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HomeMy WebLinkAboutagenda.apz.19990105AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, JANUARY 5, 19999 4:30 PM COUNCIL CHAMBERS, CITY HALL I. COMMENTS A. Commissioners (new chairperson - election) B. Planning Staff C. Public II. MINUTES (12/08/98) III. DECLARATION OF CONFLICTS OF INTEREST IV. PUBLIC HEARING 4:45-5:15 A. Westend Partnership Conditional Use for 2 ADUs 234 West Hallam (continued from December 8, 1998), Chris BendonV�i 4 5:15-5:45 B. 126 Park Avenue, Conditional Use and Residential Design (continued from October 6 and December 8, 1998), Chris Bendon 4 -o V. WORK SESSION 5:45-6:30 A. Truscott Affordable Housing, Bob Nevins V. ADJOURN NOTE: These times are approximate, and applicants should plan to be present approximately 1/2 hour prior to their case time estimated CITY AGENDAS 1/5 City Planning & Zoning (4:30) City Notice 12/15 Truscott Place, Work Session (BN) Westend Partnerships, 234 W. Hallam, Conditional Use for 2 ADUs, Public Hearing (con't from 12/8), (CB) 126 Park Avenue, Conditional Use and Residential Design, Public Hearing (con't from 12/8), (CB) 1/6 HPC (5:00) City Notice 12/15 Building Code/Contractors, Special Work Session 117 North 6th Street(con't from 12/9) 1/11 City Council (5:00) City Notice 12/22 SCI Code Amendment and Definitions, I st Reading Action Item (CB) Code Amendment, HP Procedures, Public Hearing (AG) 1/12 City Planning & Zoning (4:3 0) Citv Notice 12/22 Burlingame Seasonal Housing, Conceptual PUD, (con't from 12/15), (CB) 1113 HPC (5:00) City Notice 12/22 920 E. Hyman, Conceptual, Public Hearing 930 King Street, Final 1/19 City Planning & Zoning (4:30) Citv Notice 12/29 920 E. Hyman, Landmark, Public Hearing (AG) 970 Powder Road, Conditional Use for an ADU and 8040 Greenline Review, Public Hearing (MH) Changes to the ADU Program, Work Session (MH) 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, 1 st Reading Action Item (CB) Castle Creek Condos, Rezoning, 2d Reading Public Hearing (SO). 920 E. Hyman, Landmark, 1 st Reading (AG) 1/27 HPC (5:00) City Notice 1/6 2/2 City Planning & Zoning (4:30) City Notice 1 / 13 2/8 City Council City Notice 1/20 Burlingame Seasonal Housing, Conceptual PUD. 2d Reading Public Hearing (CB) 2/10 HPC Citv Notice 1 /20 2/16 City Planning_& Zoning City Notice 1/27 2/22 City Council City Notice 2/2 920 E. Hyman, Landmark, 2d Reading Public Hearing (AG) 2/24 HPC City Notice 2/2 cc: P&Z Packet Community Development Admin, Staff City Attorney's Office City Planning Staff City Clerk's Office g:/planninJaspen/agendas/comingup.doc/ 12/28/98 0 TO: Aspen Planning and Zoning Commission FROM: Mitch Haas, Interim Deputy Director DATE: January 5, 1999 RE: Follow-up and Up -coming 1. Election of a New Chair. The Commission needs to nominate and elect a new chair at today's (January 5th) meeting. The new chair will be expected to replace Sara Garton as a member of the AACP Oversight Committee. whose meeting dates have not yet been finalized. 2. Auto Tech Parking Area. The Parking Division of the Transportation Dept. is still, along with the Streets Department, working on this issue. I will keep you updated as issues are decided. Still no new news. 3. Construction Parking in Alleys. Concerns were raised regarding construction parking obstructing the rights -of -way in both the alley between Spring and Original (Main and Hopkins) and on Park Avenue. Both of these situations have been brought to the attention of the Parking and Streets Departments by planning staff, but no response has been received as of yet. 4. Construction parking in general. During the discussion on the 1999 fee ordinance (Ordinance No. 49, Series of 1998) at the 12/7 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, and your suggestion of researching the Vail model has been forwarded to the appropriate staff persons. We'll keep you posted. 5. 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. This will be scheduled for a date to be determined. If you want to track this, please contact staff after tonight to get the latest date on this meeting. 6. Land Use Code Work Session. Staff will be meeting in January to review the changes before scheduling hearings for early February. This is just the first step, there is much more work to follow, but we hope a big step in the right direction. It is likely that a joint City Council - Planning and Zoning Commission work session will be scheduled to review the proposed changes. 7. Next regular meeting. The next REGULAR meeting will be Tuesday the 19th of January, at 4:30 p.m. HOWEVER, there will be a special meeting on Tuesday the 12th of January (4:30 p.m.) to complete the Commission's Conceptual PUD Review of the Burlingame Seasonal Housing proposal. Upcoming: Upcoming with City Council: (Dates to be determined) • City Council/BoCC Joint Work Session on Aspen Mass --- 1/26 at 5 p.m. • 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 • Cozy Point Work Session clhome/mitchh/p&zmemos/ 1 -5-99. doc MEMORANDUM TO: Planning and Zoning Commission THRU: Julie Ann Woods, Community Develo ent Director Mitch Haas, Interim Deputy Director FROM: Christopher Bendon, Planne RE: Westend Partnership Conditional Use for Two ADUs -- Public Hearing 234 West Hallam Street (GMQS Exemptions) DATE: January 5, 1999 (continued from December 8, 1998) SUMMARY: The applicant, the Westend Partnership represented by Jim Colombo, has applied for Conditional Use approval for two (2) 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. ADUs also allow for an exemption from growth management and, if approved, would allow for a refund of those impact fees. This hearing was continued from December 8, 1998. At that initial hearing, the Commission debated the philosophical merits of the ADU Program and the "cash -in -lieu" exemption from GMQS. That debate, while important for a larger discussion, is not appropriate criteria in reviewing individual conditional use applications. The appropriate criteria, and staff s response to those criteria, have been included in Exhibit A. The Commission raised some concerns about the "livability" of the units. These concerns are very appropriate in considering whether or not to approve an ADU. Although not based on particular Land Use Code requirements, the applicant has made accommodations to address staff s concerns about access to mechanical areas. The