HomeMy WebLinkAboutLand Use Case.CU.926 E Hopkins Ave.A30-96CAS' — ',OAD SUMMARY SHEET - CITY f "
DATE RECEIVED:
DATE COMPLETE:
PARCEL ID #
4/10/96
2737 - 182 -01 -002
CASE # A30 -96
STAFF: Bob Nevins
PROJECT NAME: Braden Duplex Stream Margin Review and Conditional Use ADU
Project Address: 926 East Hopkins, Aspen
APPLICANT: Ralph Braden -
Address/Phone: 610 E. Hyman, Aspen
REPRESENTATIVE: Gibson and Reno Architects
3
U c,w- -e 1 � 0
Address/Phone: 210 East Hyman, No. 202, Aspen; 925 -5968 Scott Smith
d` aJ<1U'5-
FEES: PLANNING
$1285
ENGINEER
$105
HOUSING
$65
ENV HEALTH
$0
TOTAL
$1455
❑ City Attorney
[ECity Engineer
❑ Zoning
Q Housing
❑ Environmental Health
Parks
DATE REFERRED:
# APPS RECEIVED 14
# PLATS RECEIVED 4
TYPE OF APPLICATION:
One Step ^ - 0 , a -1
❑ Aspen Fire Marshal
❑ City Water
❑ City Electric
❑ Clean Air Board
❑ Open Space Board
❑ Other:
INITIALS:
❑ CDOT
❑ ACSD
❑ Holy Cross Electric
❑ Rocky Mtn Natural Gas
❑ Aspen School District
❑ Other:
DATE DUE: ±':':'.
APPROVAL: Ordinance%Resolu# G Date: `1 `7C�
Staff Approval" Date:
Plat Recorded: Book Page
CLOSED/FILED DATE: INITIALS:
ROUTE TO:
C 4
S"J75'hup 4y
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF CONDITIONAL USE FOR TWO ATTACHED
ACCESSORY DWELLING UNITS AND STREAM MARGIN REVIEW
FOR A DUPLEX AT THE BRADEN PROPERTY, 926 EAST HOPKINS AVENUE
LOTS Q AND R, BLOCK 26, EAST ASPEN ADDITION, CITY OF ASPEN
Resolution No. 96 - -
WHEREAS, pursuant to Section 26.40.090 of the Aspen Municipal Code,
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, pursuant to Section 26.68.040(B), development is required to
undergo Stream Margin Review if it is within 100 feet from the high water line of the
Roaring Fork River; and
WHEREAS, the Community Development Department received an application
from Ralph Braden for Conditional Use and Stream Margin Review for a new duplex
containing two (2) above -grade studio Accessory Dwelling Units, with each unit having
approximately 305 sf of net livable area; and
WHEREAS, the proposed Accessory Dwelling Units are 100% above - grade, the
project is eligible for a floor area bonus of 50% or 250 sf, whichever is less, for each
ADU pursuant to the definition of Floor area (G), "Accessory Dwelling Unit or Linked
Pavilion ", Section 26.04. 100 of the Aspen Land Use Regulations; and
WHEREAS, the Housing Office, City Engineering, Parks Department and
Community Development Department reviewed the proposal and recommended approval
with conditions: and
WHEREAS, during a public hearing at a regular meeting on May 7, 1996, the
Planning and Zoning Commission approved by a 6 to 0 vote the Conditional Use for the
two (2) Accessory Dwelling Units and Stream Margin Review for the new duplex with
the conditions recommended by the Community Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
Section 1: Pursuant to Section 26.40.090 of the Aspen Municipal Code, the Braden
duplex Conditional Use for two(2) above -grade studio Accessory Dwelling Units is
approved with the following conditions:
Prior to the issuance of any building permits, the applicant shall comply with the
following requirements:
a) The applicant shall revise the architectural floor plans in order to create
Accessory Dwelling Units that are totally separate from the two (2) primary
residences;
b) The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation
submitted to the Community Development Department. The deed
restriction shall state that the Accessory Dwelling Units meet the housing
guidelines for such units, meet the definition of Resident Occupied units,
and if rented, shall be rented for periods of six (6) months or longer; and
C) Kitchen plans shall be verified by the Housing Office to ensure compliance
with specifications for kitchens in ADUs.
2. The two (2) ADUs shall be clearly identified as a separate dwelling units on
building permit plans and shall comply with 1994 U.B.C. Sound Transmission
Control Guidelines (Appendix Chapter 12, Division H, Section 1208).
Prior to issuance of a Certificate of Occupancy (CO), the Planning Department shall
inspect both Accessory Dwelling Units to ensure compliance with the conditions
of approval.
4. All new surface utility needs and pedestals must be installed on -site. Curb and
gutter shall be installed to City standards along East Hopkins Avenue.
>. The applicant shall abandon the existing water line on the property if the new
duplex is not constructed within six (6) months after the existing residence is
demolished.
Prior to the issuance of any building permits, a landscaping plan shall be submitted
for review and approval by the Parks Department. Tree removal permits shall be
required for the removal or relocation of any tree greater than six inch (6 ") caliper.
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.
Section 2: Pursuant to Section 26.68.040(B) of the Municipal Code, the Planning and
Zoning Commission does hereby grant the applicant Stream Margin Review approval
with the following conditions:
I. No vegetation shall be manipulated outside of the building envelope; and the
envelope boundary along the Roaring Fork River shall be barricaded prior to
issuance of any building permits.
2. Silt fencing shall be used during construction to prevent runoff from disturbed soils
from entering the river. Revegetation is required for any disturbed soil on the site.
3. If dedicating a trail easement along the river, the applicant shall contact the Parks
Department to determine the appropriate location and width.
4. All exterior lighting shall be low and downcast with no light(s) directed towards the
Roaring Fork River or located down the slope. Light sources shall not illuminate
greater than eight (8) feet from the building or structures.
5. Any future development (including but not limited to: decks, spas, terraces, patios,
fences, non - native plant materials) shall not encroach into the fifteen (15) foot top -
of -slope setback.
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.
G 9}'e&A 04
APPROVED by the Commission at ks-� meeting on May 7, 1996.
.attest:
Planning and Zoning Commission:
Jackie Lothian, Deputy City Clerk Sara Garton, Chairperson
WRIGM i JUDGER
Attorneys at Law
201.Harth Mill Street
Suite 106
Aspen, Colorado 81611
Telephone: '970925 -5625 Facsimile: 970- 925 -5663
FACSIX:ELE COVER LETTER
TO: Bal Nevins
FAOY:
Gazy A. Wright
DATE: September 6, 1996
OU8 oLiENT: Tum Vita
TOTAL 1=91 OF PAGES: three
920 -5439
YACSIMII.E a: 970- 925 -5663
TIRE: 9:00 a.m.
