HomeMy WebLinkAboutLand Use Case.575 Sneaky Ln.0061.2005.ASLU
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City of Aspen Community Development Dept.
CASE NUMBER
0061.2005.ASLU
PARCEL ID NUMBER 2735-12-2-05-002
PROJECT ADDRESS 575 SNEAKY LN
PLANNER JENNIFER PHELAN
CASE DESCRIPTION DEMO OF EXISTING HOUSE AND GRGE. REPLACED WfNEW HO
REPRESENTATIVE SCOTT A LINDENAU 920-9428
DATE OF FINAL ACTION 1/18/2006 12:(
CLOSED BY Denise Driscoll
...-
DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070,
"Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen
Municipal Code. This Order allows development of a site specific development plan pursuant to
the provisions of the land use approvals, described herein. The effective date of this Order shall
also be the initiation date of a three-year vested property right. The vested property right shall
expire on the day after the third anniversary of the effective date of this Order, unless a building
permit is approved pursuant to Section 26.304.075, or unless an exemption, extension,
reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After
Expiration of vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject to any
amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Joseph Cosniac. 575 Sneakv Lane. Aspen, CO 8161 \, Phone (970) 925-5871
Property Owner's Name, Mailing Address and telephone number
Lot I, Tagert Subdivision and more commonlv known as 575 Sneakv Lane.
Legal Description and Street Address of Subject Property
The applicant has Stream Margin Review and associated land use approvals (two Variances from the
Residential Design Standards and Special Review for a variance from the accessorv dwelling unit design
standards.
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Planning and Zoning Commission Resolution No. 02. Series of2006, 1/3/06
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
January 15.2006
Effective Date of Development Order (Same as date of publication of notice of approval.)
Januarv 16, 2009
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and
revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.)
~~~~~i'~~f ~ 2006, by tho City of A'pon Community Devolopmoo'
Chris Bendon, Community Development Director
II Public Notice
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N..ncy DiBlaggio has the knowledge and talent to match
you with the perfect valley home. A Iifetim.. of world
travel and a family he,itage of mining pionee" have led to
he, enthusiasm for living In thl'extraordinaryplace. Her
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555 NoM M~ $tree!
Aopen. co 8161'
Phon.: 970.920.9426
Fax: 970.920.7822
STUDIO B
architects
Survey
Project: Proposed Residence at 575 Sneaky Ln. Date:
12..()5-Cl5
Contactr joseph SpeaJ1l (project arcMect) - Time:
CC:
l.oealiolt: 575 Sneaky Lane
Dear neighbors of 575 sneaky lane,
As oome of you may know we are developing plans for a new dwelHng al575 Sneaky Lane. We have requested
approval from the stream margin review and Variances from the residential design standards. These ciIy design
standards were developed mosUy for the west end and downtown where the streets are in a grid pattern. These
variances are minor and, we feel fit within the private nature of Sneaky lane. We would Oke 10 get your opinion on
these variances and submit them 10 lhe city during review. The variances are as follows:
..........
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Seclion 26A10 - Building orientation (requiring the front fa9Bde of all principal structures to be parallel to
the street)
The reason for the current buHding orientation is to minimize site disturbance by working around large trees, the
stream margin set backs, front and side selbacks, and keeping the existing driveway, which seems to be needed
on the s~e for garage access. The solution is a nnear house lhal cradles both the river and the street CurrenUy
Sneaky Lane is a very different grid then the west end and is much looser in its character.
Please circle one: e Disagree
Section 26.410 - Street oriented enby (requiring that the enlJy be go degrees to the street)
. The CoVered enir}'-door Is anQilid- ioWaId the enlly dme so as to- gr~ those drMng down the slree~ entering the
sfte, or coming frOm !he garagelmudroom. At the same time crealing privacy which is of 1I1e character of Sneaky
Lane. From the street the enlly deck and glass door along MIh lower windows and fighting in the entry canopy will
be an Inviting element to the neighborhood and an cbvious entry to the dwelling. .
Please circle one: B Disagree
Special Review - ADU (Additional dwelDng unit to be rented to local workers), design standards state that
the AD(} be detached from the primary residence.
The reason for attaching the garage, by way of only a canopy, to the dweUing Is to create a covered enIly to both
the dwelfing and garage and also to move the set-back fonn 30' (detached garage) to 25' (attached gaJage)
allowing for the width of a 2 car garage and garage 00015 lhel don' face the street. In this design the ADU has
access and views from both ground level and from a level 2 deck. At the same time the design slandards
encourage an ADU to be a1tached or above the garages. There is a 40' separation between the dwelling and
garage allowing for views to the river l4lOn entry, but the 25' se1back requires connection and the ADU design
standards require attachment
Please_~~e ~e:, _ e." ,'_
Disagree
_ -:-.r;--L" --
If possible please return in the provided envelope by Tuesday I December 13, 2005 Thanks You!!
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Section 26.410 - Building orientation (requiring the front fa~de of all principal structures to be parallel to
the street)
The reason for the current building orientation is to minimize sije disturbance by working around large trees, the
stream margin set backs, front and side setbacks, and keeping the existing driveway, which seems to be needed
on the site for garage access. The solution is a linear house that cradles both the river and the street. Currently
Sneaky Lane is a very cflfferent grid then the west end and is much looser in ijs character.
/"
I '
Please circle one: " Agree i Disagree
C/
Section 26.410 - Street oriented entry (requiring that the entry be 90 degrees to the street)
The covered entry door is angled toward the entry drive so as to greei those driving down the street, entering the
sije, or coming from the garage/mudroom. At the same time creeting privacy which is of the character of Sneaky
Lane. From the street the entry deck and gleas door along with lower windows and lighting in the entry canopy will
be an inviting element to the neighborhood and an obvious entry to the dwelling.
-~' -,
/' ,
, ,
I ree I
i. J
L/'
Please circle one:
Disagree
Special Review - ADU (Additional dwelling unit to be rented to local workers), design standards state that
the ADU be detached from the primary residence.
The reason for attaching the garage, by way of only a canopy, to the dwelling is to create a covered entry to both
the dwelling and garage and also to move the set-back form 30' (detached garage) to 25' (attached garage)
allowing for the width of a 2 car garage and garage doors that don't face the street. In this design the ADU has
access and views from both ground level and from a level 2 deck. M. the same time the design standards
encourage an ADU to be attached or above the garages. There is a 40' separation between the dwelling and
garage allowing for views to the river upon entry, but the 25' setback requires connection and the ADU design
standards require attachment.. /~....
/" /" \
" / .
. /. J
t:/
Please circle one:
Disagree
If possible please retum in the provided envelope by Tuesday I December 13, 2005 Thanks You!!
c.
/p~"
.--
---
.'
............
Section 26.410 - Building orientation (requiring the front fa~de of all principal structures to be parallel to
the streel)
The reason for the current building orientation is to minimize site disturbance by working around large trees, the
stream margin set backs, front and side setbacks, and keeping the existing driveway, which seems to be needed
on the site for garage access. The solution is a linear house that cradles both the river and the street. Currently
Sneaky Lane is a very cfilferent grid then the weSt end and is much looser in its character.
Please circle one:
Q
Disagree
Section 26.410 - Street oriented entry (requiring that the entry be 90 degrees to the street)
The covered entry door is angled toward the entry drive so as to greet those driving down the street, entering the
site, or coming from the garage/mudroom. At the same time creating privacy which is of the character of Sneaky
Lane. From the street the entry deck and glass door along with lower windows and lighting in the entry canopy will
"M_9_~,",M-'"",."""'''
Please circle one: Agree Disagree
Special Review - ADU (Additional dwelling unit to be rented to local workers), design standards state that
the ADU be detached from the primary residence.
The reason for attaching the garage, by way of only a canopy, to the dwelling is to create a covered entry to both
the dwelling and garage and also to move the set.back form 30' (detached garage) to 25' (attached garage)
allowing for the width of a 2 car garage and garage doors that don't face the street. In this design the ADU has
access and views from both ground level and from a level 2 deck. At the same time the design standards
encourage an ADU to be attached or above the garages. There is a 40' separation between the dwelling and
garage allowing for views to the river upon entry, but the 25' setback requires connection and the ADU design
standards require attachment.
Please circle one: . e Disagree
If possible please return in the provided envelope by Tuesday I December 13, 2005 Thanks You!!
FfZC)~
'7 /' ;.} (VI ..0
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.
--
~
/'
-
Section 26.410 - Building orientation (requiring the front fagade of all principal structures to be parallel to
the street)
The reason for the current building orientation is to minimize sile disturbance by working around large trees, the
stream margin set backs, front and side setbacks, and keeping the existing driveway, which seems to be needed
on the sile for garage access. The solution is a linear house that cradles both the river and the street Currently
Sneaky Lane is a very different grid then the west end and is much looser in i1s character.
Please circle one:
c;;;2)
Disagree
Section 26.410 - Street oriented entry (requiring that the entry be 90 degrees to the street.)
The covered eniry door is angled toward the entry drive so as to greet those driving down the street, entering the
sile, or coming from the garage/mudroom. At the same time creating privacy which is of the character of Sneaky
Lane. From the street the entry deck and glass door along with lower windows and lighting in the entry canopy will
be an inviting element to the neighborhood and an obvious entry to the dwelling.
Please circle one: ~ Disagree
Special Review - ADU (Additional dwelling unit to be rented to local workers), design standards state that
the ADU be detached from the primary residence.
The reason for attaching the garage, by way of only a canopy, to the dwelling is to create a covered entry to both
the dwelling and garage and also to move the set-hack fonn 30' (detached garage) to 25' (attached garage)
allowing for the width of a 2 car garage and garage doors that don't face the street In this design the ADU has
access and views from both ground level and from a level 2 deck. /JJ the same time the design standards
encourage an ADU to be attached or above the garages. There is a 40' separation between the dwelling and
garage allowing for views to the river upon entry, but the 25' setback requires connection and the ADU design
standards require attachment
Please circle one: e Disagree
If possible please retum in the provided envelope by Tuesday I December 13, 2005 Thanks You!!
~5cMff
.
1!:-:a .
MEMORANDUM
TO:
THRU:
FROM:
RE:
Aspen Planning & jAn~g Commission
Joyce Allgaier, Community Development Deputy Director
Jennifer Phelan, Senior Long Range Planner
575 Sneaky Lane - Stream Margin Review, Residential Design Standards
Variances, and a Special Review variance from an Accessory Dwelling Unit
(ADU) design standard -Continued from Public Hearinl!: on December B.
2005
MEETING DATE: January 3, 2006
SPECIAL NOTE: Due to a lack of a quorum on November 15th, the hearing for this
application was continued to December 13th and then continued to January 3, 2006. This
staff report is essentially the same staff report of December 13th. Attachments from the
December 13th report are not included. The report contains the following:
. staff critique and comments;
. Staff recommendation & motion.
**Commissioners should bring the staff report and attachments from the November 15,
2005 hearing and December 13th report. We will have extra copies at the hearing. **
SUMMARY:
As noted in the staffreport of 11115/05, the Applicant is requesting a Stream Margin Review
Approval, Variances from certain Residential Design Standards, and Special Review from an
Accessory Dwelling Unit (ADU) design standard in order to demolish the existing single-family
residence and detached garage/ADU at 575 Sneaky Lane and replace it with a new single-family
residence and garage/ADU.
STAFF ANALYSIS
The following requests are reviewed in greater detail within the November 15,2005 staff report.
Stream Margin Review approval for development within 100 feet of the mean high water line
of the Roaring Fork River or its tributaries (Castle Creek) pursuant to Land Use Code
(L.U.c.) Section 26.435, Development in Environmentally Sensitive Areas. Any development
is required to be a minimum of fifteen (15) feet from the top-of-slope and comply with a
progressive forty-five (45) degree height limit from the top-of-slope.
As submitted, the Applicant '.I' proposal meets the minimum top-olslope setback and progressive
fi)rty~five degree height limit. Within the resolution approving this application, Staff is including
language requiring that the Applicant '.I' design and building permit application comply with the
minimum setbackfrom the top-olslope and the progressive forty~five degree height limit prior to
the issuance ala building permit.
Variance approval from the Residential Design Standards pursuant to L. U. C. Section
26.410.020 D., Variances. The applicant is requesting variances from L.U.c. Section
26.410.040 A. L, Building orientation (requiring the front fa9ade of all principal structures to
be parallel to the street) and L.U.c. Section 26.410.040 D.L, Street oriented entrance and
principal window (requiring a street oriented entrance).
Part of the proposed building does parallel the street. With the site constraints for development
along the river and the meandering nature of the street, Staff feels that the Applicant '.I' request
to vary the orientation of the building is consistent with the variance criteria. However, the
lack of a front door facing the street negatively impacts the character of the neighborhood and
the public realm. Staff feels the design of the entry could be amended to provide the required
front door entry and still be accessible to the garage. Based upon the review criteria, Staff is
recommending that the building orientation variance be approved but not the street oriented
entrance variance.
Special Review approval for a variance from the Accessory Dwelling Unit and Carriage House
Design Standards pursuant to L.U.c. Section 26.520.080 D., Special Review. The Applicant is
requesting a variance from L.U.c. Section 26.520.050 5. (requires an ADU to be detached from
the primary residence). .
One of the primary goals of the ADU/Carriage House program is to provide viable housing
opportunities.for working residents. As stated in the purpose of the program, "detached ADUs
and Carriage Houses are more likely to be occupied by a local working resident. .. With the
location of the doorway of the ADU and its close proximity and attachment to the main
residence, it may be conducive to use the ADU as an extension of the primary residence. Based
upon the variance criteria, Staffis recommending that the Accessory Dwelling Unit not be
allowed to be attached to the primary residence.
Currently, since the garagelADU is physically attached by the canopy to the primary residence it
is considered one building and the minimum setback .for the residential building is twenty:five
(25).feet. The garage component of the building is at the minimum setback. Once the
garagelADU structure is detachedfrom the primary residence it will be considered an accessory
building and will need to comply with the minimum required setbackfor accessory buildings of
thirty (30) feet.
CHANGES FROM THE NOVEMBER 15th STAFF REPORT
The Applicant has submitted a new set of drawings for the Commission's review. Besides
including a Main Level Site Plan (Drawing A 1.4), the one change in the design ofthe residence
is the removal of the walkway pavers that connected the primary residence to the ADU entrance
within the terrace/garden.
In an effort to create additional privacy and separation between the residence and ADU, the
walkway connecting the two dwellings has been removed. Although this helps in creating a sense
of separation between the residence and the ADU, the location of the ADU's doorway and
connection of the ADU to the residence via the canopy is not conducive to creating a separate
viable accessory dwelling.
