HomeMy WebLinkAboutLand Use Case.36 Bus Barn Ln.A055-01
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CASE NUMBER
PARCEL In #
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
/1
A055-01
2735~ 114-02027
Moore PUD Amendment-- Height Requirement-36 Bus Bar
0036 Bus Barn Lane
Steve Clay
PUD Amendment
Zoom Flume LLC.
Glenn Horn
7/24/01
Reso. 34-2001
Approved
9/4/01
J. Lindt
n
o
RESOLUTION NO. 34 SERIES OF 2001
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION APPROVING A PLANNED UNIT DEVELOPMENT (PUD)
AMENDMENT TO AMEND ARTICLE VII, SECTION VII OF THE MOORE
FAMILY PLANNED UNIT DEVELOPMENT GUIDE (pUD GUIDE) TO
CHANGE THE HEIGHT LIMITATION ALLOWING A MAXIMUM HEIGHT
OF 17 FEET ONLY PERTAINING TO LOT 27E
ParcelID: 2735-013-02-004
WHEREAS, the Community Development Department received an application
from the Applicant, Zoom Flume LLC, represented Davis Horn Inc, requesting a Planned
Unit Development (PUD) amendment to amend Article VII, Section VII of the Moore
Family Planned Unit Development Guide (PUD Guide) to change the height limitation
allowing a maximum height of 17 feet only pertaining to lot 27e; and
WHEREAS, pursuant to Sections 26,445, the Planning and Zoning Commission
may approve an amendment to an approved Planned Unit Development, during a duly
noticed public hearing, comments form the general public, a recommendation from the
Community Development Staff, and recommendations from relevant referral agencies;
WHEREAS, upon review ofthe application and the applicable Land Use Code
standards, the Community Development Department recommends approval for a Planned
Unit Development amendment; and
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Director, and has taken and considered public comment at a duly noticed
public hearing conducted on July 24, 2001; and
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal is consistent with the goals and elements of the Aspen
Area Community Plan; and,
WHEREAS, the Planning and Zoning Commission approved, by a vote of five to
one (5,1) for the Planned Unit Development amendment; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this
Resolution furthers and is necessary for the promotion of public health, safety, and welfare.
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MEMORANDUM
To:
Aspen Planning and Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director ~A'U
Steve Clay, Planner ~
FROM:
RE:
Moore Planned Unit Development Amendment - A Change in
"Height Limitations"
pi DATE:
July 17,2001
ApPLICANT: Zoom Flume LLC.
REPRESENTATIVE: Davis Horn INC.
PARCEL ID: 2735-114-0207
ADDRESS: 0036 Bus Barn Lane
ZONING: RI5 PD
CURRENT LAND USE: Single Family
Residential
PROPOSED LAND USE: Single Family
Residential
REQUESTED ACTION: Amendment
of the Moore Family Planned Unit
Development
Summary
The applicant requests a Planned Unit Development (PUD) Amendment to amend Article
VII, Section VII of the Moore Family Planned Unit Development Guide (PUD Guide) to
change the height limitation to allow a maximum height of 17 feet, only pertaining to Lot
27e, of the Moore Family PUD Guide. Allowable maximum height is currently 16 feet.
The newly built structure on Lot 27e exceeds the Moore PUD height limit by 10 %
inches.
Building height is measured pursuant to the definition in Article VI, Section 2 of the PUD
Guide. The height is measured from the finish grade to the roof midpoint line.
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Due to grading considerations the street was laid out in a fashion to allow for proper
drainage of the street and home sites. U on lacin the houses on the sites it was
discovered that the house on Lot 27e was 0 % inches over the maximum allowable
height of 16 feet. The house is in compliance at the rear elevation grade according to the
PUD (Meadow Wood side) but as the site slopes down toward the front (street side), the
house becomes non compliant with the PUD guidelines regarding the maximum
allowable height. See attachment No.3.
Review Standards
26.445.050 Conceptual, Final, Consolidated, and Minor PUD states:
A development application for Conceptual, Final, Consolidated Conceptual and Final, or
Minor PUD shall comply with the following standards and requirements. Due to the
limited issues associated with Conceptual Reviews and properties eligible for Minor PUD
Review, certain standards shall not be applied as noted. The burden shall rest upon an
applicant to show the reasonableness of the development application, and its conformity
to the standards and procedures of this Chapter and this title.
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
3. The proposed development shall not adversely affect the future development
of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exempt from GMQS, or GMQS allotments are available to accommodate the
proposed development and will be considered prior to, or in combination with,
final PUD development plan review.
>- Staff Findin~:
The proposed PUD amendment does not propose any new development
and;
1. Is consistent with the Aspen Area Community Plan.
2. Is consistent with the character of existing land uses in the
surrounding area.
3. Does not adversely affect the future development of the
surrounding area.
4. The proposed amendment will not have any effect regarding
GMQS because the entire PUD has been provided allotments.
