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Home My WebLink AboutLand Use Case.165 Miners Trail Rd.A53-98 .~, ,- ',PAR~~,ID:12m' ::/:; ,2('(;':, oA:rE,licy.o;'IO 3:,9" ";' t:OPJE.<;:~ . : GA.~E',NOI'~i):;-ijl) i CA.SE':N~'ME4r.~-:":-::k I'l ~.I':~:I,........:;I' '. r.~ :'l"".:t:<': . P,L'N'A':li.l t.:;II,;-1::~:.... : PRO.J.AD,DR:(",.::G<! I' ~I..h-:l 'I~ '", :C~S~ TVp:I:::;,:,':: p;..'..i.,::. :-;.y ~.loc:-<.I:' 5l.1:.rh .I!~ SlEflS:1 . . ..": ..~. . . .. r'.'''''' OWNiAP.P: Cr!!l~;C!:i':!',~ C,Hi:'~,-' L..:", A'DR .15.:.;:; ::It,,:;t (";;,)I(:'I.}; 'C!SiZ: IInl.Btm" 7X ':>;"~;? . "PHN: 7"7J. (;;n !'::~C.:::. JtE~' nli,!W"~: :J. ':(HlIS .'. ~QR: ;;. C S::'.U"I ('in :~""I CiSiZ: A~~:;:~n ::0 a 1;3' . PHN:~ ;':';'.9.2,f:.f: II~C "::';E~'DUE'I"" I'" .c~".' ..: ~'"'' ',' llEF.~ll~A~1 'FE~.5 RCYDf-"'G :,51""':T:, '. .REF.~ BVI ~UE;f I"."~'~~~ IlEM~R~51 ,. C{<lli,E~:1 P~IIT 5~BMJtD: . ;PLAT IBK;PGI:f DATE O~~INAL AC~, . CITY; COUN~~:I 'BOA; ',.DRAC: ADMIN4 Bv:'1 , ., f_~ ~ . ,~ ~ II Graeme Means, Architect 210 South Galena Street Aspen, CO 81611 ASPEN ' PITKIN COMMUNITY DEv'ELOPME.t'IT DEPARTMENT August 24, 1998 RE: Lot I, Mocklin Subdivision --- Residential Design Review. Dear GraelI1e: The Community Development Department has reviewed.your revised application pertaining to.1ot !'scompliance with Section 26.58.040(A)(2)(a) of the Residential Design Standards. Staff has determined that the revised design proposal (dated August 24, 1998, copy attached) is in compliance with said standard/requirement, given the fact that the Design Review Appeal Committee has granted the following variance: . A variance from ~e "Building Orientation" standard (26.58.040(A)(1)) as it relates to Lots 1,2,4,5, and 6. The variance is from the requirement that "the orientation of the principal mass of all buildings must be parallel to the streets they face.., On curvilinear streets, the principal mass of all buildings must be tangentto the midpoint of the arc." This variance was granted based on reasons of fairness related to site specific. constraints, , and was approved on the condition that the building be oriented in a manner parallel to the front yard side of its building envelopes. Also note that staff understands the applicant . intends to place the building that's design was approved for Lot 4 on Lot 5 instead. Provided the'same design as that which was approved for Lot 4 is, instead, utilized on Lot 5, it will' continue to be acceptable. It should be noted that further review of the proposed development will ensue, and changes., to the proposed plans may be required. Furthermore, any variations from the approved plans wili require're-review. Approval under the "Residential Design Standards" does not guarantee floor area allocations or approval of other dimensional requirements; rather, it allows the projectto proceed through the remaining review processes. Your cooperation in providing the required materials for this and subsequent reviews is greatly appreciated. If you should have any' questions, or if I can be of help in any other way, pleaSe do not hesitate to contact me at 920-5095. .130 SeeTH GALENA STREET. Aspw, COLORADO 81611.~975. PHONE 970.920.5090 . FAX 970.920.5439 Pril'ltedOl'l Re<:yded Paper '_' FRl'JM ,: COLE ASSOCIATES .~ ~,-"'"' PHONE NO. : 713 524 7316 AU9' 24 1998 10:35AM Pi ~ ,. \ I ~r ~'l .!\ \,._---, II LQl 1 .' "......., ~ ~ $ .::::.; ~ ",l , ........,; ,i20 /:1 "'-t gY 4lj C'\J. <? f!! ,.", !is ,,-"t:: ~ "q' f/J~ "::; j 8 -. .-..." ,--"---"-' ,{ -4" ,'-" ",,' l> . ~ ~ \ ). ~ ~ ~ ~ \ , ~'-' ...----..... ~"" ......bP . I , l~ . ..~~ "!; .../ ~'" ., ~., , \ .[ I\, ,.. . 1.' ::>!... > ,~ \'\ ~ .. i i \~ ~~, ir ;' ,J. ; , . I 1 I ~I 1 9tS:L VGS s:tL : , . r; 'ON 3NOHd . I I , td ~:01 866t VG '6n~ ~. !\'.::.;:-..:::.::::~=o....... .. ~ ~ Q ~ ~ ~ $1 " ~ ~g !J.j ~ .,., ,.. '" a:JP ,,:,! <V;i-!<J ~ .so iff ""r 0~ ....::; j 8 -iI \ \' ~, ~t , "- -~f ~'~ ~ l:~ ~~. L~ I I ~ S3.L~ lJOSS~ 3,m : WOi;J.:j " -' ~. ~. III ' , Graeme Means, Architect 210 South Galena Street Aspen, CO 81611 ASPEN . PITKIN COMMUNITY DEVELOPMENT DEPARTMENT August 20, 1998 . RE: . Lots 1, 5 and 6, Moc!din Subdivision -~- Residential 'Design Review and 'driveway' locations. Dear Graeme: The Community Development Department has reviewed your application pertaining to Lots 1,5, and 6 of the Mocklin Subdivision for compliance with the "Residential Design .Standards,"pursuant to Section 26.58.040 of the Municipal Code, as well as for compliance with the condition of _ approval requiring., Community Development Department and Parks Department approval. of the proposed driveway locations. Staff has determined that the proposals are in compliance with said standards/requirements, given the fact that the Design' Review' Appeal Committee has granted the following variances: _ . . A variance from the "Building; Orientation" standard (26.58.040(A)(I)) as it relates to Lots 1,2,4,5, and 6. The variance is from the reqUirement that "the orientation of ' the principal mass of all- buildings must be parallel to the streets they face .,. On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint ' of the tire." I . A variance froni the "Building Orientation" standard (26.58.040(A)(1)) for Lot 6. The variance is from the requirement that, "On corner lots both street-facing facades of the principal mass must be parallei to the road;" Both variances were granted based on reasons of fairness related to site