HomeMy WebLinkAboutpitkin.planning.273511103001 (2012)DOCUMENT LAYOUT
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LISTED BELOW IN THE FOLLOWING ORDER
Summary Sheet
Resolution for the BOCC and /or P &Z
Ordinance for the BOCC and /or P &Z
Determination for the Hearing Officer
Administrative Determination
Staff Memo
Application
Public Notice, Acceptance Letter, Referral(s) Letter
Site Plan
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Plat copies (11x1')
RECEPTION #: 694140,11/21/2012 at
09:18:54 AM,
1 of 4, R $0.00 Doc Code ADMIN
DECISION
Janice K. Vos Caudill, Pitkin County, CO
ADMINISTRATIVE DECISION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF
PITKIN COUNTY, COLORADO, APPROVING THE GORSUCH ACTIVITY ENVELOPE
REVIEW AND SITE PLAN REVIEW
Administrative Decision NorJ� -2012
RECITALS
1) Jeffrey Gorsuch (hereafter "Applicant ") has applied to the Community Development Director of
Pitkin County (hereafter "Director ") to establish an Activity Envelope that encompasses the existing
single family residence and proposed improvements, and Site Plan Review approval to expand the
residence (approximately 1,450 square feet of floor area, plus a 473 square foot garage and 882 square
feet of basement/mechanical space).
2) The property is located at 75 Maroon Court, and is described as Lot 2, Gann Subdivision. The lot is
within the Urban Growth Boundary. The existing residence was constructed in 1967.
3) The lot is zoned R -15B and contains approximately 15,130 square feet.
4) The Director finds that the request complies with the applicable provisions of the Code, as follows:
A) The R-1 5B zone district allows a maximum floor area of 3,500 square feet on this lot; the
proposed 3,495 square foot floor area complies. An additional 1,355 square feet of exempt space
is also proposed. The gross proposed floor area of 4,850 square feet is less than the maximum
allowed gross floor area of 5,750 square feet.
B) The activity envelope is entirely comprised of slopes of less than 30 %.
C) The wildfire hazard is mapped as low, and can be mitigated pursuant to the provisions of Sec. 7-20 -
60(c) of the Code.
D) The parcel is within the mapped Scenic View Protection Area as seen from Highway 82. The
proposed addition will be visible from the highway, but to a very limited extent, given the
intervening residences and vegetation. The proposed addition will not penetrate a ridgeline or
silhouette against the sky.
E) The western side of the house and an existing shed encroach into the side yard setback; these
encroachments have been included in the activity envelope. No expansion of the non - conformity
is proposed.
F) The existing well will continue to serve the residence.
G) The proposed additional residential development is exempt from growth management up to 5,750
square feet of floor area, pursuant to Sec. 6 -30 -110 of the Code.
APPROVED by the Director, subject to the following conditions, which shall run with the land and be
binding on all successors in interest:
I. The Applicant shall adhere to all material representations made in the application and shall consider those
representations to be conditions of approval, unless amended by other conditions.
2. Prior to submission of any building permit applications for the expansion, the Applicant shall be
required to submit for approval by the County Attorney and Community Development a Site Plan
with an Activity Envelope in accordance with Land Use Code Section 2- 30 -20(g) and Application
Administrative Decision No.91-2012
Page 2
Manual Section 2.1.12. The above referenced approvals shall be a condition precedent to finalization
and recordation of them.
3. With the building permit application for the expansion, the Applicant shall:
A. Obtain an access permit for the new driveway to the garage, which shall be approved by
Planning/Zoning and Aspen Fire Department.
B. Submit a site specific drainage and erosion control plan prepared by a qualified engineer or geologist
for review and approval by Planning/Zoning.
C. Submit a construction management plan for review and approval by Planning/Zoning.
D. Submit a detailed revegetation plan for disturbed areas with appropriate seed mixes.
E. Submit a tree mitigation and landscape plan.
4. Prior to issuance of the building permit for the expansion, the Applicant shall pay the applicable road
and employee housing impact fees, and the applicable fees to the Aspen Consolidated Sanitation
District.
5. The Applicant shall comply with the following landscaping and wildfire defensible space mitigation
standards:
A. Defensible Space: The area around all buildings /structures, limited by property boundaries that
may limit a property owner's ability to comply with this section, shall incorporate landscaping
with wildfire defensible space considerations as follows (note: actual vegetation manipulation to
meet these conditions may not be necessary where the natural vegetation patterns have already
fulfilled these conditions):
I ) Brush, debris, and non - ornamental vegetation shall be removed within a minimum 10 foot
perimeter around the structure. Existing trees in the vicinity of the residence may remain, if a 10
foot perimeter is maintained beyond those trees.
2) Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels a
minimum of a 30 foot perimeter around the structure and the remaining trees.
3) Spacing between clumps of brush and vegetation within the 30 foot perimeter shall be a
minimum of two times the height of the fuel. Maximum diameter of the clumps shall not exceed
10 feet. All measurements shall be from the edges of the crowns of the fuel.
4) All branches from trees and brush within the 30 foot perimeter shall be pruned to a height of 10
feet above the ground and ladder fuels from around trees and brush shall be removed.
5) Tree crown separation within the 30 foot perimeter shall have a minimum of 10 feet between the
edges of the crowns, except for mature stands of aspen trees where the ladder fuels have been
removed.
6) All branches which extend over the roof eaves shall be trimmed and all branches within 15 feet
of the chimneys shall be removed.
7) The density of fuels within a 100 foot perimeter of the structures shall be reduced.
8) All deadfall up to a 100 foot perimeter shall be removed.
9) No new conifer trees shall be planted within 10 feet of a residence.
10) No flammable mulches shall be placed within two feet of a residence.
1 1) The applicant shall be responsible for the continued maintenance of the defensible space
vegetation requirements.
B. Roofing Materials: Roofs shall be constructed with a Class A roof covering or a Class A assembly
as defined in the building code. Wood shake /shingle roof coverings are prohibited. Roofs with less
than a 3:12 pitch are not permitted unless they comply with the following:
Administrative Decision Nog/ -2012
Page 3
I ) All roof coverings shall be constructed of non - combustible materials and installed on a Class
A roof assembly.
2) All roof coverings shall have a surface that shall facilitate the natural process of clearing the
roof.
3) All roof designs shall facilitate the natural process of clearing debris. Protrusions above the
roofline, such as parapets, shall be prohibited.
4) Roofs shall be installed as required by the approved building code and shall have a minimum
slope of 1:48.
5) All roof designs, coverings or equivalent assemblies shall be specifically approved by the
Fire Marshal prior to submittal of a building permit application.
C. Additional wildfire mitigation standards:
1) Vents shall be screened with corrosive resistant wire mesh with mesh 'A inch maximum.
2) Roofs and gutters shall be kept clear of debris.
3) Yards shall be kept clear of all litter, slash, and flammable debris.
4) All flammable materials and firewood/wood piles shall be stored on a parallel contour a
minimum of 15 feet away from any structure.
5) Swimming pools or ponds shall be accessible to Fire Department vehicles.
6) Fences shall be kept clear of brush and debris.
7) Wood fences shall not connect to the structure.
8) Fuel tanks shall be installed underground with an approved container.
9) Propane tanks shall be installed according to NFPA 48 standards and on a contour away from the
structure with standard defensible space vegetation mitigation around any above - ground tank.
Any wood enclosure around the tank shall be constructed with materials approved for 2 hour
fire- resistive construction on the exterior side of the walls.
10) Each structure shall have a minimum of one 10 pound approved ABC fire extinguisher placed in
a visible and accessible location.
11) Addresses shall be clearly marked with 2 inch non - combustible letters and shall be visible and
installed on a non - combustible post.
12) New utility lines shall be buried within the driveway.
6. The Applicant shall comply with the following measures to mitigate impacts to wildlife:
A. Native vegetation shall be maintained outside of the activity envelope.
B. Trash/garbage shall be kept in an approved bear resistant container or enclosure, pursuant to the
County's Wildlife Protection Ordinance.
C. Contractors /construction workers are prohibited from bringing their dogs on site and shall be
required to provide bear proof containers for all edible and food related trash.
D. Avoid fruit- bearing trees and shrubs in any landscaping.
E. All outside doors shall utilize only solid round handled door knobs, unless another type is
required by the applicable Building Code for disabled accessibility purposes.