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B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements
for all properties within the PUD as described in General Provisions, Section
26.445.040. The dimensional requirements of the underlying zone district shall be
used as a guide in determining the appropriate dimensions for the PUD. During
review of the proposed dimensional requirements, compatibility with surrounding
land uses and existing development patterns shall be emphasized. The proposed
dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the property:
a) The character of, and compatibility with, existing and expected
future land uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding
area such as steep slopes, waterways, shade, and significant
vegetation and landforms.
d) Existing and proposed man-made characteristics of the property
and the surrounding area such as noise, traffic, transit, pedestrian
circulation, parking, and historical resources.
>- Staff Findin~:
The proposed dimensions for the subject property are appropriate and
compatible with four (4) influences noted above. The additional 10 %"
height of the residence on Lot27e is not discernable in the context of the
Bus Barn Lane cluster of seven (7) houses.
2. The proposed dimensional requirements permit a scale, massing, and quantity
of open space and site coverage appropriate and favorable to the character of
the proposed PUD and of the surrounding area.
>- Staff Findin~:
Per the submitted plans the new dimensional requirements permit a
scale, massing, and quantity of open space and site coverage appropriate
and favorable to the character of the proposed PUD and of the
surrounding area. See comments above.
3. The appropriate number of off-street parking spaces shall be established based
on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common
parking is proposed.
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c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or the commitment to
utilize automobile disincentive techniques in the proposed
development.
d) The proximity of the proposed development to the commercial
core and general activity centers in the city.
>- Staff Findin~:
The proposed amendment is only requesting a change in height for the
PUD specifically relating to the existing house on Lot 27e and would not
have any impacts relating to the above standards 3(a-d) regarding
parking. Parking is provided according to plan.
4. The maximum allowable density within a PUD may be reduced if there exists
insufficient infrastructure capabilities. Specifically, the maximum density of a
PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or
other utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow
removal, and road maintenance to the proposed development.
>- Staff Findin~:
The proposed amendment would not have any impacts on the existing
infrastructure finding that the amendment is only a change in the PUD
height.
5. The maximum allowable density within a PUD may be reduced if there exists
natural hazards or critical natural site features. Specifically, the maximum
density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of
ground instability or the possibility of mudflow, rock falls or
avalanche dangers.
b) The effects of the proposed development are detrimental to the
natural watershed, due to runoff, drainage, soil erosion, and
consequent water pollution.
c) The proposed development will have a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway,
or trail in the proposed development is not compatible with the
terrain or causes harmful disturbance to critical natural features of
the site.
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>- Staff Findin~:
The amendment does not request any changes in the existing density
and therefore the above standards 5(a-d) is not applicable to this request.
6. The maximum allowable density within a PUD may be increased if there
exists a significant community goal to be achieved through such increase and
the development pattern is compatible with its surrounding development
patterns and with the site's physical constraints. Specifically, the maximum
density of a PUD may be increased if:
a) The increase in density serves one or more goals of the community
as expressed in the Aspen Area Community Plan (AACP) or a
specific area plan to which the property is subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative physical characteristics of the
site, as identified in subparagraphs 4 and 5, above, those areas can
be avoided, or those characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing
and expected development pattern, land uses, and characteristics.
>- Staff Findin~:
The amendment does not request any changes in the existing density
and therefore the above standards 6(a-c) is not applicable to this request.
Notes:
a) Lot sizes for individual lots within a PUD may be established at a
higher or lower rate than specified in the underlying zone district
as long as, on average, the entire PUD conforms to the maximum
density provisions of the respective zone district or as otherwise
established as the maximum allowable density pursuant to a Final
PUD Development Plan.
b) The approved dimensional requirements for all lots within the
PUD are required to be reflected in the final PUD development
plans.
>- Staff Findin~:
The requested amendment is not proposing any changes in lot sizes and
the requested dimensional change for the maximum height limitation in
the PUD Guide will only be specific to Lot 27e within the Moore PUD.
The change will appear in the Moore Family Planned Unit Development
Guide (PUD Guide) Article VII, section VII of the PUD Guide limits as
an amendment.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent
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public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
I. Existing natural or man-made features of the site which are unique, provide
visual interest or a specific reference to the past, or contribute to the identity
of the town are preserved or enhanced in an appropriate manner.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
3. Structures are appropriately oriented to public streets, contribute to the urban
or rural context where appropriate, and provide visual interest and
engagement of vehicular and pedestrian movement.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
5. Adequate pedestrian and handicapped access is provided.
6. Site drainage is accommodated for the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding
properties.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programmatic functions associated with the
use.
>- Staff Findin~s:
The proposed PUD amendment would not impact any site design elements,
more specifically,finding that it:
1. Continues to enhance public spaces.
2. Is complimentary to the site's natural and man-made features and
the adjacent public spaces.
