HomeMy WebLinkAboutLand Use Case.CU.312 Gillespie.A46-93- B - 312 Gillespie Ave.
2735-121-19-001 A46-93
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 09/02f93 PARCEL ID AND CASE NO.
DATE COMPLETE: 2735-121-19-001 A46-93
STAFF MEMBER:— KJ
PROJECT NAME: Berger Conditional Use Review
Project Address: 312 Gillespie Ave.
Legal Address: Easterly Tract, C.F. Murphy Subdivision Exception
APPLICANT: Bruce Beraer
Applicant Address:314 W. Gillespie, Aspen, CO 920-3623
REPRESENTATIVE: Dick Fallin, Sutherland Fallin, Inc.
Representative Address/Phone: 1280 Ute Ave.
Aspen, CO 81611 925-4252
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FEES: PLANNING $ # APPS RECEIVED 3
ENGINEER $ # PLATS RECEIVED 3
HOUSING $
ENV. HEALTH $
TOTAL $ 0
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 2 STEP:
t
P&Z Meeting Date J PUBLIC HEARING: --YES
1\
C
/ CC Meeting Date .
1,DRC Meeting Date
VESTED RIGHTS: YES
PUBLIC HEARING: YES
VESTED RIGHTS: YES
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REFERRALS:
rxkCity Attorney
City Engineer
Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
a Zoning
DATE REFERRED:`� Z
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FINAL ROUTING:
xParks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
NO
NO
NO
NO
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
Other
INITIALS: 5LV DUE: �� i
DATE ROUTED: 26 INITIAL:i
City Atty City Engineer Zoning
Housing Open Space Other:
FILE STATUS AND LOCATION:
Env. Health
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION FOR THE �I
APPROVAL OF A CONDITIONAL USE FOR AN ACCESSORY DWELLING UNIT AT THE 45 Of
BRUCE C. BERGER PROPERTY, 312 GILLESPIE (EASTERLY TRACT, C.F.
MURPHY SUBDIVISION EXCEPTION PLAT) 11121f3
Resolution No. 93-
WHEREAS, pursuant to Section 5-510 of the Aspen Land Use
Regulations accessory dwelling units may be approved by the
Planning and Zoning Commission as conditional uses in conformance
with the requirements of said Section; and
WHEREAS, the Planning Office received an application. from
Bruce C. Berger for a Conditional Use review for a 397 s.f. net
livable basement level accessory dwelling unit within his proposed
residence; and
WHEREAS, the proposed unit is not 100% above grade, the site
is not allowed an FAR bonus pursuant to the definition of Floor
Area "Accessory Dwelling Unit", Section 3-101 of the Aspen Land Use
Code; and
WHEREAS, the Housing Office, City Engineer, Parks Department,
Zoning and the Planning Office reviewed the proposal and
recommended approval with conditions; and
WHEREAS, during a public hearing at a regular meeting on
October 19, 1993 the Planning and Zoning Commission approved by a
3-1 vote the Conditional Use review for the Bruce C. Berger
accessory dwelling unit with the conditions recommended by the
Planning Office.
NOW, THEREFORE BE IT RESOLVED by the Commission: that the Bruce
C. Berger Conditional Use for a 397 s.f. net livable, below -grade
accessory dwelling unit is approved with the following conditions:
1. The owner shall submit appropriate deed restrictions to the
Aspen/Pitkin County Housing Authority for approval. The units
shall be deed restricted to resident occupancy with minimum
6 month leases. Upon approval by the Housing Authority, the
Owner shall record the deed restrictions with the Pitkin
County Clerk and Recorder's Office.
2. Prior to issuance of any building permits, a copy of the
recorded deed restrictions for the accessory dwelling unit
must be forwarded to the Planning Office.
3. The ADU shall be clearly identified as a separate dwelling
unit on Building Permit plans and shall comply with U.B.C.
Chapter 35 sound attenuation requirements.
4. The building permit site plan shall indicate a trash storage
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area on the premises.
5. Parking space number 3 shown on the October 12, 1993 revised
site plan shall be maintained in a usable condition at all
times.
6. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
APPROVED by the Commission at its regular meeting on October 19,
1993.
Attest:
Planning and Zoning commission:
Jan Carney, Deputy City Clerk Bruce Kerr, Chair
2
t}u-
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planning
RE: Berger Conditional Use for an Accessory Dwelling Unit -
Tabled from October 5, 1993
RATE: October 19, 1993
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Summary and Revisions: This item was tabled to allow the applicant
to respond to several staff and Comm z-gion concerns. Specifically,
staff and a Commission majority w< anted one on -site parking pace
for the accessory unit based on the loca ion of the projec and the
limited on -site ark' the adjacent i Also
discussed were i o o snow s e in movem s for
parking spaces, rash stora and ound a en en
Staff s original memo ated 10/5/93 is attached for your reference.
The applicant has worked with Zoning staff and resolved the window
well / setback issue presented at the first hearing.
The revised drawing and text dated 10/12/93 indicate that one
parking space has been added to the west of the proposed residence jT
o a o t ree on -site spaces. a apPlicant shows that space
number 3 will be covered with grass rina oavers which are
structurally sound for par 1ng, yet 1ooF71ike the lawn to which
they are adjacent. St ff a is--so4Ait47 - i-}h the condition
that the space ' e maintained in a usable condition at all tim ' -
language which is straight outo Section 5-302 A. of the land use
code regarding "characteristics of off-street parking spaces".
Also reviewed and approved by Engineering staff are the revised
turning radii for the other two parking spaces.
_lso revised are the loof elements to protect the ADU entry from
snow shedding. A small over ang has been added directly above the
ADU doorway, and the roof pitch over the walkway along the south
side of the residence has been lessened and gutters and snow guards �y
have been added.
Recommendation: Planning and Engineering recommend approval of the
accessory dwelling unit according to the revised site plan and
elevation sketches, with the following list of conditions:
1. The owner shall submit the appropriate deed restriction to the
Aspen/Pitkin County Housing Office for approval. The
accessory dwelling unit shall be deed restricted to resident
occupancy with minimum 6 month leases. Upon approval by the
Housing Office, the Owner shall record the deed restriction
with the Pitkin County Clerk and Recorder's Office.
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2. Prior to issuance of any building permits, a copy of the
recorded deed restriction for the accessory dwelling unit must
be forwarded to the Planning Office.
3. The ADU shall be clearly identified as a separate dwelling
unit on Building Permit plans and shall comply with U.B.C.
Chapter 35 sound attenuation requirements.
4. The building permit site plan shall indicate a trash storage
area on the premises.
5. Parking space number 3 shown on the October 12, 1993 revised
site plan shall be maintained in a usable condition at all
times.
6. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
RECOMMENDED MOTION: "I move approve a Conditional Use for a 397
s.f. basement level accessory dwelling unit within the proposed
Berger residence at 312 W. Gillespie as represented in the October
12, 1993 revised drawings and text, including one on -site parking
space for the ADU, with the conditions recommended in the Planning
Office memo dated 10/19/93."
Attachments:
Staff memo dated 10/5/93
Revised drawings and text dated October 12, 1993
2
2,-
Design Workshop, Inc.
Landscape Architecture
Land Planning
Urban Design
Tourism Planning
Project Memorandum: Berger Residence Conditional Use for ADU
To: Kim Johnson, City Planning Dept.
From: Bonny Hershberger, Design Workshop, Inc.
Date: Oct. 12, 1993
120 E. Main Street Enclosed are two prints of the plans showing the parking configuration for the residence.
Aspen. Colorado Two spaces, (one space for each bedroom) and one on -site ADU parking space is
81611 provided as per your Planning and Zoning Commission recommendation memo of Oct. 5,
Telephone 1993. The spaces are labelled 1-3 on the plan.
303 9225-8354 There was some question by the Planning and Zoning Commission about the feasibilty of
Facsimile the turning movements proposed to get into spaces #1 and #2. The turning movements,
303 920-1387 as per dimensions and layouts recommended in Architectural Graphic Standards, which
meets all City requirements as well, is shown on the plan. The turning movements
shown are for the outside of the bumpers, not just the wheels, so both cars can easily
manuever in and out of the driveway proposed. There is 2'-4" to pass between car #2
and the wall of the building.
Denver
Phoenix The ADU space, #3, is proposed on the propery as shown. This space is proposed to be
surfaced with ritter rings, which sit beneath the grass surface and provide a driveable, and
parkable surface for this vehicle. A cut sheet of this material is included. This ritter ring
surface has been accepted by the engineering dept. for several other residential parking
situations in the City, and still provides the owner with the green open space between the
buildings that is so important for scale and Victorian character.
DESIGNWORKSHOP
3
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Oct 12, 191,5
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MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
RE: Berger Conditional Use for an Attached Accessory Dwelling
Unit - Public Hearing
DATE: October 5, 1993
SUMMARY: The Planning Office recommends approval of the Berger
Conditional Use for a 397 s.f. basement level accessory dwelling
unit to be created within a new residence with conditions.
APPLICANT: Bruce C. Berger represented by Dick Fallin
LOCATION: 312 Gillespie, easterly tract of the C.F. Murphy
Subdivision Exemption
ZONING: R-6
APPLICANT'S REQUEST: The applicant requests Conditional Use for
the construction of a basement level accessory dwelling unit within
a proposed residence in accordance with Ordinance 1 requirements.
The 7,200 s.f. site is currently occupied by a small dwelling which
will be demolished. This parcel, in common ownership with the lot
to the west is on the historic landmark inventory because of the
neighboring structure. Because the ADU is not 100% above grade the
applicant is not eligible for an FAR bonus for the property. The
applicant has submitted floor plan, elevation, and site drawings
for the proposed ADU. See Exhibit "A".
