HomeMy WebLinkAboutLand Use Case.CU.216 E Hallam St.A051-02—_216 E. Hallam Conditional Use
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COMMUNITY DEVELOPMENT DEPARTMENT
. 130 South Galena Street
Aspen, Colorado 8161 1'406
(970) 920-5090
1041
1042
1043
1046
City of Aspezi
Land Use:
Deposit _
Flat Fee _
H PC
Zoning and Sign _
Referral Fees:
1163 City Engineer
1205 Environmental Health
1190 Housing
Building Fees:
1071
Board of Appeals
1072
Building Permit
1073
Electrical Permit
1074
Energy Code Review
1075
Mechanical Permit
1076
Plan Check
1077
Plumbing Permit
1078
Reinspection
1079
Aspen Fire
Other Fees:
1006
Copy
1165
Remp Fee
1302
GIS Maps
1303
GIS Fee
1481
Housing Cash in Lieu
1383
Open Space Cash in Lieu
1383
Park Dedication
1468
Parking Cash in Lieu
Pell
'ormance Deposit
1268
Pubic Right-of-way
1164
School District Land Ded
TOTAL 5 %%L/
1 11
NAME: La LAA 0 L/' I )
ADDRESS/PROJECT:_�_�
PHONE: - 07-7
CHECK# 20
CASE/PER T#: # OF COPIES:
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DATE: _ INITIAL: �^
CASE NO A051-02
'LNR• �k ( 4
PROJ ADDRI 216 E. Hallam CASE TYP: Conditional Use STEPST
OWN/APP: The Frost Property L ADR 709 N.Spuce Street C/S/Z: I Aspen/CO/81611 PHN]
REPI Stan Clauson Associates, LL ADR; 200 E. Main Street C/S/Z:lA�s'p'e'n//C'O/81611 PHN:19255'-`2�3'233
FEES DUE: 2405 D 345 FEES RCVD:1 Bill Them STAT: r
REFERRALS
REFJ BYJ DUE:
MTG DATE REV BODY PH NOTICED
i
REMARKS
CLOSED: / (L�U3 BY:
PLAT SUBMITD: PLAT (BK,PG):l
DATE OF FINAL ACTT
CITY COUNCILF
PZ:
BOA:
DRAC:
ADMIN.
APPLICATION
Frost Property
Conditional Use Approval for a Duplex
22 May 2002
Applicant: Camilla Auger
The Frost Property LLC
709 North Spruce Street
Aspen, CO 81611
Location: 216 E. Hallam Street
Aspen, Colorado 81611
Zone District: R-6
An application for conditional use approval for a duplex on the
front parcel of the Frost Property, 216 E. Hallam Street, Aspen,
Colorado.
Represented by: Stan Clauson Associates, LLC
200 E. Main Street
Aspen, CO 81611
970-925-2323
• $TAN CLAusoN AssocuTEs, LLc
22 May 2002
Ms. Joyce Ohlson, Deputy Director
City of Aspen
Community Development Department
130 S. Galena Street
Aspen, Colorado 81611
Planning • Urban Design
Transportation Studies
Project Management
200 EAST MAIN STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925.2323
FAx: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: www.scaplanning.com
Re: Rezoning, Alley Vacation, and Access Approval for 216 E. Hallam,
Aspen
Dear Joyce:
On behalf of the Camilla Auger, Managing Partner for the Frost Property, LLC, I am
submitting this supplementary application requesting that the City of Aspen conduct the
necessary reviews to provide Conditional Use Approval to allow for a duplex for the
historic property known as the "Frost Property," located at 216 East Hallam Street in
Aspen.
This historic property, consisting of a barn and house, is located on two lots in the R-6
residential zone. The property is separated by an unused but unvacated alley into parcels,
one containing an historic house, the other containing the historic barn. The front parcel
containing the historic house is the subject of a Conceptual Historic Development
application, currently before the Historic Preservation Commission. The proposed
redevelopment of this front property will contain a duplex. As you have determined, a
duplex is a Conditional Use in the R-6 zone for properties with a minimum area of 6,000
square feet, containing an historic landmark. The purpose of this application is to request
Conditional Use Approval to construct a duplex on the front parcel.
The rear parcel, by way of information, is proposed to be developed as a single-family
residence. The applicants, including Studio B Architects, meet with the Historic
Preservation Commission in a preliminary work session on 8 May 2002. The Historic
Preservation Commission reacted favorably to plans presented for redevelopment of the
historic resources on both the front and rear parcels. The Conceptual Major HPC Review
Public Hearing is scheduled for 12 June 2002. It is our understanding that Amy Guthrie,
Historic Preservation Officer, will provide the Planning & Zoning Commission with a
recommendation regarding this conditional use application, based on historic preservation
considerations.
The overall property was previously the subject of a request placed before the Planning and
Zoning Commission for a favorable recommendation on the rezoning of a portion of the
rear parcel to R-6, consistent with the rest of the neighborhood. The Planning Commission
approved that request at their meeting of 5 March 2002.
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
•
City of Aspen Community Development Department
19 April 2002
•
Page 2
The request for a duplex on this 6,000 s.f parcel is consistent with historic preservation
S
goals for the property. The conditional use can be granted without any adverse effects to
the neighborhood and will accomplish the revitalization of an historical property that his
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been in disrepair for some time under its prior ownership. The historic landscape and
forms will be preserved to the greatest extent possible, and the resulting structure will
provide an appropriate streetscape transition from adjacent residential properties to the Red
Brick Arts and Recreation Center. Attached are our responses to Section 26.425.040,
•
conditional use standards, which show that our request is consistent with the applicable
standards.
We look forward to an opportunity to present our application for a duplex on the front
parcel, which is essential to the historic restoration of the Frost Property, and
remain ready to answer any questions that you or the review boards may have regarding
the application.
Very truly yours,
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
Attachments 1-9:
1. Land Use Application Form
2. Applicant's name and address, and letter of authorization for representation
3. Response to Land Use Code Standards applicable to Conditional Uses
4. Vicinity Map
5. Disclosure of Ownership
6. Quit Claim Deed from Puppy Smith LLC to Mona J. Frost Trust
7. Landscape Plan
8. Architectural Drawings
9. Survey
10. Red Brick School Plat
Enclosures:
1. 10 copies of application, 2 full size copies of drawings in Items 7 and 8.
City of Aspen Community Development Department
19 April 2002
Page 3
Previously provided:
1. Signed fee agreement
2. Deposit for review of the application in the amount of $2,405 for Planning and
$345 for Referral Agencies.
Cc: Amy Guthrie, Historic Preservation Officer
Camilla Auger, Managing Partner, The Frost Property, LLC
PROJECT: 0 LAND USE APPLICATION•
Name: Frost Property
Location: 216 E. Hallam Street; Lots D and E
(Indicate street address, lot & block number, legal description where appropriate)
APPLICANT:
Name: Camilla Auger, Managing Partner
Address: Frost Property, LLC, 709 North Spruce Street, Aspen, CO 81611
Phone #: 970 544-0745
REPRESENTATIVE:
Name: Stan Clauson Associates, LLC
Address: 200 E. Main Street, Aspen, CO 81611
Phone #: 970 925-2323
TYPE OF APPLICATION: (please check all that apply):
® Conditional Use ❑ Conceptual PUD ❑
Conceptual Historic Devt.
❑ Special Review ❑ Final PUD (& PUD Amendment) ❑
Final Historic Development
❑ Design Review Appeal ❑ Conceptual SPA ❑
Minor Historic Devt.
❑ GMQS Allotment ❑ Final SPA (& SPA Amendment) ❑
Historic Demolition
❑ GMQS Exemption ❑ Subdivision ❑
Historic Designation
❑ ESA - 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑
Small Lodge Conversion/
Margin, Hallam Lake Bluff, condominiumization)
Expansion
Mountain View Plane
❑ Lot Split ❑ Temporary Use ®
Cdxx: Alley Vacation
❑ Lot Line Adjustment ❑ Text/Map Amendment
Access Agreement
EXISTING CONDMONS: (description of existing buildings, uses, previous approvals, etc.
Two parcels of land separated by a remaining portion of Alley Block 71; parcel consisting
of Lots N and O (a/k/a H
and I) contains a residence; parcel D and E contains historic barn Parcel D and E had encroachments.
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Provide Conditional Use Approval for a duplex on a property of 6,000 s.f., containing an historic structure.
Have you attached the following? FEES DUE: $ 2,750.00 (paid)
❑ Pre -Application Conference Summary
❑ Attachment # 1, Signed Fee Agreement
® Response to Attachment #2, Dimensional Requirements Form
® Response to Attachment #3, Minimum Submission Contents
® Response to Attachment #4, Specific Submission Contents
® Response to Attachment #5, Review Standards for Your Application
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Frost Property -Front Parcel
Camilla Auger
216 East Hallam Street
M
60'x100'
6,000SF
(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:
Number of residential units:
Number of bedrooms:
Existing: Proposed:
Existing: 1 Proposed: 2
Existing: 3 Proposed: 7
Proposed % of demolition (Historic properties only): 2% (Existing Carport)
DIMENSIONS:
( W/500 SF BONUS)
Floor Area: Existing: 1,355 SF Allowable: 3,740 SF Proposed: 3,740 SF
Principal bldg. height: Existing: 20' Allowable: 25' Proposed: 22'
Access. bldg. height: Existing: NA Allowable: 21', 12' Proposed: NA
On -Site parking: Existing: 2 Required: 4 Proposed: 3
% Site coverage: Existing: 23% Required:45%wmPc..;. Proposed: 45%
% Open Space: Existing: NA
Front Setback: Existing: 18'
Required: NA Proposed: NA
Required: 10'minimum Proposed.• 18'
Rear Setback: Existing: 21' Required: 10'minimum Proposed: 11'
Combined F/R: Existing: 39' Required: 30' Proposed: 29'
East Side Setback: Existing: 24' Required: 5' minimum Proposed: 5'
West Side Setback: Existing: 7' Required: 5' minimum Proposed: 3'
Combined Sides: Existing: 3 V Required: 15'
Existing non -conformities or encroachments:
Proposed: 8'
Variations requested: _Parking waiver, combined side yard setback, combined front
yard/rear yard setback, West side setback
•
•
19 April 2002
Joyce Ohlson
City Of Aspen
Community Development Department
Aspen, Co 81611
To Whom it May Concern:
This letter is to certify that I, Camilla Auger, Managing Partner of the FROST PROPERTY,
LLC, 709 North Spruce Street, Aspen, Co, authorize Stan Clauson Associates to represent us
m the hearing process for rezoning, alley vacation, and utilization of Sheeley Blvd_ for access,
for the Frost Property, 216 E. Hallam Street, Aspen, Colorado. Their contact information is as
follows:
Stan Clauson Associates, LLC
200 E. Main Street
Aspen, Co 81611
(970)925-2323
(970)920-1628 Fax
Very Truly Yours,
Camilla Auger
Managing Partner
FROST PROPERTY LLC
Attachment 3
Land Use Code Standards Report
Offered below are responses to relevant review standards as identified in the City Of
Aspen Land Use Code:
Responses to Section 26.425.040 Standards applicable to all conditional uses
When considering a development application for a conditional use, the Planning and
Zoning Commission shall consider whether all of the following standards are met, as
applicable:
A. The conditional use is consistent with the purposes, goals, objectives and standards
of the Aspen Area Community Plan, with the intent of the zone district in which it is
proposed to be located, and complies with all other requirements of this title;
Response: The application is consistent with the Aspen Area Community Plan in
the following provisions:
1. It concentrates additional development density in an area "supportive of transit
and pedestrian accessibility" (Managing Growth, p. 18-19)
2. It supports the Policies and Goals of Historic Preservation (Historic
Preservation, p. 40).