specific constraints. These variances were - approved on the condition that the buildings be oriented' in a manner parallel to the front yard sides of their respective building "nvelopes. , The foregoing statement of compliance With the Residential Design Standards is subject to the following qualifications: I) The redlirred notes added by local architectural represent~tive Graeme Means (received and dated by the Community Development Department on AugustJ9, 1998) to the plans for Lots 1,5; and 6 must' be adhered to and indicated on all plan sets submitted for building' permit review; and, 2) The proposed front porch element on Lot i sti.1I does not unquestionably satisfy the requirements of Section 26.58.040(A)(2)(a) as the porch might not. be considered part of the "~tre'et facade." When compliance with a standard is questionable, the applicant is left with the, choice of either redesigning to unquestionably comply with the standar-d, or appeal to the 130 SbUTH GAtENA STREET' ASPEN, COLORADO 81611~1975 ' PHONE 970,920.5090. . FAX 970.920.5439 Printed on Recyded Paper . " .~ --, Design Review Appeal Committee for a favorable interpretation, Given the condition placed on the approved variances, staff would recommend redesigning to have the front porch face the street. It should be noted that further review of the proposed development will ensue, and changes to the proposed' plans may be required. Furthermore, any variations from the approved plans will require re-review: Approval under the "Residential Design Standards" does not guarantee floor area allocations or approval of other dimensional requirements; rather, it allows the project to proceed through the remaining review processes. With regard to the driveway locations, Rebecca Schickling (Assistant Parks Director) and I have reviewed the proposed locations for Lots 1, 2, 4, 5, and 6. Lot 3 already has an. approved driveway access point. The proposed driveway locations for Lots 1,2,4,5, and 6 have been found to be acceptable. Your cooperation in providing the required materials for this and subsequent reviews is greatly appreciated. If you should have any questions, or if I can be of help in any other way, please do not hesitate to ,contact me at 920-5095. ' , ...., !~. ~. . Graeme Means, Architect 210 Sauth Galena Street Aspen, CO 81611 ASPEN ' PITKIN COMMUNITY DEVELOPMENT DEPARTMENT July 23, 1998 RE: Lats 2 and 4, Macklip. Subdivisian --- Residential D~sign Review anddrive.way. lacatians --- "Natificatian af Appraval" Dear Graeme: The Cammunity Develapment Department has reviewed yaur applicatian pertaining to. Lats 2 and 4 af the Macklin Subdivisian far campliance with the "Residenti;U Design Standards," pursuant to., Sectian 26,58.040 af the MunicipaI Cade, as well as far campliance with the canditian af appraval requiring Cammunity' Develapment Department and Parks Department appraval af the prapased driveway lacatians. Staff has determined that the prapasal is in campliance with said standards/requirements, given the fact that the Design Review Appeal Committee has grailted the fallawing variances: ." A variancefram the "Building Orientatian" standard (26.58.040(A)(1)) as it relates to. Lats 1,2,4;,5, and 6. The variance is from the requirement that "the orientation of the principal mass of all buildings must be paralli!lto the streets theyjace ..: On . curvilinear streets, the principal mass of all buildings must be tangent'to the midpoint afthe arc." . A variance fram the "Building Orientatian" standard (26.58.040(A)(I)) far Lat 6. The. .variance is fram the requirement that, "On corner lots both street-facing facades of the principal mass must be parallel to the road.." . , Both vanances were granted based an reasons of fairness related to. site specific canstraints. These variances were appraved an the canditian that the buildings be ariented in a manner paralle!.ta the frant yard sides of their respective building envelapes. It shauld be nated that further review af the prapased develapment will 'e~sue, and . changes to. the propased plans may be required. Furthermare, any.variatians from the approved plans will require re-review, Appraval under the "Residential Design Standards" daes nat guarantee flaar area allacatians ar appraval af other dimensianal requirements; rather, it allaws the praject to. praceed thraugh the remaining review pracesses. With regard to. the driveway lacatians, Rebecca Schickling (Assistant Parks. Directar)and I have re~iewed the' prapased lacatians far Lats 1, 2, 4, and 6. Lat 3 already has an, appraved di-iveway access paint, and Lat 5 will be reviewed when a' develapment 130 SoUTH GALENA STREET' AsPEN, COLOR~DO 8,1611-1975 . PHONE 970.920.5090 . FAX 970.920.5439 'PrintedonR...;ydedPaper .~ '. r-. .'-" proposal is submitted. The proposed driveway locations for Lots 1,2,4, and 6 have been found to be acceptable. Your cooperation in providing th~ required materials for this and subsequent reviews is greatly appreciated. If you should nave apy questions, or if I can be of help in any other way, please do not hesitate to contact me at 920-5095. Sincerely, Mitch Haas, AICP Planner , , .r-.\ 1""">;. AGENDA DESIGN REVIEW APPEALS COMMITTEE July 9, 1998 4:30 p.m. Thursday Special Meeting Council Chambers, City Hall 4:30 I. Roll Call II. Minutes III. Comments (Committee, Staff and Public) .