HomeMy WebLinkAboutLand Use Case.1120 Black Birch Dr.A73-94
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CASELOAD SUMMARY SHEET
city of Aspen
DATE RECEIVED:09/06/94
DATE COMPLETE:
PARCEL ID AND CASE NO.
2735-013-07-011 A73-94
STAFF MEMBER: AA
Morrow Special Overlav Review
1120 Black Birch Drive
PROJECT NAME:
Project Address:
Legal Address:
APPLICANT: Darrell C. Morrow 713-783-7797
Applicant Address: 213 Kensinqton ct.. Houston. TX 77024
REPRESENTATIVE: Bill Poss & Assoc. Chris Ridinqs
Representative Address/Phone: 605 E. Main 925-4755
Aspen. CO 81611
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FEES: PLANNING
ENGINEER
HOUSING
ENV. HEALTH
TOTAL
$
$
$
$
$
# APPS RECEIVED
# PLATS RECEIVED
6
6
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: -1L 2 STEP:
P&Z Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
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REFERRALS:
City Attorney
City Engineer
Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
Zoning
Parks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
SChool District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
other
DATE REFERRED: INITIALS: DUE:
;~~~~=;~;;~~~7================;~;;=;~;;;;7;~;;/~~~~~;~~~771,1tJ.
___ City Atty ___ City Engineer ___Zoning ___Env. Health
___ Housing ___ Open Space Other:
FILE STATUS AND LOCATION:
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MEMORANDUM
FROM:
Overlay Zone District Subcommittee
Leslie Lamont, Deputy Planning Director
Kim Johnson, Planner
Amy Amidon, Historic Preservation Officer
TO:
THRU:
RE:
Morrow FAR Overlay Review
DATE:
September 27, 1994
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SUMMARY: This review is based on the General Guidelines found in
the recently adopted Neighborhood Guidelines for design and
character. Because of its location on Black Birch Drive (in the
Cemetery Lane) area and parcel size of 15,113 s.f., the comments
from the staff and review committee are advisory only.
Planning staff believes that this project substantially complies
with the General Guidelines. Certain recommendations are being
made to enhance the proposal's compliance with the Guidelines.
APPLICANTS: Darrell and Virginia Morrow, represented by Chris
Ridings, Bill Poss and Associates
LOCATION: 1120 Black Birch Dr. The parcel is zoned R-15.
STAFF COHHENTS: Please refer to the application information for
the complete representation of the proposal. Because this site
does not fall within an area which is subject to specific
neighborhood design guidelines, the General Guidelines apply in an
advisory capacity only. Rather than discuss each general
Guideline, staff will highlight only those guidelines which are
pertinent to this project as pinpointed during staff's study.
This remodel and expansion of an existing single family residence
proposes a floor area ratio (FAR) of 99% allowed for the parcel.
The existing FAR is 2,520 s.f. The proposed FAR will be 4,320 s.f.
The reconstruction will bring a front yard setback encroachment
into compliance with the 25' front yard setback requlred by the R-
15 zone district. The homeowner's association has reviewed the
plans and approved them, including variances to the subdivision's
covenanted setbacks which are more stringent than the City's
setbacks.
This project must also be reviewed by the Aspen Planning and Zoning
Commission for "stream margin review." This is scheduled for
October 4, 1994.
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surfaces.
response: The revision greatly increases the amount of area devoted
to auto parking and access by creating a circle court. It is
str.ongly recommended that the owners consider a "grass-crete"
paving system to soften the appearance of the space while still
providing a vehicular surface.
STAFF RECOHHENDATION: This is an advisory review only and the
following recommended change would ~e~~~~;~~e applicant:
1. Introduce a "grass-crete" typeo\p~~!~~n the entry court to
soften the appearance of the substantial driveway court.
RECOHHENDED MOTION: "I move to approve the Morrow Special Overlay
Review with the recommendation outlined in staff I s memo dated
september 27, 1994."