3. It will provide a high -quality architecturally designed addition to an historic
structure, based on "context" and "liveliness" (Design Quality, p. 42-43).
Additionally, the application is consistent with the "Purpose " of the R-6 Medium
Density Residential Zone to "contain relatively dense settlements of predominantly
detached and duplex residences, ... within walking distance of the center of the
City" (CityofAWen Land Use Code, p. 710-44).
As a proposed conditional use, a duplex conforms with Item 7 under "Conditional
Uses " of Section 26.710.040 (C) of the City of Aspen Land Use Code, and all other
requirements of the Code.
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 complementary uses and activities in the immediate vicinity of the
parcel proposed for development;
Response: Uses within the immediate vicinity of the parcel include duplex and
single family residential, along with the public uses associated with the Red Brick
Arts and Recreation Center. The proposed residential duplex is consistent in use,
as well as in scale and massing, with these existing uses. As the residential site
most adjacent to the Red Brick the proposed additional density is appropriate as a
transition to the intensity ofpublic use characteristic of the Red Brick A number
Land Use Code Standards Report Page 2
Frost Property Rezoning, Alley Vacation, and Access
of similar conditional use approvals for a duplex have been granted by the
Planning Commission for properties of similar size containing historic resources.
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C. The location, size, design and operating characteristics of the proposed conditional
use minimizes adverse effects, including visual impacts, impacts on vehicular and
pedestrian circulation, parking, trash, service delivery, noise, vibrations and odor on
surrounding property;
Response: This proposal for a duplex resident will not create any adverse effects
inconsistent with surrounding residential uses. Three off-street parking spaces will
be provided for the duplex, consistent with the permitted waiver of some off-street
parking for an historic property. Trash storage will be provided internal to the
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structure. Plans and elevations for the proposed structure have been provided with
this application. It is believed that the duplex addition to the existing structure will
complement the historic resource in a manner consistent with historic preservation
review. Pedestrian circulation will be enhanced owing to the proposed
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improvements to Sheeley Blvd., which functions as a ped/bike connector to the Post
Office Trail.
•
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waster, parks, police, fire
.
protection, emergency medical services, hospital and medical services, drainage systems,
and schools;
S
Response: As part of the built-up area of the original Aspen Townsite, all of the
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facilities and services referred to above are in place and adequate to meet the
needs of the proposed duplex.
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use.
Response: The applicant commits to supply affordable housing in a manner
consistent with the requirements of the City of Aspen Land Use Code, either as a
cash -in -lieu payment and/or provision of accessory dwelling unit(s).
•••••••••••••••••••••••••••••••••••••••••••
MONA FROST TRUST
BOUNDARY DESCRIPTION/LEGAL DESCRIPTION AND VICINITY MAP
(N.T.S.)
LEGAL DESCRIPTION: Lots N and O, Block 71 and Lots D and E Block 71, Aspen, Co (PARCEL ID #) 216 West Hallam
Street, Aspen, Colorado 81611
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W. Main Street (Hwy. 82)
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•
Apr.19. 2002 9:29AM
• CFTY Of AsPFN
METT PAID
t]ATE Np-
No,5885 P. Attachmant 5 2
• CITY OF ASPEN
HRETr PAID
CA-M
NO.
TRUSTEE'S DEED /1*1�4_ /7
THIS TRUSTEE'S DEED, (the "Deed") is made b �1 ko �
y MONA J. FROST TRUST and U.S. BANK NATIONAL ASSOCIATION (formerly known as Colorado National
Bank also formerly known as First National Bank. in Grand Junction), a national
banking association organized and doing business under the laws of the United States,
Trustee of the MONA J. FROST TRUST, (collectively, "Grantor"), to FROST
PROPERTY LLC, a Colorado limited liability property, Grantee, whose address is 709
North Spruce Street, Aspen, Colorado 81611,
WITNESSETH that Grantor, for and in consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration to Grantor, in hand paid by
Grantee, the receipt of which is hereby confessed and acknowledged, does hereby sell,
convey, assign, transfer and set over unto Grantee the following described real property
situate in the County of Pitkin, State of Colorado:
See Property Description attached hereto as Exhibit "A" and
made a part hereof.
Also known by street and number as 216 East Hallam Street, Aspen, CO 81611
WITH all appurtenances and privileges thereunto belonging, or in anywise
thereunto appertaining, and all the estate, right, title, interest and claim whatsoever of
Grantor, either in law or in equity, to the use and benefit of Grantee, its successors and
�S, assigns forever; subject to covenants, easements, reservation, restrictions and rights-of-
1 way of record including, but not limited to the Exceptions to Title listed on Exhibit "B"
attached hereto.
TO HAVE AND TO HOLD the premises above bargained and described, with
the appurtenances unto Grantee, its successors and assigns forever. And Grantor for
itself and its successors covenants and agrees to WARRANT AND FOREVER
DEFEND Grantee, its successors and assigns in the quiet and peaceable possession of
the above -bargained premises against all and every person claiming the whole or any
rb
part thereof by, through or under Grantor.
do
IN WITNESS WHEREOF, U.S. Bank National Association, in its capacity as
Trustee of the Mona J. Frost Trust, has caused its corporate name to be hereunto
subscribed by its Assistant Vice President, Kenneth D. Roth, and its corporate seal to be
Jhereunto affixed, attested by its Trust Officer, Lori Hamilton.
i;
EXECUTED: January 24, 2002
MONA J. FROST TRUST, UTA dated
June 18, 1970
By: U.S. Bank National Association
(formerly known as Colorado National
Bank and also formerly known as First
''National Bank in Grand Junction), Trustee OHy:
o
0>7 Hamilton, Trust Officer
Ke eth D. Roth, Assistan Vice
President
1"411111111111111463336
P0on: 1 of 3
IN COUNTy CC Y3/29/26►2 e3:zeP
R 15.as D 17e,ee
U.S. Bank National Association (formerly
known as Colorado National Bank and
also formerly known as First National
Bank in Grand Junction), Trustee of the
MONA J. FROST TRUST, UTA June 18,
1970
By:
Nellneth D- Roth. Assistant Vice
B y:
13;
President
on Hamilton, Trust Officef:;,� yW'
P S a l I, Co �316 a- I
Hpr,is. zuuz 9:ZMM No.5885 P. 4
EXHIBIT "B" TO TRUSTEE'S DEED
MONA J. FROST/FROST PROPERTY LLC
List of Exceptions to Title
1. The lien for 2002 real property taxes due and payable in 2003.
2. Exceptions and mineral reservations as contained in patent recorded March 1,
1897 under Reception No. 60156.
3. Right of way for ditches or canals constructed by the authority of the United
States as reserved in United States Patent recorded August 29, 1958, in Book
185 at Page 69.
4. Basement and right of way for access purposes as granted to Aspen One
Company in Deed recorded November 29, 1973 in Book 281 at Page 761.
5. Terms, conditions, and provisions of Subdivider's Agreement as contained in
instrument recorded April 8, 1977, in Book 327 at Page 25.
6. Easements, rights of way and other matters as set forth on the plat of
Trueman Neighborhood Commercial Project recorded April 8, 1977 in Plat
Book 5 at Page 70.
7. Easements, rights of way and all matters shown on Improvement Survey Plat
dated January 23, 2002 prepared by Aspen Survey Engineers, Inc. as Job No.
25089C.
2897646_I.DOC
463336
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COUNTY CO a is.@ 0 178,ss
• Apr•19. 2002 9:29AM No.5885 P. 3
• EXHIBIT "A" TO TRUSTEE'S DEED
• MONA J. 'FROST TRUST/FROST PROPERTY LLC
• Property Description
•
• Parcel1:
• Lots lettered D and E in Block numbered Seventy -One (71) and Lots lettered N and O
• (also known as H and I) in Block numbered Seventy -One (71) in the Townsite and City
of Aspen.
•
Parcel2:
• A parcel of land being that portion of Lot 4, Trueman Neighborhood Commercial
• Project adjacent to Lots D and E, Block 71 City and Townsite of Aspen (according to
the 1959 official map of the City of Aspen) described as follows:
• Beginning at the point of intersection of Aspen Townsite Line 4-5 and the West line of
• Lot K, Block 71, City and Townsite of Aspen, projected northerly (said point of
beginning being the Southwest Corner of that parcel of land described in Book 343 at
• Page 518 of the Pitkin County records);
• thence North 14 degrees 50'49" East 37.98 feet along the westerly boundary of said
• Book 343 at Page 518;
• thence North 75 degrees 09' 11', West 59.82 feet;
• thence South 14 degrees 50'49" West 5.35 feet to the Southwesterly boundary of said
• Lot 4;
thence south 43 degrees 08'33" West 70.54 feet along said southwesterly boundary of
• Lot 4 to the westerly boundary of said Book 343 at Page 518;
• thence North 14 degrees 50'49' East 4.77 feet along the westerly boundary of said Book
• 343 at Page 518 to the point of beginning.
• COUNTY OF PITKIN
• STATE OF COLORADO
•
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• I INS n� 463336
Page: a3a
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OCT-02-2001 16: 32..B ....... Record G`
i•ccoracu are r.�..,... ..... ....
Reception xo:_ J 4_) 9z.7._
P.06/06
MONA J. FROST
whose address is Aspen, Colorado
County of P i tk in , State of
Colorado , for the consideration of
TEN DOLLARS AND OTHER VALUABLE CONSIDERATIONS,
NXr in hand paid, hereby sell (s) and convey (s) to
FIRST NATIONAL BANK IN GRAND JUNCTION, TRUSTEE
whose address - is Grand Junction, Colorado
5117E WCIYENlfI>!I( 111
AN 25 ivio
p — o
County of
Mesa , and State of Colorado the following real property. in the
County of Pitkin , and State of Colorado, to wit:
Lots lettered I'D" and "Ell in Block numbered seventy-one (71)
and Lots lettered 'IN" and "0" (Also known as "ll" and III") in
Block numbered seventy-one (71) in the Townsite and City of
Aspen,
( No money exchange. Transfer of legal title only.