PROCESS: The Planning Commission shall make a determination on the
Conditional Use for the accessory dwelling unit. The HPC must
review the demolition of the existing dwelling.
REFERRAL COMMENTS: (complete referral memos are attached as
Exhibit "B".
Housing: The proposed unit must meet the requirements of Section
24-5-510 of the Aspen Municipal Code. It shall be between 300 and
700 square feet of net livable area, deed restricted to resident
occupancy, and have minimum lease periods of 6 months. The deed
restriction shall be approved by the Housing Office, recorded with
the County Clerk, and proof of recordation forwarded to the Housing
Office prior to issuance of any building permits for the site.
Engineering: The historic parking for this and the neighboring
property is located in the public right-of-way, which is not
approved. The new structure shall provide on -site parking for both
proposed free market bedrooms per code, as well as a parking space
01
for the ADU. THere is sufficient room on the property to
accommodate this requirement.
Zoning: The window well within the side yard setback along the
east side of the structure appears to exceed the UBC minimum egress
requirements for the proposed unit (as well as the proposed the
office space). The applicant has three options: move the structure
to the west so that the setback encroachment ceases; raise the
structure so that the windows do not need to be excavated; or
reduce the size of the windows to meet the UBC minimums within the
setback area.
STAFF COMMENTS: The Commission has the authority to review and
approve development applications for conditional uses pursuant to
the standards of Section 7-304:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan,
and with the intent of the Zone District in which it is
proposed to be located.
RESPONSE: This proposed unit will allow the property to house
local employees in a residential area, which complies with the
zoning and Aspen Area Comprehensive Plan.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
of the parcel proposed for development.
RESPONSE: The accessory dwelling is compatible with the principal
dwellings and other residential uses in the surrounding
neighborhood. Staff recommends one parking space for the ADU
because of a lack of parking on the adjoining parcel under the same
ownership.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties.
RESPONSE: A parking space is not required by code for a studio
accessory unit. However, Engineering and Planning staff recommend
that a parking space be required on the site for the ADU for the
following reasons: the current lack of legal parking spaces for
this lot and the neighboring lot under the same ownership; the site
is located on a 90 degree curve with limited overflow parking; the
overall level of re -development on the parcel and the size of the
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site which can easily accommodate the ADU parking space. A parking
plan proposal drawn by staff is attached as Exhibit "C".
Regarding the window well / setback encroachment issue brought up
by Zoning, staff recognizes that the only light entering this unit
is from these two windows on the east wall. As Zoning pointed out,
options available to the owner include:
1) moving this portion of the structure a few feet to the west
to retain the proposed windows and window well configuration,
or
2) raising the building to retain the windows and window well
configuration (although the exact amount allowable would have
to be determined through an exact calculation of building
heights, or
3) reducing the window and window well area to meet the
minimum UBC emergency egress requirements (which is the only
way that setback encroachments are allowed for window wells).
Planning does not recommend reduction of the window area as this
would seriously impact the already limited amount of the natural
light and ventilation for the ADU. Livability issues are more and
more a topic of discussion for ADUs. Staff would like the
Commission to seriously consider the first and second options
listed above in order to find that the "design and operating
characteristics" of the ADU are being met. A recommended condition
of approval states this requirement.
No other significant neighborhood impacts are anticipated.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools.
RESPONSE: All public facilities are already in place for the
existing home and neighborhood.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use.
RESPONSE: The applicant must file appropriate deed restrictions
for resident occupancy, including 6 month minimum leases. Proof
of recordation must be forwarded to the Planning Office and Housing
Office prior to issuance of any building permits.
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RESPONSE: If approved with the conditions recommended by staff,
this use complies with the Aspen Area Comprehensive Plan for
provision of sound, livable affordable housing units.
STAFF RECOMMENDATION: Planning recommends approval of the Berger
Conditional Use for a 397 s.f. basement level accessory dwelling
unit with the following conditions:
1. The owner shall submit the appropriate deed restriction to the
Aspen/Pitkin County Housing Office for approval. The
accessory dwelling unit shall be deed restricted to resident
occupancy with minimum 6 month leases. Upon approval by the
Housing Office, the Owner shall record the deed restriction
with the Pitkin County Clerk and Recorder's Office.
2. Prior to issuance of any building permits, a copy of the
recorded deed restriction for the accessory dwelling unit must
be forwarded to the Planning Office.
3. A parking space for use by the Accessory Dwelling Unit shall
be dedicated on the building permit site plan in addition to
two spaces required for the two -bedroom free market dwelling.
4. The window and window well sizes for the Accessory Dwelling
Unit shall not be reduced. The applicant may choose to
eliminate the setback encroachment of the window wells by
either moving the structure to the west or by raising the
structure up to heights as allowed by the dimensional
requirements of the R-6 zone district.
5. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission and Historic Preservation Committee shall
be adhered to and considered conditions of approval, unless
otherwise amended by other conditions.
RECOMMENDED MOTION: "I move approve a Conditional Use for a 397
s.f. basement level accessory dwelling unit within the proposed
Berger residence at 312 W. Gillespie with the conditions
recommended in the Planning Office memo dated 10/5/93."
Exhibits:
"A" - Proposed Site Plan, Floorplan, and Elevations
"B" - Referral Memos
"C" - Parking Scenario Proposed by Planning Staff
4
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Parking requirements for Berger ADU
I would like to add a comment concerning on -site parking requirements in light of the
information that the new structure will contain two bedrooms plus the ADU. Since the
original house already does not provide on -site parking spaces for its bedrooms, we
recommend that the new structure be required to provide on -site parking spaces for all
the bedrooms including the ADU. That is, the applicant should be required to provide
three on -site parking spaces. There is sufficient room on the site to do this.
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MEMORANDUM
To: Kim Johnson, Planning Office
From: Chuck Roth, City Engineer &)e
Date: September 10, 1993
Re: Berger Conditional Use Review for Accessory Dwelling Unit
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Parkine - The site appears to be lacking in parking for the current level of
development. Please refer the application to the Zoning Department for comments on
parking. One parking space on site per bedroom is required by Code. It does not appear
appropriate to approve increased development on a site that is already deficient in on -
site parking spaces. There is space on the site that could be used for parking. In the
context of the Aspen Area Comprehensive Plan and the theory of "messy vitality," perhaps
the applicant should first apply for an encroachment license for the existing personalized
parking spaces that are located in the public right-of-way. Approving private parking
spaces in the public right-of-way has not generally been approved.
2. Sidewalk - The project site is located in the West End of Aspen where sidewalks are
not required but pedestrian usable sidewalk areas are required. Currently there is not a
pedestrian usable space in the public right-of-way off of the pavement. Perhaps this right-
of-way development plan should be reviewed by the Pedestrian Bikeway Plan committee
that reviews such right-of-way development proposals.
3. Encroachments - See "parking" discussion above.
4. Site Drainage - Storm runoff does not appear to be a problem at this site, however
the applicant is advised to maintain roof and site drainage on site and not to convey the
drainage to the public right-of-way.
5. Development in the Public Right-of-way - Given the continuous problems of
unapproved work and development in public rights -of -way, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5080) for design
considerations of development within public rights -of -way, parks department
(920-5120) for vegetation species, and shall obtain permits for any work or
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development, including landscaping, within public rights -of -way from city
streets department (920-5130).
Approval of building permit plans does not constitute approval of design or work in the
public right-of-way.
cc: Boh Gish, Puhlic Works Director
M93.199
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MESSAGE DISPLAY
TO Kim Johnson
CC STEPHEN KANIPE
From: Bill Drueding
Postmark: Sep 29,93 8:26 AM
CC BILL DRUEDING
Subject: Reply to: Berger on Gillespie
Reply text:
From Bill Drueding:
THE ISSUE OF THE NATURAL GRADE WHICH IMPACTS HIEGHT; FAR AND WINDOW
WELLS HAS NOT BEEN RESOLVED. THE BALL IS IS DICK FALLIN'S COURT TO
PROVIDE THE INFOORMATION NEEDED. WE NEED A PARKING PLAN. THE INFO I
HAVE IS CONFUSING. THE 8.5 FT BY 18 DOES NOT APPEAR TO
COMPLY..PARKING MUST BE ON THE PROPERTY, NOT ON ADJACENT OR CITY
PROPERTY.
Preceding message:
From Kim Johnson:
Has the issue of natural grade been worked out so that I can make any
comments in my P&Z memo about the ADU / conformance with setback, FAR
etc.? Also Bill, how about the lack of parking? I need to know
asap because I have the urge to table this item anyway because of
general lack of info... thanks.
MEMORANDUM
TO: Kim Johnson, Planning Office SEP I , M
FROM: Cindy Christensen, Housing Office
DATE: September 16, 1993
RE: BERGER CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING
UNIT
Parcel ID No. 2735-121-19-001
After reviewing the above -referenced application, the Housing
Office cannot approve the application as submitted. Per the plans
of the accessory dwelling unit, it is impossible to tell if there
is a separate entrance into the accessory dwelling unit. Pursuant
to pursuant to Chapter 24, Section 3-101, Definitions, of the Cit
of Aspen Municipal Code, accessory dwelling unit is defined as:
Accessory dwelling unit means a separate dwelling unit that is located within or attached to a
principal residence, having an entrance separate from the primary residence, or that is detached from
a principal residence situated on the same parcel, containing not less than three hundred (300) nor
more than seven hundred (700) square feet of allowable floor area. An accessory dwelling unit shall
be deed restricted to resident occupancy and shall not be a separate unit for density or sale
purposes.
