HomeMy WebLinkAboutLand Use Case.145 Miners Trail Rd.A049-99
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CASE NUMBER
PARCEL ill #
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
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A049-99
2737-073-23003
Mocklin Subdivision Lot #3 DRAC
Mocklin Subdivision Lot #3
Joyce Ohlson
DRAC
Peter Mocklin
Graeme Means
Approved
3/6/00
Chris Bendon
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ADMIN:
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MEMORANDUM
FROM:
Design Review Appeal Committee
Julie Ann Woods, Community Development Director ~.
Joyce A. Ohlson, Deputy Director.....~ I ~
Chris Bendon, Planner
TO:
THRU:
RE:
Lot #3, Mocklin Subdivision (145 Miners Trail Road.)-
Public Hearing for Variances from Design Review
Standards for Building Orientation . and Garage
Placement.
DATE:
June 3, 1999
SUMMARY:
The applicants, Peter and Monica Mocklin, represented by Graeme Means,
have requested a variance from the Building Orientation and Garage
Location standards of the Residential Design Review Standards. The
applicant is proposing a single-family home with an attached below grade
garage on an approved lot within the Mocklin Subdivision.
The application proposes an orientation of the residence which places the
main mass of the structure such that it is not parallel to the street as
required and proposes a setback of one hundred thirty (130) feet for a below
grade garage where one hundred fifty (150) feet is required.
The Committee may waive a Residential Design Standard upon finding the
proposal meets one of the variance criteria. Staffs response to these
criteria are included in Staff Comments, below.
Staff recommends granting approval of the requested orientation and
garage location variances, with conditions.
APPLICANT:
Graeme Means, Graeme D. Means Architecture, on behalf of owners, Peter
and Monica Mocklin.
LOCATION:
Lot # 3, Mocklin Subdivision (145 Miners Trail Road)
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ZONING:
Moderate-Density Residential (R-15A). A single family residence is a
permitted use in the district. All other development standards of the district,
such as setback, floor area, height, etc" are being met.
REVIEW PROCEDURE':
The DRAC may grant relief from the Residential Design Standards at a
public hearing if the variance is found to be:
1. in greater compliance with the goals of the AACP; or
2. a more effective method of addressing the issue or problem a given
standard or provision responds to; or
3. be clearly necessary for reasons of fairness related to unusual site
specific constraints.
The applicant's proposed development is not in compliance with the
following Residential Design Standards, Section 26.58.040(A)(1) regarding
Orientation, and Section 26.58.040(F)(4)(c)(2), regarding Garage iocation.
The applicable provisions are cited below.
Building Orientation. The orientation of the principal mass of all
buildings must be parallel to the streets they face. On comer
lots, both street-facing facades of the principal mass must be
parallel to the road. On curvilinear streets, the principal mass. of
all buildings must be tangent to the midpoint of the arc
Garages, Carports and Storage Areas. Garages below natural
grade, garages with a vehicular entrance width greater than
twenty-four (24) feet, and garages with a vehicular entrance
width greater than forth (40) percent of the front fagade in total
shall meet one of the following conditions:...(2) All elements of
the garage shall be located farther than one hundred fifty (150)
feet from the front lot line. .
STAFF COMMENTS & REVIEW:
In response to the review criteria for a DRAC variance, Staff makes the
following findings regarding both requested variances:
Re: 1. In greater compliance with the goals of the AACP;
Staff Finding:
The proposed variances would not bring about a development scenario that
would be in greater compliance with the goals of the AACP.
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Re: 2. A more effective method of addressing the issue or problem a
given standard or provision responds to;
Staff Finding:
Based upon this criterion, Staff makes a positive finding for the garage
location variance. While the garage could be sited in strict conformance with
the Code, the location of the whole structure, including garage, is strongly
dictated by the lot shape and envelope orientation. (See related discussion
in 3 below.) The proposed siting of the garage, in that it is below grade and
oriented facing nearly perpendicular to the street, will minimize its
prominence and visibility from the street. The garage is proposed at a one
hundred thirty (130) foot setback where one hundred fifty (150) feet is
required. Staff finds that in this case the intent of the Code is achieved more
through the orientation of the structure versus the specific setback distance.