Documentary fee not required.)
with all its appurtenances, and warrant(s) the title to the same, subject to
current taxes.
Signed this 18th day of June , 1970
------------------
flona J. F st
STATE OF COLORADO,
County of Mesa
The foregoing instrument was acknowledged before me this l8th
�. day of June , 1970 , by Mona J. Frost
I _
My commission expires Oz,/•j�4. 1- 4j / 9 ?d
Witness my hand and official aeaf. ~ n
tit.d utnrL AekueWlr�YYw�t: It by nnturnl peroon or pereoaa sere Invert naarno or names; It by venom netlnFln rlllN,; LAtI% a
. Ytklnl cnpacltY or nn ntton�ey-In•lnet then livrrt name oI pereoa u esneutor altntn07-In-fnet or other eapael[yur'deMrlp
,ton: It by ottleer of corporation then Inner, amne of each ottlur or officers w tho president or other officers of such nor•
wratlon nnndng 11.
No. 897. W.rr.nW ltr.J- 9a.rt F•rrw--Ree. 11�1•i], C R.B tle7.—Dradlanl ToWWilef Cs 112H� 81a1t Street Dmrer. Culot.Jr ,,,.� - '�t;�i
TOTAL P.06
AUG-23-01 14:45 FROM:HOLLAND&HART ID:9709259367
PAGE
5/6
UIT_ CLAIM DEED
THIS DEED, Made this cl�_ day of 2001, between PUPPY
SMITH LLC, ("Grantor") Grantor and MONA J. FROST TRUST whose legal address is
C/o US Bank, 950 Seventeenth Street CNDT0615, Denver, Colorado (Attn: Lori J.
Hamilton, Trust Officer), ("Grantee")_
WITNESSETH: Grantor, for and in consideration of the sum of Ten Dollars and
other good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, 'has remised, released, sold and QUITCLAEVMD, and by these presents
does remise, release, sell and QUITCLAIM unto Grantee, its successors and assigns,
forever, all the right, title, interest, claim and demand which Grantor has in and to the
real -property, together-�tli-impravemeerts, if any; situate,-lying�-;-eiag iathe Counri
of Pit -kin and State of Colorado, described as follows:
See Exhibit "A" attached hereto and made a part hereof
TO HAVE AND TO HOLD the same, together with all and singular the
appurtenances and privileges thereunto belonging or in anywise thereunto appertaining,
and all the estate, right, title, interest and claim whatsoever, of Grantor, either in law or
equity, to the only proper use, benefit and behoof of Grantee, its successors and assigns
forever. This conveyance is made subject to all zoning and land use laws, restrictions
and regulations and also subject to any and all property taxes, covenants, conditions,
restrictions, easements and rights of way of record.
IN WITNESS WHEREOF, Grantor has executed this Quit CIaim Deed on the
date set forth above_
������ ����� 11lIII 111111 II1 Ilill Illilll 11111111 IN IN GRANTOR:
455904 06/27/2001 02:31P OCD DAVIS SILVi PUPPY SMI LLC, a Colorado
1 of 2 R 10-00 D 0.00 N 0.00 PITKIN COUNTY CO
limit ability c any
BY= ,Z \_ .l '14azager
STATE OF COLORADO )
)ss:
COUNTY OF PITKIN )
,,ane►airsare��r
The foregoing instru ent a' s ackn wletlged before me this
Y as Manager a1'ialf of Pt<y
th LLC, a Colorado limited liabilimpany.
-
Notary Public %
AUG-23-01 14:45 FROM:HOLLAND&HART ID:9709259367
EXHIBIT "A"
PUPPY S_V M LLC/ MONA J. FROST TURST
LEGAL DESCRIPTION
A parcel of land being that portion of Lot 4, Trueman Neighborhood
Commercial Project adjacent to Lots D & E, Block 71, City and Townsite of Aspen
(according to the 1959 official map of the City of Aspen) described as follows:
Beginning at the point of intersection of Aspen Townsite
Line 4 - 5 and the West Line'ofT.ot"K,"Block 71, Citq and
Townsite of Aspen, projected northerly (said point of
beginning being the Southwest Comer of that Parcel of Land
described in Book 343 at Page 518 of the Pitkin County
records);
Thence N14050'49" E. 37.98 feet along the westerly boundary of
said Book 343 at Page 518;
Thence N75009111" W. 59.82 feet;
Thence S 14°50'49" W. 5.35 feet to the southwesterly boundary of said
Lot 4;
Thence S43°08'33" W. 70.54 feet along said southwesterly boundary of
Lot 4 to the westerly boundary of Book 343 at Page 518,
Thence N. 14°50'49" E. 4.77 feet along the westerly
boundary of Book 343 at Page 518 to the Point of
Beginning.
COUNTY OF PITKIN
STATE OF COLORADO
I Illlll IIIII IIIIIIIIIIII ffl IIIlI Illilll Ili lifllllll1111 \
455904 06/27/2001 02:31P 0CD DAVIS SILVI
2 of 2 R 10.00 D 0.00 N 0.00 PITKIN COUNTY CO
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A TCEERT INN iT1I AND LOTS K THROUGH S. TOGETHERr OF LAND SON
ALLEY EXTE1DINGS T MY" « 1°° . 1�.�,.,� �-�- ASPEN ARTS AND RECREATION CENTER
YID LOTS. \EDGE 64. CITY AID TOWMITE OF ASPEN 7 �` -I 4
LOTS E. F. 0 RID FRACTIONAL LOTS A. S. AID C. BLOCK 71. CITY AID
TMWITE OF ASPEN P . U . D . PLAN -
TOGETHER WITH THE VACATED PORTIONS OF MOUTH ASPEN STREET AMD THE
ALLEY OF BLOCK 71 LYING ADJACENT TO THE A3OVE DESCRI DED PARCELS
OF LAND. CITY AID TOMS I TIE OF ASPEN
PER P.U.D.AGREEMENT RECORDED IN BOOK _PAGE-.
COUNTY OF PITKIN. STATE OF COLORADo
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STAT IT)' �U ASPEN
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111VTY COUNCIL APPROVAL
THIS ASPEN ARTS AND RECREATION CENTER P.U.D. PLAN WAS INEVIEREO AND
AVAPPROVED FOR CARDING BY THE CITY COUNCIL OF THE CLITY OF ASPEN THIS
ylt_ DAY OF 1993 BY ORDINANCE NUMBER RECORDED IN
BOOK wT PAGE 0 THE PITKIN COUNTY RECORDS.
s IGNED THIS ZO DAr of -3
ATTEST:
WYO CITY CLERK
PLANNING AND ZONING APPROVAL
THIS A3PEN ARTS AND RECREATION CENTER P.U.D. PLAN WAS REVIEWED
AND APPROVED FOR )RECORDING BY THE CITY OF ASPEN PLANNING AND -ZONING
CDMMI SS ION THIS 1-3 DAY OF �. 1.3 BY RESOLUTION NUMBER
51GKD THIS _ DAY OF . 1993.
[NAIRWN
CITY ENGINEER'S APPROVAL
TH13 ASPEN ARTS VRPpp�p�Oid61D' TER P.U.D. PLAN WAS REVIEWED
AID APPROVED FOR HYGENp STY OF ASPEN EMO IEERING
EP DARTMENT THIS Y OF 1993.64
-,
! 6 .
CITY Ew1NIW
ro[uEN t.
CITY PLANNING DIRECTOR'S 4P(� a
TNIR "PEA YTS YD RECREATION "MM F.M.R. RwUW N ._
IS No,my soR�el Rr n[ GIST ¢f YR�
Tk
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► INS GIKCTOI �, I.•?
l
SURVEYORS CERTIFICATES }-
THE UREASts1ER STATES FRONT TOE ► OPUTY WAQWUW muff ►+
RRYEY[tl wlslw figs. A ROWiw *i f� ss1• N 111
Plus [Yls[rC[ AG "OIL Aw flat twrl� Rst-M -
[olawf LINE pNnIC". pwN4Mp►t• WIWR#'ia
PIus [VIDErIZ M IIIOw M ONE. E)=" 4bG �E W
UNKIGRDIW UTILITIES NITN IID ADW400yw AFPUTt -AM
OF RECORD NOT SUPPLIED a THE SURVETOS AGE OGEI}W S RLEV[Y �} -
VOID UNLESS YET STAMPED WITH THE REAL BF TIE SUYVEYGR(jrsLM:�AII.yy z:
EAREAENTS SHOWN IN STEWART TITLE OF ASPEN. NOG. T ITLE, kDHY111E3R7 •Si
ORDER ~Ell 00"339C4 00 YTED ARE SIOYN 1E1Fl1r
AND, SURVEY IS PERFORMED IN ACCORDANCE WITH TITLE >•. L /��
ARTICLE SI AS AMENDED FROM TIME TO TIME 11 L
SIGNED THIS L-'bAY OF _a ?AljL 3 -+ •al'C� t" I - I Sbfy) J� :
����� 16li9
AVID W. WBRIDE
RLS ISI29S�'-y
O-00� t
CLERK AND RECORDER'S kCCE. ANCE r• ti
OF n'...
TNIs ASPENS ARTS AND RECREATION CENTER REZONING WP rA. ACCEP-M FOR e
RECORDING IN THE OFFICE OF THE CLERK AND REC00.7ER-0F PITKIN COUNTY ;
AT O'CLOCK ...,,....,,,UMW..,,, THIS ']��( DAY BF QW - I993 IN PLAT Ei
BOOK �S AT IAGE Y AS RECEPTION NUMBER
• =Nth •, „
/ CLERK AND RECORDER 7
CORRESPONDING PUB AGREEMENT FILED IN BOOK AT'IA$E
WARM
LEGEND AND NOTES
-D FOUND SVRVEY MpM I T R 3 BEGAN WITH NO w OR AS NOTED
�J.
CDR ]S Y313 OF SEABIRDS cpMMp ROUNDIEAD9 CL K ASPEN STREET MI4•30'49'E
ATA WEST AS SHOWN
-
723'W 2 TO A FEET OF SNOW AND ICE COVERED FROr M" AT TIME a SURVEY
3D.af-1
E
E -
SE GLIDDOI LEGAL DESCRIPTION IN TITLE COMMITMENT DOES BODY INCLUDE VACATED
14DUISE YPEN STREET SIR ANY PORTION OF THE ALLET -INS BLOM 7E I•`' '
low OFFS" far OF TIE CITY GRaMD1.N111 EKG FM ►MPP, Y S
N,00►Tlw, rir AMW N[GwE PNIN6R i7[�EY A.E w� i
w FG1!1 INS/ M [rrR rlEl�ln,�1�, i+ "tu�L
IGNS sus PAW ow
ION I<T[7YINIr r1E 63C+Tt yNSI � it1Kr' `.:
row a1Ru rGY EarMolr w nK ty3 rlw r1111,
INIL I TTW 0r f a iw w K>M
Tit m a TIE T M >�
o GET PROPERTY mGlir M• 4 WO ISGA
0 7Er P-f w,L wYE>� {pMIME pump
FARMONEr1E► IN TITLE
�..