applicant has not submitted a revised set of drawings to the Planning Department but is expected to present an amended plan at the hearing to address other concerns of the Commission. Staff believes the original plans meet the criteria and are appropriately designed. To that end, while staff generally advises against applicants submitting information at the hearing, as long as the Commission feels the amendments are clear and represent improvements, staff will continue to recommend approval. Staff has requested that any additional information presented be clear, and be provided to staff and each of the Commissioners as well as to any members of the public present. Staff is recommending the Planning and Zoning Commission approve the Conditional Use for the two (2) 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: Building permits have be issued for two houses. PROPOSED LAND USE: Two houses, each with an ADU (represents change orders to active permits). PREVIOUS ACTION: The Commission has not previously taken action with respect to 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 required cash fee in lieu of providing housing for a growth management exemption. The Accessory Dwelling Units also provide for a growth management exemption and, if approved, will replace the fees paid. 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: 2 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. a signed and recorded copy of this Planning and Zoning Commission Resolution; b. a current Site Improvement Survey signed by a registered Land Surveyor; c. a recorded agreement to construct sidewalk, curb, and gutter for the adjacent portion of Hallam Street; d. a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the subject property under an assessment formula; and, e. 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: a. that each ADU is labeled as such and meets the definition of an Accessory Dwelling Unit; b. that each primary residence and associated ADU are able to function as separate residential units. Each shall have an entrance and access to individual mechanical equipment for the respective unit; c. that each 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; d. 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 or otherwise impede the ADU entrance areas. The ADU parking spaces shall be labeled on the permit plans; e. compliance with the service requirements of the Aspen Consolidated Sanitation District. The applicant shall complete tap permits, and pay all connection charges due to the ACSD; and, f. 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 garage roofs or use snow brakes to prevent snow and ice from falling into, in front of, or otherwise impeding the ADU entrances. Sufficient means of preventing icing on the ADU access stairways shall also be required. 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; also, no excavation can occur within the drip line of the tree(s) to be preserved and no storage of fill material can occur within this/these drip line(s). 3 7. The applicant must receive approval for any work within public rights -of -way from the appropriate City Department(s). 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 an entity having the authority to do so. 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 January 5, 1999." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B -- Referral Agency Comments Exhibit C Development Application V 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 -Ct WHEREAS, the Community Development Department received an application from the Westend Partnership, owner and applicant, for a Conditional Use Review for two (2) Accessory Dwelling Units 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 Sections 26.28.040, Medium -Density Residential, 26.40.090, Accessory Dwelling Units, and 26.60.040, Standards Applicable to All Conditional Uses, 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 Sections; 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, and Januray 5, 1999, 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 (2) Accessory Dwelling Units 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. a signed and recorded copy of this Planning and Zoning Commission Resolution; b. a current Site Improvement Survey signed by a registered Land Surveyor; c. a recorded agreement to construct sidewalk, curb, and gutter for the adjacent portion of Hallam Street; d. a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the subject property under an assessment formula; and, e. 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: a. that each ADU is labeled as such and meets the definition of an Accessory Dwelling Unit; b. that each primary residence and associated ADU are able to function as separate residential units. Each shall have an entrance and access to individual mechanical equipment for the respective unit; c. that each 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; d. 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 or otherwise impede the ADU entrance areas. The ADU parking spaces shall be labeled on the permit plans; e. compliance with the service requirements of the Aspen Consolidated Sanitation District. The applicant shall complete tap permits, and pay all connection charges due to the ACSD; and, f. 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 garage roofs or use snow brakes to prevent snow and ice from falling into, in front of, or otherwise impeding the ADU entrances. Sufficient means of preventing icing on the ADU access stairways shall also be required. 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; also, no excavation can occur within the drip line of the tree(s) to be preserved and no storage of fill material can occur within this/these drip line(s). 7. The applicant must receive approval for any work within public rights -of -way from the appropriate City Department(s). 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 an entity having the authority to do so. APPROVED by the Commission at its regular meeting on January 5, 1999. APPROVED AS TO FORM: PLANNING AND ZONING COMNIISSION: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk Jasmine Tygre, Interim Chair Exhibit A 234 W. Hallam STAFF COMMENTS: ADU Review Criteria 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 cash fee in lieu of providing units. 