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Home My WebLink Aboutlanduse case.es.844 Roaring Fork Rd.A8-95 ~1~ ( ~fl-l '''''~ ---- ... , .. CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 01/25/95 PARCEL ID AND CASE NO. DATE COMPLETE: 2735-121-20-002 A8.95 STAFF MEMBER: KJ PROJECT NAME:FARISH HALLAM LAKE ESA Project Address:844 ROARING FORK ROAD Legal Address:LOTS 5-9 & PARTS OF LOTS 10 & 11. ASPEN COMP SUBD CITY OF ASPEN. 713 871-8760 APT 16E HOUSTON.TX 77027 APPLICANT:MRS. STEVEN P. FARISH Applicant Address:2200 WILLOWICK REPRESENTATIVE:GIDEON KAUFMAN Representative Address/Phone:315 E. HYMAN Aspen, CO 303 925-8166 81611 -------------------------------------------------------------- -------------------------------------------------------------- FEES: PLANNING ENGINEER HOUSING ENV. HEALTH TOTAL $1020.00 $ 62.00 $ $ $1082.00 # APPS RECEIVED 4 # PLATS RECEIVED 4 TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: --.lL 2 STEP: P&Z Meeting Date 3/7 PUBLIC HEARING: YES ~ I VESTED RIGHTS: YES CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO DRC Meeting Date --------------------------------------------~------------------ --------------------------------------------------------------- REFERRALS: city Attorney ~ Parks Dept. School District >< city Engineer Bldg Inspector Rocky Mtn NatGas Housing Dir. Fire Marshal CDOT Aspen Water Holy Cross Clean Air Board City Electric Mtn. Bell Open Space Board Env~r.Hlth. ACSD ~ other-Jf(,J::S -I'D'" ,"~ Zon~ng Energy Center Other C~(A.' DATE REFERRED:~ INITIALS: <r1.AJ DUE:~ ;~~~~=;;~;~~~7=== ============;~;;=;;~;;;7=371;kft;==~~~;~A~7~ ,/ I I city Engineer ~Zoning ___Env. Health open space Other: ___ city Atty ___ Housing FILE STATUS AND LOCATION: -fin 7);Jf F~~ - F~~ ~t~ ./ tu ."'" - _ _ .,.;""-F "~_,, /..f~.<>~~' .....-::.. . c........ . ...,' - '..,..- ,",c. .' .~/. .... ' .~"-~;;;p f/;:;./' " .~...,. ,', ,.,.. .' >, n.V' ,..,.;."'~C.;...C'..._..l '-,r" " -~ ~ ~ se~ d~ -h /j/.QA4 J1 Du ~ ~ -Iv ~ tlweFL; (' ~ U:4~ ~ ~ I~/ic- )~ r~ d~ -Iv J~ dwdLJ {tft4cuJl "~J ./Mou dP(a.d1JJ ~ ~ ; fra ~ ~ 14 j)t1} J ~ ~ I!-])?( I {re.. 0d o.f1~ [i. ~ ~ fr,. [51{ .f (j,..j U4e (~~ ~~ ~ )(lfiflif~~1J6w.?) '.1/ ~Jr#5u~ .f~ ^. - ~ ~~~ M~,9Jbc(!~ . ~!/N.vJ . k.~~~ f#~ ~ -(il /4))[( Gw/ ~ ~~.ID17:~ -/D~. (?~ ~~ ~ -Iv ,r f4 ~vU 1r 7~~jJ) ~, 3 fAts- ~ (I ~ JD hVl '7D V\ / flaM i Vl~ 1 ~o - c; 0'10 ~~Jkj) IJr,,] ATTACHMENT 1 SPECIFIC SUBMISSION REQUIREMENTS All applications for "Residential Design Standards" review must include the following information: 1. Neighborhood block plan at 1 "=50' (available in the City Engineering Department). Graphically show the front portions of all existing buildings on both sides of the block and their setback from the street in feet. Identify parking and front entry for each building and locate any accessory dwelling units along the alley. Indicate whether any portions of the houses immediately adjacent to the subject parcel are one story (only one living level). 2. Site plan at 1 "=1 0'. Show ground floors of all buildings on the subject parcel, as proposed, and footprints of adjacent buildings for a distance of 100' from the side property lines. Show topography of the subject site with 2' contours. 3. All building elevations at 1/8"= 1'0. 4. Floor plans, roof plan, and elevations as needed to verify that the project meets or does not meet the "Primary Mass" standard. 5. Photographic panorama. Show elevations of all buildings on both sides of the block, including present condition of the subject property. Label photos and mount on a presentation board. "RESIDENTIAL DESIGN STANDARDS (ORDINANCE #30)" STAFF CHECKLIST REVIEW Application Package Contents Following is an application for "Residential Design Standards" review by the Planning Staff. Included are: 1. Attachment 1- Submission requirements 2. Attachment 2- "Residential Design Standards" checklist. This is the worksheet used by Staff for reviews and is provided to assist you in verifying your project's compliance with Ordinance #30. Do not submit this checklist as part of the application. Planning Staff typically review applications on Mondays. Response will be in letter form, either confirming that the project as proposed meets Ordinance #30, or that the applicant must either make revisions or make an application to the Design Review Appeal Committee. AN APPLICATION FOR BUILDING PERMIT CANNOT BE SUBMITTED FOR RESIDENTIAL DEVELOPMENT WITHIN THE CITY UNTIL THIS REVIEW HAS BEEN COMPLETED AND THE APPLICANT HAS RECEIVED A "NOTIFICA TJON OF APPROVAL," SIGNED BY A MEMBER OF THE PLANNING STAFF, WITH THE FOLLOWING EXEMPTIONS: A. DEVELOPMENT WHICH ADDS FLOOR AREA BUT DOES NOT ALTER THE EXTERIOR OF AN EXISTING STRUCTURE; OR -B. IS AN ADDITION OR REMOVDEL OF AN EXISTING STRUCTURE THAT DOES NOT CHANGE THE EXTERIOR OF THE BUILDING; OR C. REPAIR OF EXISTING ARCHITECTURAL FEATURES, REPLACEMENT OF ARCHITECTURAL FEATURES WHEN FOUND NECESSARY FOR THE PRESERVATION OF THE STRUCCTURE, AND SIMILAR REMODELING ACTIVITIES WHICH CREATE NO CHANGE TO THE EXTERIOR APPEARANCE OF THE STRUCTURE AND HAVE NO IMPACT ON ITS CHARACTER; OR D. DEVELOPMENT IN THE R-15B ZONE DISTRICT. ( ) Multiple unit residential buildings must have at least one street-oriented entrance for every four (4) units. ( ) Front units of multiple unit residential buildings must have a street facing principal window. Building Elements ( ) All residential buildings must have a one-story street facing element the width of which comprises at least 20% of the building's overall width. Build-To Lines ( ) If 75% or more of the residential buildings on the face of a block where a project is to be located are within two (2) feet of a common front setback line, a minimum of 60% of a proposed project's front facade must also be within two (2) feet of that front setback. ( ) Corner sites are of particular importance in the definition of street frontages. Therefore on comer sites where fewer than 75% of the residential buildings on the face of a block are located within two (2) feet of a common setback line, a minimum of 60% of at least one of the street frontages of a proposed project's front facade must be located within two (2) feet of the minimum setback. Primary Mass ( ) A primary mass is a building volume for which two of the following three characteristics do not vary: plate height, ridge height, wall plane. The floor area of a primary mass in excess of 70% of total allowable FAR shall be multiplied by 1.25. ATTACHMENT 2 RESIDENTIAL DESIGN CHECKLIST Building Orientation ( ) The orientation of the principal mass of all buildings must be parallel to the streets they face. On comer lots, both street-facing facades of the principal mass must be parallel to the road. On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. ( ) All single family homes, townhouses, and duplexes must have a street-oriented entrance and a street facing principal window, except townhouses and accessory units facing courtyards or gardens, where ~ntries and principal windows should face those features. On comer lots, entries and principal windows should face whichever street has a greater block length. 1. A street oriented entrance requires that at least one of the following two conditions are met: ( ) The front entry door is on the street facade () A covered entry porch of fifty (50) or more square feet is part of the street facade. 2. A street facing principal window requires that ( ) a significant window or group of windows of a living room, dining room or family room face the street. ( ) For single family homes and duplexes with attached garages or carports, the width of the house must be at least five (5) feet greater than the width of the garage along its street facing frontage. ( ) For single family homes and duplexes with attached garages or carports, the garage must be set back at least ten (10) feet further from the street than the house. Calculating floor area ratio Accessory dwelling unit or linked pavilion. For the purposes of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, the following shall apply: The allowable floor area of an attached accessory dwelling unit shall be excluded up to a maximum of two hundred fifty (250) square feet of allowable floor area or fifty percent of the size of the accessory dwelling unit whichever is less. An accessory dwelling unit separated from a principal structure by no less than fifteen (15) feet with a maximum footprint of four hundred fifty (450) square feet shall be calculated at fifty percent of allowable floor area up to seven hundred (700) square feet. Any element linking the principal structure to the accessory unit may be no more than one story tall, six (6) feet wide, and ten (10) feet long. Any element linking the principal structure to an accessory structure in excess of ten feet shall have that excess counted as floor area. This floor area exclusion provision only applies to accessory dwelling units which are subject to review and approval by the planning and zoning commission pursuant to conditional use review and approval, section 7-304 of Chapter 24 of this Code. An element linking a detached garage to the principal structure shall not be included in the calculation of floor area provided that the linking structure is no more than one story tall, six (6) feet wide, and ten (10) feet long. Decks, balconies porches, loggias and stairways. The calculation of the floor area of a building or a portion thereof shall not include decks, balconies, stairways, terraces and similar features; unless the area of these features is greater than fifteen percent of the maximum allowable floor area of the building. Porches shall not be counted towards FAR. Loggias shall be calculated as .5 FAR Garages, carports and storage areas. 