HomeMy WebLinkAboutLand Use Case.CU.817 W North St.A39-94 {
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 05'23'94 PARCEL ID AND CASE NO.
DATE COMPLETE: /i 2735 - 121 -14 -008 A39 -94
STAFF MEMBER: iii-
PROJECT NAME: Norton Conditional Use Review for ADU
Project Address: 817 West North, Aspen, CO
Legal Address: Lots E and F Block 8
APPLICANT: John and Robin Norton
Applicant Address: 817 W. North, Aspen, CO 81611
REPRESENTATIVE: Stuart Lusk
Representative Address /Phone: 520 E. Cooper 920 -3202
Aspen, CO 81611
FEES: PLANNING $ # APPS RECEIVED 3
ENGINEER $ # PLATS RECEIVED 3
HOUSING $
ENV. HEALTH $
TOTAL $ 0
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 2 STEP:
P &Z Meeting Date i/ PUBLIC HEARING: Y E S NO
VESTED RIGHTS: S NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
p REFERRALS:
C/A City Attorney Parks Dept. School District
City Engineer Bldg Inspector Rocky Mtn NatGas
� Housing Dir. Fire Marshal CDOT
Aspen Water Holy Cross Clean Air Board
L'A City Electric Mtn. Bell Open Space Board
1 Envir.Hlth. ACSD Other
YI Zoning / 4-1 Energy Center Other
DATE REFERRED: MS
INITIALS: 6 DUE: -�
FINAL ROUTING: DATE ROUTED: INITIAL:)L,
City Atty City Engineer Zoning Env. Health
Housing Open Space Other:
FILE STATUS AND LOCATION:
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Mary Lackner, Planner
RE: Norton Conditional Use for an Attached Accessory Dwelling
Unit - Public Hearing
DATE: June 21, 1994
SUMMARY: The Planning Office recommends approval of the Norton
Conditional Use for an approximately 640 sq.ft. attached accessory
dwelling unit with conditions.
APPLICANT: John and Robin Norton, represented by Stuart Lusk.
LOCATION: 817 W. North Street, Block 8, Lots E & F.
ZONING: R -6 Medium - Density Residential.
APPLICANT'S REQUEST: The applicant requests Conditional Use
approval to build an accessory dwelling unit within an existing
residence. This unit is being provided voluntarily. The one
bedroom accessory dwelling unit will be approximately 640 net
livable sq.ft. and will be located partially below grade. Due to
the unit being located partially below grade, this unit does not
qualify for a floor area bonus. Please refer to application
information, Exhibit "A ".
REFERRAL COMMENTS: Comments from the Engineering Department are
included as Exhibit "B ", and Zoning Exhibit "C ", which are attached
to this memorandum.
STAFF COMMENTS: The Commission has the authority to review and
approve development applications for conditional uses pursuant to
the standards of Section 24 -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; and
Response: The proposed dwelling unit has the potential to house
local employees, which is in compliance with the Aspen Area
Community Plan and the underlying zone district.
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; and
Response: The accessory dwelling unit is compatible with the
character of the surrounding neighborhood, which consists of medium
density single family residences. The unit will not be visible as
a distinct unit from the exterior of the residence or garage.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visuakrimpacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties; and
Response: The accessory dwelling unit will be completely contained
within the proposed residence. A total of five parking spaces are
provided on -site, two of these spaces are within the garage. One
space is designated for ADU parking, however the code does not
require parking to be provided with an accessory dwelling unit. The
proposed ADU will have an exterior stairway which will access the
entrance.
As per past P &Z concerns, a recommended condition of approval
requires that the unit be identified on building permit plans as
a separate dwelling unit requiring compliance with U.B.C. Chapter
35 for sound attenuation. The applicant has proposed a roof design
that will shed snow away from the ADU's entrance. No significant
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; and
Response: All public utilities are adequate and in place
throughout the neighborhood and for the proposed residence and ADU.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Response: The applicant is voluntarily providing the ADU. It is
not required for mitigation. The applicant must file the
appropriate deed restrictions for resident occupancy, including a
six month minimum lease. Proof of recordation must be forwarded
to the Planning Office prior to issuance of any building permits.
