HomeMy WebLinkAboutcoa.lu.gm.Sunny Park Lot4 501 Park Cir.1981IN- GM - oa
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Sunny Park
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1981 Residential GMP
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GROWTH MANAGEMENT PLAN DEVELOPMENT PROPOSAL
PROJECT OWNER
LOT 4, SUNNY PARK SUBDIVISION
PROJECT DESIGNER MARKET ANALYST
James J. Costley Archdeacon, Ltd. James Mollica & Assoc.
165 Park Circle James J. Costley 300 E. Hyman
Aspen, CO Box 884 Aspen, CO
925-4605 Aspen, CO 925-8987
925-4605
INTRODUCTION
This Growth Management Plan (G.M.P.) Development Proposal
is submitted for Lot 4, Sunny Park Subdivision. This develop-
ment will facilitate the fulfillment of the objectives of the
City of Aspen G.M.P. Additionally, the property owner, should
he receive an allocation, will be applying to rezone the
property as a residential bonus overlay district. This bonus
overlay application shall be necessary as existing zoning in
the R.M.F. P.U.D. zone requires one thousand square feet of
gross lot area per studio unit. The property contains 13,704
square feet and is, therefore, 296 square feet short of the
required gross lot area for the construction of fourteen studio
units. The development of fourteen studio units on this property
will provide seven quality, low income, employee housing
rental or sale units, and seven free market rental or sale
units. Based on the number of bedrooms, a full fifty per cent
of the project will be devoted to employee housing in the low
income category. By actual square footage calculations 45.2%
of the total floor area will be devoted to these employee units.
This parcel of land is particularly well -suited for
development purposes. It is more than adequately serviced
by existing city utilities and services. The parcel is
within reasonable walking distance of all goods and services
provided by thb City of Aspen. The parcel is located on
both the City of Aspen Bus route and the school district
bus route. Vehicular travel impacts will be kept to a minimum
as a result of the prime location of the parcel.
The anticipated development is entirely consistent with
the surrounding land uses and with the highly designed nature
of the buildings that are envisioned, the development will be
a complement to the existing neighborhood. With the current
high level of concern within the community for employee
housing, a project that proposes the construction of seven
low income employee units that are ideally located and would
be permanently preserved as such should be give most
serious consideration.
The availability of water is discussed in the enclosed
letter by Jim Markalunas. Water main size is six inches in
Park Circle and eight inches in Gibson Avenue and directly
accessable from the subject property. Water pressure in the
lines is approximately 75 psi. Anticipated water demand is
expected to fall well within the normal standards of approxi-
mately seventy five gallons per person per day. Although the
subject property does not fall within a marginal water service
area, Jim is recommending the six inch water line in King Street
be extended to interconnect the six inch water line in Neal
Street to improve adjoining neighborhood service. He recom-
mends this be built out of the plant investment fees or
credited to the PIF's if built by the developer. The developer
will work with the city in an equitable solution to improve
the neighborhood water service.
B. SEWER
A meeting with the Aspen Metropolitan Sanitation District
disclosed adequate sewer facilities for the project site. An
eight inch trunk line exists in Park Circle directly adjoining V
the property. -Estimated system usage will approximate sixty
gallons per day per person. The director of the Sanitation
District has provided a letter specifically addressing questions
in the G.M.P. ordinance.
C. DRAINAGE
Historic site drainage from the site will not be exceeded.
Roof drainage will feed directly to gravel sumps in the
alluvial subsoil, thereby feeding the aquifer and requiring
no additional systems extension.
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D. FIRE PROTECTION
The enclosed letter by Fire Chief Willard Clapper identifies
response time and hydrant locations to be excellent for the site.
Hydrant locations are within fifty feet of the property and
response time within four minutes. Service within the
neighborhood would be enhanced by the application of the
developer's tap fees to an extension identified on the
"utility
map."
E. DEVELOPMENT CHARACTERISTICS
Lot
4, Sunny
Park Subdivision
contains 13,704
square feet.
The unit
sizes and
types break down
as follows:
Employee
Housing
GMP Definition
Number
Type
Size
Bedrooms
Total
7
Studio
480sf
5.25
3,360sf
Free Market Housing
GMP Definition
Number
Type
Size
Bedrooms
Total
6
Studio
600sf
4.50
3,600sf
1
Studio
480sf
.75
480sf
Growth Management Plan Percentaqes and Points
Bedroom Percentage 5.25 = 50.0% = 20 points
10.50
Area Percentage 3,360 = 45.2% = 18 points
7,440
Employee Housing Price Range
The developer will rent or sell the employee units within
the constraints established by city ordinances as of October
27, 1980. The employee units will rent or sell as low income
units at the rent or sale values imposed by Resolution 18
Series of 1980 and its annual update by the City Council.
Free Market Housing Price Range
The owner anticipates selling the six free market units
at prevailing market conditions within the given area at the
time of completion. The area lends itself to the moderate
income market place, and I, therefore, anticipate our sales
will be commensurate with individuals whose incomes fall
within this category.
