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HomeMy WebLinkAboutagenda.apz.19981208 AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, DECEMBER 8, 1998, 4:30 PM MEETING ROOM, PITKIN COUNTY LIBRARY II. III. IV. 4:45-5:15 A. 5:15-5:45 a. 5:45-6:30 C. COMMENTS A. Commissioners B. Planning Staff C. Public MINUTES I I~I t ~/~ g DECLARATION OF CONFLICTS OF INTEREST PUBLIC HEARING Castle Cr~ek.C~ndo.mj~iun~s~ ~ ~ '~--~ ~.A__~ 6o ~cE)(Red House)~j~2_~Rezonin~,~Sarah Oate~ ~ Westend p~e~h~ Cooditional~s~for 2 ~Us 234 West Hallam, Chris 126 Park Avenue Conditional Use and Residential Desi~ (cont~ued from October 6, 1998),. Chris Bendon ~F)_~T~:_I~ ~'~ //~"~,_, _~ --c~ ¥. WO~ 6:30-7:00 A. Lodge Preservation Program and Minor PUD, Chris Bendon VIII. ADJOURN NOTE: These times are approximate, and applicants should plan to be present approximately I/2 hour prior ro their case time estimated CITY AGENDAS 12/7 City Council (5:00) City Notice 11 / 17 Code Amendment, Security Signage, 1 st Reading (MH) 12/8 City Council (5:00) Joint Work Session with Housing Authority Truscott Place 7th & Main 12/8 City Planning & Zoning (4:30) Library City Notice 11/17 Castle Creek Condos (Hallam House) Rezoning, Public Hearing (SO) 234 W. Hallam, Conditional Use for 2 ADU's, Public Hearing (CB) 126 Park Avenue, Conditional Use & Residential Design, Public Hearing, (continued from 10/6), (CB) LP Program & Minor PUD, Work Session (CB) 12/9 HPC (6: 00) City Notice 11/17 117 N. 6th Street, Final 117 N. 6th Street, Variances, Public Hearing AACP Discussion No Problem Joe 920 E. Hyman, Work Session 12/14 City Council (5:00) City Notice 11 /24 Castle Creek Condos (Hallam House) Rezoning, 1 st Reading (SO) 117 N. 6th, Landmark, 2d Reading Public Hearing (AG) Resolution, Historic Preservation Tax Credit (AG) 12/15 City Planning & Zoning (4: 00) City Notice 11/24 Small Lodge (LP) Program, Work Session with City Council (5:30) Burlingame Seasonal Housing, Conceptual PUD, Public Hearing (CB) 934 W. Francis Street, Amendment to Conditional Use for 2 ADUs, Public Hearing (MH) 12/23 HPC (5:00) City Notice 12/1 Canceled 12/28 City Council (5:00) City Notice 12/8 Canceled 1/5 City Planning & Zoning (4:30) City Notice 12/ 15' Truscott Place, Work Session 1/7 DRAC (4:00) 1/11 City Council (5:00) City Notice 12/22 Burlingame Seasonal Housing, Conceptual PUD, 1st Reading Action Item (CB) SCI Code Amendment and Definitions, 1 st Reading Action Item (CB) Code Amendment, HP Procedures, Public Hearing (AG) 1/13 HPC (5:00) City Notice 12/22 920 E. Hyman, Conceptual, Public Hearing 1/19 City Planning & Zoning (4:30) City Notice 12/29 1/25 City Council (5:00) City Notice 1/6 Code Amendment, Security Company Signage, 2d Reading Public Hearing (MH) Burlingame Seasonal Housing, Conceptual PUD, 2nd Reading Public Hearing (CB) 1/27 HPC (5:00) City Notice 1 /6 cc: P&Z Packet Community Development Admin. Staff City Attorney's Office City Planning Staff City Clerk's Office g:/planning/aspen/agendas/comingup.doc/ 12/02/98 2 fptEST scky� v S . White River National Forest Issue 3 November 1998 Dear Friends. With the Forest Plan Revision process in full swing, my first year on the White River certainly has been a busy one! With all that is going on it's time to update everyone on where we are in .the process, share what we have heard from you and where we are going. Out last update was in March when the workgroups completed their task of identifying management options. Since then, we have completed inventory work, started writing chapters of the Forest Plan Revision and Draft Environmental '*cpact Statement (DEIS), and started eveloping and analyzing alternatives. The intent of each alternative is described in this newsletter via a theme statement. I am pleased with the public interest and involvement in the revision of the Forest Plan --I believe we have heard most of the issues that need to be addressed. There will be opportunities for the public to be involved and comment on the draft revision documents following their release in the Spring of 1999. I encourage everyone to continue to be involved in the process --it's your Forest! My staff and I are available to make presentations and visit with anyone interested in the revision process. r FARTHA J. KETELLE orest Supervisor Revision Process Moving along The initial scoping for the revision of the White River Forest Plan be<LTan in Fall 1997 and continued throuch March 1998 (during scoping we ask you for your comments and input on what 1,ott think needs to be addressed in the planning documents). Since March, we have read all the letters, identified issues and concerns, and developed a summary of the comments. The comments were reviewed to identify substantive issues to be addressed in the revision process. Alternative themes have been developed and the alternatives are currently being analyzed. Writing of the revision documents (DEIS. Proposed Revised Land and Resource Management Plan (Forest Plan). and Summary) has also started. They should be ready for internal review by January 1999, to the printer by February, and released by March or April. The documents will also be available for you to review on the Internet. We are tentatively planning to have open houses in May or June 1999. The open houses will be held in Dillon, Avon, Eagle, Rifle, Meeker, Carbondale, Aspen, Glenwood Springs, Denver and Grand Junction. During the 90-day comment period, we will be available to make presentations to various groups and organizations. In January's issue of Forest Plan Focus, we will update you on where we are in the process, as well as provide you with dates we expect the documents to be released and a schedule of open houses. We will also ask you what format you would like to receive the Forest Plan documents in (e.g. hardcopy or CD -ROM) --remember, the documents will also be available on the Internet!. Hey...I have a question!! If you have questions regarding the revision process, the following people may be contacted at the Supervisor's Office by calling (970)945-2521: Dan Hormaechea, Planning Staff Officer Carolyn Upton, Forest Planner Betty Schmitt, Public Affairs Officer If you would like to be added to our Forest Plan mailing list or need to change your address, please contact Bridget Eisfeldt at (970)945-2521. Forest Plan Focus Page 2 During scoping, we contacted the public through our newsletter, open houses, work groups, and one-on-one contacts with various organizations. During this same time, we received over 500 comment letters. Through these contacts and comment letters, we identified many issues. Following are some (but not all!) of your concerns. These are broad topic areas --not specific issues. Allowable Sale Quantity • Below cost Reduced or no harvest • Maintain or increase harvest • Timber harvest methods • Forest health • Timber harvest impacts • Roadless areas Biological Diversity • Aggressive noxious weed program • Evaluate grazing for suitability • Natural fires/fire mitigation • Management of old growth • Protect soil/air • Wildlife habitat • Riparian area protection Recreation • Limit and monitor outfitter permits • Developed recreation • Four season resorts • Snowmobiles • Mountain bikes • Recreation Opportunity Spectrum • Motorized/non-motorized recreation • Recreation capacity • Potential but sites • Mountain bikes/mechanized travel Roadless • Additional wilderness • No more wilderness • Roadless area management Special Areas • Protection/special designations • Wild and Scenic Rivers • Research Natural Areas • Wilderness manaLyement • Scenic trails • Scenery/view corridors • Cave management Travel Management • Policy issues • Non -system roads and trails/social routes Access to public land • Utility corridors • Access by physically challenged • Motorized/non-motorized • Closures • Timber sale roads • Snowmobile use • Cross country skier/snowmobile conflicts • Dispersed recreation • ATVs/ORVs/dirt bikes • Backcountry use • Commercial use in wetlands • Recreation use impacts Travel Management and Biological Diversity • Road density standards • Ecological impacts of snowmobiling • Road closures • Mountain bike impacts on wildlife •- Restrictions to reduce impacts on wildlife • Evaluate land exchanges for critical habitat The US Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, gender, religion, age, disability, political beliefs, sexual orientation, and marital orfamily status. (Not all prohibited bases apply to all programs.) Persons with disabilities who require alternative means for communication of program information (Braille, large print, audio tape, etc.) should contact USDA's TARGET Center al (202)720-2600 (voice and TDD). To file a complaint of discrimination. write USDA, Director, Office of Civil Rights, Room 326-W, Whitten Building, 14th and Independence Avenue SW, Washington DC 20250-9410 or call (202)720-5964 (voice or TDD). USDA is an equal opportunity employer. Receipt of this newsletter is an indication that you are on our mailing list. If you do not wish to receive future mailings, please let us know. Government mailing lists are subject to the Freedom of Information Act (FOIA) and may be released to the public tinder certain conditions. If you do not want your name released, you should not be on this mailing list. Page 3 Forest Plan Focus Forest Develops Six Management Alternatives Six alternatives are being developed and analyzed using significant issues identified by the public during ping, input from the four Forest Plan workgroups; resource specialist experience, expertise and professional . wledge: Forest Plan monitoring: and information from two internal planning documents --Purpose and Need/Development of Planning Criteria (8/98) and the Analysis of the Management Situation (7/97). Following are general theme statements for each alternative --expanded discussion of how each alternative addresses the revision topics (biological diversity, travel management. etc.) will be in the DEIS. (Note: Alternative A is the existlnyla Forest Plan without updates fir new standards and guidelines, etc. Alternatives G and H were consolidated into other alternatives.) Alternative B emphasizes production of goods and services such as developed recreation. ski -based resorts, and livestock LTrazing to meet expected levels of demand. Vegetation management is applied to improve wildlife habitat, maintain and improve visual quality in travel corridors and recreation areas, treat overmature and diseased tree stands, and provide firewood and other wood products. Ecological conditions will not drive management activities; however, the ecological condition will remain above baseline. Alternative C provides a range of recreation opportunities while providing for biological diversity through consideration of Historic Range of Variability (HRV) conditions. The range of recreation is determined by recreation demand and trend analyses. This alternative provides more motorized recreation opportunities in the summer and more designated non -motorized recreation opportunities in the winter than are currently available. Ecological conditions may limit recreation activities in some locations of the Forest. Vegetation management activities is focused on a more diverse, healthy vegetative condition. This alternative also provides for resource production only in areas that have been previously managed. No new roads are constructed in areas not previously developed. Limited resource production occurs as a result of this alternative. Active management (e.g. timber harvest, prescribed fire and structural improvements) of all habitat types is P nphasized in Alternative D. This alternative represents an aggressive approach to habitat management. It .ices low emphasis on letting natural processes run their course. Through active management, this alternative snakes the most progress toward a diverse, healthy ecosystem condition and has the most change in successional stage of vegetation Forestwide. This alternative has the most restrictions on recreational activities. It places low emphasis on developments for human uses. Alternative E emphasizes recreation activities that provide economic benefits to local economies. These activities vary across the forest. For this alternative, tourism is defined as activities that attract people to the area for recreational visits. Land is allocated to provide opportunities for private -sector recreation providers, recreational infrastructure developments and improvements, and consumptive recreation activities. The commercial use of ski -based resorts, outfitter and guide activities, tour operators, non -ski -based resorts and developed recreation infrastructure is increased. Non-commercial recreation that provides significant economic benefits is also emphasized, while baseline or better ecological conditions are maintained Forestwide. There is limited resource production in this alternative. Resource production activities such as vegetation management, mineral development and livestock grazing, while continuing to provide a range of recreational activities, are maximized in Alternative F. Utilization of resources on the Forest is maximized. In areas intensively managed for resource production, minimum population viability is an ecological constraint. In other areas, natural processes are allowed to dominate the landscape. Dispersed and developed recreation opportunities are at current levels or higher. Roaded recreation opportunities expand; semi -primitive recreation opportunities may decrease. Specific concepts of Conservation Biology are emphasized in Alternative I. These concepts purpose that for these systems to function unimpaired and unimpeded, forest health and biological diversity, natural dirturbance regimes, and other ecological and evolutionary processes are allowed to perpetuate. Commodity production, Including recreation, is accommodated to the extent that it does not fundamentally impair these natural processes, the Forest's native plant and animal communities, or restoration of the full ecological functioning of these features. Emphasis is on retaining, to the highest degree possible, the wildness of the land. Forest Flan Focus Fade 4 Site -Specific Decisions When the Forest published its Notice of Intent to prepare the EIS in conjunction with the Forest Plan Revision, it identified two site -specific decisions --travel management and vacant range allotments. These two decisions will be made by the Forest Supervisor (the Forest Plan decision will be made by the Regional Forester). Travel Management There will be a site -specific travel management plan for each alternative cthere are currently six alternatives --see page 3). The Forest held open houses and made presentations to organizations to specifically address travel management. Many of the comments received during scoping were site -specific travel management comments. District teams mapped and identified alternative strategies for each travel plan. The travel management plan will contain individual road and trail information: • addressinLy each road and trail • identifvin-i road closures and obliterations identifvina road and trail uses, seasons of use, and use restrictions • addressiniz motorized and non -motorized uses • addressing mountain bike use Unlike the site -specific travel management plan, the Forest Plan will contain programmatic travel strategies: • similar to what is on the Forest visitor map • addressing on- and off -road uses • that are presented separately for summer and winter • pertaining to large areas, not to individual roads and trails Vacant Allotments There are about 50 vacant allotments on the Forest. Some are not suitable for grazing because of rangeland resource conditions; others are not suitable due to factors such as access, resource conflicts and location. Closing a range of these vacant allotments will be analyzed and presented in the Forest Plan. Three open houses, one -one - one contacts, a mailing to the Forest Plan mailing list, and a presentation to livestock groups will be made to explain the decision to be made on vacant allotments. Forest Pan Focus White River National Forest 900 Grand Avenue PO Box 948 Glenwood Springs, CO 81602-0948 PITKIN COUNTY/ASPEN JOINT PLANNING COMMISSION 130 SOUTH GALENA ASPEN, CO 81611 Inside This Issue Revision Process Moves Along Your Comments Alternatives Being Developed NOV 19 1998 r',ji";LZiy , i i n�iv C0M"AU,'JITYcJ`' CP4`NT Address Correction Requested TO: Aspen Planning and Zoning Commission FROM: Mitch Haas, Interim Deputy Director DATE: December 8, 1998 RE: Follow-up and Up -coming 1 Auto Tech Parking Area. The Parking Division of the Transportation Dept. has, along with the Street Department, been working on this issue. I will keep you updated as issues are decided. 