---' 4:35 IV.A. Colas Condominium, 341-351 Park Avenue <D Volume Standard - glazing 9'- 12' above floor IV.B. Mocklin Subdivision <D Building Orientation - parallel to street @ Building Orientation - parallel to street (Lot 6) CID Building Orientation - street orientated entrance and street facing principal window (Lot 4) 5:30 V. Adjourn , ,.. , r; ~ ....., MEMORANDUM TO: The Design Review Appeal Committee THRU: Stan Clauson, Community Development Director Julie Ann Woods, Community Development Deputy Director Mitch Haas, Planner~ Mocklin Subdivision requests for Variances to the "Building Orientation" (Section 26.58.040(A)(I) and (2)) provisions of the Residential Design Standards FROM: ~. ,.. RE: DATE: July 9,1998 SUMMARY: Pursuant to Chapter 26.58, Residential Design Standards, Section 26.58.020(B), of the Aspen Municipal Code, "an applicant shall prepare an application for review and approval by staff. In order to proceed with additional land use reviews or obtain a Development Order, staff shall find the submitted development application consistent with the Residential Design Guidelines." This Section goes on to state that "if an application is found to be inconsistent with any item of the Residential Design Guidelines the applicant may either amend the application or appeal staff's findings to the Design Review Appeal Board [DRAC] pursuant to Chapter 26,22, Design Review Appeal Board." Community Development Department staff reviewed the application for compliance with the "Residential Design Standards," (see Exhibit A). In staffs review, it was determined that the proposed designs violate, among other things, the "Building Orientation" standards. Thus, the applicant is requesting variances from the "Building Orientation" standards (described below) in order to allow for approval of the architectural designs as proposed. See Exhibit A, letter from Graeme Means requesting variances from the requirements of Ordinance 30. The structures would appear to need multiple variances from multiple standards; however, at this time, the applicant is requesting variances from the various parts of the "Building Orientation" standard only. Pursuant to Section 26.22.010 of the code, an appeal for exemption from the Residential Design Standards may be granted if the exception would: (I) yield greater compliance with the Aspen Area Community Plan; (2) more effectively address the issue or problem a given standard or provision responds to; or, (3) be clearly necessary for reasons of fairness related . to .unusual site specific constraints. APPLICANT: Creekside Custom Homes, represented by Graeme Means. LOCATION: Adjacent to (at) the intersection of Gibson Avenue and Lone Pine Road. v- ,~ ....-, . STAFF COMMENTS: Variance Request # 1: Section 26.58.040(A)(1), Building Orientation The "Building Elements" standard mandates that "the orientation of the principal mass of all buildings must be parallel to the streets they face, , , On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc." According to the pending revisions to the Residential Design Standards, the intent of the "Building Orientation" standard "is to encourage residential buildings that address the street in a manner which creates a consistent 'facade line' and defines the public and semi-public realms, " The above described intent of the "Building Orientation" provision explains the issue or problem to which the standard is a response. Since the proposed design does not yield greater compliance with the Aspen Area Community Plan, if the requested variance is to be justified, it would need to be on the grounds that the proposed design is necessary for reasons of fairness related to unusual site specific constraints, or that the proposed design more . effectively addresses the street in a manner which creates a consistent facade line and defines the public and semi-public realms than would a design in accord with the exact letter of the standard. The applicant is requesting a variance from the, requirement that the orientation of the principal mass of all buildings must be parallel to the streets they face, and that on , curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. The requested variance would apply to Lots I, 2, 4, 5, and 6 as shown on the submitted plat and "land plan." (See Subdivision Plat and Land Plans.) When the Mocklin Subdivision went through full subdivision review, it was approved with designated building envelopes on each lot (see Subdivision Plat and Land Plans). The . approved access road is somewhat curvilinear, but on no lot is the approved building envelope oriented in a manner that would permit or make practical compliance with the "Building Orientation" standard. Given these envelopes, strict compliance with the language of the standard would require compromising its intent. That is, designing the structures such that the facade lines would be completely parallel to the street it faces (or tangent to the midpoint ofthe arc), would mean that a consistent facade line would not exist and the clarity between the public and semi-public realms would be obscured (skewed). Staff believes the existing, approved building envelopes present a site specific constraint which make the variances necessary for reasons of fairness. Variance Request # 2: The Building Orientation standard also states that "On corner lots, both street-facingfacades of the principal mass must be parallel to the road." The applicant is requesting a variance from this provision as it would apply to Lot 6, in