1. All districts except the R 15-8 zone district. For the purpose of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, garages, carports and storage areas shall be excluded up to a maximum area of two hundred fifty (250) square feet per dwelling unit; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as .5 FAR; all garage carport and storage areas in excess of five hundred (500) square feet per dwelling unit shall be included as part of the residential floor area calculation. For any dwelling unit which can be accessed from an alley or private road entering at the rear or side of the dwelling unit. the garage shall ~ be excluded from floor area calculations up to two hundred fifty (250) square feet per dwelling unit jf it is located on said alley or road; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as .5 FAR. For the purposes of determining the exclusion, if any, applicable to garages, carports, and storage areas, the area of all such structures on a parcel shall be aggregated. Inflection ( ) If the street frontage of an adjacent structure is one story in height for a distance more than twelve feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in height for a distance of twelve (12) feet. . ( ) If the adjacent structures on both sides of a proposed building are one story in height, the required one story volume of the proposed building may be on one side only. ( ) If a proposed building occupies a comer lot, and faces an adjacent one story structure, 'the required one story element may be reversed to face the comer. Garages and Driveways ( ) All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet. ( ) Garages below natural grade, garages with a vehicular entrance width greater than twenty four (24) feet. and garages with a vehicular e,ntrance width greater than 40% of the front facade in total shall meet one of the following conditions: ( ) All elements of the garage shall be located within fifty (50) feet of the rear lot line or ( ) All elements of the garage shall be located farther than one hundred fifty (150) feet from the front lot line, or ( ) The vehicular entrance to the garage shall be perpendicular to the front lot line Areaways ( ) All areaways, lightwells and/or stairwells on the street facing side(s) of a building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. Height 1. Methods of measurement for varying types of roofs. a. Flat roofs or roofs with a slaDe of less than 3'12 The height of the building shall be the maximum distance measured vertically from the natural or finished grade, whichever is lower, to the top or ridge of a flat, mansard, or other roof with a slope of less than 3: 12. b. Roofs with a slope from 3:12 to 8:12. For roofs with a slope from 3:12 to 8:12, height shall be measured vertically from the natural or finished grade, whichever is lower, to the mean height between the eaves and ridge of a gable, hip, gambrel or other similar pitched roof. The ridge of a gable, hip, gambrel, or other pitched roof shall not extend over five (5) feet above the maximum height limit: c. Roofs with a slope of 8:12 or greater. For roofs with a slope of 8:12 or greater, height shall be measured vertically from the natural or finished grade, whichever is lower, to a point one-third (1/3) of the distance up from the eaves to the ridge. There shall be no limit on the height of the ridge. Chimneys and other appurtenances may extend up to a maximum of two (2) feet above the ridge. d. Chimnevs. antennas and other apourtenances. Antennas, chimneys, flues, vents or similar structures shall not extend over ten (10) feet above the specified maximum height limit, except for roofs with a pitch of 8:12 or greater, these elements may not extend more than two (2) feet above the ridge. Water towers and mechanical equipment shall not extend over five (5) feet above the specified maximum height limit. Church spires, bell towers and like architectural projections, as well as flag poles, may extend over the speCified maximum height limit. 2. Exceptions for buildings on slopes. The maximum height of a building's front (street facing) facade may extend for the first thirty (30) feet of the building's depth. 3. Exceptions for areaways, Iightwells and basement stairwells. An areaway, lightwell or basement stairwell of less than one hundred (100) square feet, entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street, and enclosed on all four sides to within eighteen (18) inches of the first floor level shall not be counted towards maximum permissible height. Parking. 1. For single family and duplex residential use: 2 spaces/dwelling unit. Fewer spaces may be provided by special review pursuant to Article 7, Division 5 for historic landmarks only, and fewer spaces may be provided by conditional use review pursuant to Article 7, Division 4, for Accessory 2. R-15B zone district. Garages, carports, and storage areas shall be exempt from floor area up to a maximum of five hundred (500) square feet. 3. Except in the R-15B zone district, when calculating floor area ratio, lot area shall include only areas with a slope of less than 20%. In addition, half (.50) of lot areas with a slope of 20-30% may be counted towards floor area ratio; areas with slopes of greater than 30% shall be excluded. The total reduction in FAR for a given site shall not exceed 25%. Also excluded for the purpose of floor area calculations is that area beneath the high water line of a body of water and that area within an existing or proposed dedicated right-of-way or surface easements. Lot area shall include any lands dedicated to the City of Aspen or Pitkin County for the public trail system, any open irrigation ditch, or any lands subject to an above ground or below ground surface easement such as utiiities that do not coincide with road easements. When calculating density, lot area shall have the same exclusions and inclusions as for calculating floor area ratio, except for exclusion of areas of greater than 20% slope. 4. For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level of the finished floor. 5. The area of any story, whose top of floor is a maximum of eighteen (18) inches above natural or finished grade, whichever is lower, at any point along the perimeter of the building shall be excluded from floor area calculations. For any story which is partly above and partly below natural or finished grade whichever is lower, a calculation of the total volume of the story which is above and which is below grade shall be made, for the purpose of establishing the percentage of the area of the story which shall be included in floor area calculations. This calculation shall be made by determining the total percentage of the perimeter wall area of the story which is above natural or finished grade, whichever is lower, which shall be multiplied by the total floor area of the subject story, and the resulting total shall be that area which is included in the floor area calculation. Dwelling Units only. Only 1 space per dwelling unit is required if the unit is either a studio or a 1 bedroom dwelling unit. Site coverage Roof or balcony overhangs. cantilevered building elements and similar features extending directly over grade shall be excluded from maximum allowable site coverage calculations. , , <~ .. ....,... MEMORANDUM TO: Planning and Zoning Commission FROM: Kim Johnson, Planner RE: Reconsideration of Farish Hallam Lake ESA Review (844 Roaring Fork Road) DATE: June 6, 1995 ----------------------------------------------------------------- ----------------------------------------------------------------- summary: The P&Z reviewed and approved this project on March 7, 1995 with conditions. At that time, staff and the P&Z interpreted the application to read that the living room portion of the house would remain as is, encroaching into the "no development" setback area required in the regulations. There was considerable discussion about the exterior patio, lighting, and protection of trees along the Hallam Lake side of the residence. Attached for your reference is information from the application and staff memo for the March 7 meeting, Exhibit "A". On April 5, 1995, this item was introduced to the FAR Overlay Committee as the remodeled and expanded home exceeded 85% of allowable floor area. During the FAR review, Committee members from the P&Z became aware of the 100% demolition of the project, and felt this was an issue relating to the previous P&Z hearing. The FAR Committee decided to table this item to April 25. On April 25, the FAR Committee was not able to complete the review because of time constraints of P&Z members and staff who had to proceed to a P&Z meeting. The FAR review was tabled to May 3, 1995. Also on April 25, staff presented to the P&Z the determination of the city Attorney that the P&Z could move to rehear the Hallam Lake ESA review. The P&Z did so move by a vote of 4-0 (2 abstentions) to place the item on its June 6 agenda. On May 3, the FAR review was approved by the Special Review Committee. At that meeting, Gideon Kaufman stated that the original application did not intend to mislead anyone about the intent to demolish the portion of the building in question. He stated that if the Commission would not allow complete demolition and replacement of the living room wing, the project would be able to keep the existing wall of the living room in place, making structural additions to hold up a new roof. If this method was used, the existing structure would be 61% demolished according to Mr. Kaufman and Mr. Fallin. staff Discussion: Dick Fallin submitted a letter to update staff and the Commission, Exhibit "B". Regarding the fireplace relocation, the Environmental Health Department must approve any 1 c ~ ....,.. new or relocated fireplaces. The Hallam Lake ESA allows for Special Review approval to allow a building to encroach into the 15' "no development" setback. The Commission would have to find that: 1. A unique condition exists on the site where strict adherence to the top of slope setback will create an unworkable design problem. 