HomeMy WebLinkAboutcoa.lu.sm.Oden Amend Lot.A08702
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A087 -02
2737 -072-13001
Oden Stream Margin Amendment & Lot Line Adjustment #
110 Red Mountain Road
James Lindt
Stream Margin Amendment and Lot Line Adju
Robert and Paul Stardoj
Carlie Siemel and Sallie Golden
12/09/02
Plat Recorded
02/28/03
D Driscoll
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November 7,2002
RobertOdenC/6 Carol Ann Kopf
606 E. Hyman Ave.
Aspen, co 81611
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ASPEN / PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
RE: Lot 1, Oden Lot Split
Dear Dr. aden:
I am writing this letter as a follow up to our conversation this morning and to summarize the City
Planning Department's position on the questions that Bob Stardoj asked about the development
potential on Lot I, of the aden Lot Split. The questions expressed by Mr. Stardoj were related to
the allowable floor area ratio (FAR) on the parcel, the growth management implications of
developing the parcel with a single-family residence, and the possibility of constructing a
voluntary accessory dwelling unit (ADU) on the site., Please see the responses below for the
Community Development Staffs explanation to Mr. Stardoj's questions. .
Allowable Floor Area:
Based on the information that has been provided to our staff by Mr. Stardoj, we have calculated
the current 'allowable floor area (FAR) .for Lot I, of the aden Lot Split as approximately 3,965
square feet. The FAR of3,965 square feet has been calculated based on the lot size of Lot I prior
to the' approval of the aden Lot Line Adjustment (plat is recorded in the Pitkin County Clerk and
Recorder's Office at Book 61, Page 28) because the City of Aspen Land use Code does not allow
for any development rights or FAR to be changed by virtue of a lot line adjustment approval. The
above figure was determined by taking Lot I's lot area of 31,230 square feet, as was represented
on the aden Lot Split Plat (recorded in the Pitkin County Clerk and Recorder's Office at Book
20, Page 90), and subtracting 1,698 square feet of right-of-way (described as Area No., I on
Exhibit "A" of the document recorded in the Pitkin County Clerk and Recorder's Office at Book
579, Page 906) that was granted to Pitkin County by Dr. aden in 1988. The above arithmetic
yields a lot size of29,532 square feet. .
Furthermore, pursuant to Section 26.575.020(C) of the City of Aspen Land Use Code, alllof area
below the high water line of the river must be subtracted from the lot size wl1en calculating
allowable FAR. Surveyor Jim Reeser calculated that Lot I of the aden Lot Split contained about
1,403 square feet oflot area that was located beneath the mean high waterline of the ri~er (please
see attached letter). Therefore, the 1,403 square feet of lot area located below the m,ean high
water line was then subtracted from the 29,532 square feet oflot area to yield a figure of 28,129
square feet. Based on the lot area of28,129 square feet and the R-15A zone district requirements,
staff calculated an allowable FAR of 5,287 square feet. However, the lot also contains slopes in
exbess of 20% and is subject to slope reduction. Thus, staff calculated the slope reduction based
on the wprst-case scenario by subtracting 25% from the allowable FAR of 5,287 square feet.
This yields an allowable FAR of 3,965 square feet. The FAR of 3,965 square feet is based 0)1 the
current land use code requirements and is subject to change.
I
130 SOUTH GALENA Sr'REET . ASPEN, COLORADO 81611-1975 . PHONE 970.920.5090 . FAX 970.920.5439
Printed on Recyded Paper
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Growth Management Implications:
Lot 1 of the aden Lot Split was approved in the County as part of a "density reduction lot split"
that provided both a subdivision and a growth management approval. This differs from the City's
process which only provides a subdivision approval, subject to compliance with the growth
management exemption criteria. City lot splits are typically required to provide an ADU or a
cash-in-lieu payment as a condition of the subdivision approval. Because the County's approval
provided a growth management approval, no further growth management exemption is required
for development of a residence on the vacant Lot # 1.
