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Home My WebLink About09.09.2025.boa.agenda - specialBoard of Adjustment Agenda TUESDAY, SEPTEMBER 9, 2025, 5:30 PM Maroon Bells Meeting Room, 3rd Floor 530 E Main St, Aspen, CO 81611 MEETINGS ARE VIRTUAL AND IN PERSON View the livestream on our website (pitkincounty.com/374/County-Webcasts) PARTICIPATE IN MEETING VIA ZOOM: CLICK HERE Passcode: 124256 | Webinar ID: 848 3892 0645 | Phone: 719-359-4580 NEW BUSINESS 1. Case PBOA.1404.2025 Gaelen Means and Heather Cabot 12 Alexander Avenue AKA Lot 1, Block 3, Filing 2, Little Elk Creek Village Subdivision The Applicant is represented by Gaelen Means, and is requesting a 3' height variance where a maximum of 6' is allowed to regrade a driveway within a yard setback, claiming existing conditions and topographic hardships. The lot contains 1.01 acre lot, is non-conforming in size and is located in the AR-2 zone district, which requires two acres. MINUTES Reminder: Minutes are no longer transcribed and reviewed by the Board of Adjustment. Let me know if you are interested in reviewing the Minutes of a particular meeting. Audio tapes are available. Reach me at 920-5105 or at joanna.shaffner@pitkincounty.com 1 RESOLUTION OF THE PITKIN COUNTY, COLORADO BOARD OF ADJUSTMENT GRANTING A 3’ HEIGHT VARIANCE TO REGRADE A DRIVEWAY WITHIN THE SETBACK Resolution No. 06-2025 WHEREAS, Heather Cabot, owner of 12 Alexander Avenue, Snowmass, CO 81654 is requesting a 3’ Height variance where a maximum height of 6’ is allowed to regrade a driveway within a yard setback; and WHEREAS, the lot is legally described as Lot 1, Block 3, Filing 2, Little Elk Creek Village, contains 1.01 acres, and is non-conforming in size for the AR-2 Zone District which requires two acre lots; and WHEREAS, the Board of Adjustment is vested with the power to grant or deny such variances by virtue of Section 2-10-30(d) of the Pitkin County Land Use Code; and, WHEREAS, based on the evidence presented, the Board of Adjustment makes the following findings: 1. Proper notice procedures, including the notification of all adjoining property owners, have been shown by the applicant. 2. The required hardship or practical difficulty has been established. 3. Granting such relief will not cause substantial detriment to the public good and will not substantially impair the intent and purpose of Pitkin County’s Comprehensive Plan, and the Pitkin County Land Use Code. NOW, THEREFORE, BE IT RESOLVED by the Board of Adjustment that a 3’ Height variance be granted to regrade the driveway as shown on Exhibit A, due to existing conditions and topographic hardships. WARNING: Any violation of the terms of this resolution may result in rehearing and possible revocation. The Resolution was adopted by vote of the Board of Adjustment of the County of Pitkin, State of Colorado and lapses on June 3, 2026. DATED: September 2, 2025 ATTEST: __________________________________ Joanna S. Schaffner, Date Rick Head, Date Pitkin County Planner Chair, Board of Adjustment Parcel ID# 264504201001 2 MEMORANDUM TO: Pitkin County Board of Adjustment THRU: Suzanne Wolff, Community Development Director FROM: Joanna S. Schaffner, Senior Planner MEETING DATE: September 2, 2025 SUBJECT: Resolution of the Board of Adjustment of Pitkin County, Colorado Granting Approval of a 3’ Height Variance for the Regrading of a Driveway that will Exceed 6’ in Height within the Front Yard Setback for the Heather Cabot lot. (BOA 06-2025) =-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=- SUMMARY: The Applicant requests a 3’ height variance where a maximum of 6’ is allowed to regrade a driveway within a yard setback, claiming existing conditions and topographic hardships. APPLICANT: Heather Cabot LOCATION: 12 Alexander Avenue; also known as Lot 1, Block 3, Filing 2, Little Elk Creek Village Subdivision. The Parcel ID number is 264504201001. ZONING: AR-2. The 1.01 acre lot is non-conforming in size for the AR-2 zone district, which requires two acres. BACKGROUND: The 1.01 acre lot was approved as part of the Little Elk Creek Village Subdivision. The lots on the east side of Alexander Avenue slope downward, and the residences lie at topographic elevations lower than the road. The Applicant seeks to regrade the existing driveway to reduce its steepness as it drops from the road to the existing parking area next to the residence, thereby increasing winter safety. As of the writing of this memo, the Little Elk Creek Village HOA has not yet reviewed the Applicant’s proposal. A land use application is being reviewed by Community Development planning staff for additions to the residence and proposed driveway revisions. Planner, Franco Palumbo has