3. Ensures the public's health and safety.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape
with the visual character of the city, with surrounding parcels, and with existing
and proposed features of the subject property. The proposed development shall
comply with the following:
1. The landscape plan exhibits a well-designated treatment of exterior spaces,
preserves existing significant vegetation, and provides an ample quantity and
variety of ornamental plant species suitable for the Aspen area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
>- Staff Findin~:
The proposed PUD amendment is not proposing any new landscaping and
would not impact the landscape thus ensuring compatibility with the visual
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character of the city, with surrounding parcels, and with existing and
proposed features of the subject property.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Architectural character is based upon
the suitability of a building for its purposes, legibility of the building's use, the
building's proposed massing, proportion, scale, orientation to public spaces and
other buildings, use of materials, and other attributes that may significantly
represent the character of the proposed development. There shall be approved as
part of the final development plan an architectural character plan, which
adequately depicts the character of the proposed development. The proposed
architecture of the development shall:
1. Be compatible with or enhance the visual character of the city, appropriately
relate to existing and proposed architecture of the property, represent a
character suitable for, and indicative of, the intended use, and respect the scale
and massing of nearby historical and cultural resources.
2. Incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solar access, shade, and vegetation and by use of
non- or less-intensive mechanical systems.
3. Accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
>- Staff Findin~:
The additional height (10 %'?, of the residences in the subject property does
not alter the architectural character of the structure or negatively impact the
neighborhood.
F Lighting.
The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
I . All lighting is proposed so as to prevent direct glare or hazardous interference
of any kind to adjoining streets or lands. Lighting of site features, structures,
and access ways is proposed in an appropriate manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting Standards
unless otherwise approved and noted in the final PUD documents. Up lighting
of site features, buildings, landscape elements, and lighting to call inordinate
attention to the property is prohibited for residential development.
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>- Staff Findin~:
No new lighting is proposedfor this PUD amendment. The standards stated
above are not applicable.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation
area for the mutual benefit of all development in the proposed PUD, the following
criteria shall be met:
I. The proposed amount, location, and design of the common park, open space,
or recreation area enhances the character of the proposed development,
considering existing and proposed structures and natural landscape features of
the property, provides visual relief to the property's built form, and is
available to the mutual benefit of the various land uses and property users of
the PUD.
2. A proportionate, undivided interest in all common park and recreation areas is
deeded in perpetuity (not for a number of years) to each lot or dwelling unit
owner within the PUD or ownership is proposed in a similar manner.
3. There is proposed an adequate assurance through a legal instrument for the
permanent care and maintenance of open spaces, recreation areas, and shared
facilities together with a deed restriction against future residential,
commercial, or industrial development.
>- Staff Findin~:
The proposed development does not include a common park, open space, or
recreation area therefore is not required to meet the standards G 1-4 as
stated above.
H Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an
undue burden on the City's infrastructure capabilities and that the public does not
incur an unjustified financial burden. The proposed utilities and public facilities
associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be mitigated
by the necessary improvements at the sole cost of the developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
>- Staff Findin~:
The house height change will not impact public infrastructure.
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I Access and Circulation. (Only standards 1&2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security gates.
The proposed access and circulation of the development shall meet the following
criteria:
I. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or through an approved private road, a pedestrian
way, or other area dedicated to public or private use.
2. The proposed development, vehicular access points, and parking arrangement
do not create traffic congestion on the roads surrounding the proposed
development, or such surrounding roads are proposed to be improved to
accommodate the development.
3. Areas of historic pedestrian or recreational trail use, improvements of, or
connections to, the bicycle and pedestrian trail system, and adequate access to
significant public lands and the rivers are provided through dedicated public
trail easements and are proposed for appropriate improvements and
maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle paths, and
transportation are proposed to be implemented in an appropriate manner.
5. Streets in the PUD, which are proposed or recommended to be retained under
private ownership, provide appropriate dedication to public use to ensure
appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD, or for
lots within the PUD, are minimized to the extent practical.
>- Staff Findin~:
The requirement to meet the Access and Circulation standards are not
relevant pertaining to the requested PUD amendment.
J. Phasing of Development Plan. (Does not apply to Conceptual PUD applications)
The purpose of these criteria is to ensure partially completed projects do not
create an unnecessary burden on the public or surrounding property owners and
impacts of an individual phase are mitigated adequately. If phasing of the
development plan is proposed, each phase shall be defined in the adopted final
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent practical,
occupants of initial phases from the construction of later phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-lieu,
construction of any facilities to be used jointly by residents of the PUD,
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construction of any required affordable housing, and any mitigation measures
are realized concurrent or prior to the respective impacts associated with the
phase.
Staff Findin~s:
The requirement to meet the Phasing and Development standards are not
relevant pertaining to the requested PUD amendment.