Section 5-510, of the City of Aspen Municipal Code:
Accessory dwelling units shall contain not less than three hundred (300) square feet of allowable floor
area and not more than seven hundred (700) square feet of allowable floor area. The unit shall be
deed restricted, meeting the housing authority's guidelines for resident occupied units and shall be
limited to rental periods of not less than six (6) months in duration. Owners of the principal residence
shall have the right to place a qualified employee or employees of his or her choosing in the
accessory dwelling unit.
Per the application, the unit does fall within the guidelines of
this section. The Housing Office's requirement is for net liveable
square feet as defined by below:
Net Liveable Square Footage is calculated on interior living area and is measured interior wall to
interior wall, including all interior partitions including, but not limited to, habitable basements and
interior storage areas, closets and laundry area. Exclusions include, but are not limited to,
uninhabitable basements, mechanical areas, exterior storage, stairwells, garages (either attached or
detached), patios, decks and porches.
If a, private entr_a_nco can be shown, all other criteria has been
s; met. Prior o uilding permit approval, a signed and recorded Deed
Restriction must be completed. This process could take from three
to four days. The Housing Office must have the recorded book and
page number prior to building permit approval. This form can be
obtained in the Housing Office.
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Grassrings by Ritterings, Inc.
Grassrings unique flexible paving
systems provides porous grass paving
for low volume vehicular traffic
applications, and maximum grass
coverage at the pavement surface.
Strength and Durability
Heavy vehicles (such as a 70,000 Ibs
fire truck) can be driven and parked on
Grassrings surfaces without
compacting soil or damaging rings.
Grassrings can support over 200 psi, or
9000 Ibs. per average truck tire.
All components of the Grassrings mat
are non -biodegradable plastic and will
not break down over time.
Versatility
The Grassrings system utilizes
standard base course material (locally
available sandy gravel) to provide higher
percolation rates than normal turf areas,
and an optimum growing medium for
grass roots.
Grassrings' flexible fabric conforms to
uneven surfaces, allowing the grass
surface to flex with movement from frost
or other soil action. The rigid rings
attached to the fabric transfer the loads
from tires to the roadbase below.
Appearance and Health of Turf
Grassrings' lightweight, flexible mat
allows free movement of oxygen and
Grassrings Cross-section
Grass
Sand Topdressing, of Sod
Grassrings Mat
Fine to Medium Sand Fill, or Sod
HydroGrow Raked into Roadbas
Sandy Gravel Roadbase
Tensar SS-1 Geogrids
moisture and minimizes compaction of
the upper root zone (1.5"), which can kill
turf when exposed to traffic.
The Grassrings system provides for
maximum percolation of rainfall and
irrigation, and can frequently eliminate
the need for separate detention basins.
Little heat is absorbed by the plastic
Grassrings system, which reduces
stress on turf commonly found with
concrete pavers.
Grassrings are completely invisible and
provide 100% grass coverage, with no
dangerous edges exposed above the
surface.
Ease of Installation
The Grassrings system installs quickly
and easily, and does not require a high
skill level or training for installation.
Applications
The Grassrings system is ideal for low
frequency use areas, such as firelanes
or other emergency access routes. In
these applications Grassrings can be
used over the entire paved area.
In paved areas with more frequent daily
or weekly activity, Grassrings' usage is
more appropriate when used in
conjunction with a hard -surfaced paving
material appropriately placed to handle
high traffic areas.
Some of the best applications for
Grassrings include:
• firelanes
• church parking
• employee parking
• overflow parking
• residential drives and guest parking
• utility access and service drives
• highway shoulders and emergency
turnarounds
• golf cart paths and pedestrian use
(Trailrings recommended)
• grass channel stabilization
Specifically, firelanes provide the ideal
Grassrings application as these areas
are exposed to low frequency vehicle
traffic, yet require an extremely firm and
stable surface for safety of heavy fire
equipment.
Many fire departments advocate the use
of Grassrings, since grass pavements
are not recognized by the public as
vehicle accessible. Any hard surfaced
paved area, even if designated as a
firelane, is usually an open invitation to
park a vehicle.
10.
MCI Plaza,
Greenwood Village, Colorado
Grassrings offers an attractive firelane,
invisible to the general public, and
functional for emergency access.
Grass shown is grown in a sandy gravel
roadbase. Photo taken 3 years after
installation.
Landscape Architect -Hargreaves Assoc.
Landscape Contractor - Yerkey Co.
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Design Considerations
The design procedure for a Grassrings
grass pavement surface is essentially
the same used in designing a hard
paved surface, and the same basic
steps should be followed.
Traffic volume should be limited to 2-4
passes per day, depending on species
of grass selected. A high quality
maintenance program is necessary for
daily traffic.
Vehicle weights should be restricted to
legal highway limits - generally under
100 psi of tire contact area (tire
pressure).
Consult a registered civil or
geotechnical engineer to examine site
soils and determine the depth of sandy
gravel roadbase. Grassrings generally
require the same depth of base as
required for 2 inches of asphalt.
Use of Ritterings' Tensar Geogrids@
can often save excavation and material
costs on sites with poor soils by
providing greater strength and enabling
reduction of the base by up to 4 inches.
BASE THICKNESS USING
TENSAR SS1 GEO-GRIDS
16 Tensar SSI
Bon m of Base Layer
14
12
Tensar SSI
m1we of Base layer
10
6
6 Minunum Praclwal
1ht knessJ4'j 19
4
2 E771 I I 1 11 1 1 11 1 ill
0 2 4 6 B 10 12 14 16 18 20 22
UNREINFORCED BASE —INCHES
Base course material should be similar
to AASHTO Class 6 roadbase, including
gravel 3/4" diameter maximum size to
fine sands. This material should contain
no silts, clays or organics, and should
be compacted to between 90%-95%
Proctor.
Note: Topsoils should not be used
within the Grassrings cross-section as
they contain materials most subject to
compaction forces and will prevent
effective usage of the Grassrings mat.
Ritterings' HydroGrow water release
crystals should be used in the base
course, instead of organics or topsoils,
to retain extra moisture and prevent the
Grassrings area from drying out faster
than adjacent turf areas.
Sodded areas will utilize 5 Ibs /1000
square feet. Seeded areas will require
an additional 5 Ibs/1000 sf mixed into
the sand filling the depth of rings.
Existing trees in paved areas can be
preserved by using Grassrings to
facilitate continued movement of air and
water. Tensar Geogrids can be used to
reduce the depth of excavation or fill
required over the root system.
Slopes for grass pavements should be
designed at a maximum of 5%-6% to
reduce the potential for slippage when
the grass is wet and to allow clearance
for long wheelbased firetrucks.
Storm runoff should be directed to take
advantage of the Grassrings system's
high percolation rate. In sandy soils,
Grassrings can accommodate a 6"
rainfall over 24 hours before generating
runoff.
Irrigation of the Grassrings will be the
same as required to maintain similar turf
in your particular area. It is strongly
recommended that irrigation be
considered in normally average or high
rainfall areas where pavement will be
subject to daily or weekly traffic.
As all areas of the country are subject to
periods of drought, an irrigation system
(even a simple, manual system) should
be an important consideration.
Grasses should be selected for greatest
wearability, ease of maintenance, shade
tolerance (if needed) and general
suitability to local climate.
Ritterings' Grassrings Design Manual
includes more detailed information
regarding the design of grass paved
areas.
Installation
Grassrings come in 4'x20' mats (80 sf)
mats and weigh only 25 pounds. An
installer can carry two mats at a time,
and easily install 15 mats (1200 sf) per
hour. Detailed instructions are included
later in this publication.
Maintenance
Although Grassrings are designed to
minimize soil compaction, consider that
no grass paving system can prevent
wear on grass blades, and plant
recovery time is necessary to generate
growth between heavy uses.
Maintenance of a Grassrings grass
paved surface can actually cost less
than maintaining asphalt, and requires
the same care as normal turf areas.
Mow, irrigate and fertilize as needed for
other healthy, high quality turf. Once a
year add our inexpensive micronutrient
HydroGrow Plus to keep the turf green
and balance the fertilizers.
Worn areas can be topdressed with
sand and grass seed, and watered as
usual. Traffic should be avoided until
grass is mature.
Repair of major areas (such as for utility
access, auto hose breaks, etc.) can be
made quickly by cutting sod and mat
together with a standard sod cutter,
making the repair, and replacing with
materials as required.
Snow removal is easily accomplished by
mounting small skids to snow plow
blades to keep blades 3/4%1" above the
surface. Minor scalped areas can be
topdressed and reseeded.
"Cableland", Daniels Residence,
Denver, Colorado
Grassrings lawn/parking lot provides
guest parking for 12 to 24 cars per
event, 3 to 4 times per week. Photo
taken 1 year after installation.
Engineer - CH2M Hill
Landscape Architect - DHM, Inc.
Landscape Contractor - Valley Crest
•
C.