F. The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Community Plan and
by all other applicable requirements of this chapter.
Response: This use complies with the Aspen Area Comprehensive Plan
and all other applicable conditional use standards.
2
STAFF RECOMMENDATION: Planning staff recommends approval of the
Norton Conditional Use for a 640 net livable sq.ft. one bedroom
accessory dwelling unit subject to the following conditions:
1. The owner shall submit appropriate deed restrictions to the
Aspen /Pitkin County Housing Authority for approval. The
accessory dwelling unit shall be deed restricted to resident
occupancy with a minimum six month lease. Upon approval by
the Housing Authority, 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. The accessory dwelling unit 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. During building permit plan review, the Zoning Enforcement
Officer shall make the final determination that the unit meets
the minimum size requirement of 300 sq.ft. net liveable as
defined in the Housing Authority Guidelines. The accessory
dwelling unit cannot be less than 300 sq.ft.
5. The kitchen within the accessory dwelling unit shall meet or
exceed the Housing Authority Guidelines for the definition of
a "kitchen."
6. The applicant shall comply with the following recommendations
made by the Engineering Department in the referral memorandum
dated June 9, 1994:
a. Storm runoff shall be designed to be retained on the
property.
b. The final development plan must indicate a trash storage
area. Any trash areas the include utility meters or
equipment must provide that these remain unblocked by
trash containers.
c. The development plan calls for existing aspen trees to
remain, however, it is not clear if these trees are
properly located on the plan, nor does a sidewalk appear
to fir around or through the trees as shown on the plan.
The Engineering Department highly recommends preserving
these trees and revising the design, if necessary, to
allow for ADU access around them.
d. Prior to commending work within the public right -of -way,
the applicant shall consult the City Engineering
3
15
Department (920 -8040) for design considerations, City
Parks Department (920 -5120) for vegetation alterations
including tree removal on private property, and shall
obtain permits from the City Streets Department for any
work or development within the public rights -of -way.
7. 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 to approve the Conditional Use for a
640 net livable sq.ft. attached accessory dwelling unit for 817 W.
North Street with the conditions recommended in the Planning Office
memo dated June 21, 1994."
Exhibits:
"A" - Application Information with plans and elevations
"B" - Engineering referral memo
"C" - Zoning referral memo
4
0\
Exhibit A
WRITTEN PROPOSAL FOR
ADU CONDITIONAL USE REVIEW
ROBIN AND JOHN NORTON WISH TO OFFER THE DEVELOPMENT OF A
VOLUNTARY ADU AT THEIR HOME RESIDENCE OF 817 W NORTH ST.,
ASPEN.
THE ADU IS TO BE DEVELOPED BY COMBINING EXISTING BASEMENT
SPACE AND UTILIZING A NEW SPACE CREATED UNDER A PROPOSED
GARAGE ADDITION. THE ADU IS A ONE BEDROOM, ONE BATH, LIVING
AREA AND SEPARATE KITHEN, DINING, ENTRY AREA. THE WINDOW
PLAN OFFERS EXCELLENT S.W. LIGHT AND VENTILATION IN KITCHEN
AND LIVING. THE BEDROOM WINDOW /EGRESS HAS EXCELLENT EAST
AND SOUTH MORNING LIGHT AND IS PROTECTED BY LARGE OVERHANG.
ENTRY ACCESS TO ADU IS A PROPOSED OPEN AIR WALK AND STAIRS
BETWEEN TWO EXISTING ASPEN TREES DOWN TO COVERED ENTRY
PAD.
THE PARKING PLAN FLOWS WELL CREATING A SEPARATE SPACE FOR
ADU PARKING WHICH IS TO BE LOCATED IN FRONT OF ENTRY WALK.
THE ADU CONTAINS 746 GROSS SQ. FT. AND 640 NET LIVING SG. FT.