particular. Given the shape and orientation of Lot 6's designated building envelope, strict application of this standard would mandate 2 r-.. ~, that the north and east facades ofthe building be at rather arbitrary, non-rectalinear angles to each other. The northerly limit of the building envelope runs at almost perfect east/west orientation, while the easterly limit of the same envelope runs at a northwest/southeast orientation; the easterly limit runs parallel to Lone Pine Road but not to the internal access road. Forcing both facades to run parallel to the street on each side would be unfair and would not serve to uphold the intent of the standard. Thus, staff feels the requested variance is necessary for reasons of fairness related to unusual site specific constraints, namely the orientation of the designated building envelope relative to the two adjacent streets. This is not a ninety (90) degree corner like those found in the West End and envisioned when this standard was written. Variance Request #3: Part 2 ofthe Building Orientation standard states that "All single-family homes, . . must have a street-oriented entrance and a street facing principal window." The standard goes on to explain that "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," The applicant is requesting a variance from this provision as it would apply to Lot 4 only. The "significant window" (as shown on the north elevation for Lot 4) would be in a "mini-master bedroom/study" instead of a living room, dining room or family room --- in a private room instead of a common/shared room. This requested variance does not, in staff s opinion, satisfy any of the three standards by which variances may be granted. Allowing the mini-master bedroom/study to qualify as an acceptable place for the principal window would in no way yield greater compliance with the Aspen Area Community Plan. The intent of the standard is to ensure that each residential building has street-facing architectural details and elements which provide human scale to the facade, enhance the walking experience, and reinforce local building traditions. The issue/problem that the standard responds to relates to the abandoned appearance of houses and neighborhoods, even when people are inside, due to the fact than the living/shared rooms do not front on the street. By placing the principal window in a room that is essentially a bedroom/study, this issue/problem would not be more effectively addressed than it would be if the principal window were located in the living room, kitchen, dining room or family room. Finally, there are no site specific constraints that would dictate the mini-master bedroom/study as the only place a window can be located or even that the mini-master bedroom/study need to be located on the north side of the building. The fact that the best opportunity to capture views leads to a desire to place all of the shared/common rooms along the south and east elevations is not a constaint at all; rather, having an opportunity to capture views is an asset. A living or family room can be designed/configured to capture these views while still extending to the north facade and having a principal window on the north elevation. Staff recommends denial of this variance request. RECOMMENDATION: Staff recommends that the DRAC approve Variance Request #1, as described in this memo, finding that there are unusual site specific constraints on Lots I, 2, 4, 5, and 6. Staff also recommends approval of Variance Request #2, as described in this memo, finding that the requested variance is necessary for reasons of fairness related to 3 . ~ "- r-.. ~ . unusual site specific constraints, namely the orientation of the designated building envelope relative to the two adjacent streets. Lastly, staff recommends denial of Variance Request # 3, as described in this memo, since none of the three standards by which variances may be granted are met. RECOMMENDED MOTIONS: "1 move to approve Variance Request #1 and #2 as described in the staff memo dated July 9, 1998, both based on a finding that the requested variances are necessary for reasons of fairness related to unusual site specific constraints. 1 also move to deny Variance Request #3 as described in the staff memo dated July 9, 1998 based on a finding that none of the three standards by which variances may be granted are met." ATTACHMENTS: Exhibit "A" - Submitted application package 4 . ,~ ,-,." unusual site specific constraints, namely the orientation of the designated building envelope relative to the two adjacent streets. Lastly, staff recommends denial ofVairiance Request # 3, as described in this memo, since none of the three standards by which variances may be granted are met. RECOMMENDED MOTIONS: "I move to approve Variance #1 ATTACHMENTS: Exhibit "A" - Submitted application package ~~C6"1: A:I'~ ~~~~~)I ,,~: JItf -0 (1tft12lDia>) _ ~ $~~ t..I~" oro-O\'T'SS dEt~"'TicN. ,,~~2-: ~"eo ~~IZfle5&~n:;') \Io~: J.Hf - 0 C..- ~er>) V~ ~: pt).,e 10 f)tfA1-( ('Z~) .... \bT6: JHf - 0 (~tll6t>) 4 Mo c.t-{i A -fi'l.L. RECEIVED JUL 0 2 1999 III . ASPEN I PI ""'" . . J(!-N~~ COMML.NITY cs.'