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September Z. 1994
NEIGHBORHOOD DESCRIPTION
The Black Birch Subdivision consists of eighteen lots, of which eight lots front on
Castle Creek or Roaring Fork River, seven lots are situated on Overlook Drive which is
about 50 feet above the creek front lots, and three lots are situated at an elevation about
mid-way between the others. A house has been built on each lot except one lot on
Overlook Drive.
Most of the houses in the neighborhood were built about 20 years ago; about five
houses were built in the last 10 years. Three of the houses were substantiall:y reconditioned
or added to in the last 10 years. OUf house has not been substantially reconditioned or
added to since its construction in 1973.
The neighborhood is on a private street Several of the homes are quite good; most
are elegant but rustic. There is no uniformity of architecture. None is Victorian, four or
five are "modem", and the remainder defy categorization. About one.half of the families
in the neighborhood are full.time Aspen residents. We intend to be full.time Aspen
residents.
We believe that our proposed house will fit well in the neighborhood. We have
shown our plans to many of our neighbors; all the opinions expressed to us have been
favorable. The Architectural Control Committee of the Black Birch Homeowners
Association has formally approved our plans.
Respectfully submitted,
'/ !ufau-t~tZ Ii ~V'/I/~J
Virginia D. Morrow
DC\tu 0 [(l jJ~~ ~
Darrell C. Morrow
ft~~.ll15t
PROPERTY OWNER'S NEIGHBORHOOD DESCRIPTION
ITEM 11
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MORROW RESIDENCE
1120 BLACK BIRCH DRIVE
BLACK BIRCH SUBDIVISION
NEIGHBORHOOD DESCRIPTION
The Black Birch Subdivision is located along the Roaring Fork River and Castle
Creek. Most of the neighborhood is heavily forrested with heavy canopy of trees.
There is little uniformity of architecture throughout the neighborhood. Building
elements worth noting are steep sheltering roofs, compound building forms and
native materials such as stone veneer and wood siding. Common elements of site
design include screened views of building entrances located at, or around the center
of the property, detached and attached garages located at the corner of front and
side setbacks and driveways which extend into the center of the lot.
PROJECT DESCRIPTION
The Morrow Residence is located on Lot 12 in the Black Birch Subdivision. The
proposed remodel consists of a single story addition on the south side of the existing
house, a second floor addition above the eXisting story, remodel of the existing deck,
the addition of an exterior spa, the addition of a paved driveway, relocation of
existing ditches and new landscaping. The FAR increase is a result of the owners
desire to be full-time Aspen residents and have a home which would accommodate
their extended family. The tompliance with Neignborhood Character Design
Guidlines are as follows:
Mass and Scale. The building mass consists of exterior walls varying in height and
a sheltering roof sloping down to a pedistrian level at much of the building perimeter.
Dormer and gable roof slopes reflect sizes and shapes seen throughout much of
Aspen. The existing building extends into the front setback. ThiS non-conformance
will be reduced by removing approximately 4 feet of the existing structure
Buildino Form. The building is a grouping of 3 rectangular forms with steeply
pitched roofs, gable ends, substantial overhangs and dormers.
Site Desion. The primary entrance is oriented towards the street with the entry level
elevation just above existing grade. There is no below grade living area or sunken
terraces. The building orientation is a response to existing structure location, the
adjacent stream and the typical neighborhood entrance setback. Solar access to
adjacent properties is not a concern because of the heavy tree canopy and distance
between structures.
NEIGHBORHOOD AND PROJECT DESCRIPTION
ITEM 12
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MORROW RESIDENCE
1120 BLACK BIRCH DRIVE
BLACK BIRCH SUBDIVISION
Buildino Materials. Proposed building materials include, native stone veneer, wood
siding, wood beams, wood columns, wood trusses, stucco, wood trim and wood
shingles or metal panel at the roof.
Architectural Features. Windows and doors which are visable from the street and
adjoining lot are of size and proportion which promote human scale. Windows which
are not visable from the street and adjoining lot are sized to maximize views of the
stream and surrounding landscape. The primary entrance location IS clearly defined.
Additional architectural features include curved wood trusses, wood rafter tails and
substantial wood trim.
Garaoe. The attached garage entrance is oriented at an angle to the street and is
located near the front and side setback which is typical throughout the
neighborhood. The width of the garage is less than 50% of the building frontage.