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Schools
The project site is on the school bus route with school
buses stopping on the corner of Park Avenue and Park Circle.
Existing elementary, middle, and high schools have had de-
clining enrollments in recent years. Studio units have
traditionally been the residences of singles or young childless
couples. Therefore, additional plant or personnel costs are
unlikely.
F. TRANSPORTATION
The property will contain fourteen offstreet parking spaces.
It is located on the City of Aspen bus route. The property is
serviced by both Park Avenue and Park Circle. This portion of
the street right-of-way is approximately sixty feet in width
and the paved surface varies from forty five to forty eight
feet. Park Avenue functions as a major street for the East
End of Aspen and is also the route for the school district
bus, and the Silverking/Aspen Free Shuttle Public Transportation
System. Service for both of these routes operates on a twenty
minute cycle and stops at the corner of Park Circle and
Park Avenue.
Several facets of the Sunny Park project will mitigate
private vehicular travel requirements. First of all, these
units will be studio units and will have lower occupancies
and a very low liklihood of more than one vehicle per resi-
dence. The national average is in excess of two vehicles
for a suburban, single family house. Secondly, the site `
is within easy walking distance of all essential neighborhood,
commercial and retail services. It is five blocks, or
roughly one thousand five hundred feet from the City Market
and Durant Mall neighborhood center. It is roughly three
thousand feet from the central business district and
approximately six blocks from the Trueman Center and post
office where expanded commercial facilities are also avail-
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•
able. The property is immediately adjacent to shopping
opportunities and is serviced literally on the front door
step by free urban transportation. The fact that the
studios are close to the commercial area and are highly
serviced by public transportation makes it reasonable to
assume that twenty to thirty trips per day would be an
approximate travel impact created by this development.
G. LOCATION
The site is two miles from the Aspen Valley Hospital and
five miles from Sardy Field, the airport. Garrish Park, a
city owned park, is located directly across the street from
the property. Heron Park is approximately two blocks or
six hundred feet from the subject property. The most immediate
recreational trails are the trails extending from Heron Park
to the Rio Grande Property, to the west, and the route 82
trail to the east of the site which extends out beyond the
North Star Ranch. As a result of the existing character and
density of the neighborhood, the increase in the use of these
facilities should be minimal.
H. POLICE PROTECTION
The existing police facilities are within easy access
to the parcel. Because there are already patrols and ser-
vice within the area, there should be no additional costs
incurred resulting from this development.
I. RETAIL AND SERVICE OUTLETS
The Sunny Park Development is,within easy walking dis-
tance of the major retail area. Due to the access to public
transportation and the downtown auto disincentives, it is
likely that auto use for retail trips will be less frequent
than they would for outlying areas.
The enclosed "Aspen Map" identifies most of the services
available to the development including banks, municipal, and
county buildings, some trails, etc. The increase in use of
these facilities should be minimal due to the intent of this
- 5 -
•
project to replace employee housing which has formerly trans-
ferred to the free market sector, thereby displacing permanent
residents.
J. ADJACENT LAND USES
The Sunny Park area is zoned for residential -multiple
family use with a mandatory PUD overlay. The site is presently
bordered by condominiums and apartments. The proposed land
use supports the city's zoning and general plan objectives of
placing density where facilities are within easy walking dis-
tance. This development is within easy walking distance of
necessary services, skiing, dining, entertainment, and other
retail uses. Once again, public transit is on the doorstep.
K. CONSTRUCTION
The enclosed architectural conceptual drawings show
building elevations, floor plans, site relationships, and
landscaping. The building emphasis will be on energy con-
servation and passive solar gain. R-20 walls and R-25 ceilings
will be provided along with double glazing on all windows.
Insulating drapes will be provided on the free market units;
while smaller windows in the employee units will aid in con-
servation. The seven free market units will have freestanding,
heat generating, outside air fireplaces capable of heating
the entire unit. Exterior materials will be identical on both
buildings and'will include rock face masonary end walls and
rough sawn cedar plywood siding to complement the existing
units to the south, and provide a homogenous architectural
environment.
No phased construction is planned with actual construction
completed within eight months of commencement. Construction
is anticipated to begin in the spring of 1981 with completion
by December 31, 1981.
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E
PEN
reet
1611
December 12, 1980
Mr. Jeff Costley
Archdeacon Ltd
Box 884
Aspen, CO 81612
Re: Tract 4, Sunny Park
Dear Jeff:
As per our discussion on 12-12-80, it i- my understanding that you wish to
construct a 14-unit project consisting of 7 PMH and 7 free-market units and
that said project will be located adjacent to an 8" maim in Gibson Avenue or
a 6" main in Park Circle. Therefore, water would be available from either
of the aforementioned lines.
However, since this project is located very near a marginal service area, and
since the project will, no doubt, have an adverse effect on the existing
facilities, it is my recommendation that the Planning Office encourage you,
as a condition of approval, to connect the 6" line on King Street to the 6" line
on Neal Street. This is a rather short section of line and would increase the
reliability of service to the project, as well as increase flows during peak
periods of consumption.