MATTE&: 926 East Avenue
(3NCLIIDINC THIS COM PAGE)
IF YOU .DO NOT RECEIVE ALL. OF.., THE' PAGES, PLEASE CALL 970 -925 -5625
AS SOON AS POSSIBLE. THIS FF,CSMKnZ MACHINE IS A RICOH 3500.
AS! YOA:
EMSAGE:
THE INFORMTION CIDSTA IN THE ATTACHED FAC31XZLE IS PBOPRIETABY
AND CONFIDENTIAL IN NATURE. WHM APPLICABLE, IT "S INTENDED TO BE
PROTECTED BY THE ASTORNEY- CLIENT PSSVILEGE. IT fd INTENDED ONLY FOR
THE USE AND KNOWLEDGE OF IHE RECIPIENT AND IS TO BE PROTECTED FRCM
GENERAL POBLICATION.
with any questicns
Bob — please review, fax back /arA I will print up an original to
bring aver. Call me J.5 you have any questics. Mank YOU far YOur
pravpt attention in this matter. susan
WRIGHT & ADGER
LAW PARTNERSHIP
201 NORTH MILL STREET, SUITE 106
ASPEN, COLORADO 81611
ASPEN TELEPHONE: 303- 925 -5625
BASALT TELEPHONE: 303- 927 -9090
FACSIMILE: 303- 925 -5663
GARY A. WRIGHT, P.C.
ALLEN H. ADGER, P.C.*
ALSO ADMITTED TO
TEXAS AND LOUISIANA BAR
Bob Nevins and Stan Clauson
Aspen Community Development
130 South Galena Street
Aspen, Colorado 81611
5 September 1996
Re: 926 East Hopkins Avenue - Parcel I.D. No. 2737 - 182 - -01 -002
Gentlemen:
"ALSO ADMITTED TO
FLORIDA BAR
When countersigned by Stan Clauson below, this letter will confirm that the property
to be constructed at 926 East Hopkins is considered by the City to be a legal duplex
according to the Gibson & Reno plans that were approved by the Planning and Zoning
Commission on 7 May 1996. This means that: stream margin review; conditional use for two
(2) separate Accessory Dwelling Units of 336 sq. ft. each; and a duplex GMQS exemption
have been approved for this development.
In order for it to be condominimized and sold as two separate and independent units,
the requirements of Section 26 -88 -070, Condominiumization of the Land Use Regulations
and existing conditions of approval shall be complied with. Condominiumization is a Staff
Review with a base fee of $450.00. Pursuant to Section 26 -52 -080 (F), Non Vested
Development current approvals shall expire on 7 November 1997, eighteen (18) months
subsequent to site specific development approval if a building permit is not obtained.
If this is correct please sign below where indicated, otherwise please contact me
:mmedia — `
Sincerely,
WRIGHT & ADGER, i T p
Stan Clauson, Director
Aspen Community Development
GAW:sc
By:
GAty A. Wright
OF COUNSEL:
PHILIP J. O "CONNELL "
REIT W HITE\CLAUSON.001
** *SMUGGLER AFFORDABLE HOUSING SITE VISIT * **
(Meet behind City Hall at 3:30)
ASPEN PLANNING AND ZONING COMMISSION
SPECIAL MEETING
TUESDAY, MAY 7,1996,4:30 PM
SISTER CITIES MEETING ROOM, CITY HALL
I. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. MINUTES
III. PUBLIC HEARINGS
A. Rocky Mountain Pie Company Conditional Use, Suzanne Wolff (cont. from 4/2)
B. Zupancis Subdivision, Bob Nevins
C. Braden Duplex Conditional Use for ADU and Stream Margin Review, Bob
Nevins
D. Smuggler Affordable Housing Conceptual PUD, Suzanne Wolff (cont. from 4/16)
IV. NEW BUSINESS
A. Tennis Townhomes SPA Amendment, Amy Amidon
B. ADU Regulations (Information Item), Dave Michaelson
V. ADJOURN
W.W.12121120
Braden Duplex Conditional Use
Steve Buettow stepped down.
Proof of notice provided. David Hoefer, Assistant City Attorney said the notice is
proper and the board has jurisdiction to proceed.
Bob Nevins, Staff stated that the applicant, Ralph Braden is requesting conditional
use approval to construct two ADU's and a stream margin review to develop a
new duplex on the residential lot. Nevins said duplexes are permitted in the RMF
Zone, the applicant proposes two ADU's with two free - market residences. Nevins
stated that the building is located out of the 100 year floodplain. Nevins said there
is an existing fence along the rear property line that encroaches into the vacated
alley, Staff recommends that it be relocated or removed prior to the issuance of
building permits.
Garton asked how the applicant proposed to privatize the ADU's.
Scott Smith, Gibson -Reno Architects, representing applicant said there is a
separate South entry into the ADU off of a separate entry porch. Smith said the
intent of the ADU is to provide housing in a caretaker situation, that is the reason
the secondary door opening in the main house.
Garton stated that P &Z determined, and have had this discussion with other
applicants that in all situations we require the ADU to have a separate entrance
and not be accessible from the main house to secure that the ADU will not become
a guest room or used by the household.
Smith said that ideally for the anticipated use of the ADU having the secondary
door is very important, we were not aware that there were requirements that did
not allow that.
Garton stated that there are pre -app discussions and maybe Staff can communicate
the sound attenuation, ect... Michaelson said that historically those comments
have always come through Housing.
Smith said that he is not sure why this application will not work with some type of
indirect connection within the main residence whereas other applications would be
3
PLA NNING 1 NING COMMISSION AY 7,1996
allowed. Blaich responded that at a P &Z meeting a few weeks ago with Gibson -
Reno we challenged the ADU because there was direct access to the ADU through
the kitchen of the main house and as a condition of approval that was to be
removed.
August Reno, architect, stated that he would like to challenge that, in the last three
years, had three projects that all have that kind of connection. Reno said that his
understanding with the Niesser residence, that Blaich referred to was an exterior
entrance, which we did not have, was needed, he said it was not his knowledge
they were to remove the interior door. Garton responded that was the
representation at the meeting and that is how it was approved. Reno said that with
ordinance 1, the intent was to provide these units but not necessarily force the
homeowner to rent them out, he would like to know if there has been legislation
that changes this.