Garage doors will be treated with wood siding.
Drivewav. The layout of the driveway creates car parking on the interior of the
property and avoids pull-in parking along the street. Landscaping at the edge and
center of the driveway will help reduce its scale. Walkways will be paved with a
material different from that of the driveway.
Service Area. Trash and recycle bins will be located in the garage until scheduled
pick up.
Impact on Historic Buildinos. The existing structure is not located in a historic
district and is not desingated as a historical building.
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5. Therefore, APPLICANT agrees that in consideration of the CITY's
waiver of its right to collect full fees prior to a determination of application.
completeness, APPLICANT shall pay an initial deposit in the amount of $
which is for hours of Planning Office time, and if actual recorded costs
exceed the initial deposit, APPLICANT shan 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. APPLICANT further agrees that failure to pay
such accrued costs shall be grounds for suspension of processing.
/
CITY OF ASPEN
APPLICANT
By:~m~
Diane Moore
City Planning Director
By:h~~ ,~~
Mailin,.g, Addr~s:
'2..13 K.~JI?ltlJ6TON CoUR.T
H()tt'\775~ 7Y r(()<Lf
Da'o: ~"Jf 23 1111-
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1110 Black Birch Dr.
."_"cen CO 81611
August J, 1994
TO: All 31ack 3irc~ Es~ates Homeowners
SUBJECT;' Setback ~/c.riar~ces, Lots No.6 and. Ho. 12
As of Saturday, 0U~Y 30, we had ~eceived ~5
s~gned :or:ns,
~ "1Jrov~...., C" 7:_~.'"
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dated from July
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to July 29,
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s8"'Gback "lrar-':"2...:."1ces requested by -:he
c~ners of Lo~s 6 ~d l2. We also ~eceived a pnone
call to infor~ us that S~ ~dditional ~pproval was
::;:;; -the way.
The ~i8..,::,"'i2Ji.C6S
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2.py:-'-::~ted
'J 90% 0:"' :Slack ~,:,::-c;:-.. l:;s:a.-ces
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CGVe:-:2_n;:s.
The si5~ed copies are available for i~spec-
:.:..on i~ ~~e Assoc~a~ic~:iles mai~ta~ned 8Y ~ec-
~8ta~y Felix ?ogl~ar.o ~t ~~e accve add~ess.
T:--~arlk you 2.1:' ve-:":/ r7::.1.ch :....02:" -:he :as"C re spo('~se:
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HOMEOWNERS VARIANCE APPROVAL
ITEM 1 0
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June 7, 1994
City of Aspen
Planning Office
Aspen, CO 81611
Gentlemen and Ladies:
I, Darrell C. Morrow, will be making certain applications for consent to modify and
expand my home at Aspen which is situated at 1120 Black Birch on Lot 12, Black
Birch Estates, being a pa~ of the southwest quarter of Section 1, Township 10 South,
Range 85 West of the sixtn prime meridian, Pitkin County, Colorado. Set forth below
are my current addresses and telephone numbers. At present, my primary address is
the one set forth first.
,-
Darrell C. Morrow
Suite 2601, First City Tower
1001 Fannin Street
Houston, TX 77002-6760
(713) 651-2176
Darrell C. Morrow
1120 North Black Birch Drive
. Aspen, CO 81611
(303) 925-8621
The name, address, and telephone number of the representative authorized to act for
me on all matters with the respect to my applications are set forth below:
Bill Pass and Associates
605 E. Main Street
Aspen, CO 81611
(303) 925-4755
Sincerely,
~~te-W
Darrell C. Morrow
LETTER AUTHORIZING REPRESENTATION OF APPLICANT
ITEM 5
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APPUCANT:
ADDRESS:
ZONE OISTFlICT:
LOT SIZE (SQUAAE FE:;l):
EXISTING FAA:
AlLOWABLE FAA:
PROPOSED FAR:
EXISTING NET LEASABLE (commerCal):
PROPOSED NET LEASASLE (ccmmel'Ciai):
EXISTING '1'. OF SITE COVERAGE:
PROPOSED % OF SITE COVE."lAGE:
EXISTING % OF OPEN SPACe (Comrnertial):
PROPOSED'. OF OPEN SPACE.(Comrnel'.):
EXISTING MAXIMUM HE.'GHT:
PROPOSED MAXl!.IUM HElGHT:
PROPOSED % OF OE.'.iOU1l0N:
EXISTING NUMBE."! OF BEDROOMS:
PROPOSED NUMBE."! OF BEDROOMS:
EXISTING ON-5m: PARKING SPAces:
ON-5m: PARKING SPAces REQUIRED:
SETBACKS:
EXISTING:
Front: 25
Rear: 1 0
Side: 1 0
C:lmcined Frontlflear.