submitted comments suggesting Staff has no significant concerns with this application. CURRENT REQUEST: The Applicant is requesting a 3’ Height variance where a maximum height of 6’ is allowed to re-grade a driveway within a yard setback, due to existing, topographic hardships. PROCESS/REVIEW CRITERIA: This review is to determine whether a hardship(s) exists which warrants a variance(s) from required Rear Yard setbacks. Possible hardships the Board may consider are identified in Section 2-40-110(b) of the county’s Land Use Code, which states: “Where, by reason of unusual narrowness, shallowness, or shape of a specific piece of property at the time of the enactment of the regulation, or by reason of unusual topographic conditions or 3 other situation or condition of such piece of property, the strict application of the height or yard and road setback regulations of this Land Use Code would result in peculiar practical difficulties to, or undue hardship upon, the owner of such property, and the granting of relief from the strict application of the Land Use Code will not cause substantial detriment to the public good and will not substantially impair the intent and purpose of the Pitkin County Comprehensive Plan and this Land Use Code.” HARDSHIP: The Applicant cites existing conditions and topographic hardships. The existing driveway slopes downward from Alexander Avenue to the existing parking area next to the residence. A variance for re-grading will allow the driveway to descend from the road to the house at a more relaxed slope, making for safer winter conditions. RECOMMENDATION: Staff supports the request for a 3’ Height variance where a maximum of 6’ is allowed to regrade a driveway within the setback due to existing conditions and topo- graphic hardships. ATTACHMENT: Draft BOA Resolution 06-2025 4 Gaelen Means 12 Alexander Ave Snowmass, Co 81654 Parcel # 264504201001 To the Pitkin County Board of Adjustment, We are seeking a variance to allow grading of more than 6ft from the existing grade within the front yard setback of our lot per section 5-20-100 of the Pitkin County Land Use Code. As demonstrated below, a topographic hardship exists where reasonable access to our site is not feasible without an exemption from this requirement. In addition, we firmly believe an exemption will not cause substantial detriment to the public good and will not substantially impair the intent and purpose of the Pitkin County Comprehensive Plan and this Land Use Code. The current driveway access is unreasonably steep due to the fact that it takes the most direct route from Alexander Ave to the parking area adjacent to our residence. Most of the driveway has grades well over 15% and some areas with slopes at or near 20% grade. In winter, without 4-wheel drive and studded snow tires, many cars are unable to get back to Alexander Ave. Even when not covered in snow and ice, many cars skid out and have trouble making it up the grade. For this reason we would like to reroute our driveway and change the point of access off Alexander Ave to both conform to Pitkin County Standards and alleviate these inadequacies. The proposed driveway intersects with Alexander Ave farther South than the intersection of the existing driveway. This will reduce the slope of the driveway by both creating a lower starting point and by spreading the vertical distance out over a longer horizontal distance. Along our entire shared boundary with Alexander Ave, the road is elevated from the existing grade of our lot, meaning we will need to add significant fill where our driveway will meet the road. This issue is exacerbated by the need to have a flat area near the top of the driveway and the need to route the driveway off Alexander Ave at a right angle. To create a driveway that meets county requirements we will need to add fill of more than 6 feet within the 30’ front yard setback. The fill needed to achieve a grade necessary for our proposed driveway is around 8-9 feet in some areas. The variance is therefore for an additional 2-3 feet of grade change. The proposed driveway will not obstruct views or otherwise be a detriment to the environment. A reasonable slope will be used to transition from the proposed final grade of the driveway to the existing grade of the lot. Native trees, shrubs, and native grasses and forbs will be used to landscape the disturbed areas and blend them with the surrounding landscape and to stabilize the slope. Please review the following materials and consider our proposal. I am available for questions and further information using the details below. Thank you, Gaelen Means (970) 948 0974 gaelenmeans1@gmail.com 5 Legal Description of the Property Lot 1, Block 