2. Construction parking in general. During the discussion on the 1999 fee ordinance (Ordinance No. 49, Series of 1998) at last night's council meeting, council asked staff to consider instituting a parking fee (or bus pass) as part of the building permit requirements. We will continue to work with the Parking Dept. on new procedures in this regard. We'll keep you posted. 3. Work Session on LP Program. City Council has suggested a joint work session with the P&Z to discuss changes to the small lodge program. Although this had been scheduled for December 15, 1998 @ 5 PM, council may cancel. If you want to track this, please contact staff after tonight to get the latest date on this meeting. 4. Boards and Commissions Reception. Georgia Hanson was named volunteer of the year. For those of you who did not attend, or didn't receive your gift from the city, please contact Cathy Derby (920-5212) in the City Manager's office. Thanks for all your hard work this year! ! 5. DEPP Staff has completed this report and has forwarded it to council. Council has authorized funds to have the Phase 3 report printed and distributed to committee members, P&Z and HPC. We hope to get these to you before the end of the year. 6. IPP Closeout Report. Staff is working to complete this report and forward it to council later this month. Upon completion, staff will distribute copies to the task force and the P&Z. 7. Land Use Code Work Session. Staff will be meeting in December to review the changes before scheduling hearings in January. This is just the first step, there is much more work to follow, but we hope a big step in the right direction. 8. Next regular meeting. Next Tuesday, the 15th, @ 4:30.--Happy Holidays!! Upcoming: AACP Update: 5:30 @ Aspen Youth Center, December 10, 1998 Also upcoming in January with City Council: (Dates to be determined) • Cozy Point Work Session • Trails and Sidewalks work session • Main St. Work Session with HPC, P&Z, and City Council • FAR Work session w/ HPC, P&Z and City Council clhome/mitchh/p&zmemos/120898.doc Memorandum DATE: December 8, 1998 TO: Aspen Planning and Zoning Commission FROM: Julie Ann Woods, Community Development, Director RE: Interim Deputy Director CC: Community Development Staff Amy Margerum, City Manager As you are aware, we have not yet had an opportunity to bring a new Deputy Director on board to back -fill my previous position. We have received numerous resumes, and will be scheduling interviews (hopefully) in the next few weeks. I have found myself in the position of often having two different meetings at the same time in two different locations and haven't found a way to cover both. Therefore, I have asked for some assistance to try and make a fairly seamless transition until a new Deputy can come on board. Mitch Haas has accepted the challenge of serving as Interim Deputy Director. Mitch's duties will include review of memos to the P&Z, staffing the P&Z meetings when I am unable to, completing the P&Z follow-up reports and following up on issues of interest. Early on Mitch had expressed an interest in the Deputy position, and I offered him this opportunity to try it out. I'd appreciate your cooperation and patience with Mitch as it will truly help me out in getting my work done without going into major overload. Amy Guthrie has been asked to support me as well by completing a self review of her HP memos and briefing me on the case issues, rather than my rereading her work. If any of you have any concerns regarding this interim arrangement, please feel free to call me or stop by my office. I felt this was necessary in order to maintain a high level of service to our Commissions and Council, and appreciate any feedback you may have. c:/hometj ulieiv/p&zAntenn.doc 1" C V. -JEORGE ROBINSON '2552 EAST.ALANfflDA,4,9-7 DENVER, COLORADO S0209 03) 77 -3 141 �A MEMORANDUM TO: Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Director FROM: Sarah Oates, Planning Technician /)-'0 ' RE: Castle Creek Apartments (aka "The Red House") Rezoning and Special Review DATE: December 8, 1998 SUMMARY: The applicant, the City of Aspen, is seeking rezoning of the property located at 855 West Hallam to Residential Multi -Family (RMF). The property is currently a 12,727 square foot tract located in the County, and zoned R-6. The property meets all dimensional requirements for Residential Multi -Family (RMF) zoning with the exception of the off-street parking requirement. Parking is provided by an access easement on adjoining property. The Planning and Zoning Commission is being asked to address the off -site parking issue through a special review process. Staff recommends the Planning and Zoning Commission approve the special review for no on -site parking and recommend approval to City Council for this rezoning. MAIN ISSUES: The Castle Creek Apartments are in the process of being annexed into the City. This parcel is encircled on all sides by the City of Aspen, in a primarily multi -family residential neighborhood. As part of the annexation process the City is required to rezone the property within 90 days. Because the existing apartments do not have on -site parking, the property will not meet the parking requirements of any residential zone district. However, because the units will be affordable, the Planning and Zoning Commission has the authority to approve parking through special review. Staff believes there is adequate parking (17 spaces) adjacent to the property, and a parking access easement has been granted to the property. APPLICANT: The applicant is the City of Aspen, represented by the Aspen/Pitkin County Housing Authority. LOCATION: The property is located at 855 West Hallam. ZONING: Existing: The property is currently zoned R-6 in the County. Proposed: Residential Multi -Family (RMF) LOT SIZE: The lot size is 12,727 square feet. The minimum lot size for the Residential Multi - Family (RMF) is 6,000 square feet. LOT AREA (FOR PURPOSES OF FAR CALCULATION): The applicant is not proposing an addition at this time. FAR: Allowable -- 1:1 Existing -- approximately 5,000 square feet. Proposed -- no increase in FAR is proposed. CURRENT LAND USE: The current land use is six free market rental units. PROPOSED LAND USE: The proposed land use is for the six units to be sold as Affordable Housing units. MINIMUM LOT AREA PER DWELLING UNIT: Unit 1 bedroom 1 bedroom 1 bedroom 1 bedroom 2 bedroom 3 bedroom Total Minimum Existing 400 square feet 400 square feet 400 square feet 400 square feet 800 square feet 1200 square feet 3600 square feet 452 square feet 634 square feet 848 square feet 400 square feet 986 square feet 1506 square feet 4826 square feet PREVIOUS ACTION: The Commission has not previously considered this application. REVIEW PROCEDURE: Rezoning. The Planning and Zoning Commission shall consider the application at a hearing and recommend approval, approval with conditions, or denial to City Council. Special Review. The Planning and Zoning Commission shall consider the application for special review and approve or deny the application 2 BACKGROUND: The Castle Creek Apartments were purchased by the City of Aspen in October 1997. The property is currently undergoing a review process for annexation and must be rezoned within 90 days after annexation has been completed. STAFF COMMENTS: Review criteria and Staff Findings have been included as Exhibit "A." The application has been included as Exhibit "B." RECOMMENDATION: Staff recommends the Aspen Planning and Zoning Commission approve the special review request to allow no parking spaces on -site for Castle Creek Apartments, 855 West Hallam and recommend approval of the rezoning to Residential Multi -Family (RMF) to City Council without conditions. RECOMMENDED MOTION: "I move to approve the special review for no on -street parking at the Castle Creek Apartments. I further move to recommend approval for the rezoning to Residential Multi -Family (RMF) to City Council without conditions." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B -- Development Application c Ah o m e\ p I an n i n g\c a y t lc p. d o c 3 RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING THE SPECIAL REVIEW FOR NO ON -SITE PARKING AND RECOMMENDING CITY COUNCIL APPROVE THE CASTLE CREEK APARTMENTS REZONING TO THE RESIDENTIAL MULTI -FAMILY (RMF) ZONE DISTRICT, 855 WEST HALLAM, CITY OF ASPEN. PARCEL NO.2735-123-00-820 Resolution #98 - WHEREAS, the Community Development Department received an application from the City of Aspen, owner, for rezoning of the Castle Creek Apartments to the Residential Multi -Family (RFM) Zone District, and Special Review to establish the parking requirements for the property; and, WHEREAS, the Planning and Zoning Commission may approve Special Reviews in conformance with the review criteria set forth in Section 26.64; and, WHEREAS, the City Council may approve Amendments to the Official Zone District Map (Rezoning) after taking and considering recommendations from the Community Development Director and the Planning and Zoning Commission made at a duly noticed public hearing, and taking and considering public testimony at a duly noticed public hearing in conformance with the review criteria set forth in Sections 26.88 and 26.92; and, WHEREAS, the Community Development Department reviewed the special review for parking and the proposed rezoning and recommended approval with conditions; and WHEREAS, during a duly noticed public hearing on December 8, 1998, the Planning and Zoning Commission took and considered public testimony and by a _ to _ vote recommended City Council approve the Castle Creek Apartments rezoning to the Residential Multi -Family (RMF) Zone District and approved the special review to allow no on -site parking for the affordable housing units. NOW, THEREFORE BE IT RESOLVED by the Commission: 1. That the City Council should approve the Castle Creek Apartments Rezone to the Residential Multi -Family (RMF) Zone District; and 2. That the parking requirements for this property are hereby established at no on - site parking provided the existing parking easement remains valid. APPROVED by the Commission at its regular meeting on December 8, 1998. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk cAhome\planning\csthzdoc Sara Garton, Chair Exhibit A Procedure: Amendment to the Official Zone District Map A development application for an amendment to the text of this title or the official zone district map shall be reviewed and recommended for approval, approval with conditions, or disapproval by the planning director and then by the Commission at a public hearing, and then approved, approved with conditions, or disapproved by the City Council at a public hearing, in accordance with the procedure established in Common Procedures, Chapter 26.52. STAFF COMMENTS: Rezoning Section 26.92.020, Standards Applicable to Rezoning In reviewing an amendment to the official zone district map, the City Council and the Commission shall consider: A. Whether the proposed amendment is in conflict with any applicable portions of this title. Staff Finding: The property meets all dimensional requirements of the Residential Multi -Family (RMF) zone district with the exception of the parking which is provided for by an access easement on adjacent property. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. Staff Finding: The AACP does not address this parcel specifically. Annexation and rezoning of the property does further the goal of the Housing provisions of the AACP, as the units will be used as affordable housing. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Finding: The adjoining property is zoned Residential Multi -Family. Once annexed, rezoning as Residential Multi -Family (RMF) will be compatible with adjoining property. D. The effect of the proposed amendment on traffic generation and road safety. Staff Finding: The rezoning is not expected to pose any traffic problems, as there is an existing six unit structure on the property. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether and the extent to which the proposed amendment would exceed the capacity of such facilities, including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. Staff Finding. The is no proposal for further development. The rezoning will not impact demands on community facilities. However, because this property will be located in the city limits, there should no longer be confusion by the County Sheriff's Department as to whether they should respond or not. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. Staff Finding: The rezoning is not expected to affect the natural environment. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. Staff Finding: The rezoning of the parcel to Residential Multi -Family, and creation of additional affordable housing units are consistent with the community character in the City. H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. Staff Finding: The property is compatible with the higher density residential developments in the area. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this title. Staff Finding: The rezoning is not in conflict with the public interest and meets the intent of the land use code. PROCEDURE: OFF-STREET PARKING REQUIREMENTS The Commission, in accordance with the procedures, standards and limitations of this chapter, shall approve, approve with conditions, or disapprove a development application for special review after recommendation form the Planning Director. STAFF COMMENTS: OFF-STREET PARKING REQUIREMENTS No development subject to special review shall be permitted unless the Commission makes a determination that the proposed development complies with all standards set forth below. B. Off-street parking requirements. Whenever off-street parking requirements of a proposed development are subject to establishment and/or mitigation via a payment in lieu by special review, the development application shall only be approved if the following conditions are met: 1. In all zone districts where the off-street parking requirements of a proposed development are subject to establishment and/or mitigation by special review, the applicant shall demonstrate that the parking needs of the residents, customers, guests, and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, the projected impacts onto the on -street parking of the neighborhood, its proximity to mass transit routes and the downtown area, and any special services, such as vans, provided for residents, guests, and employees. Staff Finding: The Castle Creek Apartments, which consists of six units and nine bedrooms, has access to parking by an access easement to adjoining property. The parking lot consists of seventeen spaces. Staff is suggesting that parking requirements be established through special review, provided the existing parking easement remains valid. Ronald D. Austin Frederick F. Peirce Thomas Fenton Smith` John M. Lassalette" *Also Admitted in Delaware **Also Admitted in Washington AUSTIN, PEIRCE & SMITH, P.C. Attorneys At Law 600 E. Hopkins Avenue Suite 205 Aspen, Colorado. S 1611 May 5, 1998 Mr. Mitch Haas City of Aspen Community Development Department 130 S. Galena Street Aspen, CO 81611 Telephone (970) 925-2'600 Facsimile (970) 925-4720 RE: Castle Creek Condominiums - Application for Subdivision Exemption for Condominiumization Dear Mitch: This application is submitted on behalf of the City of Aspen and the Aspen/Pitkin County Housing Authority, for condominiumization of the property to be known as Castle Creek Condominiums, previously known as the "Red House." The property is the subject of an upcoming annexation to the City of Aspen. This application is submitted now in order to expedite approval upon completion of the annexation. In connection with this application enclosed please find and note the following: l . Because APCHA is funded by the City of Aspen and Pitkin County, and because this is a 100% affordable housing proposal, we are requesting a waiver of fees. 2. Signed Fee Agreement. 