HomeMy WebLinkAboutLand Use Case.707 North St.A036-01
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CASE NUMBER
PARCEL ill #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/AP~LICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A036-01
2735-121-15001
Gorsuch DRAG Variance, Special Review
707 W. North St
James Lindt
DRAG Variance, Special Review
. Jeffrey Gorsuch
Alan Richman
6/19/01
Reso. 23 & 24,2001
Approved
8/6/01
J. Lindt
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To: Planning & Zoning Commission (Acting as DRAC)
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MEMORANDUM
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THRU: Julie Ann Woods, Community Development Director"
Joyce Ohlson, Deputy Director~ .,
FROM: James Lindt, Acting Zoning Officerl:Sl--
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RE: 707 W. North Street Build-to-Iines Variance and Special Review to vary
height for ADU on rear 1/3 of parcel
DATE: June 19,2001
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ApPLICANT: Jeffrey and Molly Gorsuch
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PARCEL ID: 2735-121,15-001
ADDRESS: 707 W. North Street, Lots G, H, and I, Block 14, City and Townsite of Aspen
ZONING: R-6 (Medium Density Residential)
CURRENT LAND USE: 9,000 SF Vacant Lot that used to contain a Single-Family
Residence
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PROPOSED LAND USE: The applicant proposes to construct a single-family dwelling wii!i
an ADD over the garage, which will be located on the alley. The applicant is seeking if'"
Variance from the Residential Design Standards build-to-lines requirement and a Special
Review approval to vary the height requirement on the back 1/3 of an R-6 parcel, for an
ADD to be constructed above the garage.
STAFF COMMENTS:
The applicant, Jeffrey Gorsuch, seeks a variance from Section 26.410 Residential Design
Guidelines from the build-to,lines requirement and a special review approval to vary the
height on the back 1/3 of the parcel for an ADD at 707 W, North Street, Lots G, H, and I,
Block 14 of the City and Townsite of Aspen. (See Exhibit A for a description of the
specific standard.) All applications for appeal from the Residential Design standards of
Section 26.410 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
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c) Be clearly necessary for reasons of fairness related to unusual site'specific
constraints.
The comer parcel contains mature trees on the N. Sixth Street portion of the lot that would
have to either be moved or removed in order to meet the build-to-lines requirement on both
street facing facades as is required by the land use code. The City forester Stephen
Ellsperman has visited the site and determined that the mature trees are valuable and should
be saved. (Please see Exhibit D for referral comments.) Saving these trees makes it
impossible to meet the build-to-lines requirement on the N. Sixth Street fayade. Therefore,
staff feels that the variance request is necessary due to the unusual site, specific constraint In
addition, staff believes that this approval yields greater compliance with AACP by
developing the site with regards to the existing landscape and by protecting and enhancing
the natural environment.
All applicants that request special review to vary the ADD design standards set forth in
section 26.520.050 must meet the following review criteria pursuant to Section
26.520.080(D), Special Review:
a) The proposed ADD is designed in a manner which promotes the purpose of
the ADD program, promotes the purpose of the zone district in which it is
proposed, and promotes the unit's general livability; and,
b) The proposed ADD is designed to be compatible with, and subordinate in
character to, the primary residence considering all dimensions, site
configuration, landscaping, privacy, and historical significance ofthe
property; and,
c) The proposed ADD is designed in a manner which is compatible with or
enhances the character of the neighborhood considering all dimensions,
density, designated view planes, operating characteristics, traffic, availability
of on-street parking, availability of transit services, and walking proximity to
employment and recreational opportunities.
Staff believes that varying the height ofthe ADD standards to allow it to be constructed at 21
feet on the rear 1/3 portion of the parcel is generally in character with the mass of the rest of
the neighborhood. The R-6 Zone District limits the height of an accessory building on the
rear 1/3 of a parcel to 12 feet in height Staff feels that constructing the ADD on top of the
garage makes it more livable than the likely other option of constructing it in the basement of
the primary residence.
Constructing the ADD over the garage allows for more light to penetrate the unit and makes
it feel like a more separated unit than if it were constructed in the basement of the primary
residence. The garage is required by the Residential Design Standards to be accessed from
the alley if one exists. There are no designated view planes in the area that the proposed
ADD would encroach upon.
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Staff Recommendation:
Staff recommends the variance request from the build-to-lines requirement and the
special review to allow the height of the ADU to be constructed at 2lfeet on the rear 1/3
of the parcel be approved.
RECOMMENDED MOTION BY DRAC (ALL MOTIONS ARE STATED IN THE POSITIVE):
"I move to approve Resolution No~ Series of2001, approving a variance from the
Build-to-Lines Standard of the Residential Design Standards for the parcel ofland located
at 707 W. North Street, Lots G, H, and I, Block 14 of the City and Townsite of Aspen."