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 ADUs 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 conflicting with 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, as specified in staff s recommended conditions of approval (see condition 3.d.). The Building Official raised concerns about the amount of natural light and ventilation being provided to the ADUs. 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. At any rate, compliance with these UBC standards would be required under staff s recommended condition number 1. The ADUs 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 ADUs. 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 the time of building permit issuance and will be based on 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. Also, see the "staff Findings" relative to criterion (A), above. 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 ADUs are of sufficient size as will be confirmed by the Zoning Officer during the change order review. Deed restrictions meeting this criterion would be required as per staff s recommended conditions of approval (condition 2.e.). 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 to comply with the dimensional requirements of the R-6 zone district. The change order will again be 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 proposed ADUs would be attached to the primary units. 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 ADUs. B. 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 main units and the ADUs, 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 (18) 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 dwelling unit, from 26.40.070(B)(2)(a-g) provided that the nonconformity is not increased. Staff Comments page 3 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, above. 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: Not applicable. 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: Not applicable. 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 tail, 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 �U �012SOLI�Qfed UQIII�Q_IOP_ �ISf..I'ICf �6� North �1Ii11 Street ----- Aspen, Colorado 81611 Tele. (970) 925-3601 F_ .X #(970) 925-2537 Sv Kelp• Chairman Illichael Kf11v Paul Smith - Treas. Frank Loushin Louis Popilsh - Secs•. Bruce Mg. November 10, 1998 Chris Bendon Community Development 130 S . Galena Aspen, CO 81611 Re: 234 West Hallam ADU's , Dear Chris: 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 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 tan permit 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, Bruce Matherly District Manager EPA Awards of Excellence 19i 6 • 1986 • 1990 Regional and National 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, carolvnh@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, nancvm@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 wail inbetween them. These effectively cut off thru Z2 access between the back and front yards between the buildings. JV 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 utility 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 s;.:ch 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. ;Printed for Christopher Bendon <chrisb@ci.aspen.co.us> 1 Stefanie Levesque, 09:29 AM 3/11198 , 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 i rom: 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! (Printed for Christopher Bendon <chrisb@ci.aspen.co.us> 1 1'Stefanie Levesque, 04:52 PM 30/11/98, Re: 234 W. HalIam 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 J >Iight thing can be resolved? These units will remain small and they do have >an internal connection to the main house. >Cheers, >Chris Bendon, City Planning 'Printed for Christopher Bendon <chrisb@ci.aspen.co.us> 1 T', t 7. _E), MEMORANDUM (J t TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Community Develop ent Director Mitch Haas, Interim Deputy Director FROM: Christopher Bendon, Planner eY RE: Adair Conditional Use for an Accessory Dwelling Unit, 126 Park Avenue -- Public Hearing (continued from December 8, 1998.) DATE: January 5, 1999 SUMMARY: Arja Adair, owner, has applied for Conditional Use approval for an Accessory Dwelling Unit in 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 and a 594 square foot Accessory Dwelling Unit. Replacement after demolition does require an exemption from GMQS. Construction of a 600 square foot ADU or two 300 square foot ADUs provides for such an exemption. The proposed ADU needs to be enlarged by at least 6 square feet to qualify for the GMQS exemption. The Commission reviewed this application in October and December and provided the applicant with some feedback on the parking situation and Residential Design. The applicant has addressed the parking and residential design concerns and has provided more information about natural light and ventilation to the ADU. The applicant has also reduced the ADU from a two -bedroom unit to a one -bedroom, thereby reducing the parking requirement by one space and providing more leisure living conditions for the basement resident. The applicant has provided this additional information in the amended application. In addition, the applicant will provide information at the hearing to address additional concerns not completely delineated in the provided set of drawings, such as grade changes between the adjacent property to the north and a larger detail of the egress windows. The applicant's project is in compliance with the one-story element provision of the Residential Design Standards. However, the overall design may benefit from the removal of the overhang element above the garage, and the Commission may want to consider the merits of granting a variance so that it may be removed. Staff feels it important to point out the following: 1) the applicant can meet the standard with the proposed design and is not asking for a waiver, even if their instinct is to not provide the overhang; 2) staff supports a variance since the proposed method of meeting the standard involves a "do -dad" that could detract from the overall design; and, 3) the notice of public hearing already includes the design waiver request, and the Commission has jurisdiction to consider the waiver. Staff 1 believes this waiver meets criterion "B" of the Residential Design variance standards. A recommended condition of approval providing for this variance has been included