Staff Recommendations
Staff recommends approval for a Planned Unit Development (PUD) amendment to
amend Article VII, Section VII of the Moore Family Planned Unit Development Guide
(PUD Guide) to change the height limitation allowing a maximum height of 17 feet, that
will only pertain to Lot 27e, finding that the criteria per Section 26.445.050 Review
Standards: Conceptual, Final, Consolidated, and Minor PUD have been met or is not
applicable, subject to the recommended conditions of approval."
Recommended Motions ...(~ I
"I move to approve Resolution NQ1L, (Series of 2001) for a Planned Unit
Development (PUD) amendment to amend Article VII, Section VII of the Moore Family
Planned Unit Development Guide (PUD Guide) to change the height limitation allowing
a maximum height of 17 feet, only pertaining to Lot 27e, finding that the criteria per
Section 26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor PUD
have been met, subject to the recommended conditions of approval.
ATTACHMENTS:
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LETTER FROM ARCHETECT EXPLAINING WHY AND
THE HOUSE ON LOT 27E IS 10 % INCHES OVER
REQUIRED MAXIMUM HEIGHT OF 16 FEET.
BUlL
N OF LOT 27E
4 - LETTER FROM ARCHITECT VERIFY THE HEIGHT OF ALL
SEVEN STRUCTURES LOCATED IN THE MOORE FAMILY
PUD BLOCK A
5 - LETTER VERIFYING THE HEIGHT OF STRUCTURES
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July 9, 2001
Steve Clay
Community Development Department
130 South Galena Street
Aspen, CO 81611
RE: Lot 27E Bus Barn Lane
Dear Steve,
The "B" affordable housing units as designed for placement on Bus
Barn Lane were limited in height due to the restrictions imposed by the
P. U. D. The allowable height was to be a maximum of 16' as measured
by the Pitkin County Land Use Code in effect as of the granting of the
P. U. D. This measurement is taken at the midpoint of the roof and is
combined with several other limitations as explained in the land use
code.
These houses were designed to be placed on seven lots and as such were
designed to be approximately 6" under the maximum allowable height
allowing some flexibility as to placement on the site. The civil engineer
then developed the site by designing the road, utilities, grading and
placing the homes on the various lots.
Due to grading considerations the street was laid out in a fashion so as
to allow for proper drainage of all the home sites and the street. Upon
ptacing the houses on the sites it was discovered that all of the building
he~hts worked within this height limitation with the exception of Lot
27e !\n~ this house is in compliance at the rear (Meadowwood side)
elevl!fwn. The site then slopes down toward the front (street) and the
house is then 103/4" over that allowed by the P.U.D.
AUGUST
RENO
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SCOTT
SMITH
AlA
RENO, SMITH
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210 E. HYMAN
N" 202
ASPEN
COLORADO
81611
970.925.5968
FACSIMILE
970.925.5993
['MAIL
of fice@'rcnosmith.com
0371 SOUTHSlDE DRIVE
BASALT
COLORADO
81621
970.927.6834
FACSIMILE
970.927.6840
November 16, 2000
ATTAQllfNT 3
Matt Stokes
Hines Intcrests
HigWands Basc Village
Aspen, CO 81611
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Five Trccs Phase II
Bus Barn Hcight Calculations
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Dear Mr. Stokes,
SCOTT
SMITH
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We have calculated the roof mid point heights on all of the sites on Bus
Barn Lane. These heights were derived using the ridge elevations supplied
by Schmueser Gordon Meyer on October 12. 2000 via emai1. We then
compared these elevations to the spot grades (also supplied by SGM on
November 13, 2000) as they occur under the roof mid points on the
Revised Detailed Submission. In each case the most restrictive grade was
used. Lots 25e, 26e. 27e, and 28e the Revised Detailed Submission is lower
than finished grade so the R.D.S was used for calculation. Lots 2ge. 30e
and 3 I e the R.D.S. grade is equal to the finished grade. 6" of top soil will be
added to the construction grade to arrive at the finished grade.
.-------.
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RENO, SMITH
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The following are the roof midpoint heights and height above Revised
Detailed Submission as these houses were placed on the building sites by the
contractor under the direction of Schmueser Gordon Meyer (all heights
were calculated at the worst case condition as required by code):
210 E. HYMAN
N'- 202
t '.' Site: Ridae hI.: Mid pI. hI.: Ht Above Rev. Dev. Sub.:
Lot 25 e 80]6.96' 8011.96' 15'-11 1/2"
Lot 26e 8014.36' 8009.36 ' 15'-10 1/4"
Lot 27e 8011.19' 8006.91 ' 16'-10 3/4"
Lot 28e 8004.04 ' 7999.04' 15'-0 1/2" - ]6'.0 liT
Lot 2ge 8008.74 ' 8003.74' 15'-2 7/8"
Lot 30e 8014.21 ' 8009.377' 15'-10 ]/2"
Lot 31e 80 I 5.26' 8010.26' 15'-9 1/8"
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Lot 25e section wi roof height calculations
Lot 26e section wi roof height calculations
Lot 27e section wi roof height calculations -
Lot 28e section wi roof height calculations
Lot 2ge section wi roof height calculations
Lot 30e section wi roof height calculations
Lot 3] e section wi roof height calcu]ations
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ASPEN/PITKIN COMMUNITY DEVELOPMENT
130 SOUTH GALENA STREET
ASPEN, COLORADO 81611
970-920-5090
ATTACHMENT -=t.