ADDITIONAL RECOMMENDED MOTION By PLANNNING AND ZONING COMMISSION
(ALL MOTIONS ARE STATED IN THE POSITIVE):
"I move to approve Resolution No. 7-'1; Series of2001, approving a special
review to vary the accessory dwelling unit design standards to allow the
applicant to construct an ADU above the garage to a height limit of21 feet, as
measured by the City of Aspen Land Use Code, on the rear 1/3 portion of the
parcel ofland located at 707 W, North Street, Lots G, H, and I, Block 14 of the d I <
City and Townsite of Aspen." C <!l'l-\ol ;-11011\ 1-0 ~ ~CCt> "'" e/,\ ~1} 0 f\
ATTACHMENTS: C hl\\Jv\.iAQ...V/qboV~
Exhibit A -- Review Criteria & Staff Findings f-M Q ~ A-DL,f-do e
Exhibit B -- Parcel Location I _ J ~
Exhibit C -- Applicant's Application & Plans IlL V r pV'ru: ~oI'i(
Exhibit D ,- Referral Comments J e lit {-
Exhibit E -- DRAC Resolution No. ::J?i, Series 2001 ",I Ct
Exhibit F -- Planning and Zoning Commission Resolution No.~ Series
2001
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EXHIBIT A
REVIEW CRITERIA & STAFF FINDINGS
Section 26.410 Residential Design Standards
The Planning and Zoning Commission acting as the Design Review Appeals 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 ofthe AACP; or,
b) a more effective method of addressing the standard in question; or,
c) clearly necessary for reasons of fairness related to unusual site specific
constraints.
Section 26.410.040(A)(2) Site Design- Build-to lines Variance
In response to the review criteria for a DRAC variance, staff makes the following findings:
a) The proposed design yields greater compliance with the goals of the
Aspen Area Community Plan.
Staff Findin~:
Staff finds that granting a build-to-lines variance in this situation yields greater compliance
with AACP goal of protecting and enhancing the natural environment. Granting this variance
will be in compliance with the policy objective set forth in the AACP to "develop and design
sites with regard to the existing landscape". City Forester Stephen Ellsperman has identified
the spruce tree that the variance is intended to save as an asset to our Community.
b) The proposed design more effectively addresses the issue or problem a
given standard or provision responds to.
Staff Findin~:
This standard is not applicable to this variance application.
c) The proposed design is clearly necessary for reasons of fairness related to
unusual site specific constraints.
Staff Findin~:
The intent ofthe following build-to-lines standard is to provide a consistent building line in a
neighborhood. The code indicates that on a comer lot that both street facing facades must
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have at least 60% of their facades within 5 feet ofthe required setback, the following
standard shall be met:
Build-to lines, On
parcels or lots of less than
15,000 square feet, at least
60% of the front fa9ade shall
be within 5 feet of the
minimum front yard setback line.
On comer sites, at least 60%
of both street facades of the
building shall be within 5
feet of the minimum setback
lines. Porches may be used
meet the 60% standard.
Staff Finding
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Staff finds that proposed variance is necessary in that the proposed residence meets the build,
to-lines standard on one of the street facing facades. Staff feels that it would be virtually
impossible to meet the build-to,lines standard on the N. Sixth Street fa9ade if the mature
spruce tree is to be saved and not be moved or removed. By examining the rest of the
structures on the block, it appears that the consistent building line to be preserved should be
on the north street fa9ade, The Sixth Street block is only one additional lot. Staff feels that
preserving the mature spruce tree on the Sixth Street fa9ade is more important in this
situation than maintaining a consistent building line for two parcels.
REVIEW CRITERIA & STAFF FINDINGS
Section 26.520.080 Special Review for ADD Design Standards
The Planning and Zoning Commission may grant relief from the Accessory Dwelling Unit
(ADU) Design Standards at a public hearing if the variance from the design standards is
found to be:
a) the proposed ADU is designed in a manner which promotes the purpose of the
ADU program, promotes the purpose of the zone district in which it is proposed,
and promotes the unit's general livability; and,
b) the proposed ADU is designed to be compatible with, and subordinate in character
to, the primary residence considering all dimensions, site configuration,
landscaping, privacy, and historical significance of the property; and,
c) the proposed ADU is designed in a manner which is compatible with or enhances
the character of the neighborhood considering all dimensions, density, designated
view planes, operating characteristics, traffic, availability of on-street parking,
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availability of transit services, and walking proximity to employment and
recreational opportunities.
In response to the review criteria for a variance from the ADD design standards, staff makes
the following findings:
a) The proposed ADD is designed in a manner which promotes the purpose
ofthe ADD program, promotes the purpose ofthe zone district in which
it is proposed, and promotes the unit's general livability.
Staff Findin2
Staff finds that the special review to vary the height requirement on the rear 1/3 of the parcel
to allow for the ADD to be 21 feet, will generally make the unit more liveable than if it were
constructed either below grade in the primary residence or under the garage. The ADD over
the garage will allow for more light to enter the unit as well as it will make feel more like a
separate unit than if it were forced under the primary residence because the applicant could
not meet the height requirement on the rear 1/3 of the parceL
b) The proposed ADD is designed to be compatible with, and subordinate in
character to, the primary residence considering all the dimensions, site
configuration, landscaping, privacy, and historical significance of the
property.