3, Filing 2 Little Elk Creek Village County of Pitkin, State of Colorado Site Address 12 Alexander Ave Snowmass, CO 81654 6 7 < < < < < < < < < < < 7355 7356 7357 7358 7359 7360 7354 7353 73 5 2 7351 7350 7362 735 8 7365 73 6 4 7 3 6 2 7 3 6 1 7360 7 3 6 0 73 5 9 73 5 8 735 6 7360 7 3 6 2 < 73 5 4 7353 7352 7351 7 3 6 3 73 5 9 73 5 7 73 5 8 736 0 7362 7365 7366 7367 7366 73 6 5 7355 7360 7365 736 5 7360 7360 Proposed Road Base Access Existing Access Proposed Patio Proposed Patio Existing Residence Proposed Garage Proposed Retaining Wall Proposed Detention Basins Property Line 7355 7353 30' Front Setback 20' Rear Setback 30' Side Setback XC XC C C C XFO XFO FO FO << FD FD XG XG G G G XSS XSS SS SS XUE XUE UE UE XOE XOE OE OE XT XT T T T XW XW W W W XWS XWS WS WS Abbreviations: ASTM American Society of Testing and Materials Avg Average Bldg Building BM Benchmark BMP Best Management Practices BOW Bottom of Wall Con Concrete Demo Demolition Dia or Ø Diameter Dim Dimension El or Elev Elevation Ex Existing FFE Finished Floor Elevation FL Flow Line Ft Foot or Feet Gal Gallons Horiz Horizontal Hp High Point Inv Invert LF Linear Feet LP Low Point Max Maximum Min Minimum NTS Not To Scale Off Offset PC Point of Horizontal Tangency PCC Point of Compound Curve Perf Perforated PI Point of Horizontal Tangency Prop Proposed PVC Polyvinyl Chloride Pipe Q Flow Rate RCP Reinforced Concrete Pipe ROW Right-Of-Way SF Square Feet Sta Station SY Square Yard TD Trench Drain Legend Existing Communications Line Proposed Easement Line Edge of Pavement Edge of Gravel Edge of Water Fiber Optic Line Flow Line Foundation Drain Gas Line Gutter Flow Line / Break Line Major Contour Line Minor Contour Line Property Line Sanitary Sewer Line Storm Drain Line Concrete / Sidewalk / Patio Underground Electric Line Overhead Electric Line Telephone Line Water Line Water Service Line TOW Top of Wall XRW XRW RW RWRaw Water Line Design Notes 1.The design is based on the best available information. This includes but is not limited to site conditions, features and structures, and topographical information. Crystal River Civil is assuming no responsibility for the accuracy of site information. 2.If any discrepancies or inaccurate information is found within Crystal River Civils' documents, the affected work should be temporarily put on hold. Contact CRC to verify a solution and hold all work until the necessary alterations have been made. 3.No field changes are to occur without written approval of the engineer. If changes are requested and approved, Crystal River Civil will review the change and respond accordingly. Construction Notes 1.All work completed on this project must meet standards set by the project's jurisdictions. This includes but is not limited to HOA standards, city/town standards, county standards, and/or state standards. 2.The contractor is required to have a copy of current and approved construction plans. Any standards and specifications necessary for the work must be on site for the duration of the project as well. 3.All work must be completed to horizontal and vertical information shown on the plans. If any changes have occurred, Crystal River Civil must verify the alterations prior to receiving approval of completion. 4.Construction staking of horizontal and vertical layout is the responsibility of the Contractor. If additional documents, site visits for verification, or alterations are necessary, Crystal River Civil can be hired for construction administration for additional services. 5.Property lines, monuments, benchmarks, survey control, and additional historic survey information cannot be removed and cannot be removed for construction. Disturbed survey items are the responsibility of the contractor and must be restored by a state of Colorado licensed land surveyor. 6.Work and storage areas must be maintained only onsite. Project construction in Right-Of-Ways, public space, and private property must be approved in writing by the necessary jurisdiction or individual. 7.Limits of disturbance, tree protection, and slope protection defined within the plans must be met. Disturbances outside of these extents may require alterations to the design and has implications that are the responsibility of the contractor. If damage shall occur outside of these areas, the site conditions shall be restored to their original state. 8.If applicable and a tree removal plan has been developed for the project, it is the responsibility of the contractor to meet the proposed conditions by the approved document. The contractor must not damage, trim, or remove trees and or bushes that are not approved for modification by the tree removal plan. Approval for proceeding with additional tree removal must be approved by Crystal River Civil, the landscape architect, the owner, and/or any stakeholders. 