BELIEVE THAT THE PRESENCE OF A DETACHED SECONDARY MASS IS OFTEN
AN INTERESTING ADDITION TO A HOME, HOWEVER, ALL THINGS CONSIDERED IN
THIS CASE, WE BELIEVE THAT NOT REQUIRING A SECONDARY MASS WOULD
PROVIDE A MORE ATTRACTIVE ADDITION TO THE NEIGHBORHOOD FOR THE
FOLLOWING REASONS:
1) IT WOULD PRESERVE THE EXISTING STREETSCAPE SINCE THERE
ARE NO OTHER PROPERTIES WITH DETACHED ELEMENTS,
2) IT WOULD ALLOW THE USE OF A SIDE LOADING GARAGE, AS
ENCOURAGED BY THE RESIDENTIAL DESIGN STANDARDS, AND
3) IT WOULD MAKE FOR SAFER EGRESS FROM THE GARAGE, BY
ALLOWING A CAR TO BE DRIVEN FORWARDS DOWN THE VERY STEEP
SLOPE TO THE STREET.
WE APPRECIATE YOUR CONSIDERATION AND HOPE YOU WILL LOOK FAVORABLY
ON OUR REQUEST FOR A VARIANCE.
AR~
DOW HICKAM
MARCH 20, 2000
CITY OF ASPEN
TO WHOM IT MAY CONCERN,
MY NAME IS DOW B. HICKAM. I AM THE MANAGING PARTNER OF DOW B
HICKAM INVESTMENTS, L.P. MY PRIMARY ADDRESS IS 227 HEDWIG ROAD,
HOUSTON, TEXAS 77024 AND MY TELEPHONE NUMBER 1$71 ~.467.3388. MY
SECONDARY ADDRESS IS 189 MT LAUREL DRIVE, ASPEN, COLORADO 81611
AND MY TELEPHONE THERE IS 970.544.0661.
STEPHEN STOUT WHOSE ADDRESS 1$ 2860 EAST 2ND AVENUE, DURANGO,
COLORADO, 81301 AND WHOSE TELEPHONE NUMBER 1$970.259.6151 IS
AUTHORIZED TO ACT IN MY STEAD ON 'ALL MATTER$ HAVING fO DO WITH
APPLICATIONS FOR THE DEVELOPMENT OF THE PROPERTY AT 1560
SILVERKING DRIVE, ASPEN, COLORADO, 81611.
THANK YOU FOR YOUR CONSIDERATION.
I 11111I 1111I 1111I11111 1111 1111111 11111Il1LQ111 11111111
435181 8/212/1898 114.117P WD I)Il\/IS, ,.VI
.,10"2 R 111.00 D 130.011 N 0.011 Pl1.",N COUNTY CO
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GENERAL WARRANTY DEED
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The Hennan Ostermaier Family Trust and GertrUde 11.1, Ostermaier, for TEN DOLLARS
($10.00) and other good and valuable consideration, in hand paid, hereby sells and conveys to Dow
B. Hickam Investments, L.P, whose address is 227 Hedwig Road. Houston, TX 77024, the fOllowing
real property in the County of Pitkin, State of Colorado; to wit: -.[)
\)0
Lot 35, West Aspen Subdivision, Filing No.2, according to the Plat ,l.C)~ 0
"'=0' reoonl,' S,_"" 4, 1968 rn Pl& book 3 " Pog' 308 -t' ~ ~
with all its appurtenances and warrants title to the same SUBJECT TO AND EXCEPTING: ~ ~ ~
1, General real estate taxes for the year 1999 and subsequent years. ~ 0 ~
2. Existing building, land use and zoning regulations. ~
3. Those certain conditions, restrictions, easements, conditions and matters enumerated'\:)
on Exhibit "A" attached hereto and made a part hereof 0
.c::.
SIGNED this 2 day of September, 1999, 0
--(1
00
Herman Ostermaier Family Trust
By: ~j~ JJt. C;h..MMM~ /;~<<.
G rtrUde M. Ostermaler, Trustee
f:J~~ ), dtf~4fih-
Gertrude M. Ostermaier, Individually
STATE OF COLORADO) 435181
) ss. TRANSFER 'DEClARATION RECEIVED 09/02/1999
COUNTY OF PITKIN )
WITNESS my hand and official seal.
My commIssion expires:
0oborM.J. \.i~~:91:!iN~wy PuW~~
My Commj~ol1 expffl:J6i' 1105~J()01
601 East Hopkins
Al';tI"'rl. 1";(') AHl11
C\WI'\P,I,\ll.E\O&l~rmal~r. CI.\fDw;>'l
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EXHIBIT "A"
1. Taxes for the year 1999 not yet due or payable.
.
2. Right of the proprie~or of a vein or lode to extract and remove his
ore therefrom, should the same be found to penetrate or intersect the
premises hereby granted and right of way for ditches or canals
constructed by the authority of the United States as reserved in
United States Patent recorded October 27, 1892 in Book 55 at Page 33.
3. Easements, rights of way and all matters as disclosed on Plat of
subject property recorded September 4, 1968 in Plat Book 3 at Page
308.
I 111111 11111 IIIIII'IIIITIII 1IIIIIIilllfllflllll 1111 1111
435181 e1/12/1_D ,~'!!PN~ :V~~T~~~V~TY CO
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,~, Aspen Street/n~e~ .' ...