Partial Client List
Medical Facilities:
Mayo Clinic - Rochester, MN
St. Lukes/Presbyterian - Denver, CO
Kaiser Permanente - CA & CO
University Hospital - Boston, MA
Alta Bates Hospital - San Francisco
Hotel, Resort & Recreation Facilities:
Hotel Biltmore - Coral Gables, FL
Ritz Carlton Hotel - Rancho Mirage, CA
Boca Rio Country Club - Boca Raton, FL
Sheraton - Maui, HI
Prairie Historical Outdoor Museum - IN
Eugene O'Neill NHS - Lafayette, CA
Oakmont Country Club - Oakmont, PA
Tropicana Hotel - Las Vegas, NV
Club Hilton - Pleasanton, CA
Commercial & Industrial Facilities:
Cummins Engine Headquarters - IN
Hughes Aerospace Corp. - CA
TRW Defense Systems Park - VA
Eastman Kodak Company - NY
Nissan - CA
Hertz Corporation - NJ
Hewlett Packard - Colorado Springs, CO
Dupont Center, Irvine, CA
MCI Plaza - Greenwood Village, CO
Union Station - St. Louis, MO
Wonderland Mall - San Antonio, TX
Ontario Hydro - Toronto, Ontario,
Bank of Canada - Toronto, Ontario
Condominiums & Apartments:
Waters Edge - Westbrook, CT
St. Andrews Commons - Columbia, SC
Corinthians II - Jupiter, FL
Pulte Homes-Weatherburn Farms - VA
Eleven -One -Eleven Condos - CO
Fountain View - West Palm Beach, FL
Anchorage Senior Housing Project - AK
River Landing Condos - Manchester, NH
Stillwater Cove Condos - Tahoe, NV
Vista Sureno Apartments - Phoenix, AZ
Park Place Towers - Glendale, CA
Schools, Museums and Libraries:
University of Illinois - Champaign, IL
Greencastle Elem. School - MD
Laurel Hill Nursery School - CA
Grants Mining Museum - Grants, NM
East Library - Colorado Springs, CO
Skagway City School District - AK
Bowdin College, ME
Roads & Parking
Langley Fork Park - Fairfax, VA
West Virgina University - Morgantown
Egan Parks District - MN
Sonesta Beach Hotel - Bermuda
Other Ritterings Products
Trailrings - Similar to Grassrings in
reinforcing turf, but designed for smaller
load areas generated by pedestrians,
animals, and small wheeled vehicles
such as golf carts. The rings are 2" in
diameter, with 14 per square foot.
Drainrings - Uses 4" diameter rings
attached to non -woven polyester
geotextile fabric to create strong, high
volume horizontal or vertical flow
channels for sub -surface drainage.
Height of rings is variable for different
flow demands.
Beachrings - is used to provide access
for people in wheelchairs or using
walkers across loose sand, such as
those found at beaches or in dry stream
beds for trail crossings. These mats are
designed to be portable, and can also be
fastened together to cover large areas.
HydroGrow - A plastic polyacrylamide
polymer material used as a soil
amendment to retain moisture in the soil
for use by plant material. It is a long-
term non -biodegradable product.
Irrigation needs can be reduced by 50%.
HydroGrow Plus - A totally natural and
organic granular source of trace ele-
ments and micronutrients to supplement
normal fertilization applications.
Tensar Geogrids0 - Are used as a
"geotextile" to strengthen and keep the
roadbase in place. Use of this product
reduces the depth of base material,
lessening material and excavation
costs.
SoilFabric - A premium geotextile fabric
material, made from non -woven,
needlepunched, polyester. We
recommend it for soil separation and
filtration.
PillowDrain - A sub -surface drainage
product, composed of a non -woven
polyester geotextile envelope filled with
,.plastic gravel". The envelope can be
custom made to any size and shape as
needed for specific applications. Flow
characteristics are similar to 1 inch
diameter stone, but eliminated are the
weight and labor intensive features of
gravel. Overlap or butt joints are
permissible and permit faster installation
than pipe drainage systems in many
cases.
Technical Assistance
Our technical staff is headed by Bill
Bohnhoff, a registered Landscape
Architect with more than 20 years of
design experience on projects all over
the world. His personal expertise,
combined with our corporate experience
in areas related to grass paving and
other site construction applications,
have been incorporated into several
design guides and manuals.
The following publications are oriented
around the use of Ritterings products,
but will also be helpful as general
information sources. Copies are
available free of charge and can be
requested by mail or by calling our toll
free number 800-428-1333.
• Grassrings Design Manual
• Sports Turf Construction
• Roof Garden Design Guide
• Subsurface Drainage Guide
• A Case for Grass Paved Parking Areas
Call for your nearest Distributor or
Dealer toll free - 800-428-1333.
Members of:
• National Fire Protection Association
• American Society of Landscape
Architects
In addition, our staff is available to
answer or discuss any questions you
might have on your projects. There is no
charge for this service, and no purchase
is necessary.
k_
The Biltmore Hotel
Coral Gables, Florida
Grassrings firelane is used as a key
element in the $40 million restoration of
this historic hotel to retain park -like
character surrounding building. Photo
taken at 17 months after installation.
Installation Steps
Grassrings come in 4'x20' mats (80 sf)
mats and weigh only 25 pounds. An
installer can carry two mats at a time,
and easily install 15 mats (1200 sf) per
hour.
1. Loosen existing compacted sub -soils
by tilling or ripping. Excavate for depth
of recommended base course plus 1.5".
Compact sub -soils to 90%-95%
Proctor.
Attention: If soils are heavy clay or
silt, place Tensar below base course to
prevent mixing of base with sub -soil.
2. Place sandy gravel per depth
recommended ( same depth as for
asphalt) by Geotechnical Engineer to
accommodate designed loads.
3. Spread HydroGrow at 5 lb per 1000 sf
(for sod), or 10 lb per 1000 sf (for
seeding). Rake into surface of base
course.
4. Compact base course and
HydroGrow to maximum of 95% Proctor
(90% min.). Leave 1.5" for mat and sod
to final Finish Grade.
Attention: Do not place topsoil between
base course and mat! The mats will not
perform, and damage or injury to users
could result.
5. Place Grassrings mat directly on
base course, with netting down and
rings up. Lay mats side by side. Do not
overlap rings. Maintain spacing
between mats equal to, or less than,
spacing between rings. Use scissors,
or sharp knife, to cut netting and shape
mat as needed. Note: If mat is on slope
or incline, use long (8") pins or staples to
anchor mat.
Attention: Maintain no more than 0.5
inches of soil above top of rings.
Additional soil will prevent the rings from
working properly.
6A. If seeding, or hydroseeding, first fill
to top of rings with clean, sharp sand
and HydroGrow mixture. Broom the area
to barely expose rings (to control depth
of sand). Apply seed, mulch, and roll
per normal conditions. After 3rd or 4th
mowing, apply .25" sand topdressing to
assure coverage over tops of rings.
Attention: If grass is seeded, keep
traffic off surface for several weeks, to
allow grass to mature.
6B. If sod is between 0.5-0.75" thick,
first fill rings with 1" of clean sharp sand,
then broom surface to expose top of
rings, before placing and rolling sod. Do
not use any additional topsoil!
Note: Use only sod from sandy soil
source.
6C. If sod is between 1"-1.5" thick soil
depth, place sod on top of rings with tight
joint spacing. Press sod into rings with
walk -behind type vibrator roller.
USA/International Headquarters:
Ritterings, Inc.
7700 Cherry Creek South Drive, Unit 6
Denver, Colorado 80231
800-428-1333 - 303/696-1510
FAX 303-696-9757
Grassrings Grass Paving
System
100% Grass Coverage Using Hardiest
Grass for Local Conditions
Fine to Medium Sand Filling Grassrings
to Top for Thin Sod, or Seeding
(Not Necessary for 1.5" Thick Sod)
Grassrings Mat - Rings and Netti
Sandy Gravel Roadbase
(0.75" Dia Gravel to Fine Sand)
HydroGrow Crystals Raked into
Roadbase
Tensar SS-1 Geogrids Under Roadbase
(Recommended for Weak Clay or Silt)
Printed in the USA
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0
WEEKLY PLANNING OFFICE STAFF MEETING
SEPTEMBER 24, 1993
AGENDA
OFFICE/ADMINISTRATION ITEMS:
1. Cris Caruso to discuss roof at 9:30 (SK)
2. Closing files - what to keep and how this affects microfilming
costs. (KJ)
3. Special Meetings (MW)
DISCUSSION
1. 115/15 Exercise - all staff" (SK) (DM)
2. Air quality (SK)
3. Gifts and Gratuities (DM)
4. Outside employment policies (DM)
5. Berms, in general (WD)
6. Conservation/Easements (ML)
THIS WEEK'S MEETINGS
APZ: Highlands (LL/DM)
Snow Queen Lodge (KJ)
PPZ: Urschel Parcel 1 (TM)
Wildcat - Carlston (ML)
HPC: Poppies Restaurant
334 W. Hallam
BOCC: Air Quality (SK)
Code - FAR (FK)
NEXT WEEK'S MEETINGS
CC: Central Bank (KJ)
Ute Park (KJ)
BOCC: ACSD Sludge Site (RM)
Sandunes (ES)
Lazy O Ranch (TM)
Meyer Rezoning (RM)
BOCC Worksession: Mobile Home Parks (SK)
835 W. Main (AA)
Souki (LL)
Bovino (ES)
Rural/Remote (CH)
ACES
R.O. (CH/LL)
935 E. Hyman (AA)
Gordon/Callahan (LL)
Snowmass Water &
Sanitation (RM)
Sturm 1041 (TM)
Guber (ML)
PUBLIC NOTICE
RE: BERGER CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, October 5, 1993 at a meeting to begin at 4:30 pm before
the Aspen Planning & Zoning Commission, 2nd Floor Meeting Room,
City Hall, 130 S. Galena, Aspen to consider an application
submitted by Bruce C. Berger, 314 W. Gillespie, Aspen, CO
requesting approval of a Conditional Use Review for a 397 square
foot accessory dwelling unit in the basement of a proposed guest
house. The property is located at 312 W. Gillespie Ave., Easterly
Tract, C.F. Murphy Subdivision Exception, Hallam's Addition. For
further information, contact Kim Johnson at the Aspen/Pitkin
Planning Office, 130 S. Galena St., Aspen, CO 920-5100.