and must be removed if the Commission so decides. This ADU provides for the ability to function individually. There is no internal connection to the primary residences, the unit includes those facilities required by the Housing Authority, and the applicant has represented that an electrical panel specific to the unit would be provided. The mechanical area for the entire structure will not be accessible from the ADU. This however, is not a requirement of the ADU provisions but merely a staff preference. And, staff generally encourages the applicant to provide for such access only if the change does not require a significant modification to the floor plans. The applicant is no longer requesting any variances, and staff believes this application meets all criteria for an ADU, as more fully described in Exhibit A. Staff recommends the Planning and Zoning Commission approve this Conditional Use for an Accessory Dwelling Unit at the proposed Adair Duplex, with conditions. Although not specifically requested, staff also recommends approval of a variance from the one-story element provision (26.58.040(B)(1)) of the Residential Design Standards. APPLICANT: Arja 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 slopes in excess of 20%. This information is subject to confirmation by the City Zoning Officer during the review of building permit applications. FAR: 3,286 square feet as represented by the applicant. This information is subject to confirmation by the City Zoning Officer during the review of building permit applications. CURRENT AND PROPOSED LAND USE: Duplex residence (non -conforming structure). 2 PREVIOUS ACTION: The Commission considered this application on' October 6, 1998, continued the public hearing to December 8, and continued to this date, January S, 1999. Concerns raised in the two prior hearings 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 (DRAG), or any other board from 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." RECOMMENDATION: Staff recommends the Planning and Zoning Commission approve the Conditional Use for an Accessory Dwelling Unit at the proposed Adair Duplex, 126 Park Avenue, with the following conditions: 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/reflect: a. a signed and recorded copy of this Planning and Zoning Commission Resolution; b. a current Site Improvement Survey signed by a registered Land Surveyor; c. a drainage report and a drainage plan, prepared by a Colorado licensed Civil Engineer, including a erosion control plan which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, 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; d. a recorded agreement to construct sidewalk, curb, and gutter for the contiguous portions of Park Avenue; e. a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the subject property under an assessment formula; f. 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; g. that the proposed ADU is labeled as such, meets the definition of an Accessory Dwelling Unit, and contains between 600 and 700 square feet of net livable space; h. that the ADU is able to function as a separate dwelling unit having a separate entrance and containing 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; 3 i. that the ADU has the minimum 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 ADU parking space shall be labeled on the permit plans; j . that the two driveways are separated by at least twenty (20) feet; k. that the ADU meets all applicable UBC requirements for light, sound attenuation, and air ventilation; 1. compliance with the dimensional requirements of the R-6 Zone District. Property hiatuses shall not contribute to the calculation of allowable Floor Area for the property; and, m. compliance with the service requirements of the Aspen Consolidated Sanitation District, a completed tap permit, and payment of all connection charges due to the ACSD. 3. The "one-story element" Residential Design Standard requirement is satisfied as provided in the land use application drawings without the provision of an overhang above the northern- most garage. If approved, this condition represents a variance from the one-story element provision (26.58.040(B)(1)) of the Residential Design Standards based on a finding that variance criterion "B" of Section 26.22.010 has been met. 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, if any, must be 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. Also, no excavation can occur within the drip line of the tree(s) to be preserved and no storage of fill material can occur within this/these drip line(s). 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(s). 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 amended by an entity with the authority to do so. El RECOMMENDED MOTION: "I move to approve the Conditional Use for an Accessory Dwelling Unit at the proposed Adair Duplex, 126 Park Avenue, with the conditions outlined in the Community Development Department memo dated January 5, 1999." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B -- Referral Comments Exhibit C -- Development Application c:chris/cases/126park/pz memoldoc 5 RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION FOR THE APPROVAL OF BOTH A VARIANCE FROM STANDARD 26.58.040(B)(1) OF THE RESIDENTIAL DESIGN STANDARDS AND FOR A CONDITIONAL USE FOR AN ACCESSORY DWELLING UNIT TO BE LOCATED IN THE ADAIR DUPLEX, 126 PARK AVENUE, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2737-181-00-034 Resolution #98 - WHEREAS, the Community Development Department received an application from Arja Adair, owner and applicant, for a Conditional Use Review for an Accessory Dwelling Unit of approximately five -hundred -and -ninety-four (594) square feet to be located in a proposed duplex at 126 Park Avenue, City of Aspen; and, WHEREAS, the parcel is approximately 4,953 square feet and located in the Medium -Density Residential (R-6) Zone District; and, WHEREAS, pursuant to Sections 26.28.040, Medium -Density Residential, 26.40.090, Accessory Dwelling Units, and 26.60.040, Standards Applicable to All Conditional Uses, 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 Sections; and, WHEREAS, pursuant to the provisions of Chapter 26.22 of the Aspen Municipal Code, the Planning and Zoning Commission may grant variances from any one or more of the Residential Design Standards of Chapter 26.5 8; 