Voluntarv ADU:
As was mentioned in the Growth Management explanation above, the applicant is not required to
construct an ADU to gain a Growth Management Quota System Exemption on Lot I, of the aden
Lot Split. However, the owner may provide a voluntary ADU on the site if it is desired. Any
ADU constructed on the site would have to meet the ADU design standards that are established in
Section 26.520.050 of the City of Aspen Land Use Code and the unit would have to be deed
restricted pursuant to the Aspen/Pitkin County Affordable Housing Guidelines.
The information that was provided in this letter is based on current zoning requirements and is
subject to change from time to time. Please let me know if you have further questions. I may be
reached at 920-5095.
Regards, ~
~Ianner
City of Aspen
cc: Sarah Oates, City of Aspen Zoning Officer
Bob Stardoj
Oden Lot Line Adjustment Land Use File
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September 26, 2002
Rob"ert Oden C/o Carol Ann Kopf
606 E. Hyman Ave.
,Aspen, CO 8161 1
ASPEN' PITKIN
C?MMUNrrY DEVELOPMENT DEPARTMENT
RE: ,Lot 1, O(!en Lot Split Stream Margin Review Applicability
Dear Dr: Oden:
I am writing this letter as a follow up to our conyersation this morning and to summarize the
coriclusion that was reached in regards to the applicability of the Stream Margin Review Process
on the parcel of land that is described as Lot l; ofthe OdenLot Split.' It was concluded that if all
, development that is proposed on the site is setback'at least one hundred (100) feet, measured
horizontally, from the high water'line of the Roaring Fork River and Hunter Creek, then a Stream
Margin Review (including the specific reyiew criteria listed in Land Use Code Section
26.435.040(C)) will not be required to be met to construct a single-family residence on the site.
'The high water line is to be determined by a surveyor that is licensed within the State of Colorado
and shall be visually v.erified by the City of Aspen Community Development Department to be
accurate.
At the' time of building permit submittal, the applicant must show proof that all proposed
development is ~ntirely setback at lea~t one hundred (100) feet from the hi'gh water line of Hunter
Creek. The City of Aspen Land UseCod~ defines development as follows:, ,
Development~ The use' or alteration of land or land uses and improvements inc!usive of,
but not limited to: 1) the creation, division, alteration or elimination of
lots; or 2) mining, drilling (excepting to obtain soil samples or" to,
conduct tesis) or the construction, erection, alteration, or demolition of
buildings or structures; or 3) the grading, excav,ation, clearing of land,
or the depositor fi./l in preparation or anticipation of future development,
but excluding landscaping.
The aforementioned proof may be in the form of overlaying the proposed development footprint
and grading on a survey that delineates the l;igh water line. Please let me 'know if you have
further questions. I may be reached at 920-5095. '
Regards,
ames Lindt, Planner
City of Aspen
cc: Joyce Ohlson, Communi,ty Development Deputy Directo~
Sarah Oates, City ot Aspen Zoning Officer:sD '
Bob Stardoj ,
Oden LotLine Adjustment Land Use File
130 SOUTH GALEN~ STREET' ASPEN, COLORADO 81611-1975 . PHONE 970.929.5090 . FAX 910.920.~439
Prinled on Recydcd Paper
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February 20, 2002
Francis Krizmanich
Land Use Planning
79 Light Hill Road
Snowmass, CO 8161 I
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ASPEN . PITKIN
C~MM1,;NITY DEVELOPMENT DEPARTMENT
Re: Oden Property
Dear Francis:
The City has reviewed YOU! letter and provides the following. It is hoped that this
information will help your client decide whether pursuing the disconnection
request is in his best interests.
Commitments a1!d Dedications.
The Oden Family granted a fishing easement within the portion of Hunter Creek
crossing their land in exchange for the County waiving park dedication fees. This
commitment is part of the subdivision approval and the <::;ity acquired the
obligation when the property was annexed in to the City. The City honors this
commitment and will not assess park dedicatio'n. standards for developm,ent within
this subdivision. The declication of the fishing easement was an action ex~lusive
to the waiver of park dedication fees ,and the Hunter' Creek fishing 'easement d.oes
not create any other obligation upon the City.