2. Any intrusion into the top of slope setback or height limit is minimized to the greatest extent possible. 3. Other parts of the structure or development on the site are located outside the top of slope setback line or height limit to the greatest extent possible. 4. Landscape treatment is increased to screen the structure or development in the setback from all adjoining properties. There are several mature spruce trees on the north side (front) of the home which substantially limit the ability to move the entire structure northward on the site. This difficulty could satisfy the first requirement. Items 3 and 4 are not issues. However, the second requirement might require alteration of the roofline to be satisfactory. Technically, the added hip roof over a portion of the living room could be construed as an expansion of the building within the 15' setback area whether or not the existing wall remained or was reconstructed. Keeping a flat roof on the portion of the building in the 15' setback would not violate this criterion. However, a 4' roof overhang which currently exists along the south edge of the living room (Hallam Lake side) is being removed. This could be considered as an "exchange" of bulk and lessening of an encroachment when reviewing the proposed hip roof over the living room. If the Commission and applicant determine the existing walls will remain rather than be demolished, staff wants the applicant to explain specifically what materials will be removed/replaced and what will be left standing to "remodel". If all that remains is a few vertical studs, the structure should be considered functionally "demolished". Staff wants to avoid any confusion in the future as to the level of deconstruction which was approved by the Commission. If demolition is approved and replacement in the setback is granted, the Commission must make it clear that there are specific Special Review findings which support the approval. Staff's position in general is that such a substantial demolition of a structure would provide an excellent opportunity to eliminate any encroachment problems. site specific hardship must be made clear by the P&Z. 2 . - :~-~~-'-~~',-~. MEMORANDUM J b.h,~.+ .~. ~~ ,..., '-.of TO: Planning and Zoning commission FROM: Kim Johnson, Planning Office 6ft) RE: Farrish Hallam Lake Bluff ESA Review DATE: March 7, 1995 ================================================================= summary: The Planning Office recommends approval of this request with conditions. The applicant seeks to add onto an existing 1,880 single family residence for a total of 5,424 s.f. FAR. Applicant: Mrs. steven Farrish, represented by Dick Fallin Location: (Lots 5-9 and parts of Lots 10 and 11, Aspen Company Subdivision) Zoning: R-15, with Hallam Lake Bluff Environmentally Sensitive Area (ESA) overlay. The parcel is 30,400 s.f. Please see Exhibit "A" for vicinity map, proposed site plan and site sections. Referral Comments: See Exhibit "B" for complete memos. Parks Department: Rebecca Baker stated that more trees may be impacted by construction that is shown on the plan. Any trees slated for relocation must receive tree removal/relocation permits from the Parks Department prior to issuance of a building permit. Prior to issuance of any building permits, tree protection barricades must be erected at the drip lines of at-risk trees. The barricades shall be constructed to prevent soil compaction, material storage, and spillage of deleterious substances under the trees. A 12" PVC culvert must be installed under the new driveway. At least one week prior to the ditch work, the applicant must contact Tom Rubel of the Parks Department so he can monitor the ditch work. A.C.E.S. - In a phone conversation with staff, Tom Cardamone expressed that plantings of native shrubbery on the hillside would reduce the grassy tamed look and restore the natural appearance of the slope under the cottonwood trees. Tom also expressed concern about the recessed lighting which is proposed on the structure. There are currently floodlights attached to the building which brightly light up the nature preserve below. Low level, low voltage lighting is acceptable, but wall mounted lights are not acceptable. Enaineerina: Chuck Roth submits the following comments: 1) Any increase in historic storm run-off must be maintained on site. A drainage plan must be included in the building permit \ c ~ ....., To summarize, there are several options for the Commission: 1) Require redesign of the demolished structure (if 100%) so that there is no encroachment into the 15' setback. 2) Require redesign of the roof in the 15' setback area if the living room wing remains (exact determination of amount of structure to remain) . 3) Approve Special Review for the proposed hip roof expansion into the 15' setback with clear findings on the review criteria, including the removal of the 4' overhang on the south side of the living room. 4) Approve Special Review for encroachment into the 15' setback with clear findings on the review criteria. Exhibt "A" "Bit Excerpts from Application and March 7, 1995 Staff Memo June 1, 1995 Letter from Dick Fallin 3 - ",'-... ........_,...- "-.,-1' application. 2) A sidewalk, curb, and gutter agreement must be signed and recorded at owner's expense prior to the issuance of any building permits. Forms for the agreement are available in the Engineering Office. 3) The site plan in the building permit application must clearly label and dimension all on-site parking spaces. 4) The applicant shall consult Department and shall obtain permits any work or development including right-of-way. the city Engineer and Parks from the streets Department for landscaping within the public staff Comments: Ha::am Lake Bluff E.S.A. Review: The intent of the Hallam Lake overlay area is to provide a minimal level of protection from development impacts on the A.C.E.S. nature preserve below this hillside. various human impacts to the nature preserve that ccncern A.C.E.S. include visual, noise, and light intrusion as well as damage to the slope and vegetation which may increase runoff and erosion. The review standards contained in the ordinance are as follows: 1. No development, excavation or fill, other than native vegetation planting, shall take place below the top of slope. Response: The application shows a new planter which will jut the top of slope at the southeast corner of the house. planter is not in compliance with this criteria and number 2 follows. below This which 2. All development within the 15' setback from the top of slope shall be at grade. Any proposed development not at grade within the 15' setback must be approved by special review pursuant to section 7-404 D of this Article 7. Response: The grade in the 15' setback area was manipulated during original 1960's construction of the flagstone patio and retaining wall running west from the patio. The patio is raised approximately 4 feet off of the existing slope. As mentioned above, the proposed planter on the south edge of the building and patio further intrudes into the setback area. The application also calls for expansion of the patio to the west, including stairs which go down to meet the slope. The applicant states that the planter, new deck, and steps meets the special review criteria as specified in Section 7-404 D, but does not elaborate. Staff does not agree. This section reads: D. Whenever a special review is for development above or below 2 /Iv c ~ grade within the fifteen foot setback from top of slope as identified on a site specific section drawing or above the height limit established by the ESA, the development application shall be approved only if the following conditions have been met: 1. A unique condition exists on the site where strict adherence to the top of slope setback will create an unworkable design problem. 2. Any intrusion into the top of slope setback or height limit is minimized to the greatest extent possible. 3. other parts of the structure or development on the site are located outside the top of slope setback line or height limit to the greatest extent possible. Landscape treatment or development in properties. The existing filled-in patio and retaining walls areas behind the house are non-conforming per the review criteria. If the patio, walkways and rock retaining wall are unchanged, they may remain. However, there is not a unique condition which calls for the extensive work shown on the plan. It is an effort on the applicant's part to expand the outdoor living space overlooking the nature preserve, including stairs which will encourage further activity down on the slope. This type of development is the reason why limits are placed through the ESA review process. If a railing is needed for safety purposes, a railing should be proposed for the Commission's review under this special review section. During a staff inspection, it also became apparent that the applicant has cleared underbrush from the slope to enhance views downward. This makes any changes to the decks or structure more visible from below. 