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Exhibit B
Memorandum
To: Kim Johnson, Planning Office Lam �,
From: Cris Caruso, City Engineer /
Date: June 9, 1994
RE: Norton Conditional Use Review for an Accessory Dwelling Unit
Upon review of the above referenced application and site inspection, the Engineering
Department has the following comments:
Parking: The on -site parking spaces are adequate in number and function as indicated by
the development plan. The parking spaces may not extend into the public right -of -way.
Site Drainage: The applicant is advised that storm run -off due to the ADU must be kept
on the applicant's property and may not be drained to the alley.
Trash Storage: The final development plan must indicate a trash storage area which may
not be placed in the public right -of -way and should be indicated as a "trash and recycle" area.
Any trash and recycle areas that include utility meters or equipment must provide that these
remain unblocked by trash or recycle containers.
Trees: The development plan calls for existing aspen trees to remain, however it is not
clear if these trees are properly located on the plan, nor does a sidewalk appear to fit around or
through the trees as shown on the plan. The Engineering Department highly recommends
preserving these trees and revising the design, if necessary, to allow for ADU access around
them
Prior to commencing work within the public right -of -way, the applicant shall consult the City
Engineering Department (920 -8040) for design considerations, City Parks Department (920-
5120) for vegetation alterations including tree removal on private property, and shall obtain
permits from the City Streets Department (920 -5130) for any work or development within
public rights -of -way.
94003adu.rcf
t � �
Exhibit C i l re
!A MAY 3 1 1994
\`V' MEMORANDUM
TO: KiX<hnson - - --
FROM: Bill Drueding, City Zoning Officer
RE: Norton Conditional Use Review for an Accessory Dwelling
Unit - Referral Comments
DATE: May 31, 1993
I do not have a survey, but it appears that the concrete retaining
wall on the west elevation and the stairs on the vacated portion
of North Street may encroach into the setbacks [Section 3 -101
(A)(5), Yards]. Where do the stairs on the east side come from?
We need to schedule a site visit.
II
0
MEMORANDUM
TO: Mary Lackner, Planning Office
FROM: Cindy Christensen, Housing Office
DATE: June 16, 1994
RE: Norton Conditional Use Review for an Accessory Dwelling
Unit
Parcel ID No. 2735 - 121 -14 -008
The Housing Office recommends approval for the requested accessory
dwelling unit based on the following conditions:
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.
The applicant states that the unit is to be 640 square feet of net
liveable area, and be located below the garage and principal
residence. According to the plans, the unit has a separate
entrance, contains one bedroom and is a completely private unit.
The plans also show that the kitchen meets our definition of same
as stated below:
Kitchen - For Accessory Dwelling Units and Caretaker Dwelling units, a minimum of a two- burner
stove with oven, standard sink, and a 6 -cubic foot refrigerator plus freezer.
Before the applicant can receive building permit approval, the
applicant must provide a signed and recorded Deed Restriction,
which can be obtained from the Housing Office. The Housing Office
must have the recorded book and page number prior to building
permit approval.
\word \referral \norton.adu
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• - LAND USE APPLIDATlaN FORM ..,,r
1) Project Name ' )i7k T 1r QN A u t j
2) Project location X 1 1 LAO Ni C 2 It /(-C N CO U U/ lQ
Lots a_ rt r B t o e,ik 8 C:l ,v o A
appropriate)
street address, lot & block number, legal description
app //p
ropriate) - � �f IUS
3) Present Zoning C.. — (( .4) lot Size 6 c o o VucurEri . ozn)
5) Applicant's Name, Address & Phone # Jolt+v '4 gc& 1N I.)0(ar
5 H W , N cra -n e el&ii 91,o -3351
6) Representative's Name, Address & Phone # h rV'Sctr L05
1-0 _ a (c._ ZO ' LO - 2-02
7) Type of Application (please check all that apply):
1><it Conditional Use ConceptualSPA _ Conceptual Historic Dev-
Special Review Final SPA _ Final Historic Dec_
____ 8040 cceenhine _ Pty _ Minor Historic Dev-
•
le:m Md 1R _ £1Pal PJO . _ HistociC Demolition
Maintain View Plane _ Subdivision _ Historic Designation
Condo i ni uMi zation __ P Amendment &MD'S Allotment
Lot Split/Int Line - - _ Q'QS EXempticn, - .._
Adjustment
8) Description of Existing Uses '(camber and type of ev^Sti.ig stnhatUues;
apprmimate S- ft - ; number of bedrooms; any previas approvals granted to the
property).