Dr. Oden donated a portion of his property to the County for the purpose of
improvements to Red Mouiltain' Road in 1988. No, references to FAR or
development rights are contained in the donation documentation and there does
not appear to be any connection between the dedication and the subdivision in the
record or in any documentation provided. The actual dedication language
references commitments by the County to provide an appraisal of the subject land
for tax purposes, some restoration work on the applicant's land, and' design
changes to the County's proposed improvemt:nts. The City assumes the County
fulfilled these obligations. If not, the property owner should. take appropriate
action with the County.
Building Envelope.
The 1988 Oden Subdivision plat depicts a building envelope. ' The building
envelope is subject to new laws of general applicability after the three-year period
of statutory vested rights has expired. The City's Stream Margin Review applies
to all property alOl?:g a waterway within the. City of Aspen. The City amended the
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130 Sotm! GALENA STREET' Asp,,;, COLORADO 81611-1975. . PHONE 970.920.5090 ' FA~ 970.920.5439
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Stream Margin regulations, via Ordinance 22, Series of 1995, to require
development be set back from the top-of-slope, a term defined in the City's Land
Use Code. The period of statutory vested rights has expired and the Oden.
property is subject to this regulation. An amendment to the building envelope
appears to be necessary to comply with the setback requirement, but further
analysis should be accomplished to determine the necessary extent of changes, if
any.
Affordable Housing Requirement.
The County's "density reduction lot split" provided both a subdivision approval
and a growth management approval. This differs from the City's process which
only provides a subdivision approval, subject to compliance with growth
management exemption criteria. City lot splits are typically required to provide
an ADU or cli.5h-in-lieu payment as a condition of the subdivision approval.
Because the County's approYal provided a growth management approval, no
further growth management exemption is required for development of a residence
on the vacant Lot # I.
However, upon expiration of the period of statutory vested rights the subdivision
is subject laws of general applicability enacted since the approval. Ordinance No.
I, Series of 1990, requires a growth management exemption be obtained for the
replacement after demolition of single-family and duplex development. This
Ordinance applies generally to all property within Aspen and would apply in the
Cli.5e of demolition of the existing Oden house.
Floor Area Ratio (FAR):
Nothing in the 1988 subdivision approval or in documentation provided
references an approved or specified floor area. It appears that the subdivision
created lots subject to compliance with the applicable zoning regulations, as may
be amended from time to time, but did not assure any specific zoning dimension.
When the property was annexed, it was assigned to the City's Low-Density
Residential (R-30) Zone District. Incidentally, the property enjoyed a significant
increase in allowable floor area by virtue of the City's zoning. Amendments have
occurred to the allowable floor area, and the method of calculating allowable floor
area, for this zone district since the 1989 annexation. Floor area regulations, and
amendments thereof, apply generally to all property in the City of Aspen
according to the assigned zone district. '
Your letter references certain provision of the County Land Use Code that were
not in effect at the time of your subdivision or at the time of annexation. The City
does not apply the County's Land Use Code in the City and does not recognize
County regulations as applicable to your clients property. '
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This property is like' any other property in th~ Zone District affected by
changes to the City's zoning regulations. This property enjoys no special,
protected rights and is subject to the applicable City zoning dimensions, including
the methods in which those dimensions are measured.
'"",rely, ~
~dOn, AICP
Long Range Planner
City of Aspen
Att: Krizmanich Letter
Copy: John Worcester, City Attorney
Aspen City Council
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FROM: RLPINE SURVEYS Il,' !:Y
P!-DNE NO.
Alp;"_ SUMlYS. '"C.
Post Office Box 1730
Aspen, Colorado 81612
970 925 2688
86-160
11.11.02
Bob Staradoj
C/o Mason & Morse
Hand delivered
Re: Adjusted 101 1 Oden lot split
Dear Bob:
97092S2688 n
p.2
i'lJU. 11 2002 09:E!5AM P1
1 have calculated the area of the captioned lot which I ies below the mean high
water lill. of Hunter Creek and find it to be 1403 sqoare feet.