If the proposed interconnect is made, I see no problems for the [dater Department
regarding this project and would certainly recommend its approval.
ely,
incer
*/
J, , '� -
._J'im Markalunas
Director
Aspen Water Department
cc: Planning Office
�YY<sr�n . ���r�i�Yerrr .�n�ri+'i�ir�n ✓�tdG�irl
565 NORTH MILL STREET
ASPEN. COLORADO 81611
TELEPHONE M 925-2537
To Whom It May Concern:
The Aspen Metropolitan Sanitation District has examined
the proposed location of 14 studio units by Jeff Costley
in the Sunny Park area and hydraulically our trunk
line in Park Circle can handle the increased load of
this proposed subdivision. Also, at this time we
have the plant capacity at the Aspen Metro Sanitation
plant to handle this subdivision.
Sincerely,
Heiko Kuhn
Aspen Metropolitan Sanitation District
Manager
420 E. HOPKINS STREET
ASPEN, COLORADO 81611
/4
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ROCKY MOUNTAIN NATURAL GAS COMPANY, INC.
P.O. BOX 2059 - ASPEN. COLORADO 61611 - (303) 925-2323
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SUMMARY
I have spent considerable time researching various design
alternatives for the property and firmly believe this design
represents the best social and architectural solution.
Architecturally, it provides for the least amount of building
massing by separating the units into two separate buildings.
This allows for more open space between units and the elimination
of excessive common entries and long hallways, thereby providing
more tennant privacy. It also allows for good landscape
screening as the larger building is positioned to the rear of
the site which reduces visual impact from the street. Parking
is superb with one designated space for each unit.
By taking advantage of the southern exposure, the heavy
masonary mass end walls, excellent insulation, and by
eliminating most northerly windows, the unit lends itself
well to passive solar gain, thereby reducing tennant utility
costs.
The choice to build studio units comes from my firm
belief that there is a definite shortage of this type of
unit available. Many individuals would choose to live alone,
enjoying the privacy of a solo environment in which to re-
treat at days end, rather than the constantly changing game
of r000mmate roulette that exists in larger units.
I am a partner, and live in, the existing four unit
townhouse immediately adjoining the Sunny Park project to
the north. Building siting and height was, therefore, a
major consideration as were the offstreet parking and
architectural considerations. I believe by architecturally
linking these new units with the present existing building,
we will create a pleasing design theme for the property.
in e e y.
�JPM4 J. Costley
PROJECT
Sunny Park
• P & Z Voting Members
A. Public Facilities and Services
1. Water Service
2. Sewer Service
3. Storm Drainage
4. Fire Protection
5. Parking Design
5. Roads
7. Energy
SUBTOTAL
B. Social Facilities and Services
1. Public Transportation
2. Police Protection
3. Bicycle Paths
4. Childcare Facilities
5. Recycling Facilities
6. Handicap Design Features
7. Commercial Support Proximity
SUBTOTAL
1981 RESIDENTIAL GROWTH MANAGEMENT PLAN SUBMISSION
P & Z POINTS ALLOCATION
TALLY SHEET
1
2
3
4
5
6
7
Perry
Lee
Olaf
Jasmine
Joan
Roger
Welton
3
3
_ 3
2
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
2
3
3
3
3
2
2
2
1
2
2
2
2
2
2
1
1
2
1
1
2
2
3
3
3
3
17
18
17
16
18
19
18
1
2
2
1
2
2
2
1
1
1
1
2
1
1
1
1
1
1
1
1
1
1
1
1
1
2
1
1
1
0
1
1
1
1
1
1
1
1
0
1
1
1
1
1
1
1
1
2
1
7
7
8
6
10
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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
Dedr Mr, Kahn,
The Planning Office and the City Attorney have researched the Aspen
City Code to determine an answer to your question regarding demolition ai;d
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-
tions 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.
.51`ncerely,
Alan Richman
Assistant Planner
AR/ans
cc: Sunny Vann
Paul Taddune
n
U
•
MARTIN H. KAHN
ATTORNEY AT LAW
415 EAST HYMAN, ROOM 301
ASPEN, COLORADO 81611
TELEPHONE (303) 925-1539
March 2, 1981
Planning Office
City of Aspen
City :Mall
130 South Galena
Aspen, CO 81611
Gentlemen:
MAR 1981
ASPEN / Pi FKIN CO.
PLANNING OFT -ICE
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.
Ver)in
my yours,
MarH. Kahn
MHK:ea
0 •
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 line
service reliability and peak flows would be adequate and improved
for overall area.
2. Sewer Service
Existing capacity is available without any system upgrade.
3
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
C
B. Social Facilities and Services (maximum of 14 points)
0 - Project requires the provisions of new servide 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 Silverking 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
In relative close proximit
1
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.
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
Name Planning Office
0
TOTAL 40
NOTE: Does not meet minimum code requirement of 60% of points available in
categories A, B and C.
A