2
STAFF RECOMMENDATION:
In reviewing the proposal, Staff believes that the request meets the stream margin review
standards that are set forth in Land Use Code Section 26.435.040(C), Stream Margin Review and
the variance review standards that are set forth in Land Use Code Section 26.410.020 D. for the
building orientation variance request StatT recommends the Planning and Zoning Commission
approve this Stream Margin Review application and the variance from Land Use Code Section
26.410.040 A.I., Building orientation, with the conditions proposed in the attached resolution.
RECOMMENDED MOTION:
"I move to approve Resolution No.m Series of2006, approving with conditions, a stream
margin review and a variance request from the Residential Design Standards to construct a
single-family residence located at 575 Sneaky Lane as both requests meet the review standards
of Land Use Code Sections 26.435.040 C., Stream Margin Review Standards and 26.410.020 D.,
Variances. "
,
-,
Resolution No. Q;},
(SERIES OF 2006)
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING A STREAM MARGIN REVIEW AND RESIDENTIAL DESIGN
ST ANDARD VARIANCE TO CONSTRUCT A SINGLE-FAMILY RESIDENCE AND
GARAGE/ADU LOCATED AT 575 SNEAKY LANE, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel No. 2735-122-05-002
WHEREAS, the Community Development Department received an application from
Joe Cosniac, requesting Stream Margin Review approval, Special Review approval, and
Variance approval from certain Residential Design Standards for the construction of a single-
family residence and garage/ADU located at 575 Sneaky Lane; and,
WHEREAS, the Applicant's property is a 33,000 sq. ft. lot located in the R-30 Zone
District with a PUD overlay in an Environmentally Sensitive Area as defined by the Land
Use Code; and,
WHEREAS, the Community Development Department Staff reviewed the
Application for compliance with the Stream Margin Review Standards, Special Review
Standards, and Variance Review Standards; and,
WHEREAS, upon review of the application, site visits, and the applicable Land Use
Code standards, the Community Development Director recommended approval of the Steam
Margin Review and a Variance from a Residential Design Standard - building orientation
(Land Use Code Section 26.410.040 A.l.) finding that the review standards for both requests
have been met; 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; 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 objectives of the Aspen
Area Community Plan; and,
WHEREAS, the Planning and Zoning Commission approves with conditions, the
Stream Margin Review request and noted Variance request to construct a single-family
residence at 575 Sneaky Lane, by a vote of to L - ~, 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.
NOW, THEREFORE BE IT RESOLVED by the Commission:
Page I of 5
,'"'-....
Section 1:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Planning and Zoning Commission hereby approves a Stream Margin Review request as
the request meets the review standards outlined in L.U.C. Section 26.435.040 (C) and a
variance from a Residential Design Standard (L.U.C. Section26.41O.040 A. I., Building
orientation) as the variance request meets the review criteria outlined in L. U. C. Section
26.410.020. D. These approvals, with conditions, will allow the Applicant construct a single-
family residence located at 575 Sneaky Lane.
Section 2:
1. The Applicant shall submit a detailed plan for erosion control. Plans should detail
location of fencing and type of fencing. This fencing, at a minimum, shall consist
of barrier fencing at the top of slope. Beyond this barrier fencing shall be silt
fencing installed to the City of Aspen standards. Additional erosion control
measures may be necessary depending upon the site. Silt fencing shall be
installed along the top of slope. The Applicant shall provide a detailed tree
protection fencing plan at the time of building permit submittal and have the City
of Aspen Parks Department inspect and approve of the erected silt and tree
protection fencing prior to commencing construction.
2. There shall be no excavation, storage of materials, storage of construction
backfill, storage of equipment, foot or vehicle traffic allowed within the drip line
of any tree on the site. Additionally, Due to the location of excavation and work
around the large cottonwoods located in the front of the structure the parks
Department will require specific root protection measures to be used through out
the length of the project. The project representative shall meet with the Parks
Department to work out these details and show these plans in the building plan
set.
3. An approved tree permit is required before approval of the building permit. An
approved tree permit requires a proposed landscape plan identifying trees for
removal and means and schedule for mitigation. Please contact the City Forester
for more information 920-5126.
4. Native Restoration is required below the top of slope. This area has been severely
degraded. In order to protect the riparian corridor and floo!i protection the
applicant is required to replant and seed the entire stream bank with native
vegetation. This restoration component shall be represented on the landscape
plans.
5. A vegetation protection fence shall be erected at the drip line of each individual
tree or groupings of trees remaining on site. When planning for new water line
and sewer taps, plan around all tree drip zones and existing vegetation.
A. A formal plan indicating the location of the tree protection shall be required
in the bldg permit set.
B. There will be no storage of construction materials, backfill, tools or
construction traffic inside of the protective fence.
Page 2 of 5
>""""
C. There shall be no excavation or disturbance of the native area inside of the
protective fence.
D. This fence must be inspected by the city forester or his/her designee (920-
5120) before any construction activities are to commence.
6. Due to the location of excavation and work around the large cottonwoods located
in the front of the structure the parks Department will require specific root
protection measures to be used through out the length of the project. The project
representative shall meet with the Parks Department to work out these details and
show these plans in the building plan set.
7. Parks is requiring a detailed plan outlining access to and from the construction
area. Access plans should detail all vegetation protection measures and
construction staging areas.
8. The proposed excavation of the basement requires a 2: I slope that currently runs
through the middle of the two large cottonwood trees located out front of the
existing entrance. This would require the two large cottonwood trees to be
removed. The current site plans show the trees remaining. If the applicant
proceeds with the basement plan the basement size will need to decrease in width
as well as specialized excavation techniques will have to be used to protect the
integrity of the soils around the roots of the trees.
9. The primary contractor shall submit a letter with the building permit application
stating that they have read and understand the conditions of approval contained
herein.
10. The Applicant shall provide a drainage plan prepared by a licensed engineer prior
to building permit issuance that demonstrates that the property's historic runoff
will not be increased as a result of the addition approved herein.
II. A Park Development Impact Fee may be applicable to the proposed development
as per Section 26.610 of the Land Use Code.
Section 3:
The building permit application shall include the following:
a. A copy of the final P&Z Resolution.
a. The conditions of approval printed on the cover page of the building permit set.
b. A completed tap permit for service with the Aspen Consolidated Sanitation District.
c. A drainage plan, including an erosion control plan, prepared by a Colorado licensed
Civil Engineer, which maintains sediment and debris on-site during and after
construction. If a ground recharge system is required, a soil percolation report will be
Page 3 of5
required to correctly size the facility. A 5-year storm frequency should be used in
designing any drainage improvements.
d. An excavation stabilization plan, construction management plan, and drainage and soils
reports pursuant to the Building Department's requiremenls. The construction
management plan shall include an identification of construction hauling routes for
review and approval by the City Engineer and Streets Department Superintendent. Also
included in the CMP should be the following topic; erosion BMP's, soil stabilization,
drainage impacts, and construction phasing plan.
e. A fugitive dust control plan to be reviewed and approved by the Environmental Health
Department
f. A detailed excavation plan that utilizes vertical soil stabilization techniques for review
and approval by the City Engineer. A detailed demolition plan is required with attention
provided to the debris and storage near the river.
g. The building shall meet the minimum top-of-slope requirement and the forty-five (45)
degree progressive height limit as required by Stream Margin Review standards.
h. The Zoning Officer shall verify compliance with Floor Area Ratio standards.
Section 4:
The Applicant shall install a fire sprinkler system and alarm ~ystem that meets the
requirements of the Fire Marshal if the building is over 5,000 square feet in area.
Section 5:
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25,
and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory
Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department.
Section 6:
The Applicant shall comply with the Aspen Consolidated Sanitation District's rules and
regulations. No clear water connections (roof, foundation, perimeter, patio drains) to ACSD
lines shall be allowed. On-site utility plans require approval by ACSD. Below grade
development may require a pumping system. One tap is allowed for each building. Shared
service line agreements will be required where more than one unit is served by a single service
line. Permanent improvements are prohibited in sewer easements or right of ways.
Landscaping plans will require approval by ACSD where soft and hard landscaping may
impact public ROW or easements to be dedicated to the district Any glycol heating and
snowmelt system must be designed to prohibit any discharge of glycol to any portion of the
public and private sanitary sewer system.
Section 7:
A Colorado licensed engineer shall verify that groundwater will not negatively impact the
proposed construction.
Section 8:
Page 4 of5
All outdoor lighting shall be downcast and meet the requirements of the City of Aspen
Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor Lighting.
Section 9:
This resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 10:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof
Section 11:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Planning and Zoning Commission, are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by an authorized entity.
APPROVED by the Commission at its meeting on January 3, 2006.
APPROVED AS TO FORM:
PLANNING AND ZONING
COMMISSION:
City Attorney
Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
Page 5 of5
~A
555 North Mill Street
Aspen, CO 81611
Phone: 970.920.9428
Fax: 970.920.7822
STUDIO B
architects
Meeting Memo
Project:
Cosniac Residence (575 Sneaky Ln.)
Date:
10-3-05
Attending: Jennifer Phelan/Sarah Oates
Time:
10:30
cc:
Variances
Location: Building department
Building Review Standards In Question:
1. ADU must be detach~d
The reason for attaching the garage, by way of a canopy, to the dwelling is to create
a covered entry to both the dwelling and garage and also to move the set-back form
30' (detached garage) to 2S' (attached garage) allowing for the width of a 2 car
garage and garage doors that don't face the street. In this design the ADU has
access and views from both ground level and from a level 2 deck. At the same time
the design standards encourage an ADU to be attached or above the garages.
2. Building Orientation:
The reason for the current building orientation is to minimize site disturbance by
working around large trees, the stream margin set backs, front and side setbacks,
and keeping the existing driveway, which seems to be needed on the site for garage
access. The solution is a linear house that cradles both the river and the street.
Currently Sneaky Lane is a very different grid then the west end and is much more
loose in its character.
3. Entry Door:
The covered entry door is angled toward the entry drive so as to greet those driving
down the street, entering the site, or coming from the garage/mudroom. At the
same time creating privacy which is of the character of Sneaky Ln. From the street
the entry deck and glass door along with lower windows and lighting in the entry
canopy will be an inviting element to the neighborhood.
,..".,....
STUDIO B ARCHITECTS
SCOPE OF WORK
PLANNER:
PROJECT:
REPRESENT ATlVE:
OWNER:
TYPE OF APPLICATION:
Jennifer Phelan,
Sneaky Lane Stream Margin Review
Joseph Spears (Studio b architects)
Joseph Cosniac
Stream Margin Review
DATE: 8.10.05
DESCRJPTION:
THE SCOPE OF WORK INCLUDES DEMOLITION OF THE EXISTING HOUSE.
NEW CONSTRUCTION IS CONSISTANT WITH THE FAR BELOW. THE
FOUNDATIONS ARE A COMBINATION OF SLAB ON GRADE AND CRAWL
SPACE INCLUDING AN 1168 SQ. FT. BASEMENT. THE CONSTRUCTION WJLL
BE IN TRADITION IN-SITU TECHNIQUES WITH BE A COBINA TION OF
POURED IN PLACE CONCRETE, EXPOSED STEEL, GLASS CURTAIN WALLS
AND ZINC ROOFS.
STREAM MARGIN
REVIEW GUIDELINES:
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area will not increase the base flood elevation on the parcel proposed for
development. This shall be demonstrated by an engineering study prepared by a professional
engineer registered to practice in the State of Colorado which shows that the base flood
elevation will not be raised, including, but not limited to, proposing mitigation techniques on or
off-site which compensate for any base flood elevation increase caused by the development;
and
**The existing development does not conform to the current stream margin guidelines, the
new development is designed within the guidelines and set itself back in response to the river
and the flood plain lines. Also the development is 12' above the average stream level.
2. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Open
SpacefTrails Plan and the Roaring Fork River Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable. Areas of historic public use
or access shall be dedicated via a recorded easement for public use. A fishermanZs
easement granting public fishing access within the high water boundaries of the river course
shall be granted via a recorded "FishermanZs Easement;" and
*'The proposed development is within all easements including all pedestrian easements along
the river; the existing development in set 5' to 6' into the pedestrian river easement.
3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made
outside of a specifically defined building envelope. A building envelope shall be designated by
this review and said envelope shall be designated by this review and said envelope shall be
recorded on a plat pursuant to Section 26.435.040(F)(1); and
"'The proposed design requires very little grading and all roofs on the development are meant
to direct drainage to dry well on the sides and front of the property.
....,
4. The proposed development does not pollute or interfere with the natural changes of the
river, stream or other tributary, including erosion and/or sedimentation during construction.
Increased on-site drainage shall be accommodated within the parcel to prevent entry into the
river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building
envelope; and
"'The site will be maintained by the general contractor to ensure silt and sedimentation
fences are in place within the 15' from the top of slope and that no unnatural substance goes
beyond those boundaries.
5. Written notice is given to the Colorado Water Conservation Board prior to any alteration
or relocation of a water course, and a copy of said notice is submitted to the Federal
Emergency Management Agency; and
"'The development causes no alteration to the water course and meets all required set-
backs.
6. A guarantee is provided in the event a water course is altered or relocated, that applies
to the developer and his heirs, successors and assigns that ensures that the flood carrying
capacity on the parcel is not diminished; and
'''The will be met and acknowledge by all developers involved.
7. Copies are provided of all necessary federal and state permits relating to work within the
1 DO-year flood plain; and
'''Their will be no development or construction within the 100 year flood plain.
8. There is no development other than approved native vegetation planting taking place
below the top of slope or within fifteen (15) feet of the top of slope or the high waterline,
whichever is most restrictive. This is an effort to protect the existing riparian vegetation and
bank stability. New plantings (including trees, shrubs, flowers, and grasses) outside of the
designated building envelope on the river side shall be native riparian vegetation as approved
by the City. A landscape plan will be submitted with all development applications. The top of
slope and 1 DO-year flood plain elevation of the Roaring Fork River shall be determined by the
Stream Margin Map located in the Community Development Department and filed at the City
Engineering Department; and
"'The proposed development is within the 15' top of slope setback and all construction will
not exceed that point The top of slope will be staked by the surveyor.
9. All development outside the fifteen (15) foot setback from the top of slope does not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level
at the top of slope. Height shall be measured and determined by the Community Development
Director using the definition for height set forth at Section 26.04.100 and method of calculating
height set forth at Section 26.575.020 as shown in Figure "A"; and
'*'The second story of the development steps back to comply with the 45 degree angle from
the top of the slope. The top of slope will be staked by the surveyor.
,.,.