The Applicant shall comply with all standards for development within Scenic View Protection Areas
as represented in the application and approved in this Decision. The exterior of the residence shall
utilize indigenous earth tone materials or colors and the roofs shall have a non - reflective color or
composition. Reflective roof materials shall not be used unless the materials are treated prior to
installation to eliminate reflectivity, with the exception of materials associated with solar or
photovoltaic equipment. Driveway lighting is prohibited and all other lighting shall comply with the
lighting code.
r
Administrative Decision NoV -2012
Page 4
8. No development including grading, excavation, fill placement, berming, landscaping, vegetation
removal or disturbance, shall occur outside of the approved activity envelope, except as necessary to
comply with the wildfire mitigation measures described above.
9. Prior to commencement of any earthmoving or other construction activity, the Applicant shall stake
the corners of the activity envelope and install construction fencing around the construction site
within the perimeter of the activity envelope. The fencing shall remain in place until issuance of a
Certificate of Occupancy.
10. All areas disturbed by construction shall be re- vegetated with native shrubs and grasses within one
growing season of the project's completion.
11. No development in excess of 30" above or below natural grade shall occur within the setbacks of the
lot, with the exception of driveways and associated retaining walls of up to 6' above or below natural
grade and fencing. Landscaping in the form of berms shall not exceed four feet from the most
restrictive grade. Any development located within setbacks mandated by County zoning regulations
that does not comply with these restrictions shall require a variance from the Board of Adjustment.
Approval of an activity envelope within such setbacks does not assure approval of a variance.
12. No calculations for height, bulk, setback, size, floor area, or any other building and zoning requirements
have been conducted. These requirements will be considered at the time of building permit. Any
structures represented in the application may not be permitted under building and zoning regulations.
13. Failure to comply with the conditions of this approval may result in revocation of this approval, or
any subsequent permit(s) or approval(s) related to this property, or vested rights associated with this
property.
14. Statutory vested rights for the approval contained herein are granted pursuant to the Pitkin County
Land Use Code and Colorado Statutes, subject to the exceptions set forth in Pitkin County Land Use
Code § 2 -20 -170 and C.R.S. § 24 -68 -105. The statutory vested rights granted herein shall expire on
N 'ove,nbe� / ", 2015.
NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES WEEKLY on the
11 th day of October, 2012.
APPROVED by the Director, this day of % ye tan i , 2012.
PUBLISHED AFTER ADO�P,,{J.ION FOR VESTED REAL PROPERTY RIGHTS in the
Aspen Times Weekly on thely day ofhQCp±J2r 2012.
//\ o SA v2 LU �,, Cd
Chicly Houben,
Community Development Director
PID 4273511103001
P092 -12
GORSUCH RESIDENCE
SITE PLAN REVIEW
SUBMITTED BY
ALAN RICHMAN PLANNING SERVICES
BOX 3613
ASPEN, COLORADO 81612
920 -1125
SEPTEMBER, 2012
000001 of y-s-
TABLE OF CONTENTS
PAGE
I. Project Description .............. ............................... 1
A. Application Request ......... ............................... 1
B. Property Description and Proposed Development ................. 2
IL Standards for Site Plan Review .... ............................... 4
A.
Site Preparation and Grading .. ...............................
4
B.
Steep and Potentially Unstable Slopes .........................
5
C.
Water Courses and Drainage .. ...............................
6
D.
Wildfire Hazards ............ ...............................
7
E.
Scenic View Protection Areas /Rural Character ..................
13
F.
Landscaping and Vegetation Protection .......................
17
G.
Roads, Driveway and Parking ...............................
18
H.
Public Services and Utilities .. ...............................
18
III. Conclusion
.................... ...............................
19
EXHIBITS
#1. Title Report
#2. Letter Authorizing Submission of Application
#3. Pre - Application Conference Summary
#4. BOCC Ordinance No. 027 -2006
#5. List of Owners Within 300' of Property
DRAWINGS
Vicinity Map
Improvement Survey
Activity Envelope /Site Plan
Floor Plans
Building Elevations
Aerial Images of Proposed Addition
Photograph of Height Poles From Highway 82
OU0002
PROJECT DESCRIPTION
A. Application Request
This is an application to remodel and expand an existing single - family residence on a lot
in unincorporated Pitkin County. The legal description of the property is Lot 2 of the Gann
Subdivision. The lot's street address is 75 Maroon Court, Aspen. The Parcel ID# for the
property is 273511103001. A vicinity map showing the location of this lot is included in
this application booklet.
The application is being submitted by the owner of the property, Jeff Gorsuch
(hereinafter, "the applicant "). Proof of ownership of the property is provided in the title
report, attached hereto as Exhibit #1.
The applicant is being represented by Alan Richman Planning Services, Inc. A letter from
the applicant confirming this arrangement is attached as Exhibit #2.
A pre - application conference was held with a member of the Community Development
Department. The Pre - Application Conference Summary issued by the staff (see Exhibit
#3) states that the review procedure applicable to this proposal is as follows:
Site Plan Review.
The applicant also requests that the site plan approval be granted vested rights status
pursuant to Sec. 2 -20 -170 of the Pitkin County Land Use Code.
The Pre - Application Conference Summary lists the following sections of the Pitkin County
Land Use Code that should be addressed by the applicant to designate an Activity
Envelope and obtain Site Plan approval:
* Section 7- 20 -10:
* Section 7- 20 -20:
* Section 7- 20 -30:
* Section 7- 20 -60:
* Section 7 -20 -120:
* Section 7 -20 -130:
* Section 7 -30:
* Section 7 -50:
Site Preparation and Grading;
Steep and Potentially Unstable Slopes
Water Courses and Drainage;
Wildfire Hazard Areas (low);
Scenic View Protection Areas;
Landscaping and Vegetation Protection;
Driveways; and
Public Services and Utilities.
The following sections of this application identify the Code provisions applicable to these
procedures and provide responses to the applicable County standards. First, however, a
brief description of the property and summary of the development proposed for the lot are
presented below.
Gorsuch Site Plan Review Page 1
01U003
B. Property Description and Proposed Development
The subject lot is a nearly rectangular shaped parcel of land that is approximately 15,130
sq. ft. (0.35 acres) in size. The vicinity map shows that it is located just to the west of the
Aspen city limits, along State Highway 82, across from the Aspen Golf Course. Access to
the property is obtained from an existing private roadway that also provides access to the
Aspen Tennis Club Subdivision and the Clasen - Pecjak Subdivision. The lot sits far
enough back from Highway 82 that it is not generally visible to passers -by.
The improvement survey depicts topography on the lot and also shows the location and
sizes of each of the trees on the property. This lot is generally flat except for a minor rise
located at the very rear of the lot. The lot contains several clusters of mature trees. Many
of these trees are along the rear and side property lines. There is also a cluster of trees
at the front of the house that buffers it from surrounding residences.
The Gann Subdivision is a 2 lot subdivision created in 1966 by a plat recorded in Plat
Book 3 at Page 115 of the Pitkin County records. The lots in the subdivision were zoned
R -30 for many years, making them substandard as to lot size. However, in 2006, the
County created a new R -15B zone district. Both lots in the Gann Subdivision and the 4
lots in the Clasen - Pecjak Subdivision were rezoned from R -30 to the R -15B zone district
pursuant to Ordinance 027 -2006 (see Exhibit #4). This made the subject property a
conforming lot of record. The R -15B zone district assigns an allowable floor area of 3,500
sq. ft. or a ratio of 0.20:1 to properties, whichever is the least restrictive. Therefore, the
allowable floor area for Lot 2 is 3,500 sq. ft.
The existing house plus a small storage shed contains approximately 2,052 sq. ft. of floor
area. The applicant proposes to expand the existing residence by slightly less than 1,450
sq. ft. to virtually reach the lot's maximum allowable floor area.
Following is a summary of the proposed additions to the house:
Main Level Addition: 561 sq. ft.
Upper Level Addition: 882 sq. ft.
Total Expansion 1,443 sq. ft.
Plus Existing House 2,052 sq. ft.
Resulting Floor Area 3,495 sq. ft.
The applicant also plans a new 473 sq. ft. garage on the main floor and approximately
882 sq. ft. of basement/mechanical space. Sec. 5 -20 -70 (g) of the Land Use Code
exempts these spaces from floor area calculations in the urban area.
Gorsuch Site Plan Review Page 2
UuUUU4
The expansion is also exempt from the County's Growth Management Quota System
since the 3,495 sq. ft. of floor area plus the 1,355 sq. ft. of exempt areas will still total well
less than 5,750 sq. ft.