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, and January 5, 1999, the Planning and Zoning Commission approved, by a to (_-� vote, the variance from Standard 26.58.040(B)(1) of the Residential Design Standards, and a Conditional Use for an Accessory Dwelling Unit to be located in the proposed Adair Duplex, 126 Park Avenue, with the conditions recommended by the Community Development Department. NOW, THEREFORE BE IT RESOLVED by the Commission: That the Conditional Use for an Accessory Dwelling Unit of approximately five hundred ninety-four (594) square feet to be located in the proposed Adair Duplex, 126 Park Avenue, is approved with the following conditions: 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/reflect: a. a signed and recorded copy of this Planning and Zoning Commission Resolution; b. a current Site Improvement Survey signed by a registered Land Surveyor; c. a drainage report and a drainage plan, prepared by a Colorado licensed Civil Engineer, including a erosion control plan which maintains sediment and debris on - site during and after construction. If a ground recharge system is required, 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; d. a recorded agreement to construct sidewalk, curb, and gutter for the contiguous portions of Park Avenue; e. a recorded agreement to join any future improvement districts for the purpose of constructing improvements which benefit the subject property under an assessment formula; f. 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; g. that the proposed ADU is labeled as such, meets the definition of an Accessory Dwelling Unit, and contains between 600 and 700 square feet of net livable space; h. that the ADU is able to function as a separate dwelling unit having a separate entrance and containing 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; i. that the ADU has the minimum 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 ADU parking space shall be labeled on the permit plans; j . that the two driveways are separated by at least twenty (20) feet; k. that the ADU meets all applicable UBC requirements for light, sound attenuation, and air ventilation; 1. compliance with the dimensional requirements of the R-6 Zone District. Property hiatuses shall not contribute to the calculation of allowable Floor Area for the property; and, m. compliance with the service requirements of the Aspen Consolidated Sanitation District, a completed tap permit, and payment of all connection charges due to the ACSD. 3. The "one-story element" Residential Design Standard requirement is satisfied as provided in the land use application drawings without the provision of an overhang above the northern -most garage. If approved, this condition represents a variance from the one-story element provision (26.58.040(B)(1)) of the Residential Design Standards based on a finding that variance criterion "B" of Section 26.22.010 has been met. 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, if any, must be 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. Also, no excavation can occur within the drip line of the tree(s) to be preserved and no storage of fill material can occur within this/these drip line(s). 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(s). 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 amended by an entity with the authority to do so. APPROVED by the Commission at its regular meeting on January 5, 1999. APPROVED AS TO FORM: PLANNING AND ZONING COMN USSION: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk Jasmine Tygre, Interim Chair Exhibit A Adair Duplex STAFF COMMENTS: ADU Review Criteria 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. A deed restricted Accessory Dwelling Unit is consistent with the purposes, goals, objectives, and standards of the Aspen Area Community Plan and qualifies as an exemption from Growth Management. For a duplex exemption, the ADU must be at least 600 square feet in size. 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 ADUs in the immediate area. The applicant has provided a plan that accommodates the required parking spaces. 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, as recommended in staff s conditions of approval. In addition, the two driveways need some separation. The City Engineer is suggesting 20 feet between the two curb cuts, and staff is recommending this as a condition of approval. (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: Due to the relatively small size of the property, accommodating the parking and Residential Design Standards has been problematic for this applicant. However, the applicant is not requesting any waivers as the requirements for parking and residential design have been met. (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 Comments page 1 Staff Finding: Park fees are payable at the time of building permit issuance for the difference in the number of bedrooms per unit. Infrastructure capacity is sufficient for this development and utilities are available. The sanitary sewer 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. The recommended conditions of approval reflect and account for these requirements. (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 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 and staff advises against waiving the requirement. The proposed design meets all provisions 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 is approximately 594 square feet in size in a one - bedroom configuration. The ADU should be 600 square feet in size for a GMQS exemption for the two units of the proposed duplex. 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 would be attached to the primary residences. Staff Comments page 2 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 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. The non- conforming status of the existing duplex represents a doubling of the permitted density. However, there are several non -conforming lots and buildings in the area and several of these have Accessory Dwelling Units. Generally, staff is of the opinion that residential density in the already urbanized areas of town 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 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 from 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 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 Comments page 3 Staff Finding: Refer to Staff Comments for Conditional Use review, above. 