EXISTING NONCONFORMmESI
ENCROACHMENTS:
Darrell & Virginia NorroW-
1120 Black Birch Drive
,.
R-15 (PUD)
15,113 s.f. (13,338 ~.f. above water)
2,520 s.f.
4 , 384 s. f.
4,320 s.f.
fIt.A.
fT:^ .
Existing footprint 1294/13,338 ~ 9.7% .
New footprint j2~1/13,338 ~24.7%
tI.A.
H:A.
p,;.yjmj 81m' 2 4 '
1'!Triea113lm' 2 6 '
less than 50%
4
5
IIv::cessorv PJda-
! Iv::cessorv ~
4
5
( 1 ALLOWABLE:
Front: ta
Rez:
Skle: 10
Combined IftftlRr:
PROPOSED:
Front:
l1ear.
S"1de:
Combined Fronl/l1ear.
Ex~sting structure extends into front setbac .
Non conformance wlll be reduced.
VARIATIONS REOlJFSTEl lelioible for I andmar1<s Onlv: ctTaractP.r comoabbiiitv ffndina must be made hv HPC1:
FAR:
SETBACKS: Fronr.
Rear:
Side:
Combined FrtJRr:
(1) VARIANCE granted by
.
Minimum Oistance BerNeen 6ui1d~
Parldng Spaces:
Open Spaca {Commen:iaJ}:
Height (Cottage inlill Only):
Site C:lwrage (Cottage Intill Only):
Homeowner's Association.
:r:--n::M $F '3
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MORROW RESIDENCE
ZONING ANALYSIS - STREAM MARGIN REVIEW
AUGUST 26,1994
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LEGAL DESCRIPTION:
ZONE DISTRICT:
Lot 12, Black Birch Estates Subdivision, Aspen, Colorado
R-15 (PUD) /
DIMENSIONAL REQUIREMENTS:
Minimum Lot Size:
Minimum Lot Width:
Minimum Front Yard:
Minimum Side Yard:
Minimum Rear Yard:
Maximum Height:
Minimum Stream Setback:
NOTE; (1) Variance my be granted by homeowners association
(2) 30 feet to ridge
OFF STREET PARKING RQMTS:
CITY CODE
15,000 sJ.
75 ft.
25 ft.
10ft.
10 ft.
25 ft.(2)
NA
1 space/bedroom
TOTAL LOT SIZE:
ALLOWABLE FLOOR AREA:
EXISTING: Upper Level
Entry level
Existing FAR
ADDITION: Upper Level
Entry Level
NEW FAR.
ZONING ANALYSIS
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15,113 sJ.
1.775 sJ.
13,338 s.f
4,080 sJ.
304 s J.
4,384 sJ.
1,038 sJ.
1 .482 sJ.
2,520 s.f.
< 110 sJ.>
481.5 s.f.
1.428.5 sJ.
1,910.0 sJ.
SUBDIVISION
COVENANTS
NA
NA
25 ft.
15 ft. (1)
10ft. (1)
.-24 ft. (1)
15 ft. (1)
-.
below high water line
above high water line
7 sJ.l1 00 s. f. [at
Total Allowab[e
Total Existing
to be demolished
4,320.0 sJ. Total Existing & Addition
ITEM 9
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1110 Black Birch Dr.