s/Bruce Kerr, Chairman
Planning and Zoning commission
0
OCT - E 19�j,
PUBLIC NOTICE
RE: BERGER CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be _held on
Tuesday, October 5, 1993 at a meeting to begin at 4:30 pm before
the Aspen Planning & Zoning Commission, 2nd Floor Meeting Room,
City Hall, 130 S. Galena, Aspen to consider an application
submitted by Bruce C. Berger, 314 W. Gillespie, Aspen, CO
requesting approval of a Conditional Use Review for a 397 square
foot accessory dwelling unit in the basement of a proposed guest
house. The property is located at 312 W. Gillespie Ave., Easterly
Tract, C.F. Murphy Subdivision Exception, Hallam's Addition. For
further information, contact Kim Johnson at the Aspen/Pitkin
Planning Office, 130 S. Galena St., Aspen, CO 920-5100.
s/Bruce Kerr, Chairman
Planning and Zoning commission
tkAvt�-:-� ,
_ NHSt , oC. P4Ltsmm ro soX4114
o J���
BERGER, BRUCE 001 011828 STATUS:A 2735 121 19 [02
342 MADISIL-T-1 AVE., SUITE 6(-4
NEW YORK, NY 10173
{«�}314 GILLESPIE
C.F. r0RF+f/ ASS[')CIATES
BLK: LOT: 0
WESTERLY TRACT
BK: 0497 PG:{3-(�(;' D[)C DATE:10/01/85 DOC TYFQ WD SALES PRICE: $435,M)
IN HALl-f4'lS ADDITION
1/2 TENNIS COURT
SINGLE FAM. RES. - LAND ACT: 84{«M ASD: 1AC: 0.(.«:X-) SF: 7{«�N
SINGLE FM RES-IPF'ROVEM ACT: 24164} ASD: 31070 AC: 0.{»:X} SF: 2{«}5
TOTAL VALUE $139,[C0
YEAR BUILT 90 ADJUSTED YEAR BUILT 77
ASSESSED 07/16/93 LST CW4\(+-' {VV27/93
0
0
STARODOJ. ROBERT F. 001 0o1635 STATUS:A 2735 121 30 005
STARODOJ, PAULA A.
BOX 1121
ASPEN, CO 81612
000102 WOOD DUCK LANE
ASPEN COMPANY
A TRACT OF LAND SITUATED IN SE4NE4
OF SECTION 12-10-85, CONSISTING OF
BLK: 2 LOT: 1 - PART3
BK: 0411 PG:0460 DOC DATE:01/01/81 DOC TYPE:
AKA PARCELS 5 & 5A OF STURGIS
SALES PRICE: $300,000
SINGLE FAM. RES. - LAND ACT: 1250000 ASD: 160750 AC:
SINGLE FAM RES-IMPROVEM ACT: 995890 ASD: 128070 AC:
TOTAL VALUE $288,820
YEAR BUILT 83 ADJUSTED YEAR BUILT 85
ASSESSED 01/01/93 LST CHANGE 04/27/93
0.000 SF: 21500
0.000 SF: 4587
WOOD DUCK REALTY CORP
C/O DARRYL DWRMAN
65 W. 55TH. 51 . , STE. 4A
NEW YORK,
000101 WOOD DUCK LANE
ASPEN COMPANY
NY 10019
001 005636 STATUS : A 2735 121 .30 004
------------------------------------------------------------------------------
A TRACT SITUATED IN THE SE4NE4
OF SECTION 1 '-10--85, W. 6TH. P. M.
BLF:::: 1 LOT: 1 — :3
ALSO M/ O
BK: 0506 PG; 049T DOC DATE : 03/03/8b DOC TYPE: SALES PRICE: $.3 i 5, 00
BK: 0658 PG:0204 DOC DATE: 10/ire`/ 91 DOC TYPE: WD SALES PRICE: tC_a
AKA PARCELS 4 & 4A OF STURG I S
SINGLE FAM. RES. — LAND ACT: 1250000 ASD: 160750 AC: 0.000 SF: 224 i i
SINGLE FAM RES— I MPROVEM ACT: 2737940 ASD : 352100 i AC: 0.000 SF: 9286
TOTAL VALUE $512,85U
YEAR BUILT 89 ADJUSTED YEAR BUILT 89
ASSESSED 07/ 16/93 LST CHANGE 04/2 /93
0
FISCHER, ARTHUR M.
820 ROARING FORK RD.
ASPEN CO 81611
000820 ROARING FORK ROAD
ASPEN COMPANY
001 005632 STATUS:A 2735 121 30 002
BLOCK 3,
LOTS 7 THRU
15 AND THE
EASTERLY
7.25 FT.
OF
LOT 6
ASPEN COMPANY
SUB.,
FULLY DESCRIBED
BY M/B IN
BK.581,
PG.551
BK: 0488
PG:0693
DOC
DATE:06/24/85
DOC
TYPE:
WD
SALES
PRICE:
$2,000,000
BK: 0542
PG:0947
DOC
DATE:08/05/87
DOC
TYPE:
WD
SALES
PRICE:
$0
BK: 0565
PG:0449
DOC
DATE:05/31/88
DOC
TYPE:
WD
SALES
PRICE:
$2,200,000
BK: 0570
PG:0064
DOC
DATE: 07/08/88
DOC
TYPE:
QC
SALES
PRICE:
$0
BK: 0581
PG. 0551
DOC
DATE: 12/ 16/88
DOC
TYPE:
WD
SALES
PRICE:
$2,400,000
SINGLE FAM. RES. - LAND ACT: 1250000 ASD:
SINGLE FAM RES-IMPROVEM ACT: 2010000 ASD:
TOTAL VALUE
YEAR BUILT 74 ADJUSTED YEAR BUILT 84
ASSESSED 01/01/93 LST CHANGE 08/12/93
160750 AC: 0.000 SF: 28848
258490 AC: 0.000 SF: 6235
$419,240
0
ZILKHA, SELIM K. TRUST
750 LAUSANNE ROAD
LOS ANGELES, CA 90077
000830 ROARING FORK ROAD
ASPEN COMPANY
001 005631 STATUS:A 2735 121 30 001
________________________________________________________________________________
BLK: 3 LOT: 1
- 4
ALSO M/B
BLK: 3 LOT: 13
- 15
PART OF 13,14,15
BK: 0442 PG:0051 DOC
DATE: DOC TYPE:
SALES PRICE:
$0
BK: 0536 PG:0864 DOC
DATE:05/18/87 DOC TYPE:
WD SALES PRICE:
S2v750,000
BK: 0578 PG:0739 DOC
DATE:11/25/88 DOC TYPE:
WD SALES PRICE:
$0
EXCELLENT SITE, LAKE
VIEW
SINGLE FAM. RES. - LAND ACT: 1650000 ASD:
212190 AC: 0.000
SF: 44792
SINGLE FAM RES-IMPROVEM ACT: 2304660 ASD:
296380 AC: 0.000
SF: 7227
TOTAL VALUE
YEAR BUILT 80 ADJUSTED YEAR BUILT 84
ASSESSED 01/01/93 LST CHANGE 05/18/93
$508,570
0
0
DWORMAN, DARRYL
65 WEST 55TH ST
NEW YORK, NY 10019
000802 ROARING FORK ROAD
TURLEY
001 011356 STATUS:A 2735 121 31 001
________________________________________________________________________________
BLK: LOT:
1
BK: 0467 P8:0277
DOC DATE:06/01/84 DOC TYPE:
WD SALES PRICE:
$275,000
BK: 0588 PG:0162
DOC DATE:02/08/89 DOC TYPE:
WD SALES PRICE:
$1,100,000
BK: 0603 PG:0066
DOC DATE:09/27/89 DOC TYPE:
WD SALES PRICE:
$0
SINGLE FAM. RES. -
LAND ACT: 1100000 ASD:
141460 AC: 0.000
SF: 9496
SINGLE FAM RES-IMPROVEM ACT: 981000 ASD:
126160 AC: 0.000
SF: 3773
TOTAL VALUE
$267,620
YEAR BUILT 90
ADJUSTED YEAR BUILT 90
ASSESSED 07/16/93
LST CHANGE 04/27/93
HUNTER CREEK CAPITAL VENTURE, INC. 001 011357 STATUS:A 2735 121 31 002
C/O BERGER REALTY,ATTN: BRUCE BERGER
8480 EAST ORCHARD RD.,SUITE #3100
GREENWOOD VILLAGE CO 80111
000330 GILLESPIE STREET
TURLEY
BLK:
LOT:
2
BK: 0467
PG:0277
DOC DATE:06/01/84 DOC TYPE:
WD SALES
PRICE:
$275,000
BK: 0473
PG:0456
DOC DATE:09/07/84 DOC TYPE:
SALES
PRICE:
$225,000
BK: 0666
PG:0561
DOC DATE:01/13/92 DOC TYPE:
QC SALES
PRICE:
$0
BK: 0676
PG:0681
DOC DATE:05/04/92 DOC TYPE:
WD SALES
PRICE:
$0
BK: 0682
PG: 0186
DOC DATE:07/01/92 DOC TYPE:
WD SALES
PRICE:
$515,000
BUILT IN
1888
SINGLE FAM.
RES.