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: Not applicable. 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: Not applicable. 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: Residential Design Standards The application meets all requirements for Residential Design. It is important for the Commission to understand the applicant is not requesting any waivers. Staff is suggesting a partial waiver from the one-story element requirement to eliminate a portion of the applicant's proposal which may detract from the overall design. ONE-STORY ELEMENT: The applicant's proposed development is in compliance with the following Residential Design Standard: Staff Comments page 4 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 one-story element criteria was established to encourage pedestrian scaled facades and to break-up the overall massing of buildings. To that end, the applicant has provided a design in compliance with the standard. While the applicant is in compliance and does not wish to seek a variance, staff does not believe this extra "do -dad" contributes to the neighborhood character in a way envisioned by Ordinance 30, Series 1995. In this case, waiving the standard may better meet the overall goal of appropriate neighborhood design. b) a more effective method of addressing standard .in question; or, Staff Finding: The applicant has met the standard with the one-story element on the south side of the building and the garage roof overhang on the northern -most garage. This second feature, staff feels may detract from the overall design. Staff still believes the best approach may have been to provide one-story porches on the front facade. But in light of the applicant's compliance with the standards and ability to proceed to building permit with the proposed roof overhang, staff believes a better design could be provided without compliance. In most situations where an applicant has proposed a design in compliance, staff does not have the opportunity to waive standards to better a design. Only when a project is under review by a discretionary Board does staff have the ability to suggest "bending" the rules. This is an opportunity for the Commission to better this design by waiving the rules which, otherwise, may result in a complying "do -dad." 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. c: chris/cases/ 126_park/pz_ex_a2. doc Staff Comments page 5 `Est� or � N- EMORANDUM To: Chris Bendon, Project Planner Thru: Nick Adeh. City Engineer] From: Ross C. Soderstrom, Project Emmmeer Date: October 8, 1998 Re: Adair - ADU Conditional 'Use Review Phys. -.,.I Address: 126 Park Avenue, Clty of Aspen, CO Legal Description: "Hobgood" Lot. Hobgood-Buress Subdivision Exception, City of Aspen, CO [Sec. 7, TIOS, R84\N] Parcel ID No.: 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 shail 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-wav 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 - :VDU 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 tre completed project and not obstructed by garbage or recycling containers, other structures or landscaping. All existing and anv new easements for utilities shall be shown 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 �l 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 vr.) 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 '_riveway 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 glade 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.DOC Memo: Adair - .-VDU 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 bene.lt 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 AspeniPitkin 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 anv 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 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 Muckenhim, planner representing the owner Staff & Referral Agencies: Chris Bendon, Ross Soderstrom , Rebecca Schickling, Russell Grance 3 OF 3 DRCM3298.DOC i AMENDED REQUEST FOR ADAIR DUPLEX P&Z AND DRAC APPROVAL December 17, 1998 Attached you will find the updated drawings for the Adair Duplex application. These drawings reflect changes based on the discussion and input from the Board at the December 8, 1998 P & Z meeting. Additionally, the ADU has been reduced from a two -bedroom to a one -bedroom unit to minimize its parking impact. To summarize, this is an application for approval of a duplex configured with two three - bedroom units plus an ADU incorporated into Unit 1, as shown. The applicant believes this design to be in compliance with all design standards, dimensional requirements, and zoning and building codes. It is 310 square feet less than the allowable FAR. Therefore, the applicant seeks approval of the design as configured requesting no design or other variances, and approval for the conditional use of the ADU. The ADU is a large one -bedroom ADU, containing 536 "net livable" square feet. It features a full-sized kitchen, comfortable space for a king-size bed, large light wells to provide ample light (please see the attached drawing), and a washer/dryer in the unit. The utilities are independently metered. The electrical panel is located in the ADU for easy tenant access. The applicant/owner is committed to renting the ADU and has designated that there be no access door from the main unit. The access stairwell has a weathertight deck above it, serving as a roof for protection from snow and weather. Further, the roof above the window wells and the stairwell has heat tape, gutters and snow -stops to minimize the impact of snow and rain on these areas. The north space in the driveway has been designated for ADU parking. Thank you for your consideration of our request. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: ApAig T:)vPi--Ex Applicant: _ A R J A 10, A b Ar 1 R 4R . Location: (Z CP ' PARK A Vr Zone District: Lot Size: Lot Area: a+Ssz !A (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: IVA Nui>>bur 01'1'uside1)ti,1) units: /s"'d fiilg. ^--- Number of bedrooms: Existing:___Proposed: Proposed % of demolition (Historic properties only): DIMENSIONS: Floor Area: Existing:_d0,3 Allowable: 3Zlilo Proposed. - Principal bldg. height: Existing. a3 Allowwble. S' ~ Proposed: .2 ,tl 6 Access. bldg. height: Existing.�A Allowwable: N ,Q Proposed On -Site parking: Existing: Required.