I , . 4 1 A 1 I e, )' YF(IA 11_'x' IC
E , ` 1 n C-N1 L a
tr('72o X a-9 00 P ) S c,F- /Schroer =02oc 1 .
9) Description of Development Appmlication
PQ& Cc, I_n(A)e2 Leoef 14-DV 4 seP sJ,74n+vc�
7t&' (1 e s 0
Leto N &T the
10) have you attached the following?
V Response to Attachment 2, Minimum 9ihnicsion Contents
-- Response to Attachment 3, Specific Submission Contents
___z7,_ Response to Attadunent 4, Review Standards for Your Application
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S C H E D U L E A
ORDER NO.: 00018816 POLICY NO. :'0- 9981 - 107341
DATE OF POLICY: January 06, 1992 at 12:34 P.M.
AMOUNT OF INSURANCE: $*' 635,000.00
1. NAME OF INSURED:
JOHN NORTON AND ROBIN NORTON
2. THE ESTATE OR INTEREST IN THE LAND WHICH IS COVERED BY THIS
POLICY IS:
Fee Simple
3. TITLE TO THE ESTATE OR INTEREST IN THE LAND IS VESTED IN:
JOHN NORTON AND ROBIN NORTON
4. THE LAND REFERRED TO IN THIS POLICY IS IN THE STATE OF
COLORADO, COUNTY OF PITKIN, AND IS DESCRIBED AS FOLLOWS:
Lots E and F,
Block 8,
CITY AND TOWNSITE OF ASPEN
Stewart Title of Aspen, Inc.
602 E. Hyman
Aspen, CO 81611
303 - 925 -3577
AUT ORIZED d
SIGNATURE STEWVART TITLE
GUARANTY COMPANY
eer
REPRESENTATIVE AUTHORIZATION
THE UNDERSIGNED JOHN AND ROBIN NORTON (APPLICANTS)
OF 817 W. NORTH, ASPEN CO. 81611, 920 -3384, HEREBY
AUTHORIZE STUART LUSK TO ACT ON OUR BEHALF IN
REGARDS TO THE "NORTON ADU" CONDITIONAL USE
APPLICATION.
SIGNED THIS /6, DAY OF MAY 1994.
tv
)1 /I r i
JOH ' NORTON ROBIN NORTON
I
xrzAauin;r 1
—____ LAND USE APPLICATION EUt4
1) Project Name I ) 0J2- TON f'D l l
2) Project Location X 1 1 LC . QC e h h N" Co (f/ J/
Lars a- r i- 2 loe,it . 8 C4-t, c i AsreA,
(indicate street adds lot & block amber, legal description .
appropriate) .
p �0 (�UC7 4 CPIuS'
3) Present Zoning ` - ( 4) Lot Size ) lVacsrfr� worn
5) Applicant's Name, Address & Phone # J 0 Its 'F RCA 1 N ticzrOIJ
s1-1 w • IUO;z7t ;.i El (PlI I10-335y
6) Representative's Name. Address & Phone i /TV'wzr L
4 ZA) a (oor.�& t4-W 92-0 -3 2-02--
7) Type of Application (please check all that apply):
Conditional Use arioaptual SPA _ Conceptual Historic Dev_
_ Special Review Final SPA _ Final Historic Dev_
_ 8040 Greenline _ Co PUD _ Minor Historic Dev_
_
Stream Margin _ Final MD _ Historic Demolition
Mountain View Plane _ Subdivision _ Historic Designation
ni,uuu;ization• _ Text/Map Amendment . _ GAS A1latmeltt
Lot Split/Zat Line - ' — Gt9S Exemption . - . ._
Adjustment .