Mr. Bob Daniel
c/o Zoom Flume LLC
P.O. Box 5115
Aspen, CO 81612
Re: Bus Barn Lane Community.
Dear Bob:
This letter shall certify that I, Joanna Schaffner, Pitkin County Zoning Officer,
have reviewed the building heights for the six affordable housing units built on Bus
Barn Lane on Lots 25, 26, 28, 29, 30, and 31 (Block A) in the Moore Family
PUD/Subdivision. I hereby verify that the building height of these individual units does
not exceed 16 feet as measured pursuant to the Pitkin County Land Use Code in effect
on June 1993, which governs their approval. The height of the homes is in compliance
with both the Pitkin County Land Use Code and the PUD Guide for measuring height in
the Moore Family PUD/Subdivision.
Very truly yours,
ASPEN/PITKIN COMMUNITY
DEVELOPMENT DEPARTMENT
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By__....._ 1.~1 .,t . ^-
Joanna Schaffner '<...:
Zonihg Officer '
2725518_1.00C
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DavisHom~~.
PLANNING & REAL ESTATE CONSULTING
t
May 14, 2001
...v
JameS Lindt
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Moore Family PUD: Amendment to the PUD Guide
Dear James:
Davis Horn Incorporated represents the Zoom Flume LLC ("applicant")
in this land use application. Zoom Flume LLC, is the successor in
title to the James E. Moore Family Partnership and the
("developer") of the Moore Family PUD. Attachment 1, vicinity map,
(Moore PUD Final Plat page 3/9) shows that the Moore PUD is located
on south and east of Maroon Creek Road near the Aspen schools. The
Moore PUD is bordered by the Meadowood Subdivision to the east.
The applicant is seeking an amendment to Article VII of the Moore
Family Planned Unit Development Guide (PUD Guide) to change "Height
limitations." Article VII, section VII of the PUD Guide limits the
height of affordable housing units on Lots 25e through 31e to 16
feet. Building height is measured pursuant to the definition in
Article VI, Section 2 of the PUD Guide. The applicant requests a
PUD Guide amendment to allows a maxim~m height of 17 feet on Lot
27e.
Attachment 2 depicts Moore Family PUD, Block A (Bus Barn Lane).
Attachment 3 is a November 16, 2000 letter from Augie Reno,
Architect, to Matt Stokes which verifies the height of all seven
structures located in Moore Family PUD Block A. Attachment 4 is a
letter signed by Joanna Schaffner verifying that all the structures
in Block A with the exception of the structure on Lot 27e comply
with the height limitation in the PUD.C;01ide. . 'The st:t:yctllre9!1 Lot
27e exceeds the Moore PUD Guide height limit by 10 3/4 inches.
Attachment 5 is a copy of Moore PUD Guide page 21 of 40 which
depicts the typical unit for Lots 25e - 31e. Attachment 6 depicts
the Lot 25e height calculation for the existing house.
LAND USE APPROVALS
On June 28, 1999 the City of Aspen approved Ordinance No. 24 Series
of 1999 which established a procedure and standards for minor PUD
amendments to the Moore Family pUD' The proposed amendment to the
Moore PUD Guide complies with all of the following standards with
the exception of standard c. The height of the structure on Lot
27e is slightly inconsistent with representations made in the
original development review.
ALICE DAVIS, A1CP I GLENN HORN, A1CP
215 SOUTH MONARCH S1 . SUITE 104 . ASPEN. COLORADO 81611 . 970/925-6587 . FAX: 970/925-5180
1""'\
f!
James Lindt
May 14, 2001
Page 2
Section 26.445.10Q B o~ ~he ~spen Lanq Use Regulations provides for
the Planning and Zoning Commission to consider PUD amendments when
the cannot be approved by the Planning Director.
Standard a.
The amendment must be a clarification or a technical
correction to the plat.
Standard b.
The amendment must
development between
accommodations uses.
not change the use of
residential, commercial
the
and
proposed
tourist
Standard c.
The amendment must be consistent with acti9n taken during the
review of the original development and does not constitute new
land development activity.
Standard d. i.
The proposed activity does not change the basic character of
the approved use land on which the activity occurs including
the basic visual appearance and method of operation.
Standard d.ii.
The proposed activity does not increase off-site impacts in
the surrounding neighborhood.
Standard d.iii.
The proposed activity does not endanger public health, safety
or welfare.
Standard d.iv.