1S1S1 ,...C-3
2ndSI ""..."" ,.,.""".,..."",."...,C-3
. 3rdSI."""..."".,."."....,." ".,....,C-3
4!hSI ............,............... .............C.3
5IhS!"...,..",..,., "'" '."'.,,, ,..C-3
51hSI ',..".,.,,,,,. . ,,,...,.,.,.,.C.3
7thSt .......... ..".,........................C.3
8IhSI...,."., ".,...C-3
Ajax Avo (5) .",.".C.5
Aljceln ...... ........................... ...0-5
A1laVista....................,.................B_2
Ardmore CI (11)......"."'..........."'.0.5
Aspen Alps Rd...................::."''''..E-4
Aspen Grove Rd...........,...."'....."'0.5
Aspen S! ........................,."'....."..C-4
Bay SI .......,,,~..,.......":..:,..,.i.......C-4
Berrnett Bench ......:...:......."'....C....A-3
Bleeker S! ".......,.,'.,.,......."'.......,.,C.3
Blue Bonnel ........"'........,.............0.1
Bonita Or.., ......:..;...........,..............8-2
Bunny CI"'............""......"'...."'...8-2
Carel CI....,.."'...................."'.......8-5
Castle Ave .................... .........:....8.3
Castle Creek Or............................B-2
Castle Cree~ Rd... "............C-2
CelreleryLn.......................,.........A.2
Centennial Cir ............................,.E-5
Chance CI. '......."..'.."..., "..E.4
Cleve~nd SI..,,,....,..........,...........0-5
Cooper Avo.",......"...."............"..o.3
Cottonwomlln(4),..............A.3 C.5
Crystal lake Rd "."",,,.......... .."E.5
Dale Ave (13)....... .0-5
DeanS! .....""",......,."",,0-4
Draw Or .........."...A-3
OuranlAve .................,................0-4
EaslwoodDr.. .............................E-S
EndSISW...",........"",,,,, "...,,0.4
flushRd ".."'''"...."...."...,,, ...B-3
FrancisSt..... .............C-3
Fre<! Ln. ,.........E-5
Ga~na SI S".................".."'..."".0-4
GarmiSCh St.................................C-4
Gibson Ave ..;..m......~m................C-4
Gilbert S1.................:......",,,........o.3
Gil~spieSf"......"..................""..B.3
GlenfaglesOr................",........"o.1
G~n Gary Dr .....".........................0.1
Hal~m SL.......,...._..."""."""..."C-3
Heatherln".......,,,............,,........,C.l
Herron HoIlow......""....,.."........."A.3
Homesmke Dr ....,.........................A-l
Hopkins Avo ................................C-3
Hunter Creek Rd...........................B-5
HunterS! S ...0-4
Hyman Ave ,,0-3
Juan St, ,,,,..,,0-3
KingSI ,..""'......"..,,. ."..... ,0.5
lake Avo ...".."..."",,,..C-3
larkspur In. ..............:......0.2
laurelln"".."..............."............0.2
Lone Pine Rd.... .........e-4
lupine Dr. ...........f-G
MagnilicoRd..... ."".....A.3
MainStE ............0-4
Main Sf W... ..",C-3
Mapleln(7)", .."......"C-5
MaroonCreek,Rd ...........,............C-1
Maroon Dr ............... ........ ........8-1
Mascolleln(9).."...". ",..".",0-5
Ma0tower Ct (15) ...", , "",.""D-5
McSkimming Rd...... ...................O-S
Meadowood Dr ..............." ".C-2
Meadows Rd... ....B-3
Mldtand Ave (14)..". ...........,,0-5
Midland PaIk PI (B) ,..........,,0.5
Mill SL.... ..",0.4
Mill St S ". ""....."..."....,,, ,........,0.4
MonarchS!............., .....0.4
Mountain View Dr ....... .........A.2
MllauretCI "'.........."...E-6
MI laurel Or". ......".."E-6
Nighlhawk Dr ...... ....""......"........A..3
NorthSL.." ..",...",C-3
Northway Dr ............. ..............E-6
Oak In (6) "".........".."C-5
OriginalS! .............0-4
ParkAvo ..,.",.,,, """"""".."",,0-5
ParkCir ... ..................... ............O.S
Pea,ICI..",,,,,,,,,,,,,,..,,,,,,,..,,.C-3
Placerln ..................... ........8-4
Powdfrln ...................................E-4
Power Plant Rd ......C-2
Primrose Path ......0-1
Puppy Smim St.. ,...."..,...""C-4
I
PyramidRL".".. ..".."..B-1
OueenS!.........." ",......."",,:........0-5
Race Sf (2)...."....". .....C-5
Red Butte 01.."" ...."",,,,..,..,,,,,,,..A-2
Red Mountain Rd. .......................C-4
RidgeRd "..........""""""''',...."".B-4
Rivo"ideAvo(12).."",,,....,,,,,,,,,0_5
Riverside Or S..... .........O.S
Roaring Forie Or.. ..........E-S
Roaring Forie Rd ............_...... ......B-3
Sage Ct.. ..'............................. .."A-2
Salvation Cir ...............,........... ....8-4
Sawnjll CL......."...... """..C-2
Shadyln,,,,,,.........,,....,,.............,,B.4
Sierra Vista Dr..............................B-2
Silvor~ngDr(1).......:..."'...A_1 C-5
Smuggler Grovo C! (10)...............0-5
SmtrgglerS!..........................".....C-3
SnarkSI........................"..........."o.4
Sneakyln.._.............................."C_2
Snow Bunny Ln.."......."...........,...A-2
SpringS!(3)..... ........,,,,,C-4
SpringStS ",".... ..",0-4
SpruceSt"....,... """"C-5
Tobyln..........""....." ,,,0.3
Ute Avo..""..... """...E-4
Waters Ave......, ............0-5
WeslviewDr................. ......E.5
Willoughby Way,......"""....."..."..B.3
Wood Duck Ln .......,,'.... ..""B-4
Wrigh!Rd ....................".............A-4
Advertise Here
Next Yearl
1-800-553-0801
klcahoutour
Banner Acb
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