Re: 3. Be clearly necessary for reasons of fairness related to unusual
site specific constraints, '
Staff Finding:
Regarding the orientation variance, Staffs finding is positive for several
reasons based upon this criterion. First, the orientation of the building
envelope (established as part of the approvals for the Mocklin Subdivision)
is neither oriented toward the street nor is it shaped favorably for
construction that would orient the principal mass toward the street. The
envelope actually comes to a point facing in the direction of the street. The
applicant's submittal labeled "Development Plan" illustrates these features.
Secondly, the lot is uniquely shaped. It is characterized by a very narrow
street frontage of thirty (30) feet for a distance of approximately ninety (90)
feet to the front corner of the building envelope before the broadest portion
of the envelope and lot unfolds. Staff feels that due to the unique lot
configuration; the envelope shape and location; and the setback distance
necessitated by these that the property warrants a siting approach different
from the siting of structures on adjoining properties. The goal to align
homes along the street frontage at a similar setback and orientation is very
difficult and impractical to achieve due to the unique lot configuration and
envelope orientation. It would be unfair to subject the development of this
property to the strict standards due to these conditions. It should be noted
that a portion of the structure, which includes a front porch with door, foyer
and walkway, is oriented directly toward the street.
RECOMMENDATION:
Staff recommends DRAC grant a variance to the Residential Design
Standards having to do with "Orientation" and "Garage Location" as
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proposed in the application by Graeme Means, for Lot 3, Mocklin
Subdivision (145 Miners Trail Road), with the following conditions:
1.) That all other aspects of the Residential Design Standards shall apply,
2.) That this variance is granted for the specific proposal presented to the
DRAC. Any substantial change to the proposed residence which
necessitates an additional or different variance from the design
standards shall require review and approval by the DRAC, or any other
board from which the project requires land use approval.
3.) Prior to application for a building permit, the applicant shall record the
DRAC Resolution with the Pitkin County Clerk and Recorder. The
applicant is responsible for a per page recordation fee payable to the
County Clerk. In the alternative, the applicant may pay this fee to the
City Clerk who will record the resolution.
4.) All material representations made by the applicant in the application and
during public meetings with the DRAC shall be adhered to and
considered conditions of approval, unless otherwise amended by other
noted conditions.
RECOMMENDED MOTION:
"I move to grant variances to the Residential Design Standards of
Section 26.58.040(A)1 for "Orientation" and Section 26.58.040(F)(4)(c)2
for "Garage Location" with the conditions listed in the Staff memo dated
June 3, 1999, for the residence proposed on Lot 3, Mocklin Subdivision
(145 Miners Trail Road)."
ATTACHMENT:
Exhibit A-Application
C:Home/joyceo/MocklinVarRpt
4
(""'1 LAND USE ApPLICATION (""'1
PROJECT:
,
Name: -1::10C-tLlM ~~If.)EUl"';:- i
Location: 145"""'IMff,-~ T12A-IL (2.0 LO""'.JJ. ~ ~0c..j:./..I'" <;IJB.D. ~~
(Indicate street address, lot & block numb~r, legal description where appropriate) . .
ApPLICANT:
Name: _1>tL 11t.,Q.
Address: _00"'"
Phone #:
1V\ OCt: c..\ N
86'1
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REPRESENTATIVE:
Name:
Address:
Phone #:
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TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use 0 Conceptual PUD
o Special Review 0 Final PUD (& PUD Amendment)
~ Design Review Appeal 0 Conceptual SPA
o GMQS Allotment 0 Final SPA (& SPA Amendment)
o GMQS Exemption 0 Subdivision
o ESA - 8040 Greenline, streani 0, Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
~t!~~~::!~~~ ":?,"tr "?!~t?
o Lot Split
Lot Line Adjustment
o Temporary Use
o Text/Map Amendment
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o Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
o Historic Designation
o Small Lodge Conversion!