Garton responded that the Commission is interested in the name of the projects he
( Auggie) referenced and that if he looked at the conditions and how they were
approved, one of the conditions was, minutes dated 412196, condition of approval
#7) The entrance to the ADU shall have direct access without having to enter the
house. Michaelson read the definition of an ADU, "a separate dwelling unit, that
is located within or attached to a principal residence having an entrance separate
from the primary residence ", the Housing Board has recommended, at least over
the last year, that they want ADU's to have separate entrances. Michaelson stated
that Auggie is right in that, farther in the code, the ADU standards are not explicit
that those doorways have to be removed.
Hunt said that he did not read that as excluding interior doorway access, it says "it
must have exterior access ", but as these are conditional use approval, the
Commission has exceeded to the Housing recommendation that there not be an
interior access.
Chaikovska agreed that it does not preclude interior entrance, ADU's are used for
the convenience of the owners with nannies or caretakers, if we are going to adopt
a policy of "no interior entrances ", it should be put in legislation. Chaikovska
stated that the rules are not clear and to be fair to the public that section should be
clarified.
S
Blaich said that the interior connections give the owner the flexibility to have an
ADU or use it for other purposes, if there is no door, there is no flexibility.
Mooney stated that the obvious way around this is cash -in -lieu, or to design a
quality living space to provide housing for someone working in this community.
Mooney said this set -up appears to be another bedroom.
Smith responded that the intended use of the ADU may not be the ideal goal of the
people concerned, but in the intended function of this unit, in terms of a nanny or
caretaker, this way works best for that situation.
Blaich said the question of privacy is not just physical barrier, but sound, a door
will leak more sound than a wall, if it is an ADU than you do not need a door into
the main house and if someone will be taking care of the house it is not a hardship
to go outside and come in the other door.
Nevins stated that the key is we need a wall for total separation of the ADU from
the rest of the home.
Ralph Braden, applicant said that this project was started in July of 1994, in a
design review meeting the board asked us to remove the garages from the front
and ask the neighbor (Queen Victoria) if their driveway could be used, that has
taken over a year to negotiate and now have to build them a heated driveway, ect...
Braden stated that in 1895, what the City thought was an alley, was deeded out
from the City, we have been negotiating so they can keep the path down below.
Braden said that when he started this project nobody wanted cash -in -lieu, now
cash -in -lieu is preferred. Garton said the Commission is discouraged on ADU's
as the reports come in as to how many are actually being rented, we are building
larger homes and we do not know that we are housing people. Braden asked how
much cash -in -lieu is. Michaelson responded that it works out to $19.17 per sq.ft.
of the house.
Garton said an ADU is a conditional use meaning that it is reviewed by this
Commission to hope that it meets the intent of ordinance 1.
Reno said that there are mixed signals, we want to know what the rules are, and
we are willing to follow as long as they are written and expected. Reno stated that
• ► �� �� u_ lI11
he thinks that if this unit becomes a caretaker, nanny unit, which is the intention,
that they should be allowed to have an interior connection.
Garton asked about the parking plan. Smith responded that the garages are two
car and it will have a parking apron. Garton asked about the trail easement.
Nevins responded that the trail easement is on the alley. Braden stated that the
alley is dedicated back to the City. Nevins said that because of the width of the
potential bikeway, they would like to have the entire alley as an easement due to
the nature of the slope.
There were no comments from the public.
MOTION: Hunt moved to approve the conditional use for two
studio, accessory dwelling units and the stream margin review for
the proposed duplex at 926 East Hopkins Avenue with the
following conditions:
1) Prior to the issuance of any building permits, the applicant
shall comply with the following:
1 a) The applicant shall revise the architectural floor
plans in order to create accessory dwelling units that
are totally separate from the primary residences;
b) The owner shall submit the appropriate deed
restrictions to the Aspen/Pitkin County Housing
Office for approval. Upon approval of the deed
restrictions by the Housing Office, the applicant shall
record the deed restrictions with the Pitkin County
Clerk and Recorders Office with proof of recordation
submitted to the Planning Department. The deed
restrictions shall state that the accessory units meet
the housing guidelines for such units, meet the
definition of Resident Occupied Units, and if rented,
shall be rented for periods of six (6) months or
longer; and
31
NUIUMPM1 glee
c) Kitchen plans shall be verified by the Housing Office
to ensure compliance with specifications for kitchens
in ADUs.
2) The ADUs shall be clearly identified as separate dwelling
units on building permit plans and shall comply with
U.B.C. 35 sound attenuation requirements.
3) Prior to issuance of a Certificate of Occupancy, the
Planning Department shall inspect the accessory dwelling
units to ensure compliance with the conditions of approval.
4) All new surface utility needs and pedestals must be installed
on -site. Curb and gutter shall be installed to City standards
along East Hopkins Avenue.
5) Prior to the issuance of any building permits, a landscaping
plan shall be submitted for review and approval by the
Parks Department. Tree removal permits shall be required
for the removal or relocation of any tree greater than 6"
caliper.
6) No vegetation shall be manipulated outside of the building
envelope, and the envelope boundary along the Roaring
Fork River shall be barricaded prior to issuance of any
building permits.
7) Silt fencing shall be used during construction to prevent
runoff from disturbed soils from entering the river.
Revegetation is required for any disturbed soil on the site.
8) If dedicating a trail easement along the river, the applicant
shall contact the Parks Department to determine the
appropriate location.
9) The applicant shall abandon the existing water line on the
property if the new duplex is not constructed within six
months after the existing residence is demolished.
7
: ► ►/_ u-
10) 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.
Seconded by Blaich.
Discussion:
Chaikovska commented that she would not support the
elimination of the door, she feels there is a need, in certain
situations and until the board reviews and legislates what exactly
we want, she cannot support that particular condition.
All in favor, motion carries. Steve Buettow abstained.
Smuggler Affordable Housing Conceptual PUD and Rezoning
Suzanne Wolff, Staff said this was tabled on 4/16/96 to allow staff to review the
revised conceptual site plan and to address some issues raised by the Commission.
Wolff stated that the number of buildings, units and sqft. of the project have all
decreased since the original submission, the current proposal is 13 units, 12 one
bedroom units and one (1) two bedroom unit in four buildings. Wolff said the
units will be fully deed restricted and will be sold through the Housing office to
qualified residents, the current proposal has pulled the building further from the
northern property boundary, the structures have been reduced to four (4) from the
original seven (7), staff feels that the scale is not excessive for that area, the
applicant has modified entrances and porches on Spruce St. consistent with the
intent of ordinance 30, nineteen parking spaces have been required on -site. Wolff
said that the open space has been improved, 48.5% of the lot is covered by
structures, a site specific traffic study will be required at final, Staff supports
access on Race Street and RFTA is considering improvements in the area, Staff
contends the project complies with the goals and policies of the AACP, and feels
that the development is compatible with the land use, character and scale of the
Smuggler Mountain neighborhood.