- Proposed.- w 0 % Site coverage: Existing. o Required y o Proposed. 3 0 % Open Space: Existing: /y A Required: iV4 Proposed: VIA Front Setback: Existing: /o Required: /P12,o Proposed: r© Zo Rear Setback: Existing: 20 ho Required: Zd 'o _Proposed: Zm ho Combined F/R: Existing. p Required: 3p Proposed. - Side Setback: Existing. _Required.• 5• Proposed.- S— Side Setback: Existing. ZZ Required: g� . Proposed. Vic Combined Sides: Existing: .3Required. Proposed: 12. D Existing non -conformities or encroachments: AOW6 20NFOPAIInd byipusx Variations requested: /VOM 155-7 a €g � • re .oa•0 cl /Icov to .�.eoe.a es C;' r gal � N w ~ p �e O Q ava-3a 'ON 13R'L. G ,&M � • is � 0�. . y• 0.00. SJ I I j U1 0 1 A Of m . Lq �.:,o in- , —r/-T 00. 90 O ' b8t8 1V1NO2- 2 =Jj al I 00 CT- 2 CL _j W > T Co CD CD Ly- 4 F&Ooll� 40 E L_ S t N LU 1 O 10'-O" 15'-O" q'-O" 5'-0" 4'-0" 11 U1 on -------�---�—.�-------- l=�J it I� II m �uu, _ u u u rn u = u p p rn u p q ((�� '�'i II l4eeaaaa smmasss� � II RfA � it � II � n II 11 c � O Clcu M UI O O 3 I � I. o � IIIr r----1 o0 0 11 II II 2'-q" I� i u U! II rn u p II n N W D O' u • .fl N � do I'-q 1 _ � O UP y� F —t A N „ 3 s 2- �O I= .I a � " rn a � .I II I. II I'- u u u u s O '-6 0000 22'-b" 12'-0" I'-q 2'-O 2'-q" Jolt 41'-O" APPLICANT: ARJA ADAIR LOCATION: 126 PARK AVENUE ACTION: CONDITIONAL USE APPROVAL FOR AN ADU STANDARDS APPLICABLE TO ALL CONDITIONAL USES: The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Community Plan, and with the intent of the zone district in which it is proposed to be located. 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. 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. 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 applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. 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. ACCESSORY DWELLING UNITS: 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. An attached accessory dwelling unit shall be subject to all other dimensional requirements of the underlying zone district. 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. An attached accessory dwelling unit shall utilize alley access to the extent practical. DEVELOPMENT REVIEW STANDARDS: The proposed development shall be compatible with and subordinate in character to the primary residence located on the parcel as well as development located within the neighborhood, and assuming year- round occupancy, shall not create a density pattern inconsistent with the established neighborhood. 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 Planning and Zoning Commission and the Historic Preservation Commission may exempt nonconforming structures, being converted to a detached accessory dwelling unit, provided the nonconformity is not increased. Conditional use review shall be granted pursuant to Section 26.60.040 standards applicable to all conditional uses. 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. 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. 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." FAR FOR ACCESSORY DWELLING UNITS: For the purpose 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 350 square feet of allowable floor area or fifty 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 P and Z 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 ADU separated from a principal structure by a distance of no less than ten feet with a maximum footprint of 450 square feet shall be calculated at 50 percent of the allowable floor area up to 700 square feet of Floor Area. Any element linking the principal structure to the accessory structure may be no more than one story tall, six feet wide, and ten feet long. Attachment Al - County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, DiN G 1 , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code 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 within three hundred (300) feet of the subject property, as indicated on the attached list, on the day of , 199 (which is days prior to the public hearing date of ). 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 2Gpriay of ZeCE OA 5EA, 199 , to the 5L* day of r f JJA)VA XY , 1991(. (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. (Attach photograph here) Signed before me this 199_5.� by day of 1z7P*'F1 WITNESS MY HAND AND OFFI My Commission expires: Notary Publj My Commission Expires October 21, 2002 4" NAME OF PROJECT:124o ?-49,*�--AlvoCoAjur>,ugie- CITY CLERK: ZA"P-PK.VQ �• WITNESSES: (1) a 49"IRC�p (3) (4) (5) EXHIBITS: 1 2 3 4 5 MOTION: Staff Report X (Check If Applicable) Affidavit of Notice ( ) (Check If Applicable) �E*, oncla Board Criteria Sheet X (Check If Applicable) y)- 5T�— /51 q 8 VOTE: YES NO Q e-AdD Ar R F0N------Y. M --7-NCr ROGER HUNT YES V NO ROBERT BLAICH YES �'` NO RON ERICKSON YES V- NO JASMINE TYGRE YES V NO TIMOTHY MOONEY YES V NO STEVEN BUETTOW YES to" NO TIM SEMRAU YES V NO MEMORANDUM To: Aspen Planning & Zoning Commission Thru: Dave Tolen From: Lee Novak Subject: Truscott Redevelopment Date: December 23, 1998 Summary: Staff has been developing program options for the redevelopment of the Truscott affordable housing project. These options illustrate major changes that will greatly increase the number of people living at Truscott and improve the project's livability. Staff is presenting these options to solicit comments by the City Planning and Zoning Commission. Background: According to the 1998 Housing Authority Guidelines, one of the priorities for units is "rental units (categories 1,2, and lower priced Category 3)." The Housing Office rental wait lists are incredibly long. As of November 30, 441 people were on the waitlist for a one bedroom at Truscott and 486 people were on the waitlist for a one bedroom at Castle Ridge. The fastest moving list, for studios at Truscott, has 348 people on it and usually yields a unit in a year and a half. Affordable free market units are lost each year as those buildings are renovated into high - end rental or sale properties. The idea of redeveloping Truscott grew, in part, out of the Golf Department's need to mitigate for its new club house. The Golf Department is planning on starting construction on a new golf facility next summer. Also, the Golf and Housing Departments feel it would be beneficial to segregate housing and Golf activities at Truscott to reduce existing conflicts. In