The proposed activity does not substantially increase the need
for on-site parking or utilities, or affect affordable housing
generation.
Standard d.v.
The proposed activity does not increase the floor area of the
use by more than two (2) percent or decrease open space on the
site by more than three (3) percent.
~
f)
James Lindt
May 14, 2001
Page 3
SUMMARY
The applicant is seeking an amendment to the Moore PUD to amend the
Moore PUD Guide to vary the height restriction for Lot 27e. A
maximum height of 17 feet is requested. The following materials
are attached to this letter for your information.
Attachment 1; Attachment 1, Vicinity map (Moore PUD Final
Plat page 3/9)
Attachment 2; Moore Family PUD Final Plat page 4/9,
Attachment 3; November 16, 2000 letter from Augie Reno,
Architect to Matt Stokes, which verifies the
height of all seven structures located in
Moore Family PUD Block A
Attachment 4; Letter signed by Joanna Schaffner verifying
the height of structures in Block A.
Attachment 5; Moore PUD Guide page 21 of 40 which depicts
the typical unit for Lots 25e - 31e
Attachment 6: Lot 27e height calculation for the existing
house
Attachment 7: Letter from the Zoom Flume LLC authorizing the
Davis Horn Incorporated to submit a land use
application to the City of Aspen
Attachment 8; Fee Agreement
Attachment 9: Pre-application Summary Sheet
Attachment 10: List of Property Owners within 300 Feet
Please contact me at 925-6587 if I can provide any additional
information and or materials. Thank you for your assistance.
Sincerely,
INCORPORATED
ICP
Moore.8
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July 9, 2001
Steve Clay
Community Development Department
130 South Galena Street
Aspen, CO 81611
RE: Lot 27E Bus Barn Lane
Dear Steve,
The "B" affordable housing units as designed for placement on Bus
Barn Lane were limited in height due to the restrictions imposed by the
P. U. D. The allowable height was to be a maximum of 16' as measured
by the Pitkin County Land Use Code in effect as of the granting of the
P. U. D. This measurement is taken at the midpoint ofthe roof and is
combined with several other limitations as eXplained in the land use
code.
These houses were designed to be placed on seven lots and as such were
designed to be approximately 6" under. the maximum allowable height
allowing some flexibility as to placement on the site. The civil engineer
then developed the site by designing the road, utilities, grading and
placing the homes on the various lots.
Due to grading considerations the street was laid out in a fashion so as
to allow for. proper. drainage of all the home sites and the street. Upon
phlcing the houses on the sites it was discovered that all of the building
he\ghts worked within this height limitation with the exception of Lot
27 e l\1\~ this house is in compliance at the rear. (Meadowwood side)
elevlj;ljpn. The site then slopes down toward the front (street) and the
house is then 10 3/4" over that allowed by the P.U.D.
AUGUST
RENO
AlA
SCOTT
SMITH
AlA
RENO, SMITH
. ARC Fl I TEe T S, L. L. C. .
III
210 E HYMAN
NO 202
ASPEN
COLORADO
8161]
970.925.5968
fACSIMILE
970.925.5993
[-MAIL
office@renosmith,com
0371 SOUTHSIDE DRIVE
BASALT
COLORADO
81621
970.927.6834
fACSIMILE
970.927.6840
)
~
ART:I:CLE V:I::I:
HE:I:GHT LIM:I:TAT:I:ONS
1. Dwellina units. All dwelling units, except those to be
constructed on Lots 25e through 31e, Block A, Moore Family PUD
Final Plat, are limited to maximum height of 28 feet.
2. Affordable Housina Dwellina units. The dwelling units
located on Lots 25e through 31e, Block A,Moore Family PUD Final
Plat, are limited to a maximum height of 16 feet.
3. Ski Club Buildina.
on Block B, Moore Family PUD
height of 28 feet.
The Ski Club building to be located
Final Plat, is limited to a maximum
4. ski Lift Towers.
maximum height of 40 feet.
The ski lift towers are limited to a
ART:I:CLZ V:I:I:I:
BUILDING SETBACKS
.
All development, including grading, shall be contained
within the building envelopes, with the exception of grading
necessary for driveways and driveway retaining walls, roads as
depicted on the Detailed Submission grading plans, and berms and
landscaping in Open Space Area 9.
ARTICLZ.IX
DRIVXWAYS
Driveways, grading associated with driveways and driveway
retaining walls for the sole purpose of driveway construction are
permitted outside building envelopes between the lot access point
and the designated building envelopes. Driveway retaining walls
located outside the building envelope shall not exceed six (6)
feet in height. stepped-back or terraced wall structures with
ample planting pockets are to be used where grade changes exceed
six feet. Decorative walls located outside the building
envelope, not used for retainage, are prohibited.
ART:I:CLZ X
MIN:I:MUM LOT W:I:DTH
The minimum lot width is established on the Moore Family PUD
Final Plat.