Staff Findin2
Staff finds that the ADD is designed in a manner that is compatible with the architecture and
character of the primary residence. Staff feels that placing the ADD above the garage is the
best placement on the site for the unit The fact that the unit is detached from the primary
residence will also lend itself to more privacy for the ADD resident
c) The proposed ADD is designed in a manner which is compatible with or
enhances the character of the neighborhood considering all dimensions,
density, designated view planes, operating characteristics, traffic,
availability of off-street parking, availability of transit services, and
walking proximity to employment and recreational opportunities.
Staff Findin2
Staff finds that the proposed ADD is in compliance with this standard. There are no
designated view planes that would be affected by this development There is sufficient off,
street parking to meet the land use code requirement of one space for the ADD and two
spaces for the primary residence. The rest of the block is primarily two story buildings,
therefore, the height is in character with the with rest of the block.
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PARCEL LOCATION AND VICINITY MAP
707 W. NORTH ST.
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EXHIBIT C
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X-Sender: stephene@commons
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58
Date: Tue, 22 May 2001 08:16:17 -0600
To: jamesl@cLaspen.co.us
From: Stephen Ellsperman <stephene@cLaspen.co.us>
Subject: 707 North Street
Cc: rebeccas@cLaspen.co.us
The following contains comments on the 707 W. North Street application:
The Parks Department supports the variance request for the following reasons:
1) The Colorado Blue Spruce trees on this property are in excellent condition and are
significant community value, These trees have been maintained in good condition and the
survival potential is high,
2) Extensive on site meetings with the property owner have ensured the protection of these
trees throughout the design process. The variance will allow the applicant to provide for the
trees protection, while still providing a residence which is of the size desired.
3) No permits will be granted for tree removals on this site (with the exception of the
declined tree in the corner near the proposed garage.).
Please contact me with any questions,
Stephen Ellsperman
Natural Resources and Construction Manager
(970)920-6010
Printed for James Lindt <jamesl@ci.aspen.co.us>
5/29/01
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County of Pitkin
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State of Colorado
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, being or representing an
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.AFFIDA VIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATIONS
SECTION 26.304.060(E)
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
I. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on the ~'\ day of ~ ,200.1. (which is \'\ days prior to the public
hearing date of':)"'.......\....,'-"'~, ).
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 ~ day
of J "- ~L , 200~, to the \.. day of '3 "" ~"" , 200~, (Must be posted for at least
ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto.
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Signature
Signed before me this ..l.- day of '"j '^- ~~
2001-- by
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WITNESS MY HAND AND OFEICIA,L .SEAL
mycrommlSSlon Expires
. 517/2005
My Commission expires:. . ,,,.,,,";""",,,,
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PUBLIC NOTICE
RE: 707 W. NORTH STREET SPECIAL REVIEW FOR HEIGHT OF ADU ON REAR
1/3 PORTION OF AN R-6 LOT, AND VARIANCE FROM "BUlLD-TO-LINES"
RESIDENTIAL DESIGN STANDARD
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 12,2001 at a
meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Jeffrey and
Molly Gorsuch, requesting special review approval to allow for an ADU to be build above a garage
to a height of 21 feet on the rear 1/3 portion of an R,6 zoned lot, pursuant to Section 26.520.080 of
the City of Aspen Land Use Code. The applicant is also requesting a variance from the build,to-
lines standard of the Residential Design Standards pursuant to Section 26.410 of the Land Use
Code. The property is legally described as Lots G, H, and I, Block 14, City and Townsite of Aspen
and is commonly known as 707 W. North Street. For further information, contact James Lindt at
the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-
5441.