N
JZJ: C.
MEMORANDUM
TO: Planning and Zoning Commission
THRU: Stan Clauson, Community Development Director
Dave Michaelson, Deputy Director;
FROM: Bob Nevins, City Planner
RE: Braden Duplex Conditional Use Review For Two Accessory Dwelling Units; and
Stream Margin Review - Public Hearing
Parcel I.D. No. 2737 - 182 -01 -002
DATE: May 7, 1996
SUMMARY: The applicant is requesting conditional use approval to construct two ADUs and
stream margin review approval to develop a new duplex on the residential lot. The studio ADUs
are located on the main level of the proposed new duplex , and each unit contains approximately
336 square feet (305 sf of net livable area). Both the existing and the proposed residences are
located within 100 feet of the high water line of the Roaring Fork River. The application packet is
attached as Exhibit A. Staff recommends approval of the conditional use for the two studio,
accessory dwelling units and the stream margin review with conditions.
APPLICANT: Ralph Braden, represented by Scott Smith of Gibson -Reno Architects
LOCATION: 926 East Hopkins Avenue, Lots Q and R, Block 26, East Aspen Addition,
City of Aspen, Pitkin County, Colorado
ZONING: Residential/Multi- Family (R/MF)
LOT SIZE: 6,000 square feet
PROPOSED LAND USE: Duplex with two accessory dwelling units
FAR: Duplex (6,000 sf lot) = 3,600 square feet of allowable floor area
BACKGROUND: Pursuant to Section 26.28.090(B)(2), a duplex is a permitted use within the
R/MF zone district if an accessory dwelling unit is provided for each of the free market residences.
The project has previously been reviewed and approved by the Design Review Board and Staff
under Ordinance 35. It was agreed that the proposed duplex would share a common driveway with
the Queen Victoria Condominiums to the west which would allow rear automobile access for both
developments.
REFERRAL COMMENTS: Please see comments from the Housing Office (Exhibit B). Verbal
comments from the Engineering and Parks Departments are included below; written comments
should be available at the meeting.
Housing Office: The size of the accessory dwelling units (305 sf net livable /each) is within the
guidelines established in Section 26.40.090, Accessory dwelling units. The units have private
entrances and are located on the ground level of the proposed duplex. The plans also indicate that
both ADUs have doorways connecting them to the interior of the primary residences. The Housing
Office recommends approval subject to the following conditions:
Replace the doors between the principal residences and the accessory dwelling units with
walls to create totally private ADUs.
The kitchens shall include a minimum of: two -burner stoves with ovens, standard sinks, and
6 -cubic foot refrigerators plus freezer.
The units shall be deed - restricted prior to building permit approval.
Parks Department: The existing trees should be located outside of the building envelope. Any
removal of trees will require a tree removal/relocation permit. A landscape plan shall be approved
by Parks prior to issuance of any building permits. Silt fencing shall be used during construction to
prevent runoff from disturbed soils from entering the river. Parks requests that the owner dedicate
the area required to accommodate a ten foot trail easement along the river, if and when the alley of
Block 26 is vacated.
Engineering Department: No development shall occur outside of the building envelope.
Construction procedures shall insure that runoff from disturbed soil does not drain into the river.
Any disturbed soil on the site shall be revegetated. Curb and gutter shall installed to City standards
along East Hopkins Avenue.
STAFF COMMENTS:
Conditional Use Review: Pursuant to Section 26.60.040, the criteria for a conditional use review
are as follows:
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
purposed to be located;
RESPONSE: A fundamental goal of the Aspen Area Community Plan is "to create housing
opportunities for 60% of the workforce to live up- valley of the Aspen Village Trailer Park ". A
short-term goal of the Housing Action Plan is " to develop 650 new affordable housing units,
including employee - occupied ADUs to achieve the identified, current unmet need and to sustain a
critical mass of residents ". An additional goal includes the revision of the ADU program to require
registration and deed restrictions of all ADUs.
The ADUs, as depicted, meet the minimum net livable requirement of 300 square feet. The
accessory dwelling units must comply with the Housing Guidelines and shall be deed restricted as a
resident occupied units for working residents of Pitkin County. Owners of the principal residences
shall have the right to place a qualified employee or employees of his or her choosing in the
accessory dwelling unit for rental periods of not less than six months duration.
The property is zoned R/MF (Residential/Multi- Family). Lands in the R/MF zone district are
typically those found in the original Aspen Townsite, within walking distance of downtown, or
include lands on transit routes, and other lands with existing concentrations of attached residential
dwellings and mixed attached and detached residential dwellings. The purpose of the Residential/
Multi - Family (R/MF) zone district is to provide for the use of the land for intensive long -term
residential purposes, with customary accessory uses.
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 proposed accessory dwelling units (ADUs) are a compatible use within the East
Aspen neighborhood. The immediate area surrounding the parcel contains a wide of variety of
housing types, densities, and architectural styles. A considerable amount of redevelopment has
occurred along this section of East Hopkins Avenue in recent years. The neighborhood used to
house a number of local residents /employees. To off -set this trend, the East Hopkins Affordable
Housing development was built.
The existing residence is an older, single -story structure that appears to be inhabited by working
residents. The proposal to construct two new, studio accessory dwelling units would be consistent
and compatible with the land uses and character of this portion of East Hopkins Avenue. It would
also provide opportunities for local working residents to continue living in the area.
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: The accessory dwelling units are completely contained within the proposed duplex.
The units meet the overall livability objectives: the units are at ground level, obtain adequate natural
light, and have separate exterior entries and porches. One parking space is required per ADU and
two parking spaces /dwelling unit are required for duplexes. There is a provision for a total of six
on -site parking spaces: two spaces/residence and one space /ADU.
Automobile trips should be minimized since the property is within walking distance of downtown
Aspen, City Market, the gondola, and Herron Park. The approval of two accessory dwelling units
within the proposed duplex should not adversely impact the surrounding properties.
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: There are adequate public facilities and services to serve the proposed development.
E. The applicant commits to supply affordable housing to meet the incremental need for
increased employees generated by the conditional use;
RESPONSE: Duplexes are permitted in the R/MF/MF zone district if: a) one of the units is
restricted to the middle income price and occupancy guidelines and the affordable housing unit
comprises one -third of the total floor area; or b) both units may be free - market residences if an
accessory dwelling unit is provided for each residence. The applicant is proposing to provide two
accessory dwelling units with two free - market residences. The accessory dwelling units must be
deed restricted for resident occupancy. If the unit is rented, it must be used to house a qualified
working resident of Pitkin County.