9.The Contractor is responsible for removal of waste created onsite from construction. Waste material that does not meet the requirements for cannot be used for backfilling on the project and must be exported from the site. 10.All materials requiring compaction must meet CDOT and/or ASTM Standards. 11.If traffic control is needed for the project, it is the responsibility of the contractor to obtain and implement an approved traffic control plan. Street access must be provided to the public within the Right-Of-Way - Any obstruction to general traffic flow must be mitigated for. Pedestrian access must be always provided, and traffic entering and leaving the project site is to be observed by the contractor. 12.Dust mitigation must be provided by the contractor as necessary. Water shall be used as a dust palliative where and when required. Sweeping and cleaning streets and sidewalks during the construction will be directed by the affected jurisdictions and performed as necessary by the contractor. Utility Notes 1.Utilities shown on these plans have been located and documented by the surveyor. 2.Existing utilities must be verified on the site prior to construction. The contractor must protect and maintain these existing utilities throughout construction. If any damages occur to existing utility lines, it is the responsibility of the contractor to coordinate with the utility provider replace and repair the utilities as necessary. 3.The contractor must notify the utility providers a minimum of 3 days prior to any work completed. Coordination with the utility providers is the responsibility of the contractor. 4.All utility work completed by the contractor must be installed as per the utility providers' standards and requirements. Inspections must be performed by utility providers as deemed necessary by the corresponding standards. It is the responsibility of the contractor to organize these inspections. 5.If any shallow utilities, including communication and telephone services and lines, are exposed, and temporarily altered for construction, the reinstallation of these utilities must conform with the utility providers standards. 6.Uncovered gas lines must be temporarily contained with 18 inches backfill to minimize exposure. 7.Stormwater infrastructure must pe protected by the contractor as shown in the Erosion Control Plan. During construction, additional stormwater management may be necessary during specific construction procedures and is the responsibility of the contractor. Of 6 Pages 01 Pe r m i t S e t 01 . 0 7 . 2 0 2 5 WJ E # De s c r i p t i o n Da t e Dr a w n B y 12 A l e x a n d e r A v e Ol d S n o w m a s s , C O 8 1 6 5 4 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 JK E Re v i e w e d B y For Construction Job #: 24.36 02 Co m m e n t R e s p o n s e 07 . 0 8 . 2 0 2 5 WJ E JK E Drawing Scale Units (Feet) 1" = 20' 0 20 40 N S W E C.01 Title Page and Notes 12 Alexander Avenue Old Snowmass, CO 81654 Vicinity Map Not To Scale Site Sheet List Table Sheet Number Sheet Title C.01 Title Page and Notes C.02 Existing Conditions C.03 Grading and Drainage C.04 Access Plan and Profile C.05 Erosion Control C.06 Details 8 < < < < < < < < < < < < < < < < < < < < < < < < < < < BOS:51.00 TOS:53.24 BOS:53.33 55.89 EX:50.55 F.F.E. - 50.50 56.41 56.37 56.50 56.18 Existing Residence Proposed Garage F.F.E. 7356.60 2. 5 % 56.23 2. 0 % 7355 7356 7357 7358 7359 7360 7354 7353 73 5 2 7351 7350 16 . 0 0 7362 735 8 7365 73 6 4 7 3 6 2 7 3 6 1 7360 7 3 6 0 73 5 9 73 5 8 735 6 7360 7 3 6 2 < < 60.86 59.20 EX:60.24 57.08 EX:57.83 56.49 EX:58.83 56.65 58.00 56.65 57.76 55.12 57.69 54.29 73 5 4 7353 7352 7351 7360 55.45 55.93 56.04 56.03 56.60 F.F.E. - 56.60 56.60 735 2 735 1 F.F.E. - 53.38 F.F.E. - 56.50 2.4% 7350 7 3 5 1 55.00 50.75 50.75 50.71EX:49.42 EX:48.53 2.0% 1.5% 1.5 % 735 5 7 3 6 3 73 5 9 73 5 7 73 5 8 736 0 7362 7365 7366 7367 8. 0 0 7366 73 6 5 7355 7360 7365 736 5 7360 7360 53.00 Existing Flowline Proposed Flowline Existing Culvert To Be Removed Culvert Inv. Sta:0+05.00, Off:0.00 Culvert Pipe Inv Out: 7357.47' Culvert Pipe 30.82' Of 18" ADS @ 12.18% Culvert Inv. Out Sta:0+35.82, Off:0.00 Culvert Pipe Inv In: 7353.72' 0 00 0 41 Start Culvert Alignment STA:0+00.00 N:5082.23 E:5144.80 End Culvert Alignment STA:0+40.81 N:5041.85 E:5150.74 S8° 21' 56.77"E 40.81' 7358 7355 Rock Retaining Wall Max. Height: 4' 5 - 5.37" Risers 50.90 53.38 53.38 2.0% Proposed Flowline Bottom Of Detention Area:43.50 Top Of Detnetion Area:44.50 Top Of Detention Area:48.50 Bottom Of Detention Area:47.50 7344 7345 7348 734 8 7349 7344 Existing Concrete Patio Crusher Fines Patio Transition To Existing Grade Along Edge Of Surface Proposed Flowline 6 - 5.06" Risers Landscape Planter Proposed Boulder Wall Not To Exceed 30" Above Existing Grade Within Setback 7 3 5 3 2. 