- LAND ACT: 500500 ASD:
64360 AC:
0.000
SF: 6421
SINGLE FAM
RES-IMPROVEM ACT: 21500 ASD:
2760 AC:
0.000
SF: 2049
TOTAL VALUE
$67,120
YEAR BUILT
88
ADJUSTED YEAR BUILT 70
ASSESSED 01/01/93
LST CHANGE 04/27/93
DAGGS, JAMES K.
DAGGS, GAY
640 NORTH 3RD. STREET
ASPEN, CO 81611
000640 NORTH 3RD STREET
HALLAM ADDITION
--------------------------------------
ALL OF LOTS 4, 5 AND 6,
LESS THE SOUTH 3.2 FEET OF LOT 6,
BLOCK 102 HALLAM ADDITION TO THE
CITY AND TOWNSITE OF ASPEN, COLORADO
TOGETHER WITH IMPROVEMENTS THEREON.
CORRECTION DEED FROM IRWIN BOOK 283
PAGE 580.
TOGETHER WITH AN EASEMENT FOR
UTILITIES AS NOW IN PLACE FROM
GILLESPIE AVENUE; SUBJECT TO AN
EASEMENT FOR A WATER DITCH ALONG THE
WESTER LINE OF LOT 7, AND TOGETHER
WITH AN EASEMENT FOR UTILITIES FROM
THE ALLEY AS NOW IN PLACE.
SEE DEED IN BOOK 209 AT PAGE 369
PITKIN COUNTY RECORDS.
ALSO SEE DEED IN BOOK 359 PAGE 775
PITKIN COUNTY RECORDS.
BLK: 102 LOT: 4 - 6
LESS 3.2' OF LOT 6
BUILT IN 1890
2 HOUSES
SINGLE FAM. RES. - LAND ACT: 1050000 ASD:
SINGLE FAM RES-IMPROVEM ACT: 124640 ASD:
TOTAL VALUE
YEAR BUILT 90 ADJUSTED YEAR BUILT 73
ASSESSED 07/16/93 LST CHANGE 04/27/93
001 005680 STATUS:A 2735 121 08 002
135030 AC:
16030 AC:
$151,060
0.000 SF: 5000
0.000 SF: 1560
ERDMAN PARTNERSHIP 001 013160 STATUS:A 2735 121 32 001
DONNELLEY ERDMAN
360 LAKE AVENUE
ASPEN, CO 81611
000630 LAKE AVENUE
ERDMAN PARTNERSHIP LOT SPLIT
BLK: LOT:
1
BK: 0025 PG:0042
DOC DATE:
DOC TYPE:PLT SALES PRICE: $0
SINGLE FAM. RES. -
LAND ACT:
1500000 ASD:
192900 AC: 0.000 SF: 23956
SINGLE FAM RES-IMPROVEM ACT:
1798130 ASD:
231240 AC: 0.000 SF: 4834
TOTAL VALUE
$424,140
YEAR BUILT 90
ADJUSTED
YEAR BUILT 90
ASSESSED 07/16/93
LST CHANGE 05/18/93
0
ERDMAN, CINDA 001 013161 STATUS:A 2735 121 32 002
ERDMAN, DONNELLEY
360 LAKE AVENUE
ASPEN, CO 81611
ERDMAN PARTNERSHIP LOT SPLIT
________________________________________________________________________________
BLK: LOT: 2
LACK OF VIEW
BK: 0636 PG:0188 DOC DATE:12/19/90 DOC TYPE:SWD SALES PRICE: $0
VACANT RES LOTS ACT: 1050000 ASD: 304500 AC: 0.000 SF: 8899
TOTAL VALUE $304,500
YEAR BUILT ADJUSTED YEAR BUILT
ASSESSED 07/16/93 LST CHANGE 04/27/93
0
HUME, JAMES P. 001 013866 STATUS:A 2735 121 28 001
C/O INDUSTRU CONSULTING GROUP, INC.
P.O. BOX 810490
DALLAS TX 75381
HUME LOT SPLIT
BLK: LOT: 1
BK: 0029 PG:0055 DOC DATE:08/11/92 DOC TYPE: SALES PRICE: $0
WAS PART OF LOTS 5,6,7,8 & 9,
BLOCK 103, HALLAM AND M/B FROM
SCHEDULE # 5671, NOW DEACTIVE
YEAR BUILT - 1890 / HISTORICAL
SINGLE FAM. RES. - LAND ACT: 1500000 ASD: 192900 AC: 0.000 SF: 27543
SINGLE FAM RES-IMPROVEM ACT: 28040 ASD: 3610 AC: 0.000 SF: 2342
PRE SCHED: 005671
TOTAL VALUE $196,510
YEAR BUILT 90 ADJUSTED YEAR BUILT 53
ASSESSED 07/16/93 LST CHANGE 04/27/93
0
HUME, JAMES P.
C/O INDUSTRY CONSUULTING GROUP, INC.
P.O. BOX 810490
DALLAS TX 75381
HUME LOT SPLIT
_________________
BLK: LOT: 2
001 013867 STATUS:A 2735 121 28 002
BK: 0029 PG:0055 DOC DATE:08/11/92 DOC TYPE: SALES PRICE: $0
WAS PART OF LOTS 5,6,7,8 & 9,
BLOCK 103, HALLAM ADDITION AND
M/B SCHEDULE # 5671, NOW
DEACTIVE
VACANT RES LOTS ACT: 1500000 ASD: 435000 AC: 15.989 SF: 0
PRE SCHED: 005671
TOTAL VALUE $435,000
YEAR BUILT ADJUSTED YEAR BUILT
ASSESSED 07/16/93 LST CHANGE 04/27/93
MOORE, JOHN JAY AND 001 005704 STATUS:A 2735 121 21 001
MOORE, REBECCA B.
PO BOX 1146
SUGARLAND, TX 77487
000200 WEST GILLESPIE
ASPEN COMPANY
THAT PART OF THE SE4NE4 OF SECTION
12-10-85, WEST OF THE 6TH. P. M.
AND PART OF GILLESPIE AND LAKE AVENUES ADJACENl
BLK: 90 LOT: 35
- 37
(HALLAM ADD.)
BLK: 2 LOT:
BK: 0468 PG:0012 DOC
DATE:06/01/84
DOC
TYPE:
WD SALES
PRICE:
$800,000
BK: 0512 PG:0954 DOC
DATE:06/01/86
DOC
TYPE:
SALES
PRICE:
$850,000
BK: 0582 PG:0331 DOC
DATE:12/30/88
DOC
TYPE:
WD SALES
PRICE:
$1,350,000
BK: 0614 PG:0249 DOC
DATE:02/15/90
DOC
TYPE:
WD SALES
PRICE:
$1,6009000
DWELLING RAZED AFTER
'86 SALE
LAND IS PT OF HALL -AM
ADD AND
ASPEN COMPANY SUB
VACANT RES LOTS
ACT: 1462500 ASD:
424130 AC:
0.000
SF: 13800
TOTAL VALUE $424,130
YEAR BUILT ADJUSTED YEAR BUILT
ASSESSED 01/01/93 LST CHANGE 04/27/93
0
r�
MARTIN' WILLIAM K.
MARTIN, MARY F.
710 NORTH 3RD STREET
ASPEN CO 81611
MARTIN CONDOS
001 013513 STATUS:A 2735 121 27 001
________________________________________________________________________________
UNIT: B MARTIN CONDOS
BK: 0022 PG:0051 DOC DATE:05/09/89 DOC TYPE:PLT SALES PRICE: $0
BUILT IN 1888
33 1/3% INTEREST
CONDOS -LAND ACT: 438900 ASD: 56440 AC: 0.000 SF: 4150
CONDOS-IMPROVMENTS ACT: 108550 ASD: 13960 AC: 0.000 SF: 1920
TOTAL VALUE $70,400
YEAR BUILT 88 ADJUSTED YEAR BUILT 77
ASSESSED 01/01/93 LST CHANGE 04/27/93
MARTIN, WILLIAM K.
MARTIN, MARY F.
710 NORTH 3RD STREET
ASPEN
MARTIN CONDOS
CO 81611
001 013512 STATUS:A 2735 121 27 002
______________________________________________________________________
UNIT: A MARTIN CONDOS
BK: 0022 PG:0051 DOC DATE:05/09/88 DOC TYPE:PLT SALES PRICE:
BK: 0666 PG:0559 DOC DATE:01/13/92 DOC TYPE: QC SALES PRICE:
BUILT IN 1888
66 2/3% INTEREST
CONDOS -LAND ACT: 891100 ASD: 114600 AC: 0.000 SF:
CONDOS-IMPROVMENTS ACT: 181720 ASD: 23370 AC: 0.000 SF:
TOTAL VALUE $137,970
YEAR BUILT 88 ADJUSTED YEAR BUILT 77
ASSESSED 01/01/93 LST CHANGE 04/27/93
$0
$0
7350
3104
ALTEvUS, ELIZABEllH ANN
620 NORTH THIRD STREET
A.~ ^~,,
(-X"«-)620 N 3RD
ADDITION
CO 81611
001 {»}5670 STAll]S:A 2735 121 CO {»}3
BU(: 102 LOT: 6 - 8
ONLY THE SOUTT-1 3.2' OF LOT 6
BK: C)518FG:(-)2,e9DCC L)ATE:09/,*Fj/86D(r, TYPE: S'�BPRICE: V-)
DUP/TRIFt-EXES-LPI\O} ACT: 945[»-»0 ASD: 121530 AC: SF: 8418
43T: 1217CX-)ASD: 15&5--, 14:,:
YE�A� BUILT 88 ADJUSTE� YE�R BUILT 73
ASSESSED 01/01/93 LST CHANGE 04/27/93
DAGGS, J4vEc-3 K.