slBob Blaich, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on May 26,2001
City of Aspen Account
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LIST~ OWNERS WITHIN 300' OF SUBr)CT PROPERTY
ALBERT GARY & KATHLEEN
725 W SMUGGLER ST
ASPEN, CO 81611
AULD ROBERT H & CAROL C
PO BOX 186
BELMONT, MA 02178
BREMER MALCOLM H & ANGELlKA S
3263 AVALON PLACE
HOUSTON, TX 77019
COLGATE S A & R WTRUST U/DfT 12-29-
89
422 ESTANTE
LOS ALAMOS. NM 87544
ELLIOTT ELYSE A
610 NORTH ST
ASPEN, CO 81611
FOX SAM
FOX MARILYN
7701 FORSYTH BLVD STE 600
CLAYTON, MO 63105
HOFFMAN JOHN L
1035 W 57TH ST
KANSAS CITY, MO 64113
KNURR GOLDIE P & WERNER
603 W GILLESPIE ST
ASPEN, CO 81611-1242
LANGENKAMP FAMILY REVOCABLE
TRUST 1/2
633 NORTH ST
ASPEN, CO 81611
LRM LIMITED PARTNERSHIP
751 DAVIS RD
CORAL GABLES, FL 33143
ASPEN CENTER FOR PHYSICS
700 W GILLESPIE ST
ASPEN, CO 81611
BASS RAIFIEL I
606 E HYMAN
ASPEN, CO 81611
BROOKS LAURENE B
SHERIDAN SUSAN B
421 DETROIT ST
DENVER, CO 80206
CORBIN MARCIA A
PO BOX 9312
ASPEN, CO 81612
EPOCH ASPEN DEVELOPMENT LLC
359 CAROLINA AVE
WINTER PARK, FL 32789
GOLDSMITH ANDREW LUBIN 1/3
1344 N DOHENY DR
LOS ANGELES, CA 90000
IBBOTSON ANNE B
505 N 5TH ST
ASPEN, CO 81611
KOEHLER DAVID R TRUST
618 W SMUGGLER ST
ASPEN, CO 81611
LEWIS TOBY D
18930 S WOODLAND RD
SHAKER HEIGHTS, OH 44122
LUETKEMEYER JOHN A JR & SUZANNE
F50%
SCHREIBER EUGENE H & STANFORD D
50%
17 W PENNSYLVANIA AVE
TOWSON, MD 21204
ASPEN INSTITUTE INC
1000 N 3RD ST
ASPEN, CO 81611
BERLINER ARTHUR S
C/O WALDEN
750 BATTERY ST #700
SAN FRANCISCO, CA 94705
CHOUMAS JOHN JAMES & PATRICIA G.
BLDG 300 BAYS 313-314
1601 E OLYMPIC BLVD
LOS ANGELES, CA 90021
DIGIGLlA LE RAY
DIGIGLlA JOHN WILLIAM
PO BOX 4305
ASPEN, CO 81612
FELDER RICHARD B & DEBORAH S
11498 E CAROL WAY
SCOTTSDALE, AZ 85259-2620
HODGES ELAINE C
2020 S MONROE #118
DENVER, CO 80210
JJDG LLLP
263 E GORE CREEK DR
VAIL, CO 81657
KRETSCHMAR WILLIAM J REVOCABLE
TRUST
2415 CASA DE MARBELLA
PALM BEACH GARDENS, FL 33410
LOWREY JAMES E JR TRUSTEE
1390 ENCLAVE PKWY
HOUSTON, TX 77077-2025
MARKALUNAS JAMES J & RAMONA I
624 W NORTH ST
ASPEN, CO 81611
.
MARQUSEE CHARLES B
PO DRAWER X
BOCA RATON, FL 33429
MILLER ANN F
715 W SMUGGLER ST
ASPEN, CO 81611
SAUNDERS ASPEN QPRT TRUST
401 S BOSTON AVE STE 230
TULSA, OK 74103
WEST END III PARTNERSHIP LLC
420 W FRANCIS ST
ASPEN, CO 81611
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MCLEAN CHARLES M
PO BOX 11687
ASPEN, CO 81612-9478
MUSGRAVE MARJORY M
629 W NORTH ST
ASPEN, CO 81611
SLADE ELLIOTT K III
40 E 67TH ST
NEW YORK, NY 10021
MEDICINE BOW EQUITY VENTURE LLC
710 E DURANT AVE INV7
ASPEN, CO 81611-2070
O'SHANA CATHY
108 ROBBINS ST
OSTERVILLE, MA 02655
ST CLAIR STEVEN T TRUSTEE
4001 MAC ARTHUR BLVD STE 100
NEWPORT BEACH, CA 92660
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ASPENIPITKIN
CO~DEVELOPMlNTDEPARTMENT
Agreement for Pavment of Citv of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and "'S. V<< ~
(hereinafter APPLICANT) AGREE AS FOLLOWS; \
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L APPLICANT has submilled to CITY an application for fl . \
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(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Sories 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, narure or scope of the proposed project, it
is not possible at this time to ascertain the full extent of tho costs involved in processing tho 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 approvais. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will mako 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 APPLICANTS application.
4. CITY and APPLICA)<l' further agree that it is impracticable for CITY staff to complete
processing or presont sufficient information to the Planning Commission and/or City Council to onable the Planning
Commission and/or City Council to make legally required fmdings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLlCA>lT agrees that In consideration of the CITY's waiver of Its right to collect
full fees prior to a. determination of application completeness. APPLICA>lT shall pay an initial deposit in the
amount of S which is for hours of Community Devolopment 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 or the application mentioned above. including post approval reviow. 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 or processing, and in no case will building permits bo issued umil all
costs associated with case procossing have boon paid.