~"_,",,."'NIC( ~ 1 THE CITY OF ASPEN OFFICE OF THECm ATIORNEY July 2, 1999 . Creekstone Builders, Inc. 4545 Post Oak'Place, Suite 100 , Houston, TX 77027 . Re: Subdivision Agreement for Mocklin Subdivision' - City of Aspen, Colorado. Dear Sir/Madam: The City of Aspen has received a notice from Southwest Bank of Texas advi~ing that it was electing not to renew the letter of credit effective as of its expiry date of August 17, 1999. Their reference is No. SC 1984 issued on your account for $310,672.00. I have discussed this matter with the City Engineer who advises that the financial security for this project will need to be replaced before the expiration date of the Letter of Credit in order to avoid an event of default pursuant to the Subdivision Agreement for the Mocklin Subdivision recorded on June 14, 1996 at Reception No. 393680 of the Pitkin . County Recorder's Office.' li'lease 'advise this office how you propose to post the financial secl!rity required by the Subdivision Agreement before the expiration date of the letter of credit. Sincerely, , 0ll//JUds. John P. Worcester City Attorney cc: City Engineer ,/ Community Development Director Director of Parks Director of Utilities Director of Streets JPW-07/02/99.Q:\john\word\letters\mocklin.doc 130 SoUTH GALENA STREET. ASPEN, COLORAD~ 81611.1975 . PHONE 970.920.5055 . FAX 970.920.5119 Printed on ReeycIed Pap<1f ,-, ,-" VARIANCE REQUEST Grame Means, Architect 210 South Galena Street Aspen, Colorado 81611 (970) 925-9150 . (970) 925-3736 Lots #1, 2, 4, 5, 6 MockIin Subdivision Aspen, Colorado June 29, 1998 The requested variances are three in number and concern the Building Orientation section of the Residential Design Standards (Chapter 26.58 of the Aspen City Code). The specific sections of relevance are 26.58.040 A-I and 26.58.040 A-2(b). Variance Request #1: Lots #1. 2, 4, 5, 6 Section A-I requires that the fayade of a building on a curvilinear street shall be tangent to the midpoint of the arc of that street. The requested variance would allow the fayades of the proposed residences to be parallel to the building envelope lines which front that street. We believe that the requested variance would be appropriate to the intended purpose of the Residential Design Standards for the following reasons: I. A stated purpose of the Residential Design Standards is to preserve the established neighborhood scale and character of Aspen. The predominantly rectilinear nature of the existing City of Aspen has resulted in houses that address the street with their principal fayades parallel to the street and thus parallel to each other. This is a very strong and distinctive pattern which distinguishes neighborhood character. Due to the curving nature of the Mocklin Subdivision access road, strict interpretation of the requirement that houses face tangent to the arc of the street would result in all six residences of this subdivision to be at different angles to each other and to the street. This would be completely contrary to the existing established pattern of Aspen neighborhoods. 2. All of the street facing building envelope lines of Lots I, 2, 4, 5 and 6 are parallel to each other or perpendicular to each other, and also parallel or perpendicular to the only straight portion of the street. Therefore, it seems logical to assume that the intention of the subdivision process was that these houses relate to one another and to the principal direction of the street in a manner that is consistent with the predominate pattern historically developed throughout Aspen. - I - "........ ~ 3. All of the street facing building envelope lines of Lots #1, 2, 4, 5 and 6 are parallel or perpendicular to the existing mmn fayade of the Mocklin Apartment Building; thus, the only existing building in the immediate neighborhood (and directly across the street from the lots in question) has set the precedent for this subdivision. Neglecting to recognize this would weaken the contextual fabric of the subdivision. 4. As defined through the subdivision process, the designated building envelopes respond to many different forces (i.e., topography, lot size and shape, access, adjacent building envelopes, etc.) This has resulted in building envelopes which are, predominately, oddly shaped and very tight, thus imposing severe limitations on architectural design. Strict interpretation of A-I would require that the fayades be oriented in complete disregard to all envelope lines. This condition would result in extreme hardship in designing houses that would respond to the rectilinear Aspen context. In summation, we submit that the granting of this variance would serve to reinforce the existing rectilinear aspect of Aspen development, honor the intentions of the subdivision process, respect the integrity of the existing neighborhood building, and serve to greatly facilitate the ability to design buildings which are consistent with the character of Aspen. For these reasons, we strongly feel that all three of the DRAC standards for granting this variance have been fully met. Variance Request #2: Lot #6 Section A -I states that "The orientation of the principal mass of all buildings must be parallel to the streets they face. On comer lots. both streetfacin~ fayades of the principal mass must be parallel to the road." The requested variance assumes that Variance Request #1 is granted, and would allow elements of the east fayade of the building on Lot #6 to be perpendicular and parallel to the front fayade in a stepped fashion. (Please see site plan of Lot #6.) The reason that we request this variance is that strict application of this requirement would mandate that the north and east fayades of the building would.be at arbitrary and non-rectilinear angles to each other. This result would be in direct conflict with the established rectilinear nature of typical Aspen development. The design problem of placing traditional roof shapes consistent with Aspen character on a building plan with skewed walls would be particularly difficult. In summation, we feel that the granting of this variance would create a fayade along Lone Pine Road that would be much more pleasing to the eye and much more consistent with established Aspen architecture. As a result, we feel that, once again, all three DRAC standards for granting a variance have been met. - 2 - ..