10. All exterior lighting is low and downcast with no Iight(s) directed toward the river or
located down the slope and shall be in compliance with Section 26.575.150. A lighting
plan will be submitted with all development applications; and
... All lighting has been conforms to the lighting code and no lights are directe9 past the
horizontal plane. Ext lighting plan is located on AE.1
11. There has been accurate identification of wetlands and riparian zones.
"'There are no wetlands or riparian zones within the development
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COSNIAC RESIDENCE
575 SNEAKY lANE
ASPEN, COLORADO
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MEMORANDUM
TO:
THRU:
FROM:
RE:
Aspen Planni";g.9I Zoning Commission
Joyce Allga~mmunity Development Deputy Director
Jennifer Phelan, Senior Long Range Planner (j(
575 Sneaky Lane - Stream Margin Review, Residential Design Standards
Variances, and a Special Review variance from an Accessory Dwelling Unit
(ADU) design standard -Continued from Public Hearinl! on November 15,
2005
MEETING DATE: December 13,2005
SPECIAL NOTE: Due to a lack of a quorum on November 15'\ the hearing for this
application was continued to December 13th. This staff report includes plan changes that
the applicant has made since the initial staff report of November 15'h. It contains the
following:
. newly submitted plans provided by the Applicant;
. staff critique and comments;
. the application (dated 8/10/05) and a memo (dated 10/3/05) from the
Applicant (they were not included in your staff report of November 15,
2005); and
. Staff recommendation & motion.
**Commissioners should bring the staff report and attachments from the November 15,
2005 hearing. We will have extra copies at the hearing. **
SUMMARY:
As noted in the staff report of 11/15/05, the Applicant is requesting a Stream Margin Review
Approval, Variances from certain Residential Design Standards, and Special Review from an
Accessory Dwelling Unit (ADU) design standard in order to demolish the existing single-family
residence and detached garage/ADU at 575 Sneaky Lane and replace it with a new single-family
residence and garage/ADU.
STAFF ANALYSIS
The following requests are reviewed in greater detail within the November 15,2005 staff report.
Stream Margin Review approval for development within 100 feet of the mean high water line
of the Roaring Fork River or its tributaries (Castle Creek) pursuant to Land Use Code
(L.U.c.) Section 26.435, Development in Environmentally Sensitive Areas. Any development
is required to be a minimum of fifteen (15) feet from the top-of-slope and comply with a
progressive forty-five (45) degree height limit from the top-of-slope.
As suhmitted, the Applicant '.I' proposal meets the minimum top-ol-slope setback and progressive
fi)rty~five degree height limit. Within the resolution approving this application, Stai/is including
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language requiring that the Applicant '.I' design and building permit application comply with the
minimum setback/rom the top-o[-slope and the progressive forty-five degree height limit prior to
the issuance ofa huilding permit.
Variance approval from the Residential Design Standards pursuant to L. U. C. Section
26,410.020 D., Variances. The applicant is requesting variances from L.U.c. Section
26,410.040 A.l., Building orientation (requiring the front fa<;ade of all principal structures to
be parallel to the street) and L.U.c. Section 26,410.040 D.l., Street oriented entrance and
principal window (requiring a street oriented entrance).
Part of the proposed building does parallel the street. With the site constraints for development
along the river and the meandering nature of the street, Staff feels that the Applicant's request
to vary the orientation of the building is consistent with the variance criteria. However, the
lack of a front door facing the street negatively impacts the character of the neighborhood and
the public realm. Staff feels the design of the entry could be amended to provide the required
front door entry and still be accessible to the garage. Based upon the review criteria, Staff is
recommending that the building orientation variance be approved but not the street oriented
entrance variance.
Special Review approval for a variance from the Accessory Dwelling Unit and Carriage House
Design Standards pursuant to L.U.c. Section 26.520.080 D., Special Review. The Applicant is
requesting a variance from L.U.c. Section 26.520.050 5. (requires an ADU to be detached from
the primary residence).
One o/the primary goals of the ADU/Carriage House program is to provide viable housing
opportunitiesfhr working residents. As stated in the purpose of the program, "detached ADUs
and Carriage Houses are more likely to be occupied by a local working resident. " With the
location of the doorway of the ADU and its close proximity and attachment to the main
residence, it may he conducive to use the ADU as an extension of the primary residence. Based
upon the variance criteria, Staff is recommending that the Accessory Dwelling Unit not be
allowed to he attached to the primary residence.
Currently, since the garage/ADU is physically attached by the canopy to the primary residence it
is considered one huilding and the minimum setback for the residential building is twenty~fzve
(25) feet. The garage component of the huilding is at the minimum setback. Once the
garage/ ADU structure is detachedfrom the primary residence it will be considered an accessory
Imilding and will need to comply with the minimum required setback for accessory buildings of
thirty (30}feet.
CHANGES FROM THE PREVIOUS STAFF REPORT
The Applicant has submitted a new set of drawings for the Commission's review. Besides
including a Main Level Site Plan (Drawing Al.4), the one chaI).ge in the design of the residence
is the removal of the walkway pavers that connected the primary residence to the ADU entrance
within the terrace/garden.
2
In an effort to create additional privacy and separation between the residence and ADU, the
walkway connecting the two dwellings has been removed Although this helps in creating a sense
o[separation between the residence and the ADU, the location o[the ADU's doorway and
connection o[the ADU to the residence via the canopy is not conducive to creating a separate
viable accessory dwelling.
STAFF RECOMMENDATION:
In reviewing the proposal, Staff believes that the request meets the stream margin review
standards that are set forth in Land Use Code Section 26.435.040(C), Stream Margin Review and
the variance review standards that are set forth in Land Use Code Section 26.410.020 D. for the
building orientation variance request Staff recommends the Planning and Zoning Commission
approve this Stream Margin Review application and the variance from Land Use Code Section
26.410.040 A.I., Building orientation, with the conditions proposed in the attached resolution.
RECOMMENDED MOTION:
"I move to approve Resolution No.~, Series of2005, approving with conditions, a stream
margin review and a variance request from the Residential Design Standards to construct a
single-family residence located at 575 Sneaky Lane as both requests meet the review standards
of Land Use Code Sections 26.435.040 C., Stream Margin Review Standards and 26.410.020 D.,
Variances. "
ATTACHMENTS
Exhibit A - Applicant's Memo and Application
Exhibit B - Amended Drawings
,
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Resolution No. ~
(SERIES OF 2005)
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING A STREAM MARGIN REVIEW AND RESIDENTIAL DESIGN
STANDARD VARIANCE TO CONSTRUCT A SINGLE-FAMILY RESIDENCE AND
GARAGE/ADU LOCATED AT 575 SNEAKY LANE, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel No. 2735-122-05-002
WHEREAS, the Community Development Department received an application from
Joe Cosniac, requesting Stream Margin Review approval, Special Review approval, and
Variance approval from certain Residential Design Standards for the construction of a single-
family residence and garage/ADU located at 575 Sneaky Lane; and,
WHEREAS, the Applicant's property is a 33,000 sq. ft. lot located in the R-30 Zone
District with a PUD overlay in an Environmentally Sensitive Area as defined by the Land
Use Code; and,
WHEREAS, the Community Development Department Staff reviewed the
Application for compliance with the Stream Margin Review Standards, Special Review
Standards, and Variance Review Standards; and,
WHEREAS, upon review of the application, site visits, and the applicable Land Use
Code standards, the Community Development Director recommended approval of the Steam
Margin Review and a Variance from a Residential Design Standard - building orientation
(Land Use Code Section 26.410.040 A.I.) finding that the review standards for both requests
have been met; 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; 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 objectives of the Aspen
Area Community Plan; and,
WHEREAS, the Planning and Zoning Commission approves with conditions, the
Stream Margin Review request and noted Variance request to construct a single-family
residence at 575 Sneaky Lane, by a vote of to L - ~, 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.
NOW, THEREFORE BE IT RESOLVED by the Commission:
Page I of 5
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Section 1:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Planning and Zoning Commission hereby approves a Stream Margin Review request as
the request meets the review standards outlined in L.U.c. Section 26.435.040 (C) and a
variance from a Residential Design Standard (L.U.c. Section26.41O.040 A. I., Building
orientation) as the variance request meets the review criteria outlined in L.U.c. Section
26.410.020. D. These approvals, with conditions, will allow the Applicant construct a single-
family residence located at 575 Sneaky Lane.
Section 2:
1. The Applicant shall submit a detailed plan for erosion control. Plans should detail
location of fencing and type of fencing. This fencing, at a minimum, shall consist
of barrier fencing at the top of slope. Beyond this barrier fencing shall be silt
fencing installed to the City of Aspen standards. Additional erosion control
measures may be necessary depending upon the site. Silt fencing shall be
installed along the top of slope. The Applicant shall provide a detailed tree
protection fencing plan at the time of building permit submittal and have the City
of Aspen Parks Department inspect and approve of the erected silt and tree
protection fencing prior to commencing construction.
2. There shall be no excavation, storage of materials, storage of construction
backfill, storage of equipment, foot or vehicle traffic allowed within the drip line
of any tree on the site. Additionally, Due to the location of excavation and work
around the large cottonwoods located in the front of the structure the parks
Department will require specific root protection measures to be used through out
the length of the project. The project representative shall meet with the Parks
Department to work out these details and show these plans in the building plan
set.
3. An approved tree permit is required before approval of the building permit. An
approved tree permit requires a proposed landscape plan identifying trees for
removal and means and schedule for mitigation. Please contact the City Forester
for more information 920-5126.
4. Native Restoration is required below the top of slope. This area has been severely
degraded. In order to protect the riparian corridor and flood protection the
applicant is required to replant and seed the entire stream bank with native
vegetation. This restoration component shall be represented on the landscape
plans.
5. A vegetation protection fence shall be erected at the drip line of each individual
tree or groupings of trees remaining on site. When planning for new water line
and sewer taps, plan around all tree drip zones and existing vegetation.
A. A formal plan indicating the location of the tree protection shall be required
in the bldg permit set.
B. There will be no storage of construction materials, backfill, tools or
construction traffic inside of the protective fence.
Page 2 of5
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C. There shall be no excavation or disturbance of the native area inside of the
protective fence.
D. This fence must be inspected by the city forester or his/her designee (920-
5120) before any construction activities are to commence.
6. Due to the location of excavation and work around the large cottonwoods located
in the front of the structure the parks Department will require specific root
protection measures to be used through out the length of the project. The project
representative shall meet with the Parks Department to work out these details and
show these plans in the building plan set.
7. Parks is requiring a detailed plan outlining access to and from the construction
area. Access plans should detail all vegetation protection measures and
construction staging areas.
8. The proposed excavation of the basement requires a 2:1 slope that currently runs
through the middle of the two large cottonwood trees located out front of the
existing entrance. This would require the two large cottonwood trees to be
removed. The current site plans show the trees remaining. If the applicant
proceeds with the basement plan the basement size will need to decrease in width
as well as specialized excavation techniques will have to be used to protect the
integrity of the soils around the roots of the trees.
9. The primary contractor shall submit a letter with the building permit application
stating that they have read and understand the conditions of approval contained
herein.
10. The Applicant shall provide a drainage plan prepared by a licensed engineer prior
to building permit issuance that demonstrates that the property's historic runoff
will not be increased as a result of the addition approved herein.
II. A Park Development Impact Fee may be applicable to the proposed development
as per Section 26.610 of the Land Use Code.
Section 3:
The building permit application shall include the following:
a. A copy of the final P&Z Resolution.
a. The conditions of approval printed on the cover page of the building permit set.
b. A completed tap permit for service with the Aspen Consolidated Sanitation District.
c. A drainage plan, including an erosion control plan, prepared by a Colorado licensed
Civil Engineer, which maintains sediment and debris on-site during and after
construction. If a ground recharge system is required, a soil percolation rcport will bc
Page 3 of 5
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required to correctly size the facility. A 5-year storm frequency should be used 111
designing any drainage improvements.
d. An excavation stabilization plan, construction management plan, and drainage and soils
reports pursuant to the Building Department's requirements. The construction
management plan shall include an identification of construction hauling routes for
review and approval by the City Engineer and Streets Department Superintendent Also
included in the CMP should be the following topic; erosion BMP's, soil stabilization,
drainage impacts, and construction phasing plan.
e. A fugitive dust control plan to be reviewed and approved by the Environmental Health
Department.
f. A detailed excavation plan that utilizes vertical soil stabilization techniques for review
and approval by the City Engineer. A detailed demolition plan is required with attention
provided to the debris and storage near the river.
g. The building shall meet the minimum top-ot:slope requirement and the forty-five (45)
degree progressive height limit as required by Stream Margin Review standards.
h. The Zoning Officer shall verify compliance with Floor Area Ratio standards.
Section 4:
The Applicant shall install a fire sprinkler system and alarm system that meets the
requirements of the Fire Marshal if the building is over 5,000 square feet in area.
Section 5:
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25,
and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory
Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department.
Section 6:
The Applicant shall comply with the Aspen Consolidated Sanitation District's rules and
regulations. No clear water connections (roof, foundation, perimeter, patio drains) to ACSD
lines shall be allowed. On-site utility plans require approval by ACSD. Below grade
development may require a pumping system. One tap is allowed for each building. Shared
service line agreements will be required where more than one unit is served by a single service
line. Permanent improvements are prohibited in sewer easements or right of ways.
Landscaping plans will require approval by ACSD where soft and hard landscaping may
impact public ROW or easements to be dedicated to the district Any glycol heating and
snowmelt system must be designed to prohibit any discharge of glycol to any portion of the
public and private sanitary sewer system.
Section 7:
A Colorado licensed engineer shall verify that groundwater will not negatively impact the
proposed construction.
Section 8:
Page 4 of5
,
All outdoor lighting shall be downcast and meet the requirements of the City of Aspen
Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor Lighting
Section 9:
This resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 10:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
Section 11:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Planning and Zoning Commission, are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by an authorized entity.
APPROVED by the Commission at its meeting on December 13,2005.
APPROVED AS TO FORM:
PLANNING AND ZONING
COMMISSION:
City Attorney
Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
Page 5 of 5
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ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
6
~Aspen, co
SCHEDULED PUBLIC HEARING DATE:
,200_
STATE OF COLORADO )
) ss.
County of Pitkin )
I, .~ I.AA ~. <:::; 1___ i ( 1./1 J J (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
~ Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained froIJ;!'the
- Community Development Department, which was made of suitable, .
waterproof n1~terials, which was not less than twenty-two (22) inches ~~de
and twenty-six' (26) inches high, and which was composed of letters not
less than oneirtch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the _ day of
, 200_, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached hereto.
_ Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,.
school, service district or other governmental or quasi-governmental agency that
owns property within three hundred (300) feet of the property subject t~ the
development application. The names and addresses of property ownerstshall be
those on the current tax records of Pitkin County as they appeared no ntre than
sixty (60) days prior to the date of the public hearing. A copy of the owhers and
governmental agencies so noticed is attached hereto.