4. is increased to screen the structure the setback from all adjoining 3. All development outside the 15' setback from the top of slope shall not exceed a height delineated by a line drawn at a 45 degree angle from ground level at the top of slope. Height shall be measured and determined by the Zoning Officer utilizing that definition set forth at section 3-101 of this Chapter 24. Response: The section drawings taken from the 3/22/94 survey show that the proposed structure complies with this height limit. 4. A landscape plan shall be submitted with all development applications. Such plan shall include native vegetative screening of no less than 50 percent of the development as viewed from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity and shall be 3 2) "-.. .- "-" -- replaced with the same or comparable material should it die. Response: The landscaping shown on the survey indicates many large cottonwood trees which provide a fair amount of screening of the structure from the rear. As noted above, it appears that clearing of the native hillside shrubbery has occurred in the past. Staff recommends that additional plantings of native shrub type plants be added along the slope to restore its wild character, and below the foundation walls of the house and patio retaining walls in order to reduce their visibility. Prior to the issuance of any building permits, a final landscape plan shall be reviewed by Planning and ACES staff. Any tree relocations must receive City's tree removal permits. 5. All exterior lighting shall be low and downcast with no light(s) directed toward the nature preserve or located down the slope. Response: The application states that recessed downlights will be placed in the roof overhangs. This does not meet the intent of the criteria to reduce the night time visual impact of structures toward the nature preserve. Planning and ACES Staff recommends only bollard or pathway style lighting for the rear of the building and patio area which does not illuminate the building itself. A final lighting scheme shall be included in the building permit set for Planning I s approval. Staff is currently researching the minimum exit lighting requirements of the building codes and will report the findings to the Commission. 6. No fill material or slope. Historic maintained. Pools slope. debris shall be placed on the face of drainage patterns and rates must or hot tubs cannot be drained down the be the Response: The application states that this requirement will be met. No hot tub is indicated on the plans. A drainage plan is being required prior to issuance of a building permit. To prevent debris from falling down the hill, a strong construction barricade fence must be erected on the "bench" of the site and inspected by Planning prior to the issuance of any demolition or building permits for the parcel. The barricades must remain in place until all construction is complete or the certificate of occupancy is issued, whichever occurs last. 7. site sections drawn by a registered architect, landscape architect, or engineer shall be submitted showing all existing and proposed site elements, the top of slope, and pertinent elevations above sea level. Response: The application contains site sections which meet the requirements of this criteria. 4 x 6. 7. 8. 9. 10. ,...... ~ ,- RECOHNENDATION: Staff recommends approval of the Farrish Hallam l Lake Bluff ESA Review with the following condi~ions:! ~~ D~ 1. The new stone planter, stairs, andtfn~s shown on the 1 ffl.l. application drawing sheet #3 are not approved for construction per this review. 2. Any trees slated for removal or relocation must receive tree removal/relocation permits from the Parks Department prior to issuance of a building permit. -p:>~~-r~r~ Prior to issuance of any building;.(permits, sturdy J;~~" protection barricades must be erected at the drip lines of at- risk trees as directed by Parks staff. The barricades shall be constructed to prevent soil compaction, material storage, and spillage of deleterious substances under the trees. They shall remain in place throughout exterior construction and grading. 3. 4. A 12" PVC culvert must be installed under the new driveway. At least one week prior to the ditch work, the applicant must contact Tom Rubel of the Parks Department so he can monitor the ditch work. 5. A final landscape plan shall be submitted and approved by ACES and Planning staff prior to issuance of any building permit. Additional plantings of native shrub type plants be added along the slope to restore its wild character, and below the foundation walls of the house and patio retaining walls in order to reduce their visibility. Any future landscape development (including but not limited to decks, spa, terrace, fencing) must be submitted for review as an amendment to this E.S.A. review. A sidewalk, curb, and gutter agreement must be signed and recorded at owner's expense prior to the issuance of any building permits. Forms for the agreement are available in the Engineering Office. The site plan in the building permit application must clearly label and dimen~ion a~l on-site parking spaces. .~/-rni~ f?.o...-).-....mJJ<.. The applic~':.... sh II consult the City Engineer and Parks Department and shall obtain permits from the Streets Department for any work or development including landscaping within the public right-of-way. ~ ~~ -44~~ Only b<p-:lk~J'~~Q'th\:&y type l~in9' "hall Co!. 1:l3cd aleFl'3 the rear of the building and patio. A final lighting scheme shall be included in the building permit set for Planning's approval. The existing floodlights must be removed as part 5 I \I) ,,, - .....'.,,,... "."" of the reconstruction. 11. To prevent debris from falling down the hill, a strong construction barricade fence must be erected on the "bench" of the site and inspected by Planning prior to the issuance of any demolition or building permits for the parcel. The barricades must remain in place until all construction is complete or the certificate of occupancy is issued, whichever occurs last. 12. The applicant shall record in the County Clerk and Recorder's Office a copy of the approved site specific development plan, landscape plan, and approval resolution. Proof of recordation must be forwarded to the Planning Office prior the issuance of any building permits for this site. 13. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Exhibits: "A" - Application information, site plan, sections, and landscape plan "B" - Referral Memos 6 \Q ,-, ,", ~ ~ ":,. .""'.; , "- is g , i " ... .. z: r I1l b ~ it ~ '0.... . A~ 't> a \ // ,...~ ~ ">/~ . '..%. w.lo Cf...... ,~ '?,\ ,S' 't \ ,,,':; 0 . \ ~ .. ~\ . .... '.. /.~ --i. o .... ~ ~ \ ~ "0 !' ~ ! ~'" . ~ /\ , '." -\ ~~ 0, ,- <--- I l- I l i~ I I .~ " I Ji ,I;, I l .~~ _ _ _, ~~e~~":j' I ,. 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P=jcct.NaIrc Farish Hallam Lake ESA . 2) Project IDeation 844 Roarinq Fork Road, Aspen, Co Lots 5-9 & parts of Lots 10 & II, Aspen Company Subd; City of Aspen, C: (inllcat:e ..L.~ address, lot" bloc:lc nmber, legal. desc:z:ipt:icn ~ '. ap(lropriat:e) 3) 5) Present Zoning R-15 .4) Lot size 30,400' sa. Mrs. Steven P. Farish 2200 Wil]owi~k Apr lnR Houston, TX 77027 71~-R71-R7nn ft. 1Ipplicant's Name, 1Iddress " Fhone , . 6) Repr-::'E~d..Q.tive's Name.. 1\ddJ:es:s & .B1one In; ('"''It- Fi'~ll; n 12~0 Ute Ave #10 A~nAn rn ~l~ll ~; ...110"":" 1l'::t."f'man '315 E, Hyman Ave ^.r9~ CO 81611 925-8166 925-4252 7) "l'ype of 1Ipplication (please check all ~t apply): ,J. _Cbnditional Use _ 0:>nc>!pbJal SPA Final SPA _ O::>noepblal Historic ~_ + ~;,,1 Review' Final. Historic pzv_ 8040 Greenline _ ~ roD _ ~ MaJ:girt Final roo Minor Historic Dev_ Historic Dem:>lition . l"DllI1tain vieu Plane Sub:1iv:;sion . .' _ Historic Designation _ Cnndaninitmiization' _ ~ ~t ~ QQS Allot:Jnent -.Gf!$ Exexpticn. _ Lot Splil;lIot Line '. . Mju:'L=.-.t 8) ~ of Eristing Uses '(n.mber ani type of ex:ist:.in3' st:r::ucbn:es; appr:oximat:e sq_ ft..; ruzber of bedo:~=i; arq pI:eVicus appmvals g=ted to the property) - ' '/11 ~ O;=<ptio> of ~ 'wli="'" Alter and add onto existina structure to create a 5-bath house of approximately 5424 sq. ft, Existing single family, one story 2-bedroom 2-bath residence of approximately 1880 sq_ ft. with a.one car carport. new 4-bedroom partial basement & 2-car garage. . ;.. 10) Have you attached the folJ.oYirg? ~ Fesp:lo.se to Attachment 2, l1j.niJwm Sllhni-=icn O:ntcnts -NLR.. Respo.tSC to Attachment 3. ~i Fic Sl.n,,;-=ion O:ntcnts -NLR.. ~tSC to A~ 4. Pcvieu Stardards for Your lIWlication -- \~ "'"" ...... "'" " ,oil' FARISH RESIDENCE HALLAM LAKE ESA Project Description January 25, 1995 The applicant, Anne Farish, proposes to significantly alter and make additions to her existing single family residence located at 844 Roaring Fork Drive on Lots 5 - 9, Parts of 10 & 11, and adjacent parcel as shown on the attached drawings, consisting of: Site Plan Site Sections Landscape Plan Existing Floor Plan Existing Exterior Elevations New Basement Plan New First Floor Plan New Second Floor Plan New Roof Plan New Exterior Elevations The lot area is 30,400 square feet and is in City of Aspen Zone District R- 15 which allows an F.A. R. of 5424 square feet. The existing structure is a small one story frame two-bedroom, two bath house with an attached one-car carport which was constructed approximately thirty years ago. Mrs. Farish, a long-time Aspen resident, has owned the house since 1977. The program for the new project was conditional upon the owner's desire to keep as much of the layout of the existing house as possible, while creating a new master bedroom, master bath, three guest bedrooms, two-car garage and other improvements necessary for her family's needs. The property currently has approximately seventy mature trees surrounding the house, as can be seen on the survey drawings, and approximately forty of these are located on the Hallam Lake side of the lot (see attached winter and summer photos). The trees that are located on the street side of the property, in combination with the setbacks, severely restrict areas available for future development. The design solution was in part determined by this situation as well as the owner's request that, hopefully, no trees would have to be removed. As can be seen on the site plan, the options for expansion were located in the front yard/driveway area, an extension of the original house to the west, and a I \"J I"" ~ .