-". ~. , , Variance Request #3: Lot #4 Section A-2(b) requires that 'a significant window of a "living room, dining room, or family room" face the street. The requested variance would allow the "significant window" (as shown on the north fa<;ade of Lot #4) to be in a mini-master bedroom/study instead of a "living room, dining room, or family room." We submit that the granting of this variance would in no way compromise the intent of the Residential Design Guidelines for the following reasons: 1, The observer on the street has absolutely no way of knowing the use of the space behind the significant window. In fact, the window as designed is very typical of Aspen living spaces and its proximity to the main entrance reinforces the impression of it as a living space. 2. When one considers how a mini-master bedroom or a study are actually used, it is apparent that they often function almost identically to a living or family room. Their large size compared to a conventional bedroom ensures that, in addition to a bed, the room will contain another furniture arrangement specifically for sitting, talking, etc. The window nook portion of this particular room is in fact specifically designed for such a furniture arrangement. Thus, we feel that this proposal fully complies with the intent of the requirement. 3. The particular conditions of this site make it illogical to place these large, more public areas on this side (the north side) of the building. Firstly, these important areas are generally placed on the sunny side of the building when possible. Secondly, consider that this lot is blessed with absolutely spectacular views towards Aspen Mountain to the south. To the north, one sees the street and the existing Mocklin Apartment Building. Few designers or homeowners would choose to place these important spaces to the north. Furthermore, consider that access to Lot #4 requires that the entry, mud room and garage space all be located on the north side. This leaves very little room on this side for these larger living areas. In summation, we feel that the granting of this variance will have absolutely no impact on the street- scape, complies with the intention of the requirement, and eliminates an unfair and uunecessary condition on placement ofiilterior space. Thus, we feel that Condition C of the DRAC Standards for granting a variance has been met. - 3 - ,;rUN-~4-96 l?:~= ~~OM'KUL~~~A~r ~c 57~9~S~7 ?A~h ~/ 11(,\ EXHIBIT A June 29, 1998 HAND DELIVERED Design Review Appeal Co=ittee clo Community Development Depanment 130 South Galena Street Aspen, CO 81611 Re: Variance Application for Mocklin Subdivision Ladies and Gentlemen: Please consider this letter authorization for Creekstone Aspen, LLC, to submit an application for certain variances for Lots 1,2,4,5 and 6 of the Mocklin Subdivision. As the prospective purchaser of the property, Creekstone and their representatives are authorized to act on our behalf with respect to all matters reasonably pertaining to the aforementioned application. 'N'r:\. / ~ ASl'EN:00237'5.01 /' ~ ,-, CREEKSTONE @) \rtV Monday, June 29, 1998 Design Review Appeal Committee C/O Community Development Department City of Aspen 130 South Galena. Aspen, Colorado 8161 1 Re: General Subdivision Requirements - Variance Application for Macklin Subdivision Dear Gentlemen: Creekstone Aspen, LLC hereby submits the following "General Submission" infOl1llation in connection with its application to the City of Aspen Design Review appeal Committee for certain variances relating to Lots 1,2,4,5, and 6, Mocklin Subdivision (the "Subject Property"), l, The Application is submitted by Creckstone Aspen, LLC (the "Applicant"), which entity is under contract to purchase the subject property trom Peter lIlId Monica Mocldin. Written permission from the MockIins for Creekstone to submit the Application is attached hereto as Exhibit A the Applicant's name, address, and telephone number are as follows: Creekstone Aspen, LLC 4545 Post Oak Place, Suite 100 Houston, Texas 77027 Phone: (713) 621-5300 2. The names, addresses and telephone numbers of the representatives authorized to act on behalf of the Applicant in this matter are as follows: Graeme Means, Architect 210 South Galena Aspen, Colorado 81611 Phone: (970) 925-9150 SUlIllyVann Vann Associates, LLC 230EastHop~sAvenue Aspen, ColoradO 81611 Phone: (970) 925-6958 CrflPk'$IOne Buil(j~r$, fne. 454!.i POSI Oak Place + S\Jit~~ UJO UO\lstGn. Texas 71027 tel 1)$ 62153/10 + fa:t 713 621 ~l)i8 7C'?T "nr OR-R?-Mnr -,/"\'l I""', ~, 3. The legal description of the Subject Property is as follows: Lots 1,2,4.,5, and 6, Mocklin Subdivision, according to the Plat thereof recorded June 14, 1996 in Plat Book 39 at Page 92, 4, The title insurance commitment attached hereto as Exhibit B conlirms the current ownership of the Subject Property in Peter and Monica Mocldin, and further confirms that there are no mortgages, judgments, or other monetary liens that burden the Subject Property. Should you have any questions or need additional information, please call. Sincerely, ~ Stephen D, Keller ('f"l'J ?c.?! 