(continued on next page)
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as pm1 of a general revision
of this Title, or whenever the text ofthis Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
~~I\ ,~~iv.ell
~ature
S!:
The foregoing "Affidavit of Notice" was acknowledged tfore Wr this 3.1 day
of Oa ,200~, by -S~ 1~
WITNESS MY HAND AND OFFICIAL SEAL
RE S75 SN PUR/I( !\f(lTIn
REVIEW AN~~~%~P~ REAM MARGIN
NOl JeE IS m y LANa USE REQUESTS
h\:'arfng '.I'll! be held GIVE'\! that a pubh,
2005, at a meetfng to b Tuesday November 15
Aspen PlannJng and Z Jnat1 jf)pm belorethe
CUy Room City Hall j ~~I~~ c,COIllJnlsslon SIsters
consIder an applll:atron s Jalena Sf Aspen to
(OSllIac 575 Sneaky lane A~bml!!e<l by Joseph
18 the owner of the sube pen (081612 who
(In! l"prOpOslngtod Jet pro/Jerty fhe appl.
family residence demOliSh IheexlsllngsmgJe.
plaCe them With an detached gara,,!' and re-
and garage In da new smgJe-I;unJly res!(ierwe
d or er to deveJop II
eS(rlbedjlrev!O[lsl III le prOperty as
thefoHo,,",1I1gdeve! Y e appJrcant lS requestlllg
gill reVIew for dev~~;:::]:t apprOval stream mM
leet [rom thehlgh Water I~t wllhm on, hUndred
River and Jts tllllulary str~~ o[ the Roanng FOlk
'~rtalJl resldentJal desIgn sta~ms vanances Irom
reVlewloravanancefromlhe;[iirds and S[leCla!
UnltdesJgnstandards The nessor} dweIJmg
sUllkxJ "'i lot J TagenSu:ropertYISJegaIJYde-
conmlOnly knOwn 57" dlVJSlOn and IS more iJGRAPH OF THE POSTED NOTICE (SIGN)
loJorado8161L as a Sneaky Lane Aspen.
For [urther inlormation co
at IheCitvo1AspenC . Macl .Jennifer Phelan
[J.~n.'~enl: 13U S. GaJ~~am~J;lity [)evel(>~ment De-
4292'5.9,jennj[eJ>@Ci.asJ>en,,,~u:'...en, lO. (970)
,- s/S.Ja",ninl'lVgr C
''''pen PlalJllin!-land "'I , . '....halr
PUblishediu the Asp 'r' PlJingCOmnllsslon
,lO.2005(3184) en ml('S eekJYonOC!olJer
My commission expires: Cf 63/0 -1- .
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Notary Public
ATTACHMENTS:
COPY OF THE PUBLICATION
Rs AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
~
Page I of 1
,
Jennifer Phelan
Jennifer Phelan
Friday, November 11,20052:25 PM
'Brandon Marion'; 'Brian Speck'; 'Dylan Johns'; 'Jasmine Tygre'; 'John Rowland'; 'Ruth Kruger';
'Steve Skadron'
Cc: Jackie Lothian; Joyce Allgaier
Subject: FW: Addiotionallnformation for Sneaky Lane Stream Margin Review & associates Land Use
Requests
Attachments: Variances. doc
From:
Sent:
To:
Dear P&Z Members:
In putting the staff report for the Sneaky Lane Stream Margin Review and associated land use requests together
for Tuesday's meeting, I omitted two parts the Applicant's submittal. Attached are comments outlining the
Applicant's basis for requesting the two variance requests from the Residential Design Standards and the special
review request for a variance from the Accessory Dwelling Unit/Carriage House Design Standards.
I will provide a copy of the Applicant's responses to the Stream Margin Review standards and the attachment
included in this email in your boxes.
Sorry for the inconvenience - JP
Jennifer Phelan, Senior Long Range Planner
Community Development Department
City of Aspen
130 S. Galena Street
Aspen, CO 81611
PH: 970,429.2759
FAX 970.920.5439
www.aspenpitkin.com
From: Joseph Spears [mailto:joseph@studiobarchitects.net]
Sent: Tuesday, October 25,20053:10 PM
To: Jennifer Phelan
Subject:
Jennifer,
Here is an updated statement for variances.
Joseph 1. Spears
b
T 970.920.9428
F 970.920.7822
WWW.STUDIOBARCHITECTS.NET
11111/2005
. -
-
555 North Mill Street
Aspen, CO 81611
Phone: 970.920.9428
Fax: 970.920.7822
STUDIO B
architects
Meeting Memo
Project:
Cosniac Residence (575 Sneaky Ln.)
Date:
10-3-05
Attending: Jennifer Phelan/Sarah Oates
Time:
10:30
cc:
Variances
Location: Building department
Building Review Standards In Question:
1. ADU must be detached
The reason for attaching the garage, by way of a canopy, to the dwelling is to create
a covered entry to both the dwelling and garage and also to move the set-back form
30' (detached garage) to 2S' (attached garage) allowing for the width of a 2 car
garage and garage doors that don't face the street. In this design the ADU has
access and views from both ground level and from a level 2 deck. At the same time
the design standards encourage an ADU to be attached or above the garages.
2. Building Orientation:
The reason for the current building orientation is to minimize site disturbance by
working around large trees, the stream margin set backs, front and side setbacks,
and keeping the existing driveway, which seems to be needed on the site for garage
access. The solution is a linear house that cradles both the river and the street.
Currently Sneaky Lane is a very different grid then the west end and is much more
loose in its character.
3. Entry Door:
The covered entry door is angled toward the entry drive so as to greet those driving
down the street, entering the site, or coming from the garage/mudroom. At the
same time creating privacy which is of the character of Sneaky Ln. From the street
the entry deck and glass door along with lower windows and lighting in the entry
canopy will be an inviting element to the neighborhood.
"..- ,
.....',
STUDIO B ARCHITECTS
SCOPE OF WORK
PLANNER:
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
Jennifer Phelan,
Sneaky Lane Stream Margin Review
Joseph Spears (Studio b architects)
Joseph Cosniac
Stream Margin Review
DATE: 8.10.05
DESCRIPTION:
THE SCOPE OF WORK INCLUDES DEMOLITION OF THE EXISTING HOUSE.
NEW CONSTRUCTION IS CONSISTANT WITH THE FAR BELOW. THE
FOUNDA nONS ARE A COMBINATION OF SLAB ON GRADE AND CRAWL
SPACE INCLUDING AN 1I68 SQ. Fr. BASEMENT. THE CONSTRUCTION WILL
BE IN TRADITION IN-SITU TECHNIQUES WITH BE A COBINATION OF
POURED IN PLACE CONCRETE, EXPOSED STEEL, GLASS CURTAIN WALLS
AND ZINC ROOFS.
STREAM MARGIN
REVIEW GUIDELINES:
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area will not increase the base flood elevation on the parcel proposed for
development. This shall be demonstrated by an engineering study prepared by a professional
engineer registered to practice in the State of Colorado which shows that the base flood
elevation will not be raised, including, but not limited to, proposing mitigation techniques on or
off-site which compensate for any base flood elevation increase caused by the development;
and
**The existing development does not conform to the current stream margin guidelines, the
new development is designed within the guidelines and set itself back in response to the river
and the flood plain lines. Also the development is 12' above the average stream level.
2. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Open
SpacefTrails Plan and the Roaring Fork River Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable. Areas of historic public use
or access shall be dedicated via a recorded easement for public use. A fishermanZs
easement granting public fishing access within the high water boundaries of the river course
shall be granted via a recorded "FishermanZs Easement;" and
**The proposed development is within all easements including all pedestrian easements along
the river; the existing development in set 5' to 6' into the pedestrian river easement.
3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made
outside of a specifically defined building envelope. A building envelope shall be designated by
this review and said envelope shall be designated by this review and said envelope shall be
recorded on a plat pursuant to Section 26.435.040(F)(1); and
***The proposed design requires very little grading and all roofs on the development are meant
to direct drainage to dry well on the sides and front of the property.
--..
-
"
'-'
4. The proposed development does not pollute or interfere with the natural changes of the
river, stream or other tributary, including erosion and/or sedimentation during construction.
Increased on-site drainage shall be accommodated within the parcel to prevent entry into the
river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building
envelope; and
"'The site will be maintained by the general contractor to ensure silt and sedimentation
fences are in place within the 15' from the top of slope and that no unnatural substance goes
beyond those boundaries.
5. Written notice is given to the Colorado Water Conservation Board prior to any alteration
or relocation of a water course, and a copy of said notice is submitted to the Federal
Emergency Management Agency; and
"'The development causes no alteration to the water course and meets all required set-
backs.
6. A guarantee is provided in the event a water course is altered or relocated, that applies
to the developer and his heirs, successors and assigns that ensures that the flood carrying
capacity on the parcel is not diminished; and
"'The will be met and acknowledge by all developers involved.
7. Copies are provided of all necessary federal and state permits relating to work within the
1 DO-year flood plain; and
'''Their will be no development or construction within the 100 year flood plain.
8. There is no development other than approved native vegetation planting taking place
below the top of slope or within fifteen (15) feet of the top of slope or the high waterline,
whichever is most restrictive. This is an effort to protect the existing riparian vegetation and
bank stability. New plantings (including trees, shrubs, flowers, and grasses) outside of the
designated building envelope on the river side shall be native riparian vegetation as approved
by the City. A landscape plan will be submitted with all development applications. The top of
slope and 1 DO-year flood plain elevation of the Roaring Fork River shall be determined by the
Stream Margin Map located in the Community Development Department and filed at the City
Engineering Department; and
***The proposed development is within the 15' top of slope setback and all construction will
not exceed that point. The top of slope will be staked by the surveyor.
9. All development outside the fifteen (15) foot setback from the top of slope does not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level
at the top of slope. Height shall be measured and determined by the Community Development
Director using the definition for height set forth at Section 26.04.100 and method of calculating
height set forth at Section 26.575.020 as shown in Figure "A"; and
***The second story of the development steps back to comply with the 45 degree angle from
the top of the slope. The top of slope will be staked by the surveyor.
~
.......
--
-
10. All exterior lighting is low and downcast with no light(s) directed toward the river or
located down the slope and shall be in compliance with Section 26.575.150. A lighting
plan will be submitted with all development applications; and
***Alllighting has been conforms to the lighting code and no lights are directed past the
horizontal plane. Ext lighting plan is located on AE.1
11. There has been accurate identification of wetlands and riparian zones.
***There are no wetlands or riparian zones within the development
...."."
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MEMORANDUM
To:
Aspen Planning and Zoning Commission
Joyce All~1:ommunity Development Deputy Director
Jennifer Phelan, Senior Long Range Planner~
575 Sneaky Lane - Stream Margin Review, Residential Design Standards
Variances, and a Special Review variance from an Accessory Dwelling Unit
(ADU) design standard - Public Hearine
THRU:
FROM:
RE:
DATE:
November 15,2005
Zonine: R-30/PUD (Low-Density Residential with a
PUD overlay)
Applicant: Joe Cosniac
Representative: Joseph Spears, Studio B Architects
Lot Size: 33,000 Square Feet
Land Use: Single-Family Residence
Request Summarv: The Applicant is requesting a
Stream Margin Review Approval, Variances from
certain Residential Design Standards, and Special 575 Sneaky Lane, Front Facade
Review from an Accessory Dwelling Unit (ADU)
design standard in order to demolish the existing single-
family residence and detached garage/ADU at 575
Sneaky Lane and replace it with a new single-family
residence and garage/ADU.
Staff Recommendation: Approval with conditions of
the Stream Margin Review and a variance from the
Residential Design Standard with regard to building
orientation.
LANP USE REOUESTS:
The Applicant is proposing to demolish the existing residential structures located at 575
Sneaky Lane and is requesting the following land use approvals to redevelop the site
with a single-family residence and attached garage/ADU:
. Stream Margin Review approval for development within 100 feet of the mean high
water line of the, Roaring Fork River or its tributaries (Castle Creek) pursuant to
Land Use Code (L.U.c.) Section 26.435, Development in Environmentally
Sensitive Areas.
. Variance approval from the Residential Design Standards pursuant to L.U.c.
Section 26.410.020 D., Variances. The applicant is requesting variances from
L.U.c. Section 26.410.040 A.1., Building orientation (requiring the front tiu;ade of
all principal structures to be parallel to the street) and L.U.c. Section 26.410.040
D.1., Street oriented entrance and principal window (requiring a street oriented
entrance) .
. Special Review approval for a variance from the Accessory Dwelling Unit and
Carriage House Design Standards pursuant to L.U.C. Section 26.520.080 D., Special
Review. The Applicant is requesting a variance from L.U.c. Section 26.520.050 5.
(requires an ADU to be detached from the primary residence).
REVIEW PROCEDURE:
A development application for stream margin review, variance from the Residential Design
Standards, and special review shall be approved, approved with conditions, or denied after
review and consideration during a duly noticed public hearing by the Planning and Zoning
Commission under L.U.C. Sections: 26.435.040, Stream Margin Review; 26.410.020
D.,Variances; and 26.520.080 D., Special Review.
PROJECT SUMMARY:
The Applicant has requested approval to demolish the existing single-family residence and
detached garage/AD U located at 575 Sneaky Lane. Specifically, the Applicant would like
to demolish the existing buildings (a single family residence with a detached garage/ ADU
of approximately 4,550 s.n and replace them with a new single-family residence and
attached garage/ADU. The entire building will have a Floor Area Ratio (F.A.R) of 5,402
s.L The primary residence will contain three (3) bedrooms while the ADU will contain two
(2) bedrooms. The following chart compares the proposed development dimensions with
the dimensional requirements of the R-30 Zone District:
Dimensional Requirement Proposed UnderlyingiLow-Density Residential
Dimensional (R-30)Zolle District Requirements
Requirements
Minimum Lot Size 33,000 SF 30,000 SF
Minimum Lot Width 194.76 Feet 100 Feet
Minimum Lot Area/Dwelling 33,000 Feet 30,000 SF
Minimum Front Yard Setback 25 Feet 25 Feet - Residential Dwellings
Minimum Side Yard Setback 10 Feet 10 Feet
Minimum Rear Yard Setback 15' from top-of- 15 Feet - Residential Dwellings
slope
Maximum Height 25 Feet 25 Feet
Floor Area Ratio (FAR) 5,402 SF 5,508 SF
Minimum Off-Street Parking 3 Spaces (2 for Two spaces per unit (single-family) plus
Single-family one per unit (ADU) or 3
residence and I for
ADU)
2
~_.-.~
STAFF ANALYSIS:
A. Stream Margin Review:
Staff believes that the proposed new residence will not have a significant negative impact on
the native riparian area for which the Stream Margin Review was established to protect since
the Parks Department has noted that the area has been severely degraded. The Castle Creek
stream bank will be required to be restored with native vegetation.