3. Proof of Ownership, i.e., the Warranty Deed to the City of Aspen dated October 8, 1997, recorded October 13, 1997 at Reception No. 409408. 4. The Applicants are the City of Aspen and the Aspen/Pitkin County Housing Authority. This firm is authorized to process the application on behalf of the Housing Authority, as indicated by the letter from Dave Tolen attached hereto. The legal description of the property is included in the deed. The street address of the property is 855 W. Hallam Street, Aspen, Colorado 81611. BAB\C:\OFFICE\APCHA\Castle Creek Condominiums\Application for Subdivision Exemption 4-28-98.wpd AUSTIN, PEIRCE & SMITH, P.C. Attorneys At Law Mitch Haas May 5, 1998 Page 5. The purpose of this application is to convert the six rental units which comprise the Red House into six deed restricted condominiums, subject to APCHA affordable housing guidelines. 6. Enclosed herewith are two blueprints which constitute the proposed plat, entitled Castle Creek Condominiums, prepared by Aspen Survey Engineers. 7. Finally, enclosed is a copy of Pre -Application Conference Summary dated April 9, We appreciate your review of this application. Please contact me if you require any additional information. Very truly yours, AUSTIN, PEIRCE & SMITH, P.C. :l By ! - t/1A- Thomas Fenton Smith TFS/bab Encls. cc: Aspen/Pitkin County Housing Authority John Worcester, Esq. BAB\C:\OFFICE\APCHA\Castle Creek Condominiums\Application for Subdivision Exemption 4-28-98.wpd Aspen/Pitkin County Housing Authority f'30 E. Main Street Aspen, Colorado 81611 May 4, 1998 Mr. Mitch Haas City of Aspen Community Development Department 13 0 S . Galena Street Aspen, CO 81611 RE: Castle Creek Condominiums - Application for Subdivision Exemption for Condominiumization Dear Mitch: Please be informed that the firm of Austin, Peirce & Smith, P.C., is authorized jo act on behalf of the Aspen/Pitkin County Housing Authority in connection with the above -referenced application. Director /bab cc: Thomas Fenton Smith, Esq. John Worcester, Esq. ASp�r:I'� /P<T`ii CON 1 DEVELOPN- =DEP3RTY= ;k4reemenr for Payment of CAy of .men Deveiopment Application Fees (Pleme Prima Clearty) Chi OF OPEN (,ateinn c � and Aspen/Ditkin Countv Housing Authority :Ace AS OL' O S: 1, �P�C` . 1 , sub=i=d to C�'IT'T an a=o cation or condominiums nation, Castle Cr;�ero'��ar- r PRO TEC i ). ��PPLIC.��+ i �-maer tan,ds and a— .s that Ciry of �spen.Orainance No. � t Se^:es or ? 9gh'► asmoes a see Stluct' ,or ;and use atmucanons and the -ay menu of ail oroc=siZ 'fees is a condition ore:.'rdent =o a aete_^..3uon orviication comt;ie.e^ess. �. �pPr :C of he sire. :azure or scope Of - e orecosed �.r oossibie sz "his 'd e =o :sc�^air_ the ;ail e:^�^t ,I `"e ^ss I.nveived n proc�ssin? DTQ]�,,..,.. 1L is ROL ` "r' � �..� .. 1 � r.0 `v 11 Iry . the a�t;llcaIIon. nor TC aNT and C � 1.ir'r- �� rrr�� L " .Z -he :ntz: Of e �arreS 0 llo�v 6. -g- V V r • i. :S APPr IC �� 1 `o -Wait : �a�r� eIIt 0I :Il !IlIII41 :ieposit end :o ye:�..rce: p .--.L aac�onas _os-Ls :o ce bill.. -o PDT C �;"' �n mon i� oa. S. �?D C ' v^' 'veil ce ed _ _ - o--e.... ... ...�^� _ _ .�eT ash dir/ ant trail mv�e additional ,a�� enT,s anon orlTc=on :�v iauz -1 e �.. ' v>rea ,he„ . = _ _ r w -�-o-, ar o,..., �- are aerrssar;v cs costs c• C T`� es t -ti-ui ce :ene =11aR _:le _ I... ....., Ott JI reec-ove^.ng s � cosls -o processIC.a�v i S appiic�hon_ 1. C'TY and A2 �C = i ur-� e: a�� �. L t is m=,-c^cabie or CT St To comniete _ proc..ssmcr or i res..rt sUE cent Marl :zzon :o she :11=nirg Corrmission and/or C:t<� Councu m enabi.e the Plannincr Cos 'fission and/or C ry Counml. to eza.ily :-e`-- ,, or proffer: .. '; �� are oaid in sail o 'or *o de on. ate_ rovaL ,.ln.i.ess c.ir �.t 'ciil.nr.. _ _ . AP...tiiveo��o Merenlermon or 1:o5 yzes orior -o ernu=on of aLTdcazion cotnpl_e ess. PPLIC. � snail ?ay an Collect lull a �=�- - - _ ....... ii=. ai derosiL in the alnounz of S 355 , 0 Rrhica is 'for hours of Plannin- staff �me, and it . deposit a 101 'C a N7i snail pay adciiLional monLhiy ?�iiingS actual recorded costs esc...� the ��tial :..1 . to CITY to imiourse e = for ;.lie processing or the anoiicarion mentioned above. including ' avments snail be mvice 'yjT'11T1 cr dam arn=vai revie,.v. Sucn 'odic p a days of , e-' APPLICA�,t �irthe; =° the duce to pay sucli n tic ued costs shall be ,sounds for suspension of processing. MY OSp EN � PPLI�.��►-T F' X Sipature: Stan auso Date- Community Develot=e= Dir..---.or Printed Name: Dave Tolen, APCHA City of AJ�en lvIaiiinc Address: 530 E. Main Street ps�Pp , Cn 8161� A-maimEmr.t. City of Aspen Development Appik-won Fen Policy ire C:tv of �spe.� �uzsuant �o Ordinance �� (Beres or I go61, bas esmbiisued a fee struc=e Tor the procossingor of land use a=Hcarioms. A hazier or depose is collermd or :and use a=11carions based on the type of =ji=don-ubmitted. Ref yperrsi fees for ooze: Ciry d=a=ents iewin� *dze annu=don will also be coiiecmd -,xten necessary. One c4eci; ncivain he ceuosit for P!annin� and refezai agency must be Spitted With each land use anniicauon. mao.e navanie to the AsremlP_-Jdn Comn=w Deveiotnnent Deparment _ rmil=ons Yviil, not be ccrpted or processing without she auniicazion e"-. :k Paz s toll ..tby ?!!lr-Tiir cr or �=rovais .vi ch aorr.aiiv -a.1� ;:. I, ;-- IILf ._ . prealctabie amount of e �o process. Tne � is iZot reT„uc.Zcie. deposit is toll -. 'ov ?' :I?Li^? :vYle mere t:;t=sive ^e,v _5 : 30" fired. �S yours are ::ice:v 7.0 Tarr sI1es=- daily �Ir Ile ,7..-ruc=on 70 Vha�� rg ,. aQ aims e ' lev'osm � ti e� ' fie �:,�Osit ��i,3s b�^ e. L'e^�e" i i --, , .•. �� ..L'�S1C..Ilt :tii .l �1Le...110rtE iv cacen on ac,:aai �� yours. C.rnT HEin?.s plus be asc p ' �, Ni tun : 0 a27s or orcczss-,-.g of Ine ar uiicamon .H be smenc...j. n az.-rHcant =,n ousiv -aiiea :o nav = Sjo e y- i_CIIOr aQCIIIIOna1 aDpi1CrLI01IS 'tii11 ':e accted or 7rOCeSSinQ '_'II1 :.tee OL'I.�'w^Cr:� Bald_ inno case will 3uiioin!z P=wits be Issue:. until aiI cos-s associaze::With cast urocs- !gave berm odic. .der *,.he inai action on _he prole.:.. any re"Taining baianc.- .pm -hz ::e�osit :tizil be ai ced to she a=iic Inn ADp11CatI0ns :vi11C.i, C. =oS1t must include 3IIfor JOLliicatlon Ftes. iBe Agreement estwl i sties The amEcaur ,�.s be:� i�S onk' le rOr �avalent of ad' - - ; - costs associated with processing the aoikation. Tne �� e tent mt:sr be sib by the part'{ responsible or + avment =d �-ubrsitzed With the =11C 'ion in order for it to be act ted_ T"ne compleT.e fee scheduie for land use applications is avaziadie at ;,he Community Development Department_ - o'clock ______ �•i. �_,_ — Recorded ass Recorder Reception RECOP.D G REQUESTED BY: WHEN R.EC®�� VR.� RETB The City of Aspen 13 0 South Galena Street Aspen, Colorado 3 1611 iT N'�" �•L WARRANTY DEEM e this day of October, 1997 , between S 5 5 WEST � ALI. NL "TffiS DEED Is mad d T� CITY OF ,ASPEN, COLOR•• raxioa . crcines'ter Grzntar' ), wiwse le aI address a, Col a Colorado Gorpo "ott and Home Rule Cory (hereinafter "Grantee"). 6 a Gatorade Ni,�ni�pal Corpora Colorado 81611. is 130 South Galena Street, AsPtr' -W1-rNESS£TH. that the C-:enter, for and in consideration of the Burn OfTen Dollars pad and valuable consideration, the receipt and sus3iciency cf winch is hereby (310.00) and other g ackaowiedged, has meted, bargained. sold, and conveyed, -and by ttes+c pz4sesit9 does Seat,. bargain, convey and confirm, unto tocs and assigns fore�rer, all the real property sell.theaniee, its ass d being in the County of Pitkirs, Statc of together With improvements, it any, ctuatc, tying 8 this Cu lorado, described � follows; See --''bit A attached hereto and ircc�orporated hcreirt by reference. with all d singular the hereditaments and appur mwlce3 thereto belenging TOGS= rant3, i,sucz or in a�rrywisc aFP�a'•'�'& Sad the reversion and reversions, remainder and rcmaind.crs, cones thereon. and all the estate, right. title, interest, claim and dem8ad wLSoev�er of the .and p n Sea. with the heTeciiL3snent5 Grantor. either in law or equity. of, in aad to the above bargained Premi and appurtcnanc-as. ,rO laAVE A"ND TO HOLD the said premises above bargained and described, with the rtcnances, unto the Grantee, its successors and assigns forever. �� wt heed mo t I appu eats cavcrenc. Brant, bargain and ag[sa to successors and assigrss, and d„�y these presents. it i9 a+dl seizes successors ;vtd assigns, that at L'te time of the a1�$ he remises above conv�=Yid. has good, sur®, perfect, absolute � ricy to a;=r,estate of `axg� oft p fu11 power and taw6 a t7' _ inheritances, in law, in fee simple. and has good ri$hi, from s ell and convey the same in manl?ar and form as afaresaud. and that umbrsnc= and restricdons all former and other grants, bargains. Sales, liens, taxes, assessments, ene of whatever kind or nature whatsoever, accept the following exce0on3= . 1 • General takes for 1997, due and payable in 1999. usion in the Aspen fire Protection District, Aspe n Water and 2, The effect of incl tries. Sanitation District, Colorado River Conservation District, and the Open Space Di- J. �- Right of the proprietor of a vela or lode to extzzct aad remove his ore therefrom the premises in United SL'tes shotdd the same be found to penetrate or intersect rded Itiu cedPatent l7 949 a Boole 17� �J recorded Dccasnber 3, 1 S92 in Book 55 at Pago 5 and reeo Page 245. 4. Terris, conditions, provisions, obligations and easeraeacs as 6 nt 8� H Book tat recorded October 30, 1972 in Book 268 .� 7'I2 aage t2Pa a 408, and recorded January 31, 1997 as Page 71. recorded August 27, 1993 in Boo S Reception .to. 4p 1417. 5. Subject to all building and zoning regulations. All documents are recorded in the records of Pitkin County. Colorado. �I Ill II1111 III 1111111111 ill 11111 I Illll 11111111 1111111 429409 18l13/19971� .38 "iW0 Iof3R16-H0 , M P1IKIMCO CflLORACO The Grraator shall utd willwARRANT AND esso FOREVER "d as signs. above = pce�+is+rj in the quiet and peaceable possession. of the Grantee, its succZheraoF the si number and every pan or Pons lawfully i=t all claiming the `whole or any part- ��'�' shall include the plum. the Plural �° singuiax artd the uac of zny gender shall be applicable to all senders. ry virrr Ess WSEREOF, dAte set forth above. the Grantor has executed this General Warranty Daed on the 85_5 WEST JLAj Z-AM .1NC•+ A COLORADO CORPORATION Sy: Bruce H. Etkirz, prcjidem STATE OF COLOPADO ) ) ss. COUNTY OF DEN TM ) Thu focegaung C� W==a y Deed was acknowledged and sworn to betbre roe this day of October, 1997 by BruceH. Etkin -w Presi`iazc of 855 Wass HallamInc"a . Inc Colorado Corporation. WITNESS my h=d and official Seal ,riy colnmi33ion expires: N. Om public " ii 2 .f 3 R ie.ee o isr,ea x ¢.ea rmcihrn coLonaoo =413 I'r A SEGIv A,,.c Co"MA NO. 2 4w - SAID ORNEALSO OF SAID NORI"r( TSXAS MSlTM .WlNc; LINE 6-7 OF Tlqz CITY AND TOWNST'"M or ASPEN, WHENCE copwma No.06 OFR ASPEN A RED SANDSTONE IN pl..ACv, BEARS N 07 DEGREES 38' E 1134.60 FEET; 'RUE THENCE ALONG SAID L"V'S ' 6-7 Q, oEopcis 3$,00- 1 36-94 FEET TO THE POINT OF 3r:.G1*.4NING; THENCE S 7S DEGREES 40' E 3-00 FEET: THENCS S 07 DEGREES 38' W 40.00 FELT; 75 DEGREES 40' W .i.. 23.00 FEET; ;'HENCE S jq DEGREES 2C' W 17-00 FEET; THENCE N 75 DEGREES 401 W 3S.00 FEET; TH EN C M" N 14 DEGREES 20' m 15.00 FEET; N '75 DEGREES 40' W 1S.50 FEET; THENC M 14 DEGREES 20' L 4.00 FMZT; N 7s DEGREES 40' 20, W E 20 00 FEZ'."; 2.63 FEST To TIRE NORTHERLY LINE OF SAID ',%ZORT.4 THENCE v 14 UEC;Rzzs TEXAS MZLLSITS; Ty.4ZNC-zl ALONG THE NORTHERLY LINE OF SA10 MILLSZ7=_ N 74 0EGREZ5 2 . 0' W 47,00 FEET; TRENCZ N 07 DECR&F-S 36' Z 94.12 FEET TO THE SOUTHERLY LINE OF COLOPA= X:c;mwAy NO. THENCS 5 7S 82: DEGREES 09, R SAID 11w E12S.00 FEET ALONG :'HESCUTHE Ly LINE OF Al RZORWAy To LINE S-7 OF e=TY AND TOwjqSZ-r%_- OF ASPEN. , ' .. w 6 z FEET ALONG SAID LINE 5_ra THE -.,.RtTE PC INT 07 DEGREES 3 a, 13 - OF BEGtNNING. COUNTY OF PlIrKIN, STATE OF CaLopuazo OF "Uqn BE:NG COMPRISED OF THOSE PARCELS3 OF LAND DESCRIBED N SOON ,TRACT 240 AT PACZ 134 A IN aCOK 350 AT PACE 303 AND PORTICN OF THE VILLA OF ASPEN Taw.NHOTjSES A.5 S14CWIq ON Z:LAT 3COK A XT PACE 296, Pl"AMIN C-%.Otr*-'ZTY -r A, J.'s RECORDS, SEZNG PARTS OF BLOCK 5 ASPEN TOWINSI-Z, NORTH TEXAS MIL I SIXTH 378e, AND LOT 3. SZC.r*"_"ON 12, TOWNSHIP 10 SCU'rX- RANGE -55 WEST OF THE 7Rl',*4Cl2AL' MERIDIAN, p ITKIN COUNTY, COL.OS.AXo, D.ESCA13ED AS FO LZCW S : q:E(3j",%r4VZt4C AT A 20j,%4T ON ASPEN TOWNSI T'-w LINE 6-1 SEING THE NORTHWEST CORNER OF SLCCX TIAENCZ s s ASPEN TOWNSZTE; 75 D'EMASES 09,11" 35.99 FEET ALONG THE NORTH LINE OF BLCCK 5; THENCZ 5 is DEGREES 43,36" 66-30 -HENCE S ag DEGREES 30'00" W 46.00 FEET; ,rME, 4qCM S 66 DEGREES 4S.50 FEET; ':ICENCZ N 7gEAC,_ N 32 DEGREES 00100' 01 =)ZGREZ3 40,00- W 53-00 -FEET; Z 24.50 FEET '" M THE NCI:t,,.-H LINE OF .THE Z40RT14 THENCE N 74 DEGREES 3 0' 00 " W 30.00 FEET ALONG TAKE NORTH LINZ OF THE NORTH TEXAS MIL.LS:7E; THENCZ N 07 DEGREES 36 00' 3 54.12 FEET TO THE SOUTHERLY R.O.W. OF COLORADO STATE HIGHWAY NO. 82; THENCE s 75 DECREES 09111w E 12S.00 FEET ALONG THE SCUTMER-Ly R.0'w. OF COLORAZO S-rA.7rE HIGHWAY NC- 82 TO ASPEN TOWNSITE LINE 6-1; ,HZNC,L" S 07 DEGREES 301001, W 797.13 FEET ALONG ASPEN TOWNSITE LINE 6-7 TO THE POINT or BEGIVINING. cauwTy OF PITKIN. STATE or COLOP-kca 111 11111111111 Mll IN 11111111111111111111111111 11111 lie/%3/lsv 1803:07P DAVIS SILIVI MLORADC M1406 as plly'lw..Q 3 of 3 Recorded at o'clock . M. Reception Recorder RECORDING REQUESTED BY: WHEN RECORDED RETURN TO The. City of .Aspen 130 South Galena Street Aspen, Colorado 81611 THIS DEED is made this day of October, 1997, between 355 WEST HALLAM, INC., a Colorado Corporation (hereinafter "Grantor"), and THE CITY OF ASPEN, COLORADO, a Colorado Municipal Corporation and Home Rule City (hereinafter "Grantee"), whose legal address is 130 South Galena Street, Aspen, Colorado 81611. V;j TNESSETH, that the Grantor, for and in consideration of the sum of Ten Dollars (510.00) and other good and valuable consideration, the:: eceipt and sufficiency of which is hereby acknowledged, has sold and quit claimed and by these presents does sell and quit claim unto the Grantee, its successors. and assigns forever, all the real property together with appurtenances lying and being in the County of Pitldn, State of Colorado, described as follows: The =cclusive right to use Par i g Spaces R1 through R8, and a nonexclusive right of vehicular ingress and egress to such parking spaces, as defined and described and soect to the terms, conditions, provisions, obligations and restrictions governing the use and maintenance of such parking spaces, and such ingress and egress m Amended Panting Lot and 11*yUntenance agreement recorded August 27, 1993 in Book 722 at Page 408 under Reception No. 360476. TO HAVE AND TO SOLD the said premises above bargained and described, with the appurtenances, unto the Grantee, its successors and assigns forever. IN ASS WHMOF, the Grantor has executed this Quit Claim Deed on the date set forth above. W �1 cya STATE OF COLORADO ) ss. COUNTY OF PITK N ) ent was acknowled ed and sworn to before me this � day of The foregoing instrument g October, 1997 by Brooke A. Peterson as Attorney -in -Fact for 855 Nest Hallam, Inc., a Colorado Comoration. CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Mitch Haas, 920.5095 DATE: 4.9.98 PROJECT: REPRESENTATIVE: OWNER: TYPE OF APPLICATION: Subdivision exemption for Condominiumization DESCRIPTION: Land Use Code Section(s) 26.88.070 Condominiumization 26.52 Development Review Procedures 26.52.030 Application and Fees Review by: Staff for complete application, referral agencies for technical considerations, Community Development Director for final approval. Public Hearing: No. Referral Agencies: ��, Engineering, Planning Fees: Planning Flat Fee $245 Referral Agency Fees: Engineering $ 110 Total OZs` r $355 To apply, submit the following information: 1. Total deposit for review of the application 2. Signed fee agreement - ' Z 3. Proof of ownership pp 4. P Applicant's name address and telephone number in a le er signed by the applicant, which also states the name, address and telephone number of the representative. Include street address and legal description of the property. 