ARTICLE X:I:
IHNnrox LOT SIZE
.
Minimum lot size is established on the Moore Family PUD
Final Plat.
-7-
ll~~71!~~'!~W~I!~~LII~}!ll~1 U~UIIIIIII
7 of 4e R 201.00 D 0.ee N 0.0e PITKIN COUNTY eo
..-..::::",,-~.......-.--
~ay-ll-Ol 09:25A yusem
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horn
970 925 5180
~
P.03
ATTACHMENT _L.
MATTHEW V. STOKES
ZOOM FLUME LLC
BOX SllS
ASPEN, COLORADO 81611
970-920-1710
May 11, 2001
James Lindt
Aspen Pitkin Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Moore Family PUD: PUD Guide Amendment
Dear James;
'loom Flume LLC is the developer of the Moore Family PUD. Thie:;
letter authorizes Davis Horn Incorporated to prepare a PUD
amendment land use application on our behalf and represent us ]n
the City of Aspen land use process. The application proposes an
amendment La the PUD Guide for Block A.
Thanks.
Sincerely,
MATTHEW V. STOKES
ASSISTANT CONSTRUCTION MANAGER
ZOOM FLUME LLC
MpY-ll-Ol 09:25A yusem
rJ
horn
970 925 5180
P.05
n
ATTACHMENT q
ASPENIPITK1N
COMMljNITY O[VELOPMF.NT lJF.PARTMENl'
~rtcmcnt (~r P3yment of City lJC ~~.~:n ~e'f('IOpln(,Jlt AppH(,8t~!
CITY OF ASPEN (herein.nereITY) .nd --z...c:::>~~_~ I....~ ......-....: L. '- Co
(hercinafte! MPLlC",Nn AGREE AS FOI.l.OWS,
l. APPLICANT hus !\ubmincu lO CrlY an. <:lpplic<ltion fOT
Moore_.----P_..L.Q..R.......",J"".."',-- c:.~.~~. "C".:::> i'u (:) G.....:J... W
(h.rein.fter. TIIEPROJECD- 1-\""~"'~ L.:__~-r ..>l G \c:c..r.:- ~
2_ Al'PLlC^NT undc,sLQl\ds ",d '~reeS that City of Aspen On.Hn.neo No. 49 (Serio. of 1998)
establish.;s a f~e sttltCmre for l.~nd Use 3pplicaLion~ :mtl thi.: p:lYlnC:ilt of all processing fees is a condition precedent
to i1 det~nnjniltion of arpiicaLicn compJcr.:ncss,
3. APl'LlCAST and CITY .gre" th.t bee<lllSe of the size, naTUre or scope ofthe proposed project, i,
is J1()t possible ar (his lime to ascertain the fu(l extent of thl; COSLS in"ol'llcJ ;n l'roc:~ssing the 3pplic<ltion_
APPLICANT ,nd CITY further agree that it is in the interest of ,he ponies that AI'Pl.lC^NT make pay,,,cnt of.n
inilial d~posit Md to '{hereafter permit .,ddltio";l.l <;ol;)f;; lO be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional eo,ts m.y accrue followin& their hearings and/or 'PI"ovals. APPLICANT .grees he
wTtl.bc benefited by retainin~ gre;:\tll 1;35h liquid'lt)' :'\nd "",ill mOlk~ additional paYlnents upon l1Qrification by the
CITY WhM ,hey .re neeess.ry as costs '''0 inct."d. (!TV agrees i, will be beneti'cd through the gr~~t~r ccminty
of recovering 1\.S foll eOSt5 to ptOeeS3 APPLlC^r-.;T'~ applic::)uon.
4. CITY nnd APPLICANT f""her agree ,hat it lS impracticable for CITY s~,ff '0 complete
processing; 'Or pr~seT1t ~llfticicnt information to rhe Planning C0ll111'1.15.si0l1 antllor City Council to M,nbl~ the i'l;,nnillg
Commission and/or City CO\lncll tQ make h:gall)' f('quirt:d findings fO'r project consideration, unl~'is ctU.r~nt biHil1gS
arc: pzaid in rull prior to decisioll.
s. Therefore] ^P~t.ICA"NT nZr~C$ that in considectl.tioJ\ of the CITY's w:aiver of iu right to coll~t
full fces prior to a delel'mi""tioll of applic.tiol1 COl\1pkl~""S>, APPLICANT shall p,y an illi,iol deposi, in the
amOUnt of S \""\,... 5 _ whkll is for .... _ __ hours of Community DeveJopm.nr staff lime, :md if nctunl
recorded COSlS e"cced tho initial deposit. APPUCA!\T sholl p'y .adition.1 monthly billings to CITY '0 reimburse
the CITY ror lhc ptoc.essiag of the applic.ation mentioned above, itlc\uding post i1ppl'o'Val review. Such periodic
paYlllonl, sh.ll b. m.~. within 30 days of rhe billing dolo. APPJ .TC^"T further .grees tl,nl fallur. 10 pay such
acctucd COStS sht\ll be- grounds fol' SU!ip-=l,~jon ofpn:>cc$sing~ and in no case wHl building pc=rmit!j bc: i,;.sucd l.lnli) "Ii
CiO:sL'\ :tssociatcll with (3.Se proc::essing: have been paid.