As part of Stream Margin Review, all development is required to be located no closer than
fifteen (15) feet from the top-of-slope. Castle Creek's top-of-slope was surveyed by River
City Surveys, LLC, as part of the topographic survey that they created in 2005. The
Applicant's surveyor identified where he believes the river's top-of-slope to be located. After
conducting a site visit, Staff (including the City Engineer) agrees with the placement of the
top-of-slope as was identified by the Applicant's surveyor. The residence is located either at
the required fifteen (15) foot setback from the top-of-slope boundary or a further distance
from the boundary.
Required
15'
setback
from Top
of Slope
Top of
Slope
/1. ,..1<
Required Setback and Top-of-Slope Boundaries
An additional requirement of Stream Margin Review is that no building breach the
progressive forty-five (45) degree height limit from the top-of-slope as required by Land Use
Code Section 26.435.050 (C). This requirement is illustrated in the figure below. The
proposed residence as designed will meet the standard as shown on the Applicant's south
elevations (site sections page AI.4) and included as part of the exhibits.
3
Top of
Slope
'~
"
Figure "AIf
As part of the approval and within the resolution, Staff is recommending that both the
Applicant '.I' design and building permit application comply with the minimum setback/rom
top-at-slope and the progressive forty-five degree height limit prior to the issuance of a
building permit.
B. RESIDENTIAL DESIGN STANDARD VARIANCES:
All new structures in the City of Aspen are required to meet the residential design
standards or obtain a variance from the standards pursuant to Land Use Code Section
26.410, Residential Design Standards. The proposal has been designed to meet the
majority of the design standards. The two (2) design standards that are not met by the
proposal are 1.) Building orientation (requiring the front fal;ade of all principal structures to
be parallel to the street) and 2.) Street oriented entrance and principal window (requiring a
street oriented entrance).
The Building Orientation standard requires that the front fal;ade of the principal structure
be parallel to the street. On curvilinear streets, the front fal;ade shall be parallel to the
tangent of the midpoint of the arc of the street. Part,
but not all, of the building does parallel the street.
I
The entry door is required to be located so that it faces I
the street and is within a covered entry porch. Although i
covered, the doorway does not face the street but faces j
the garage.
I
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Yes. ~
y~~~
Part of the proposed building does parallel the street.
With the site constraints for development along the river
and the meandering nature of the street, Staff feels that the Applicant's request to vary the
orientation of the building is consistent with the variance criteria. However, the lack of a
front door facing the street negatively impacts the character of the neighborhood and the
public realm. Staff feels the design of the entry could be amended to provide the required
front door entry and still be accessible to the garage. Based upon the review criteria, Staff
is recommending that the building orientation variance be approved but not the street
oriented entrance variance.
-----'~
4
C. Special Review for a Variance from the Accessory Dwelling Unit Design Standards:
ADU design standards require that the ADU be detached from the primary residence. With
the canopy connecting the garage/ADU to the main residence, the design standard is not met.
One of the primary goals of the ADU/Carriage House program is to provide viable housing
opportunitiesfiJr working residents. As stated in the purpose of the program, "detached
ADUs and Carriage Houses are more likely to be occupied by a local working resident ".
With the location of the doorway of the ADU and its close proximity and attachment to the
main residence, it may be conducive to use the ADU as an extension of the primary
residence. Based upon the variance criteria, Staff is recommending that the Accessory
Dwelling Unit not be allowed to be attached to the primary residence.
D. TREE REMOVAL AND CONSTRUCTION TECHNIQUES:
The Parks Department has reviewed the development proposal and is reqmnng tree
protection for trees proposed to remain on site and mitigation for any trees that are removed.
Additionally, the Applicant must obtain a tree removal permit from City of Aspen Parks
Department prior to removing the trees. The Parks Department is also requiring native
restoration below the top-of-slope and erosion control.
Staff' has proposed a condition of approval that would require the Applicant to provide silt
fencing and construction fencing on site as well as native restoration within the resolution.
E. PARK DEVELOPMENT IMPACT FEE:
The Applicant is required to pay a Park Development Impact Fee for additional bedrooms
added to the site pursuant to Land Use Code Section 26.610, Park Development Impact Fee.
Staff has included a condition of approval in the proposed resolution requiring that a Park
Development Impact Fee, ifapplicable, be paid prior to building permit issuance.
STAFF RECOMMENDATION:
In reviewing the proposal, Staff believes that the request meets the stream margin review
standards that are set forth in Land Use Code Section 26.435.040(C), Stream Margin Review
and the variance review standards that are set forth in Land Use Code Section 26.410.020 D.
for the building orientation variance request. Staff recommends the Planning and Zoning
Commission approve this Stream Margin Review application and the variance from Land
Use Code Section 26,4 10.040 A.!., Building orientation, with the conditions proposed in the
attached resolution.
RECOMMENDED MOTION:
"I move to approve Resolution No. ~5, Series of2005, approving with conditions, a stream
margin review and a variance request from the Residential Design Standards to construct a
single-family residence located at 575 Sneaky Lane as both requests meet the review
standards of Land Use Code Sections 26.435.040 c., Stream Margin Review Standards and
26.410.020 D., Variances".
A TT ACHMENTS
Exhibit A -- Review Criteria & Staff Findings
Exhibit B -- Referral Comments
Exhibit C -- Application
5
EXHIBIT A
REVIEW CRITERIA & STAFF FINDINGS
A. STREAM MARGIN REVIEW STANDARDS
The proposed development is located within an environmentally sensitive area described as a
Stream Margin and is subject to Stream Margin Review Standards. No development shall be
permitted within the Stream Margin unless the Planning and Zoning Commission makes a
determination that the proposed development complies with all requirements set forth below:
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area, will not increase the base flood elevation on the parcel proposed for
development. This shall be demonstrated by an engineering study prepared by a
professional engineer registered to practice in the State of Colorado which shows that
the base flood elevation will not be raised, inclnding, but not limited to, proposing
mitigation techniques on or off-site which compensate for any base flood elevation
increase caused by the development.
Staff Findilll~
Staff finds that the proposed development will not increase the base flood elevation in that it is
proposed in a location outside the 100 year floodplain. Staff finds this standard to be met and
recommends requiring an engineering study be submitted with the building permit application.
2. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Open
Space/Trails Plan and the Roaring Fork River Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable. Areas of historic
public use or access shall be dedicated via a recorded easement for public use. A
fisherman's easement granting public fishing access within the high water boundaries
of the river course shall be granted to the greatest extent possible via a recorded
"Fisherman's Easement."
Staff Findinl!:
Staff finds that this proposal will not be in conflict with the AACP or the Roaring Fork
Greenway Plan because the entire scope of work is to be confined outside of the native riparian
area as defined by the fifteen (15) foot setback from the river's top-of-slope. There is no
development proposed that would negatively affect the riparian area that the Stream Margin
Review is intended to regulate. Also, there is an existing fisherman's easement associated with
the property. Staff finds this standard to be met
3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made
outside of a specifically defined building envelope. A building envelope shall be
designated by this review and said envelope shall be recorded on a plat pursuant to
Section 26.435.040(F)(1).
Staff Findinl!:
To Staffs knowledge, the subject property does not contain a previously established building
envelope. Staff finds this review standard not to be applicable to the proposed application.
II
4. The proposed development does not pollute or interfere with the natural changes of
the river, stream or other tributary, including erosion and/or sedimentation during
construction. Increased on-site drainage shall be accommodated within the parcel to
prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained
outside of the designated building envelope.
Staff Findinl!
The proposal does not interfere with or pollute Castle Creek and Staff has proposed
conditions of approval that require the Applicant to place silt fencing above the river's top-
of~slope to prevent sediment from migrating to the river and the 100 year floodplain.
Additionally, the proposal will not affect the on-site drainage of the property because the
construction is located outside the 100 year floodplain and the Applicant must provide a
drainage plan as part of the building permit submittal that indicates that on-site drainage will
not exceed historic rates and shall meet the City's design standards. Staff finds this standard
to be met
5. Written notice is given to the Colorado Water Conservation Board prior to any
alteration or relocation of a watercourse, and a copy of said notice is submitted to
the Federal Emergency Management Agency.
Staff Findinl!
The Applicant is not proposing to alter the watercourse in any way. Staff finds this standard
to be met.
6. A guarantee is provided in the event a watercourse is altered or relocated, that
applies to the developer and his heirs, successors and assigns that ensures that the
flood carrying capacity on the parcel is not diminished.
Staff Findinl!
The Applicant is not proposing to alter the watercourse in any way. Staff finds this standard
to be met.
7. Copies are provided of all necessary federal and state permits relating to work
within the one-hundred-year floodplain.
Staff Findinl!
There is no proposed development within the one-hundred year floodplain. Staff finds this
standard to be met.
8. There is no development other than approved native vegetation planting within
fifteen (15) feet back of the top of slope or the high waterline, whichever is most
restrictive. This is an effort to protect the existing riparian vegetation and bank
stability. New plantings (including trees, shrubs, flowers, and grasses) outside ofthe
designated building envelope on the river side shall be native riparian vegetation as
approved by the City. A landscape plan will be submitted with all development
applications. The top of slope and 100 year flood plain elevation of the Roaring
Fork River shall be determined by the Stream Margin Map located in the
Community Development Department and filed at the City Engineering
Department.
12
tI"'",.~
Staff Finding
The Applicant is not proposing any new landscaping within the fifteen foot setback.
Restoration ofthe riparian area with native plantings is required by the Parks Department and
a condition of approval to this effect is included in the resolution. Parts of the proposed
building are sitting at the minimum setback from top-of-slope. A requirement that the
development meet the minimum setback is included in the resolution. Staff finds this
standard to be met.
9. All development outside the fifteen (15) foot setback from the top of slope does not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from
ground level at the top of slope. Height shall be measured and determined by the
Community Development Director using the definition for height set forth at
Section 26.04.100 and method of calculating height set forth at Section 26.575.020,
as shown in Figure "A".
Staff Finding
As submitted in the Applicant's south elevation on site sections - page AI.4, there are two
elevations that indicate that the building is not within the forty-five degree height limit. The
elevations show measurements from two points at or within the main one-story building. As
part of the resolution, Staff is including language requiring the development comply with the
progressive forty-five degree height limit prior to the issuance of a building permit
10. All exterior lighting is low and downcast with no light(s) directed toward the river
or located down the slope and shall be in compliance with section 26.575.150. A
lighting plan will be submitted with all development applications.
Staff Finding
The proposed outdoor lighting must be in compliance with the City of Aspen Outdoor
Lighting Code and this requirement is included in the resolution. Staff finds this standard to
be met.
11. There has been accurate identification of wetlands and riparian zones.
Staff Finding
The Applicant's surveyor has not indicated that there are any wetlands on the property and
Statf feels that the top-of-slope has been accurately identified. Staff finds this standard to be
met.
B. VARIANCES FROM RESIDENTIAL DESIGN STANDARDS - REVIEW STANDARDS
An applicant who desires a variance from the Residential Design Standards shall
demonstrate, and the deciding board shall find that the variance, if granted, would:
a. Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the purpose of the particular standard. In
evaluating the context as it is used in the criteria, the reviewing board may consider
the relationship of the proposed development with adjacent structures, the
immediate neighborhood setting, or a broader vicinity as the board feels is
necessary to determine if the exception is warranted; or,
13
b. Be clearly necessary for reasons of fairness related to unusual site-specific
constraints.
Staff Findinc:
The Applicant is requesting two variances from the residential design standards so that the
entryway door is not required to be oriented towards the street and that the front fayade of the
building not be required to be parallel with the street The intent of the design standards is to
reinforce the typical characteristics of the front fayade of a building and reinforce the
relationship between the building and the street, by enhancing the streetscape.
With the meandering nature of the street Staff feels that it can support the Applicant's request
to vary the orientation of the building. However, the lack of a front door facing the street
negatively impacts the character of the neighborhood and the public realm. Many of the
adjacent neighboring doorways are oriented towards the street. Staff feels the design of the
entry could be amended to provide the required front door entry and still be accessible from
the garage.
Co Svecial Review Criteria for a Variance from the ADU Desifln Standards.
An application requesting a variance from the ADU and Carriage House design standards, or
an appeal of a determination made by the Community Development Director, shall be
processed as a Special Review in accordance with the Common Development Review
Procedure set forth in Section 26.304. The Special Review shall be considered at a public
hearing for which notice has been posted and mailed, pursuant to Section
26.304.060(E)(3)(a)(b and c).
Review is by the Planning and Zoning Commission. If the property is a Historic Landmark,
on the Inventory of Historic Sites and Structures, or within a Historic Overlay District, and
the application has been authorized for consolidation pursuant to Section 26.304, the Historic
Preservation Commission shall consider the Special Review.
A Special Review for an ADU or Carriage House may be approved, approved with
conditions, or denied based on conformance with the following criteria:
1. The proposed ADD or Carriage House is designed in a manner which promotes
the purpose of the ADU and Carriage House program, promotes the purpose of
the zone district in which it is proposed, and promotes the unit's general
livability.
2. The proposed ADD or Carriage House 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.
3. The proposed ADD or Carriage House 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,
14
"
availability of on-street parking, availability of transit services, and walking
proximity to employment and recreational opportunities.
Staff Findinl!.
One of the primary goals of the ADU/Carriage House program is to provide viable housing
opportunities for working residents. As stated in the purpose of the program, "detached
ADDs and Carriage Houses are more likely to be occupied by a local working resident".
Detached ADDs are less likely to be used as an extension of the primary residence.
15
Page 16 of 4
September 14, 2005
575 Sneaky Lane
EXHIBIT B
Development Review Committee Minutes
MEMORANDUM
To: Development Review Committee
From: Alex Evonitz, Com. Dev. Engineer
Date: September 14, 2005
Re: Stream Margin Review, 575 Sneaky Lane
ParcellD # 2735-122-05-002
The Development Review Committee has reviewed the Stream Margin Review at
their September 14, 2005 meeting and has compiled the following comments:
Attendees; Alex Evonitz, Com. Dev. Eng.: Nick Adeh, Engineering; Brian Flynn,
Parks
General:
The review has been requested to determine what issues might arise for
the demolition and reconstruction of a SFR adjacent Castle Creek. Preliminary
drawings showing the normal water line, top of bank and the 1 OO-year flood
plane for the Committee to review. No representative was present for the
applicant.
Building Department - No Attendance
Fire Protection District - Ed VanWalraven;
. No specific issue other then ongoing emergency access to Sneaky Lane.