F. The proposed conditional use complies with all additional standards imposed on it by the
Aspen Area Comprehensive Plan and by all other applicable requirements of this chapter.
RESPONSE: The proposed conditional use for two accessory dwelling units contained within a
newly constructed duplex is consistent with the Aspen Area Comprehensive Plan and complies
with all other applicable requirements.
Stream Margin Review: Pursuant to Section 26.68.040(B), "No development shall be permitted
within 100 feet, measured horizontally, from the high water line of the Roaring Fork River and its
tributary streams, or within the Special Flood Hazard Area where it extends beyond 100 feet from
the high water line of the Roaring Fork River and its tributary streams, unless the Commission
makes a determination that the proposed development complies with all the standards set forth
below:"
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area will not increase the base flood elevation on the parcel proposed for development.
RESPONSE: The building envelope is located outside of the 100 year floodplain line, and the
proposed development will not increase the base flood elevation.
2. Any trail on the parcel designated on the Aspen Area Community Plan, Parks/Recreation/
Open Space/Trails Plan map, or areas of historic public use or access are dedicated via a recorded
easement for public use.
RESPONSE: There is a ten foot trail easement along the southern edge of the Roaring Fork River.
If and when the alley of Block 26 is vacated and transferred to the property owners of Lots Q and
R, an easement shall be granted for the portion of the trail easement included within the vacated
alley area.
3. The recommendations of the Roaring Fork Greenway Plan are implemented in the
proposed plan for development, to the greatest extent practicable;
RESPONSE: The proposed development is situated on a bench above and back from the Roaring
Fork River. It will not impact any existing trail or fishing easements.
4. There is no vegetation removed or damaged or slope grade changes (cut or fill) made
outside of a specifically defined building envelope. A building envelope shall be designated by this
review and said envelope shall be barricaded prior to issuance of any demolition, excavation or
building permits. The barricades shall remain in place until the issuance of a Certificate of
Occupancy.
RESPONSE: The proposed duplex is to be constructed on the existing development site.
Vegetation will not be removed or damaged nor will slope grade changes be made outside of the
property line extending along the northern boundary parallel to the river. The applicant will need to
barricade this perimeter prior to issuance of any building permits.
5. The proposed development does not pollute or interfere with the natural changes of the
river, stream or other tributary, including erosion and/or sedimentation during construction.
Increased on -site drainage shall be accommodated within the parcel to prevent entry into the river
or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope;
RESPONSE: The proposed duplex will not impact the river, and safeguards will be utilized
during construction to prevent pollution of the river. Drainage shall be directed away from the
Roaring Fork River.
6 Written notice is given to the Colorado Water Conservation Board prior to any alteration
or relocation of a water course, and a copy of said notice is submitted to the Federal Emergency
Management Agency;
RESPONSE: Not applicable.
7. A guarantee is provided in the event a water course is altered or relocated, that applies to
the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on
the parcel is not diminished;
RESPONSE: Not applicable.
8. Copies are provided of all necessary federal and state permits relating to work within the
100 year floodplain;
RESPONSE: All work will take place outside of the 100 year floodplain.
9. There is no development other than approved native vegetation planting taking place below
the top of slope or within 15 feet of the top of slope or the high waterline, whichever is most
restrictive.
RESPONSE: No development is proposed below the top of slope or within the high waterline of
the river. Approved native vegetation will be planted within fifteen feet of the top of slope.
10. All development outside the 15 foot setback from the top of slope does not exceed a height
delineated by a line drawn at a 45 degree angle from ground level at the top of slope.
RESPONSE: All development is outside the fifteen foot top of slope setback and does not exceed
a height delineated by a line drawn at a 45- degree angle from ground level at the top of slope. The
attached site section shows the development's compliance with this requirement.
11. A landscape plan is submitted with all development applications. Such plan shall limit new
plantings outside of the designated building envelope on the river side to native riparian
vegetation;
RESPONSE: The site plan includes the existing vegetation. No new landscaping is anticipated
outside the proposed building envelope.
12. All exterior lighting is low and downcast with no light(s) directed toward the river or
located down the slope;
RESPONSE: The applicant agrees to comply with this requirement.
13. Site sections drawn by a registered architect, landscape architect, or engineer are
submitted showing all existing and proposed site elements, the top of slope, and pertinent
elevations above sea level;
RESPONSE: See attached application (Exhibit `B ").
14. There has been accurate identification of wetlands and riparian zones.
RESPONSE: Not applicable.
STAFF RECOMMENDATION: Staff recommends approval of the two studio, accessory
dwelling units and the stream margin review with the following conditions:
Prior to the issuance of any building permits, the applicant shall comply with the following:
A. The applicant shall revise the architectural floor plans in order to create accessory
dwelling units that are totally separate from the primary residences;
B. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County
Housing Office for approval. Upon approval of the deed restrictions by the Housing
Office, the applicant shall record the deed restrictions with the Pitkin County Clerk
and Recorders Office with proof of recordation submitted to the Planning
Department. The deed restriction shall state that the accessory units meet the
housing guidelines for such units, meet the definition of Resident Occupied Units,
and if rented, shall be rented for periods of six (6) months or longer; and
C. Kitchen plans shall be verified by the Housing Office to ensure compliance with
specifications for kitchens in ADUs.
2. The ADUs shall be clearly identified as a separate dwelling units on building permit plans
and shall comply with U.B.C. 35 sound attenuation requirements.
3. Prior to issuance of a Certificate of Occupancy, the Planning Department shall inspect the
accessory dwelling units to ensure compliance with the conditions of approval.
4. All new surface utility needs and pedestals must be installed on -site. Curb and gutter shall
be installed to City standards along East Hopkins Avenue.
5. Prior to the issuance of any building permits, a landscaping plan shall be submitted for
review and approval by the Parks Department. Tree removal permits shall be required for
the removal or relocation of any tree greater than 6" caliper.
6. No vegetation shall be manipulated outside of the building envelope, and the envelope
boundary along the Roaring Fork River shall be barricaded prior to issuance of any building
permits.
Silt fencing shall be used during construction to prevent runoff from disturbed soils from
entering the river. Revegetation is required for any disturbed soil on the site.
8. If dedicating a trail easement along the river, the applicant shall contact the Parks
Department to determine the appropriate location.
9. The applicant shall abandon the existing water line on the property if the new duplex is not
constructed within six months after the existing residence is demolished.
10. 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.