~ second floor, all of which created a rather linear plan, parallel with the street and Lt slope, but not dissimilar to the original house orientation. Most of the houses iL:7b along Roaring Fork Drive have the same orientation characteristics. The existing living room wing footprint is to remain unchanged and lies within the 15-foot top-of-slope zone; the new master addition at the west end will have no encroachment into the top-of-slope zone, and the new second floor has no encroachments into the top-of-slope zone; the remaining structure meets the Hallam Lake ESA requirements. The massing of the house was intended to minimize the two-story element and to utilize a hipped roof design, with as many one-story elements as possible, in order to reduce the mass to the greatest extent while still maintaining the proportions necessary for the design. Dark colors are proposed in order to blend with the color character of the site as viewed from Hallam Lake. Window areas were kept in balance with the mass, with no two story glass elements, and was a conscious effort to keep the house at a scale appropriate to it's location. All parking and service areas are located on the north and east sides of the house and will not be visible from Hallam Lake. Ordinance One requirements will be met through the cash-in-Iieu option. \\() ,...., :) .f FARISH HALLAM LAKE BLUFF REVIEW Response to Review Standards 1. "No development, excavation or fill, other than native vegetation planting, shall take place below the top of slope." The applicant does not intend to do anything below the top of slope except planting which would be in accordance with this standard. 2. "All development within the fifteen-foot setback from the top of slope shall be at grade. Any proposed development not at grade within the fifteen- foot setback must be approved by special review pursuant to Section 7- 4040 of this Article 7." There are two areas in this application that will require development within the top of slope setback areas: 1. Existing living room wing at the south easterly comer. As shoWn on the survey drawing, part of the existing structure lies within the top of slope setback area. With an existing roof overhang that extends past the top of slope line. The applicant intends to re-use the existing foundation for the new development and will reconstruct the walls and roof so that the roof will not extend past the top of slope line. 2. An existing patio lies within the top of slope set back area. 1)1e landscape plan shows how the applicant intends to develop the on- grade elements within the top of slope setback area. Approximately half of the existing flagstone patio lies within the setback area. A new extension to the patio is shown approximately 16-feet to the west, encompassing an existing cottonwood tree, and new flagstone steps down to grade. The southerly edge of the patio area is proposed to have a new stone faced planter that would also extend across the south end of the living room structure. The intent is to avoid having a railing by stepping the ''finish grade" down in 3D-inch steps, as allowed by the building code. The existing patio has no railing, and the applicant has proposed this "stepping" to maintain this condition in a safe manner. The applicant believes that the conditions of Section 7-4040 of Article 7 have been met by this design. \'1 I""" ....... ~ '-4 3. "All development outside the fifteen-foot setback from top of slope shall not exceed a height delineated by a line drawn at a forty-five degree angle from ground level at the top of slope. Height shall be measured and determined by the zoning officer utilizing that definition set forth at ~ Section 3-101 of this Chapter 24." , All areas of the proposed development comply with the height limitations 1/ as described in the Hallam lake Bluff Review Section 7-506 and as defined in Section 3-101 of Chapter 24 with the exception of the south- easterly portion of the existing living room. The living room area flat roof height is to be raised approximately 1-foot at the alcove area; the main room will have a new hipped roof that rises from the flat fJ)Nay from the slope to the north, thus minimizing the massing as much as possible. As can be seen by the photos, the existing vegetation effectively screens the house from Hallam lake. 4. "A landscape plan shall be submitted with all development applications. Such plan shall include native vegetation of no less than fifty percent of the development as viewed from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity and shall be replaced with the same or comparable material should it die." The applicant submitted a landscape plan, sheet no. 3, as part of the development application. The applicant believes the existing vegetation exceeds the fifty-percent coverage requirement. The applicant agrees to maintain vegetation. 5. "All exterior lighting shall be low and downcast with no lights directed toward the nature preserve or located down the slope. The applicant proposes to use recessed downlights in the roof overhang along the patio areas. The fixtures will have a black baffle typical of this type of fixture that prevents glare. There will be no lighting directed toward the preserve or located down the slope." 6. "No fill material or debris shall be places on the face of the slope. Historic drainage patterns and rates must be maintained. Pools or hot tubs cannot be drained down the slope." No fill material or debris will be placed on the face of the slope. Historic drainage patterns and rates will be maintained through the use of drywells and french drains where required. No pools or hot tubs are proposed. \~ JUN-01-1995 14:35 FROM BAKER FALL[N ASSOC. ~" ,.... TO 9205439 P.01 """ ~ &\1,~,t t . f=;AJ-.J:':l,,- --- ---- - - - F\T 1T."-: ! ..~.. ! June 1,1995 . Kim Johnson Aspen Community Development City of ~ 130 S. Galena , Aspen, :CO 81611 AS&OC'1ATI$ )~TED AJ:ciD'TEC!Um!.AND P'Lt,NN1NG ~ ~ Ref' Farish Hallam Lake ESA . 844 ~oaring For1<Road, Aspen, Colorado Dear Kim, At your request, this letter is our reply to questions that: have surfa<;8d regarding the appl'oval granted to Mrs. Farish's Hallam Lake ESA special revieW on ~arch 7, 1995. As you know, our position desaibed in the written application was that Mrs. Farish wished to retain the basic: layout of the existing house "egarding roOm locations and that the footprint area presently encroaching into the top of s1opr1 ~ck area was to remain, i.e., the foundation was to remain and the existing walls and roOf were to be removed and rebuilt Due to the age and deterioration of the exlstlng houSe, this seemed to make the most sense. . We understand some P & Z commission members feel that they rnaif have approved keeping the existing walls. While that was not what! our application represented, if that is the P & Z desire we would leave the existing roof and columns at the souIhem-most portion, remove the existing roof from the remaining exiSting Uving , room area, and build a new pitChed roof supported by new colUmns within.the existing walls. . To make sure there are no other miaunderstandings the drawings t!:Iat were submitted showecfthe fireplace location moving from the west wall to the east wall. We want to COnfimi this is included in the approval. p'lease do not hesitate to call if you need any further information. , ~ f Richerd A Fa/lin, VIC8-P,.sident ! i I . i JOHN R.BAlCER.AIA. ~id.mt. RICRARDA. PAll.IN VbP~. D.AVll)~..K. fANlccAHocl41~ .j . 1280 Uyg Av""us . Ml'llN. COU>RAOO 81611 . 303lQ25.4252. PAX 303/925.2639 -j 115 ORAND A.W."fUIl . OtfN~OD Si72lNOS, COI.OIAOO 81601 . 303/928-9704 .. FAX .3031926-9628 i · I TOTRL P.01 c :) MEMORANDUM TO: Planning and Zoning commission FROM: Kim Johnson, Planning Office RE: Farrish Hallam Lake Bluff ESA Review DATE: March 7, 1995 ----------------------------------------------------------------- ----------------------------------------------------------------- summary: The Planning Office recommends approval of this request with conditions. The applicant seeks to add onto an existing 1,880 single family residence for a total of 5,424 s.f. FAR. Applicant: Mrs. steven Farrish, represented by Dick Fallin Location: (Lots 5-9 and parts of Lots 10 and 11, Aspen Company SUbdivision) Zoning: R-15, with Hallam Lake Bluff Environmentally Sensitive Area (ESA) overlay. The parcel is 30,400 s.f. Please see Exhibit "A" for vicinity map, proposed site plan and site sections. Referral Comments: See Exhibit "B" for complete memos. Parks Department: Rebecca Baker stated that more trees may be impacted by construction that is shown on the plan. Any trees slated for relocation must receive tree removal/relocation permits from the Parks Department prior to issuance of a building permit. Prior to issuance of any building permits, tree protection barricades must be erected at the drip lines of at-risk trees. The barricades shall be constructed to prevent soil compaction, material storage, and spillage of deleterious substances under the trees. A 12" PVC culvert must be installed under the new driveway. At least one week prior to the ditch work, the applicant must contact Tom Rubel of the Parks Department so he can monitor the ditch work. A.C.E.S. - In a phone conversation with staff, Tom Cardamone expressed that plantings of native shrubbery on the hillside would reduce the grassy tamed look and restore the natural appearance of the slope under the cottonwood trees. Tom also expressed concern about the recessed lighting which is proposed on the structure. There are currently floodlights attached to the building which brightly light up the nature preserve below. Low level, low voltage lighting is acceptable, but wall mounted lights are not acceptable. Enqineerinq: Chuck Roth submits the following comments: 1) Any increase in historic storm run-off must be maintained on site. A drainage plan must be included in the building permit ,,-.', " " -' grade within the fifteen foot setback from top of slope as identified on a site specific section drawing or above the height limit established by the ESA, the development application shall be approved only if the following conditions have been met: 1. A unique condition exists on the site where strict adherence to the top of slope setback will create an unworkable design problem. 