Engineering Department - Nick Adeh:
. Nick raised the question of the ability to build adjacent to the river with a
full basement. It is required that at the time of the permit application,
documentation regarding the acceptability of that construction within
the groundwater a table of Castle Creek should be presented.
Housing Office - No Attendance
Parks - Brian Flynn;
. Tree Removal: An approved tree permit is required before approval
of the building permit. An approved tree permit requires a
16
Page 17 of 4
September 14,2005
575 Sneaky Lane
proposed landscape plan identifying trees for removal and means
and schedule for mitigation. Please contact the City Forester for
more information 920-5126.
. Tree Protection: A vegetation protection fence shall be erected at
the drip line of each individual tree or groupings of trees remaining
on site.
1. A formal plan indicating the location of the tree protection
will be required in the bldg permit set.
2. There will be no storage of construction materials, backfill,
tools or construction traffic inside of the protective fence.
3. There is no excavation or disturbance of the native area
inside of the protective fence.
4. This fence must be inspected by the city forester or his/her
designee (920-5120) before any construction activities are to
commence.
· Additional Tree Protection: Due to the location of excavation and
work around the large cottonwoods located in the front of the
structure the parks Department will require specific root protection
measures to be used through out the length of the project. The
project representative shall meet with the Parks Department to work
out these details and show these plans in the building plan set.
· Access: Parks is requiring a detailed plan outlining access to and
from the construction area. Access plans should detail all
vegetation protection measures and construction staging areas.
. Erosion Control: There is no detailed design standards submitted for
the stream margin protection barricades referenced in report.
Plans should detail location of fencing and type of fencing. This
fencing, at a minimum, shall consist of a barrier fencing at the top
of slope. Beyond this barrier fencing shall be silt fencing installed to
the City of Aspen standards. Additional erosion control measures
may be necessary depending upon the site. Silt fencing shall be
installed along the top of slope.
· Native Restoration: is required below the top of slope. This area has
been severely degraded. In order to protect the riparian corridor
and flood protection the applicant is required to replant and seed
the entire stream bank with native vegetation. This restoration
component shall be represented on the landscape plans.
· Utilitv Tap Locations: when planning for new water line and sewer
taps plan around all tree drip zones and existing vegetation.
Basement excavation: the proposed excavation of the basement
requires a 2:1 slope that currently runs through the middle of the
two large cottonwood trees located out front of the existing
17
Page 18 of4
September 14,2005
575 Sneaky Lane
entrance. This would require the two large cottonwood trees to
be removed. The current site plans show the trees remaining. If
the applicant proceeds with the basement plan the basement
size will need to decrease in width as well as specialized
excavation techniques will have to be used to protect the
integrity of the soils around the roots of the trees.
Water/Electric - No Attendance
Zoning Officer - No Attendance
Community Development Engineer - Alex Evonitz;
. The drawings submitted appear to indicate that no specific stream
margin issues exist. The more detailed permit application package may
provide additional information that might raise other questions and
concerns.
. Submission of a detailed demolition plan for that work is required.
Attention to demolition debris and the proximity of any storage near the
river is needed.
. Erosion control for the full duration of the project must be kept in place
and functionaL If required by the state, a copy of the construction water
discharge permit must be submitted.
Parking - No attendance
Environmental Health - No attendance
Aspen Consolidated Waste District - Tom Bracewell;
. Service is contingent upon compliance with the District's rules,
regulations, and specifications, which are on file at the District office.
. ACSD will review the approved Drainage plans to assure that clear
water connections (roof. foundation, perimeter, patio drains) are not
connected to the sanitary sewer system.
. On-site utility plans require approval by ACSD.
. Below grade development may require installation of a pumping
system.
. One tap is allowed for each building. Shared service line agreements
will be required where more than one unit is served by a single service
line.
. Permanent improvements are prohibited in sewer easements or right of
ways. Landscaping plans will require approval by ACSD where soft
and hard landscaping may impact public ROW or easements to be
dedicated to the district.
· All ACSD fees must be paid prior to the issuance of a building permit.
Peg in our office can develop an estimate for this project once
detailed plans have been made available to the district.
18
Page 19 of 4
September 14,2005
575 Sneaky Lane
· Where additional development would produce flows that would
exceed the planned reserve capacity of' the existing system (collection
system and or treatment system) an additional proportionate fee will
be assessed to eliminate the downstream collection system or
treatment capacity constraint. Additional proportionate fees would be
collected over time from all development in the area of concern in
order to fund the improvements needed.
. The glycol heating and snow melt system must be designed to prohibit
and discharge of glycol to any portion of the public and private
sanitary sewer system. The glycol storage areas must have approved
containment facilities.
. The district will be able to respond with more specific comments and
requirements once detailed building and utility plans are available.
19
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555 0<1h Mill Sir.
Asp ,COB1611
P : 970,920.94 8
Fe~; 0_920.7822
,
/
To~
Jennife Phelan
5439
970 920 7822;
ittal
sep-30-05 9:52;
Page 1
STUDIO B
:-\ t C' '1 It,:,' c.. t J
From, Joseph Spears
D..te, 9/30105
P&gelI,2
_,_~~_"~,__""__"""",_,,^,,,,,,~~._"m"'..
Re: 575 Sn aky Lane Stream Margin Review CC:
This is the list p
noli e letter. Th
Th k you,
Jos ph Spears
ented to me by GIS, each of the addressees listed will receive a copy of the public
letters were mailed out on September 29, 2005.
.
Sent By: STUDIO B ARCHITECTS;
1I11..,'C:__Ugu....- 1Clr-....."III" OS~I.CI~
OtIl1sez I. gabalft 1&oe .......
-
7822; Sep-30-05
. -----wwwoavery.c;;om
1-8Ot).Go-AVERY
9:52;
Page 2/2
W AVERYG!lS1fill4l>
970 920
949 WeST SMUGGL R STREET LLC 7/12
1755 MONACO P
DEN VCR, CO 8022
ASPEN VISTAS VENTURE
CIO RALPH & LEAH WANGER
1540 N LAKE SHORE DR
I i CHICAGO, IL 60610
CAMALOTTA ENTERPRISES LTD
DUNCAN CIO
875 MEADOW RD
ASPEN, CO 81611
I"
,I
,I-
CAMP ROBERT C
PO BOX 692
ASPEN, CO 81612
CURLEE CYNTHIA A
PO BOX 892
ASPEN, CO 81611
HIRSCH TOM & MAUREEN
PO BOX 8110
"
ASPEN, CO 81612
!, IBH PROPERTY TRUST ! '
HOFFMAN LARRY J DEBO " JORDAN WILLIAM R III & CHERYL A
,I HARRIS IRVING B TRUSTEE "
12218RICKELLAVE 191 N WACKER DR #1500 , 418 E COOPER AVE STE 202
MIAMI, FL 33131 I 'I ASPEN, CO 81611
I' CHICAGO,IL 60606-1899
I
,-
i III
I I,
I MACCASKlLL PAUL , MASS ANN M TRUST NEWMAN JOEL
i 10900 WILSHIRE 8L 0 #600 il 225 N MILL ST#116 355 OCEAN BLVD
r-~ES,eA 0024 III ASPEN, CO 81611-1958 GOLDEN BEACH, FL 33160
I
PATTERSON DANIE EDWARD SUSAN :li
,- PATTERSON FAMILY TRUST PETERSON PATRICIA L REV TRUST
R
580 CEMETERY LN NIT2 560 CEMETERY LN #1 ONE MARTIN PLACE
ASPEN, CO 81611 NEPONSET,IL 61345
ASPEN, CO 81611 , "
ROSE ALLAN V SHARP DESIGNS INC SNEAKY LANE LP
ONE EXECUTIVE BL D 936 W FRANCIS 6155 CORPORATE DR
YONKERS, NY 1070 ASPEN, CO 816:11 > HOUSTON, TX 77030
,I
" i I
STAROOOJ BETSY H RNETT & OMAS I: VANDEMOER H H 5/12 WALSH MICHAEL G & PATRICIA N
511 !i 1755 MONACO PKWY PO BOX 756
PO BOX 2298 I' DENVER, CO 80220 ASPEN, CO 81612
ASPEN, CO 81612 II "
',' :::
I
'.. ,
I
WANGER LEAH JOY ELL & RAL H WERNER MICHAEL 8 WERNER SARAH R RES TRUST
1540 LAKlESHORE 0 #14N 1111 LINCON RO-#400 I POBOX 503
CHICAGO, IL 60610 ,il MIAMI 8EACH, FL 33139 , BELLEVUE,:lIVA 98009-3884
,
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MEMORANDUM
TO:
Plans were routed to those departments checked-offbelbw:
X ........... City Engineer
X ......... Communily Development Engineer
0......... Police Department
X ........... Zoning Officer
X ........... Housing Director
X ........... Parks Department
X ........... Aspen Fire Marshal
X........... Cily Water
X ........... Aspen Consolidated Sanitation District
X ........... Building Department
o ........... Environmenlal Health
o ........... Electric Departmenl
o ........... Holy Cross Electric
o ........... City Attorney
0........... Streets Department
o ........... Historic Preservation Officer
O. . . . . . . . . Cily Parking Manager
o ........... Pitkin County Planning
FROM:
Jennifer Phelan, Senior Long Range Planner
Community Development Departmenl
130 S. Galena St.; Aspen, CO 81611
Phone-429.2759 Fax-920.5439
RE:
575 Sneaky Lane, Stream Margin Review
Parcel ID #2735-122-05-002
DATE:
Seplember 6, 2005
COMMENTS: Please review the attached application for a Stream Margin Review
request. A DRC Meeting will be held on Wednesday, September 14, 2005, in lhe Sister
Cities Room, Basement of City Hall. Please have your comments ready. If you would
like to review the full-sized copy, please let me know.
DRC Meeting:
September 14,2005
Thank You,
Jennifer Phelan
t.....
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'",,,,
Page 1 of2
Jennifer Phelan
From: Joseph Spears Uoseph@studiobarchitects.net]
Sent: Tuesday, August 30,20057:49 AM
To: Jennifer Phelan
Subject: RE: Site Inspection
Yes, It should be done this morning! Thanks and let me know.
From: Jennifer Phelan [mailto:jennifep@cLaspen.co.us]
Sent: Monday, August 29, 2005 12:44 PM
To: Joseph Spears
Subject: RE: Site Inspection
Joseph -If they have it staked by 1 :30 pm on Wednesday, I can just use the design review committee time slot to
schedule staff for a site inspection. Otherwise I could try Thursday. Could you confirm if the staking will be
completed by 1 :30 pm? Thanks.
From: Joseph Spears [mailto:joseph@studiobarchitects.net]
Sent: Monday, August 29,2005 11:09 AM
To: Jennifer Phelan
Subject: RE: Site Inspection
I talked to the Surveyor and he or somebody in the office will have the T.O. Slope staked by Wed. Let me know if
this works. I will be able to meet you on site as well if need be.
Joseph
From: Jennifer Phelan [mailto:jennifep@ci.aspen.co.us]
Sent: Monday, August 29, 2005 9:54 AM
To: joseph@studiobarchitects,net
Subject: Site Inspection
9/6/2005
r'
\....,
Page 2 of2
, /
Joseph - You need to decide whether you want to have the surveyor walk the Sneaky Lane property with city
staff or whether he will just stake and identify top of slope. The sooner we schedule the site inspection the better. I
would like to have staff at the site before having the Development Review Committee meeting. What type of
timeline would be feasible for you? Let me know so that we can schedule a date and verify attendance.
Thanks. Jennifer
9/6/2005
o
o
lIUDI~.
architects
August 25, 2005
City of Aspen
Stream Margin Review
Pitkin County, Colorado
Dear Sir or Madam:
This letter is to authorize Studio B Architects and Joseph Spears to represent us the property owners of
575 Sneaky Lane in Aspen Colorado with regard to the property development application. The phone
# to the jobsite is 970-925-5871. Studio B Architects is located at 555 N. Mill St., Aspen, Colorado
81611 and the phone # there is 970-920-9428.
Please feel free to contact either party with questions. Thank you.
Regards,
ft
~cosniac
Owner
210-862-3139
Studio B Architects
970-920-9428
555 n. mill st. aspen co. 81611 970.920.9428 fax 970.920.7822
www.studiobarchitectS.net
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Joseph Spears, 03:59 PM 8/25/2005, RE: 575 Sneaky Lane
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To: "Joseph Spears" <joseph@studiobarchitects.net>
From: Jennifer Phelan <jennifep@cLaspen.co.us>
Subject: RE: 575 Sneaky Lane
Cc:
Bcc:
Attached:
Joseph - I would just type up each review standard and provide a typed response below the
standard.To make your life easier, I've put them on the email so that you can cut and paste it into
a document.
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area will not increase the base flood elevation on the parcel proposed for
development. This shall be demonstrated by an engineering study prepared by a
professional engineer registered to practice in the State of Colorado which shows that the
base flood elevation will not be raised, including, but not limited to, proposing mitigation
techniques on or off-site which compensate for any base flood elevation increase caused
by the development; and
2. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Open
SpacefTrails Plan and the Roaring Fork River Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable. Areas of historic public
use or access shall be dedicated via a recorded easement for public use. A fisherman's
easement granting public fishing access within the high water boundaries of the river
course shall be granted via a recorded "Fisherman's Easement;" and
3. There is no vegetation removed or damaged or slope grade changes (cut or fill)
made outside of a specifically defined building envelope. A building envelope shall be
designated by this review and said envelope shall be designated by this review and said
envelope shall be recorded on a plat pursuant to Section 26.435.040(F)(1); and
4. The proposed development does not pollute or interfere with the natural changes of
the river, stream or other tributary, including erosion and/or sedimentation during
construction. Increased on-site drainage shall be accommodated within the parcel to
prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of
the designated building envelope; and
5. Written notice is given to the Colorado Water Conservation Board prior to any
alteration or relocation of a water course, and a copy of said notice is submitted to the
Federal Emergency Management Agency; and
6. A guarantee is provided in the event a water course is altered or relocated, that
applies to the developer and his heirs, successors and assigns that ensures that the flood
carrying capacity on the parcel is not diminished; and
7. Copies are provided of all necessary federal and state permits relating to work within
the 1 OO-year flood plain; and
8. There is no development other than approved native vegetation planting taking place
Printed for Jennifer Phelan <jennifep@ci.aspen.co.us>
1
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Joseph Spears, 03:59 PM 8/25/2005, RE: 575 Sneaky Lane
below the top of slope or within fifteen (15) feet of the top of slope or the high waterline,
whichever is most restrictive. This is an effort to protect the existing riparian vegetation and
bank stability. New plantings (including trees, shrubs, flowers, and grasses) outside of the
designated building envelope on the river side shall be native riparian vegetation as
approved by the City. A landscape plan will be submitted with all development applications.