II, p -EL6 LhTg rla,�$y�p Ff��
RECOMMENDED MOTION: "I move to approve the conditional use for two studio, accessory
dwelling units and the stream margin review for the proposed duplex at 926 East Hopkins Avenue
with the conditions outlined in the Community Development Office Memorandum dated May 7,
1996 ".
Exhibits:
"A" - Conditional Use and Stream Margin Review Application
"B" - Referral Comments
MAY 02 '% 10:34AM
r
TO: Bob Nevins, Community Development Dept.
BROIL: Cindy Christensen, Housing Office
DATE- May 2, 1996
RE: Review for Braden Duplex Accessory !.welliaq Units
Parcel ID Me. 3737- 102 -01 -007
P.1
The size of the accessory units fall within the guidelines of the
Code:
Accessory dweMng units shah conitWn not less than three hundred (300) square feet of albwable
floor area and not mare then aeven hundred (70U) square feet of a ble floor area. The unit shall
be deed restricted, meel4tg ate housing authority% guidelnea for resident occupied units and shad
be limited to rental periods of not less than Sw (6) mmntlts in duration. Owners of the princlped
residence end have the right to place a qualified employee or empbyeea of his or her choosing in
the accessory dwelling unit.
The app states that the proposed accessory dwelling units are
to be located at the main ground level of the principal units, at
the street side, and have a separate exterior entry and porch.
The plans show that the accessory dwelling units will have a
private entrance, but the plans also show that there is a door
connecting to both units going into the master bedrooms of both
units. Accessory dwelling units must be totally private units,
therefore, it is recommended that a wall be built between the ADV's
and the rest of the principal unit.
The kitchen must also be built to the following specifications:
Khthen - For Accessory Dwwellirtg Units and Caretaker Dwelling Units, a mirtimtan of a two -burner
stove with oven, standard sink, and a 8-cubic foot refrigerator plus freezer.
RZCOIOIEIIDATIDH staff recommends approval should the following
conditions be met:
replaces the door between the principal residence and the
accessory dwelling units with a wa_l;
• the kitchen falls within the de'_initicn stated above;
• a deed restriction be recorded before building permit approval
(this form can be obtained in the Housing Office); and
• inspection of the units by the Housing Office before
Certification of Occupancy approval.
Exhibit B
MAY. 6 '% 7 :09PN'�"'
Memorandum
To: Bob Nevins, Planner
P.1
r
FROM: Rebecca Schickling & John D. Krueger, Parks Department
DATE: April 29, 1996
RE: Braden Duplex Stream Margin review and Conditional Use for ADU
Parcel ID No 2737- 182 - 01-002
We have reviewed the Braden Duplex application and offer the following comments.
The alley vacation if approved needs to include a hail easement that expands the existing
easement to the "top of the bank" arc as shown on the application at a grade level of
about 7912. It is critical to retain this additional trail easement so that this connecting
link of trail can be built. The existing trail easement is not wide enough to accommodate
a trail that meets city specifications of 10' wide with 2 foot shoulders, and contains the
excavation and retainage needed to complete the trail. It is critical to retain this
additional trail easement so that this connecting link of trail can be built. If the larger
easement is not granted then we will not be able to give a vacation of the alley.
on the cast side of Braden, at Vallcy Iii, we will be working to align the trail on top of
the existing sanitation cone. We have met with Tom Bracewell of the Aspen
Consolidated Sanitation District and he believes this is acceptable and would allow them
easier access to the sanitation lint for cleaning and maintenance.
On the west side of Braden is the Queen Victoria. "They are currently dumping fill,
primarily gravel and snow, off the end of the driveway and it appears to be destroying
riparian vegetation. If Braden obtains an access casement fk om the Queen Victoria this
will absolutely not be acceptable to dump or store snow over the top of slope there. The
Queen Victoria may already be violating stream margin regulations and the Clean Water
Act ( a 404 violation).
The application also shows the Aspens and Cottonwoods on the can side of the lot as
being preserved during construction. From looking at the trees and the proposed plan, it
is questionable whether these trees will be able to be saved with the cuts proposed by the
development. A tree removal permit must be applied for prior to issuance of a building
permit and all trees that are over code (4" or greater for conifrrs and 6" or greater for
deciduous measured 4 in feet above gmde)must be mitigated. If the applicant cannot
MAY. 6 '% 7: OW O. F 2
replace on site then a payment -in -lieu option is available. If these trM arc: rtanoved it
may be as much as 56 caliper inches of tees at a minimum that needs to be mitigated.
The rites in the alley way neat be preserved and will not be permitted to be removed.
TO: Planning Staff
John Ely, County Attorney
Susan Murphy, County Administration
John Worcester, City Attorney
Kathryn Koch, City Clerk
FROM: Rhonda Harris, Community Development Department
RE: Work Schedule -Memos Due Week of April 22, 1996
MAY 7 - ASPEN PLANNING & ZONING
Rocky Mountain Pie Company Conditional Use (SW) (tabled from 4/2)
Zupancis Subdivision (BN)
Worksession Shadow Mountain View plane (DM)
• Braden Duplex Conditional Use for ADU & Stream Margin Review (BN)
Taco & Burrito Co. Conditional Use (SW)
Smuggler Affordable Housing Conceptual PUD (SW) (cont. from 4/16)
MAY 8 - BOCC REGULAR MEETING
Lyons Property Rezoning, 1041, EDU & Subdivision Exemption, 1 st Reading (RM)
Kamins Special Review & Code Amendment, 1st Reading (ES)
Saslove Caretaker Unit (SW)
Castle Creek Investors Extension of Vested Rights (ES) (cont. PH from 2/28)
Fila Skly Marathon Temporary Use Permit (LC)
BOCC RESOLUTIONS /ORDINANCES OUTSTANDING:
Moore PUD /Subdivision Ord- 2/28/95 (TM)
Kwiecienski - 1/24/96 (FK)
Holy Cross - 3/13/96 (ES)
Hidden Meadows - 3/27/96 (FK)
Mohrman - 4/10/96 (FK)
CITY P &Z RESOLUTIONS OUTSTANDING:
Hernandez ADU- 2/6/96 (DM)
820 E. Cooper ADU- 2/6/96 (AA)
PUBLIC NOTICE
RE: BRADEN DUPLEX CONDITIONAL USE REVIEW FOR AN ACCESSORY
DWELLING UNIT AND STREAM MARGIN REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, May 7, 1996 at a
meeting to begin at 4:30 pm before the Aspen Planning & Zoning Commission, Sister Cities
Meeting Room, City Hall, 130 S. Galena, Aspen to consider an application submitted by Ralph
Braden, Aspen, CO, requesting Stream Margin Review and Conditional Use Review approval for
two approximately 336 square foot Accessory Dwelling Units to be attached to proposed duplex
residences. The property is located at 926 E. Hopkins and is described as Lots Q & R Block 26,
East Aspen Addition. For further information, contact Bob Nevins at the Aspen/Pitkin Community
Development Department, 130 S. Galena St., Aspen, CO (970) 920 -5102.
s/Sara Garton, Chair
Planning and Zoning Commission
s
14
ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone (970) 920 -5090 FAX (970) 920 -5439
MEMORANDUM
TO: City Engineer
Parks
Housing
FROM: Bob Nevins, Planner
RE: Braden Duplex Stream Margin Review and Conditional Use for ADU
Parcel ID No. 2737 - 182 -01 -002
DATE: April 23, 1996
Attached for your review and comments is an application submitted by Ralph Braden.