The configuration of the planned addition to the house is shown on the proposed site
plan. The site plan shows that the proposed two story addition will occur along the
northeast side of the house, which is currently an open yard. This location was selected
because this side of the house sits well inside of the property setbacks whereas the
house straddles the setbacks along its western side. This location also does not conflict
with any of the existing mature trees on the property, although the proposed driveway into
the new garage will require the removal of two or three small trees along the northern
property line, none of which is 6" in diameter.
The site plan drawing also shows the proposed activity envelope. The envelope
conforms to the zone district setbacks, with a couple of exceptions. First, the envelope
has been extended towards the front property line in the area where the new driveway is
proposed. Second, the envelope has been extended to the western property line in the
area where an existing deck and shed protrude into the setback (the shed actually
encroaches onto the neighboring property). No changes are planned to either of these
features. However, the activity envelope has been drawn to the property line in these
areas, to place these improvements within the envelope (other than the encroachment
which is beyond the property line and therefore outside of the envelope).
The conformance of the proposed site plan with the applicable standards of the Land Use
Code is addressed in the sections which follow.
Gorsuch Site Plan Review Page 3
0006 b5
II. STANDARDS FOR SITE PLAN REVIEW
Chapter 7 of the Land Use Code establishes the standards related to the quality of
development in Pitkin County. Following are the applicant's responses to the applicable
standards of that chapter, as specified in the pre - application summary form.
A. Site Preparation and Grading (Sec. 7- 20 -10)
(a) Grading and Fill Placement. The applicant agrees that all grading and filling
associated with this project will take place within the activity envelope depicted on the site
plan.
(b) Clearing, Grubbing and Vegetation Removal. The applicant agrees that all
clearing, grubbing and vegetation removal associated with this project will take place
within the activity envelope depicted on the site plan.
(c) Tree Removal and Mitigation. There are several clumps of mature vegetation on
the property. No development is anticipated to occur in any of these areas that would
result in the removal of any trees that would require mitigation to be accomplished. If,
however, the final design results in the removal of any tree with a caliper size of 6" or
greater, the applicant will plant one or more trees to replace the trees that are removed,
so that at least an equivalent number of caliper inches of trees are installed.
(d) Protection of Natural Terrain. The applicant agrees to follow those design and
construction techniques that may be recommended by the County Planning Engineer or
the Community Development Director to mitigate any physical or visual damage from the
proposed development. This shall include, but not be limited to:
♦ Areas of the property that are disturbed by development will be re- vegetated.
Revegetation will be completed during the first planting season after completion of
the construction, using native vegetation. Additional detail on the proposed re-
vegetation of the property is included in Section II.F of this application.
♦ Topsoil will be removed and saved prior to any mass grading or excavation, and
will be replaced following construction.
♦ Appropriate weed prevention techniques will be employed that are consistent with
the provisions of the 2006 Revised Pitkin County Weed Management Plan.
♦ The applicant will comply with the County's adopted erosion and sedimentation
control and stormwater management standards. Sediment barriers will be placed
on -site as necessary to control the impacts of soil disturbing activities (see Section
11.13, below).
Gorsuch Site Plan Review Page 4
UuuU66
B. Steep and Potentially Unstable Slopes (Sec. 7- 20 -20)
Section 7 -20 -20 of the Land Use Code provides standards for development on slopes of
less than 30 %, 30% to 45 %, and 45% and greater.
The activity envelope /site plan depicts topography throughout the property, illustrated as
two foot (2) contours. An analysis of the slopes on the property demonstrates that while
there are some very minor topographic anomalies along the northeastern and southern
edges of the property, these areas are outside of the proposed activity envelope. There
are no areas within the proposed activity envelope with slopes in excess of 30 %.
Therefore, all proposed development will occur on slopes of less than 30 %, as permitted
by Sec. 7 -20 -20 (d) of the Land Use Code. No development is proposed on slopes in
excess of 30% on the subject property. Therefore, no further response to the provisions
of Sec. 7 -20 -20 (b), (c), or (e) of the Code is required.
Gorsuch Site Plan Review Page 5
ODUU07
C. Water Courses and Drainage (Sec. 7- 20 -30)
(b) Encroachment or Channeling. No encroachment or channeling activities are
proposed in any watercourse.
(c) Drainage. A drainage report and plan describing how the post - development runoff
volumes will not exceed those of the currently developed site will be prepared by
an engineer and submitted at the time of building permit review.
(d) Groundwater. No activities are proposed that would interfere with groundwater
recharge or pollute groundwater. No contaminants will be introduced to
groundwater as a result of the proposed development.
(e) Irrigated Areas. The proposed development will have no affect on water supplies
available for irrigation or any water rights.
(f) Irrigation Ditches. The will be no impacts to irrigation ditches as a result of this
application.
(g) Sedimentation. The applicant will comply with the County's standards for
controlling sedimentation. A plan will be prepared as part of the building permit
application package that locates and describes the erosion and sedimentation
control measures that will be installed during construction. Sediment barriers, to
include straw bales, silt fences and similar filtering devices, will be placed down -
slope of all disturbed areas. Disturbed areas will be re- vegetated no later than one
growing season after completion of construction by applying native seed mixes
and fertilizer to disturbed areas and mulching seeded areas with straw.
(h) Water Quality.
(1) The activity envelope that is proposed for this property assures that all
development will comply with the County's stream setback standards.
(2) The applicant will comply with those state and federal regulations
concerning water quality that may apply to the proposed development.
(i) Efficient Water Use. The applicant will comply with this standard.
Gorsuch Site Plan Review
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Page 6
D. Wildfire Hazards (Sec. 7- 20 -60)
During the pre - application conference with staff, the applicant was informed that the
County's wildfire hazard maps designate this site as being in a wildfire hazard area. It is
the applicant's understanding that these maps designate this area as being subject to a
low degree of wildfire hazard.
Because this property is subject to a low degree of wildfire hazard, Section 7 -20 -60 (a) of
the Code does not require the applicant to conduct a site visit to the property with one of
the County's designated wildfire experts, so no such site visit was conducted.
The mitigation standards for development in wildfire hazard areas are found in Section 7-
20-60 of the Land Use Code. Following are the applicant's responses to these standards.
(1) Defensible Space
(a) Brush, debris, and non - ornamental vegetation shall be removed within a minimum
ten (10) foot perimeter around the structure.
(b) Vegetation shall be reduced to break up the vertical and horizontal continuity of the
fuels a minimum of a thirty (30) foot perimeter around a structure built on flat
ground.
Response: This primary vegetation on this site is an irrigated lawn and ornamental
landscaping. None of this maintained landscaping represents a fire hazard, particularly
given the flat slopes on the property. Therefore, clearing of this vegetation should not be
required.
There are also several clumps of mature trees in front of the existing house that are of
great value to the applicant which he would very much like to preserve. Some of these
are Aspen trees, which are a wet species and should not be of concern from a wildfire
standpoint. There are also some conifer trees interspersed with the Aspen trees. The
applicant would request that these trees be permitted to remain since this is a low hazard,
flat site that is in close proximity to both the downtown and ABC Fire District stations.
Please see the responses below for commitments the applicant is prepared to make with
regard to limbing /pruning of the existing trees to remove ladder fuels and to eliminate any
branches that may have grown close to the existing chimney.
(c) Spacing between clumps of brush and vegetation within the thirty (30) foot
perimeter shall be a minimum of two (2) times the height of the fuel. Maximum
diameter of the clumps shall be two (2) times the height of the fuel. All
measurements shall be from the edges of the crowns of the fuel.
Gorsuch Site Plan Review Page 7
ODU009
Response: Please see the response above with respect to preservation of existing
landscaping.
(d) All branches from trees and brush within the thirty (30) foot perimeters shall be
pruned to a height of 10 feet (10) above the ground, and removal of ladder fuels
from around trees and brush.
Response: The applicant will comply with this requirement.
(e) Tree crown separation within the thirty (30) foot perimeters shall have a minimum
of ten (10) feet between the edges of the crowns, except for mature stands of
Aspen trees where ladder fuels have been removed. In areas of Aspen re-
generation, understory shrubs and down and dead materials shall be removed.
Response: Please see the response above with respect to preservation of existing
landscaping.
(t) All branches that extend over the roof eaves shall be trimmed and all branches
within fifteen (15) feet of the chimneys shall be removed.
Response: The applicant will comply with this requirement.
(g) The density of fuels up to a one hundred (100) foot perimeter of the structures
shall be reduced where natural reduction has not already occurred.
Response: This requirement should not apply to this property which is predominantly
an irrigated lawn.