CITY OF ASPEN
APPLICANT
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Julie Ann Woods
Community Development Director
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Mailing Address:
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g:'.suppo rtlformslagrpayas.doc
1212i/99
TO:
TO:
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DATE:
COMMENTS:
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MEMORANDUM
Plans were routed to those departments checked-off below:
0........... City Engineer
0........... Zoning Officer
0..;.;.0'''''''' Housing
@' ........... Parks Department
0........... Aspen Fire Marshal
0........... City Water
0........... Aspen Consolidated Sanitation District
o ........... Building Department
0........... Environmental Health
0........... Electric Department
o ........... Holy Cross Electric .
0........... City Attorney
0........... Streets Department
0........... Historic Preservation Officer
o ........... Pitkin County Planning
Stephen Ellsperman, City Forester
James Lindt, Acting Zoning Officer
Community Development Department
130 So. Galena St.; Aspen, CO 81611
Phone,920.544I Fax,920.5439
707 W. North Street DRAC Variance for Build-to-lines
Parcel ID #2735-121-15-001
May 15,2001
Stephen,
Please find attached an application for a build-to-lines variance at
707 W. North Street. This is the proposed Gorsuch Residence that
you met with Joyce and I about~ At the meeting you had identified
the Spruce Trees on their lot as trees that you wanted them to
maintain. Please return written referral comments regarding these
trees so that I may have an expert opinion regarding these trees for
the hearing. Please return comments to me by June 4th.
Thanks,
James
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RESIDENTIAL DESIGN STANDARDS
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P~7tW ((70) 920-1125
April 10, 2001
Mr. James Lindt, Acting Zoning Officer
. City of Aspen Community Development Department
. 130 South Galena
Aspen, Colorado 81611
RE: LAND USE APPLICATION FOR GORSUCH RESIDENCE
Dear James,
This is an application to develop a residence and a caretaker unit at 707 West North Street
(Lots G, H, and I, Block 14, City and Townsite of Aspen). The property contains
approximately 9,000 square feet and is zoned R-6.
The application is being submitted by the owners of the property, Jeffrey and Molly Gorsuch
(hereinafter, "the applicants"). Proof that the applicants are the legal owners of the subject
property is provided in the warranty deed, attached hereto as Exhibit #1.
The applicants are being represented by Alan Richman Planning Services for purposes of
this application. A letter from the applicants confirming this arrangement is attached as
Exhibit #2.
I held a pre-application conference with you on March 29, 2001, to review the applicants'
plans for this property and to identify the City's review procedures for this type of
development (see Exhibit #3, Pre-Application Conference Summary). During this meeting,
you verified that the following land development approvals are required by the City of
Aspen Land Use Code to accomplish thIS project:
Variance from Residential Design Standards for "Build-To Lines", pursuant to Sections
26.410.020 D. of the Land Use Code;
Special Review to Determine a Change in the Design Standards Required for Accessory
Dwelling Units, pursuant to Sections 26.430.040 H. and 26.520.080 D. of the Code; and
Vested Rights status for the subject development.
The applicants' responses to the relevant standards of the Land Use Code are provided
below.
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Page Two
Variance From Residential Design Standards
Attached to this application are the proposed site plan, elevations, and floor plans for the
development of this property. The applicants have reviewed these drawings with you, and
we have determined that the proposed residence and accessory structure can comply with
all of the City's residential design standards, except for the standard addressing "build-to
lines". This standard requires that on parcels of 15,000 square feet or less, at least 60% of
the front facade shall be within 5' of the minimum front yard setback line. On corner sites,
such as the subject property, both street facades must be within 5' of the setback lines. The
proposed design complies with the standard as it applies to West North Street, but is unable
to do so along the Sixth Street frontage, requiring the applicants to seek a variance.
The standards to be used by the Design Review Committee when considering an application
for a variance from the residential design standards, and the applicants' response to these
standards, are as follows:
A.
The proposed design yields greater compliance with the goals of the Aspen Area
Community Plan; or
B. The proposed design more effectively addresses the issue or problem a given standard or
provision responds to; or
c.
The proposed design is clearly necessary for reasons of fairness related to unusual site
specific constraints.
Response: As the site plan illustrates, at least 60% of the front facade along West North
Street will be within 5' of the required minimum 10' front yard setback. However, because
this is a corner lot, the build-to line standard also applies to Sixth Street, where the Code
also requires a minimum 10' side yard setback. The structure has been set back
approximately 25' from Sixth Street, beyond the build-to line. This has been done to ensure
that all of the mature Spruce trees in this portion of the property can be saved.
Our contacts with City staff have indicated that the proposed house location is the preferred
design solution to save these very significant trees. These trees, therefore, represent the
unusual site specific constraint that necessitates the requested variance.
We would also point out that the increased setback along Sixth Street will allow for a usable
yard area to be maintained for the applicants' three young children, who will grow up in this
house. We believe the family activity that will occur in this yard will create the desired
pedestrian character and lively street presence for which the design standards were written,
and will do so in a far more effective manner than would putting the facade of the structure
within 15' of the property line along this secondary frontage.