Please return your comments to me no later than April 29, 1996.
Thank you.
ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 S. Galena Street
Aspen, Colorado 81611
(970) 920 -5090 FAX# (970) 920 -5439
April 23, 1996
Re: Braden Duplex Stream Margin Review and Conditional Use for ADU
Case A30 -96
Dear Scott,
The Community Development Department has completed its preliminary review of the captioned
application. We have determined that this application is complete.
We have scheduled this application for review by the Aspen Planning and Zoning Commission at a
Public Hearing to be held on Tuesday, May 7, 1996 at a meeting to begin at 4:30 p.m. Should this
date be inconvenient for you please contact me within 3 working days of the date of this letter.
After that the agenda date will be considered final and changes to the schedule or tabling of the
application will only be allowed for unavoidable technical problems. The Friday before the
meeting date, we will call to inform you that a copy of the memo pertaining to the application is
available at the Community Development Department.
Please note that it is your responsibility to mail notice to property owners within 300' and to post
the subject property with a sign at least ten (10) days prior to the public hearing. Please submit a
photograph of the posted sign as proof of posting and an affidavit as proof of mailing prior to the
public hearing.
If you have any questions, please call the planner assigned to your case, Bob Nevins, at 920 -5102.
Sincerely,
Rhonda Harris
Administrative Assistant
kw1w
Project:
Arch. pi
We Transmit: / Herewith
_Under Seperate Cover
_Per Your Request
Via: --- m2il
✓ Messenger
_Fax
_Federal Express
UPS
The Following
_Specifications
.,Drawings
_Addenda
_Payment Application
_Product Literature
_Samples
_Change Order
Shop Drawing
_ Other
Copies:
For Your: _Information
_Record / Use
_ Review
_Approval
Dist. to Parties
Action Taken:
_Approved
_Reviewed
_Revise & Resubmit
_Make Corrections
_Submit Specific Item
_No Exceptions
_Rejected
Description:
M ITTAL
LETTER
i
III
210 E. HYMAN
No 202
ASPEN COLORADO
81611
03.925.S968
'ACSIMILIE
03.925.5993
O. BOX 278
7 N. WILLOW
Not
TELLURIDE COLORADO
81435
Submitted by:
303.728.6607
FACSIMILIE
303.728.6658
Fro
We Transmit: _ - k- - Herewith
_Under Seperate Cover
_Per Your Request
Via: _Mail
✓ Messenger
_Fax
_Federal Express
UPS
The Following:
_Specifications
Drawings
_Addenda
_Payment Application
_Product Literature
_Samples
_Change Order
_Shop Drawing
Other
For Your: __Information
— Record/ Use
_Review
_Approval
Dist. to Parties
Action taken: ,
_Approved
_Reviewed
_Revise & Resubmit
_Make Corrections
_Submit Specific Item
_No Exceptions
_Rejected
L E T T E R
F . r IN S hi�Y�'r � ��
III
Copies: Date:
Description:
210 E. HYMAN
No 202
ASPEN COLORADO
Remarks:
81611
303.925.5968
FACSIMILIE
303.925.5993
Copies To:
Submitted by: �
�r7�
P.O. BOX 278
(With encl.) 117 N. WILLOW
Not
TELLURIDE COLORADO
81435
303.728.6607
FACSIMILE
303.728.6658
U
1) Project Name
2) Project Location
L-or S (J ,
M
(indicate street address lot & block amber, legal description whets
appropriate) I
3) Present Zoning / Z � 4) lot Size �OBD� 15 f -
5) Applicant Name, Address & bone # /'- l ,3Agt?F.V A S. 6 In .
&/o d5_ N yllwv AY6 . A5,FT/ 9zo -12
6) laeprese ntative Name, Address & Phone # Cz✓ N - �f/1h �fJ /TEC�i'S �
zio �� H y�, i g a Av. z� ,r/✓� . �lb�t 42 s - s�/o
7) Type of Application (please chwk.all that apply):
Conditional Use Oral SPA Coneepbial Historic Dev.
_ Spe Rwiew Final SPA
Final Historic Dev.
Minor Historic Dev.
wlp 1,,._ aw�� -n .
_ rat Split/Lat Line
Adjustment
g) Description of Existing Uses (nmber and type of existing stzvcblress;
approximate sq. ft.; number of bedrooms; any previous approvals granted to the
property).
-S
,i.
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g) Description of Development Application
Ap.D 0�= AN 4 i2 ;rr)1,1.)
10) Hwtfe- you atta
WT Fiesponse t o A ttadmen t Spec S W=Is s uzl Con
Rasp t o A t t achimen t 4, R wuw S tan d ards f or • 1 APPL
Y• •' ID
Exhibit A
April 8, 1996
DAVID
GIBSON
AIA
AUGUST
Aspen/Pitkin County Community Development Dept. RENO
130 South Galena ALA
Aspen, Colorado 81611
SCOTT
RE: Braden Duplex S AIA
Conditional Use (A.D.U.)
926 E. Hopkins
Aspen, Colorado
We are submitting the enclosed application for the Conditional GIBSON' RENO
Use of Accessory Dwelling Units (A.D.U.) in the residences
A RCHITECT S, L. L. C,
located at 926 E. Hopkins in Aspen, Colorado. III
The following addresses Attachment 4, Item A -F of the Review
210
Standards for the development of a Conditional Use: E. 202
A. The current zoning of the property is RMF which allows ASPEN
Accessory Dwelling Units as a Conditional Use of this COLORADO
zone district. The Aspen Area Comprehensive Plan 81G11
encourages the provision of A.D.U.'s within residences 970.925.5968
to help supply housing within the Aspen area.