ISC"IT1ErT as fY G 177 re fa r{EIEY PRECISION is �ATO I 1#4"
i IT
M l K —Wk
RA'JR rOG[IrE
AspM LAND USE TABLE u
A. rr►Elrr bite f [nRN oll►lwN �.
}. IIIBrI" MOON I loustal Gts13L 141113 # IF PRf '.
a. EDEIIINfsM PJGIIT YAs3: $G PILOT JUSICE!T fT. of !t am"
►. rlrlrr REAR TAM Is I'm
[. YIYIONY SIWs PAW, s PUT - - '' F` L f - F. MINIMUM U/ S131111 p FEET
r _�• /�'M- 1
1 i5 i i
N, BOOM,_ UT YEA: S. SOS K.A,
r, TRA3M ACCE3f AYES: SEE AMOK
I •i 1, INTERNAL FLOOR YEA RATIO D.77 1
- ` -
J. MINIMUM
I MIINW PERCENT PREPARED 7Y
OF
EM SPACE: ND REWINEN011 { -r
K. OFFITREET PARKING SPACES: 35 SPACES
W ASPEN SURVEY ENGINEERS. ING.ij
-F� EXISTIMf BUS INS SIZES -' - _ F
ORIGINAL WRICK SCHOOL I4.000 SOFT, 210 S, eA,x S71lE7* ,
q����� CLA33ROOM ROOM 11.2A0 50.FT. _ P.D. 30X 230f ' .
'�•rW0 GI'M.S3MR.OFF. ADM. ID. SAO SO.fT. FOUND ROBDIEADS = [`
Oil.•50'A9'E 100.0' KsnRpNr TN mLPAANO LAW YNU POT mIAFIKZ ABY LAAAL ARIM ASPENS. CAL°.. flbl TAS ACC%.•+ —
VICINITY MAP TOTAL SIB 3s.soo SD.FT.
CL ASPEN STREET SAND UPON ANY KFWr IN Nil PLAT WITHIN THOSE YEW AFTER PMN--/FAX 13031 92s-SG16 IN _-AI
WAS IS of 11Ew411I6S N NE COR SLY. 72
FIRST e1aONYOfD a9d eEPEcr. I MO EatM. MAY ANY AtTINN Mum CITY HIDNlAE1N7
lIM ANY —a 'I,MII P4T Now, lat/nFIL'9 sCE TAB Td YEAV � R-21-,98i
JOB NO 13NOI EEG. 27y �3,�F
P
y as
Ordinance No. 19
(Series of 2002)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN
APPROVING THE REZONING FROM SCI
(SERVICE/COMMERCIAL/INDUSTRIAL) TO R-6 (MEDIUM DENSITY
RESEIDENTIAL) OF A TRIANGULAR PORTION OF LOT 4, TRUEMAN
NEIGHBORHOOD PROJECT PROPERTY LOCATED NORTH OF LOTS D AND E
OF BLOCK 71, ORIGINAL ASPEN TOWNSITE, LOCATED AT 216 E. HALLAM
STREET, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2737-073-14-001
WHEREAS, the Community Development Department received an application from
Frost Property LLC, represented by Stan Clauson Associates, LLC, requesting rezoning
approval pursuant to Section 26.310.10 of the Land Use Code for a property located at 216
East Hallam Street in the City of Aspen; and
WHEREAS, the Community Development Department Staff reviewed the
Application for compliance with the Rezoning Review Standards and has reviewed the
subject property and finds it to be that property described by Pitkin County, Colorado District
Court, Decree Quieting Title, Case No. 02 CV 40; and
WHEREAS, the City Zoning Officer, the City Engineer, the Parks Department,
Aspen Consolidated Sanitation District, and the City Fire Department reviewed the rezoning
and development proposal for 216 East Hallam Street and provided written referral
comments as a result of the Development Review Committee meeting; and
WHEREAS, upon review of the application, referral comments, and the applicable
Land Use Code standards, the Community Development Director recommended approval of
the Rezoning with conditions stated herein; and,
WHEREAS, the Aspen Planning and Zoning Commission reviewed and considered
the development proposal under the applicable provisions of the Municipal Code as identified
herein, and conducted a duly noticed public hearing on March 5, 2002 and by a vote of six to
zero recommended that the City Council approve the rezoning from SCI to R-6; and
WHEREAS, the Aspen City Council has reviewed and considered the development
proposal under the applicable provisions of the Municipal Code as identified herein, have
reviewed and considered the recommendation of the Planning and Zoning Commission, the
Community Development Director, the applicable referral agencies, and has taken public
comment at a public hearing; and,
WHEREAS, the Aspen City Council finds that the rezoning request meets or exceeds
all applicable review standards and that the approval of the rezoning is consistent with the
goals and elements of the Aspen Area Community Plan; and,
WHEREAS, the Aspen City Council finds that this Ordinance furthers and is necessary
for the promotion of public health, safety and welfare.
N
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ASPEN, COLORADO, as follows:
Cection 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the City Council hereby approves the Rezoning from S/C/I to R-6 a property located at 216
East Hallam for property described as:
A PARCEL OF LAND BEING A PART OF LOT 4, TRUEMAN
NEIGHBORHOOD COMMERCIAL PROJECT AS RECORDED IN PLAT BOOK
5 AT PAGES 70 THROUGH
75 IN THE OFFICIAL RECORDS FOR PITKIN COUNTY, COLORADO, SAID
PARCEL BEING MORE FULLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE MOST SOUTHERLY CORNER OF SAID LOT 4,
WHENCE THE
WEST QUARTER CORNER OF SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84
WEST OF THE SIXTH PRINCIPLE MERIDIAN BEARS NORTH 170 47' 34"
WEST, A DISTANCE OF 1348.91 FEET;
THENCE NORTH 430 08' 33" WEST, A DISTANCE OF 70.76 FEET MORE OR
LESS ALONG THE SOUTHWESTERLY BOUNDARY OF SAID LOT 4 TO A
POINT OF INTERSECTION WITH THE WESTERLY BOUNDARY OF LOT "J",
BLOCK 71
ORIGINAL ASPEN TOWNSITE PROJECTED NORTHERLY, THE TRUE POINT
OF
BEGINNING;
THENCE CONTINUING ALONG SAID SOUTHWESTERLY BOUNDARY OF
LOT 4,
NORTH 430 08' 33" WEST, A DISTANCE OF 70-76 FEET TO A POINT OF
INTERSECTION WITH THE WESTERLY BOUNDARY OF LOT "D", BLOCK 71
THENCE NORTH 140 50' 49" EAST, A DISTANCE OF 29.62 FEET ALONG
SAID LOT "D" WESTERLY BOUNDARY PROJECTED NORTHERLY;
THENCE SOUTH 750 48' 37" EAST, A DISTANCE OF 15.55 FEET;
THENCE SOUTH 780 26' 25" EAST, A DISTANCE OF 26.16 FEET;
THENCE SOUTH 630 52' 32" EAST, A DISTANCE OF 18.70 FEET TO A
POINT OF INTERSECTION WITH THE NORTHERLY PROJECTION OF THE
WESTERLY BOUNDARY OF SAID LOT "J", BLOCK 71 ORIGINAL ASPEN
TOWNSITE;
THENCE SOUTHERLY ALONG SAID NORTHERLY PROJECTION SOUTH 140
50' 49"
WEST, A DISTANCE OF 65.15 FEET TO THE TRUE POINT OF BEGINNING.
THE ABOVE PROPERTY DESCRIPTION CALCULATES TO CONTAIN AN
AREA OF
2925.506 SQUARE FEET MORE. OR LESS.
so
Section 2
This Ordinance shall not effect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall
be deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
Section 4
A public hearing on this Ordinance was set for July 8, 2002 at a meeting to commence at 5:00
p.m. in the City Council Chambers, Aspen, City Hall, Aspen, Colorado, fifteen (15) days prior
to which hearing a public notice of the same shall be published in a newspaper of general
circulation with the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City
Council of the City of Aspen on the 24"' day of June, 2002.
Attest:
Kathryn S. Koch, City Clerk
Helen Kalin Klanderud, Mayor
FINALLY, adopted, passed and approved this 8' day of July, 2002.
Approved as to form:
City Attorney
Attest:
Kathryn S. Koch, City Clerk
Approved as to content:
Helen Kalin Klanderud, Mayor
N
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: 216 E. Hallam Street Aspen, CO
SCHEDULED PUBLIC BEARING DATE: June 18 2002
STATE OF COLORADO )
) SS.
County of Pitkin )
I, F.L. Stan Clauson (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
X Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
X Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed of letters not
less than one inch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the 31 day of
May , 200 2_, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached hereto.
X Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
school, service district or other governmental or quasi -governmental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
« N
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
f
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this day
of 200 _�by
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires: t Z-1
N t Public'
MENTS:
PUBLICATION
POSTED NOTICE (SIGN)
IRN1
MENTAL AGENCIES NOTICED
FAIL
so
Rezoning or test amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (1 5) days
prior to the public hearing on such amendments.
r
jnature���
The foregoing " Srt
Affidavit of Notice" was acknowledged b fore met is- 1day
of �'�"1�,.� 1pp� by
S
PUBLIC NOTICE
RE: 216 E. HALLAM CONDITIONAL USE FOR A DU-
PLEX
NOTICE IS HEREBY GIVrN that a public hearing
will be held on Tuesday, June 16, 2002, at a meet-
ing to begin at 4:30 p.m. before the Aspen Plan-
ning and Zoning Commission, Sister Cities Meet-
ing Room, City Hall, 130 S. Galena St., Aspen, to
consider an application submitted by Frost Prop-
erty L.LC., requesting approval of a conditional
use application to allow for a duplex to be con-
structed on a 6,000 square foot lot containing a
historic landmark that is located in the R-6 (Medi-
um -Density Residential) Zone District. The prop.
erty is described as Lots D & E, Block 71, City and
Townsite of Aspen.
For further information, contact Joyce Ohlson at
the Aspen/ Pitkln Community Development De-
partment, 130 S. Galena St.. Aspen. CO (970) 920-
5062,joyceo®ci.aspen.co.us
s/Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
Published in The Aspen Times on June 1, 2002.