The top of slope and 1 OO-year flood plain elevation of the Roaring Fork River shall be
determined by the Stream Margin Map located in the Community Development Department
and filed at the City Engineering Department; and
9. All development outside the fifteen (15) foot setback from the top of slope does not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground
level at the top of slope. Height shall be measured and determined by the Community
Development Director using the definition for height set forth at Section 26.04.100 and
method of calculating height set forth at Section 26.575.020 as shown in Figure "f:>t; and
10. All exterior lighting is low and downcast with no light(s) directed toward the river or located
down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be
submitted with all development applications; and
11. There has been accurate identification of wetlands and riparian zones.
M. 11 :08 AM 8/25/2005, you wrote:
Just a few questions
Stream Margin Review Standards:
1. Do I need an engineer to state that the base flood elevation will not
change in the new development? We are clearly feet above the 100 year flood
line and encroach much less on the stream then the existing house.
If you read the beginning of the section on Stream Margin Review, the 100 year flood plain is
called the Flood Hazard Area. As outlined in your survey the development is not in the Flood
Hazard Area. Therefore the engineering study is not necessary.
2. The survey states the pedestrian easement and the development is set
some distance back. Do I need a report from the Aspen Area Community
Planning?
The Aspen Area Community Plan (AACP) is the adopted community plan for the city. The
open space and trails plan included in the AACP does not show any specific goal/use for the
subject property. You should note that there is an existing easement and that the development
wll remove the existing encroachment and wll not be wthin the easement.
3. Do I state this on the index page of the plans?
You may want to suggest that the city's underlying setbacks be used as your building envelope.
If, after a site inspection, there is any concern about the parcellM1 WJuld address it then.
Printed for Jennifer Phelan <jennifep@ci.aspen.co.us>
2
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Joseph Spears, 03:59 PM 8/25/2005, RE: 575 Sneaky Lane
4. Do I state how applied to the project?
Note how the development WJn't impact the creek. StaffVliIl probably require this as a condition
of approval and Vlill be revieIMJd in detail Vlith the building permit review
5. We are not relocating any water source.
State that in your response
6. II
"
Same as above
7. We are not doing any work within the 100 year flood plain.
State that in your response.
Thanks,
Joseph I. Spears
studio b architects
T 970.920.9428
F 970.920.7822
WWW.STUDIOBARCHITECTS.NET
-----Original Message-----
From: Jennifer Phelan [mailto:iennifep@cLaspen.co.usl
Sent: Thursday, August 25, 2005 8:47 AM
To: joseph@studiobarchitects.net
Subject: 575 Sneaky Lane
Hi Joseph - The following are the things that I still need before the
development application can be scheduled before the Planning and Zoning
Commission.
- 20 (11" x 17") copies of the surveyor's topographic site survey.
- A letter from the property owner authorizing Studio B and yourself to
represent him with regard to the development application. The letter should
include the addresses and telephone numbers of both the applicant and the
authorized representative.
- The review standards (Land Use Code Section 26.435.040 C. 1-11, Stream
Margin Review Standards) should be responded to individually.
- The FAR should be recalculated on the Dimensional Requirements Form so
that the proposed FAR does not include overall square footage, only what
Printed for Jennifer Phelan <jennifep@ci.aspen.co.us>
3
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Joseph Spears, 03:59 PM 8/25/2005, RE: 575 Sneaky Lane
the FAR will be. Also, I wanted to ensure that you had calculated any steep
slopes on the property that would affect the parcel's FAR allowance.
- Finally, I noted that the surveyor will need to accompany the City staff
or will need to stake top-of-slope on the parcel in the near future for a
site inspection.
On another note, you did not receive my email because I just hit reply (so
it went to James). Here is what it said:
Hi Joseph - James forwarded your em ail since I was assigned your case
today. I'll need to review the submitted materials, ensure that the
application is complete, and then schedule your application before the
Planning and Zoning Commission. If the application is complete I will
inform you of the hearing date in the near future. With regard to public
notice, once the hearing date is scheduled, I will handle the publication
of the notice while you will be responsible for the actual posting and
mailing (I will provide you a notice for posting and one for mailing).
I look forward to working with you and feel free to contact me if you have
any questions.
Best Regards,
Jennifer
Jennifer Phelan
Senior Long Range Planner
City of Aspen
160 S. Galena Street
Aspen, CO 81611-1975
Phone: (970) 429-2759
Fax: (970) 920-5439
Printed for Jennifer Phelan <jennifep@ci.aspen.co.us>
4
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STUDIO B ARCHITECTS
SCOPE OF WORK
PLANNER:
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
Jennifer Phelan,
Sneaky Lane Stream Margin Review
Joseph Spears (Studio b architects)
Joseph Cosniac
Stream Margin Review
DATE: 8.10.05
DESCRIPTION:
THE SCOPE OF WORK INCLUDES DEMOLITION OF THE EXISTING HOUSE.
NEW CONSTRUCTION IS CONSIST ANT WITH THE FAR BELOW. THE
FOUNDATIONS ARE A COMBINATION OF SLAB ON GRADE AND CRAWL
SPACE INCLUDING AN 1168 SQ. Fr. BASEMENT. THE CONSTRUCTION WILL
BE IN TRADITION IN-SITU TECHNIQUES WITH BE A COBINATION OF
POURED IN PLACE CONCRETE, EXPOSED STEEL, GLASS CURTAIN WALLS
AND ZINC ROOFS.
STREAM MARGIN
REVIEW GUIDELINES:
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area will not increase the base flood elevation on the parcel proposed for
development. This shall be demonstrated by an engineering study prepared by a professional
engineer registered to practice in the State of Colorado which shows that the base flood
elevation will not be raised, including, but not limited to, proposing mitigation techniques on or
off-site which compensate for any base flood elevation increase caused by the development;
and
**The existing development does not conform to the current stream margin guidelines, the
new development is designed within the guidelines and set itself back in response to the river
and the flood plain lines. Also the development is 12' above the average stream level.
2. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Open
SpacelTrails Plan and the Roaring Fork River Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable. Areas of historic public use
or access shall be dedicated via a recorded easement for public use. A fishermanZs
easement granting public fishing access within the high water boundaries of the river course
shall be granted via a recorded "FishermanZs Easement;" and
**The proposed development is within all easements including all pedestrian easements along
the river; the existing development in set 5' to 6' into the pedestrian river easement.
3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made
outside of a specifically defined building envelope. A building envelope shall be designated by
this review and said envelope shall be designated by this review and said envelope shall be
recorded on a plat pursuant to Section 26.435.040(F)(1); and
***The proposed design requires very little grading and all roofs on the development are meant
to direct drainage to dry well on the sides and front of the property.
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4. The proposed development does not pollute or interfere with the natural changes of the
river, stream or other tributary, including erosion and/or sedimentation during construction.
Increased on-site drainage shall be accommodated within the parcel to prevent entry into the
river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building
envelope; and
"'The site will be maintained by the general contractor to ensure silt and sedimentation
fences are in place within the 15' from the top of slope and that no unnatural substance goes
beyond those boundaries.
5. Written notice is given to the Colorado Water Conservation Board prior to any alteration
or relocation of a water course, and a copy of said notice is submitted to the Federal
Emergency Management Agency; and
"'The development causes no alteration to the water course and meets all required set-
backs.
6. A guarantee is provided in the event a water course is altered or relocated, that applies
to the developer and his heirs, successors and assigns that ensures that the flood carrying
capacity on the parcel is not diminished; and
**'The will be met and acknowledge by all developers involved.
7. Copies are provided of all necessary federal and state permits relating to work within the
1 DO-year flood plain; and
"'Their will be no development or construction within the 100 year flood plain.
8. There is no development other than approved native vegetation planting taking place
below the top of slope or within fifteen (15) feet of the top of slope or the high waterline,
whichever is most restrictive. This is an effort to protect the existing riparian vegetation and
bank stability. New plantings (including trees, shrubs, flowers, and grasses) outside of the
designated building envelope on the river side shall be native riparian vegetation as approved
by the City. A landscape plan will be submitted with all development applications. The top of
slope and 1 DO-year flood plain elevation of the Roaring Fork River shall be determined by the
Stream Margin Map located in the Community Development Department and filed at the City
Engineering Department; and
"'The proposed development is within the 15' top of slope setback and all construction will
not exceed that point. The top of slope will be staked by the surveyor.
9. All development outside the fifteen (15) foot setback from the top of slope does not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level
at the top of slope. Height shall be measured and determined by the Community Development
Director using the definition for height set forth at Section 26.04.100 and method of calculating
height set forth at Section 26.575.020 as shown in Figure "A"; and
"'The second story of the development steps back to comply with the 45 degree angle from
the top of the slope. The top of slope will be staked by the surveyor.
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1 O. All exterior lighting is low and downcast with no Iight(s) directed toward the river or
located down the slope and shall be in compliance with Section 26.575.150. A lighting
plan will be submitted with all development applications; and
"'All lighting has been conforms to the lighting code and no lights are directed past the
horizontal plane. Ext. lighting plan is located on AE.1
11. There has been accurate identification of wetlands and riparian zones.
'''There are no wetlands or riparian zones within the development.
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ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project: t""srd.., . f(_..J~I't'~
Al:;~~a:~: ~~~ ('~~:,:'i.. /12""-
Zone District: ----.R - 30 :4f
Lot Size: 33/~~~. +l
Lot Area: (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: J,
Proposed: ':/-
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Proposed % of demolition (Historic properties only): Cf7 i
DIMENSIONS:
Floor Area: Existing:
Principal bldg. height: Existing:
Access. bldg. height: Existing:
'J. I, On-Site parking: Existing:
''',g1nvl'VJDV- .
r-? % SIte coverage: Existing:
% Open Space: Existing:
Front Setback: Existing:
-JD/, f J/DJIIC- -') Rear Setback: Existing:
Combined FIR: Existing:
Side Setback: Existing:
Side Setback: Existing:
Combined Sides: Existing:
Distance Between Existing
Buildings
3.S1f' Allowable: 5570 Proposed: Z /'XX) ,.11.
2.S-' Allowable: 2.5' Proposed: 2.5'"
2S' Allowable: 2.5' Proposed: ZS'
2. Required: 2.. Proposed::3
2/ " Required: Proposed: 2."~
71% Required: Proposed: 77%
~~. Required: 26"'- 30' Proposed: -? /; I c--af/octd ~rr
1.5 ' Required: 16" ' Proposed: 1.<: I
41' Required: Proposed: l.JO /
/0 I Required: I'"~ Proposed: IIJ/
If)' Required: It)' Proposed: h'
Z () · Required: . proposed:~
4S' l~. Required: ' Proposed:1ij4-
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Variations requested:
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CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
A2reement for Payment of City of Asnen Develonment Apolication Fees
CITY OF ASPEN (hereinafter CITY) and :Jlic....
(hereinafter APPLICANT) AGREE AS FOLLOWS:
LI.?"Q-1/4,C
APPJ.ICANT ~as submitted 10 crr; :t. application for
c:.....~ It,""-r- e.-e~, I!tIlt:t!-
(hereinafter, THE PROJECT).
I.
2. APPLICANT understands and agrees thaI City of Aspen Ordinance No. 57 (Series of 2000)
establishes a fee structure for Land Use applications and the paymenl of all processing fees isa condition precedenl
to a delermination of application compleleness.
3. APPLICANT and CITY agree thaI because of the size, nature or scope of the proposed project, il
is nol possible al this time to ascertain the full exlenl of the costs involved in processing the application.
APPLICANT and CITY further agree thaI il is in the inleresl of the parties thaI APPLICANT make paymenl of an
initial deposil and 10 thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefiled by retaining grealer cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incUlTed. CITY agrees il will be benefiled through the greater certainty
of recovering its full costs 10 process APPLICANT'S application.
4. CITY and APPLICANT further agree thaI il is impracticable for CITY staff to complete
processing or present sufficienl informalion to the Planning Commission and/or City Council 10 enable the Planning
Commission and/or City Council 10 make legally required findings for projecl consideration, unless cUlTenl billings
are paid in full prior 10 decision.
5. Therefore, APPLICANT agrees thaI in consideration of the CITY's waiver of its righl to collecl
full fees prior 10 a determination of application compleleness, APPLICANT shaIl pay an initial deposil in the
amounl of $ ''''~. ... which is for hours of Community Developmenl staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including posl approval reviewal a rate of $220.00
per planner hour over the initial deposit. Such periodic payments shaIl be made within 30 days of the billing dale.
APPLICANT further agrees thaI failure 10 pay such accrued costs shaIl be grounds for suspension of processing, and
in no case will building permits be issued unlil all costs associaled with case processing have been paid.
CITY OF ASPEN
APPLICANT
Chris Bendon
Community Development Director
By: ~J-"I -{ II (//~""I'-I:' c ~
----
Date: O>.;-/c)-() > ..'
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By:
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Mailing Address:
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g:\supportlforms\agrpayas.doc
1/10/01
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/ I L
RETAIN FOR PERMANENT RECORD
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APPLICANT:
ATTACHMENT 2-LAND USE APPLlCA nON
Name:
Localion:
S- 1'1.;j!: 0
(Indicate street address, 1 & block number, legal descnption wliere appropriate)
(")t'-{-::?' ~f) ;)+3S-J;)-~-t'i5-002-
~
Parcel ID # (REQUIRED)
Name:
REpRESENTATIVE:
Address:
Phone #:
jd-t-l:. ,4. L.'''~~,..qIL (S../-",.,l'D h i(r,)..,'/-u.:i..)
SSS" N. ,4../1 J.
'20- .,.1./2. ~
PROJECT:
Name: rA~"".~" 1?.~.,,',.J.II..Hr.~
Address: 5 75 .~'t,.",ky jl'.lHt"
Phone#: 7ZS- - S'P7 J
TYPE OF APPLICA nON: (please check all that apply):
o
o
o
o
o
Conditional Use 0 Conceptual PUD 0 Conceptual Historic Devt.
Special Review 0 Final PUD (& PUD Amendment) 0 Final Historic Development
Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
GMQS Exemption 0 Subdivision 0 Historic Designation
ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
Lot Split 0 Temporary Use 0 Other:
Lot Line Adjustment 0 Text/Ma Amendment
o
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E~GCo~mO$' (-;tiOOOf"~blli1 =;- '7~~)
I :J:..:./L.~.t, J,,"!J:'t. :. ',j. (:.!.:e -;. !Z7;-:..z'b:
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
I f.-.":;/=Jf.:zj''J~h;'''::.)~ ;'::';-;'- ",/II
Have you attached the following? FEES DUE: $-13 Lt), ""
Zpre-Application Conference Summary
~ Attachment #1, Signed Fee Agreement .