2. Any intrusion into the top of slope setback or height limit is minimized to the greatest extent possible. 3. other parts of the structure or development on the site are located outside the top of slope setback line or height limit to the greatest extent possible. 4. Landscape treatment or development in properties. is increased to screen the structure the setback from all adjoining The existing filled-in patio and retaining walls areas behind the house are non-conforming per the review criteria. If the patio, walkways and rock retaining wall are unchanged, they may remain. However, there is not a unique condition which calls for the extensive work shown on the plan. It is an effort on the applicant's part to expand the outdoor living space overlooking the nature preserve, including stairs which will encourage further activity down on the slope. This type of development is the reason why limits are placed through the ESA review process. If a railing is needed for safety purposes, a railing should be proposed for the Commission's review under this special review section. During a staff inspection, it also became apparent that the applicant has cleared underbrush from the slope to enhance views downward. This makes any changes to the decks or structure more visible from below. 3. All development outside the 15' setback from the top of slope shall not exceed a height delineated by a line drawn at a 45 degree angle from ground level at the top of slope. Height shall be measured and determined by the Zoning Officer utilizing that definition set forth at section 3-101 of this Chapter 24. Response: The section drawings taken from the 3/22/94 survey show that the proposed structure complies with this height limit. 4. A landscape plan shall be submitted with all development applications. Such plan shall include native vegetative screening of no less than 50 percent of the development as viewed from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity and shall be 3 ~ '" '-.J replaced with the same or comparable material should it die. Response: The landscaping shown on the survey indicates many large cottonwood trees which provide a fair amount of screening of the structure from the rear. As noted above, it appears that clearing of the native hillside shrubbery has occurred in the past. Staff recommends that additional plantings of native shrub type plants be added along the slope to restore its wild character, and below the foundation walls of the house and patio retaining walls in order to reduce their visibility. Prior to the issuance of any building permits, a final landscape plan shall be reviewed by Planning and ACES staff. Any tree relocations must receive City's tree removal permits. 5. All exterior lighting shall be low and downcast with no light(s) directed toward the nature preserve or located down the slope. Response: The application states that recessed downlights will be placed in the roof overhangs. This does not meet the intent of the criteria to reduce the night time visual impact of structures toward the nature preserve. Planning and ACES Staff recommends only bollard or pathway style lighting for the rear of the building and patio area which does not illuminate the building itself. A final lighting scheme shall be included in the building permit set for Planning's approval. Staff is currently researching the minimum exit lighting requirements of the building codes and will report the findings to the Commission. 6. No fill material or slope. Historic maintained. Pools slope. debris shall be placed on the face of drainage patterns and rates must or hot tubs cannot be drained down the be the Response: The application states that this requirement will be met. No hot tub is indicated on the plans. A drainage plan is being required prior to issuance of a building permit. To prevent debris from falling down the hill, a strong construction barricade fence must be erected on the "bench" of the site and inspected by Planning prior to the issuance of any demolition or building permits for the parcel. The barricades must remain in place until all construction is complete or the certificate of occupancy is issued, whichever occurs last. 7. site sections drawn by a registered architect, landscape architect, or engineer shall be submitted showing all existing and proposed site elements, the top of slope, and pertinent elevations above sea level. Response: The application contains site sections which meet the requirements of this criteria. 4 ........ - RECOMMENDATION: Staff recommends approval of the Farrish Hallam Lake Bluff ESA Review with the following conditions: 1. The new stone planter, stairs, and new patio as shown on the application drawing sheet #3 are not approved for construction per this review. 2. Any trees slated for removal or relocation must receive tree removal/relocation permits from the Parks Department prior to issuance of a building permit. 3. Prior to issuance of any building permits, sturdy tree protection barricades must be erected at the drip lines of at- risk trees as directed by Parks staff. The barricades shall be constructed to prevent soil compaction, material storage, and spillage of deleterious substances under the trees. They shall remain in place throughout exterior construction and grading. 4. A 12" PVC culvert must be installed under the new driveway. At least one week prior to the ditch work, the applicant must contact Tom Rubel of the Parks Department so he can monitor the ditch work. 5. A final landscape plan shall be submitted and approved by ACES and Planning staff prior to issuance of any building permit. Additional plantings of native shrub type plants be added along the slope to restore its wild character, and below the foundation walls of the house and patio retaining walls in order to reduce their visibility. 6. Any future landscape development (including but not limited to decks, spa, terrace, fencing) must be submitted for review as an amendment to this E.S.A. review. 7. A sidewalk, curb, and gutter agreement must be signed and recorded at owner's expense prior to the issuance of any building permits. Forms for the agreement are available in the Engineering Office. 8. The site plan in the building permit application must clearly label and dimension all on-site parking spaces. 9. The applicant shall consult the City Engineer and Parks Department and shall obtain permits from the Streets Department for any work or development including landscaping within the public right-Of-way. 10. Only bollard or pathway type lighting shall be used along the rear of the building and patio. A final lighting scheme shall be included in the building permit set for Planning's approval. The existing floodlights must be removed as part 5 ..... - -..l of the reconstruction. 11. To prevent debris from falling down the hill, a strong construction barricade fence must be erected on the "bench" of the site and inspected by Planning prior to the issuance of any demolition or building permits for the parcel. The barricades must remain in place until all construction is complete or the certificate of occupancy is issued, whichever occurs last. 12. The applicant shall record in the County Clerk and Recorder's Office a copy of the approved site specific development plan, landscape plan, and approval resolution. Proof of recordation must be forwarded to the Planning Office prior the issuance of any building permits for this site. 13. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning commission shall be adhered to and considered condi tions of approval, unless otherwise amended by other conditions. Exhibits: "A" - Application information, site plan, sections, and landscape plan "B" - Referral Memos 6 ", , -', <, . ,. -, , I J ... / ..-t ..-t J '" 00 <C..-t o ..:l c: """1 ./ riI~OCJ _, CJ c: CI) c: ZOE;<C '0 rilr...c:o.OO ./ 0 <CE;lXl<C H~o.Z::>C: '=::: CI) Z rilC1)O ;ll riI H _ U ..:l 1>:1>:0- .0 :<:C3JJ8CJ ' CI) c: - H CI)<CZZ 1>:~E;OrilJ:U <C~O 0.0. :"CXJ~~CI)CI) _<C<C /~.~ ( / , -/..-,1--....//\ ..... .c,,' 'y ')',T] o/ff r"--' :::A:.nF~ ",' ,'- EXHI~i~ '" & ;NING COMMISSION 19 _ BY RESOLUT' APPROVED ION . . ..+; : I I -r. i , i ~. )\ ~ If' / / o ;: - ' f ,/" -- - ., J . .......0-. . . ~'...::..~- - :-~ --......; ~ ; ,- - __.-=::,:.c.:.... ;_~ ~--- .,- '- '" .J 'r.". ., ~ 0- Z 1:> \ll ., ,.- ....f. ~ o \V '. ~ ~ \ . ... ~ "0 !' e ! ~\P ;> Ii ~ \ ,v ,y, \..\-.,,.~ I ,.. / .'C~~,\ ", ~ · 04. / ----'~ \~ \ - \ -E / ~ ~ --- ---- '\-v~/ ',\ \ \ ~ ~ _______ _; _. \, l". I ff~ ! "\ '. . ~~, / ~'~ / ! I ': ' '.