CITY OF ASPEN
ArrUCANT
By:
Julie Ann Woods
COlllmumty 1)oc:)opmcnt Director
::,.~~
1\bHing Addt(;ss:
130>< 5"11S'
~<:.""'_._.~? "'1.'=>\'1..
g :\.~ur'por (\rorms\s2rpayas.doc.
12/27199
nHY-U~-~UUl WtU IU:UU Hn
l"H!\ NU.
r. U~
I"',
r-'\ ATTACHMENT~_q
CITY 01' ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER:
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
James Lindt, 920.5441 DATE: 5.2.01
Moore Planned Unit Development Amendment
Glenn }forn
llilles
PUD Amendment
PUP Amendment to change the PUD Height Requirement for 0036 Bus Barn Lane
Affordable Housing Unit by 10 inches.
Land Use Code Section(s)
26.445.100(8) Amendment of PUD development order.
Review by: Staff for complete application, referral agencies for teehuical considerations- Staff will then
make recommendation to the Planning and Zoning Commission for a public hearing, If Planning
and Zolling Commission denij's request, applicant can appeal thc decision to City Council.
Yes. Planning and Zoning Commission
Engineering
Planning Deposit $1205
Public Hearing:
Referral Agencies:
Planning Fees:
Referral Fees:
Total Deposit: $1205
To apply, submit the following information:
1. Total Deposit for review of application.
2. Applical1t's namc, address and telephone number, contained within a lettcr signed by the applicant
stating the name, address, and telephone number ofthc representative authorized to act on behalf of the
applicant.
Signed fee agrcement.
Pre-application Conference S\lmmary.
An 8 1/2")< 11" vicinity map locating the subject parcels within the City of Aspen.
Elevation Drawings showing difference between built elevations and approved elevations of the unit.
A written description of the proposal and a written explanation of how a proposcd dcvelopment
complies with the review standards relcvant to the developmcnt application.
7. Application materials set forth in minimum submission requirements of attached land use application.
s. Application materials set forth in specific submission contents of attached land use applicatioll_
8. 12 Copies of the complete application packet (items 1-8)
Process:
Apply. Planner chccks application for completeness. Staff reviews application against PUD Amendment
Standards. Application taken to DRC for City Department referral commentS. Staff assigns applicant public
hearing date. The Community Development staff gives recommendation to Planning and Zoning Commission
for public hearing.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on lhe City. The summary is based on current toning, which is
subject to change in the future, and upon factu.l representations that mayor may not be .ccurate_ The summary does not crearc a
legal or vested right.
3.
4.
5.
6.
6.
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ATTACHMENT 10
SUBJECT: BUS BARN LANE LOTS
LIST OF O\Vi.;ERS
\VITHlN 300 FEET OF SUB.lEeI'
Thomas F. Schultze & Elizabeth Carter
POB 1539
Aspen CO 81612-1539
Walter Hampcl
0290 Heather Lane
Aspen co 81611
Linda Wachncr
200 E. 65th Street
New York NY I002!
Marshall Workman & Melinda
!v!cCcnnell
14 Bus Barn Lane
Aspen CO 81611
Gerald & Eleanor
0165 Hcather Lane
Aspen CO 81611
Schlomo Ben-Hamoo
15 Bus Barn Lanc
Aspen CO 81611
Tom & Chcryi Lemons
187 Heather Lane
Aspen CO 81611
Johu & Judy Boyd
67 Bus Bam Lane
Aspen CO 81611
Judi Francis Trust
0201 Heathcr Lane
ASpC11 CO 8161 I
Kelley & lohanne I3rcnninger
75 Bus Barn Lane
Aspen CO 81611
Perry Pollock
rOB 950
Aspen CO 81612-0950
Michael & Cecelia Martin
74 Bus Barn Lane
Aspcn co 81611
lane Jenkins
POB 4152
Aspen CO 81612-4152
Michael & Lisa O'Sullivan
66 Bus Barn Lane
Aspen CO 81611
Hugh & Mary Wisc
0252 Heather Lane
Aspen CO 81611
Zoomc Flume, Inc.
POB 5J!5
Aspen CO 81612-5115
Robert Ashley & Carolyn Bolz Glah
0270 Heather Lane
Aspen CO 816i1
Aspen School District
0235 High School Road
Aspen CO 81611
Jerry Druce Gray
0293 Heather Lane
AspenCO 81611
Pitkin County
Open Space
530 E. Main Strcet, Suite 302
Aspen CO 81611