(h) All deadfall up to a one hundred (100) foot perimeter shall be removed.
Response: The applicant will comply with this requirement.
(i) The property owner shall be responsible for the continued maintenance of the
defensible space vegetation requirements.
Response: The applicant will comply with this requirement.
6) No new conifer trees shall be planted within ten (10) feet of a residence.
Response: The applicant will not plant any new conifer trees within 10' of the addition.
As noted above, it is very important to the applicant that he be able to maintain the
mature conifer trees that are located in front of the existing house.
Gorsuch Site Plan Review
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Page 8
(k) No flammable mulches shall be placed within two (2) feet of a residence.
Response: The applicant will comply with this requirement.
2. Access
(a) Access roads and driveways shall be built to County standards; however, these
standards may be increased to mitigate wildfire hazards based on comments
provided by the Colorado State Forest Service, the Sheriffs Department, local fire
protection districts, and/or a person approved by the County as an expert in
wildfire areas and mitigation. Where feasible, looped routes of access/egress to a
public road shall be incorporated in the design of a proposed development.
Looped routes of access/egress is defined as two (2) or more dedicated access
roads to the main artery/highway for widely separated ingress/egress; looped
drives with one entrance point or divided single entrances do not satisfy this
condition. Where this is not feasible, the Community Development Department
may approve vehicle turnaround areas a maximum of seven hundred -fifty feet
(750) apart, installed between the road intersection and its terminus. Turnaround
areas shall be the same standard as cul -de -sac turnaround pads; these may be
incorporated in the proposed driveway entries.
Response: There is an existing driveway. The applicant does not propose any changes
to this driveway but does propose a second, very short entry drive into the new garage.
(b) New dead -end streets (no cul -de -sacs) shall not be permitted, except for cul -de-
sacs and other turnarounds accepted by the applicable local fire district.
Response: No new streets are proposed.
(c) Cul -de -sac turnaround pads shall have a minimum of a thirty foot (30) drivable
surface inside turning radius, or a hammerhead or other T -turn area acceptable to
the applicable local fire district.
Response: The applicant will demonstrate compliance with this requirement at the time
of building permit review.
(d) New driveways and access roadways shall enter the roadway at a ninety (90)
degree angle for the first twenty -five feet (25) of the driveway.
Response: The new driveway will intersect with Maroon Court at a ninety degree angle.
(e) Fuel breaks, as recommended by a wildfire expert approved by the County, may
be incorporated into the design of access roads or driveways.
Gorsuch Site Plan Review
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Page 9
Response: The applicant does not propose to install a fuel break at this time.
8. Water Supply for Fire Safetv
(a) When access to a public or private pressurized water system is not available, or if
it is necessary to augment the fire protection water systems, private ponds may be
used if approved by the Community Development Department and the Fire District.
Response: A pond is not proposed for this property. There is a fire hydrant located
within approximately 500' of this residence.
(b) Any fire department recommendation for individual structure water supply and
storage shall be accessible to fire department vehicles from the exterior of the
structure through a Fire Department approved mechanism (such as a fire hydrant).
The amount of storage capacity shall be determined by the fire protection district,
with a minimum of one thousand (1,000) gallon storage capacity per structure.
Response: The applicant will follow the recommendations of the Aspen Fire Marshal.
(c) Regardless of size, all structures where humans congregate regularly (including
detached garages and horse barns) that are located within areas identified as
containing "C - Severe Hazard: Trees" or 'X - Severe Hazard: Brush" wildfire
hazard shall be required to install in -house sprinkler systems which meet the
standards of the local fire protection district and the adopted building code.
Response: This property is not rated as a severe wildfire hazard area.
(d) All structures greater than five thousand (5,000) square feet in size shall be
required to install in -house sprinkler systems that meet the standards of the local
fire protection district and the adopted building code. At building permit submittal,
the local fire protection district may require smaller structures to be sprinkled due
to hazard considerations, emergency access difficulties and lack of proximity to fire
protection services.
Response: The lot's floor area limits do not allow any structure to approach 5,000 sq. ft.
in size so there should be no requirement to install an in -house sprinkler system.
4. Roofing Materials and Projections At And Below Roof Line
(a) Low Hazard Area.
1. Roofing Materials:
Gorsuch Site Plan Review
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Page 10
a. Class A covering or Class A Assembly as defined by the currently
adopted building code.
b. No wood shakes or shingles.
C. All other Building Code compliant methods and materials permitted.
Response: The applicant will comply with these requirements.
(b) Medium Hazard Area; and
(c) Severe Hazard Area.
Response: Not applicable
(d) All Hazard Areas.
Roofs with less than a 3:12 pitch are not permitted in low, medium, or severe
wildfire areas unless they comply with the following:
1. All roofs coverings shall be constructed of non - combustible materials and
installed on a Class A assembly.
2. All roof coverings shall have a surface that shall facilitate the natural
process of clearing the roof.
3. Protrusions above the roofline, such as parapets, shall be prohibited.
4. Roofs shall be installed as required by the adopted building code and shall
have a minimum slope of 1:48.
5. All roof designs, coverings, or equivalent assemblies shall be specifically
approved by the Fire Marshall prior to submittal of a building permit
application.
Response: The applicant will comply with these requirements.
5. Maintenance and Miscellaneous Requirements
(a) Roofs and Gutters shall be kept clear of debris.
(b) Roof vents shall be screened with corrosive resistant wire mesh, with mesh one -
fourth inch (114') maximum.
Gorsuch Site Plan Review
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Page 11
(c) Yards shall be kept clear of all litter, slash, and flammable materials.
(d) All flammable materials shall be stored on a parallel contour a minimum of fifteen
feet (15) away from the structure.
(e) Weeds and grasses within the ten foot (10) perimeter shall be maintained to a
height of not more than six inches (6').
(t) Firewood/wood piles shall be stacked on a parallel contour a minimum of fifteen
feet (15) away from the structure.
(g) Swimming pools and ponds shall be accessible by the local fire district.
(h) Fences shall be kept clear of brush and debris.
(i) Wood fences shall not connect to the structure.
Q) Fuel tanks shall be installed underground with an approved container.
(k) Propane tanks shall be buried, if possible, or installed according to NFPA 58
standards and on a contour away from the structure with standard defensible
space mitigation around any above -ground tank. Any wood enclosure around the
tank shall be constructed with materials approved for two (2) hour fire- resistive
construction on the exterior of the walls.
(1) Each structure shall have a minimum of one ten (10) pound ABC fire extinguisher.
(m) Addresses shall be clearly marked with two inch (2') non - combustible letters and
shall be visible at the primary point of access from the public or common access
road and installed on a non - combustible post.
(n) Additional recommendations from the Colorado State Forest Service, the Pitkin
County Sheriffs Department, and the local fire protection district may be
incorporated into any conditions of approval as necessary to mitigate wildfire
hazards.
Response: The applicant will comply with all of these requirements.
Gorsuch Site Plan Review
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Page 12
E. Scenic View Protection (Sec. 7 -20 -120)
An evaluation of the visibility of this site from State Highway 82 has been conducted.
Height poles were placed on the property to represent the two front corners and the top
ridge of the addition. The applicant then drove and walked along Highway 82 in an
attempt to determine if the poles were visible. Given the presence of several other
homes located between the subject property and Highway and the presence of significant
mature vegetation, there was only 1 spot identified where the poles could actually be
seen. A photo was taken from this location (the picture actually required zooming just to
make the poles visible) and is included in this application. This photo was taken from a
location approximately 100' -150' east of the entrance to the subdivision, along Highway
82. Staff was taken to the site while the poles were erected to verify the very limited
extent to which the poles can be seen from the scenic corridor.
Following are the applicant's responses to the County's scenic view protection standards.
1. The proposed development shall utilize existing topography and natural
vegetation, such as ridges, hills and existing trees, to screen buildings to the
maximum extent practicable.
Response: The proposed addition is screened from view by existing vegetation that is
located between the site and the scenic corridor and by topography, which places the site
at an elevation that limits views of the addition from the Highway. This has been verified
by erecting height poles on the property while this application was being prepared.
2. The proposed development shall avoid the location of structures within the Scenic
View Protection Areas and shall avoid the location of structures within any
Viewplane identified in the State Highway 82 Corridor Master Plan and Down
Valley Comprehensive Plan, if possible. If location outside of the Scenic View
Protection Area and defined viewplanes is not practicable, then the proposed
development shall not be located on the highest ground or most visible portion of
the site as viewed from those corridors listed above.