5. Summary letter explaining the request (existing conditions and proposed uses) and addressing the standards of the Land Use Code sections listed above. 6. An 8 1/2" by I I" vicinity map locating the parcel within the City of Aspen. 7. Old (existing) plat if one exists. (from City Engineering or County Recorder) 8. Proposed plat from a registered land surveyor. Call City Engineer for plat requirements. 920.5080 9. Copies of prior approvals (from City Clerk) 10. 2 Copies of the complete application packet (items 3-9) -7 .e,� Process: Apply. Planner reviews case for completeness and sends to Engineering and referral agencies. 1-2 weeks later planner will contact applicant with the suggestions from Engineering for preparation of the Final Plat. The applicant's surveyor makes those changes and brings in 2 reproducible mylar copies to the planner. Planner reviews plat for. consistency with Engineering suggestions and the Director approves, approves with conditions, or denies application based on consistency with the review criteria and technical considerations. Plat is then be signed by City Engineer. Applicant then can record the final plat at the County Clerk and Recorder (fee). G.C.E _P NO 3 NORTH TEXAS MILLSITE OMI PLASTIC CAP ILLEGIBLE 'ION USED TO ESTABLISH NORTH DARY OF NORTH TEXAS MILL SITE q • 0' tt, 0'.W 3p•00 sr11 ant-yy sector of Sect/on this 6th Prtnetpai ,•et+on 12. and being port •• M+nnral Srro*y No. 3236 end 7ornstt• of Aapon. Toros Milisit4. said aeon i to of Mp4n. ritonc• +andstontr to Plocr� boors laid !in• 6-7 N 07 38'00' E ING: 'homy I+r• of sold North Mills+t• N 74.30' W 47.00 n• Sorthrrly Ito• of this Sort Mrlyy Ita• of said TRUE f➢OINToOFhBEGINN0ING. " Rorcn1s of land boo: 350 at Pay $03 and •t of sno•n on plot Boot t ,nS porlt of Block 5 AsP•n owd Lot 3. Snct+or. 12. e 6+h P.M.. Pttktn GouAty. „ n• 6-7 titling thw • en• North itn• of 81oek S e S 19.30'00' W 46.00 f•rt ti 32'00.00- W 53.00 (•nt. Na— h i+n• of in• Nor- -n• North —•• 01 this North So•+n•.Ir R.O.W of • A-i , _ . STAIRS G.C.E. PATiI AREA G.C.E. DECS C.E. PATIO AREA G.C.E G.C.E. ck, - �� ^�o 1 >✓ COS u y W'ILK = + �I G.C.E. 0 o _ o � G.C.E. S COAC Ni 75'09•+ TAIRS L.C.E. �ALX G.0 943 'r r•o E• US. THIS CONDOMINIUM MAP WAS APPROVEU 6' THE CiTy O;; ASPEN OEPAKTMEH, i ENGINEERING THIS _ DAY OF . 1998. as n + a ry G.C.E CITY ENGINEER CO /� rl y �' ► ''c / COMMUNITY DEVELOPMENT DIRECTOR APPROVAL i kx 0 C THIS CONDOMINIUM MAP WAS APPROVED BY THE COMMUNITY DEVELOPMENT DIRE ROCK WALL THE CITY OF ASPEN COLORADO THIS DAY OF 1998, PURSUANT TO OF THE MUNICIPAL CODE OF THE CITY OF P.O.B. PARCEL ! + \ \ DIRECTOR G.C.E. CLERK AND RECORDERS CERTIFICATE o ' THIS CONDOMINIUM MAP WAS ACCEPTED FOR FILING THE OFFICE OF THE CLEF B U I L D i N G ,� % RI DAY YOF RECORDER of THE COUNTY OF 1996. TKIN. STATE AND RECORDEDOINCPLAT BOOK �AT PAOCK GE UMIINSR a,r,� CORNER N0..2 'r �� CLERK AND RECORDER NORTH TW r ! MILLSITE t ' 4 Q 3 R2 J 111 ov L G.C.E. Oz at4. 0 ONC. PATIO .��-_J is k C.E. 939 G.C.E. � �` CONC. WALK G.C.E. R5 PATIO / VICINITY MAP !!! AREA G.C.E. ' ® Rd G.C.E. . R4 7 PARKBOOKAT22SSPAA�40B hENT \ e PAVED PARKING S 89'30100'W 46.00' O� i SO R7 l CORNER NO 7 ASPtOWNSITE t ^ 14 � U.S. DEPT OF APULTURE / SURVEY MONUMENT!SITION - USED TO ESTABLI,OWNSITE 1-LINE e ,11 / 10 USES PREPA `.9 r ASPEN SURVEY 210 SOUTH C I County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.52.060 (E) rv-%/P, being or representing an Applicant to the City of A pe , person 11 certify that I have complied with the public notice requirements pursuant to Section 26.5 .060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first --class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the subject property, as indicated on the attached list, on the 2day of 199 ,,''(which is days prior to the public hearing date of Q. 1 - 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the . �ay of V , 199t,.. (Must be posted for at least ten (10) full A'IC.n �-'Ll - - '- - . - ). A photograph of the posted sign is attached hereto. Si gna re Signed before me this _:A'' day .A 0 u-e M be199 Eby WITNESS MY HAND AND OFFICIAL SEAL My commission expires: I - ,�1 ,2_ 0 () -�--- Not ubl' Notary Public'' Signature PUBLIC NOTICE RE: CASTLE CREEK CONDOMINIUMS, "THE RED HOUSE," REZONING NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 8, 1998 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Library Meeting Room, Pitkin County Library, 120 North Mill, Aspen, to consider an application submitted by the Aspen/Pitkin County Housing Authority requesting rezoning of the property to Residential Multi -Family (RMF). The property is located at 855 West Hallam Street, is commonly know as the Red House and is described as a parcel of land in the SW quarter of Section 12, 75105, Range 85 W of the 6th PM. For further information, contact Sarah Oates at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5441, saraho@ci.aspen.co.us. s/Sara Garton, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on November 21, 1998 City of Aspen Account MEMORANDUM TO: Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Director FROM: Christopher Bendon, Planner RE: Westend Partnership Conditional Use for Two ADU's -- Public Hearing 234 West Hallam Street (GMQS Exemptions) DATE: December 8, 1998 SUMMARY: The applicant, the Westend Partnership represented by Jim Colombo, has applied for Conditional Use approval for two Accessory Dwelling Units to be located in two new single-family homes being constructed at 234 West Hallam Street. The applicant was granted an exemption from GMQS by paying the affordable housing impact fee (payment -in -lieu) and there is an active building permit for this property. ADU's also allow for an exemption from growth management and, if approved, would allow for a refund of those impact fees. Aspen's Building Official raised some concerns about UBC requirements for natural light. The applicant has revised the window sizes to accommodate those concerns. The applicant is not requesting an FAR bonus nor any variations from the ADU requirements or Residential Design Standards. The application meets all other requirements for Accessory dwelling Units. Staff is recommending the Planning and Zoning Commission approve the Conditional Use for the two Accessory Dwelling Units, with conditions. APPLICANT: Westend Partnership. Represented by Colombo International, Inc. LOCATION: 234 West Hallam Street. ZONING: Medium Density Residential (R-6). LOT SIZE: 9,000 square feet. LOT AREA (FOR PURPOSES OF FAR CALCULATION): 9,000 square feet. FAR: Allowable -- 4,080 square feet. Proposed -- 4,080 square feet. (divided between the two houses) CURRENT LAND USE Permitted for two houses PROPOSED LAND USE: Two houses each with an ADU (change order to active permits) PREVIOUS ACTION: The Commission has not previously considered this application. REVIEW PROCEDURE: Conditional Use. The Commission shall approve, approve with conditions, or disapprove the application at a public hearing. BACKGROUND: The two houses have an active building permit. The applicant has paid the affordable housing impact fee required for a growth management exemption. The Accessory Dwelling Units also provide for a growth management exemption. STAFF COMMENTS: Review criteria and Staff Findings have been included as Exhibit "A." Agency referral comments have been included as Exhibit `B." The application has been included as Exhibit "C." RECOMMENDATION: Staff recommends the Planning and Zoning Commission approve the Conditional Use for two Accessory Dwelling Units at the Westend Partnership project, 234 West Hallam Street, with the following conditions: The two structures shall meet or exceed all Aspen/Pitkin Building code requirements including those provisions specific to media rooms, efficiency dwelling units, natural light, and air ventilation. 2. The Building Permit change order application shall include: • a signed and recorded copy of this Planning and Zoning Commission Resolution. • a current Site Improvement Survey signed by a registered Land Surveyor. • a recorded agreement to construct sidewalk, curb, and gutter agreement for the adjacent portion of Hallam Street. • a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the property under an assessment formula. 7 • a recorded property deed restriction for each Accessory Dwelling Unit, a form for which may be obtained from the Housing Office. The deed restrictions shall be noted on the building permit plans. 3. Prior to the issuance of a permit change order, the permit application and plans shall reflect: • that the proposed ADU is labeled as such and meets the definition of an Accessory Dwelling Unit. • that the primary residences and the ADU are able to function as separate residential units. Each shall have an entrance and access to individual mechanical equipment for the respective unit. • that the ADU contains a kitchen (having a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot refrigerator plus freezer) and a bathroom. • that each ADU has one (1) off-street parking space of standard size (18' x 8.5') provided on -site and not encroaching on public rights -of -way. The spaces shall not coincide with the ADU entrance areas. The ADU spaces shall be labeled on the permit plans. • compliance with the service requirements of the Aspen Consolidated Sanitation District. The applicant shall complete a tap permit, and pay all connection charges due to the ACSD. • additional payments and refunds shall be made for difference in impact fees associated with growth management exemptions and parks fees. 4. The applicant shall extend the garages roofs or use snow brakes to prevent snow and ice from slumping on the ADU entrances. 5. All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the site improvement survey. Meter locations must be accessible for reading and may not be obstructed. 6. A tree removal permit from the City Parks Department shall be required for the removal or relocation of trees as per Section 13.20.020 of the Code. 7. The applicant must receive approval for any work within public rights -of -way from the appropriate City Department. This includes, but is not limited to, approval for a mailbox and landscaping from the City Streets Department. 8. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. The applicant shall inform the contractor of this condition. 9. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. 10. The applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 11. 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. 3 RECOMMENDED MOTION: "I move to approve the Westend Partnership Conditional Use for two Accessory Dwelling Units, to be located in two new houses at 234 West Hallam Street, with the conditions outlined in the Community Development Department memo dated December 8, 1998." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B -- Referral Agency Comments Exhibit C -- Development Application M RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION FOR THE APPROVAL OF A CONDITIONAL USE FOR TWO ACCESSORY DWELLING UNITS TO BE LOCATED IN THE WESTEND PARTNERSHIP EAST AND WEST UNITS, TWO SINGLE-FAMILY HOMES, 234 WEST HALLAM STREET, LOTS K, L, AND M, BLOCK 49, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-124-22-004 Resolution #98 - WHEREAS, the Community Development Department received an application from the Westend Partnership, owner and applicant, for a Conditional Use Review for two Accessory Dwelling Units of approximately three -hundred (300) square feet each to be located in two single-family homes located at 234 West Hallam Street, Lots K, L, and M, Block 49, City and Townsite of Aspen; and, WHEREAS, the parcel is approximately 9,000 square feet and located in the Medium Density Residential (R-6) Zone District; and, WHEREAS, pursuant to Section 26.40.090 of the Aspen Municipal Code, Accessory Dwelling Units in the R-6 Zone District may be approved, at a public hearing, by the Planning and Zoning Commission as Conditional Uses in conformance with the requirements of said Section; and, WHEREAS, the Housing Office, Aspen Consolidated Sanitation District, City Engineering, and the Community Development Department reviewed the proposal and recommended approval with conditions; and, WHEREAS, during a duly noticed public hearing at a regular meeting on December 8, 1998, the Planning and Zoning Commission approved, by a to vote, the Conditional Use for two Accessory Dwelling Units to be located in the Westend Partnership East and West units, two single-family homes, 234 West Hallam Street, with the conditions recommended by the Community Development Department. NOW, THEREFORE BE IT RESOLVED by the Commission: That the Conditional Use for two Accessory Dwelling Units of approximately three - hundred (300) square feet each to be located in the Westend partnership East and West units, 234 West Hallam Street, are approved with the following conditions: 1. The two structures shall meet or exceed all Aspen/Pitkin Building code requirements including those provisions specific to media rooms, efficiency dwelling units, natural light, and air ventilation. 2. The Building Permit change order application shall include: • a signed and recorded copy of this Planning and Zoning Commission Resolution. • a current Site Improvement Survey signed by a registered Land Surveyor. • a recorded agreement to construct sidewalk, curb, and gutter agreement for the adjacent portion of Hallam Street. • a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the property under an assessment formula. • a recorded property deed restriction for each Accessory Dwelling Unit, a form for which may be obtained from the Housing Office. The deed restrictions shall be noted on the building permit plans. 3. Prior to the issuance of a permit change order, the permit application and plans shall reflect: • that the proposed ADU is labeled as such and meets the definition of an Accessory Dwelling Unit. • that the primary residences and the ADU are able to function as separate residential units. Each shall have an entrance and access to individual mechanical equipment for the respective unit. • that the ADU contains a kitchen (having a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot refrigerator plus freezer) and a bathroom. • that each ADU has one (1) off-street parking space of standard size (18' x 8.5' ) provided on -site and not encroaching on public rights -of -way. The spaces shall not coincide with the ADU entrance areas. The ADU spaces shall be labeled on the permit plans. • compliance with the service requirements of the Aspen Consolidated Sanitation District. The applicant shall complete a tap permit, and pay all connection charges due to the ACSD. • additional payments and refunds shall be made for difference in impact fees associated with growth management exemptions and parks fees. 4. The applicant shall extend the garages roofs or use snow brakes to prevent snow and ice from slumping on the ADU entrances. 5. All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the site improvement survey. Meter locations must be accessible for reading and may not be obstructed. 