'On! O~-~?_lInr /-\ , ~. ATTACHMENT 1 LAND USE APPLlCA TlON FORM 1, Project name t--1C1C.I2:.L-LH Su /31) lYlSI0 ~ 2. Projectlocation_Koc.Ci:.L'~ SUj1,tlIVISIO"'JICvtj CJ~ ~~rr.&I S1!crtu.v ?) "t'r.tJ.... M ~10 I C) oS I ~ ~ Il.. ~4- w t'. F 10 I--IIL() d']) 14-"1 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning ~ " 4, Lot size J 5', 59 S - ~S; 7 e I f't""a,. 5. Applicant's name, address and phone number C C2.1!.12./C,.SlI ~IL C W S1'CI p". \..\oM./E-s, ~.s-4-.sc.: ?C>5r CA.-It.. 'Ft. J Scum.. 100 I J.4,..,u~tD""'I-r--.l ))0,7 11~ l:>~I-S~oc; 6. Representative's name, address, and phone number q~I:l.ILMIt. Ml%jLMb 'ZIQ S", CjA.l-{1.fVA, ks,p...t..t 'i2.:'--'7'~fO VI'-NJ..t Ars.,:>, ~)o ~,I~p~ll.r':>, ~p\t."I '1~S-b'7Sa 7, Type of application (check all that apply): Conditional Use Special Review 8040 Greenline Stream Margin Subdivision GMQS allotment View Plane Lot SplitJLot Line AGJustment Conceptual SP,A. Final SP,A. Conceptual PUD Final PUD Text/Map Amend. GMQS exemption . CondominiumizationX Conceptual HPC Final HPC Minor HPC Relocation HPC Historic Landmark Demo/Partial Demo Design Review Appeal Committee . 8. Description of existing uses (number and type of existing structures, approximate sq. fl., number of bedrooms, any previous approvals granted to the property) "FLV!E.. I.JMOIt.\/IU.OPe.O SIIJ.~l.-~ F-1Ir-M'L.1 l-k>M.I?_ Lo't"S I '-l ~ rVlOCU/'" So U C.DIVI 5,1 Of.J 9, Description of development application mfl-Df L>) ~L.lC""TW"-L!> ~fL .<;; .5/U-)I"- I-MVl({...j Pttfll\(,', 1-kJ 11'11l. c:, 10. Have you completed and attached the following? X Attachment 1- Land use application form L Response to Attachment 2 X Response to Attachment 3 JUN-24-98 17.08 FROM.HOLLAND&HART ID.9709259387 PAGE 6/10 Rtf !"""'. ,.-" EXHIBIT B COMMITMENT FOIhJj~"'R INSURANCE S\.:mID A 1. Effective Date: 06/02/98 at 08:30 A.M. Case No. PCT123SSP 2. Poli~ or Policies to be issued: Ca) AL~ Owner's Policy-Form 1992 Proposed Insured: TO BE DETERMINED Cb) AIIl'A Loam Poli~-Forrn HSl2 Amount$ TBD PremiUlll$ Rate: Proposed Insured: AmountS preuU.UIIl$ Rate: 3 . Title to the P'EE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: PETER MOCKLIN and MONICA MOCKLIN 4 _ The land referred to in this Commitment is situated in t.he County of PI'l'KIN. State ot COLORADO and is described as follows: LOTS 1, 2, 4, 5, AND 6, MOCKLIN SUBDIVISION, according to the plat thereof, recorded June 14, J.996 in Plat Book 39 at Page 92. PITKIN COUNTY TIrLE, INC. 601 E. HOPKINS ASPEN, CO. 81611 970-925-1766 970-925-6527 FAX AIJTB:ORlZED AGENT Schedule A-PG.1 This ComlIlitment is invalid unless the Insuring !:>:revisions and Schedules A and B are a.ttached. JUN-24-S8 17:07 FROH=HOLLAND&HART 10:9709259387 PAGE 7/10 fWT I""". 1""".. rn.;.wwDLB B - SEC'rX0Ir J. UQ17J:lUDIEN'1'S The following- are the requireme:l.t.. to be complied with: ITEM (a) I'ayment to or for the aceount of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument (8) creating the estate or interest to be insured must be executed and duly filed for record to-wit: 1. Deed from : J:'.IU!:i.K MOCKLIN' and MONICA M. MOCICLJ:N To : TO BE DETERMINED 2. Evidence satisfactory to the COlZIpany that the Real Estate Transfer Tax as eS1:ablis.hed by Ordinanc:e No. 20 (Series of 1979) and O:;-<iinance No. 13 (Series of 1990) has been paid or li!xem.Peed, 3. Certificate of %1O%1foreign status executed by the transferor(s).. (This instrument is not required to be recorded) 4. Ccnnplecion of porm DR :1079 regarding the witholding of Colorado Tax on the sale by certain persons, co:cporations and firms selling Real Property in the State of Colorado. (This instrument is not required' co be recorded) S.. Bvi.d.ence satisfactory to the Company that the Declax-ation of Sale. Notice to County Assessor as required by R.B. :1288 has been complied with. ('l"h.is instrument: is not required to be recorded. but must: be delivered to and retained by the Assessors Office in the County in ",hich the property is situat:eQ) JUN-24-ge 17:0? FROH:HOLLAND&HART ID:9709259387 PAGE 8/10 RlT /""'" r-.., BClmDm:.:e B S1<<:'nOB 2 a:CBP'rJ:OIIfB The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the COmpany: 1. Ri!l'bts or cla.iJDs of parl:i.ea in possessiOl1. ",,~ ._ 't1y the pIl:blic records. 2, SallemeDtll, or alai"", of easeawmts, not sbown by e!la pa1>llc reeoJ:dS. Z. Discrepanei..... cxmfli.c:ots in bouDdary liZLes. lO!Iort:age in area, enc=ac:bmettt:D. azzy facta whidl. a c=eet survey aud it>specti= of t:he premU.. _..lei Q;.sclose lmd wI11cb an not allow. bY the public =rds. ... Any lien, or risrht to a lit!D, for Den-ices. labor. or _l:erial lteretOfore or ltereafter ~. illlpOSed by la" ami. not sltolm bY t:he publ.l.c records. S. Defects, li.eu.s. enCl1lllbran<:es. aelverse clai.tlls or otltel< _t:ters. if any. created. fu-ae apgear;."g m t:he public: nc:ords or att~..,,;"lJ aub"equea.~ to ~ effecd,v" date hereOf but pri.or to t:he elate t:he proposed ~ aequires of record for value the esta.te or intel:eSt or 1llO%1:gage t:hereon c:cwered by t:hJ.$ CoaIIIti.tment_ It. ':axes due ami. payable; _ciaz:.y tax. special U$eS_t. Cl:targe or lien iIlIposed for _ter or sewer service or for any ~er ~al taxille district. 