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April 10, 2001
Page Three
So, in summary, we believe the variance is justified by the unusual site specific constraint
created by the presence of the many large trees on this 9,000 sq. ft. site, and by the fact that
the most effective way to address the City's desire of creating interaction between the house
and the street is by having the house facade along one street frontage and a usable yard on
the second street frontage, not by having the house facades along both street frontages.
Special Review
The applicants propose to develop an accessory dweIling unit containing approximately 455
square feet above the garage, in a detached structure that would be built along the alley.
The location of the structure is shown on the site plan. Floor plans showing the layout of
the unit and elevations depicting the appearance of the structure have also been provided.
Section 26.520.050 of the Land Use Code establishes the design standards for accessory
dweIling units. The applicants are able to comply with all but one of these standards, as
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An ADU must contain between 300 and 800 net livable square feet, 10% of which must
be a closet or storage area.
Response: As shown on the attached floor plan, the ADU will contain approximately 455
square feet. The applicants commit that more than 10% of this area will be dedicated to
closets or storage.
2.
An ADU must be able to function as a separate dwelling unit. This includes the
following:
(a) An ADU must be separately accessible from the exterior. An interior entrance to
the primary residence may be approved by the Commission, pursuant to Special
Review.
The ADU will be detached from the main residence and will have its own
An ADU must have separately accessible utilities. This does not preclude shared
services.
The utilities for the ADU will be separately accessible.
An ADU shall contain a kitchen containing, at a minimum, an oven, a stove
with two burners, a sink, and a refrigerator with a minimum of 6 cubic feet of
capacity and a freezer.
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Page Four
Response: As shown in the floor plans, all of these facilities will be provided in the ADD.
(d) An ADU shall contain a bathroom containing, at a minimum, a sink, a toilet,
and a shower.
Response: As shown in the floor plans, all of these facilities will be provided in the ADD.
3.
One parking space for the ADU shall be provided on-site and shall remain available for
the benefit of the ADU resident. The parking space shall not be stacked with a space
for the primary residence.
Response: . The site plan shows the parking proposed for the property. One space is
"" shown next to the garage, along the alley, which will be for the ADD. In addition, two
spaces are shown in the garage for the main residence.
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An ADU shall be located within the dimensional requirements of the zone district in
which the property is located.
Response: Exhibit #4, the City's dimensional requirements form, demonstrates that the
ADD has been drawn to comply with the applicable dimensional requirements of the
underlying R-6 zone district, except for the height limitation, as further described below.
5.
The roof design shall prevent snow and ice from shedding upon an entrance to an ADU.
If the entrance is accessed via stairs, sufficient means of preventing snow and ice from
accumulating on the stairs shall be provided.
Response:
The ADD will be designed to comply with these requirements.
6.
ADU's shall be developed in accordance with the requirements of this title which apply
to residential development in general. These include, but are not limited to, the Uniform
Building Code requirements related to adequate natural light, ventilation, fire egress, fire
suppression, and sound attenuation between living units. This standard may not be
varied.
Response:
The applicants will comply with this standard.
7.
All ADU's shall be registered with the Housing Authority and the property shall be deed
restricted in accordance with Section 26.520.070, Deed Restrictions. This standard may
not be varied.
Response: The applicants will submit this deed restriction prior to issuance of a building
permit for construction on the property.
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April 10, 2001
Page Five
The sole aspect of the Code with which the unit cannot comply is the height requirement
of the R-6 zone district. It states that the maximum height for an accessory building is 21'
on the front 2/3 of the lot, but only 12' on the rear 1/3 of the lot. The proposed
garage/ADU structure will be located along the alley (as required by the City's residential
design standards), which means it will be in the rear 1/3 of the lot. In order to develop a
livable unit above the garage, the structure will be 21' in height.
Sections 26.520.080 D. and 26.430.040 H. of the Land Use Code authorize the Planning and
Zoning Commission to grant special review approval to an applicant who is unable to
comply with any of these design standards. The standards by which the application must be
considered, and the applicants responses to these standards, are as follows:
1.
The proposed ADU is designed in a manner which promotes the purpose of the ADU
program, promotes the purpose of the zone district in which it is proposed, and promotes
the unit's general livability.
Response: The proposed ADU has been designed in a manner that is directly supportive
of the ADU program. The ADU program offers a floor area incentive for units that are
located in a structure that is detached from the main residence by at least 10', to make the
units more livable. This incentive has been written to allow such units to be located above
a garage that has a footprint of 625 square feet or less. And the City's residential design
standards require garages to be located off the alley when that is feasible. So the proper
place to locate this unit to meet these standards is above the garage, off the alley.
The applicants have followed all of these directions and designed a unit that fits all of the
applicable dimensional standards of the R-6 zone district, except for the height limitation for
accessory buildings located at the rear of the lot. From discussions we have held with staff,
we have been informed that the task force examining the City Code to promote infill has
identified this standard as one of the factors that is preventing infill from occurring. We
agree with that assessment, since it appears that the City's policy of creating detached
ADD's above garages along alleys is being undermined by this particular height limitation.