ASDen CO 81611
June 23, 1944
Mr. Darrell C. Mo~raw
213 Kensington Ct.
Houston TX 77024
Dear Darrell:
The Black Bi~ch Estates HOA Architec-.
tural Control CO€r.rni ttee met on Wednesday,
June 22, to reviet<{ the revised pians for your
residen~e at 1120 Black Birch Drive.
I am pleas~d to report that the revised
plans were approvlld unanimously.
We are glad that your archicects were
able to maintain " ;Jleasing design despite
the significant rr!duction in height.
Sincerely,
ACC
cc: Joyce Gruenberg
Sandra Johnslm
John P. Mascotte
HOMEOWNERS ASSOCIATION LETTER OF APPROVAL
ITEM 8
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OWNEItSHIP AND ENCUMU~E ItEPOItT
M:ldo: For: Horrou/G&H
138;>AB
noo.oo
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STEWAItTTIT!.E OF ASPEN, INC.
HEREBY CERTIFIES from:l. sC:1rch of the books in chl$ office ch:lc the owner of
t.ot 12,
BLACK BIRCH ESTATES .SUBD IV IS ION
Co~nty ot Pitkin,
State of Co1or~do
Situ:Ltedin the County of Pitkin. St;w: of Color:l.do. :tppenrs to be vested in ehe n::!.nte of
rt;nre11 c.
Mor-row
and chott che :lboye described pcoperty :1ppe:trs to b~ subjecc to che following:
A Deed ot Irust d~ted July 12, 1985, executed by D3r-rell C.
Morr~w, to the Pyb1ic Trustee of Pitkin County, to secure an
irldeble.:!ness of $316,000.00, in i.'3vor of first N:aliarl.'3l B::inK in
Aspen, recorded July 12, 1985 in Book 469.3t P3ge 661 as
Receotion No. 269609.
NOTE; The D~nefici31 intere~l under s3id De~d of Trust W~.
assigned of record to Residenti31 2un,~in9 Corporation,
3'Delau3re' Corpor~tian by 2irst National B3nk in Aspen recqrd~d
Au~u$t 8, 19B5 in Book 492 at Page 648 ~s Reception No. :704:$.
NOrE: The ~eneficial interest under s3id Deed o{ Trust was
3ssiSned of record to First Wisconsin Irust Comp~ny 35 Trustee
bv Residential Funding Corporation recorded 2ebruary ~4, L986
i~ Book 505 ~t P3ge aS2 ~5 Rec~ption No. 275228.
EXCEPT all e~sements, righc.oc.w:l.Ys. restdc~ions :lnci rcscrv;nions of record.
EXCEP! :lny ::lnQ all unp:!.r8 ':I.:<es ::lnci assessments.
This r~port does no~ ref1ec~ any at ~he.follo\Ving mauers:
1)
Bankruptcies wnlcn. from d.:tce at :ldjudicacion of che
by more dl:ln [ouneen(14) years.
most recene bankruptcies, ::.nced::ue ~he repor~
2)
Sui,s and judgmencs which. from dace of en cry, :lntedaee the report by more eh;!.n seven
uncil the governing st:lcuce of limic.:Hions h",s expired, whichever is ~he longer period.
(7) ye:l.rs or
J)
Unp:lid c:lxliens which. from d:1ce of p:!.yment, anceo:!.te che reporc by more cn:!.n seven (7) yeus.
Alchough we believe the faces sC:1ted ;l.re crue, ~his Certificate is (lOt co be construed :ISM aoscr:tcc of tide.
nor an opinion of dele, no..:t gu.:tr:tncy ot tide, .:tnd it is understood .:tnd i1greed th::!.c Stew:m Tide of Aspen.
Inc.,. neithcr :lSSumcs. nor will be charged wich any .fin:l.ncial obligncion ac li:l.oilicy wh:1Ccver: on :l.ny SC::1ce.
menc conc.:tined herein.
D:1Ccd :lC Aspen. Color.ldo, chis
d"yof
A.D. 1939:1c
0:00 A.M.
october
17th
STeWARTTIT!.EOF ASPeN, INC.
BY
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Au,ho.",d Sig.,,'".. ~
DlSG.L€l6\:lREcQf Q}l-lNERSHIP
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