'er Response to Attachment #3, Dimensional Requirements Form
J2f Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written
text (Microsoft Word Format) must be submitted as part of the application.
RETAIN FOR PERMANENT RECORD
I
,
08/11/05
12:51 FAX 210 224 1358
RIO RIO & RIVER RANCH
I4i 001
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Owner's Polic! of Title Insurance
Fidelity National Title Insurance Company
A Stock Company
Policy Number 1312- 236924
OWNER'S POLICY OF TITLE INSURANCE
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEP110NS FROM COVERAGE
CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, FIDELITY NATIONAL
TITLE INSURANCE COMPANY, a California corporation, herein called 1he Company, insures, as of Date
of Policy shown in Schedule A, agaim'lloss or damage, n01 exceeding the Amoun1 of Insurance staled in
Schedule A, sus1ained or incurred by the insured by reason of:
J. Title 10 1he estaJe or intereS1 described in Schedule A being vested olher than as stated Iherein;
2. Any defect in or lien or encumbrance on 1he title;
3. Unmarke1ability of Ihe lille;
4. Lack of a right of access to and from the land.
The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the lille, as
insured, bul only 10 the exten1 provided in the Conditions and Stipulalions.
IN WffNESS WHEREOF. FIDELITY NATIONAL TnLE INSURANCE COMPANY has caused this policy
10 be signed and sealed by i1S duly authorized officer.~ as of Date of Policy shown in Schedule A
Fidelity National Title Insurance Company
Pi6ia c..m;y nil., ~ .
001 E.llop_ A..., 3'" FIoar
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ATTEST
SG~c( -
Countersigned:
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(Please. print name below)
FORM 1312
Reprinted (02100)
ALTA OWlle"S Policy (10-17-92)
08/11/05 12:51 FAX 210 224 1358
_--I_......::!.. - - - -.-,.---
RIO RIO & RIVER RANCH
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PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, 3rd Floor
ASPEN, COLORADO 81611
970-925-1766 I 970-925-6527 fAX
January 10, :W05
JOSEPH COSNIAC
221 LOYOSA
SAN ANTONIO, TX 78207
ATTN:
RE: PCT18937F2
Pitkin County Title, Inc. is pleased to provide you with the owners policy along with the following endorsements relative to
the above mentioned file:
[ ] Endorsement Form
[ ] Endorsement Form _
[ ] Endorsement Form
[ ] Endorsement Form_
[ ] Endorsement Form _
Please review the policy in its entirety. We at Pitkin County Title, Inc. believe in providing you, our customer, with a quality
product which will serve your needs.
In the event you do find a discrepancy, or if you have any questions or comments regarding your finai policy, please
contact us and we will gladly handle any request you may have as efficiently and quickly as possible,
We have assigned the above number to your records to assure prompt processing of future title orders involving the
property, If you sell or obtain a loan on this property within 5 years. ask your broker or agent to contact our office to ensure
re-issue rates which may be available to you.
Thank you very much for giving Pitkin County Title. Inc, the opportunity to serve you,
Sincerely,
Vincent J. Higens
President
Vh
Enclosures:
If you should find that this policy contains any errors, please contact LINDA TWIDWELL in the POlicy Department
at (970) 625-4394. Thank you.
08/11/05 12:51 FAX 210 224 1358
RIO RIO & RIVER RANCH
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crrv OF ASPEN crTY OF ASPeN
EXEMPT FROM HRETT BlCEMPT 1"ROM.~ ';' ~
OATE' REF' NO.'-l'jc3 ~TF- REP(::? No.4 ro.>
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DEED GRANTING LIFE ESTATE
. TIUS DEED dated -.J (A.."'~ 1<. 2004, from ANNEUESE HUTT
COSNIAC AS TO AN UNDIVIDED 50% rNTEREST and ANNELIESE J. CQSNIAC
AS TO AN UNDIVroED 50% INTEREST, Grantor, who.e addreS$
is 66345 1Nv_33OE.CoUb""n,CO 61624 . to JOSEPH COSNIAC, Grantee. whose nddress is
221 1.;oyosn, Snn Antonio. Te''''''.
The G[1lIlIOr, for nnd in cansldernlion of'the sum of Ten and and'OOIlOO US
.DoU"-,,, ($10.00) cash in Ilaod paid hy Grantee hereby sells. conveys and assigns to thc
grantee. to hold during his life: and no longer. aD exclusive life estate in und to the real
and personal property located in Pitkin Count)', Colorado, and 'any and all improvements
thereon and appurtcnwiccs thereto including bnt not li~[ed to any existing well. .....ell
rights, wn.ter. water rights. permits. pumps and machinery on or about real property
described as follows:
Lal i Tagert Subdivision. Count)' of Pitkin, State of Colorado. more ~;;-n1monty
known as 575 Sne:>1cy Lane Aspen, Colomdo 81611
aiso known as: 575 Sneaky lane. Aspen Cotomdo 8]611
Together witb all improvements thereon and the rights. elleys~ ways. waters.
easements. privileges. appurtenances and advantages belonging o-r appertaining thereto.
To have and to hold the propert)' hereby conveyed unto the Grantee for and
during his life and no longer. Grantee shan be entitled to use and possession of the
property and the rents and profits therefrom to the exclusion of Grantor.
The Life Estate granted hereunder is subject to the terms, ~;'nditions arid
obligatio1'LS of that certain Agreement Regarding Life Estate between Grantot' and
Grantee executed simUltaneously berewith.
AND the Grantor shall and will warrant and "forever defend the above bargained
prcIriises in the eXclusive, quiet and peaceable possession of the Grantee and his assjgns.
against all and every person or persons lawfully claiming the whole or any pM: thereof
and covenants to execu.te such further assurances of title as may be requisite. .
Signed ,bis .---l!l.?II
day of ...J,~ .200 ~
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COSNIAC AS TW-
ED 50% INTEREST .
de,
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A S:c. HU'IT COSNIAC AS TO
AN UNDIVIDED 50% INTEREST
A,NNEI.
. AN
08/11/05 12:51 FAX 210 224 1358
_ RIO RIO....!...RIVER_RANCH
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SCHEDULE A-OWNER'S POLICY
CASE NUMBER
PCT18937F2
DATE OF POLICY
June 21, 2004 @ 4:07 PM
AMOUNT OF INSURANCE
$750,000.00
POLICY NUMBER
1312-236924
1. NAME OF INSURED;
JOSEPH COSNIAC, AS TO A LIFE ESTATE
2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY IS:
IN FEE SIMPLE
3. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN:
JOSEPH COSNIAC, AS TO A LIFE ESTATE
4. THE LAND REFERRED TO IN THIS POLICY IS SITUATED IN THE COUNTY OF PITKIN, STATE OF
COLORADO AND IS DESCRIBED AS FOLLOWS:
LIFE ESTATE IN AND TO:
LOTI,
TAGERT SUBDIVISION, according to the Plat thereof recorded August 24, 1972 in Plat Book 4 at Page
283. .
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS I\VE.
ASPEN, COLORADO 81611
(970) 925-1766/(970)-925-6527 FAX
THE POUCY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE COVER SHEET.
08/11/05 12:52 FAX 210 224 1358
____-!.- _ - ------JIIIll"~-
R~ RIO .!....RIVER RANCH
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SCHEDULE B-OWNERS
CASE NUMBER DATE OF POLICY POLICY NUMBER
PCT18937F2 June 21,2004@4:07 PM 1312-236924
THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOllOWING:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not Shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter fumished, imposed by law
and not shown by the public records.
5. Water rights, claims or title to water.
6. Taxes for the year 2004 not yet due or payable.
7, Right of the proprietor of a vein or lode to extract or remove his ore therefrom, should the same be found to
penetrate or intersect the premises hereby granted as reserved in United States Patent recorded in Book 55 at
Page 35.
8. Right of Way as reserved by Michael Marolt recorded August 29, 1950 in Book 172 al Page 158.
9. Easement conveyed to B. Berger and George S. McHose and Genevieve M. McHose by instrument recorded
February 18, 1963 in Book 201 at Page 179.
10. Road right of way conveyed to Michael Marol~ FrederickC. Russell, Curtis N. Baar, Trudy W, Baar, James B.
Snobble, louis J. Pastore, Irene R. Pastore, George C, McHose, Genevieve M, McHose and Bruce Nicholas
Berger by instrument recorded February 18, 1963 in Book 201 al Page 180.
11. Terms, conditions, provisions and obligations as set forth in Restrictive Covenants recorded September 1, 1972 in
Book 266 at Page 556.
12, Terms, conditions, provisions and easements as set forth on the Plat of Tagert SUbdivision recorded August 24,
1972 in Plat Book 4 at Page 283.
13. Terms, conditions, provisions and obligations of Boundary Agreement, recorded January 21, 1988 in Book 555 at
Page 496.
(Continued)
~/11/05 . 12: 52 FAX 210 224 1358
.
RIO RIO & RIVER RANCH
-
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--..~'
-'
POLICY NO, 1312-236924
CASE NO. PCT18937F2
SCHEDULE B-OWNERS -EXCEPTIONS-CONTINUED--
14, Any question, dispute or adverse claim as to any loss or gain of land as a result of any change in the river bed
location by other than natural causes, or alteration through accretion, reliction, erosion or avulsion of the center
thread, bank, channel or flow of waters in the Castle Creek River lying within subject land; and any question as to
the location of such center thread, bed, bank, bed or channel as a legal description monument or marker for the
purposes of describing or locating subject lands.
NOTE: There are no documents in the land records of the Office of the Clerk and Recorder of Pitkin County,
Colorado accurately locating past or present location(s) of the center thread, bank, bed, or channel of the above
River or indicating any alterations of the same as from time to time may have occured.
AND
Any rights, interest or easements in favor of the riparian owners, the State of Colorado, The United States .of
America, or the general public, which exist, have existed, or are claimed to exist in and over the waters and
present and past bed and banks of the Castie Creek River.
15. Terms, conditions, provisions, obligations and all matters as set forth in Memorandum of Agreement regarding
Life Estate, recorded June 21,2004 as Reception No. 498883.
16, Deed ofTrust fnom : JOSEPH COSNIAC
To the Public Trustee of the County of PITKIN
For the use of : THE FROST NATIONAl BANK, A NATIONAL BANKING ASSOCIATION
Original Amount : $750,000.00
Dated : June 18, 2004
Recorded : June 21, 2004
Reception No. : 496884
EXCEPTIONS NUMBERED 1, 2, 3 AND 4 ARE HEREBY OMITTED.
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER:
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
James Lindt, 429-2763
Sneaky Lane Stream Margin Review
Joseph Spears
DATE: 7.19.05
I Slep. Stream Margin Review
Removal of existing residence and construction of new residence within feet from the mean
high water line of the river.
Land Use Code Section(s)
26.435.040 Stream Margin Review.
Review by: Slaff for complele application, referral agencies for technical consideralions, Planning and
Zoning Commission for Approval determinalion.
Yes, requires mailing, posting, and publishing of public nolice.
Engineering
Planning Deposil $1,320
Engineering Referral $190
$1,510 (Deposit covers 6 hours of staff planner time, time spent above 6 hours will be billed
at a rate of $220 per hour)
Public Hearing:
Referral Agencies:
Planning Fees:
Referral Agency Fees;
Total Deposit:
To apply, submit the following information:
1. Total Deposit for review of application.
2. Applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address. and telephone
number of the representative authorized to act on behalf of the applicant.
3. Completed Land Use Application Form.
4. Completed Dimensional Requirements Form.
5. Signed fee agreement.
6. Pre-application Conference Summary.
7. A site improvement survey with topography that includes the surveyor's determination of the river's top of slope and indicates the location
of the 100 year floodplain and all trees located on the property.
8. An 8 1/2" x 11" vicinity map locating the subject parcels within the City of Aspen.
9. A written description of the proposal and a written explanation of how a proposed development complies with the review standards
relevant to the development application.
10. Existing and proposed elevation drawings.
11. Existing and proposed site plan.
12. Existing and proposed floor plans.
13. Proposed grading plan.
14. A copy of the recorded documents which affects the proposed development.
15. Proof of ownership.
16. Applications shall be provided in paper formal (number of copies noled above) as well as lhe lexl only on eilher of lhe
following digital formals. Compacl Disk (CD)-preferred, Zip Disk or Floppy Disk. Microsofl Word format is preferred.
Texl formal easily converlible 10 Word is acceplable.
16, ~Copies of the complete application packet (items 1-15)
Process:
Apply. Planner reviews case for completeness and sends to Engineering Department for referral comments and stream margin reviews are often
referred to the Design Review Committee (DRC). Case Planner takes to staff meeting for recommendation. Case planner writes memo of
recommendation to the Planning and Zoning Commission. Planning and Zoning Commission makes final determination on application.
Disclaimer:
The foregoing summary is advisory in nalure only and is not binding on lhe City. The summary is based on currenl zoning, which is
subjecllo change in the fUlure, and upon faclual representalions lhat mayor may not be accurale. The summary does not create a legal
or vesled right.
. .
.
PLANNER:
PROJECf:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
~~
-
STUDIO B ARCHITECTS
SCOPE OF WORK
James Lindt, 429-2763
Sneaky Lane Stream Margin Review
Joseph Spears
Joseph Cosniac
Stream Margin Review
DATE: 8.lO.05
THE SCOPE OF WORK INCLUDES DEMOLITION OF THE EXISTING HOUSE.
NEW CONSTRUCfION IS CONSISTANT WITH THE FAR BELOW. THE
FOUNDATIONS ARE A COMBINATION OF SLAB ON GRADE AND CRAWL
SPACE INCLUDING AN 1168 SQ. Fr. BASEMENT. THE CONSTRUCTION WILL
BE IN TRADITION IN-SITU TECHNIQUES WITH BE A COBINATION OF
POURED IN PLACE CONCRETE, EXPOSED STEEL, GLASS CURTAIN WALLS
AND ZINC ROOFS.
THE PROPOSED DESIGN REMAINS 15' BACK FROM THE AGREED TOP OF
SLOPE TO MEET THE STREAMLINE MARGIN. THE SIDE SETBACK ARE 10'
AND DUE TO ATTACHING THE GARAGE TO THE HOUSE THE FRONT YARD
SET I\\CK IS 25'.
THE HIEGHT LIMIT IS 25' WITH A SET BACK EQUAL TO 45 DEGREES FORM
THE TOP OF SLOPE.
THE PROPOSED DWELLING ALSO MEETS ALL REQUIRED DESIGN
STANDARDS.
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