2.
The proposed ADU is designed to be compatible with, and subordinate in character to,
the primary residence considering all dimensions, site configuration, landscaping, privacy,
and historical significance of the property.
Response: As the elevations illustrate, the garage/ADD structure has the same alpine
cottage character as the main residence. It will, in fact, be a smaller version of the main
... residence, that will be totally in character with the property, and will be in keeping with the
mountain character of Aspen's West End neighborhood. The 21' height for the structure
is necessary in order to create a roof form that matches the roof of the main residence and
- to make this a highly livable dwelling unit.
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April 10, 2001
Page Six
As described above, a key factor influencing the location of this unit is the applicants' desire
to protect all of the large Spruce trees on the property. This landscaping element has
directed the main residence and the accessory structure to be built in the locations shown.
It should be pointed out that there is one large Spruce tree located where the accessory
structure will be built. The City's Forester approached the applicants and informed them
that this tree is diseased and should be removed. The applicants have, therefore, submitted
a tree removal permit to the City Parks Department to have it removed.
3.
The proposed ADU is designed in a manner which is compatible with or enhances the
character of the neighborhood considering all dimensions, density, designated view
planes, operating characteristics, traffic, availability of on-street parking, availability of
transit services, and walking proximity to employment and recreational opportunities.
Response: Included in the application package are a block plan for Block 14 and a
photographic montage of structures surrounding this property. It shows that most of the
residences surrounding this property are two story buildings. Several of the nearby
residences along West North Street were built under an prior set of floor area regulations,
which were more permissive than the rules under which this site will be developed. Directly
across West North Street is the Aspen Center for Physics, with its larger, institutional-style
buildings. So, overall, the massing of the structures on this property will be similar to, or less
than, that of many surrounding sites.
There are no designated view planes in this area.
There is sufficient parking available on this site to serve the main residence and the ADD.
In addition, there is parking along the street that is available for guests and others. The
cross town shuttle serves this portion of Aspen with transit service, and there is also transit
service several blocks away, at Seventh Street/Highway 82.
This in,town location provides easy access to the employment and recreational opportunities
of Aspen and the surrounding area.
Conclusion
The applicants have responded to all applicable criteria of the City of Aspen Land Use
Code, pursuant to direction given during the pre-application conference. Sufficient evidence
has been provided of the project's compliance with said criteria, and commitments have been
made to insure that the proposed development will mitigate its development impacts. The
applicants will respond in a timely manner to requests by any reviewing agency for additional
information, or clarification of the statements made herein.
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April 10, 2001
Page Seven
Please let me know if there is anything else you require.
Very truly yours,
ALAN RICHMAN PLANNING SERVICES
th~ /l:.)
Alan Richman, AICP
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EXHIBIT #1
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WARRANTY DEED
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THIS DEED, dated January ~, 2001, between Jeffrey S. Gorsuch,
of the County of Eagle and State of Colorado, grantor, and
Molly M. Gorsuch, whose legal address is 707 West North Street,
Aspen, Colorado 81611, afthe County of Eagle and
State of Colorado, grantee:
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WITNESS, that the grantor, for and in consideration of the sum ofTEN AND NO/IOO DOLLARS
($10.00) and other good and valuable consideration~ the receipt and sufficiency of which is hereby acknowledged,
has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell. convey and confirm,
unto the grantee, her successors, heirs and assigns forever, a one-sixth (1/6) interest in the real property, together
with improvements, if any, situate, lying and being in the County of Pitkin, State of Colorado, described as
follows:
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000707 West North
City and Townsite of Aspen
BLK 14 LOT G, H, 1
City and Townsite of Aspen
BK 0554 PG 0915
BK 0537 PG 0879
BK 0698 PG 0622
also known by street and number as: 707 West North Street, Aspen, Colorado 81611
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NO DOCUMENTARY FEE - CONSIDERATION LESS THAN $500.00
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TOGETHER with aU and singular the hereditaments and appurtenances thereto belonging, or in anywise
appertaining, the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the
estate, right, title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the
above bargained premises, with the hereditaments and appurtenances;
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TO HAVE AND TO HOLD the said premises above bargained and described, with thc appurtenances,
unto the grantee, her successors, heirs and assigns forever. The grantor, for himself, his heirs and personal
representatives, does covenant, grant, bargain and agree to and with the grantee, her successors, heirs,and assigns,
that at the time of the ensealing and delivery ofthese presents, he is well seized of the premises above conveyed,
has good, sure, perfect, absolute and indefeasible-estate of inheritance, in law, in fee simple, and has good right,
full power and authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the
same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances
and restrictions of whatever kind or nature soever, except real estate taxes for 2000 and subsequent years and
all matters of record.