5 % 50.55 50.48 50.33 50.27 50.29 Existing Patio To Remain 16.60 1 4 . 6 0 8 . 6 0 10.60 3.0:1 Detention Basin A Sized For A 25-Year 1-Hour Storm Event Overflow A Intake Sta:0+05.00, Off:0.00 Overflow A Pipe Inv Out: 7343.50' Overflow A Pipe 5.83' Of 4" SDR-35 @ 5.00% Overflow A Orifice Cap PVC Screw-On Cap w/ 1.56" Driled Hole To Release At the Predeveloped Flow Rate Of A 25-Year 1-Hour Storm Event Sta:0+10.83, Off:0.00 Overflow A Pipe Inv In: 7343.21' 0 00 0 16 Start Detention Basin A Overflow Alignment STA:0+00.00 N:4980.02 E:5174.04 End Detention Basin A Overflow Alignment STA:0+15.83 N:4967.27 E:5183.42 S36° 21' 28.99"E 15.83' 0 00 0 20 PI: 0+05.00 Start Detention Basin B Overflow Alignment STA:0+00.00 N:5024.60 E:5274.24 End Detention Basin B Overflow Alignment STA:0+20.07 N:5012.99 E:5288.29 Overflow B Intake Sta:0+05.00, Off:0.00 Overflow B Pipe Inv Out: 7347.50' Overflow B Pipe 10.07' Of 4" SDR-35 @ 1.77% Overflow B Orifice Cap PVC Screw-On Cap w/ 1.42" Driled Hole To Release At the Predeveloped Flow Rate Of A 25-Year 1-Hour Storm Event Sta:0+15.07, Off:0.00 Overflow B Pipe Inv In: 7347.32' 6.60 12.60 9.60 3.60 Detention Basin B Sized For A 25-Year 1-Hour Storm Event Proposed Flowline 2. 0 : 1 2. 0 : 1 7 3 5 6 7357 7358 TOS:55.86 57.2357.50 57.50 Proposed Road Base Access Alexa n d e r A v e n u e Property Line Existing Trees To Remain 7355 7353 Downspout To Be Collected By Swale Note: Existing Utilities To Remain And To Be Utilized For The Proposed Development If Any Utilities Need Updated Coordinate With Civil Engineer And Utility Provider As Necessary 58.66 54.75 Existing Pond And Flowline R3. 3 0 R6. 3 0 Proposed Retaining Wall Max. Height 4' Downspout To Be Collected By Swale R0.80 R3.80 Existing Soil Treatment Area Additional Design Work To Be Developed By Others. Maintain 25' From Soil treatment Area And Detention Basins As Well As All Setbacks As Per Pitkin County OWTS Standards. 56.23 Crusher Fines Patio Proposed French Drain French Drain Outlet Pipe 40.85' Of 4" Solid SDR-35 @ 2.00% A7-French Drain Daylight Daylight French Drain Pipe System French Drain Outlet Pipe Inv In: 7354.52' 4 . 0 : 1 EX:50.09 EX:50.56 7345 734 8 French Drain PVC Cleanout w/ 6" Sump High Point Of French Drain System Install 4" Flexible Perforated Drain Pipe Min. Slope 1% French Drain PVC Cleanout w/ Verticle Drop And 6" Sump Low Point Within French Drain System French Drain Outlet Pipe Inv. Out: 7355.34 French Drain PVC Cleanout w/ 6" Sump High Point Of French Drain System S6° 00' 47.49"E 5.00' S63° 51' 27.94"E 15.07' 56.28 53.00 30' Front Setback 20' Rear Setback 30' Side Setback Drawing Scale Units (Feet) 1" = 10' 0 10 20 N S W E Of 6 Pages 01 Pe r m i t S e t 01 . 0 7 . 2 0 2 5 WJ E # De s c r i p t i o n Da t e D r a w n B y 12 A l e x a n d e r A v e Ol d S n o w m a s s , C O 8 1 6 5 4 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 JK E Re v i e w e d B y For Construction Job #: 24.36 02 Co m m e n t R e s p o n s e 07 . 0 8 . 2 0 2 5 WJ E JK E C.03 Grading and Drainage Area in QuestionArea in Question 9 < < < < < < < < < < < < < < < < < < < < < < 7355 7356 7357 7358 7359 7360 7354 7353 7352 7351 7350 0 00 1 0 0 1 94 PC: 0+24.44 PC: 1+30.90 PC: 0+78.15PT: 0+71.71 PT: 1+61.76 PT: 1+04.01 Start Access Alignment STA:0+00.00 N:5087.21 E:5056.90 End Access Alignment STA:1+94.20 N:5081.67 E:5234.78 R 8 . 0 0 R1 0 . 0 0 1 6 . 0 0 2 . 0 % 7.5% 7.5% 2.0% Existing Access Rock Retaining Wall Max. Height 4' 2 . 0 : 1 7362 7358 736 5 73 6 4 73 6 2 7 3 6 1 7360 7 3 6 0 73 5 9 73 5 8 73 5 6 7360 7 3 6 2 < < 7354 7353 7352 7351 R 3 . 0 0 R3.0 0 R2 1 . 5 0 7 3 6 3 73 5 9 S39° 25' 44.70"E 24.44' N75° 15' 52.65"E 32.43' N69° 17' 35.50"E 6.44' N84° 06' 20.17"E 26.90' L=47.273, R=38.000 D=71.2777 L=30.861, R=200.000 D=8.8410 L=25.853, R=100.000 D=14.8124 R1 0 . 0 0 73 5 7 2.0 % 2 . 0 % 2 . 0 % 1.8% 7. 0 % 73 5 8 736 0 736 2 736 5 7366 7367 Retaining Wall To Transition to Existing Grade R8 . 0 0 8 . 