Response: The lot is located along State Highway 82 so it is not possible to fully avoid
the location of structures within the Scenic View Protection Area. However, the proposed
addition is not located on the highest ground in the area and is virtually invisible from the
scenic corridor.
3. The proposed development's height and bulk shall be designed to avoid, to the
maximum extent practicable, the visibility of buildings from those corridors listed
above. This may include, but shall not be limited to, breaking the mass of the
building down into a series of smaller forms, articulation of the building facades to
avoid a wall or row effect, and staggering rooflines to avoid a long unbroken plane.
Gorsuch Site Plan Review Page 13
uuU5i5
Response: The proposed addition has been designed to complement the building form
and roof form of the existing residence while maintaining its own modern character.
Decks, railings and similar building elements have been used to break down the mass of
this relatively small addition.
The addition steps up from the one story height of the existing structure, to a one story
connector element, to the two story addition. The height of the proposed addition has
been limited to approximately 26' to the ridge of the structure, which is below the
allowable height. The resulting floor area following the addition will also comply with that
which is allowed on the lot by underlying zoning.
4. The proposed structure shall be placed so that it does not project above a ridgeline
such that a structure silhouettes against the sky when viewed from those corridors
listed above, unless there are no alternate building sites on the lot or parcel.
Response: The proposed structure will not penetrate a ridgeline and will not silhouette
against the sky. The height poles had the slopes of Tiehack as their backdrop.
5. The proposed development shall be designed to compliment the natural
topography of the land through the use of techniques such as earth sheltered
design, the use of natural materials and coloring, the use of low - reflectance
materials, or clustering of structures on the least visible portions of the site. When
a building is proposed near a ridgeline, then its form (particularly its roof form) shall
replicate, parallel or compliment the natural form of the ridgeline so that it appears
to be an element of the natural ridgeline.
Response: The applicant plans to use natural materials or man made materials that
have natural coloring. The addition will use re- claimed barn wood siding, horizontal lap
cedar siding, and re -sawn timber beams, all stained tan or dark brown. The roof will be
made of standing seam metal panels and will also be dark brown.
6. The proposed development shall preserve natural vegetation and avoid
development within irrigated meadows to the maximum extent practicable.
Response: The proposed addition has been sited to preserve the existing trees and
other significant vegetation on the site. There are no irrigated meadows present on this
urban property.
7. The proposed development shall install utilities in locations and through
procedures that minimize visual impacts to the maximum extent practicable.
Response: Utilities have previously been installed underground to serve the residence.
No major extensions are anticipated at this time.
Gorsuch Site Plan Review Page 14
UUUiJ1C
8. All satellite dishes in the proposed development shall be located to minimize
visibility from those rights -of -way listed above and shall use earth tone colors
and/or screening to minimize their visual impact.
Response: The applicant will comply with these requirements.
9. The proposed development shall not utilize earth moving and berms as the primary
means of compliance with these regulations, but earth moving may be utilized in
conjunction with other techniques to comply with the standards of this section.
Where earth moving techniques are necessary, man -made forms should be
undulating and natural in appearance.
Response: Earth moving and berms are not proposed as the means of complying with
these regulations.
10. In the Rural Area only, development shall be located so that activities and
development occur in at least one of the locations specified in subsection (e) as
they may apply to the particular property.
Response: This site is located within the Aspen Urban Growth Boundary and is
therefore not within the Rural Area of Pitkin County.
11. The exterior of all development shall be built or painted with indigenous earth tone
materials or colors.
Response: The materials identified on the architectural drawings demonstrate that the
applicant will comply with this requirement.
12. All roofs shall have a non - reflective color or composition. Reflective roof materials
shall not be used unless the materials are treated prior to installation to eliminate
reflection, with the exception of materials associated with solar or photovoltaic
equipment.
Response: The applicant will comply with this requirement.
13. Lands disturbed by earth moving or berms should be revegetated using native
species that are already growing on or near the site. Topsoil shall be stockpiled
and placed on disturbed areas. Irrigation shall be provided to the revegetated
areas if it is necessary to ensure the survival of planted native species.
Response: The applicant will comply with this requirement.
14. To the maximum extent practicable, roads and driveways shall be located to skirt
Gorsuch Site Plan Review Page 15
0 Ud.L I
the edge of and avoid dividing meadows and pastures and to avoid major road
cuts. Roads and driveways should take advantage of the screening potential of
natural topography and existing vegetation. Existing roads and driveways shall be
used where practical. To enhance screening, a row of trees may be planted along
the roads or driveways. To the maximum extent practicable, roads and driveways
located around the edge of or in meadows shall be laid out with soft, curving edges
and shall avoid straight line corridors that are incongruous with the natural setting.
Response: No such meadows or pastures are present on this urban area property.
Gorsuch Site Plan Review
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Page 16
F. Landscaping and Vegetation Protection (Sec. 7 -20 -130)
The existing trees on the property are shown and labeled on the improvement survey.
The applicant does not anticipate that any trees with a caliper size in excess of 6" will be
removed as a consequence of the addition. The applicant will prepare a landscape plan
that will accompany the building permit submittal showing how disturbed areas will be re-
vegetated and specifying the size and location of any planned new landscaping.
Following are the applicant's responses to each of the standards in this section:
(b) General Provisions.
1. Protection of Natural Vegetation. The applicant will preserve the natural
vegetation on the site, except for that vegetation within the activity envelope that
must be disturbed to build the proposed addition to the house. It is not anticipated
that any trees with a diameter in excess of 6" will be removed as a consequence of
the proposed addition.
2. Conformance with Wildfire Regulations. There is no conflict between the County's
wildfire regulations and the requirement to protect natural vegetation on this site.
3. Berms. A berm is not proposed for this site.
4. Landscape Enclosures. Landscaping will not be used to enclose the boundary of
the parcel.
5. Visibility Clearance. Landscaping will not be installed where it would inhibit the
visibility of drivers.
6. Utility Easements. Landscaping will not be installed over a utility easement.
7. Financial Security. The applicant requests that no financial security be required for
this project.
8. Maintenance. The applicant agrees to maintain all new landscaping in a healthy
condition and to replace plants that do not survive.
(d) Required Landscaping in Urban Areas
None of the purposes for which the Code requires landscaping to be provided and none
of the minimum area or plant density requirements in the Code apply to this proposal.
Gorsuch Site Plan Review
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Page 17
G. DRIVEWAYS AND PARKING (Sec. 7 -30)
The applicant does not plan any activities that would have significant impacts on the
County's road network.
There is an existing private road that encircles Lot 2 on its northern and eastern sides
which provides access to this lot and also to Lot 1 of the Gann Subdivision. The applicant
proposes to establish a short new driveway off of that private road, near the northeastern
corner of the property. It will intersect with the private road at a 90 degree angle and will
enter into the garage. The existing gravel driveway that provides access to the front of
the house will remain in place so guests and other visitors have direct access to the front
door of the house.
Two parking spaces are shown on the site plan in the proposed garage. This design
complies with the adopted County standard of 2 spaces per dwelling unit.
H. PUBLIC SERVICES AND UTILITIES (Sec. 7 -50)
Utilities have previously been installed underground to serve the existing residence. No
new utility extensions are anticipated for this project. Sewage disposal will continue to be
provided via the Aspen Consolidated Sanitation District. Water will be supplied by the on-
site well (see location on improvement survey).
Gorsuch Site Plan Review Page 18
ODU020
III. CONCLUSION
The applicant has responded to all applicable criteria of the Pitkin County Land Use
Code, pursuant to direction given during the pre - application conference. Sufficient
evidence has been provided of the projects compliance with said criteria, and
commitments have been made to insure that the proposed development will mitigate its
development impacts. The applicant will respond in a timely manner to requests by any
reviewing agency for additional information, or clarification of the statements made herein.
Gorsuch Site Plan Review
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Page 19
EXHIBITS
ODU622
EXHIBIT #1
PROFORMA TITLE REPORT
SCHEDULE A
1. Effective Date: March 30, 2012 at 8:00 AM Case No. B6393P
2. Policy or Policies to be issued:
Proposed Insured:
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
JEFFREY GORSUCH
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT 2,
GANN SUBDIVISION,
According to the Plat thereof recorded December 20, 1966 in Plat Book 3 at Page 115 as Reception No.
126177.
PITKIN COUNTY TITLE, INC.
