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S \ w\" lc) •JL-�RiA gtKc AL L1 Wo JCL Pt ca�2 \x�.. rs \A-O * F ‘ v Pc v._ o CA `w`^ O F `l ^ n ` l W4A, 5t cn�✓ n 'off.": N.cLi`'` Q Q P �t o L♦t Lacs Ooak Qs — P0-4-91 Av.,A l no — n� Na.roc, . x Aspen /Pitkin Planning Office 130 south galena street aspen , colorado 81611 • March 23, 1981 Martin H. Kahn 415 East Hyman, Room 301 Aspen, Colorado 81611 Dear Mr, Kahn, The Planning Office and the City Attorney have researched the Aspen City Code to determine an answer to your question regarding demolition and reconstruction of units, The response we are providing you with should be viewed as staff-level advisory comments which can only be confirmed on a more definitive basis by submitting your development proposal to P & Z and/or City Council for approval , Our conclusion is that based on Section 24-11 .2(a) of the Code, your three units (one two-bedroom, one one-bedroom and one studio) may only be rebuilt as three new units, not as five studios, However, the only limita- • ,ions on the number of bedrooms each unit and the site as a whole may contain are the underlying area and bulk requirements of the underlying R-MF/PUD zone district, For example, these provisions indicate that 3,630 square feet are needed for a three-bedroom unit and that the floor area ratio in the zone is 1 :1 , Therefore, you could build three three-bedroom residences on that 13,700 square foot site to replace the existing units, as long as these are built in a multi-family and not a single family configuration, You would also be required to submit plans appropriate for a PUD application, unless you are able to convince p & Z to exempt you from this procedure. Should you have any further questions in this regard, please feel free to contact me or Paul Taddune, If you should want to bring this concept before P & Z prior to committing yourself to detailed building plans, I 'm sure we can set up a time for you to meet with them. -.Sincerely, Alan Richman Assistant Planner • AR/ans cc: Sunny Vann Paul Taddune MARTIN H. KAHN ATTORNEY AT LAW 415 EAST HYMAN. ROOM 301 ASPEN, COLORADO 81611 TELEPHONE (303) 925-1539 S ■ f March 2 , 1981 Planning Office City of Aspen City Hall 130 South Galena Aspen, CO 81611 Gentlemen: I represent James J. Costley who, as you know, recently made a GMP application for the property known as Sunny Park. As you are aware, his application did not score the minimum required and we are exploring other alternatives. One of these alternatives involves the removal and re- construction of the existing buildings on the property, which is an exception to the GMP under Section 24-11. 2 (a) of the Code . There are presently a two bedroom, a one bedroom and a studio unit on the property. The question has arisen as to the number of units that may be recon- structed within the exemption set forth in the City Code. As I read it, because for "purposes of this Section, a studio shall be considered a three-fourth-bedroom" (Section 24-11. 2 (i) ) , it would be my interpretation that Mr. Costley could build five studio units as the equivalent of the existing units . That is to say, that in reconstructing by building five studio units , he is building the equivalent of three 3/4 bedrooms, which would not result in the "creation of additional dwelling units" (Section 24-11. 2 (a) ) . If you have a differing interpretation, please advise me at your earliest convenience. Ve"ry t my yours , /l �� Mar in H. Kahn MHK:ea 1981 RESIDENTIAL GROWTH MANAGEMENT PLAN SUBMISSION - PROJECT PROFILE 1. Applicant: James J. Costley 2. Project Name: Sunny Park 3. Location: Lot 4, Sunny Park Subdivision (Park Avenue and Park Circle) 4. Parcel Size: 13,704 Square Feet 5. Current Zoning: R-MF PUD 6. Existing Structures: One story building to be removed contains 3 units - a studio , one bedroom and two bedroom unit. 7. Development Program: 7 free market studios and 7 employee studios, employee units to be restricted to low income guidelines. 8. Special Review Requirements: Special review for employee units and employee parking, full subdivision review, rezoning for residential bonus overlay, mandatory PUD. 9. Miscellaneous: While 50% of the bedrooms will be restricted as low income employee housing, only 45% of the requested total floor area of the project will be devoted to the employee units. - • RECOMMENDED POINT ALLOCATION RESIDENTIAL PROPOSALS Project Sunny Park Date 1/27/81 A. Public Facilities and Services (maximum of 21 points) • 0 - Indicates a total infeasibility of providing services . 1 - Indicates a major deficiency in service 2 - Indicates an acceptable (but standard) service level 3 - Indicates no foreseeable deficiencies 1. Water Service 3 Provided that developer connects King Street and Neal Street lines, service reliability and peak flows would be adequate and improved for overall area. 2. Sewer Service 3 Existing capacity is available without any system upgrade. 3. Storm Drainage 3 Adequate on-site gravel sumps - no extensions necessary. 4. Fire Protection 2 Current response time is good - under four minutes. Nearest hydrant is less than 50 feet away. • 5. Parking Design 1 Proposal involves curb cuts of excessive width - See Section 19-101 of Code. Off-street parking does indicate availability of fourteen .spaces. 6. Roads 1 Roads in poor condition and in need of maintenance. Smuggler Mountain Plan indicates potential for overloading of linkages and nodes in this area. 7. Energy . 2 Insulation, double window glazing, insulating drapes, small windows in employee units, free market units to have heat generating outside air fireplaces, passive solar.. Utilities are available. Subtotal 15 • • B. Social Facilities and Services (maximum of 14 points) 0 - Project requires the provisions of new service at increased public • expense 1 - Project may be handled by existing level of service in the area 2 - Project in and of itself improves the quality of service in a given area 1. Public Transportation 2 On Silverkinq Bus route - stops at the corner of Park Circle and Park Avenue. 2. Police Protection 1 Police patrols already service this area - no additional service required. 3. Bicycle Paths 1 Property is relatively close to trails from Heron Park to the Rio Grande Property as well as trails heading easterly on Highway 82. Proposed trail looping Sunny Park and Trailer Court also near. 4. Childcare Facilities 1 Not addressed by applicant - additional services not required. 5. Recycling Facilities 1 Not addressed by applicant - additional services not required. 6. Handicapped Design Features 0 Not addressed by applicant - Colorado revised statutes Title 9 Article 5 requires that if 14 units are to be built, one must include handicapped design features. 7. Commercial Support Proximity 1 In relative close proximity to both Downtown and North Mill Station commercial areas. Subtotal 7 C. Employee Housing (maximum of 40 points) 1. Low Income (2 points for each 5 percent) 18 Project provides 50% of total bedrooms but only 45% of total floor area as low income employee housing. it 2. Moderate Income (2 points for each 10 percent) 3. _Middle Income (2 points for each 15 percent) Subtotal 18 D. Provisions for Unique Financing (maximum of 10 points) 0 • E. Bonus Points 0 TOTAL 40 Name Planning Office NOTE: Does not meet minimum code requirement of 60% of points available in categories A, B and C. • • 1