(6g02)
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires:
Notary Public
ATTACHMENTS:
COPY OF THE PUBLICATION
0
a0 /y
tO�oaP
PHOTOGR-IPH OF THE POSTED A'OTICE (SIGN)
LIST OF THE ONVINERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
N
ft
ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
Aspen, CO
SCHEDULED PL.BLIC HEARING DATE: �-�_1�
STATE OF COLORADO )
ss.
County of Pitkin )
t
I �� � I � V.� (name, please print)
being or representing an Applicant to the City of Aspen. Colorado, hereby personally
certifthat I have complied with the public notice requirements of Section 26.304.060
y
(E) of the Aspen Land Use Code in the following manner:
Publication of'notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (l�)
copy of they publication is attached hereto.
days prior to the public hearing. A
Posting oj*notice: By posting of notice, which form was obtaineC from the
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed of letters not
less than one inch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the _ day of
, 200_, to and including the date and time of the public
hearing..4 photograph of the posted notice (sign) is attached hereto.
1Vlailing of notice. By the mailing of a notice obtained fr6m the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (1 5) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
school, service district or other governmental or quasi -governmental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
7w-1
Lei
225 N MILL ST LLC
A COLORADO LIMITED LIABILITY CO
225 N MILL ST
ASPEN CO 81611
ASPEN COMMUNITY UNITED
METHODIST CHURCH
114 N ASPEN ST
ASPEN CO 81611
AMATO JOSEPH A
PO BOX 503
HIGHLAND'MILLS NY 10930
BERKO FERENC FAMILY TRUST 28.835%
PO BOX 360
ASPEN CO 81612
CITY OF ASPEN ELDER NELS REINHARD ESTATE OF
130 S GALENA ST ELDER JANET C
ASPEN CO 81611 202 N MONARCH ST
ASPEN CO 81611
FROST PROPERTY LLC
709 N SPRUCE ST
ASPEN CO 81611
LIGHT HOLDINGS LLLP
733 13TH ST
BOULDER CO 80302
PARZYBOK WILLIAM G JR TRUSTEE
14023 220TH AVE NE
WOODINVILLE WA 98072
SADLER PRISCILLA ANNE TRUSTEE FOR
SADLER PRISCILLA A REVOC TRUST
PO BOX 2989
ASPEN CO 81612
SUTTON KERMIT S & JENNY W
801 12TH AVE S STE 200
NAPLES FL 34102
GIVEN INSTITUTE
REGENTS OF UNIVERSITY OF COLORADO
BOULDER CO 80304
MYRIN CUTHBERT L JR 37.5%
PMB 101 300 PUPPY SMITH #203
ASPEN CO 81611
PENN PAUL E & SUSAN W
3830 E 79TH ST
INDIANAPOLIS IN 46260-3457
SEGUIN WILLIAM L
PO BOX 4274
ASPEN CO 81612
US POSTAL SERVICE
WESTERN REGION
SAN BRUNO CA 94099
ASPEN CENTER FOR ENVIRONMENTAL
STUDIES
100 PUPPY SMITH ST
ASPEN CO 81611
BRUMDER WILLIAM G FLORIDA LAND
TRUST
2054 FIRST WISCONSIN TRUST CO
MILWAUKEE WI 53201
FROST MONA J TRUST
C/O US BANK ATTN: LORI J HAMILTON
950 17TH ST CNDT0615
DENVER CO 80256
HODGSON PHILIP R
HODGSON PATRICIA H
212 N MONARCH ST
ASPEN CO 81611
PACE LINDA MARIE
445 N MAIN AVE
SAN ANTONIO TX 78205
PUPPY SMITH LLC
205 S MILL ST SUITE 301A
ASPEN CO 81611
SUTTON JENNY W
4101 CUTLASS, LN
NAPLES FL 34102
w so
PUBLIC NOTICE
RE': 216 E. HALLAM CONDITIONAL USE FOR A DUPLEX
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 18,
2002, at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning
Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider
an application submitted by Frost Property LLC., requesting approval of a conditional use
application to allow for a duplex to be constructed on a 6,000 square foot lot containing a
historic landmark that is located in the R-6 (Medium -Density Residential) Zone District.
The property is described as Lots D & E, Block 71, City and Townsite of Aspen. For
further information, contact Joyce Ohlson at the Aspen/Pitkin Community Development
Department, -130 S. Galena St., Aspen, CO (970) 920-5062, joyceo e�aspen co.us
s/Jasmine Tvare, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on June 1, 2002.
City of Aspen Account
COMMISSIONER, STAFF and PUBLIC COMMENTS ........................................ 2
DECLARATION OF CONFLICTS OF INTEREST ............................................... 2
MARQUSEEREZONING........................................................................................ 3
216 EAST HALLAM — CONDITIONAL USE ........................................................ 3
INNSBRUCK INN MINOR PUD, GMQS EXEMPTION FOR LODGE
PRESERVATION and AFFORDABLE HOUSING ................................................ 9
PUBLIC NOTICING CODE AMENDMENTS..................................................... I I
WNIN
ON "es
Jasmine Tygre opened the regular Planning and Zoning meeting at 4:30 p.m. in
Sister Cities meeting room with Roger Haneman, Bert Myrin, Ruth Kruger, Ron
Erickson and Eric Cohen. Staff in attendance were: Joyce Ohlson, James, Lindt,
Amy Guthrie, Community Development; Jackie Lothian, Deputy City Clerk.
COMMISSIONER, STAFF and PUBLIC COMMENTS
Roger Haneman asked about the covered patio space for Rustique. Joyce Ohlson
replied that she did not remember an enclosure in the application. Ruth Kruger
said that she thought that it was a just temporary for food and wine.
Bert Myrin provided the commission with copies of the letter he had written to
City Council regarding the Timeshare Ordinance.
Myrin asked if the applicants could submit packet information without the "fluff'
of plastic binders, etc. and just have paper and staples. Ohlson said that they have
just checked towards receiving information from applicants on digital formats to
save paper.
Ruth Kruger asked in view of the drought with fire danger, why were the streets
still being washed. Ohlson replied that there would be less watering. Kruger
stated that she thought it would be more important for the grass to remain green for
fire safety. Ohlson said that the City has a program to address those edges between
the urban and more rural settings to reduce fuels; Ohlson said if Ruth felt strongly
then she should either contact Phil Overyender or Council members. Myrin said
that watering the streets related to the PM-10 and air quality; the watering was
reduced to once a week.
Ron Erickson asked about the Aspen Mountain lawsuit. Ohlson replied that she
knew nothing about it. Kruger responded that was not official but there was an
injunction filed, which would begin the process to move forward rather than stand
still. Kruger said that there was involvement.
Erickson asked about Harley Baldwin. Amy Guthrie replied that he had until July
17th to submit plans to be approved; the code allowed a trellis in open space.
Erickson asked if the roof was to remain in place until then. Guthrie replied that
was true and that was why there was a court hearing.
DECLARATION OF CONFLICTS OF INTEREST
Bert Myrin acknowledged that he lived a couple of houses over from the Frost
Property at 216 East Hallam. Jasmine Tygre asked if there were any other
commission members felt that Bert had a conflict with this. None were stated.
2
N PLANNIN"NING COMMISSION 41nuf JUNE 18,200
PUBLIC HEARING:
MAROUSEE REZONING
Jasmine Tygre opened the public hearing for the Marqusee Rezoning. Notice was
provided to the Clerks.
MOTION: Ron Erickson moved to continue the Marqusee Rezoning
Public Hearing to August 6, 2002; seconded by Bert Myrin.
APPROVED 6-0.
PUBLIC HEARING:
216 EAST HALLAM — CONDITIONAL USE
Jasmine Tygre opened the public hearing for the property 216 East Hallam. Stan
Clauson, representative for the applicant, provided the public notice.
Joyce Ohlson stated that this was an application for a conditional use to allow for a
duplex in the R-6 medium density residential zone district. The property was
6,000 square feet in size and designated as a historic landmark. Ohlson noted that
in March of 2002 P&Z recommended the rezoning of a portion of the property; the
property was also known as the Mona Frost property or trust. Stan Clauson and
Camilla Auger represented the Frost Property LLC.
Ohlson stated that the front parcel was the subject of tonight's discussion. The
additional survey data showed the property at 6,000 square feet, which falls under
a legally conforming lot with the opportunity to request a duplex on this size lot.
The rezoning did not affect the front property. Ohlson said that there was a
proposed alley vacation that bisected the center of the properties; the alley went
nowhere, which was set for first reading at City Council next week. The use of the
driveway/trail was not meant for vehicular use but was part of the proposal to
remain with the historic use of the driveway/trail as a driveway. Ohlson said that
there would be no parking on that driveway but rather parking in the vacated alley.
Ohlson said that the applicants would pave the driveway/trail to a standard, which
had been desired by other city agencies to make it a 14 foot paved surface with
shoulders connecting with the parking lot behind the Red Brick. Ohlson said that
the Fire Department wanted better circulation behind the Red Brick.
Ohlson stated that staff felt the criteria for conditional use had been met with the
Red Brick use across the street, the Methodist Church and other duplexes in the
neighborhood. Ohlson said there were no other adverse impacts because of the
conversion from a single family to a duplex; trip generation was between 4 to 6
trips a day because of the proximity to town it would probably be lower.
K
ASPEN PLANNIIW
COMMISSION 'iWW es JUNE 18,200
Ohlson said that the duplex development of this site attained conceptual approval
by HPC; HPC supported the use of the historic driveway so that there would not be
another curb cut on Hallam. There was no accessory dwelling unit proposed on
site; they would be required to pay cash -in -lieu. Ohlson said there were conditions
in the resolution addressing the public right-of-way and other city agencies
requirements. Staff recommended approval of the conditional use.
Amy Guthrie said that these were 2 legally separate properties and each by right
could have a single-family house; the conditional use added one more dwelling.
Guthrie said that 2 residences on this site were pretty much a given at this point; no
more FAR was gained by virtue of doing a duplex. The 6,000 square foot lot could
have a 3,240 square foot house; the same as a duplex. A duplex would not gain
any more floor area. Guthrie mentioned that the City received an award for the
new benefits package for historic preservation. HPC has been concerned for this
barn for many years and now someone came forward to rescue the building and
HPC felt it important to help them out with that by affording a second unit. HPC
felt that this was a great design and project.
Ohlson said that there were 5 types of actions happening all at once on this site:
rezoning, alley vacation, conditional use, license agreement for the easement and
improvements requirements. Ohlson noted that there were many processes for this
applicant; HPC looked at the architectural compatibility and P&Z looked at the
conditional use.
Bert Myrin asked if it were a single-family home relating to the FAR, could there
still be 8 bedrooms in the front half as a possibility. Amy Guthrie replied that the
number of bedrooms were not limited, only the square footage was limited.