Sincerely yours,
James F, Reser
L_S.9184
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iOOK 578 PAGf906
EXHIBIT "A"
(pagel)
REQUIRED RIOHT-O;_W'Y
QOEIl [.OT
~ DESCRIPTIO"
AREA NO.1: HEW IUCHT-OF-WAY
Beginning at the S\oi eorner- of' the Oden pareel as described in
Book 19q Page" 180 and 181 fr-oID which the We.st 1/11 cornal"' of
Section 7, r 10 5, 'R all W, 6th Principal Hel"id1an, Pitkin County,
St.ate of Colorado bears N 900 00' 0011 IIf BS1.60 feet; thence along
the arc or a CUl"'ve to the I"'igh~ whose radiu.s is 281.11) and
centl"al angle is 4'~ '2' ZBu and whose long chord bcar~ N 140 25'
'36/1 E: 224.04 feet; thance N 730 01' W 12.60 rel:t; thence S 28"
QS' 51" W 102.01; feet; thance along the arc of a CUl"'ve to the
lett who3e radiu3 13 149.83 feet and central angle is 52 00' q1;11
and Who3e ~ong chord be<ll"s S 02'" 4B' 29" W 131.39 f"ee! to a point.
Which 13 on the 30~th lot line.ot .:laid parcel, thence along .:laid
lot line ~~ D~tOD~J2.26 teet to the po!nt otbcg,inning.
Containil\ 0:..039 ac:re_s ore '01"' less.
AREA-NO.2, PRESCRIPTIVE nIOHT-O;_WAY
Beginning at the SW corner of the Oden parcel as: described in
Book 19q Page.'l180and tal from-which the We3t.l/!/ corner of
. Section 1, r 1-0 S, R 84 W, 6th Principal Meridian, Pitkin Count.y,
State at Colol"'ado bear'; H 90Q 001 DO" W 857.60 teet.; thence along
the al"'C of a curve to the right......hoae radiu.:l i.s Z87.Q3 and
central 'ansle' is 451..1 52l 2811 and. whose long chord bears tl 14" 25:
36" E 22!l.04 teetj thence S 730 01' W 35 feet; thence,S. a8" 118'
5t" 'Ii 68 feet; thence along the arc of" la CUrve to the .'left .....ho.:le
, , l"adiua 1,,1 lSQ.83 f'eet and central angle 13 52" 001 lIqll <Ind ...h03C
long chord bears 5 O'~Q 110' 0011 \01.149 feet; thence E 20 feet. t.o
the point of beginning.. Containing 0.14'5 <1cl"es oore or lC3IJ.
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CITY ENGINI
TH/:'J aDEN L(
.::>Tf'LAM MAf?<:
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OE.FARrMENT C
DEVELOPMENT
COL.O~ Tl-11
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FROM
ALP I NE SURVEYS INC 0
PHONE NO.
9709252688
OCT. 24 2002 02:28PM Pi
Alpine Surveys, Inc.
Post Office Box 1730
Aspen, Color~?o 81612
970 925 2688
Regarding:
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Number of pages, including cover slleet: 2.
'Note: if you do 'lor receive all qflhe pages as i'ldlc"t.d "bove, please 0011925-2688.
Message:
';n-U~\~i01'AA~Mrr AN EXPlANAi~
t)KE1tl-{ 0!!:TTl~ F'~ M~T OF nre.
emPULA110~~ CONTAlNI!O 11-re:
MEMoiUctJDUM F'~OM ""AME~ J.JNDr
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TIll; rMuage U il'lte.mud only for,lIe: U$t c/r;;t;;dMduaf or entity to which it is addr~ssed, mId m~ ~o"ta.jfl
l,yormation that is PJUVJI../:,,'GED. CQNFlDENTf,1L. (lnd ttxempt/NJm dlsdosure under appllcahle law, !jlhe reader
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strictly pHJhlbited. 1f)'Q1l huvll nCfliwd Ihis Qum",uniCOf/!ln ill error. pleuslJ ndtifyus Immedluttlly by tIt!//phone, and
1'81111''' th, 01'iginaltD us by mail Wil~(JUI making a copy, Tlumk )I~'.
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FROM : ALP I NE SURVEYS I NC t:"""\
PHONE NO. : 9709252688
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OCT. 24 2002 02:29PM P2
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To: Sallie Golden
From: John Niewoehner A.1,
City of Aspen CO\f~ity Development Engineer
Date: October 21, 2002
.