231 Midland Ave, Suite 103
Basalt, CO 81621
970 - 9271993 Phone/970- 9274096 Fax
AUTHORIZED AGENT
Countersigned:
uuuu23
SCHEDULE B SECTION 2
EXCEPTIONS
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. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found
to penetrate or intersect the premises hereby granted and right of way for ditches or canals constructed by
the authority of the United States as reserved in United States Patent recorded October 27, 1892 in Book
55 at Page 31.
8. Easements, rights of way and all matters as disclosed on Plat of subject property recorded December 20,
1966 as Reception No. 126177 in Plat Book 3 at Page 115.
9. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth in the
Protective Covenants for Gann Subdivision recorded December 20, 1996 as Reception No. 126178 in
Book 224 at Page 414, and the Affidavit of Variance recorded July 20, 1970 as Reception No. 141412 in
Book 249 at Page 552.
10. Access Easement granted to Carol S. Farino by instrument recorded February 4, 1988 as Reception No.
297165 in Book 556 at Page 475.
11. Easement and right of way granted to Aspen Metropolitan Sanitation District as set forth in instrument
recorded October 19, 1971 as Reception No. 148067 in Book 258 at Page 685.
12. Easement and right of way for an electric transmission or distribution line or system, as granted to Holy
Cross Electric Association, Inc., in instrument recorded November 2, 1983 as Reception No. 254621 in
Book 454 at Page 819.
13. Easement and right of way as set forth in Grant of Easement recorded October 11, 2005 as Reception No.
516071 and rerecorded December 5, 2005 as Reception No. 518080.
(Continued)
uuuu24
SCHEDULE B SECTION 2
EXCEPTIONS - (Continued)
14. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Board of County
Commissioners recorded October 31, 2005 as Reception No. 516869 as Resolution No. 93 -183 Series of
2005.
15. Encroachments and all matters as disclosed by Survey of Sopris Engineering, LLC dated July 10, 2006 and
recorded on February 15, 2007 in Plat Book 82 at Page 74.
16. Terms, conditions, provisions and obligations as set forth in 600 Foot Well Spacing Statement recorded
August 30, 2006 as Reception No. 528044.
17. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 027, Series of 2006 by
Pitkin County Board of County Commissioners recorded October 2, 2006 as Reception No. 529297,
18. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 026, Series of 2006 by
Pitkin County Board of County Commissioners recorded January 5, 2007 as Reception No. 533007.
19. Deed of Trust from
To the Public Trust
For the use of
Original Amount
Dated
Recorded
Reception No.
:JEFFREY GORSUCH
ae of the County of Pitkin
U.S. BANK N.A.
$1,925,000.00
May 3, 2011
May 9, 2011
:579738
20. Deed of Trust from
: JEFFREY GORSUCH
To the Public Trustee of the County of Pitkin
For the use of
ALPINE BANK
Original Amount
: $640,000.00
Dated
September 2, 2011
Recorded
September 7, 2011
Reception No.
:582550
Ouuj25
EXHIBIT #2
Ms. Suzanne Wolff, Senior Planner
Pitkin County Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: GORSUCH ACTIVITY ENVELOPE AND SITE PLAN REVIEW
Dear Ms. Wolff,
I hereby authorize Alan Richman Planning Services to act as my designated
representative with respect to the land use application being submitted to your office for
my property, Lot 2, Gann Subdivision, located at 75 Maroon Court in Aspen. Mr.
Richman is authorized to submit an application for activity envelope and site plan review
to remodel and expand my residence. He is also authorized to represent me in meetings
with Pitkin County staff and the County's review bodies.
Should you have any need to contact me during the course of your review of this
application, please do so through Alan Richman Planning Services, whose address and
telephone number are included in the land use application, or you may contact me
directly at the address and telephone number listed below.
Sincerely,
e orsuch
75 Maroon Court
Aspen, CO 81611
970 - 343 -0141
uuui26
EXHIBIT #3
PITKIN COUNTY PRE - APPLICATION CONFERENCE SUMMARY
vwiinrzry ouzanne vvom
PHONE: (970) 920 -5093
LOCATION: 75 Maroon Court; Lot 2 Gann Subdivision
APPLICANT: Jeff Gorsuch
REPRESENTATIVE: Alan Richman
Type of Application: Site Plan Review
DATE: 4/12/12
E -MAIL: suzanne.wolff(.Mco.pitkin.co.us
PID# 273511103001
ZONE /LOT SIZE: R- 1513/15,239 square feet
EMAIL: arichman @sopris.net
Description of Project/Development: The Applicant proposes to obtain Site Plan review approval to
remodel and expand a single family residence.
Land Use Code Sections to be addressed in letter of request faoalicationh
• 2- 30- 20(g): Site Plan Criteria for Approval
• 6- 30- 100(b): GMQS Exemption for BOCC approved lots
• 7 -10 -50 & 60: Site Plan
• 7- 20 -10: Site Preparation and Grading
• 7- 20 -20: Steep and Potentially Unstable Slopes
• 7- 20 -30: Water Courses and Drainage
• 7- 20-60: Wildfire Hazard Areas (Low)
• 7 -20 -120: Scenic View Protection Areas (as viewed from Highway 82)
• 7 -20 -130: Landscaping and Vegetation Protection
• 7 -30: Roads, Driveways and Parking
• 7 -50: Public Services and Utilities
Review by: Community Development Director
Public Hearing: NO. However, notice is required via posting, mailing and publication. The
Applicant shall post a public notice sign on the property at least 15 days prior to the date specified for
the Administrative Decision pursuant to Sec. 2- 20- 100(a)(3) of the Land Use Code. In addition, the
Applicant shall mail notice (by certified mail) to all owners within 300' of the property and mineral estate
owners with the return address of the Community Development Department (form of notice to be
obtained from the Community Development Department). The names and addresses shall be those
on the current tax records of Pitkin County, as they appear no more than 60 days prior to the date of
the public hearing. A property owner receiving the public notice shall have 2 weeks from the date the
notice was postmarked to submit comments or objections to the Community Development Department.
Staff will refer the application to the following agencies: Aspen Fire, Aspen Water, ACSD
FEES: $1,951 (make check payable to " Pitkin County Treasurer")
• $1,872 Planning Office flat fee (non - refundable; based on 8 hours of staff time. If staff review time
exceeds 9.6 hours, the Applicant will be charged for additional time above 8 hours at a rate of
$312 /hour)
• $54 Public Notice Fee
■ $25 Clerk Technology Fee
UjJ 127
To apply, submit 1 copy of the following information:
1. Summary letter explaining the request, providing background on prior approvals and permits, and
addressing compliance with the Code sections listed above;
2. 24" by 36" and 11" x 17" Site Plan as designated in Section 2.1.12 of the Pitkin County Land Use
Application Manual;
3. Technical Reports as designated in Section 2.1.12 of the Application Manual (as applicable)
4. Engineering report addressing road design, water supply, wastewater disposal and other utilities
and public services (as applicable).
5. Disclosure and proof of ownership of the property, consisting of a current certificate from a title
insurance company or attorney licensed to practice law in the State of Colorado, listing the names of
all owners of the property and all mortgagees, judgments, liens, easements, contracts and
agreements affecting use and development of the parcel and proof of the owner's right to use the
land for the purposes identified in the development application.
6. Street address (if any) and parcel description, including legal description, and 8-1/2 "x 11" vicinity map
locating the subject property within Pitkin County;
7. Consent from the owner of the property for the representative to process the application and
represent the owner;
S. List of all property owners within 300' and mineral estate owners (1 copy).
9. Total fee for review of the application;
10. Signed fee agreement (form attached);
11. Copy of this preapp form
NOTES:
• PLEASE SUBMIT ONE UNBOUND AND ONE -SIDED COPY OF YOUR COMPLETE APPLICATION.
THE PARCEL ID # SHOULD BE INCLUDED ON ALL DOCUMENTS INCLUDED IN YOUR
APPLICATION.
• ALL MAPS SHALL BE FOLDED.
• This pre- application conference summary is advisory in nature and not binding on the County. The
information provided in this summary is based on current zoning standards and staffs
interpretations based upon representations of the applicant. Additional information may be
required upon a complete review of the application.
• Applicant will be responsible for mailed and posted notice. Public Notice requirements are
described in Section 2- 20-100 of the Pitkin County Land Use Code. A signed, notarized copy
of the affidavit confirming notice must be received from Applicant prior to approval.