Stan Clauson, planner for the applicant, stated that the property was in a unique
transitional neighborhood with residential and public uses; he said that this
property redevelopment was a difficult and sensitive issue. Clauson said that the
redevelopment could be done consistent with the code with a conditional use as a
historic resource. There were 5 standards to consider a conditional use: 1.)
consistent with the Aspen Area Community Plan, with the intent of the zone
district and complies with all other applicable requirements; 2.) 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 the
complimentary uses and activities in the immediate vicinity of the parcel proposed
for development; 3.) 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; 4.) adequate public facilities
El
ASPEN PLANNING"NING COMMISSION tRull JUNE 18 2002
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; 5.) commits
to meet the incremental need for increased employee generation.
Clauson stated that the applicant because of improvements to what was known as
Sheeley Boulevard and the enhanced trail met the 5 standards and the applicant
committed to supply affordable housing. Clauson restated that the code allows the
same square footage for a duplex as a single-family residence, 3240 square feet.
Clauson said that a single-family residence probably wouldn't look any different
than the duplex.
Bill Stirling, realtor, provided a map with color -coding for duplexes and
photographs of town (not provided for exhibits). Stirling described each lot with
the history. Stirling said that the intent and purpose of this buyer was to protect
this property and utilize the property under what the city allows.
Scott Lindenau, architect, explained the elevation drawings to show the mass and
scale of the property. Lindenau provided a model of the area showing the adjacent
properties as well as the proposed. Clauson stated that this would meet the
standards for the proximity to downtown and the residents would be permanent
residents not part-time ones.
Camilla Auger, representative of the Frost Trust LLC, stated that the design of this
project was to meet historic preservation as a priority. Auger said the new
elements were to be secondary to the historic elements, which were emphasized.
Auger said that improving the trail should provide a good view of the historic
elements.
Bert Myrin questioned some of the duplexes in Bill Stirling's photographs.
Stirling replied that they were not all duplexes but some were multiple uses.
Hal Dishler, public and attorney for the Amato's, stated that they were not anti -
development or anti -progress or anti-HPC; the Amato's lived next door and have
obvious concerns. Dishler said that the density of this development, although well
designed and attractive had substantial changes to what existed when the Amato's
went through their process. Dishler said the development depended upon the use
of a public trail to create two driveways to maximize the property. Dishler
suggested the driveway cross the front property to the back property for access.
Dishler said that every rule was bent to achieve something on this property that
was inconsistent with the neighborhood pattern; the neighborhood pattern was not
on Main Street but this street. Dishler said that they were not here to question the
5
WNING COMMISSION "es JUNE l
integrity of any process but this was a conditional use for a single-family house to
a duplex project. Dishler said that it was important to preserve historic
development but this was a private developer for the purpose of providing
economic return, which was a laudable goal but without public benefit.
Joseph Amato, public, stated that he and his wife Deborah owned 222 East Hallam
Street. Amato said that he had no problem with the restoration but had concern
with the mass and density. Amato said that there was no grass left anywhere
except in the front of this property, which created several issues of concern with 12
bedrooms in the mass that would generate many cars. Amato cited the adjacent
area properties not as duplexes but single-family residences some with one -
bedroom apartments. Amato referred to the Historic Preservation Guidelines pages
2, 35, 88 and 135 regarding special relationships, parking variances, landscaping,
mass and scale compatible for the rehabilitation of a historic property. Amato said
that the 75-year old lilac bushes and large tree would be removed from the
property and the new structure would over -power the historic structure.
Charles Cunniffe, public, stated that preserving Mona's house was an excellent
project and there were many ways to do a project well; this approach may not be
the best. Cunniffe said that they were trying not to have the driveway on their own
property so you would think that there would be more open space on their property
but wasn't the case, they required more setbacks on the property to build this mass.
Cunniffe said that there were a lot of design assumptions but there would be
another way to go back and rethink the setback variances so the application could
conform with the code rather than ask for more variances.
Mitch Haas, public, said that the questions on the process for the appropriateness
of the building and consistency of the HPC Guidelines were for HPC. Haas said
that what was before P&Z was the conditional use if a duplex was appropriate
here; the question was were 2 units appropriate here.
Charles Knight, public, provided background on the Amatos and himself being on
HPC in 1987. Knight said there were no visible signs of duplexes from the back of
the Jerome to Mona's house; this was a historic asset and should be treated as such.
Knight said if an addition was necessary it should not destroy the streetscape.
Knight spoke about the moratorium placed on historic houses in the 1980's, which
he agreed with and this was an inappropriate redevelopment of a historic resource.
Phil Hodgson, public, said that he lived on North Monarch and questioned the
discrepancy on the surveys. Hodgson noted the Red Brick generated lots of kids in
the street and to add those 12 bedrooms would not be appropriate. Hodgson said
that he was against high density and in -fill.
741
Wiley Hodgson, public, said that the integrity of the barn was stressed by the
design and changing the direction of the barn. Wiley Hodgson said that the
structure was not very stable.
Garret Brandt, attorney for the applicant, stated that there has been research done
on the street issue and provided the background of State vacation laws when the
city deeded the property to the school district in 1953. Stan Clauson noted that a
map was included in the packet. Brandt said that in 1953 the alley behind the
Mona Frost property was not vacated because it would have landlocked the
triangular portion of private property; state law reaffirmed in 1976 or 1978 that a
municipality may not vacate a street if will totally land lock a parcel. Brandt said
that the city reserved a 30-foot strip known as Lot G as public right-of-way, which
was the intent and as a matter of state law have access to this property regardless of
anything else said or done.
Jasmine Tygre stated that without the city attorney she did not feel qualified to ask
questions. Brandt stated that there was a letter from John Worcester on the right-
of-way. Joyce Ohlson reiterated that the application was before the planning
commission for review and evaluation as a conditional use. Ohlson said that one
of the request being made to the City Council next week was the use of that public
right-of-way; should you approve the conditional use as a use of that property, that
approval would be null and void if in fact there was no legal approval of that right-
of-way by City Council. Tygre stated that the members of this commission were
not comfortable with the two different representations from the applicant and the
neighbors concerning this vacation, which was critical in the commission's
evaluation of the conditional use.
Bill Stirling, public, stated that duplex use was technically and legally different
than multiple use; the effect was the same. Stirling said that multiple use meant
more than one use on a property, two families were using one property instead of
just one, which means two plus cars and more than two plus people. Stirling
explained his response when he was mayor in 1987 to the radical loss of duplexes,
four and five-plexes of free-market affordable housing; the moratorium stopped the
loss of all of those from the townsite with Ordinance # 1 for mandatory contribution
to affordable housing and the RETT.
Stan Clauson said that the setback conformed to the neighbors but the overall
setback received a variance. Amy Guthrie said that they met the five-foot side
yard setbacks but were short on the combined setback requirement. Clauson read
the R-6 medium residential zone purpose statement, which was to contain
relatively dense settlements of predominately detached duplex residences within
walking distance of the center of the city.
7
ASPEN PLANNI0ftNING COMMISSION s JUNE 18. 2002
Camilla Auger said that they have tried to meet the infill objectives and the HPC
objectives. Auger stated that the historic structure was torn down on the lot next
door and replaced with a new structure; if this was done on the Frost property any
reconfiguration could occur without objections from the neighbors and one
solution to that would be for the neighbor to buy the Frost property and do what
they want to their satisfaction. Auger said that they have changed the design as far
back from the sidewalk so that the streetscape would be softened and the new part
would be as subservient as possible to the historic structure. Auger said that due to
the HPC commitment, if they were denied the flexibility within the same square
footage of a duplex, the design would not change.
Jasmine reiterated the role of the P&Z was for the conditional use application but
that did not mean that there wasn't concern for the parts of the application since
they were a land use planning board. Design, parking, density and HPC findings
were of concern.
Ron Erickson stated that it was laudable that everyone wanted to meet infill but
infill was not passed into legislature; he said that those objectives could not be
considered at this time. Erickson stated that there was access for this lot from the
street since they were not discussing the back lot. Erickson voiced concern for the
children in the neighborhood with the proposed density; he said that it did not meet
the criteria for a conditional use.
Eric Cohen asked if there was a current curb cut for the trail now. Ohlson replied
that there was a curb cut for the trail now and it would be widened and signed with
a goal to improve this trail. Cohen said that there was an impact with the increased
pedestrian circulation and added parking spaces. Amy Guthrie replied that there
were 2 spaces on the back parcel and 3 on the front parcel. Cohen stated concern
for increased pedestrian traffic with the traffic flow in the same area. Joyce Ohlson
said that there were many goals to be achieved here and the trail paving was
requested for greater usage by Parks and Recreation and allowed for fire trucks and
emergency vehicles to circulate around the Red Brick.
Ruth Kruger stated concern for the operation characteristics for the use of the
property. Clauson replied residential. Auger said that an ADU was required under
the city rules, so the front property included an ADU. Kruger voiced concern for
the parking. Guthrie explained that there 5 on -site parking spaces.
Roger Haneman asked if the number of bedrooms were reduced would that help
the commissioners' concerns. Kruger replied that she had concern for the density
concerning the number of bedrooms. Erickson said the use of the road by cars
would multiply exponentially because the original Mona Frost property was one
ASPEN PLANNIA"ZONING COMMISSION "inu JUNE 18 2002
car with a single-family residence. Erickson voiced concern for the dual use of
pedestrian and vehicular traffic on that trail. Haneman asked if this were denied
would the LLC be able to sell fractions of the property. Ohlson said that would be
allowed. Clauson said that if the access were decided by council, which was
scheduled for July 81h then P&Z could make a decision regarding the duplex.
Camilla Auger stated that there was currently a lot of vehicular as well as
pedestrian traffic on the trail and found no objection to limiting the number of
bedrooms to 3, if that was an issue. Auger said that with regard to the selling of
units in the LLC, they had no intention of doing that.
MOTION: Ron Erickson moved to continue the public hearing to July
16, 2002 for the conditional use for the Mona Frost property located 216
East Hallam. Ruth Kruger seconded. Roll call vote: Haneman, yes;
Myrin, yes; Cohen, yes; Kruger, yes; Erickson, no; Tygre, no.
APPROVED 4-2.
Myrin expressed concern for criteria A, B & C not meeting the AACP, the
increased density, community goal for an ADU, making the trail more public use
friendly, preserving the streetscape, the number of bedrooms, and how to keep it as
local housing.
Cohen asked if this were a single-family dwelling would a driveway be placed on
the other side of the property. Guthrie relied that HPC Guidelines would not allow
another curb cut so there would not be another driveway possibility on the
property.
Erickson said that he wanted to know what HPC granted this applicant.
Tygre agree with Ron and said that information would have been helpful for the
commission in decision -making. Tygre requested that information for the
continued hearing. Tygre stated that she shared concerns for the interaction with
pedestrians and access for parking and landscaping.