THE CITY OF ASPEN
RE: Oden Lot Line Adiustment - Second Amendment
The following are the engineering comments on the Oden Lot Line Adjustment
Plat:
1. Provide all bearings and distances for Lot #1, Lot #2 and Adjusted Sale
Parcel.
2. All corners of Lot #1, Lot #2 and the Adjusted Sale Parcel must be
monumented. Install survey monuments as required and show these
monuments on the plat.
3. Give new lots areas for Lot #1, Lot #2 and Adjusted Sale Parcel.
4. Give new descriptions for Lot #1, Lot #2 and Adjusted Sale Parcel.
5. In engineer's signature block, change the wording 'City Engineer' to
'Community Development Engineer'.
/plat -review/oden-amend2
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MEMORANDUM
To:
Bob Stardoj c/o Sallie Golden
From:
James Lindt, Planner \YL-
Date:
October 21, 2002
Re: Oden Lot Line Adjustment and Stream Margin Amendment
Plat #2- Community Development Department's Comments
Please make the following changes to the Oden Lot Line Adjustment Plat:
1.
Amend Plat Title to say, "Second Amendment to Oden Stream
Margin Review and Lot Line Adjustment".
Amend purpose statement to read as follows: "The purpose of this plat
is to amend the property lines of Lots 1 and 2,ofthe Oden wt Split
and the Sale Parcel, of the Oden Lot Split. In addition, this platalso
amends the building envelope on Lot 1, Oden Lot Split.
Remove the cross-hatching, delineation, and label for slopes under
20%.
Indicate the lot area that is being removed and added to each lot.
Indicate the building envelope area being added and removed on Lot
1.
Grant an additional access easement for the benefit of Lot 2 across
amended Lot 1 where the driveway crosses Lot 1.
Amend lots sizes on adjusted "sale parcel" and on Lot 1 to make them
represent the lot size of the adjusted parcels.
Amend the City Engineer's signature block to say, "This Oden Lot
Line Adjustment and Stream Margin Amendment Plat was approved
by the Community Development Engineer of the City of Aspen,
Colorado this _ day of , 2002."
Add the following language to the existing plat note: "The allowable
FAR for Lot One shall be based on the gross (does not include
applicable lot area reductions for slope reduction or area under mean
high water line that is deducted at time of development) lot size of
26,267 SF, which represents the lot area of Lot 1 prior to any Lot Line
Adjustment being permitted on the site. The allowable FAR for Lot 2
shall be based on the gross (does not include applicable lot area
reductions for slope reduction or area under mean high water line that
is deducted at time of redevelopment) lot size of (fill in Lot Area of
Lot 2 prior to either Lot Line Adjustment), which represents the lot
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area of Lot 2 prior to any Lot Line Ac!justment being permitted on the
site.
10. More clearly label the existing and proposed building envelope
(please see attachment for example oflabellocation).
11. Remove the original building envelope, and remove label stating
"original building envelope" (please see attachment for example of
line and label to be removed).
12. All of the Community Development Engineer's Comments must be
reflected on the final set of two mylar plats in addition to the
Community Development Department's comments.
13. Obtain all signatures with the exception of the City Community
Development Director, City Engineer, and Pitkin County Clerk and
Recorder prior to submitting two mylar copies to the Community
Development Department.
1"'""',
t1
MEMORANDUM
TO:
Plans were routed to those departments checked-off below:
o ........... City Engineer
X ......... Community Development Engineer
0......... Police Department
o ........... Zoning Officer
0........... Housing Director
o ........... Parks Department
o ........... Aspen Fire Marshal
o ........... City Water
o ........... Aspen Consolidated Sanitation District
o ........... Building Department
o ........... Environmental Health
0........... Electric Department
o ........... Holy Cross Electric
o ........... City Attorney
o ........... Streets Department
o ........... Historic Preservation Officer
o ........... Pitkin County Planning
O.........DRC
FROM:
James Lindt, Planner
Community Development Department
130 So. Galena St.; Aspen, CO 81611
Phone-920.5095 Fax-920.5439
RE:
Oden Lot Line Adjustment #2
ParcellD #2737-2737-072-13-001
DATE: October 18, 2002
COMMENTS: Please review and return comments by Octobe~
Thanks,
James
E~
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