\-' I I \ . " ' ' ~.~ : ,\ ! ~. l i ' I '~ ~ 1--1'\\\ · , ~ " I - l .'" . 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I I .i I , , f 1 k ;j , r I' I ;- " '" I I , I 1 . . .! I ~i L - .'1'':: I I ~. A ..,' j .~'j- ~ . , -I -~ t '\1.' ~~ I "-' 1"ld\"Y],i. "~. ;.+~!1I11: ~ , 1. OJ, . ,'" : ' . it' C ',1., I" , F\,' '.,'," '..' ,0,"_':,'" ....- '-'1 .(:!:;;~.t:.::... , ,:;' i.~;: ~ . """, ."~ .::" ';" . .:.~", . ,. - ~\i~)tl"~+I:lYH~i~;":""":;,j;~ ,', ...'l~' ,....~., ..j ";j " _'_'j,,-, .".'~',.)~.. ~~'.'" J~/: ";,~' _"~,':'. -'. "'~~~I{~it~J;;',:i... " ~'.\" . ", I , i, ...,"; - . i." .," i.', ,I I , , ". ;~, };i \((" I;' .:l~ t; :.' :~f.!_,_ , , -z.<J o l.~ E"'I ~4 a< ~ "''-! .I roTI\OI!-'J:Jtf l. U>NO u:;E 1\PPIJ:OcrICN R;JP!1 1) Proj=.N<:urc Farish Hallam Lake ESA .' r " j 2) l>roject Location 844 Roarinq Fork Road, Aspen, Co Lots 5-9 & parts of Lots 10 & II; Aspen Company Subd; City of Aspen, c: (inticate ..L.=t address, lot & bled<: nmbe1:', legal desc:::ipt:ion ~ '. Clp(lropriate) . . . .. 3) 5) Present Zcnin] R-l5 .4) IDt size 30,400' sa. Mrs. Steven P. Farish 2200 Willowi~k npr lfiP. Houston, TX 77027 71::l-R71-R7fin . ft. 1Ipplicant:.s Name, 1Iddress & Ehone , . . 6) Fepl.'Cs=..l<1tive's Name, lIddress & Fbooe :ni...1< ",,,11; n 12~0 Ute Ave flO n~MQn ~n ~lhl1 925-4252 7) Type of z.pplication (please chedc all ~t apply): r.:;rJQ~n Tl':tol1Tman '315 E, Hyman Ave '9r9~ CO 81611 925-8166 ,J. Corrlitional Use -- _ O:lnceptual SPA Final SPA _~roD _ ConcepbJa1 Historic r>:N. .:...:;L ~;" 1 Fevie;.r 8040 Greenline Final. Historic pzv. Minor Historic Dev. - ~ fmgirt Final :roo Historic Demolition . Y.ountain vie;.r Plane Sul:division . _ Historic resignation .' '. . _ Coroaninitmiization' '_ ~ ~t -.:....:.. QQS AllotJDent _ rat splil;/IDt Line '. , . _.~ Exerpticn. MjlJ:>L=.rt: 8) Desa:ipticn of Erist:ing Uses '(DllIber ani ~ of erist:in:1 st:rocb.tres; approximate sq. ft..; ruzber of ~,..,_w,,:; any previous approvals gI:ar.ted to the property) . Existing single family, one story 2-bedroom 2-bath residence of approximately 1880 sq. ft. with a,one car carport. 9) D=iption of D?tel~.t J\pplication Alter and ann onto existing structure to create a new 4-bedroom 5-bath house of approximately 5424 sq. ft. partial basement & 2-car garage. .... 10) lIave you attachcrl the followirg? ~ RespOnse to At:tactm:ert: 2, ~ $l,n,,;=icn O:lntcnts -HLR.. R=pu..se to At:tactm:ert: 3, ~; Fie Sl.....i-=;a1 O:lntcnts -HLR.. RespollS<! to A~ 4, Revie.r St:arduds for Your lIpplication -. . . .....', , ...,J 1\'1'1110 lMI:llr 1 U.ND tGE J\PPU:ClmCtl FQP11 1) r>roj=.Ni:urc Farish Hallam Lake ESA . 2) l>xoject location 844 Roarinq Fork Road, Aspen, Co Lots 5-9 & parts of Lots 10 & II, Aspen Compan~ Subd; City of Aspen, C (in:lic:ate ..L....et address, lot & blc:x:ic nmber, legal desc::ciption ~ .. Cl/?I?l:Opriate) :3} 5} P=sent: Zonin] R-15 .4) I.ot size 30,400. sa. Mrs. Steven P. Farish 2200 Wi]]owi~k Apr 1np. Houston, TX 77027 71~-R71-R7n() ft. 1Ipplicarrt's Name, 1Iddress & Phone , . 6) FepI:eSentative's Name, lIddress & Fhone :ni {'"k 1"" 11 in 12~0 Ute Ave tlO n~nQn ~n ~lhl' 925-4252 7} Type of ~lic:ation (please dleclc all ~t apply) : t=ir1Q';n tr~l1f'man '315 E, Hyman Ave 1\~p~lJ. ,...n 81611 925-8166 ..J __ Oxrlitional Use _ 0:xl02ptual. SPA .:...:;L ~;" 1 Re<ti.e;.r Final. SPA 8040 Greenline _ O:n::eptual. roD _ ~ Margiii Final :roo _ O::>oc:eptual Historic Dav_ _ Final. Historic pev_ Minor Hist:Dric [lev_ Historic Dem:>lition . Yamtain vie.r Plane SubllV;Sion . .- _ Historic n=ignation " , _ Cordaniniuniization. _ ~ ~t ....:....:. QQS AllotJrent -.Gl:!$ EJa:npticn. _ I.ot Split;IIDt Line '. , Mj t=Lu:rrt: 8) IJescr:ipticn of Elcistin:.r Uses .(nmeer ani t:YPe of existing st:rucbJre:s; awraximate sq. it.; nmeer of bedrocms'; arr:f previous awrovals granted to the property) - . Existing single family, one story 2-bedroom 2-bath residence of approximately 18BO sq. ft. with a.one car carport. 9) ~ption of ~oprent Applicaticn .' Alter and add onto existing structure to create a new 4-bedroom 5-bath house of approximately 5424 sq. ft. partial basement & 2-car garage. .... 10) Have you attached the follCJ<.lin;'? ~ ~tse to At:tad1ment 2, ~ S>.rn.i"",ion Cbntcnts N IR Ilcst)o"se to At:tad1ment J, ~i Fic S>.n";",,,ion Cbntcnts ..HLE.. Respollse to A~ 4, ReviE!lol standards for Your lIf-plicatioo -- ...-. ........ ",," FARISH RESIDENCE HALLAM LAKE ESA Project Description January 25, 1995 The applicant, Anne Farish, proposes to significantly alter and make additions to her existing single family residence located at 844 Roaring Fork Drive on Lots 5 - 9, Parts of 10 & 11, and adjacent parcel as shown on the attached drawings, consisting of: Site Plan Site Sections Landscape Plan Existing Floor Plan Existing Exterior Elevations New Basement Plan New First Floor Plan New Second Floor Plan New Roof Plan New Exterior Elevations The lot area is 30,400 square feet and is in City of Aspen Zone District R- 15 which allows an FAR of 5424 square feet. The existing structure is a small one story frame two-bedroom, two bath house with an attached one-car carport which was constructed approximately thirty years ago. Mrs. Farish, a long-time Aspen resident, has owned the house since 1977. The program for the new project was conditional upon the owner's desire to keep as much of the layout of the existing house as possible, while creating a new master bedroom, master bath, three guest bedrooms, two-car garage and other improvements necessary for her family's needs. The property currently has approximately seventy mature trees surrounding the house, as can be seen on the survey drawings, and approximately forty of these are located on the Hallam Lake side of the lot (see attached winter and summer photos). The trees that are located on the street side of the property, in combination with the setbacks, severely restrict areas available for future development. The design solution was in part determined by this situation as well as the owner's request that, hopefully, no trees would have to be removed. As can be seen on the site plan, the options for expansion were located in the front yard/driveway area, an extension of the original house to the west, and a ,-.. "", second floor, all of which created a rather linear plan, parallel with the street and slope, but not dissimilar to the original house orientation. Most of the houses along Roaring Fork Drive have the same orientation characteristics. The existing living room wing footprint is to remain unchanged and lies within the 15-foot top-of-slope zone; the new master addition at the west end will have no encroachment into the top-of-slope zone, and the new second floor has no encroachments into the top-of-slope zone; the remaining structure meets the Hallam Lake ESA requirements. The massing of the house was intended to minimize the two-story element and to utilize a hipped roof design, with as many one-story elements as possible, in order to reduce the mass to the greatest extent while still maintaining the proportions necessary for the design. Dark colors are proposed in order to blend with the color character of the site as viewed from Hallam Lake. ", Window areas were kept in balance with the mass, with no two story glass elements, and was a conscious effort to keep the house at a scale appropriate to it's location. All parking and service areas are located on the north and east sides of the house and will not be visible from Hallam Lake, Ordinance One requirements will be met through the cash-in-lieu option. , I J...-- / ,/ ./ r~ ., ,; FARISH HALLAM LAKE BLUFF REVIEW Response to Review Standards 1. "No development, excavation or fill, other than native vegetation planting, shall take place below the top of slope." The applicant does not intend to do anything below the top of slope except planting which would be in accordance with this standard. 2. "All development within the fifteen-foot setback from the top of slope shall be at grade. Any proposed development not at grade within the flfteen- foot setback must be approved by special review pursuant to Section 7- 4040 of this Article 7." There are two areas in this application that will require development within the top of slope setback areas: 1. Existing living room wing at the south easterly comer. As shoWn on the survey drawing, part of the existing structure lies within the top of slope setback area. With an existing roof overhang that extends past the top of slope line, The applicant intends to re-use the existing foundation for the new development and will reconstruct tlie walls and roof so that the roof will not extend past the top of slope line. 2. An existing patio lies within the top of slope set back area, 1)1e landscape plan shows how the applicant intends to develop the on- grade elements within the top of slope setback area. Approximately half of the existing flagstone patio lies within the setback area. A new extension to the patio is shoWn approximately 16-feet to the west, encompassing an existing cottonwood tree, and new flagstone steps doWn to grade. The southerly edge of the patio area is proposed to have a new stone faced planter that would also extend across the south end of the living room structure, The intent is to avoid having a railing by stepping the ''finish grade" down in 3D-inch steps, as allowed by the building code. The existing patio has no railing, and the applicant has proposed this "stepping" to maintain this condition in a safe manner. The applicant believes that the conditions of Section 7-4040 of Article 7 have been met by this design. -""'" '"'" c ,f 3. "All development outside the fifteen-foot setback from top of slope shall not exceed a height delineated by a line drawn at a forty-five degree angle from ground level at the top of slope. Height shall be measured and determined by the zoning officer utilizing that definition set forth at Section 3-101 of this Chapter 24," All areas of the proposed development comply with the height limitations as described in the Hallam Lake Bluff Review Section 7-506 and as defined in Section 3-101 of Chapter 24 with the exception of the south- easterly portion of the existing living room. The living room area flat roof height is to be raised approximately 1-foot at the alcove area; the main room will have a new hipped roof that rises from the flat away from the slope to the north, thus minimizing the massing as much as possible. As can be seen by the photos, the existing vegetation effectively screens the house from Hallam Lake. 4. "A landscape plan shall be submitted with all development applications. Such plan shall include native vegetation of no less than fifty percent of the development as viewed from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity and shall be replaced with the same or comparable material should it die." The applicant submitted a landscape plan, sheet no. 3, as part of the development application. The applicant believes the existing vegetation exceeds the fifty-percent coverage requirement. The applicant agrees to maintain vegetation. 