MOTION: Ruth Kruger moved to extend the P&Z meeting until 7:15
p.m.; seconded by Ron Erickson. ASPPROVED 4-2.
PUBLIC HEARING:
INNSBRUCK INN MINOR PUD, GMQS EXEMPTION FOR LODGE
PRESERVATION and AFFORDABLE HOUSING
Jasmine Tygre opened the public hearing for the Innsbruck Inn. Proof of notice
was provided. James Lindt explained that the application was submitted by
z
PEN PLAN
MISSION des JUNE 18, 2002
Innsbruck Holdings LLC to expand the Innsbruck Inn at 233 West Main Street.
The applicant requested a minor PUD approval as well as GMQS exemptions for
Lodge Preservation and Affordable Housing; to expand the lodge by 4 lodge rooms
and 1 employee dwelling unit.
Lindt said that the Innsbruck was on a 15,000 square foot site on the corner of
Second and Main Street, which contained 33 lodge rooms in the office zone with
lodge preservation overlay. Lindt provided elevation drawings. The employee
unit was 530 square feet of net livable space deed restricted as a category 2 unit
with the income and asset restrictions to be waived to accommodate seasonal
employees in the unit. The new lodge rooms were about 282 square feet each.
There were currently 18 off-street parking spaces off of Main Street and 12
additional head -in ones on the alley, which encroach about 6 feet into the public
right-of-way there fore staff won't allow all 12 to count toward the off-street
parking requirements. Staff felt that the proximity of the lodge to the RFTA bus
and town would mitigate some concerns as well as the other parking mitigation
possibilities were a bicycle fleet, promoting the transit system at the time of room
bookings and providing free bus passes for employees.
Staff felt that the application met standards for a minor PUD as well as GMQS
exemptions for Lodge Preservation and affordable housing with the conditions set
forth in P&Z Resolution #02-20.
Mitch Haas, representative for the owners, stated that he worked closely with
James over the last few weeks to meet all of the criteria. Haas said it spoke
volumes that no neighbors were present; this application has been granted
conceptual approval from HPC. This was not a designated historic property but
was in the historic district.
No public comments.
MOTION: Ron Erickson moved to approve P&Z Resolution #20, series
2002, approving a GMQS Exemption for Lodge Preservation for four
Lodge Preservation Allotments to construct an additional four lodge
units, and recommending that City Council approve with conditions the
Minor Planned Unit Development, and a GMQS exemption for the
development on an Employee Housing Unit for the Innsbruck Inn
property located at 233 West Main Street (#2735-124-54-001). Ruth
Kruger seconded. APPROVED 6-0.
Erickson stated that the employee unit was subterranean and he recommended
cash -in -lieu instead of that unit below grade. Haas said that the employee
10
ASPEN PLANNINNONING COMMISSION tRinut JUNE 18 2002
mitigation for cash -in -lieu was less than '/z an employee so this was probably a
better deal. Tygre said that the employee unit could have the wages adjusted to
meet with the rental rate for that category rather than an adjusted rent.
PUBLIC HEARING:
PUBLIC NOTICING CODE AMENDMENTS
Jasmine Tygre opened the public hearing for the code amendment for public
noticing. James Lindt provided the notice.
Lindt explained that the proposed code amendments would make the noticing the
same for almost all land use public hearings; it would also make the noticing more
uniform and understandable. There would be a 15-day posting on the property and
mailing to property owners within 300 feet and 15-day publication in the
newspaper. Minor HPC and DRAC were not included in these actions. Tygre
asked for an example of a minor HPC review and asked who would determine that
review. Lindt replied that changing a window or an awning; the HPC officer and
community development director would both be involved in the decision of a
significant or minor HPC review. Tygre asked if the variances from residential
design standards would require the community development director's review.
Lindt replied that the staff would decide if the residential design standards were
met or they would have to apply to the planning & zoning commission with a 15-
day notice. Tygre stated that variances from residential design standards had a
larger impact and wanted to see more public noticing for those reviews; since these
were based on neighborhood compatibility but the people weren't notified. Ohlson
responded that part of staff had the same concerns.
Ron Erickson stated that the 300 foot noticing requirement was okay if you lived in
the West End but for noticing a large condominium complex it was very difficult
with that many units. Erickson said that the high -density multi -family residential
developments maybe could be left up to the management company. Lindt said that
DRAC would require the 15-day notice but no mailing. The commission wanted
the mailing to apply for DRAC also.
No public comments.
MOTION: Ron Erickson moved to approve P&Z Resolution #21, series
2002, recommending that City Council approve the Land Use Code
Amendments to standardize all public hearing noticing requirements,
with the residential design standard variances requiring 15-day posting
and 15-day legal noticing, with the exception of minor HPC and GMQS
applications; to include publishing notice in the newspaper, posting on
11
ASPEN PLANNIIW &TUN
ON 4Wes JUNE 18. 2002
the property and mailing notice to property owners within 300 feet, at
least 15 days prior to the public hearing pursuant to Land Use Code
section 26.304.060(E)(3), Public Notice. Eric Cohen seconded.
APPROVED 6-0.
Meeting adjourned at 7:20p.m.
Jackie Lothian, Deputy City Clerk
12
00
S*LAUSON ASSOCIATES, LLC
6 September 2002
Ms. Julie Ann Woods, AICP
Community Development Director
City of Aspen
130 S. Galena Street
Aspen, Colorado 81611
Planning • Urban Design
Landscape Architecture
Transportation Studies
Project Management
200 EAST MAIN STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925.2323
FAx: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: www.scaplanning.com
Re: Withdrawal of Appeal of a Planning & Zoning Commission Decision
Dear Ms. Woods:
On behalf of the Frost Property, LLC, owners of the property located on Townsite Lots H
and I, Block 71, in the City of Aspen, commonly known as 216. E. Hallam Street, I am
writing to withdraw the appeal of the decision of the City of Aspen Planning & Zoning
Commission denying the request for a duplex use of this property. Notice of appeal was
tendered to you dated 18 July 2002, with a copy to Assistant City Attorney David Hoefer.
Please consider our Notice of Appeal in this regard to be null and void. Thank you for
your attention to this matter.
Very truly yours,
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
Cc: David Hoefer, Esq., Assistant City Attorney
Christopher J. LaCroix, Esq.
Camilla Auger, Managing Partner, Frost Property, LLC
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
0 0 S—o
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Joyce Ohlson, Deputy DirectQcxv
FROM: James Lindt, Planner TLI-
RE: 216 E. Hallam Conditional Use for a Duplex on a 6,000 SF Lot that
Contains a Historic Structure— Public Hearing
DATE: June 18, 2002
APPLICANT:
Frost Property, LLC.
REPRESENTATIVES:
Stan Clauson Associates, LLC.
LOCATION:
216 E. Hallam St.
ZONING:
R-6 (Medium -Density Residential)
PROPOSED LAND USE:
Duplex
REVIEW PROCEDURE:
Conditional Use:
The Planning and Zoning Commission
shall by resolution approve, approve
with conditions, or deny a development
application for a conditional use, after
recommendation by the Community
Development Director.
Location of Proposed
Duplex Unit
SUMMARY:
A duplex on a 6,000 SF lot that contains a structure listed on the Inventory of Historic
Structures is a conditional use in the R-6 (Medium -Density Residential) Zone District.
The Applicant is requesting conditional use approval to convert the existing inventoried
single-family residence at 216 E. Hallam Street to a duplex. The Applicant is also
requesting HPC Major Development approval that will include proposed variances from
the combined front and side yard setback requirements.
P3
P4 • •
STAFF COMMENTS:
The immediate vicinity consists of mainly single-family residences with a couple of
duplexes interspersed. Additionally, the Red Brick Recreation and Arts Center is located
directly to the west of the subject site. Staff believes that the proposed duplex use is
appropriate and compatible with the surrounding structures and uses.
The added density is consistent with the Aspen Area Community Plan in that it provides for
increased density in an area that is near the Commercial Core and is in walking distance to
public transportation. Staff also believes that the proposal supports the goals of the Historic
Preservation Program. The Historic Preservation Commission has reviewed and approved
the Conceptual Design for the proposed conversion to a duplex. Staff does not anticipate that
the proposed conditional use will create significant adverse impacts on the surrounding
neighborhood. Staff believes that the traffic generation and on -street parking impacts as a
result of the added density will be minimal in comparison to that generated by the Red Brick
Recreation and Arts Center and the Methodist Church that are located in the immediate
neighborhood. Additionally, the Applicant is proposing to maintain trash storage internal to
the structure and make improvements to the driveway area between the Red Brick and the
subject property. The improvements that are made to the driveway area to the west of the
subject property will improve pedestrian access to the Post Office Pedestrian Trail to the
north of the subject site.
Furthermore, the Growth Management Quota System requires that the Applicant mitigate for
the additional unit proposed for the property by either constructing an Accessory Dwelling
Unit (ADU) or by paying a cash -in -lieu fee for the additional square footage being added as
part of the second unit. The Applicant has not included an ADU in their floor plans.
Therefore, the Applicant is required to pay a cash -in -lieu fee for the additional unit.
Staff feels that the proposal meets the review standards for granting a conditional use and
recommends that the Planning and Zoning Commission approve the proposal to convert the
single-family residence to a duplex.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission approve with conditions, the
proposed conditional use request to allow for the construction of a duplex on a 6,000 square
foot lot that contains a historically designated structure at 216 E. Hallam Street.
RECOMMENDED MOTION:
"I move to approve Resolution No. 1_�; Series of 2002, approving the conditional use for a
duplex on a 6,000 square foot lot in the R-6 Zone District with the conditions as contained
within the resolution."
• r P5
ATTACHMENTS:
Exhibit A Review Criteria and Staff Findings
Exhibit B Application .
Exhibit C Referral Comments
P6 0 .
RESOLUTION NO. 19
(SERIES OF 2002)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION APPROVING A CONDITIONAL USE FOR A DUPLEX ON A 6,000
SQUARE FOOT LOT, THAT CONTAINS A HISTORICALLY DESIGNATED
STRUCTURE IN THE R-6 ZONE DISTRICT, AT THE PROPERTY LOCATED AT
216 EAST HALLAM STREET, CITY AND TOWNSITE OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel Identification # 2735-073-14-001
WHEREAS, the Community Development Department received an application from
the Frost Property, LLC., represented by Stan Clauson Associates LLC., requesting
conditional use approval to construct a duplex on a 6,000 square foot lot in the R-6 Zone
District at 216 E. Hallam Street; and,
WHEREAS, pursuant to Section 26.710.040(C)(7) of the Land Use Code, the R-6
Zone District allows for a duplex to be constructed as a conditional use on a 6,000 square
foot lot that contains a historically designated structure; and,
WHEREAS, pursuant to Section 26.425 of the Land Use Code, the Aspen Planning
and Zoning Commission may approve a conditional use during a duly noticed public hearing
after considering comments from the general public, a recommendation from the Community
Development Director, and recommendations from relevant referral agencies; and,
WHEREAS, the Community Development Department reviewed the application and
recommended approval with conditions; and,
WHEREAS, during a duly noticed public hearing on June 18, 2002, the Planning and
Zoning Commission approved, by a to (_-_) vote, a conditional use approval
to construct a duplex on a 6,000 square foot lot at 216 E. Hallam Street, with the conditions
contained herein; and,
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered
the development proposal under the applicable provisions of the Municipal Code as identified
herein, has reviewed and considered the recommendation of the Community Development
Director, the applicable referral agencies, and has taken and considered public comment at a
public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the development
proposal meets or exceeds all applicable development standards and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the Aspen
Area Community Plan; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION as follows:
• 0 P7
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
conditional use approval to construct a duplex on a 6,000 square foot lot at 216 E. Hallam
Street is approved subject to the conditions described hereinafter.