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The grantor shall and will WARRANT AND FOREVER DEFEND the above bargained premises in the
quiet and peaceable possession of the grantee, her successors, heirs and assigns, against all and every person or
persons lawfully claiming the whole or any part thereof.
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day of January, 2001, by Jeffrey S.
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The foregoing instrument was acknowledged before me this
Gorsuch, grantor herein.
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Witness my hand and official seal.
My c~rmi~Sion expires: ,,;. /, 3
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Notary Public
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EXHIBIT #2
Mr. James Lindt, Acting Zoning Officer
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: GORSUCH RESIDENCE lAND USE APPLICATION
Dear Mr. Lindt,
We hereby authorize Alan Richman Planning Services to act as our designated
representative with respect to the land use application being submitted to your office for our
property at 707 West North Street. Alan Richman is authorized to submit an application
for a variance from the residential design standards for our proposed residence, and to
submit an applicatioIl for special review of the design standards for the accessory dwelling
unit that is to be built on the property. He is also authorized to represent us in meetings
with City staff and the Aspen Planning and Zoning Commission.
Should you have any need to contact us during the course of your review of this application,
please do so through Alan Richman Planning Services, whose address and telephone number
are included in the application.
Sincerely,
~~
:" Jeffre and Molly Gorsuch
925 Gibson Avenue
Aspen, Colorado 81611
970-925-7777
...... PLANNER:
PROJECT:
REPRESENTATIVE:
l"': OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
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EXHIBIT #3
CITY OF ASPEN
PRE-APPLlCA liON CONFERENCE SUMMARY
James Lindt, 920-5441
Gorsuch Residence
Alan Richman
DATE: 3/30/01
One Step- Planning and Zoning Commission Public Hearing
DRAC Variance- Build-ta-Lines Variance to save row of mature trees, Special Review for
the height of ADD on back 113 oflot
land Use Code Section(s)
26.222 Design Review Appeals Committee
Review by:
Public Hearing:
Referral Agencies:
Planning Fees:
Referral Agency Fees:
Total Deposit:
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Planning and Zoning Commission
Yes
Parks- Tree Considerations
$500 Deposit for 2.5 hours of staff planner time
$500
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To apply, submit the following information:
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Proof of ownership
Signed fee agreement
Applicant's name, address and telephone number in a letter signed by the applicant which states the name,
address and telephone number of the representative authorized to act on behalf of the applicant.
Street address and legal description of the parcel on which development is proposed to occur, consisting of a
current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements
affecting the parcel, and demonstrating the owner's right to apply for the Development Application.
Total deposit for review of the application
!!l Copies of the complete application packet and maps.
HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = Ilea.; Planning Staff = I
An 8 112" by II" vicinity map locating the parcel within the City of Aspen.
Site map showing placement of improvement
Additional materials as required by the specific review. Please refer to the application packet for specific
submittal requirements or to the code sections noted above.
A written description of the proposal and an explanation in written, graphic, or model form of how the proposed
development complies with the review standards relevant to the development application. Please include existing
conditions as well as proposed. .
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is
subject to change in the future, and upon factual representations that mayor may not be accurate. The summary does not create a
legal or vested right, A complete land use application submitted to the Community Development Department prior to April 17'" at
3:00 PM will vest the opportunity to operate for this project under the current land use regulations,
,....
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EXHIBIT #4
DIMENSIONAL REQUIREMENTS FORM
....
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
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'10\ ..:;J..,,\ ^-O;l..(\...' <;\.~.-I.
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(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:
Number of residential units:
Number of bedrooms:
Existing:
Existing:
Existing:
-
Proposed:
Proposed:
Proposed:
'\ -'\ ""011
....\ -\ 1\(> ~
...
.
Proposed % of demolition (Historic properties only):
-
DIMENSIONS:
Floor Area: Existing: Allowable: ~ b~<> Proposed: ~IoS(,
Principal bldg. height: Existing: Allowable: ).5' Proposed: ?-S'
Access. bldg. height: Existing: Allowable: '\ d' Proposed: ?- \ \
On-Site parking: Existing: Required: ~ Proposed: S
0 . b5""'~)
% Site coverage: Existing: Required: "S-<:> Ie Proposed: ? 'is' I~
% Open Space: Existing: Required: "'\1'. Proposed: 'v\ \ '},
Front Setback: Existing: Required: \<> , Proposed: '0
Rear Setback: Existing: Required: \ Proposed: 1..\')'
,<>
Combined FIR: Existing: Required: \ Proposed: S" ;)'
s<>
Side Setback: Existing: Required: , Proposed: \ ';). '\... ,
'0
Side Setback: Existing: Required: ,,,,' Proposed: 'J. "\ '
Combined Sides: Existing: Required: S<l Proposed: "">;. b "-z.
Existing non,conformities or encroachments: ~oV\e.
Variations requested: \l.L.."\.'l \,j. <>~ J;>,(..t.e..SI, oll-VI <; \a.v,- ~\2.e
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