8) Description of FYistinrcn Uses - (numter axd type of existing structures;
approximate sq_ ft_; number of bed o ; any previous approvals granted to the
ProPe ty) -
( 1) . t 1till r, . r i t_r eF. ` i D C- N.1 c, a_
6 o• C S c-,(--lSi ice • - 2ec _
9) Description of Development Ap('licaticn
P, coc,rn 1 -nr.,; e(_ i,o. veC 74-0(-) 4 s ep 2,.r, n+vc_P
V /
7Y (�' less �
tecto IU&T
10) have you attached the follcMilg?
V Respect to Attachment 2, Minimum Submission Contents
----/-
- Response to Attachment 3. Speri fic Submission scion Contents
't Response to Attadment 4, Review Standards for Your Application
— - -
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WRITTEN PROPOSAL FOR
ADU CONDITIONAL USE REVIEW
ROBIN AND JOHN NORTON WISH TO OFFER THE DEVELOPMENT OF A
VOLUNTARY ADU AT THEIR HOME RESIDENCE OF 817 W NORTH ST.,
ASPEN.
I THE ADU IS TO BE DEVELOPED BY COMBINING EXISTING BASEMENT
SPACE AND UTILIZING A NEW SPACE CREATED UNDER A PROPOSED
GARAGE ADDITION. THE ADU IS A ONE BEDROOM, ONE BATH, LIVING
AREA AND SEPARATE KITHEN, DINING, ENTRY AREA. THE WINDOW
PLAN OFFERS EXCELLENT S.W. LIGHT AND VENTILATION IN KITCHEN
AND LIVING. THE BEDROOM WINDOW /EGRESS HAS EXCELLENT EAST
AND SOUTH MORNING LIGHT AND IS PROTECTED BY LARGE OVERHANG.
ENTRY ACCESS TO ADU IS A PROPOSED OPEN AIR WALK AND STAIRS
BETWEEN TWO EXISTING ASPEN TREES DOWN TO COVERED ENTRY
PAD.
THE PARKING PLAN FLOWS WELL CREATING A SEPARATE SPACE FOR
ADU PARKING WHICH IS TO BE LOCATED IN FRONT OF ENTRY WALK.
THE ADU CONTAINS 746 GROSS SQ. FT. AND 640 NET LIVING SG. FT.
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PUBLIC NOTICE
RE: NORTON CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, June 21, 1994 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
John and Robin Norton, 817 W. North, Aspen, CO, requesting approval
of a Conditional Use Review for an approximately 640 square foot
accessory dwelling unit below a proposed garage addition to the
existing single family residence. The property is located at 817
W. North St.; Lots E & F, Block 8, City and Townsite of Aspen. For
further information, contact Mary Lackner at the Aspen /Pitkin
Planning Office, 130 S. Galena St., Aspen, CO 920 -5106.
s /Bruce Kerr, Chairman
Planning and Zoning Commission
f
5761
ASPEN /PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 920 -5090 FAX# (303) 920 -5197
May 25, 1994
Stuart Lusk
520 E. Cooper
Aspen, CO 81611
Re: Norton Conditional Use Review for an Accessory Dwelling Unit
Case A39 -94
Dear Stuart,
The Planning Office 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, June 21, 1994 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 Planning Office.
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 Kim Johnson, the planner assigned to your case, at 920-
5100.
Sincerely,
Suzanne L. Wolff
Administrative Assistant
apz.ph
ASPEN /PITKIN PLANNING OFFICE
130 South Galena Street
Aspen, Colorado 81611
Phone 920 -5090 FAX 920 -5197
MEMORANDUM
TO: City Engineer
Housing Director
Zoning Administration
FROM: Kim Johnson, Planning Office
RE: Norton Conditional Use Review for an Accessory Dwelling Unit
Parcel ID No. 2735- 121 -14 -008
DATE: May 25, 1994
Attached for your review and comments is an application submitted by John & Robin Norton.
Please return your comments to me no later than June 7.
Thank you.