6. A tree removal permit from the City Parks Department shall be required for the removal or relocation of trees as per Section 13.20.020 of the Code. 7. The applicant must receive approval for any work within public rights -of -way from the appropriate City Department. This includes, but is not limited to, approval for a mailbox and landscaping from the City Streets Department. 8. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. The applicant shall inform the contractor of this condition. 9. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. 10. The applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 11. 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. APPROVED by the Commission at its regular meeting on December 8, 1998. APPROVED AS TO FORM: PLANNING AND ZONING COMIVIISSION: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk Sara Garton, Chair Exhibit A 234 W. Hallam STAFF COMMENTS: ADU Section 26.60.040, Standards Applicable to all Conditional Uses (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. Staff Finding: Replacement of a demolished residence requires an exemption from GMQS. An Accessory Dwelling Unit with no mandatory occupancy deed restriction is consistent with the purposes, goals, objectives, and standards of the Aspen Area Community Plan and qualifies as an exemption from Growth Management. Accessory Dwelling Units are a conditional use in the R-6 Zone District. The applicant has already gained an exemption by paying a payment -in -lieu. The ADU approval would allow for a refund of those fees. (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. Staff Finding: The surrounding land uses are mixed single- and multi -family residential. There are existing ADU's in the immediate area. Staff believes the conditional use will be compatible with the immediate neighborhood. (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. Staff Finding: The east unit appears to specify the ADU parking space on the entrance to the ADU. This is most likely a drawing error. There is enough room for a full parking space on the side of the building. The permit change order will need to reflect the correct layout. The Building Official raised concerns about the amount of natural light and ventilation for the ADU's. In speaking with the applicant, staff believes those provisions can be met without substantial changes to the floor plans. In fact, a larger window in the lightwell may meet the standard. The ADU's are relatively small, efficiency units and are not expected to create excessive negative impacts on the neighborhood. Staff Comments page 1 The mechanical areas do not appear to be accessible from the ADU's. This may present operational problems for the potential ADU occupants. Staff has included a provision that the mechanical area be accessible to both units. If the Commission approves this provision, it may require floor plan changes which can be discussed at the meeting. (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. Staff Finding: Park fees are payable at building permit for the difference in the number of bedrooms per unit. Infrastructure capacity is sufficient for this development and utilities are available. The applicant will need to complete a tap permit for sanitation service and is subject to connection fees. The ACSD may require the provision of separate taps for each unit. (E) The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Staff Finding: The conditional use mitigates itself. (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 title. Staff Finding: The conditional use is consistent with the Community Plan. The applicant is not seeking any waivers of the Residential Design Standards Section 26.40.090, Accessory Dwelling Units A. General Provisions 1) Accessory Dwelling units shall contain not less than three -hundred (300) square feet and no more than seven -hundred (700) square feet of net livable 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 principle residence shall have the right to place a qualified employee or employees of his or her choosing in the accessory dwelling unit. One (1) parking space shall be provided on -site for each studio unit, and for each bedroom within a one or two -bedroom accessory dwelling unit. Staff Finding: The proposed ADU's are approximately 300 square feet in size. This is the minimum and will need to be confirmed by the Zoning Officer during the change .order review. 2) An attached accessory dwelling unit shall be subject to all other dimensional requirements of the underlying zone district. Staff Finding: The applicant's permit plans have been reviewed and found in compliance with the R-6 zoning. The change order will be again reviewed for compliance. Staff Comments page 2 3) A detached accessory dwelling unit shall only be permitted on parcels that have secondary and/or alley access, exempting parcels with existing structures to be converted to detached accessory dwelling units, detached garages or carports where an accessory dwelling unit is proposed above, attached to, or contained within such detached garage or carport. Detached accessory dwelling units are prohibited within the R-15B zone district. Staff Finding: The ADU is a attached unit. 4) An attached accessory dwelling unit shall utilize alley access to the extent practical. Staff Finding: The applicant has made use of the alley for both the parking and the entrances to the ADU's. A. Development Review Standards. 1) The proposed development is compatible and subordinate in character with the primary residence located on the property and with the development located within the neighborhood, and assuming year -around occupancy, shall not create a density pattern inconsistent with the established neighborhood. Staff Finding: The ADU is subordinate in character to the primary units. Assuming a year-round occupancy of both the main units and the ADU's, the conditional use does not represent an adverse density pattern. 2) Where the proposed development varies from the dimensional requirements of the underlying zone district, the Planning and Zoning Commission shall find that such variation is more compatible in character with the primary residence than the development in accord with dimensional requirements. The following dimensional requirements may be varied: a. Minimum front and rear yard setbacks b. Minimum distance between buildings on the lot. c. Maximum allowed floor area may be exceeded up to the bonus allowed for accessory dwelling units. d. The side yard setback shall be a minimum of three feet. e. The maximum height limits for detached accessory dwelling units in the R-6 zone district may be varied at the rear one-third (1/3) of the parcel, however, the maximum height of the structure shall not exceed eighteen (1 S) feet. On Landmark Designated parcels and within the Historic Overlay District the HPC shall have the ability to make height variations. f. Maximum allowable site coverage may be varied up to a maximum of five (5) percent, on Landmark Designated Parcels and within an Historic Overlay District the HPC shall have the ability to make such site coverage variations. g. In the case where the proposed detached accessory dwelling unit is located on a Landmark Designated Parcel or within an Historic Overlay District only HPC may make dimensional variations pursuant to the standards of Section 26.40.070(B) Staff Finding: The applicant is not requesting any variations to the dimensional requirements. 3) The Planning and Zoning Commission and the Historic Preservation Committee may exempt existing nonconforming structures, being converted to a detached accessory Staff Comments page 3 dwelling unit, from 26.40.070(B)(2)(a-g) provided that the nonconformity is not increased. Staff Finding: Not applicable. 4) Conditional use review shall be granted pursuant to Section 26.60.040 Standards applicable to all conditional uses. Staff Finding: Refer to Staff Comments for Conditional Use review. C. Bandit Units. Any bandit dwelling unit which can be demonstrated to have been in existence on or prior to November 1, 1988, and which complies with the requirements of this section may be legalized as an accessory dwelling unit, if it shall meet the health and safety requirements of the Uniform Building Code, as determined by the Chief Building Official. Staff Finding: Does not apply. D. GMQS/ Replacement Housing Credits. Accessory dwelling units shall not be used to obtain points in the affordable housing category of the Growth Management Quota System (GMQS). Only those units meeting the housing size, type, income and occupancy guidelines of approval of the housing designee and the standards of Section 26.100.090 may be used to obtain points in the affordable housing category. Accessory dwelling units also may not be used to meet the requirements of Title 20 of the Municipal Code of the City of Aspen, Colorado, "Residential Multi -Family Housing Replacement Program." Staff Finding: Does not apply. Multi -Family housing replacement applies to structures of three or more units. E. FAR for Accessory Dwelling Units. For the purposes of calculating floor area ratio and allowable floor area for a lot whose principle use is residential, the following shall apply: the allowable floor area for an above -grade attached accessory dwelling unit shall be excluded to a maximum of three -hundred -fifty (350) square feet of allowable floor area or fifty (50) percent of the size of the accessory dwelling unit, whichever is less. This floor area exclusion provision only applies to accessory dwelling units which are subject to review and approval by the Planning and Zoning Commission pursuant to conditional use review and approval, Section 26.60.030 of this code, and the units must be deed restricted, registered with the housing office, and available for rental to an eligible working resident of Pitkin County. The owner retains the right to select the renter for the unit. An Accessory Dwelling Unit separated from a principal structure by a distance of no less than ten (10) feet with a maximum footprint of four hundred fifty (45) square feet, shall be calculated at fifty (50) percent of the allowable floor area up to seven hundred (700) square feet of Floor Area. Any element linking the principal structure to the accessory structure may be no more than one (1) story tall, six (6) feet wide, and ten (10) feet long. Staff Finding: The unit does not qualify for a Floor Area exemption and the applicant is not requesting a Floor Area bonus. Staff Comments page 4 2spen GonsOf o'Qled-6a.1211Q1ron 2J1s1r1C1 565 North Mill Street • Aspen, Colorado 81611 Tele. (970) 925-3601 FAX #(970) 925-2537 Sy Kelly • Chairman Paul Smith • Treas. Louis Popish • Secy. November 10, 1998 Chris Bendon Community Development 130 S . Galena Aspen, CO 81611 Re: 234 West Hallam ADU's Dear Chris: Michael Kelly Frank Loushin Bruce Matherly, Mgr. The Aspen Consolidated Sanitation District currently has adequate collection and treatment capacity to serve this project. Service is contingent upon compliance with the district's rules, regulations and specifications which are on file at the district office. Fees for the entire project can be estimated once detailed plans are available and a tap permit is completed at our office. Each r ADU will be assessed a minimum separate fee which will be in addition to the total connection fees charged for the duplex. We would request that a tappermit be required prior to the issuance of a building permit. From our records it appears that development on this site is currently served by the district, but will be demolished to accommodate the duplex unit. If that is the plan, then the proposed development may be able to obtain service from the existing service line on site. The applicant should contact the district's line superintendent for more information. Please call if you have any questions. Sincerely, �. A4� ti Bruce Matherly District Manager EPA Awards of Excellence 1976 - 1986 • 1990 Regional and National j Ross Soderstrom, 05:47 PM 4/11/98 , 234 W. Hallam ADUs X-Sender: ross@comdev 'Date: Wed, 04 Nov 199817:47:42 -0700 To: bille@ci.aspen.co.us, chuckr@ci.aspen.co.us, jackr@ci.aspen.co.us, nicka@ci.aspen.co.us, timw@ci.aspen.co.us, juliew@ci.aspen.co.us, philo@ci.aspen.co.us, carolynh@ci.aspen.co.us, edv@ci.aspen.co.us, mitchh@ci.aspen.co.us, chrisb@ci.aspen.co.us, acsdoffc@rof.net, sarat@ci.aspen.co.us, nancym@ci.aspen.co.us, tomd@ci.aspen.co.us, cindyc@ci.aspen.co.us, parks@ci.aspen.co.us, kevind@ci.aspen.co.us From: Ross Soderstrom <ross@ci.aspen.co.us> Subject: 234 W. Hallam ADUs Since I will be gone until 11 / 16, this is a quick review. 1. Stairway of east unit lies under the ADU parking space for the east unit. 2 Window well of east unit looks out to the stair well of west unit or the common retaining wall inbetween them. These effectively cut off thru access between the back and front yards between the buildings. or 3. Provide drainage as per standard comments for ADU approvals for 2 yr event. 4. Title commitment is not complete, missing schedule B which lists the exemptions. Does not look like the typical title commitment. 5. As needed, provide utility easements w/ in the property for the tility pedestals in the alley. 6. consult with the building Dept. for dimensional requirements for the ADUs. Window egress and natural light requirements are not met. The media rooms do not meet standards for such facilities. 7. no existing condition site plan with vegetation in application. 8. verify size of the ADU parking spaces and that they lie entirely within the property boundaries. Pls direct other comments and corrections to Chris B. with copies to me for my return. Ross S. JPrinted for Christopher Bendon <chrisb@ci.aspen.co.us> 1 j j Stefanie Levesque, 09:29 AM 5/11/98 , 234 W. Hallam ADU's Date: Thu, 5 Nov 1998 09:29:46 -0700 (MST) X-Sender: stefanie@commons - To: chrisb@ci.aspen.co.us From: Stefanie Levesque <stefanie@ci.aspen.co.us> Subject: 234 W. Hallam ADU's I am sure that you have received comments from yesterday's DRC meeting from Ross and Stephen Kanipe. The (2) ADU's do not have enough natural light. The application cannot be approved by the Housing Office as it is drawn at this time. Thank you! �r (Printed for Christopher Bendon <chrisb@ci.aspen.co.us> 1 Stefanie Levesque, 04:52 PM 30/11/98, Re: 234 W. Hallam Date: Mon, 30 Nov 199816:52:49 -0700 (MST) X-Sender: stefanie@commons To: Christopher Bendon <chrisb@ci.aspen.co.us> From: Stefanie Levesque <stefanie@ci.aspen.co.us> Subject: Re: 234 W. Hallam Yes, Chris, as long as the plan has the minimum amount of natural light, per code, we are in accptance of the two units. Thanks for checking with me:) Stefanie At 04:55 PM 11 / 30/ 98 -0700, you wrote: >Stefanie: The Housing Office is recommending against the two ADU's because >they don't have enough natural light. The applicant believes the changes to >met the UBC requirements for natural light can be made without significant >disruption to his floor plans. Do you have other concerns if this natural >light thing can be resolved? These units will remain small and they do have fan internal connection to the main house. >Cheers, >Chris Bendon, City Planning Printed for Christopher Bendon <chrisb@ci.aspen.co.us> 1 1� Attachment 8 :�. AFFIDAVIT OF NOTICE PURSUANT County of Pitkin } TO ASPEN LAND USE REGULATION S } SS. State of Co lorado } SECTION 26.52.060(E) ,being or representing an I, personally certify that I have complied with the public notice Applicant to the City of Aspen, p Y requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following manner U.S. of notice, a copy of which is attached hereto, by first-class postage prepaid 1. By mailing property, as indicated f roe within three hundred (300) feet of the subject Mail to all owners o property rtY � Y prior to the public on the attached list, on the 2� day of , 199� (which is ! days p hearing date of A � � q ) • it could be seen from By posting a sign p in a conspicuous place on the subject property (as 11 osted and visible continuously from the day . gn was p ` 1' Must be osted for at least 1„ a h of the posted sign is attached hereto. _ A hoto p - - Signature Signe before me this day of \�-r •'T=: _� =— -_ ,. �_ 199_ by r w. � f • pUgL1C NO T 10E nnTr —__ .. FFICIAL SEAL TIME WITNESS MY Q' —� My o 'ssion. 