7. Right of the proprietor of a "ein or lode to extract or remove his ore therefrolll, should the same ]:)e fOUIld to penetrate or intersect the premill8S1 hereby g.t'anted as resexved in United States Patent recorded December 24. 1.g02 in Book $5 at Page 116'_ 8. TerlllS. conditions, p:rovisions and obligations as set forth in Agreement. recorded No'l7elllhe:l;" 1.8. 1966 iu Book 224 at Page 220. 9. Terms. conditions, provisio~s. obligations and all mattus as set forth in Ordinaru::e No. 72. Series of :1.9.92 by robe City Council of the City of Aspeu. recorded December S, 1.gS3 in sock 734 at page 429. 10. Terms. conditions. provisions; obligations ~ all ma.tters as set forth in Resolution of tbe the City Council of the City of Aspen recorded March 24, 1.995 in Book 777 at Page 114 as Resolution No.8. 11. terms. conditions. provisions, obligations and all matters as set forth in Ordinance No. 35. Series of 1.995 by the Aspen City Counc:i.l recorded October 30, 1995 in Book 798 at Page 44 and :l;"ecorded December 20. 1995 in Book 802 at Page 765. 12_ Te=. conditions, provisions. ohligations <md all matters as set forth in Subdi"isiOl1 Agreement recorded June 14, 1996 as Reoeption No. 393680. 13. Easements. rights of way and all matters as disclosed on Mock1in Property ReZtWti"'g Map of subject property recoried December Sl. :L993 in Plat Book 33 ar. page 39_ 14. Easements. rights of way and all matters as disclosed on Mocklin Subdivision Plat of sUbject property recorded June ~,. 19'6 in plat Book 39 at Page '2. (Continued) JUN-24-98 17,08 FROM.HOLLANO&HART FIIr r--. 'I'hi.s commi1:ment is inval.id unless the Insuring PrOV;i.sicns and Schedules A and B are attached. 10,9708259387 PAGE 9/10 l~ Schedule B-Section 2 Commitment No. PC"l'~235SP JUN-24-SS 17,08 FROM,HOLLAND&HART X D: 9709259387 PACE 10/10 m ~ '-'. 1U)J)XTIODL IIO'OllJIATIOJr Alo1I) J)ISCLOSUUS The OWner's Policy eo be issued, if any shall contaitl the follo....ing items in addition to the ones set forth above: {1} The Deed of Trust, if any, required under S<:,I:>"<i"le B-Section 1. (z) Water rights, claims or ti.tle to water. (NOTE: mrs EXCEPTION WILL APPEAR ON THE OWNER' S AND MORTGAGE POLICY 1'0 BE ISstIED HBR%!JNDER) Pursuant to Insurance Regulation 89-2; NOTE: Each title entity shall notify in writing e~ p;rospective insured in an owner's title insurance policy for a single fil1llily residence (including a condominint or townhouse unit) (i) of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled me("h..."i CIS or lllaterialmens liens, except when said c=erage or insurance is exeended to the insu:red under the terms of the poli.cy. A silltisfactory affidavit and agreement i1ld..Jll"i fyi..f1!!f the Company against unfiled IlIeChanics' and/r:rr Materj....1",l"ll.'S Liens execuced by the persons indic<lted in the att..ohed copy of s.1d affidavit must be fumished to the COlIIpany. Upon receipt of these i tem.s and any others requirements to be specified by the Company upo%l request, Pre-printed Item Nwriber 4 may be deleted frolll the owner's policy when issued. Please contact the COIl1Pany for furtber information. Notwithstanding t:he foregoing, nothing contained in this Paragraph shall be deellled to i1llJ?Ose any requi.remezlt upon any title insurer to provide lllel'h",.,ics or materialmens lien coverage, Non>: If the Company conducts the owners Qr loan clOSing under cir=stances where ~t is responoihle for the recording or flling of legal docUlllents f;rom said transaction, the company will be deemed to have provided "Gap Coverage'". Pursuant to Senate Sill gl-14 (CRS 10-11-122); (a) The Subject Real Property lllaY be located in a Special Taxing Distt'ict; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the: County treasurer of the County Tre.asurer' 9 Authorized Agent; (e) InfonlaHon :regarding Special Districts and the boundariee of such dist:rices may be obtained from the BOard of County Comlnissioners. the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate will be o~red from the COlmty Treasurer by the Company and the costs t:hereof charged to the proposed insured unless written instruction to the contrary axe nceived by the company prior to the issuance of. the Title Polley antici.pated by this Commitment:. This cOllllllit=t is invalid unless the Insuring Provisions &nd Schedulelil A an~ a are attached_ Schedule ll-Section 2 Commitmeu.t No_ PCT1235SP )F THE .1.NT 1'"'>, .~I;TrrH ~ ~\. ~ ~ DRINi ,- (' Tp i\ T 1 ~ _ ~ rtL I ....0..., ! 'r't" ,', A$?eN ~, r' '''~TI-'-' "v"''' I, .";;>' 1\,1' _ "'" I ~ ~'.~"'0 ~r>' , \ ASj:)!!N \7' /1 JooIAI...UM ;;: YU~IC \ ~~ .~. J ,.eSTlVAL \ P 7'<: i" q TeNT ',' 1 ,iA' ., .T '(\. (i ~, \3'\ \ fl I aL e~ ,.Ii i ~ ". :; !- ,.: A i:l~;i / .' I / "In, '.. , ---- /, " " I II \\, !;1"i I iO ';0 1q:1 /7'<:\ t y I SCALE l' . '000' crT.,. OPO ASP~N \jTf'TN, l-TY ~AAP ... __ ,1.. " Iv] I JI ~ ~vlERIDL\N i" '0 II> \" ! ~ ~ t-<-J rf7 . ../ .~1j /' / I \ $ , !- HAL.~J.f Sr ,.: ! 1--1 " ,.. '- , AV >: ., oJ -' PROPERTY DESCRIPTION LOTS 1-7, MOCKLIN SUBDIV:SION ..(CCORDINC TO THE FINAL PUT RECORDED JUNE f 4, 1996 IN PLAT BOOK AT PACE 92-98 RECEPTION NO. 393681 OF THE PITKIN COUNTY RECORDS CITY OF ASPEN COUNTY OF PITKIN STATE OF COLORADO 'PO.....,...,""'.t o'V" """'''DTrT.' ~~1',:-:O..... J ~;II ell II -\ Z, ~!I Ii ,I il it ~'1 'I :1 il ~ Ii !i " '. ;! f.. t' cc " -' " '- ~ +. ~f>=j :..:; J\ -,~ l'rfo'~ ~ ~ 0, j- _ 1- '-'- . 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