0 0 7366 73 6 5 7355 7360 7365 73 6 5 7360 736 0 Sta:0+11.46 Off:37.65'L Elev:7367.13 Start Access Sta:0+10.00 Off:0.00' Elev:7365.53 Sta:0+21.63 Off:7.91'R Elev:7365.27 Sta:0+19.55 Off:8.58'R Elev:7365.32 Sta:0+59.79 Off:8.00'R Elev:7363.18 Sta:1+35.25 Off:8.00'R Elev:7357.39 Sta:1+38.30 Off:8.54'R Elev:7357.11 Sta:1+46.05 Off:11.59'R Elev:7356.47 Sta:1+63.68 Off:11.96'R Elev:7355.90 Sta:1+63.69 Off:12.79'R Elev:7356.50 Sta:1+84.20 Off:12.79'R Elev:7356.60 Sta:1+84.20 Off:0.00' Elev:7356.60 Sta:1+84.20 Off:11.46'L Elev:7356.60 Sta:1+51.81 Off:12.02'R Elev:7356.10 Sta:1+59.71 Off:19.47'L Elev:7356.49 Sta:1+50.36 Off:27.21'L Elev:7356.95 Sta:1+50.02 Off:32.30'L Elev:7357.08 Sta:1+17.26 Off:28.45'L Elev:7359.20 Sta:1+19.01 Off:17.23'L Elev:7359.04 Sta:1+11.10 Off:8.00'L Elev:7359.34 Sta:0+73.09 Off:8.00'L Elev:7362.02 Sta:1+91.66 Off:11.46'L Elev:7356.65 Sta:1+91.66 Off:19.46'L Elev:7356.65 Sta:0+10.00 Off:17.79'R Elev:7364.59 Sta:0+11.11 Off:15.46'R Elev:7364.59 Proposed Culvert See Grading And Drainage For Layout7355 7353 R0.8 0 R3.8 0 30' Front Setback 30' Side Setback 20' Rear Setback Access Alignment Profile Horizontal Scale: 1"=10' Vertical Scale: 1"=10' 7350 7360 7370 7350 7360 7370 0+00 EG F G 0+20 EG 7 3 6 4 . 3 F G 7 3 6 5 . 3 3 0+40 EG 7 3 5 8 . 4 F G 7 3 6 4 . 6 5 0+60 EG 7 3 5 6 . 4 F G 7 3 6 3 . 1 6 0+80 EG 7 3 5 6 . 0 F G 7 3 6 1 . 6 5 1+00 EG 7 3 5 5 . 9 F G 7 3 6 0 . 1 5 1+20 EG 7 3 5 6 . 7 F G 7 3 5 8 . 6 5 1+40 EG 7 3 5 6 . 3 F G 7 3 5 7 . 1 5 1+60 EG 7 3 5 5 . 0 F G 7 3 5 6 . 1 0 1+80 EG 7 3 5 4 . 4 F G 7 3 5 6 . 4 2 2+00 EG F G -2.00% 2.00% -7.50% Start Access = 0+10.00 ELEV = 7365.526 End Access = 1+84.17 ELEV = 7356.500 PVI STA: 1+56.17 PVI ELEV: 7355.94 K: 2.00 LVC: 19.00 BV C S : 1 + 4 6 . 6 7 BV C E : 7 3 5 6 . 6 5 EV C S : 1 + 6 5 . 6 7 EV C E : 7 3 5 6 . 1 3 LOW PT. STA: 1+61.67 LOW PT ELEV: 7356.09 PVI STA: 0+35.07 PVI ELEV: 7365.02 K: 2.00 LVC: 11.00 BV C S : 0 + 2 9 . 5 7 BV C E : 7 3 6 5 . 1 3 EV C S : 0 + 4 0 . 5 6 EV C E : 7 3 6 4 . 6 1 Of 6 Pages 01 Pe r m i t S e t 01 . 0 7 . 2 0 2 5 WJ E # De s c r i p t i o n Da t e D r a w n B y 12 A l e x a n d e r A v e Ol d S n o w m a s s , C O 8 1 6 5 4 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 JK E Re v i e w e d B y For Construction Job #: 24.36 02 Co m m e n t R e s p o n s e 07 . 0 8 . 2 0 2 5 WJ E JK E Drawing Scale Units (Feet) 1" = 10' 0 10 20 N S W E Property Line Edge of Road C.04 Access Plan and Profile Area in Question 10 South Elevation Upper Level 105'-5" Main Level 100'-0" 7350'-0" Existing New Existing New Existing Grade P r o p o s e d G r a d e 28 Ft Height Limit (as measured from existing or proposed grade, whichever is more restrictive) Garage Level 106'-0" Lower Level 96'-10" Existing New East Elevation 28 Ft Height Limit (as measured from existing or proposed grade, whichever is more restrictive) E E Lower Level 96'-10" Main Level 100'-0" Upper Level 105'-5" Garage Level 106'-0" E x i s t i n g G r a d e P r o p o s e d G r a d e 7350'-0" Elevations (South & East) 8 Drawn By: Scale: Cabot / Means Residence Feet 4 Addition and Remodel 12 Alexander Ave, Snowmass, Co 81654 Permit Number: Approved By: Drawn By: 2 A4.1 Revised: 12 Date: 1/4" = 1' - 0" 12/4/24 0 11 ELEC West Elevation Main Level 100'-0" Garage Level 106'-0" Entry Level 103'-0" 7350'-0" Existing Grade Existing New Existing New 28 Ft Height Limit (as measured from existing or proposed grade, whichever is more restrictive) Proposed Grade 28 Ft Height Limit (as measured from existing or proposed grade, whichever is more restrictive) Existing Grade Proposed Grade ELEC Entry Level 103'-0" Garage Level 106'-0" North Elevation Existing New New Existing 7350'-0" Main Level 100'-0" Elevations (North & West) 4 1/4" = 1' - 0" Drawn By: Drawn By: Revised: 12 12 Alexander Ave, Snowmass, Co 81654 Date: Scale: Approved By: Permit Number: 12/4/24 Feet Addition and Remodel A4.28 Cabot / Means Residence 0 2 12 13 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. 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From Parcel: 264504201001 on 07/30/2025 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 14 9425 REAL ESTATE LLC CHICAGO, IL 60606 ONE S WACKER DR #1810 ASHBURY REALTY LLC DALLAS, TX 75205 4340 SHENDANDOAH ST HOWARD BEN HENDERSON, NV 890524841 2831 SAINT ROSE PKWY #200 JONES PATRICIA M SNOWMASS, CO 81654 0063 ALEXANDER AVE LBRANCH LLC ASPEN, CO 81611 1395 SNOWBUNNY LN LIGHT RANCH LLLP ASPEN, CO 81611 303 E AABC LIPSITZ ROBERT & JOAN BASALT, CO 81621 PO BOX 3405 OLD SNOWMASS PARTNERS LLC SNOWMASS, CO 81654 37 ALEXANDER AVE 15 LAND USE EXEMPTION PITKIN COUNTY EXEMPTION:PAPP.0003.2025 PLANNER:Franco Palumbo E-MAIL:franco.palumbo@pitkincounty.com PHONE:(970) 618-7317 LOCATION:12 Alexander Avenue, Pitkin County LEGAL:Little Elk Creek Village, Block 3, Lot 1, Filing 2 ZONE:AR-2 PARCEL ID:264504201001 SIZE:1 acre OWNER/APPLICANT:Gaelen Means, Heather Cabot REPRESENTATIVE:Gaelen Means EMAIL:gaelenmeans1@gmail.com PHONE:970-948-0974 Gaelen Means, I have reviewed your request for an exemption from Activity Envelope and Site Plan Review for (1) remodel of the existing single-family dwelling unit; (2) an addition of approximately 481 square feet; (3) an addition of approximately 892 square feet for the attached