FACSIMILE
B. The Conditional Use is consistent and compatible with
970.925.5993
the character of the immediate vicinity. The
surrounding area consists of several similar projects with
existing A.D.U.'s.
P.O. BOX 278
117 N. WILLOW
C. Each of the two proposed duplex residences will have a
N° 2
336 square foot studio A.D.U.(305SF net livable). The
A.D.U.'s will be located at the main ground level of the
TELLURIDE
units at the street side with a separate exterior entry and
co
81435
81435
porch. There is a provision for three (3) parking spaces
(one per bedroom) for each duplex residence. The
970.728.6607
A.D.U. will have no adverse effects on the surrounding
properties.
FACSIMILE
970.728.6658
r
Braden Duplex
April 8, 1996
Aspen/Pitkin County Community
Development Department
Page 2
D. The Accessory Dwelling Unit is located within the City
limits of Aspen and has access to all public facilities and
services.
E. As a requirement of Ordinance #1, replacement housing
program, for a new residence in the RMF Zone District
the applicant must provide an Accessory Dwelling Unit
or pay a fee in lieu. These A.D.U.'s fulfill this
requirement.
F. The Conditional Use of the Accessory Dwelling Unit
complies with all standards by the Aspen Area
Comprehensive Plan and the requirements of Ordinance
#1.
This project was previously reviewed and approved by the
Design Review Board and Staff as a special case situation under
Ordinance 35. The project will share a common driveway with
the existing building to the west to allow rear auto access for
the Braden project.
Thank you for your time in reviewing our request for Accessory
Dwelling Units. Please contact me with any further questions
regarding this application.
Respectfully,
Scott Srm ,
brdnadu.doc
April 8, 1996
Aspen/Pitkin County Community Development Department DAVID
GIBSON
This application is for a Conditional Use of an Accessory Dwelling AIA
Unit at 926 E. Hopkins. The legal description is Lots Q &R Block AUGUST
26, East Aspen Addition. RENO
AIA
FLOOR REA ATIO-
Proposed: SCOTT
SMITH
AIA
1. Mid- ev .l
a. Unit 1 = 642
b. Unit 2 = 642
1,284 SF
C. A.D-U MID -LEVEL TOTAL
Unit 1 = 336SF x 50% = 168 1284 SF
Unit 2 = 336SF x 50% =168, f336_SF GIBBON RENO
336SF 1620 SF
.ARC H IT E C T S. L.L.C.
2. 1 IPPER LEVEL III
a. Unit 1 = 894
b. Unit 2 = 824
TOTAL 1,788 SF 210 E. 202
N" 202
3. BASEMENT ASPEN
Total FAR = 128 SF COLORADO
81611
4. DECKS- 970.925.5968
Amount over 15% of
Allowable F.A.R. (3600SF) = 48SF FACSIMILE
970.925.5993
5. ,ARA , .S-
441 SF of Actual proposed garage space is less than the
500SF non - F.A.R. allowable per Ordinance 35. e O. BOX 278
117 N. WILLOW
6. TOTALS: 1620 N° 2
1788
128 TELLURIDE
- COLORADO
81435
3536 SF
970.728.6607
Allowable F.A.R. (RMF Zone w /6000SF lot) = 3600 SF (Duplex)
FACSIMILE
bradadu.doc 970.728.6658
APR 04 '96 10:11AM GIBSON & RENO r ti P.2
a. r
April 3, 1996
Mr. Ralph Braden
610 E. Hyman
Aspen, Colorado 81611
(970) 920 -1234
Aspen/Piddn Community Development Department
130 South Galena Street
Aspen, CO. 81611
Please accept this letter as authorization for the firm of Gibson and Reno Architects,
L.L.C., located at 210 E. Hyman, Suite 202, Aspen, Colorado 81611 (970) 925 -5968 to
submit and process the Application for a Conditional Use of an Accessory Dwelling Unit
(A.D.U.) on my behalf.
Sincerely,
Ralph Braden
CERTIFICATE OF OWNERSHIP
Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado hereby certifies that RALPH L. BRADEN AND CHERYL S. BRADEN
is the owner in fee simple of the following described property:
LOTS Q AND R, BLOCK 26, EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN.
COUNTY OF PITKIN, STATE OF COLORADO.
Subject to encumbrances, easements and rights of way of record.
This certificate is not to be construed to be a guarantee of title and
is furnished for informational purposes only.
PITK N COUNT T LE, INC.
BY:
authori ignature
CERTIFIED TO: CH 23, 1996 @ 8:30 A.M.
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April 11, 1996
DAVID
61 RSON
Aspen/Pitkin County AIA
Community Development Department AtA MST
130 South Galena RLNO
Aspen, Colorado 81611 AIA
RE: Stream Margin Review SCOTT
Braden Duplex SMI FH
926 E. Hopkins Ave. AIA
Aspen, Colorado
We are submitting the following responses for Stream Margin
Review per Section 26.68.040 of the Aspen Land Use
Regulations:
GIBSON 'RENO
A R C tI I T i 'r S, L. L.C.
A. The proposed development is not within the existing
floodway (see accompanying surveys).
B. The proposed development complies with the following 210 F I IYMAN
standards: N° 202
1. The proposed development is not with in the ASrLN
Special Flood Hazard Area. COLORADO
81o11
2,3. The proposed development is to be located on a
bench above and back from the river (in the o 925s9ea
location of an existing structure) and will not FACSIMILE
impact any existing trails or easements. 970.925.5993
4. Vegetation will not be removed or damaged or
slope grade changes made outside of the
property line shown extending along the north P.O. nox 278
117 N. WILLOW
side (river side). N ,. 2
5. The proposed development will not pollute or
TELLU R1 DE
interfere with the natural changes of the river.
COLORADO
81435
6. The water course will not be altered or
970.728.6607
relocated.
FACSIMILE
970.7286658
7,8. The proposed development is not within the
floodway and would not diminish the flood
carrying capacity.
9. No development is planned below the top of
slope or within high waterline. Approved native
vegetation will be used with in 15' of the top of
the slope.
10 All development is outside the 15' setback from
top of slope and does not exceed a height
delineated by a line drawn at a 45- degree angle
from ground level at top of slope. (See
accompanying "Site Section" sketch).
11. No new planting is anticipated outside the
designated building envelope (see accompanying
sketch).
12. Exterior lighting will be shielded downward with
no lighting directed towards the river or located
down the slope.
13. Site Section: See accompanying "East
Elevation" Site Section.
14. Not applicable for the development area.
Thank you for reviewing our request for Stream Margin
Review. Please contact me with any further questions.
Respectfully, f
&S�
cc: Ralph Braden
brdn411.doc