DAGGS, GAY
640 NORTH 3RD. STREET
(_X_»��{) N 3RD
HAL1�lM ADDITION
CO 81611
ALL OF LOTS 4, 5 AND 6,
LESS TT-E SOUTH 3.2 FEET OF LOT 6,
BLOCK 102 HALl��,1 ADDITION TO THE
CITY AND TOWNSITE OF ASFSN, COLORADO
TOGETl-f]-� WITH IMFRJVB,E'N'FS THE];E]N.
MrU��CTION DEED FFX]M IRWIN BO1J( 283
PAGE 58C.).
TOGE'D-ER WITH AN EASB,ENT' FOR
UTILITIES AS NOW IN Ft�C%� FROM
GILLESPIE A@24]E; SUBJECT TO AN
EASB,a,ff FOR A WAlEER DITCH ALU\Gj THE
WESTER LINE OF LOT 71 AND TOGEP-ER
WITH AN EASE]1]VT FOR UTILITIES FROM
THE ALLEY AS NOW IN FtA'E.
SEE DEED IN BO��. 3}9 AT FvEE: 369
PITKIN L _NTY RECORDS.
ALSO SEE DEED IN BOOK 359 FYEE 775
PIl}(IN COUt\(TY RE[%f;IS..
BLf�: 102 LOT: 4 - 6
LESS 3.2' OF UZ[ 6
BUILT IN 1890
2 HOUSES
SINGLE FAM. RES. - LA`11) ACT: ASD:
SINKI-E FAM RES-IMFY�/EM ACT: ASD:
YEAR BUILT 90 ADJUSTED YEAR BUILT 73
07/16/93 LST CHANGE 04/27/93
001 0{�41:80 STATUS:A 2735 121 08 [»}2
135030 AC:
$151,[���
0.{»�} SF: 5{«�}
WALTER P. - LIFE INS.
AND HART - C/O
6{«} E. MAIN ST.
AO:'EN A-kPA NY
TTUST 001 STAll]S:A 2735 121 00 {»}2
CO 81611
A TRACT OF LAND SITUATE
IN THE NE4 SEC. 12-1{+f85
F0-LY DESCRIBED BY METES & B[��S
IN QUIET TITLE DECREE RECORDED
IN BO-*( 438 PAGES 698-703
PIlR(IN COiJ\[FY RECORDS. SAID TRACT
BEING PPRT OF, OR ADJACBNrl' TO CERTAIN
LOTS IN SUBDIVISION AND
BLOD( 9} Ffkl�� ADDITION.
ND ACCESS, EXCESS LAND
VACA,N-[ RES LOTS ACT: 15{«�-X} �'�SD:
YEAR BUILT AWL-STBD YEAR BUILT
A--'L"-L-,s;-:XL} 01/01/92 LST CHANGE 09/03/93
0
FETERSON, JAMES D.
FETERSON, HBVSLEY R.
BOX 1714
ASFE-N,
N")(406 FEAR- Cl
ADDITION
CO 81612
001 (XF )5686 STATlS:A 2735 121 09 {«}3
EUK: 100 LOT:
4 & 5
PG:0619
DOC DATE:01/01/86 DOC TYFE:
WD SALES PRICE:
$230,{) C x}
E4::.: 05:MPG:,-)4-03DOC
LATE:04/224/87(DOC TYPE:
SALES PRICE:
�T'5,0�
E4(: 0596 PG:0563
DOC DATE:06/23/89 TYPE. l��:
WD SALES PRICE:
X}
$650,(-X-
SINGLE FAM. RES.
— L/�oD ACT: 521-y-Y)} ASD:
7{) AC: 0.-X--X}
SF:
SINGLE FAM T: 220--)10AED:
AC: 0.0�
SF: -3456
TOTAL VALUE
$95,93(}
YEAR BUILT 61
ADJUSTED YE�� BUILT 83
ASSESSED 01/01/93
LST CHANGE {'7/22/93
MESSAGE DISPLAY
TO Kim Johnson
From: Chuck Roth
Postmark: Sep 28,93 3:24 PM
Subject: Parking requirements for Berger ADU
Message:
I would like to add a comment concerning on -site parking requirements
in light of the information that the new structure will contain two
bedrooms plus the ADU. Since original house already does not provide
on -site parking, the new structure should be required to provide
on -site parking for all bedrooms including ADU. That is, the
applicant should be required to provide 3 on -site parking spaces.
There is sufficient room on the site to accomplish this.
•
•
MEMORANDUM
TO: Kim Johnson, Planning Office
FROM: Rebecca Baker, Parks Department
DATE: September 23, 1993
RE: Berger Conditional Use Review
We have reviewed the Conditional Use application for the Berger
property and have the following concerns. A number of significant
trees will be impacted by the redevelopment of this property. At a
minimum, 34 caliper inches of spruce trees will be removed by the
construction of the guest house. The Bergers have been working
with the Parks Director on mitigating those trees. George
Robinson originally denied the tree removal permit due to the
significant impact on trees and requested the Bergers to try to
redesign the building to accommodate the trees. However, there
was no other reasonable location and design for the building so
the trees must be mitigated. The trees, in relation to size and
species, are valued at $15,390. The Bergers have agreed to
replace four Aspen trees on the property(at a value of $250 per
Aspen tree), and then donate the remaining net value of trees
removed to the City of Aspen tree program. The Bergers paid the
$14,390 on September 24, 1993.
1
•
•
MESSAGE DISPLAY
TO City Planning CC Bill Drueding
From: Diane Moore
Postmark: Sep 13,93 8:21 PM
Subject: Forwarded: ADU for Bruce Berger/Gillespie Renovation
Comments:
From Diane Moore:
I talked to Jed and agree with him on this... however, I don't
want to encourage folks to do this so this is an exception as
monitoring of this could be a nightmare!
Message:
From Jed Caswall:
Per our conversation, I will give Andy Hecht a call and let him know
that while it is an exception, City will let Mr. Berger post a letter
of credit incorporating the terms of his letter to me in order to
secure his bldg permit.Letter of credit must be approved and posted
prior to issuance of the permit.I will tell him to get it to
Worcester who can review it with you/Kim before issuance of his
permit.I really do not see a down side to this option --if P/Z doesn't
grant the ADU,we simply take the money posted via the letter of
credit.
•
•
RONALD GARFIELD*
ANDREW V. HECHT**
ROBERT E. KENDIG
MICHAEL J. HERRON***
PATRICK D. McALLISTER****
also admitted to
New York Bar
•• alao admitted to
District of Columbia Bar
••• also admitted to
Florida Bar
••• also admitted to
Pennsylvania Bar and
New lcrscy Bar
Edward Caswall
City Attorney
130 South Galena
Aspen, Colorado 81611
GARFIELD & HECHT, P.C.
ATTORNEYS AT LAW
VICTORIAN SQUARE BUILDING
601 EAST HYMAN AVENUE
ASPEN, COLORADO 81611
September 11, 1993
Re: Bruce Berger/Gillespie Renovation
Dear Jed:
TELEPHONE
(303) 925-1936
TELECOPIER
(303) 925-3008
The purpose of this letter is to outline the request I made on the telephone on Friday on
behalf of Bruce Berger. Mr. Berger intends to construct an Accessory Dwelling Unit ("ADU")
situated in the residence which Mr. Berger is renovating in the City.
The facts are that Mr. Berger has submitted for a building permit for the renovation of
his residence on Gillespie Street. In connection with such construction, Mr. Berger is required
to either construct an ADU under Land Use Code ("Code") or pay a prescribed amount of cash
in lieu of such obligation. Mr. Berger has elected to construct the ADU. However, he is
required under the Code to first obtain the Planning and Zoning Commission's approval for the
construction of the ADU. The next available agenda for Mr. Berger to appear before the
Planning and Zoning Commission is October 5, 1993. Due to the considerations of a late start
this fall, Mr. Berger would like to commence construction before that date. In consideration
for permission to do so, Mr. Berger would like to offer a letter of credit from Pitkin County
Bank for the benefit of the City of Aspen. The terms of the letter of credit would be as follows:
1. Issued for a period ending December 30, 1993.
2. Irrevocable and conditioned only upon Mr. Berger's obtaining Planning and
Zoning Commission approval and a building permit to construct an ADU on his property. If
permission is not obtained by December 30, 1993 and there has been no extension given during
which time the City would continue to consider the ADU, the City would draw on such letter
of credit which would be in an amount sufficient to satisfy the cash in lieu requirements under
the Code.
GARFIELD & HECHT, P.G.
3. Should the Planning and Zoning Commission issue the building permit required
to build the ADU, the letter of credit shall be returned.
I hope that you will find that this gives the City the security necessary to know that if
permission to construct an ADU is not granted, the City has sufficient financial security to obtain
its cash in lieu amount. If the issue of winter coming so soon was not present, Mr. Berger
would not ask for this extraordinary relief.
Thank you for your consideration.
Sincerely,
GARFIELD & HECHT, P.C.
Andrew V. Hecht
AVH: cat
cc: Bruce Berger
•
•
MESSAGE DISPLAY
TO Diane Moore CC KIM JOHNSON
CC BILL DRUEDING
From: Bill Drueding
Postmark: Sep 08,93 3:04 PM
Status: Previously read
Subject: Reply to a reply: B.C. Berger ADU/cash ?