garage, (4) an addition of approximately 72 square feet for an attached covered patio, (5) improved driveway access from Alexander Avenue; (6) on-grade patios; (7) improvements to the existing on-site wastewater treatment system (“OWTS”); and (8) associated site improvements (grading, landscaping, and stormwater). The approximate proposed total floor area is 3,109 square feet. I have considered the application materials, previous planning files and conducted a site visit on May 9, 2025 to evaluate the constraints on the property. Previous records associated with the property include: ·In 1972, the Little Elk Creek Village Subdivision, Filing 2, was recorded at Reception No. 152950. ·In 1979, the residence received certificate of occupancy for the single-family dwelling unit per Building Permit 1722. 16 ·In 2020, use permit 0362.2020.PUSE for the OWTS, describes the system is designed to serve two (2) bedrooms. Pursuant to Section 7-10-30(b), of the Land Use Code, the Community Development Director may exempt remodeling, expansion or reconstruction of any existing legally created structure provided there is no expansion or construction of a structure into a Constrained Area. For the purposes of this exemption only, areas categorized as low wildfire hazard shall not be considered constrained areas. Pursuant to Section 7-10-30(f), of the Land Use Code, the Community Development Director may exempt installation of landscaping that does not include removal of native vegetation, is not within Constrained Areas, and is limited in area and scope such that the rural character of the County is not compromised as per Section 7-20-130 of the Code. Findings and site constraints for the property include: 1. The property contains approximately 1 acre. The property is non-conforming in size to the AR-2 zone district. 2. The proposed development is not mapped in the following site constraints: floodplain hazards, geologic hazards, severe or moderate wildfire hazards, streams or wetlands on site or in the vicinity, irrigated lands for crop or food production, and no archeological resource areas. 3. The property is within the Scenic View Protection Area for E. Sopris Creek Road and Capitol Creek Road. The proposed development is visible from the scenic corridors and is compliant with Section 7-20-120 of the Land Use Code. 4. Exterior materials have been represented to be indigenous earth tone material and the roof will be non-reflective. 5. The property is within Mule Deer Highway Crossing and Elk Winter Range. Elk Winter Concentration Area, Elk Severe Winter Range, and Mule Deer Severe Winter Range is within one-quarter (1/4) mile (1,320 feet) of the development. The property is apart of the Little Elk Creek Village Subdivision which is a zone of influence to wildlife. 6. The property features slopes in excess of thirty (30) percent. The proposed driveway and addition are located on slopes in excess of thirty (30) percent, however, the slopes are previously disturbed and characterized as slope anomalies pursuant to Section 7-20- 20(c)(3) of the Code. 7. No new disturbance is proposed. All activity is planned within existing developed areas. 8. All improvements for the additions are estimated to comply with the required setbacks. The proposed grading for the improved driveway access from Alexander Avenue and boulder wall may require a variance from the Board of Adjustment. The applicant is actively pursuing a potential variance from the Board of Adjustment. 9. No detailed calculations for height, bulk, setback, size, floor area, or any other building and zoning requirements have been formally conducted. These dimensional requirements will be considered at the time of building permit review and Board of Adjustment hearing. 17 Based on the representations made in the submitted materials, the proposed improvements are exempt from Activity Envelope and Site Plan Review, subject to these conditions: 1. Applicant is required to comply with all standards of the Land Use Code. 2. Development within setbacks is prohibited except as allowed per Section 5-20-100. Any development that does not comply with Section 5-20-100 and that is located within setbacks mandated by County zoning regulations shall require a variance from the Board of Adjustment. 3. Revegetation is required in areas disturbed during the construction process. 4. Retaining walls shall be faced with stone or earth-colored materials similar to the surrounding natural landscape. 5. All driveway improvements shall comply with Section 7-30 of the Pitkin County Land Use Code and the Roaring Fork Fire and Rescue Authority. 6. Lighting shall comply with the Code in effect at time of building permit. 