2. Notary Public NIZPFCOWr W COWNUIM EXPI11 ! PUBLIC NOTICE RE: 234 WEST HALLAM STREET CONDITIONAL USE FOR TWO ADU'S NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 8, 1998 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Library Meeting Room, Pitkin County Library, 120 North Mill, Aspen, to consider an application submitted by Westend Partnership LLC, 520 E. Cooper Avenue, Suite 205, Aspen, CO 81611 requesting conditional use approval for two accessory dwelling units. The property is located at 234 West Hallam, and is described as Lots K, L, & M, Block 49, City and Townsite of Aspen. For further information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072, chrisb@ci.aspen.co.us. s/Sara Garton, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on November 21, 1998 City of Aspen Account IN A r U) N d 't7 a Q N d (0 Z lr 1 U] 11 1 I I I I I I Ir C� I Ir (� it O CD IT- r N N 1 I �t -N 1 N I (D i,r 1 I N r T N to W 11 j N it 1! N N O t r �- 1 ►� O 1 r N r (D O Ir i I T O I N �- I Cn I(o r r O 1 �- *- t I to O N r 1 Lf) O 1 r r (D O j (.0 p N r i 1 N !r O 1 T r (D �t I UT') ! N (`') C7) CD r (D I r (D O N CD O I (O (D O O r N I r (D (D ! (D I N CD T- CD M (D O 0 (D (D ,- (D r M WIM M 1 0 M! m ,- m M M ,- CC) M M r! O 00 1!. r r M,- O o Lo 1 r 00 r r r O r w m m r( r CQ r O 0 r 00 O! co! CO r co r O) r m O m r M O N O N r m r M M m r o0 O J >IO Q J O z O Q OI> O x 0 0 Q x x QIm10 010I0 O Q O Q O D U OIO QIO U I' Z U U L.L_ U F- U J U I Z Q U F- I U U� U I Q I U U U 10 U U 010 U 0 C) U U U I C.) I I I I I ! 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I� 1(2 r r O I O I Ir ,- Ir lO O 1 0 f0'—) 0 IN ,t O10!O;OjOOOlOI0I0I0!O'oI0�010 m`mlm;m,ccim m;mlmlmlmimlm mIm OIOIOf010:010 ml(rICE 0!Oj01O!01010 m;mlm;m!mlmlmIrrIM mImll—mlmlmim O O10 OIO�O'O mlml .;t(.c\j!On! IICINtC0 (D!(DiNo- i:I'L(�lTI O O'O O'O,O1O O:O O 010 O NO O 0i0!O10' 1I 'O O0O i0 O i0100010 O 0 O O 0IOiO 1000O10,0 oO O1Oo010!010'O*) 'L(`o Lo'(D'C7 r IU)'� C- CyLo CO Ln � CyJIT (D it Lo`(D M'(D co CV (') !IU) � rr Ico, ;cv,j m (D ,MN!NC? IN !(N�� N rC? IrN ? N N 7;C?'iCo ''Ni 7 ' N 4- :NN N N N N !N N N N i N IN N !N 1 N 'N ! N !N N N! N! N ! r . r I r 1 7 l r ! r 1 1 1 I t � 1 1 1 ! ! 1 ; 1 U-) to to In Lf) ! LIi Ln Lo Ln to Lf) U7 '', lf) lf') In L!') 1 In L!") I Li) In In i lfi lfi to In Lf) U) U) ! lf) I Lo Lo 6 LC) 16 U-) I Lf) m I: m m m m M' m m m m M' M m C) (7 Co C7 : C'� C7 : C7 : C7 M M M m M M' M' C') ! C') I m i m 1 cy) C7 C7 , Cy) I CO M! r r r r r- r r;r r r r r r r rIr r'r;r.r r r:r r rr r;r!rlrlr;r r r r r,r,r' N N'N N N'N N N N N'N N N ,N iN .N IN IN'N -N ,N N N N N IN IN iN IN iCV IN IN'N IN',N IN'N' COLOMBO TEL: 970 925-7806 INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 234 W. Hallam Aspen, Colorado Conditional Use Review for two ADU's 234 W. HALLAM EAST & WEST RESIDENCES Applicant WESTEN D PARTNERSHIP 520 E. Cooper Suite 205 Aspen, Colorado presented to: City of Aspen COMMUNITY DEVELOPMENT PLANNING & ZONING COMMISSION 130 S. Galena St. Aspen, Colorado 81611 FAX: 970 925-3972 1) Project Name ----1 2) Project Location_- • W4A— .----- - r ool-+ G- (indicate strek lot & block nuber, legal en wtiere aryjivpriate) 3) Prevent Zoning - _ - - -- 5 's Name Address & Phone 6) Rieprescmtative Is Name, Address & Phone 7) Type of Applicatien (please duck . all that apply) Conditional Use ConCeptual SPA Conoeptual Historic Dev. I . Special Review Final SPA Final Hi sty ,c Dev. 8040 Greenline Cmxxptual. POD Minor Historic Dev. Mai min Final PUD Hi t cm i c _ Demolition Mrxurtain View Plane S4bdivi ion Him Designation Cbnd cmi ni mi zat-i o 'Ibxt/14ap GMQS Allo t Iat Splits Lim CMS Ebmsoption Adjustment 8) Description of Dd st-.3 g Uses (number and type of ewdsting str�lres; apE, mate sq. ft. ; number cf bedcnotas; any rims approyal -cz granted to the prqperty) - 9)'=T0 �r lknP- �.Nr 10) Have you ... Attachment Two: Project Information 1. 234 W. Hallam Aspen, Colorado Conditional Use Review for two ADU's Westend Partnership 520 E. Cooper Suite 205 Aspen, Colorado 81611 925-7806 Applicant's Representative: Jim Colombo 2. 234 W. Hallam Lots K, L & M, Block 49 City & Township of Aspen 3. Parcel Ownership: Westend Partnership See- 4. See Vicinity Map- 5. See Written Description INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 TEL: 970 925-7806 10-29-1998 CITY OF ASPEN COMMUNITY DEVELOPMENT 130 SOUTH GALENA STREET ASPEN , CO. , 81 61 1 FAX: 970 925-3972 TO WHOM IT MAY CONCERN , THIS IS A WRITTEN AUTHORIZATION FOR MR JAMES P. COLOMBO OF COLOMBO INTERNATIONA.L,INC.,TO REPRESENT WEST END PARTNERSHIPS AT 234 WEST HALLAM STREET, ASPEN ,FOR TWO .(2) CONDITIONAL USE APPLICATIONS FOR TWO ACCESSORY DWELLING UNITS,( ADU ). cc: lc € I CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that WEST END PARTNERSHIP, LLC is the owner in fee simple of the following described property: t. LOTS K, L AND M, BLOCK 49, CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OF COLORADO Subject to encumbrances, easements, restrictions and rights of way of record. I This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PITKIN COUNTY TITLE, INC. BY: autho ze signature CERTIFIED 0. October 28, 1998 0 8:30 a.m. Mtn ,,oft,Leu / �rt+ �( Ct cf co , i �c o Q Frill$`, Un JS oOn Ids A .. 'NV ei ode G�•o •� p / `'�'�• •_ ,. . e po �/�✓ > C0P 91. �Q uiriu,7oW pall `� hQ�l Gte �� .Q AW �H• V . SiMec.Oueen', O 90 0:4 OD a Seu6eM C /� 2 �O�e tcc , r � cz 3 __ �sKePy °• � `' � r! °O � h e l 0 0�,0 / e 4 .0 �c �9c �: / 0 0 N � ✓ w c Ig / "''peon S I! S � F 8,r 190 reek �' pwe � C CAs(Ie Creek ( � \ mll o. ��•�" s \� p skin Me$AiQ 86pra ulmj vI�O i . ey irlBru pv� Y p C V i� `-� i INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611- TEL: 970 925-7806 Attachment Two Project Address: 234 W. Hallam Aspen, Colorado Re: Conditional use Review-ADU Description of Proiect: FAX: 970 925-3972 This application is for the approval of two ADU units for a duplex structure located at 234 W. Hallam. The duplex project consists of approximately two 3,000 sq. ft. units (4.080 sq. ft. FAR) . The ADU units would be in excess of 300 sq. ft. each. These independent units shall be located on the lower level of the structures with private stairway access. The ADU units shall include full baths and kitchens and shall have ample natural light , ventilation as required by code. There is no FAR bonus being requested These units will contribute to the Aspen Housing Base and their presence will impose a low impact to the adjacent neighborhood. 234 W. Hallam Conditional Use Review for two ADU's Attachment 4: Review Standards A. The conditional use is consistent with the purposes, goal, 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; The proposed ADU's are consistent with the Aspen Area Comprehensive Plan by providing two potential Employee Units in the West End. They are within walking Distance to the City, have adequate Services, low neighborhood impacts and have easy access to RFTA Bus Service. 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 the development; These ADU's are consistent and compatible with the surrounding area. They are located at the basement level and have independent alley access. They enhance the neighborhood land use mix by adding vitality and providing housing to the City. 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; Visual impact is minimum and consistent with the project as a whole and the surrounding neighborhood. 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; The West End provides adequate Public Facilities and Services to serve these Units. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use; The Applicant is supplying two AD Units within the City limits in the West End. There shall be no further employees generated by this conditional use. 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. These AD Units comply with the Aspen Area Comprehensive Plan Standards. 234 W. Hallam Conditional Use Review for two ADU's ADU Review Standards Attachment 5: 1. The proposed development is capatible and subordinate in character with the primary residence located on the property and with the development located within the neighborhood, and assuming year- around occupancy, shall not create a density pattern inconsistent with the established neighborhood; The proposed development is compatible and subordinate in character to the primary residenvice located on the property and by being on the basement level with alley access does not create an inconsistent neighborhood pattern. 2. Where the proposed development varies from the dimensional requirements of the underlying zone district, the Planning and Zoning Commission shall find that such variation is more compatible in charactor with the primary residence than the development in accord with dimensional requirements. This proposed Conditional Use complies with all dimensional requirements. 3. The Planning and Zoning Commission and the Historic Preserevation Committee may exampt existing non conforming structures, being converted to a detached accessory dwelling unit, from Section 26.40.090 (BO(2)(a)--(g) provided that the nonconformity is not increased. The non conforming structure on this lot is not being exempted and has been demolished. 4. Conditional use review shall be granted pursuant to Section 26.60.040, Standards applicable to all conditional uses. We have responded to these Review Standards. Please refer to Attachment 4. We are proposing two low impact, spacious units with independent alley access located in the West End within walking distance to downtown and within easy access to RFTA bus service. z in rn 8 I,- Lwt m m --q Avila W;I; NIyW "! I: ' . . . . . 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I O n aU IT-Ia000K3aR GAS APPLIANCE w/uelacTs enrn",` — n ( LE FLOOR) L I MEDIA/ C„ CLOSET `s FAMILY ROOM I b n Noaui 14'O"X16'4" I (HARDWOOD FLOORS) I HAMDPAII N — - u HALF-WALt1S W/ UP a 18 RISERS®8' w GLASS ABOVE IS TREADS®1 I' WOOD PANELED WALLS a I - POYR I F tlua0wm0rlma>O 3'-3• 205 „1 6 10 I - sln _ �nwuEL%yMw/ Z w I Iv.ror � v 3-60• 1'4 I _ BENCH " I j MASTER BEDROOM #2 - n STEAM n SHOWER i 19'8'XI4'0" v V i (CARPET ZLOOR) I i BATH #2 j 10'0"X14'6" m c L I I i (STONE/TILE F ) 263 EL=89'-O" I LINEN - 2.9 I I WALK-IN i CLOSET I 11'3 I 204 i I I i 3'-8' EP•310 j 17-EP 10-41 /Y i 36-0' I t A S EM NT FLOOR PLAN NORTH ►MI om *55 IP e� ���D.�v�rj � 7,IZ �1F ��Q�2 �N� IN r;�,`i �f %�� �ti� �IINr^'�,v l�l%�I� � O 1 . ..................................................... _ - MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Community evelopment Director FROM: Christopher Bendon, Planner RE: Adair Conditional Use for two Accessory Dwelling Units and Residential Design Waivers, 126 Park Avenue -- Public Hearing (continued from October 6, 1998.) DATE: December 8, 1998 SUMMARY: Arj a Adair, owner, has applied for Conditional Use approval for two Accessory Dwelling Units and variances to the Residential Design Standards for a proposed duplex at 126 Park Avenue. The property is a 4,953 square foot lot, zoned R-6, with an existing non -conforming duplex. The applicant is proposing to demolish the existing "A -frame" and redevelop the site with a new duplex with one 700 square foot Accessory Dwelling Unit. Replacement after demolition does require an exemption from GMQS. A 600 square foot ADU or two 300 square foot ADU's provides for such an exemption. The Commission reviewed this application in October and provided the applicant with some feedback on the parking situation and Residential Design. The applicant has eliminated one ADU from the program to address the parking situation. The currently proposed ADU, however, is a two -bedroom unit requiring two spaces so the parking demand remains the same. Six (6) parking spaces is difficult to achieve on such a small parcel without the auto becoming a dominant feature of the front yard. The applicant has proposed three (3) garage spaces, each with an uncovered space behind. These uncovered spaces are still within the Park Avenue R.O. W. -- a problem which was discussed in October. Simply put, the applicant has only three spaces on -site. This is three spaces short of the requirement. The Commission can waive one or both of the ADU spaces through the Conditional Use Review. Staff recommends the Commission require at least one space for the ADU to ensure its long-term viability. The applicant is still seeking design waivers for volume, a one-story element, garage placement, and inflection. The volume standard refers to windows between 9 and 12 feet above finished floors and penalizes the calculation of Floor Area for those elements. This provision allows for larger windows but reduces the overall mass of the building. Staff does not believe there exists a site specific constraint requiring larger windows. The one story element standard refers to the extent to which a structure presents a pedestrian scale on the front facade and requires 20% of the width of a building to be one-story in height. Second floor decks are second story elements -- not first floor elements. Again, staff believes this standard could be met. The garage standard requires the garage to be set back ten (10) feet from the front facade. This is an attempt to de-emphasize the automobile and encourage pedestrian oriented houses. Given the lot configuration, it is difficult to fit a garage on this property which complies. However, with diligence its possible. The applicant has provided an eight (8) foot overhang of the second floor over the garage. Staff still believes there is enough space on the parcel to meet this standard and the current proposal is not better than what the standard would provide. Staff is not supporting this variance. The inflection standard seeks to protect the scale and massing relationship between adjacent buildings. New development which is next to a single -story structure must inflect, or "step-down," along that common boundary where the one-story element exists. The houses on both sides are one-story along the common boundaries. Therefore, the applicant has the opportunity to choose which house to inflect to and is not required to inflect to both neighbors. This standard could be met, and staff does not support a variance. Staff generally provides favorable recommendation to projects including ADU's which present the physical capabilities to function individually. However, this application is requesting several waivers from the Residential Design Standards and appears to have a parking situation not fully thought-out. These concerns were raised in the October hearing. In addition, the application may not be in compliance with the R-6 site coverage standards. Compliance with these standards may necessitate substantial changes to the proposal which could nullify an approved site specific development order. Staff is recommending denial of this application as it has been presented. The Commission may wish to continue the hearing to allow the applicant another opportunity to redesign the project. If the application is continued, the Commission should require the applicant re -notice the public hearing. Staff recommends the Planning and Zoning Commission deny this application. APPLICANT: Arj a Adair, owner. Represented by David Muckenhirn. LOCATION: 126 Park Avenue. ZONING: Medium Density Residential (R-6) LOT SIZE: 4,953 square feet LOT AREA (FOR PURPOSES OF FAR CALCULATION): 4,953 square feet as represented by applicant. This may be reduced if there exists any easements or steep slopes. FAR: 3,286 square feet as represented by applicant. CURRENT AND PROPOSED LAND USE: Duplex residence. (non -conforming structure) PREVIOUS ACTION: The Commission considered this application on October 6, 1998, and continued the public hearing. Concerns raised in October were compliance with the Residential Design Standards and parking. REVIEW PROCEDURE: Conditional Use. The Commission shall approve, approve with conditions, or disapprove the application at a public hearing. Residential Design Appeals. The Design Review Appeal Committee (DRAC), or any other board for which land use approval is required, shall approve, approve with conditions, or disapprove the application at a public hearing. STAFF COMMENTS: Review criteria and Staff Findings have been included as Exhibit "A." Referral comments have been included as Exhibit "B." The application has been included as Exhibit "C." The recommended motion is in the affirmative although staff is recommending denial. This is for procedural reasons which David Hoefer can explain during the meeting if necessary. RECOMMENDATION: Staff does not believe this project has been fully thought-out and recommends this application be denied. In the alternative, staff suggests the following conditions of approval: 3 1. The applicant shall rectify all property boundary adjustments prior to applying for a building permit. A Lot Line Adjustment Plat may be approved by the Community Development Director pursuant to Section 26.88.030. 