------------------------------------------------------------------------------
Reply text:
From Bill Drueding:
DIANE, THIS IS THE SITUATION A MENTIONED ON AUGUST 3OTH. WE
DISCUSSED THIS AND I AGREE WITH YOUR PREVIOUS COMMENTS. THE
ARCHITECT WILL HAVE TO COME IN A REDLINE OUT THE UNIT IN HIS
CURRENT PLANS AND PAY THE CASH IN LIEU. HE CAN LATER DO A CHANGE
ORDER IF THE ADU IS APPROVED. HIS CASH IN LIEU WILL THAN BE REFUNDED.
THIS IS OUR EFFORT TO ASSIST THE APPLICANT DURING THE ADU PROCESS.
Preceding message:
From Diane Moore:
If he wants to get BP, he either puts up cash or has approved unit.
If the unit has not yet been approved by P&Z, then he has to put up
cash. Once unit has been approved and he decides to build it, then he
can get his cash refunded.
From Kim Johnson:
not to be confused w/ the W. Main Berger... An application is in
for an ADU on Gillespie for an Ord.l demo/replace residence. The
owner is now contemplating paying cash in lieu so that he can get his
bldg. permit out pronto, but would still for the time being keep his
options open to build the unit. Would we be amenable to taking a
certified check or letter of credit for 6-8 weeks with an agreement
that he must either deed restrict the unit after P&Z approval or we
get to cash the check? Is this too complex to deal with and should
he make up his mind? Or would we cash it right away and give refund?
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SCHEDULE A
Order No.: 7 3ftQ
Date of Policy: Octr*her 17 ► 1925 At 3, 52 PM
$ 5;42P,.S0
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Policy No.: 4 64A77r
Amount of Insurance: $ 290,000.on
1. Name of Insured:
RRt1CC RERGFR
2. The estate or interest in the land described herein and which is covered by this policy is:
Plr,F SIMPLE
3. The estate or interest referred to herein is at Date of Policy vested in:
BRUCIR 111FRR> R
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4. The land referred to in this policy is described as follows'
�1rr., "Far,4.-nr1y Tract" ?s r^} out on thr SUheiv irn rxcpptior.
Mao of C. P. Murrhv ASSOciates, 7nr,. rrcrnr in Rsllaras
A*�rtition, Asnen, Colorado, rocc'•rc9erl nGtnbpr 31► R() in Plat:
Book 10 at Pane 5K as Pece!Ption N 28393.
County of Pi�tkin, States >nf Colo�rmelo
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COMPANY
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COOE0012
CEP 0-: ' 93 lE: 4c=,TEwi�PT TITLE p .
qL'rA DWNt: WS POLICY-Mr-1-1- d 10/73 •
• G;R;Zrp !ici,.: 130
SCHEDULE. B
Policy No. p 642770
This policy does not "Osure against loss or damage by reason of the following. -
1. Rights or claims of parties in possession not shown by the=public records. _
2. Easements, or cloirns of easements, not shown by the public records.
3. Discrepancies, cunflirts in boundary lirlr;, shortage in area, encroachment,, and any facts which a
correct survey and ;nspection of the prcmises would disclose; and whic,i are not shown by the
public records.
4. Any iirn, or right to a lien, for servicies, labor or material heretutore or hereafter furnished, Imposed
by law and not shown by the public records.
37
S. Any an, a17 unpaid taxes and asset went. am
tax sales.
A. The effr: ct of inalusirns in anv I;ent:,rAl r,r srrr+cif tc -dater
con Arvancy t f f r� nrc)t<-rct i—on, soi i c-niser ",iat i 7. Gr tSt�;,-r
district or inclefsion in any wat;or ra,,--'rvico )r strr_e:t
impr:?Voment areea .
7. rxcerti.orns ant? mineral P,�srirvations aA c r ainF�{ it Patent to
Aspen Townsitc raccird.?�? March. 1, IR-17 in '< 33r3 at Vane 219
as ;Pece-pt iorn No. 60156. :
>✓uildinq s'i�-t—back 'inns, ens?r� n •s and exist. n utility fixtures
as get forth on thp Plat: of the h,ir7ct ;nroc.,erty r�'r'r��'.',rv• Cctct r
31, 1980 in Plat n, )0 Lt Paej56 z�G Pecept.iar: ':o. 2?03g3.
Page GV.kA%rI cCjst11 .,
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2 SepLembar 16°9-3
City Of Aspen
n1a::r.il:;s Depa.;; tment
Aspen, Co
To ttlho.^:: It Miry Concern:
This letter s:lall 6crve a5 riy aUt.orizataCii fur Dick
Palin of Souther? and, Falin Inc:
y :2fi0 cite Ave., Asper,
C•� SiE,t : �;:.,-�2- , to act as m� reprast•rtat.xon o::
i;21:a1� of this alppJ!Lcatio: .
Si I e�ely, !,
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rrtice sere.
314 vi ll esdie
ASNen, co 8-611
92G-3623
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I11ND U,-I: AFPI..IC7,TZ0fl FU1114
1) Proj cct 11111ry= S
2) project lDcation
G Tia�c/ 3t Z tcSPIE ,ce
(indicatr_ streets, lot & bl rrimmbar, legal .riY v^„ w u�
appropri.::�) _
3) Present Zoning !2 _ 4) Lot Size Z 00 2
5) Applicant's Name, Add rc---- & Phone &"Cet � 4
6) pepresentative's Name, Address & Pfmne U<
1. ._ . - . - -.m _ . .. . /I ,"- l2,:2 j A/rG
7)
ape cf Application
(please shed: all that apply) :
Conditional Use
Conceptual SPA
Conceptual historic Dev.
Special Revied
Final SPA
Final Historic Dev.
8040 Cecil ilx=
Conceptual HUD -
Minor Historic D(--v.
Stream Margin
Final PQD
Historic De=mlition
I��ta in v_ i�r Plane
Subdivision
Historic Designation
C:)ndCmin i t rn i za tiOn
'I'ett/q4aP Amendment
CM:2S Allotment
Lot split/lot
Adjustment
8
Def,=ivt ion of Drs_�t
; r,Q Uses (rn rr and type of C aas 7-r
appLwals grant to tt✓ o
�rmx5mate Sq. ft_
9 rt=ber of b_zx�: any prsvlo�s
property) -
-
9) D-_--..cription of Develapment AppLiation
10) have you attached the folloirg' T _ ;► ' s F
F,c�e to Attad��t 2, Mi n i m m St I miss ion Contents
Itesponse to Attad=ent 3, Specific s&ui ssion Contents
lzaspo�e to Attacin--It 4, Review Standards for your 1pplication
Wye AR
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41
VICINITY MAP
{ i 312 GILLESPIE STREET
ASPEN, COLORADO '
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Development Application
for
Conditional Use as Accessory Dwelling Unit
September 1, 1993
A. The applicant proposes to demolish an existing one story guest house
located at 312 Gillespie Avenue, Aspen, Colorado, known as the Easterly
Tract, C.F.Murphy Subdivision Exception (recorded 10/31/80 Plat Book
10, page 56) that contains one bedroom, one bathroom and one kitchen
and to rebuild a new two-story two bedroom, two bath guest house with a
partial basement and is seeking approval for a new deed restricted
accessory dwelling unit with in the basement level. The existing structure
to be demolished is 16.5 ft. x 24.3 ft. being 401 sq. ft. in area. The new
construction F.A.R. will be 2409 sq. ft. and the proposed A.D.U. will be
397 sq. ft. The property is in the R.6 zone and has no historical
designations.
B. Review Standards for Conditional Use
1. "The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan,
and with the intent of the Zone District in which it is proposed to be
located."
This proposed A.D.U. is consistant with the Aspen Area
Comprehensive Plan and with the intent of the Medium -Density
Residential (R6) Zone district. The R6 zone contains relatively
dense settlements of predominately detached and duplex
residences and are within walking distance of the center of the
city. Gillespie and Lake Streets are presently in the pedestrian
walk way area between the core and music tent.
2. "The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development."
The development proposed is consistent and compatible with the
character of the immediate vicinity of the parcel. The parcel allows
a maximum F.A.R. of 3408 sq. ft. plus 500 sq. ft. for a garage; the
proposed development has a F.A.R. of 2410 sq. ft. plus 308 sq. ft.
one -car garage and is therefore 1190 sq. ft. or 31 % below
maximum developable area allowed on this site; this is therefore
unique for the immediate vicinity and Aspen in general. The site
.,
coverage allowed on this parcel is 2592 sq. ft. and the actual site
coverage is 1677 sq. ft. or 35% under the allowable.
3. "The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse effects, including
visual impacts, impacts on pedestrian and vehicular circulation,
parking, trash, service delivery, noise, vibrations and odor on
surrounding properties."
The location of the proposed A.D.U. being in the basement level of
the structure minimizes the impact on the size and bulk of the new
structure and adjacent properties. The size of the unit, a 450 sq. ft.
studio, is located in the basement level of the new structure and is
accessed from the first floor level east side entrance that is not
visible from the street, minimizing visual, pedestrian and vehicular
circulation. Trash `,om both the A.D.U. and the principal residence
is contained within a trash enclosure built into the structure
adjacent to the garage. Servi3e deliveries are from the driveway
area, and no unusual noise, vibrations or odors associated with
residential use will affect surrounding properties.
4. "There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage
systems, and schools."
All services available for residential use are available to this
parcel and the A.D.U.
5. "The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use."
The applicant commits to this review standard.
6. "The proposed conditional use complies with all a-iditional
standards imposed on it by the Aspen Area Comprehensive Plan
and by all other applicable requirements of this chapter."
The proposed conditional use is in compliance with the standards
so imposed.
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