addition, the Iselin Park Master plan calls for a new tennis facility to be constructed on the Plum Tree parcel while mitigating the existing soccer and softball field at Rotary Park. Both of these changes provide an excellent opportunity to expand Truscott. Currently, Truscott has 96 units in three buildings. The studio building was renovated in 1993 to provide 50 studios. The building is also home to the Golf Department offices, Junior Golf (a non- profit organization), and the Housing Office maintenance shop. Across the way are two buildings that were built in 1989 and 1990 with 24 and 22 units respectively. These buildings include 8 one bedrooms at 447 square feet, 4 one bedroom lofts at 506 square feet, 19 two bedrooms at 595 square feet, and 15 two bedroom lofts at 794 square feet. The project currently has 87 available parking spaces or .9 spots per unit. Meetings with Council and city staff have emphasized the importance of moving this project forward. An interdepartmental team was formed that includes Kevin Dunnett of Parks, Bob Nevins of Community Development, Steve Aitken of Golf and Lee Novak of Housing. On November 19, the planning team met with residents of Truscott to find out about their concerns and present options for redevelopment. About 25 residents attended the meeting, and they were vociferous in their support for expanding Truscott. When asked what they liked about Truscott, the responses emphasized location (on the golf course and close to town), inexpensive rent, access to transportation, good management and a sense of community. When asked what was wrong with Truscott, the attendees spoke of poorly designed units, danger of the Highway 82 intersection, inadequate parking, and conflicts with Parks and Golf Department activities. At the same meeting, staff also presented three options to the residents and solicited their opinions. These the three options will be presented on January 51h and are described below. The residents felt that maximizing the number of units was the most important goal for any new development. They also gave us important information about the design of the units and the site design. The participant's comments are attached. Council and the Housing Board agreed with the goals of maximizing density while improving livability at their December 81h joint meeting. Program Options: The planning team will present three programmatic options for the Truscott redevelopment. These options are malleable and can be combined in many ways. The goal for each design was to maximize the number of units possible while improving livability. We were able to increase the number of units possible by using the existing tennis court site and the Park's Department soil stockpile area. We have also looked at three different options for the studio building. We have used underground parking to remove cars from the street. In each option, a play area or community open space is included. None of these options adequately deal with the intersection at Highway 82. We will need to acquire an access permit from CDOT since this expansion will change traffic flows by more than CDOT's 15 percent minimum. Increased traffic at this already dangerous intersection is a major problem for pedestrians trying to cross the highway and automobiles trying to exit or enter the golf and housing facilities. While we have not spoken with a traffic engineer, logic dictates that some change will have to be made to this intersection. That may include a traffic light or it may be underpasses. All of these options have challenges; staff, with the help of skilled consultants, will continue to pursue the best solution. Concept 1: In Concept 1, the studio building and the existing pods are retained. Units would be added on the site of the existing tennis and basketball courts and on the current Park's Department soil stockpile area. This would yield a net gain of 82 units. The new units would include 46 one bedrooms, 18 studio lofts, and 18 two bedrooms. This plan has 55 surface parking spaces and 175 garage spaces. This would allow for 1.3 spaces per unit. This plan also includes a nice play area with a full-size basketball court. Concept 2: In concept 2, most of the studio building is demolished except the section that houses the current Golf Department offices, Junior Golf facilities, and the Housing Office maintenance shop. New units are built on the site of the existing tennis and basketball courts, the Park's soil stockpile, and the studio building. The new units would include 70 one bedrooms, 27 studios, and 27 two bedrooms. This would yield a net gain of 74 units over the existing development. This plan has 42 surface parking spaces and 255 garage spaces. This would allow for 1.3 spaces per unit. This plan also includes a new recreation area. Concept 3: In concept 3, the entire studio building is demolished and a new building is built to house the Golf Department, Junior Golf, and the Housing Office maintenance shop in the location of the existing cart storage shed. New housing is built on the existing tennis and basketball courts, the Park's soil storage area, and footprint of the studio building. The new units would include 110 one bedrooms, 35 one bedroom lofts, and 35 two bedrooms. This plan has 42 surface parking spaces and 255 garage spaces. This would allow for 1.7 spaces per unit. A new recreation area is also planned. Timeline: The redevelopment of Truscott will be a complicated process and will very likely require two to three years for completion. Housing staff is preparing to select a consultant team to assist us in the preparation of a conceptual development application. This team should be assembled by the middle of January, 1999. We expect the team to be able to submit a conceptual application by April 1, 1999. Before development can move forward, the Park's department soil stockpile area must be sold to the Housing Authority. Since the soil storage area is designated as open space, a vote must be held to approve the sale. This vote will most likely be held sometime between August and November of 1999 depending on scheduling. Several current Truscott residents have expressed interest in being part of a citizen's group that would promote the ballot measure. We hope to receive conceptual approvals before a ballot measure is voted upon. 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