DUUU28
EXHIBIT #4
ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO, GRANTING A REZONING FROM R -30 TO R -1511 FOR THE GANN AND
CLASEN - PECJAK SUBDIVISIONS
Ordinance No. 10y9 -2006
Recitals
I. Lynda MacCarthy and Jeff Bourn (Gann Lot 1), Wendy Lucas and Jan Johannessen (Gann Lot 2),
Peter and Debra Greenberg (Clasen - Pecjak Lot I ), Steve and John Conger (Clasen - Pecjak Lot 2),
Alice and Larry Leeper (Clasen - Pecjak Lot 3), Victor Sherman (Clasen - Pecjak Lot 4), hereafter
"Applicants ", have applied to the Pitkin County Board of County Commissioners, "BOCC ", for
approval to rezone their Lots from R -30 to R-1 5B.
2. The Lots are located across Highway 82 from the Aspen Golf Course entrance, and adjacent to the
Aspen Tennis Club Subdivision. They are legally described as Lots l and 2, Gann Subdivision and
Lots 1, 2, 3, and 4, Clasen - Pecjak Subdivision.
3. The Planning and Zoning Commission heard this rezoning application at a regularly scheduled
public meeting on March 14, 2006 ' at which time they made no recommendation. The P &Z then
heard the rezoning application in conjunction with a Code Amendment to create the R -15B zone
district on July 18, 2006, at which time they voted 3 -0 to recommend approval.
4. The BOCC reviewed the application at a duly noticed Public Hearing on I" Reading on August
23, 2006, and at 2i' Reading at a Public Meeting on September 13, 2006, at which time evidence
and testimony were presented with respect to this application.
5. The Board finds that this rezoning application is consistent with the Aspen Area Community
Plan and the Pitkin County Land Use Code.
NOW THEREFORE BE IT ORDAINED by the Pitkin County Board of County
Commissioners that it hereby rezones the Gann and Clasen - Pecjak Subdivisions as shown in Exhibit A,
from R -30 to R -15B, and directs Staff to amend the Official Zoning Map, as referenced in Section 1 -80
of the 2006 Land Use Code, accordingly.
II [Eill1111111 111111111111111111111111111,1 egos :3 3:06P
UUU.i29
Ordinance No.041-2006
Page 2
NOTICE OF PUBLIC HEARING PUBLISHED IN THETHE AS�TIIy1� on the 7th day of
May, 2006.
INTRODUCED AND FIRST READ at the regular meeting and Public Hearing on the 23m day
of August, 2006.
APPROVED AND ADOPTED AFTER SECOND READING on the 13th day of September,
2006. �O� /.
PUBLISHED AFTER ADOPTION IN THE ASP` gS on the O day of,;
2006.
A
:Jones
Clerk
APPROVED AS TO FORM:
John
County Attorney
Case #023 -06
PID #2735 - 111 -03 -001 and 002
2735 - 111 -02 -001, 002, 003, and 004
UUUj30
BOARD OF COUNTY COMMISSIONERS
OF PITICIN COUNTY, CO RA�
mirk Ireland
Chair
Date: !U U 7 -06
APPROVED AS TO CONTENT:
in y ouben, !� +�`+ C t
Community Development Director
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Easy Peel® Labels ; A ,,_
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1
BACHARACH JANE TRUST
10960 WILSHIRE BLVD, 5TH FL
LOS ANGELES, CA 90024
GARDNER ALSTON J
LEE BARBARA
218 E VALLEY RD STE 104 -335
CARBONDALE, CO 81623
LEVINSON DAN B & LYNNE L
PO BOX 2089
ASPEN, CO 81612
PITKIN COUNTY
530 E MAIN ST #302
ASPEN, CO 81611
SHERMAN VICTOR
2115 MAIN ST
SANTA MONICA, CA 90405
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BISHOP SANDRA & ARCHER JR
39600 HWY 82
ASPEN, CO 81611
LANDERS FAMILY PROPERTIES LLC
2005 CANAL POINTE
LITTLE ROCK, AR 72202
MACCARTHY LYNDA M 84%
PO BOX 117
ASPEN, CO 81612
S &J INVESTMENTS II LLC
222 N LASALLE #2000
CHICAGO, IL 60601
UHLFELDER MARK N & ANNE E H
142 MAROON DR
ASPEN, CO 81611
BOURN JEFFREY A 16%
PO BOX 117
ASPEN, CO 81612
LEEPER LARRY A & ALICE A
PO BOX 758
OURAY, CO 81427
OBERMEYER KLAUS PROPERTIES LLC
115 AABC
ASPEN, CO 81611
SCONSET RESORCES CORP
410 17TH ST #2400
DENVER, CO 80202
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SITE PLAN
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Area Tabulations
Main Level Habitable:
561 sf
Upper Level Habitable:
882 sf
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1 11
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Total Proposed Habitable:
3,495 at
Garage:
473 sf
Basement/Mech:
882 sf
Gross New Square Footage:
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Area Tabulations
Main Level Habitable:
561 sf
Upper Level Habitable:
882 sf
Total New Habitable:
1,443 at
Existing Habitable:
2,052 sf
Total Proposed Habitable:
3,495 at
Garage:
473 sf
Basement/Mech:
882 sf
Gross New Square Footage:
4,850 sf
OU0037
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0 Standing Seam Metal Roof - Dark Brown
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O6 Oxidized Metal Panels
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95-1n LeveT - —
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CARNEY
L O C A N
B U R K E
PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
AGREEMENT FOR PAYMENT OF LAND USE APPLICATION FEES
PITKIN COUNTY (hereinafter COUNTY) and Jeff Gorsuch (hereinafter APPLICANT) AGREE AS
FOLLOWS:
1. APPLICANT has submitted to COUNTY an application for Activity Envelope and Site
Plan Review (hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that Pitkin County Ordinance No. 30 -2009
establishes a fee structure for land use applications and the payment of all processing fees is a condition
precedent to a determination of application completeness. The fee structure is based on the County's
policy that development shall pay, in full, the cost of development review in Pitkin County. Fees have
been set to be consistent and fair to the public and to reflect the expense incurred in providing such
services to the public.
3. APPLICANT and COUNTY agree that because of the size, nature or scope of the
proposed project, it may not be possible at the time of application to ascertain the full extent of the costs
involved in processing the application.
4. APPLICANT and COUNTY agree that fees charged for the processing of land use
applications shall accumulate if an application includes more than one type of land use review.
5. COUNTY and APPLICANT further agree that it is impracticable for COUNTY staff to
complete processing or present sufficient information to the Planning Commission and/or Board of
County Commissioners to enable the Planning Commission and /or Board of County Commissioners to
make legally required findings for project approval, unless current billings are paid in full prior to
decision.
6. Therefore, APPLICANT agrees that in consideration of the COUNTY's waiver of its
right to collect full fees prior to a determination of application completeness, APPLICANT shall pay a
base fee in the amount of $1,951 which is based on 6 hours of staff time. If actual time spent by staff to
process the application exceeds the average number of hours by more than 20 %, then the COUNTY will
bill the APPLICANT quarterly for the additional time spent. 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.
PITKIN COUNTY APPLICANT
Cindy Houben
Community Development Director
ODU'045
Mailing Address:
75 Maroon Court
Aspen, CO 81611
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN to the general public that on November 19, 2012, the
Pitkin County Community Development Director granted approval for the Gorsuch Site
Plan Review (Case P092 -12; Deter. #84- 2012). The property is located at 75 Maroon
Court, and is legally described as Lot 2, Gann Subdivision. The State Parcel
Identification for the property is 2735- 111 -03 -001. This site - specific development plan
grants a vested property right pursuant to Title 24, Article 68, Colorado Revised Statutes.
S /Cindy Houben
Community Development Director
Pitkin County, Colorado
Published in the Aspen Times Weekly, on DECEMBER 6, 2012.
PUBLIC NOTICE
RE: Gorsuch Site Plan Review
(CASE# P092 -12; PID 2735- 111 -03 -001)
NOTICE IS HEREBY GIVEN that an application has been submitted by Jeff Gorsuch
(75 Maroon Court, Aspen, CO 81611) requesting to obtain Site Plan Review approval to
remodel and expand a single family residence. The property is located at 75 Maroon
Court, and is legally described as Lot 2, Gann Subdivision. The State Parcel
Identification for the property is 2735- 111 -03 -001. The application is available for
public inspection in the Pitkin County Community Development Department, City Hall,
130 S. Galena St., Aspen, CO 81611. For further information, contact Suzanne Wolff at
(970) 920 -5093.
Published in the Aspen Times Weekly on October 11, 2012.