2. The Building Permit application shall include: • a signed and recorded copy of this Planning and Zoning Commission Resolution. • a current Site Improvement Survey signed by a registered Land Surveyor. • a drainage report and a drainage plan, including a erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, c.a soil percolation report will be required to correctly size the facility. A 2 year storm frequency should be used in designing any drainage improvements. • a recorded agreement to construct sidewalk, curb, and gutter agreement for the adjacent portion of Park Avenue. • a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the property under an assessment formula. • a recorded property deed restriction for the Accessory Dwelling Unit, a form for which may be obtained from the Housing Office. The deed restriction shall be noted on the building permit plans. 3. Prior to the issuance of any building permits, the permit application and plans shall reflect: • that the proposed ADU is labeled as such and meets the definition of an Accessory Dwelling Unit. • that the primary residences and the ADU are able to function as separate residential units. Each shall have an entrance and access to individual mechanical equipment for the respective unit. • that the ADU contains a kitchen (having a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot refrigerator plus freezer) and a bathroom. • that the ADU has the minimum one (1) off-street parking space of standard size (18' x 7.5') provided on -site and not encroaching on public rights -of -way. ADU space shall be labeled on the permit plans. (the Commission hereby waives the requirement for the second ADU space) • that the ADU meets all applicable UBC requirements for light and air. • compliance with the R-6 Zone District and with all aspects of the Residential Design Standards not hereby waived. Property hiatuses shall not contribute to the calculation of Allowable Floor Area for the property. • compliance with the service requirements of the Aspen Consolidated Sanitation District, complete a tap permit, and pay all connection charges due to the ACSD. 4. All utility meters, and any new or relocated utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the site improvement survey. Revisions to utility locations and easements must be .19 delineated on a revised site improvement survey prior to issuance of a certificate of occupancy. Meter locations must be accessible for reading and may not be obstructed. 5. A tree removal permit from the City Parks Department shall be required for the removal or relocation of.trees. 6. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. The applicant shall inform the contractor of this condition. 7. The applicant must receive approval for any work within public rights -of -way from the appropriate City Department. This includes, but is not limited to, approval for a mailbox and landscaping from the City Streets Department. 8. The applicant shall record this Planning and Zoning Commission Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 9. 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 an Accessory Dwelling Unit, waive the second required parking space for the two -bedroom ADU, and waive the Residential Design Standards related to "volume," "one-story element," "garage placement," and "inflection" for the Adair Duplex, 126 Park Avenue, with the conditions outlined in the Community Development Department memo dated December 8, 1998. ALTERNATE MOTION: "I move to continue this public hearing to (date) with the condition that the applicant re -notice the public hearing." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B -- Referral Comments Exhibit C Development Application 5 Exhibit A Adair Duplex STAFF COMMENTS: ADU Section 26.60.040, Standards Applicable to all Conditional Uses (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. Staff Finding: Replacement of a demolished residence requires an exemption from GMQS. An Accessory Dwelling Unit with no mandatory occupancy deed restriction is consistent with the purposes, goals, objectives, and standards of the Aspen Area Community Plan and qualifies as an exemption from Growth Management. Accessory Dwelling Units are a conditional use in the R-6 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. Staff Finding: The surrounding land uses are mixed single- and multi -family residential. There are existing ADU's in the immediate area. Staff remains concerned about the parking proposed for the site and it's potential impacts on the character of the neighborhood and traffic safety on Park Avenue. There appears to be three spaces provided partially within the street R.O.W. The City Engineer has reported that the improvement survey and the physical layout of the property do not exactly coincide. Apparently, there was a surveying error at the time of a minor property line adjustment with a neighbor which "shifted" the entire property instead of the one property line. The applicant should be required to re-record an accurate survey. This adjustment may actually reduce the parking area in the front yard furthering the problem. In addition, the two driveways need some separation. The City Engineer is suggesting 20 feet between the two curb cuts. The applicant has provided approximately 6 feet (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. Staff Finding: The property remains small and the required parking is still problematic. The applicant has eliminated one ADU from the program but increased the second from a one -bedroom to a two -bedroom. Therefore, the required parking remains the same. The two duplex units require 2 spaces each and the two -bedroom ADU requires 2 spaces for a total of 6 Staff Comments page 1 spaces. The Commission may waive one or both spaces for the ADU through the conditional use process. Staff recommends the Commission not consider waiving more than one space for the ADU as parking in the immediate area is limited. Waiving one space for the two -bedroom ADU would ensure the occupant of the ADU one on -site parking space. (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. Staff Finding: Park fees are payable at building permit for the difference in the number of bedrooms per unit. Infrastructure capacity is sufficient for this development and utilities are available. The sanitary lines from the street to the structure will need to be upgraded for this development. The applicant will need to complete a tap permit for sanitation service and is subject to connection fees. The ACSD may require the provision of separate taps for each unit. (E) The applicant commits to supply affordable housing to meet the incremental Staff Finding: need for increased employees generated by the conditional use. The conditional use mitigates itself. (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 title. Staff Finding: The Commission may waive the parking requirement for the ADU in the conditional use process. The area, however, has little on -street parking available to absorb the impacts of the waiver. Staff believes one space could be waived but does not recommend waiving both of the required spaces. The applicant is seeking waivers from the Residential Design Standards. Staff s analysis of these waiver requests follows these review standards. Section 26.40.090, Accessory Dwelling Units A. General Provisions 1) Accessory Dwelling units shall contain not less than three -hundred (300) square feet and no more than seven -hundred (700) square feet of net livable 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 principle residence shall have the right to place a qualified employee or employees of his or her choosing in the accessory dwelling unit. One (1) parking space shall be provided on -site for each studio unit, and for each bedroom within a one or two -bedroom accessory dwelling unit. Staff Finding: Staff Comments page 2 The proposed two -bedroom ADU is approximately 700 square feet in size. The two bedroom generates the need for 2 parking spaces. The Commission can waive all or a portion of these spaces through the conditional use review process. 2) An attached accessory dwelling unit shall be subject to all other dimensional requirements of the underlying zone district. Staff Finding: The applicant's permit plans will be reviewed with respect to the R-6 Zone District. The applicant may preserve the non -conforming duplex with this redevelopment. 3) A detached accessory dwelling unit shall only be permitted on parcels that have secondary and/or alley access, exempting parcels with existing structures to be converted to detached accessory dwelling units, detached garages or carports where an accessory dwelling unit is proposed above, attached to, or contained within such detached garage or carport. Detached accessory dwelling units are prohibited within the R-15B zone district. Staff Finding: The ADU is a attached unit. 4) An attached accessory dwelling unit shall utilize alley access to the extent practical. Staff Finding: There is no alley which serves this property. A. Development Revie;v Standards. 1) The proposed development is compatible and subordinate in character with the primary residence located on the property and with the development located within the neighborhood, and assuming year -around occupancy, shall not create a density pattern inconsistent with the established neighborhood. Staff Finding: The ADU is subordinate in character to the primary units. The duplex use is non- conforming which does represent a doubling of the permitted density. However, there are several non -conforming lots and buildings in the area and several do have Accessory dwelling Units. And, staff generally believes that residential density in town is good and should be encouraged, especially when the units are designated to serve the local workforce. 2) Where the proposed development varies from the dimensional requirements of the underlying zone district, the Planning and Zoning Commission shall find that such variation is more compatible in character with the primary residence than the development in accord with dimensional requirements. The following dimensional requirements may be varied: a. Minimum front and rear yard setbacks b. Minimum distance between buildings on the lot. c. Maximum allowed floor area may be exceeded up to the bonus allowed for accessory dwelling units. d. The side yard setback shall be a minimum of three feet. e. The maximum height limits for detached accessory dwelling units in the R-6 zone district may be varied at the rear one-third (1/3) of the parcel, however, the maximum height of the structure shall not exceed eighteen (18) feet. On Landmark Staff Comments page 3 9. Designated parcels and within the Historic Overlay District the HPC shall have the ability to make height variations. Maximum allowable site coverage may be varied up to a maximum of five (5) percent, on Landmark Designated Parcels and within an Historic Overlay District the HPC shall have the ability to make such site coverage variations. In the case where the proposed detached accessory dwelling unit is located on a Landmark Designated Parcel or within an Historic Overlay District only HPC may make dimensional variations pursuant to the standards of Section 26.40.070(B) Staff Finding_ The applicant is not requesting any variations to the dimensional requirements. standards may be varied through criteria C of the Conditional Use review, staff comments-- page 1. Parking 3) The Planning and Zoning Commission and the Historic Preservation Committee may exempt existing nonconforming structures, being converted to a detached accessory dwelling unit, from 26.40.070(B)(2)(a-g) provided that the nonconformity is not increased. Staff Finding: Not applicable. The non -conforming structure is not being converted to an ADU. 4) Conditional use review shall be granted pursuant to Section 26.60.040 Standards applicable to all conditional uses. Staff Finding: Refer to Staff Comments for Conditional Use review. C. Bandit Units. Any bandit dwelling unit which can be demonstrated to have been in existence on or prior to November 1, 1988, and which complies with the requirements of this section may be legalized as an accessory dwelling unit, if it shall meet the health and safety requirements of the Uniform Building Code, as determined by the Chief Building Official. Staff Finding: Does not apply. This is not a bandit unit. D. GMQS/ Replacement Housing Credits. Accessory dwelling units shall not be used to obtain points in the affordable housing category of the Growth Management Quota System (GMQS). Only those units meeting the housing size, type, income and occupancy guidelines of approval of the housing designee and the standards of Section 26.100.090 may be used to obtain points in the affordable housing category. Accessory dwelling units also may not be used to meet the requirements of Title 20 of the Municipal Code of the City of Aspen, Colorado, "Residential Multi -Family Housing Replacement Program." Staff Finding: Does not apply. Multi -Family housing replacement applies to structures of three or more units. E. FAR for Accessory Dwelling Units. For the purposes of calculating floor area ratio and allowable floor area for a lot whose principle use is residential, the following shall apply: the allowable floor area for an above -grade attached accessory dwelling unit shall be excluded to a maximum of three -hundred -fifty (350) square feet of allowable floor area or fifty (50) percent of the size of the accessory dwelling unit, whichever is less. This floor area exclusion provision only applies to accessory dwelling units which are subject to review and approval by the Planning and Zoning Commission pursuant to conditional Staff Comments page 4 use review and approval, Section 26.60.030 of this code, and the units must be deed restricted, registered with the housing office, and available for rental to an eligible working resident of Pitkin County. The owner retains the right to select the renter for the unit. An Accessory Dwelling Unit separated from a principal structure by a distance of no less than ten (10) feet with a maximum footprint of four hundred fifty (45) square feet, shall be calculated at fifty (50) percent of the allowable floor area up to seven hundred (700) square feet of Floor Area. Any element linking the principal structure to the accessory structure may be no more than one (1) story tall, six (6) feet wide, and ten (10) feet long. Staff Finding: The unit does not qualify for a Floor Area exemption and the applicant is not requesting a Floor Area bonus. STAFF COMMENTS: Residential Design Standards WINDOWS (VOLUME): The applicant's proposed development is subject to a FAR penalty with the following Residential Design Standard: All areas with an exterior expression of a plate height greater than IO feet shall be counted as 2 square feet for each I square foot of floor area. Exterior expressions shall be defined as facade penetration between 9 and 12 feet above floor level and circular, semi -circular, or non -orthogonal fenestration between 9 and 15 feet above floor level. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP, or, Staff Finding: The proposed variance is not in greater compliance with the goals of the Community Plan. The Residential Design Standards are a direct outcome of the AACP. b) a more effective method of addressing standard in question; or, Staff Finding: The design is not more effective than the standard. The standards specifically says no windows in this area unless the house size is reduced by the Floor Area penalty. Staff believes the most effective way to address this standard is to either comply or reduce the FAR by the penalty amount. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: There are no site specific constraints for this property which necessitate larger windows, or windows above 9 feet. The site is flat, buildable, and within a developed neighborhood. There does not appear to be any constraints to the site. Staff Comments page 5 ONE-STORY ELEMENT: The applicant's proposed development is not in compliance with the following Residential Design Standard: One -Story Element. All residential buildings must have a one-story street facing element the width of which comprises at least twenty (20) percent of the buildings overall width. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: The proposed variance is not in greater compliance with the goals of the Community Plan. The one-story element criteria was to encourage pedestrian scaled facades and to break-up the overall massing of buildings. b) a more effective method of addressing standard in question; or, Staff Finding: The applicant has not provided a more effective method for this standard. The second floor decks are escond story elements. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding. The site is small, but a one-story element could be provided. Houses on both sides have one-story elements. GARAGE PLACEMENT: The applicant's proposed development is not in compliance with the following Residential Design Standard: Garage. All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade by a minimum of ten (10) feet. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) 'in greater compliance with the goals of the AACP; or, Staff Finding. The proposed variance is not in greater compliance with the goals of the Community Plan. One of the primary concerns which resulted in Ordinance 30 was the prominence of garages on the front facade. b) a more effective method of addressing standard in question; or, Staff Finding. Staff Comments page 6 The applicant has not provided a more effective method for this standard. The provided setback is approximately 8 feet with the second story cantilevered over the garage entrance. There remains three garage doors on the front facade. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: The site is small, but staff believes the standard could be met. However, it may require less interior space. INFLECTION The applicant's proposed development is not in compliance with the following Residential Design Standard: Inflection. If the street frontage of an adjacent structure is one (1) story in height for a distance more than twelve (12) feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in height for a distance of twelve (12) feet. If the adjacent structures on both sides of a proposed building are one (1) story in height, the required one (1) story volume of the proposed building may be on one (1) side only. If a proposed building occupies a corner lot, and faces an adjacent one (1) story structure, the required one (1) story element may be reversed to face the corner. Staff has consistently applied this to mean a 12 wide element for the distance along the lot line where the adjacent on- story element exists. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: The proposed variance is not in greater compliance with the goals of the Community Plan. The intent behind this standard was to respect the massing of neighboring properties. b) a more effective method of addressing standard in question; or, Staff Finding: The property to the north is one story but is developed on a significant grade change. The resulting structure appears much higher than one story. The property to the south is one story at the same grade. The standard does allow compliance on one side only if there exist one story structures on both sides. If staff had a preference, it would be to inflect to the southern parcel, which has a perceived lower height. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: Again, there is nothing drastically unusual about this site. The property is small, but staff believes the applicant could inflect to one side. Staff Comments page 7 <4 �b � t Ao--. MEMORAINDUM To: - Chris Bendon, Project Planner Thru: Nick Adeh, City Engineer From: Ross C. Soderstrom, Project Engineer �. Date: October 8, 1998 Re: Adair - ADU Conditional Use Review Physi.. al Address: 126 Park Avenue, City of Aspen, CO Legal Description: "Hobgood" Lot, Hobgood-Buress Subdivision Exception, City of Aspen, CO [Sec. 7, TlOS, R84W] Parcel ID No.: xxxx-xxx-xx-xxx After reviewing the above referenced application and making a site visit, I am reporting the combined comments made by the members of the DRC: 1. Changes in Conditions: If the proposed use, density, or timing of construction of the project change, or the site, grading, drainage, parking or utility plans for this project change subsequent to this review, a complete set of the revised plans shall be provided to the Engineering Dept. for review and re- evaluation. The discussion and recommendations given in this memorandum apply to the application and plans (received September 14, 1998) provided for this review and such comments and recommendations may change in response to changes in the use, density, or timing of the construction of the project, or changes in the site, grading, drainage, parking or utility designs. The applicant will be required to complete the standard requirements and conditions associated with the form(s) of development requested in the application. 2. Property Boundaries: As noted by the surveyor, John Howorth, PLS, on the Improvement Survey provided in the application, the lot lines established for this property in -the Hobgood-Buress Subdivision Exception Plat do not coincide with the physical layout of the lot and the survey monuments which exist around the property. The applicant will need to complete the re -survey of the property and provide a corrected Subdivision Exception Plat before the issuance of a building permit for the property. The Subdivision Exception Plat shall include a definitive delineation of the right-of-way edge on the west side of Park Avenue to verify the right-of-way width in front of this property. If the existing Right -of -Way is less than 50 ft in width, (after the correction of the survey error), dedication of Right -Of -Way may be necessary to provide adequate Right -Of -Way width for driving and parking lanes, sidewalk area and public improvements. A final recommendation will depend upon the results of the re -survey and existing Right - Of -Way conditions. 1 OF 3 DRCM3298.DOC Memo: Adair - ADU Conditional Use Review 3. Utility Services, Trash and Recycling Areas: The application materials do not indicate proposed utility service locations however; utility service connection points, meters, cabinets, etc., need to be accessible to service personnel in the completed project and not obstructed by garbage or recycling containers, other structures or landscaping. All existing and any new easements for utilities shall be shown r on the revised Subdivision Exception Plat and the final improvement plans submitted for the building permit. The existing overhead utilities should be routed underground in the re -developed project. 4. Site Drainage: The new development cannot release more than historic (pre -development) storm run-off flows from the site. Released run-off must be in non -concentrated discharge and any increase in historic storm run-off flows must be first routed and detained on the site. A drainage report and drainage plan (including erosion and sedimentation control measures) completed and stamped by a Colorado licensed civil engineer will be required for the project to accommodate the drainage flows originating from the site. Precipitation intensity curves for a two year (2 yr.) storm frequency should be used in designing the drainage improvements. If a ground injection or re -charge type drainage system is proposed, the percolation rate of the soils will need to be measured and reported in a geotechnical report, and included as the basis for sizing the infiltration system. The drainage report and plan, and the geotechnical report, if any, will be included with the plan set prior to submittal for the building permit application. 5. Driveways & Parking Area: The application indicates two (2) driveways plus a double parking area at the south end of the property. This configuration is inconsistent with the standard for residential driveways even with an exception for the lot configuration (non -conforming) and proposed duplex development. The double driveway should be limited to 18 ft in width between the edge of pavement and the property line. If a second � Iriveway is installed, it should be a single driveway (of 10 ft width) with twenty (20) ft separation from the other driveway to maximize on -street parking area. The additional parking spaces required for the two ADUs will need to be accessible from one of the approved driveways. As proposed, the head -in parking from the street would create an enhanced traffic hazard by creating multiple entries from the property to Park Avenue which is already congested due to on -street parking, the varying right-of-way width, and varying alignment and grade of the street. The required number of parking spaces meeting the dimensional requirements and lying entirely within the property boundaries must be shown in the site plan submitted with the building permit plan set. 6. City Water Dept.: The owner will need to provide individually metered water services for each separate living unit and separate service lines to each of the duplex units. 7. Aspen Consolidated Sanitation District: The owner will need to verify with the District the sewer service to the property and comply with the normal standards for additional services including separate services for each duplex. 2 OF 3 DRCM3298.130C Memo: Adair - ADU Conditional Use Review 8. Building Requirements: If the building is greater than 5,000 sf, it will need to be fire sprinkled. The heating appliances require direct access for conventional appliances within the unit served and adequate ventilation. Direct -vented appliances may be an alternative in the proposed floor plan. 9. Sidewalk, Curb & Gutter: A 5 ft wide pedestrian space should be shown on the site plan submitted with the building permit application. Although no curb, gutter or sidewalks are planned for this area, the applicant should execute a curb, gutter and sidewalk agreement for recording prior to building permit issuance. 10. Improvement Districts: The property owner is required to join any future improvement districts formed for the purpose of constructing public improvements which benefit the property under an \� assessment formula. The agreement would be executed and recorded prior to the issuance of a building permit. 11. As-Builts: Prior to C.O. issuance the building permit applicant will be required to submit to the Aspen/Pitkin County Information Services Dept. as-builts drawings for the project showing the property lines, building footprint, easements, encroachments, entry points for utilities entering the property boundaries and any other improvements. 12. Work in the Public Rights -of -Way: Given the continuous problems of unapproved work and development in public rights -of -way and easements, we advise the applicant as follows: The applicant must receive approval from: City Engineering (920-5080) for design of improvements, including landscaping and grading, within public rights -of -way; Parks Department (920-5120) for vegetation species and placement, and irrigation V_ systems; Streets Department (920-5130) for mailboxes, street and alley cuts; and shall obtain permits for any work or development, including landscaping, within public rights -of -way from the City Community Development Department (920-5090). DRC Meeting Attendees: Applicant: David Muckenhirn, planner representing the owner Staff & Referral Agencies: Chris Bendon, Ross Soderstrom , Rebecca Schickling, Russell Grance 3 OF 3 DRCM3298.DOC AMENDED REQUEST FOR ADAIR DUPLEX DRAC VARIANCE November 13, 1998 The design of the Adair Duplex has been reconfigured as shown in the attached drawings. In the new design the number of ADUs has been reduced from two to one. Additionally, the garage doors have been set back ten feet from the street facade to comply with the design standard. This has resulted in the reduction of 295 square feet. Therefore, at this time, the applicant requests variance from two design standards: 1 . ) Inflection; and, 2. ) Floor area penalty for windows between 91 and 121 off the floor. As we understand, the inflection design standard is intended to maintain a consistent street profile and to protect the single - story residences from being overwhelmed from flanking residences. In this case, all of the other houses on the block are either two- story or are at a two-story height with the exception of 110 Park Avenue. Additionally, 110 Park Avenue, a duplex immediately south of the subject property, has developed plans to add a second story to the near unit. If the subject property is required to inflect, presumably 110 Park Avenue would be similarly constrained, thus eliminating its expansion options. Therefore, neither property would enjoy the same benefits as the rest of the residences on the block. Granting a variance in this instance would not be inconsistent with the street profile and would allow the single one-story residence on the street as well as ourselves to expand to the same extent as our neighbors. Regarding the windows between nine and twelve feet off the floor, we feel the design is not offensive, is consistent with the "miner's cabin" look and conceptually does not represent what this design standard is attempting to eliminate and, therefore, ask relief. Project: Applicant: Location: Zone District: Lot Size: Lot Area: ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM m • it r`► ' A WA :. .-. WTR '- . 1 AW (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed. /tit fA Number o -csidential units:..._.._._._..__........_..---- NUmber of bedrooms: Existing: �j - Proposed: t a �� 1 Proposed % of demolition (Historic properties only): ' N A DIMENSIONS: Floor Area: Existing: 163 Allowable: Proposed: 2. 111 3 /4 Principal bldg. height: Existing: 3 Allowable: .2 5 3 a Proposed: ; � 3' `� Access. bldg. height: Existing: — Allowable: Proposed: — On -Site parking: Existing: 4 Required.- G Proposed. _� % Site coverage: Existing: Required:_Proposed. 0/2 % Open Space: Existing: Required. Proposed. - Front Setback: Existing: /o/200 Required: Io Z Proposed: /o Rear Setback: Existing: ZOV10 Required: Zoho Proposed: Z0116 Combined F/R: Existing: 3p Required: 3O Proposed: 30� Side Setback: Existing • Required: �' Proposed: _ 5 Side Setback: Existing: ZZ Required. G • S Proposed. Combined Sides: Existing: 3 / -Required.- /Z S ' Proposed.• /Z � Existing non -conformities or encroachments: MOM— CONFORM, /tl _4 cL)U L .Ex Variations requested: W) tU IJOMIS ,. N ;: L EGT/ 0 M >k Of : ti titi IVINOZ-1 � -Z E UYS-3a 'ON - .. 1 VJ Ly d � � P ; bOk cv L - aCa Q° tt10 / �•� 34 32 � • � S Op, 00 r.�a.0 .00 900 S o � -,( L -2 6 a �T i� hi 1�.1 t � ._.,t--��.__ W � ' �� �tt �.1 _... ~�� �} C�1 .n V