Expansion
o Other:
ExtSTlNG COtfDITlONS: (description of existing buildings, uses, previous approvals, etc.)
I jjt-.l1!:,IJII..T J2-lU.U::llrl...l.NA-L lb;- 1 M f\t.oc...iz.(.,t U
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
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Have you attached the following?
'. 0 Pre-Application Conference Snmmary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
o Response to Attachment #3, Minimum Submission Contents
o Response to Attachment #4, Specific Submission Contents
o Response to Attachment #5, Review Standards for Your Application
FEES DUE: $~ e:, 0 -
EXHIBIT A
GRAEME P MEANS
210 SOlJTH GALENA ASPEN CO 31611
TELEPHONE 970 925 9150
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GRAEME P MEANS
210 SOUTH GALENA ASPEN CO SlGll
TELEPHONE 970 925 9150
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RONALD GARFI2l.D'
ANDREW V. HECHT'
MICHAEL I. HBRRON'
DAVID L. LENYO
MATIHllW C. FERGUSON'
KRIST! S. FERRARO'
CHRISTOPHER J. LACROIX'"
CHAD J. SCHMIT'
GARfKELD & HECHT, P.C.
May 24, 1999
601 BAST HYMAN AVENUl;
ASPEN. COLORADO 81611
TELEPHONE
(970) 925-1936
TBLECOPIEil
(970) 925-3008
110 MIDLAND AVENUE
SUITE 201
BASALT, COLORADO 8162J
TELEPHONB
(970) 927-1936
TELECOPIER
(970) 927-1783
AT70R.N1!YS AT LAW
E-mail:any@gameldbccht.com
Aspen/Pitkin Community Development Department
1 30 South Galena Street
Aspen, CO 81611
Re: Variance for Lot 3, Mocklin Subdivision
Dear SirlMadam:
The applicant for the above variance is as foliows:
Peter Mocklln and Monica Macklin
p, O. Box 807
Aspen, CO 81612
(970) 925~3668
Architect Graeme Means is authorized to act on the Mocklins' behalf regarding the
variance. Mr. Means' address is 210 South Galena, Aspen; phone, 925-9150.
The street address for the Mocklin property is 145 Miners Trail Road, Aspen, CO
81611.
Attached Is a Certificate of Ownership prepared by Pitkin County Title, Inc.
showing that the owners of Lot 3 are Peter Mocklin and Monica Macklin.
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attorney-in-fact pursuant to
instruments dated March 31, 1999
R,G/mal Attaehment
1. a1l0 :ldmil\r!ld l.O 2.:WIt! wimilti:d to 3, lllso I&4millo:ld to 4, a~o l\c1mlncd \0 S. ~bo .amit~d. 1(1 <l, also admilled I.CI
New Yo;1c Su Dis.Lticl of Columbi;. Bllt "Ploridn BII: PGJaylv;:I.ni. 'B(lf llUll.oilS BlII' eC)11l)ecdc\t\ Sar
@ Printed on rcoyc\ell paper
M,\mannleonardl\Previous\1l0N\MOCKUN\SUBDIV\LETI"ERS\Means.wpd
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CERTIF!~TE OF OWNERSHIP
pitkin County Title, Inc., a duly licensed Title Insurance.Agent in the
State of Colorado hereby certifies that PETER MOCKL~N AND MONICA M. MOCKLIN
are the owner's in fee simple of the following described property:
LOT 3, MOCKLIN SUBDIVISION, according to the Plat thereof, recorded June 14,
1996 in Plat Book 39 at Page 92 and First Amendment to the Final Plat of
Macklin Subdivision recorded August 4, 1996 in Plat Book 45 at Page 59-
Subject to encumbrances, easements, restrictions and rights of way of record.
This certificate is not to be construed to be a guarantee of title and
is furnished for informational purposes only.
BY:
signature
ril 29, 1999 @ 8:30 A.M.
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..(CCORDING TO THE FINAL PLAT RECORDED JUNE 14, 1996 IN PLAT BOOK
AT PAGE 92-98 RECEPTION NO. 393681 OF THE PITKIN COUNTY RECORDS
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