Attention All Property Owners within 300' of the subject property
A property owner receiving this public notice who wishes to submit comments or an
objection shall submit those to the Pitkin County Community Development, 130 South
Galena Street, Aspen, Colorado 81611, by November 12, 2012. If any objections to the
development application are received the Community Development Department shall
continue the application to a public hearing before the Hearing Officer.
http: / /www.aspenpitkin. com/Portals /0 /docs/ county/ Com% 20Dev /Planning/Land_Use_Applicatio
ns /P092_12_app.pdf
County of Pitkin } AFFIDAVIT OF NOTICE &
} ss. MAILING PURSUANT TO
State of Colorado } PITKIN COUNTY LAND USE
CODE SECTION 2 -20 -100
I, , being or representing an
Applicant to the Pitkin County Development Department, personally certify that I have complied with
the public notice requirements pursuant to Section 2 -20 -100 of the Pitkin County Land Use Regulations
in the following manner:
By mailing of notice, a copy of which is attached hereto, by first- class, postage prepaid U.S. Mail at
least 2 weeks prior to the public comment deadline to all owners of property within 300' of the
subject property, as indicated on the attached list, on ® 11, 2012 (which is 30 days prior to the
deadline of November 12, 2012). The names and addresses of the adjacent property owners shall be
those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the
public comment.
2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest
public way) on October 26, 2012, which is at least fifteen (15) days prior to the public comment
deadline. A photograph of the posted sign is attached hereto.
c
Applicant's kname AL Signature
(Attach photograph here)
Signed before me this tY day of Aoo'�
201+ -by
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires: �S if 2o)o
�'U,i� -illn .i�"✓�r11�Pv�`l�,ale,
Notary P,gblic, , /7 „ " _ ,
Notary Public's Signa-fure
CAITLIN STROTHER DOYLE
NOTARY PUBLIC
STATE OF COLORADO
NOTARY ID 20124057288
MY COMMISSION EXPIRES SEPT 4, 2016
n
104 u
PUBLIC NOTICE
RE: Gorsuch Site Plan Review
(CASE# P092 -12; PID 2735- 111 -03 -001)
NOTICE IS HEREBY GIVEN that an application has been submitted by Jeff Gorsuch
(75 Maroon Court, Aspen, CO 81611) requesting to obtain Site Plan Review approval to
remodel and expand a single family residence. The property is located at 75 Maroon
Court, and is legally described as Lot 2, Gann Subdivision. The State Parcel
Identification for the property is 2735 - 111 -03 -001. The application is available for
public inspection in the Pitkin County Community Development Department, City Hall,
130 S. Galena St., Aspen, CO 81611. For further information, contact Suzanne Wolff at
(970) 920 -5093.
Published in the Aspen Times Weekly on October 11, 2012.
Attention All Property Owners within 300' of the subiect property
A property owner receiving this public notice who wishes to submit comments or an
objection shall submit those to the Pitkin County Community Development, 130 South
Galena Street, Aspen, Colorado 81611, by November 12, 2012. If any objections to the
development application are received the Community Development Department shall
continue the application to a public hearing before the Hearing Officer.
http: / /www.aspenpitkin.com/Portals /0 /docs/ county /Com %2ODev /Planning /Land_Use_Applicatio
ns/P092_12_app.pdf
Z
Easy Peel® Labels 1 ♦ Bend along line to ®
Use Avery® Template 51600 1 Feed Paper �� expose Pop-up EdgeTe ❑AVERY® 5160
1
BACHARACH JANE TRUST
10960 WILSHIRE BLVD, 5TH FL
LOS ANGELES, CA 90024
GARDNER ALSTON J
LEE BARBARA
218 E VALLEY RD STE 104 -335
CARBONDALE, CO 81623
LEVINSON DAN B & LYNNE L
PO BOX 2089
ASPEN, CO 81612
PITKIN COUNTY
530 E MAIN ST #302
ASPEN, CO 81611
SHERMAN VICTOR
2115 MAIN ST
SANTA MONICA, CA 90405
3
etiquettes faciles a peler
Utilisez le gabarit AVERY® 51601D
BISHOP SANDRA & ARCHER JR
39600 HWY 82
ASPEN, CO 81611
LANDERS FAMILY PROPERTIES LLC
2005 CANAL POINTE
LITTLE ROCK, AR 72202
MACCARTHY LYNDA M 84%
PO BOX 117
ASPEN, CO 81612
S &J INVESTMENTS II LLC
222 N LASALLE #2000
CHICAGO, IL 60601
UHLFELDER MARK N & ANNE E H
142 MAROON DR
ASPEN, CO 81611
Sens de
Repliez a la hachure afin de charaement reveler le rebord Po - u °C
i
BOURN JEFFREY A 16%
PO BOX 117
ASPEN, CO 81612
LEEPER LARRY A & ALICE A
PO BOX 758
OURAY, CO 81427
OBERMEYER KLAUS PROPERTIES LLC
115 AABC
ASPEN, CO 81611
SCONSET RESORCES CORP
410 17TH ST #2400
DENVER, CO 80202
www.avery.com
1- 800 -GO -AVER
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PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920 -5526 FAX# (970) 920 -5439
September 28, 2012
Alan Richman
PO Box 3613
Aspen, CO 81612
arichman&sonris.net
Re: Gorsuch Site Plan Review
(PID #2735- 111 -03 -001; Case# P092 -12)
Dear Mr. Richman:
The Planning Office has completed its preliminary review of the captioned application. We have determined
that this application is complete. After a more detailed review of the submittal information, additional
information specific to the application may be requested in order to adequately review and process the
application. The planner in charge of the review will request the information from you directly.
Please note that it is your responsibility to mail notice by U.S. Mail to all property owners within 300'
of the subject property with the return address of the Community Development Department (copy of
notice will be emailed to you by the Community Development Department) by October 11, 2012. The
names and addresses shall be those on the current tax records of Pitkin County as they appeared no
more than 60 days prior to the mailing. Please submit the enclosed Affidavit of Notice by Mailing
and a photograph of the posted sign as proof of compliance with the Code. A property owner
receiving this public notice who wishes to submit comments or an objection shall submit those to the
Pitkin County Community Development, 130 South Galena Street, Aspen, Colorado 81611, by
November 12, 2012. If any objections to the development application are received by this date, the
Community Development Department shall continue the application to a public hearing before the Board
of County Commissioners.
2 . By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest
public way) on the 26th day of October, 2012, which is at least fifteen (15) days prior to November 11,
2012. This must be submitted prior to any approvals being granted.
If you have questions, please call Suzanne Wolff, the planner assigned to your case, at 920 -5093.
Sincerely,
Bonnie Waechtler
Administrative Assistant
Encl: Affidavit Code Section 2 -20 -100
PITKIN COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920 -5526 FAX# (970) 920 -5439
ITI IIT/ C17.7:� \L1111�
To: Aspen Fire Protection
Aspen Consolidated Sanitation
Aspen Water
FROM: Suzanne Wolff, Community Development Department
Suzanne.wolff2co.pitkin.co.us
Re: Gorsuch Site Plan Review
(PID 2735- 111 -03 -001; Case P092 -12)
DATE: September 28, 2012
Attached for your review and comments are materials for an application submitted by
Jeff Gorsuch. The Pitkin County Community Development Director will review the
application.
Please return your comments to me by Monday, November 12, 2012.
http: / /www.aspen-oitkin.com/ Portals /O /docs /county /Com %20Dev/Planning /Land Use An
plications /PO 12 app.pdf
Thank you.
ACSD Requirements -0075 Maroon Ct.
Service is contingent upon compliance with the District's rules, regulations, and specifications, which
are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On -site utility plans require approval by ACSD.
The old service lines must be excavated and abandoned at the main sanitary sewer line
according to ACSD requirements, before any and all soil stabilization measures are attempted
and prior to ACSD releasing any and all permits.
Below grade development may require installation of a pumping system.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will
require approval by ACSD where soft and hard landscaping may impact public ROW or ACSD
easements.
All sanitary sewer main and service line easements must be shown and identified on the
amended plat.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop
an estimate for this project once detailed plans have been made available to the district.
/ d )rl
PITKIW ,AUNTY COMMUNITY DEVELJMENT
Permit Receipt
RECEIPT NUMBER 00032962
Name: Jeffrey S Gorsuch Date:9/19/2012
Project Address: 75 MAROON CT
Type: check # 1506
Permit Number
0092.2012.PLAN
0092.2012.PLAN
0092.2012.PLAN
Fee Description
PP- Flat Fee
PP- Clerk Tech Fee
PP- Public Notice Fee
Amount
1,872.00
25.00
54.00
1,951.00