5, "All exterior lighting shall be low and downcast with no lights directed toward the nature preserve or located down the slope. The applicant proposes to use recessed down lights in the roof overhang along the patiO areas. The fixtures will have a black baffle typical of this type of fixture that prevents glare. There will be no lighting directed toward the preserve or located down the slope," 6. "No fill material or debris shall be places on the face of the slope. Historic drainage patterns and rates must be maintained. Pools or hot tubs cannot be drained down the slope," No fill material or debris will be placed on the face of the slope. Historic drainage patterns and rates will be maintained through the use of drywells and french drains where required. No pools or hot tubs are proposed. " ,..." PLANN: ) & ZONING COMMISSION EXHIBIT' If!!;> , APPROVED 19 BY RESOLUTION , MEMORANDUM To: Kim Johnson, Planning Office From: Chuck Roth, Engineering Department e.-f:- Date: February 27,1995 Re: Farish Hallam Lake ESA Review (844 Roaring Fork Road; Lots 5-9 & parts of 10 & 11, Aspen Company Subdivision) Having reviewed the above referenced application, and having made a site inspection, the Engineering Department has the following comments: 1. Site Drainage - The application satisfactorily discusses control of drainage over the slope to Hallam Lake. The new development plan must also provide for no more than historic flows to leave the site along the driveway to Roaring Fork Road. Any increase to historic storm run-off must be maintained on site. 2. Sidewalk. Curb and Gutter - The site is located in an area which has neither sidewalk nor curb and gutter. The proposed development plan does not indicate any development in the public right- of-way that relates to precluding pedestrian use. The applicant will be required to sign and pay the recording fees for a sidewalk, curb and gutter improvement agreement such that the property owner is responsible to construct sidewalk, curb and gutter when indicated by the City. 3. Driveway - The current driveway is non-conforming because the Municipal Code only permits one driveway, The development plan proposes to remove one of the two driveways thereby providing conformance for driveways. 4. Parking Spaces - The location, nwnber and size of parking spaces is unclear on the development plans. The final development plan shall clearly label and dimension all parking spaces. 5. Work in the Public Right-oC-way - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: The applicant shall consult city engineering (920-5088) for design considerations of development within public rights-of-way, parks department (920-5120) for vegetation species, and shall obtain permits for any work or development, including landscaping, within public rights-of-way from city streets department (920-5130). cc: Cris Caruso, City Engineer Mrs. Steven P. Farish, 2200 WillowickApt. 16E, Houston, TX 77027 Dick Fallin, 1280 Ute Ave., #10, Aspen M95.58 OGLEBAY WILSON LODGE FEB 28'95 ID: 304 243-4070 , ., ). -/ RM(')/< ,till} .))4~ /.1 j 12:45 No.003 P.02 1?J ." J< 1 IV} ~ tlN.SO N , C, I '1 P L/lN/VEt' I-IfbU: ;ee8e:::.CA BA-e-Ge ?4I?.K-:'":> .'i)e,f'T, "1 1_ J)Iq. Tt5: Fef3 28 ~gs I i!o' ,-"",,'s," H>use, drlU-td" tA= "'''''' lZev,a.J t.J b H,lfV6 ...s t.t 8 J.1, /TeD HI) LLIA. Jl1 LA J:. & )-J..f&010IV~ I<BV 1 bIN c;f) F() *2. THS TlIE: A ?PL I C-"J/} DI\) 6-::/1 I~'/J'.e e I G H -ROtA St:) .J-Ok2 t2E V, GiAJ. tve. A'PPI2FCIAlt5-, G-x I~/J Nq t.../j-IV D SC4f'E /3 1#5- EK TBNr Po ~~I 13L,s 1-feJ4JEVDl2. ) } T7-14T Fl<oJ<.1 TJI€',? Jf1s PLA-N :OE..--sip E '16 H -4INT.If'! Ai If-/E- TR~&~ I-I~ f S STATED 7<- vt:--'" <S /2.'&/'1 Tc~r' 17 Ii epc'f1PS ~r)lA-T ,Lf ORb' / H PA-e T.eD /11/1/lJ 0...) H""IT- ?L".q,v . oAJ TillS /.'-A- ALl) 5 c ;q Pc ';-'#1"'} J 71-/6- W b I '.J...." j _ 7--. t/" ........... '-:.!../ Re, cp lA.CT;:"'/ I't~c HI T-ec..r APPLy FIJI< 11 7k?EE 1<t=3A.-IOVt'lL P6~MII' ?~/OR... 70 7J1E. ~/O 6..-1: C/1V,4- T ION Cl e aLA I CDI Ai ~ Pee ;.1 J7 Ve,e I T--y (...t.Q fI/lT 1'5 l'Ro'jbs, G]) f6 Be: ~ ~ 7 7rfl:5 /..S/..(() l/~;-]) /hV..b /ibw 7[) Be::--:;. T I 120 I oC ,')I?,eF.<:';> '/0 klEitt/A})J. ~_ --fl--o=- LJ 7J"^ -f()rJA/-L.y TtI E- g 5LC>C;CfTloA) 0;<- I Co " vi I I / Ns7 A L,?4JIO A..J DI?/VE:;'W hV J-JU.s7 /NCL./..-< J)E _ . ~ / ~ } 0=,0 1'Ic::./A..) pR I \I'l;'; M '/2' L r VC cu vee.":r ?iN CI"-- ' '-'0 ,Plc.n - , ?AJ13 ~5D5 P7 J-Iu ST ,,119--V AN]) 10/0 /luBeL, OF? 11 iC> j)IT(JI /J-1.'TlJeA7/OJ V'" 7 . 'A J I v-Je:X3K- R-I() 138 cON //J-.cr 1-, / ^ ~4'~~ ~~ - fl"Y\V\,V\~ f, k ...... MEMORANDUM TO: Aspen Planning and Zoning commission FROM: Kim Johnson, Planner RE: Farish Hallam Lake Bluff ESA Review DATE: April 25, 1995 --------------------------------------------------------------- --------------------------------------------------------------- This review was conducted on March 7, 1995 and approved with conditions. On April 5, the project was reviewed by the FAR Overlay Committee. At this hearing, committee members from the P&Z became aware that certain information included in the application for the FAR Overlay review was not presented at the P&Z review for Hallam Lake ESA compliance. Specifically, the FAR review application noted that the building would be virtually demolished, with only a portion of the foundation remaining. To those P&Z Commissioners present, this demolition factor might have changed the outcome of the ESA review the month earlier. The FAR review was tabled to April 25, 1995. Staff has discussed the matter with City Attorney John Worcester. He indicated that the P&Z may want to consider a motion to void the original approval and reconsider the ESA review based on more accurate information regarding the project. As the ESA approval was unanimous, any member who voted in the March 7 hearing could initiate the motion. If this were to happen, staff would reschedule another Hallam Lake Bluff ESA review for the Farish project as early as an agenda could accommodate the item. Regarding the FAR Overlay review, staff is recommending approval of the new structure based on the Neighborhood Guidelines applicable to the project. This recommendation and any findings of the FAR Committee is not binding on any past or future P&Z action on the site. -" JHt'1 27"35 05: 2:3 iI '., P. J - ......., .." ASPEN/PITKIN PLANNING OFFICE Agireement for Pavmentof City of A~Den Development Application Fees ; i CITY OF ASPEN (hereinafter CITY) and nt~. STG"~ tJ~~l5:t+_ (hereinafter APPLICANT) AGREE AS FOLLOWS: j 1. APPLICANT has submitted to CITY an application faT ..--~J'S(J- ~U/A-YYl L"A.~c t=:<t\ (herefnalter, THE PROJECT). ! ; 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 17 (Series of 1992) establishes a fee structure for Planning Office applications and the payment of all processing fees is a condition precedent (0 a determination of application completeness. : 3. APPLICANT and CITY agree thac because of the size, nature or scop~ of the proposed project. it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and C~ :further agree that it is in the interest of the parties to allow APPLICANT to make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon inotification by the CITY when they are necessary as costs are Incurred. crnr aarees it will be benefited through clie greater certainty of recovering its full costs ito process APPLICANT'S application. . : 4. CITY and APPUCANT further agree that it is impracticable for em staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission andlqr City Council to make legally required findings for project approval, unless currept billings are paid in full prior to decision. , -;/.~ '.~JRr'l 27 .0'3505:2'3 ~ .. P.2 ..... '-. .....' ".;' : S. Therefore, APPLICANT agrees that in consideration of the CITY's waiv~r of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ I O~^<lr:J which is for hours of Planning Office time, and if actual recorded costs exceed the initial deposit, APPUCANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPUCANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing. C1'l'f OF ASPEN APPLICANI' B~~ city Plannina Director ; ~ , By: ()- , <. -;-: -.l..n - L Mallng Address: -2.2._ ';''/1 Jf'bu~.,LJ .I~~ ./.JA.U~ ~ ~ ;V 770..L 7 Date: ~ -'. ~ ~ .I '?9S C/ - 2 TnTOI P CUt.