7. The Applicant shall comply with the general conditions, Mule Deer Highway Crossing, and Elk Winter Range standards regarding wildlife. 8. Outside doors on the new building elevations shall utilize only solid round handled doorknobs unless another type is required by the applicable building code for disabled accessibility purposes, or is approved by Colorado Parks and Wildlife (CPW) as bear- proof. 9. The Applicant shall comply with the standards in Section 7-20-60 for Development in a Low Wildfire Hazard Area. 10. The Applicant shall comply with all conditions of the current Pitkin County Construction Management Plan Requirements Manual. A construction management inspection will be required prior to the first building inspection. 11. This exemption is limited to a remodel of an existing structure. Pursuant to Building Code Section 503.1.1, alterations exposing or demolishing more than 75 percent of the building’s thermal envelope (exterior walls and roof) area are treated as a new structure, not a remodel. If the detailed construction documents show the proposed scope of work doesn't comply with the Building Code definition of remodel, a Building Permit cannot be pursued and further land use review will be required. 12. Prior to issuance of an access permit, a variance from the Board of Adjustment is required for the proposed improved driveway access from Alexander Avenue, in order to, exceed grade changes in excess of six feet (6’) in height within the setback. If a variance is not granted, the height of the grade change must be reduced to more than six feet (6’). The access must be approved by the Planning Engineer and Roaring Fork Fire and Rescue Authority. 13. Include the following with the building permit application: a. Submit an exterior lighting plan with corresponding fixture cut sheets (if applicable). b. Provide the Board of Adjustment Resolution (if applicable). c.Provide adequate engineering of any retaining walls in excess of four feet (4’) in height and/or any improvements to walls over four feet (4’) in height. d. A copy of this letter and any accompanying exhibits (if referenced) in this letter. 18 This exemption is not vested and does not constitute a site-specific development plan. The development is subject to any Land Use Code changes prior to building permit submittal. Thank you for working with us on this Exemption. Franco Palumbo Attachments (See “Files” tab in your Sages request for attachments): A. Exhibit A (Drainage Report) B. Exhibit B (Engineer Permit Set) C. Exhibit C (Proposed Building Site Plan) D. Exhibit D (Permit Set) E. Exhibit E (Floor Area Analysis) F. Exhibit F (OWTS Design and Subsurface Investigation) G. Exhibit G (Survey) 19 Joanna Schaffner <joanna.schaffner@pitkincounty.com> Re: 12 Alexander 1 message Franco Palumbo <franco.palumbo@pitkincounty.com>Tue, Aug 19, 2025 at 12:42 PM To: Joanna Schaffner <joanna.schaffner@pitkincounty.com> Joanna, Planning Staff have been reviewing this application at 12 Alexander Avenue. The applicants will be moving forward with land use review concurrently with the Board of Adjustment and local review by the Homeowners Association. Staff feels enough information has been presented to consider this land use exemption application to be approved with conditions. Hopefully, the exemption letter will be published prior to the September 2 Board of Adjustment meeting. Please let me know if you have any questions. Thanks! On Mon, Aug 18, 2025 at 4:32 PM Joanna Schaffner <joanna.schaffner@pitkincounty.com> wrote: Hi Franco, I wrote my memo to the BOA for the earthwork related to driveway revisions proposed at 12 Alexander. She wanted me to comment on the land use aspect of it and I see that you are reviewing it. Can you give me a quick email updating me as to where you're at with this application and if you would recommend the Board consider this application prior to your Admin Decision. Might your approval be completed prior to the September 2 BOA meeting? Joanna S. Schaffner Senior County Planner / Zoning 530 E. Main Street #205 Aspen, CO 81611 Avail: 9:00-12:00 am, 1:30- 4:30 pm (phone) 970 920-5105 Thank you for your message. Our office is open from 8:30-4:30, M-F. Please visit www.pitkincounty.com/hours for a detailed list of department hours Under Colorado's Open Records Act (CORA), all emails sent by or to this email account may be subject to public disclosure. -- Franco Palumbo Planner, Community Development 530 East Main Street, Suite 205, Aspen, CO 81611 Phone: (970) 618-7317 8/25/25, 4:36 PM Pitkin County Mail - Re: 12 Alexander https://mail.google.com/mail/u/0/?ik=81ee80a58c&view=pt&search=all&permthid=thread-a:r-1191508628984342092%7Cmsg-f:184091040093243550…1/120