Conditions of Approval:
1. The Applicant shall obtain a GMQS Exemption by either
constructing and Accessory Dwelling Unit, deed restricting an off -site
unit pursuant to the Housing Guidelines, or paying an affordable
housing cash -in -lieu fee.
2. The Applicant shall obtain Final Major HPC Approval prior to
applying for building permit.
3. The Applicant shall submit a drainage plan for review by the
Community Development Engineer at the time of building permit
submittal.
4. The Applicant shall not park vehicles in the public right-of-
way that borders the west side of the parcel.
5. The Applicant shall not plant vegetation that will encroach into
the public right-of-way.
6. Vegetation shall not be planted that blocks the site distance of
cars using the driveway and the adjacent public right-of-way as
determined by the Community Development Engineer.
7. The Applicant shall obtain an encroachment license from the
City Engineering Department if there is a need to relocate a water or
sewer service line in the public right-of-way along the east side of the
Red Brick Recreation and Arts Center.
8. Conditional Use Approval shall be contingent upon City
Council approving the use of the public right-of-way for vehicular
access to the rear of the parcel. Conditional Use Approval shall also
be contingent upon City Council vacating the alley to the north of the
parcel.
Section 2•
This Resolution shall not effect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Pa • •
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED by the Commission at its regular meeting on June 18, 2002.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
• • P9
EXHIBIT A
MONA FROST PROPERTY CONDITIONAL USE
REVIEW CRITERIA & STAFF FINDINGS
26.425.040 Standards applicable to all conditional uses.
When considering a development application for a conditional use, the Planning and
Zoning Commission shall consider whether all of the following standards are met, as
applicable.
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Community Plan, with the intent of the zone
district in which it is proposed to be located, and complies with all other
applicable requirements of this Title; and
Staff Finding
Staff believes that the proposed conditional use is consistent with the goals and objectives
of the Aspen Area Community Plan. The AACP states as one of it's goals in managing
growth; that additional development density should be concentrated in an area that is
"supportive of transit and pedestrian accessibility". Staff believes that relative location of
the parcel is such that it is in walking distance of the Commercial Core and is conducive
to utilizing public transportation. Staff also feels that proposal meets the goals of the
Historic Preservation Program. HPC has already approved the Conceptual design of the
duplex. Staff finds this criterion to be met.
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; and
Staff Finding
Staff believes that the proposed use of a duplex is compatible with the character of the
land uses and development in the immediate vicinity. The surrounding neighborhood
consists of mainly single-family residences with some duplex dwelling units interspersed.
Staff believes that a duplex is an appropriate use for the subject parcel. The increased
massing of the structure will allow for it to be a transition structure between the large Red
Brick Recreation and Arts structure and the slightly smaller single-family residences to
the east. Additionally, the HPC believes that the proposed addition is compatible in scale
to the existing historic structure. Staff finds this criterion to be met.
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; and
P10 • •
Staff Finding
Staff does not believe the proposed conditional use for a duplex will have a significant
adverse effect on the surrounding properties. Staff feels that the traffic generation and
on -street parking impacts will be very minimal in relation to that of the Red Brick and the
Methodist Church that are located in the immediate vicinity. Additionally, the trash
storage for both units is proposed internal to the structure. Pedestrian circulation will
also be improved by the improvements that are to be made to the pedestrian trail located
to the west of the property that links the Post Office Trail with the West End of Aspen.
Staff finds this criterion to be 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; and
Staff Finding
Staff believes that there are adequate public facilities in the vicinity to serve the proposed
conditional use. Staff finds this criterion to be met.
E. The applicant commits to supply affordable housing to meet the incremental
need for increased employees generated by the conditional use; and
Staff Finding
The proposed conditional use may obtain an exemption from the Growth
Management Quota System by either constructing an ADU, deed restricting an off -
site unit that meets the Housing Guideline requirements, or by pay a cash -in -lieu fee
for the additional duplex unit to be constructed on -site. The Applicant has consented
to either constructing an ADU or paying the required cash -in -lieu fee. Staff finds
this criterion to be met.
0 MEMORANDUM 0 P11
To: Development Review Committee
From: John Niewoehner, Community Development Engineer
Reference DRC Caseload Coordinator
Date: April 15, 2002
Re: 216 E. Hallam Street, Mona Frost Property - - Rezoning, Alley Vacation, and Use of
Public Property for Access
Attendees:
Joyce Ohlson, Community Development Department
John Niewoehner, Community Development Department
Tom Bracewell, Aspen Consolidated Sanitation District
Brian Flynn, Parks Department
Richard Goulding, Engineering Department
Nick Adeh, Engineering Department
Ed Van Walraven, Fire Department
Phil Overeynder, Water Department
Camilla Auger
Stan Clauson
The Development Review Committee reviewed the 216 E. Hallam St., Mona Frost Property at
their April 16, 2002 meeting, and has compiled the following comments:
General
Sufficiency of Submittal: DRC comments are based on the fact that we assume the
submitted site plan is accurate, that it shows all site features, and that proposed
development is feasible. The wording must be carried forward exactly as written unless
prior consent is received from the Engineering Department. This is to alleviate problems
and delays related to approvals tied to "issuance of building permit."
2. R.O.W. Impacts: If there are any encroachments into the public rights -of -way,
the encroachment must either be removed or be subject to current encroachment license
requirements.
Site Review
Engineering Department:
• It is required that there will be no encroachments into the 20 foot wide ROW
between 216 Hallam and the Red Brick building.
• Within the 20 foot ROW, there should be a 14-foot width of pavement with 3 foot
wide gravel shoulders on each side.
• The paving of the ROW should be performed by the applicant prior to the City
issuing a CO.
• The utilities serving the property should not be located in the 20-foot ROW unless
there is no other option.
• The vacation of the alley that bisects the property should not occur until the City
is satisfied with the proposed plans.
2. Community Development Engineer:
• If the re -development of the site results in an increase in impervious area, a
drainage plan will need to be developed that provides storm water retention.
Zoning:
P12 Page 2 of 3
April 15, 2002
216 E. Hallam
No comments at this time.
4. Housing Department:
No comments at this time.
5. Fire Protection District:
No compromise possible for the width of the alley - - it must be 20 foot wide.
No landscaping along the Red Brick Building unless the 20-foot width is
preserved.
A fire truck must be able to pull into the 20-foot ROW and then leave without
backing into Hallam. One alternative is to keep the area between the house and
the barn empty so that a fire truck can turn around. The other alternative is for
the project to make it possible for a fire truck to drive around the Red Brick
building thus eliminating the need for a place to turn around on the property.
6. Parks Department:
• If the sewer line is moved on the north side of the building, the Parks Department
should be involved in the re -landscaping of the area.
• The project must maintain the access to the public ROW through providing signs
for the trail. The applicant should work with the Parks Department on signage.
• No parking allowed in the public ROW.
• The applicant should be encouraged to continue the pavement around the Red
Brick building to join with the existing trail.
• Do not plant vegetation such as lilacs that will encroach into the ROW. As an
alternative, the Parks Department suggests that Columnar Buckthorn trees be
planted between the ROW and the Red Brick building.
• The driveway for 216 Hallam will be shared with bicyclists and other trail users.
Vegetation should not be planted that will block the site distance for cars using
the driveway.
• When the 14' wide pavement is placed in the ROW, a paved walkway should be
provided to the Red Brick door.
Building Department:
No comments at this time.
City Water Department
Easements for Water and Sewer. Locating the water and sewer services on the
property may be constrained by the available space. A 20-foot wide utility
easement is needed to accommodate the required 10-foot separation between
water and sewer lines and the additional space needed for excavation. This
constraint may result in the need to place water and/or sewer services lines in
the ROW along the Red Brick Building.
9. Aspen Consolidated Sanitation District
• A main sewer line runs along the north side of the barn. An easement either
needs to be provided for this sewer line or the sewer line will need to be moved
further onto the Puppy Smith property to the north.
• Plans should show the manholes and sewer line to the north of the property.
• Landscaping on north end of property should not restrict access to sewer
manholes.
• An easement will be needed for the service line.
Page 3 of 3 •
April 15, 2002
216 E. Hallam
10. Environmental Health
No comments at this time.
11. City Community Development - Planning
No comments at this time.
12. Electric Department (provided by Phil Overeynder)
• The Electric Company needs to be able access their equipment including the
switch gear. Additional research needs to be performed by the applicant and the
Electric Company regarding access to the switch gear.
13. Holy Cross Electric
No comments at this time
14. City Attorney
No comments at this time
15. Streets Department
No comments at this time
16. Historic Preservation Officer
No comments at this time
17. Pitkin County Planning
No comments at this time
16. County and Citv Disaster Coordinator
No comments at this time
Approvals
1. Engineering: The applicant receives approval from the City Engineering Department
(920-5080) for design of improvements, including grading, drainage,
transportation/streets, landscaping, and encroachments within public
right of way.
2. Parks: The applicant receives approval from the Parks Department (920-5120)
for vegetation species and for public trail disturbance.
3. Streets: The applicant receives approval from the Streets department (920-5130)
for mailboxes, finished pavement, surface materials on streets, and
alleyways.
4. Permits: Obtain R.O.W. permits for any work or development, involving street cuts
and landscaping from the Engineering Department
D:\DRCMona Frost.doc
P13
0 0 7TA -
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Joyce Ohlson, Deputy Directorl'�
FROM: James Lindt, Planner � �
RE: 216 E. Hallam Conditional Use for a Duplex on a 6,000 SF Lot that
Contains a Historic Structure— Public Hearing- Continued from June 181h
DATE: July 16, 2002
APPLICANT:
Frost Property, LLC.
REPRESENTATIVES:
Stan Clauson Associates, LLC.
LOCATION:
216 E. Hallam St.
ZONING:
R-6 (Medium -Density Residential)
PROPOSED LAND USE:
Duplex
REVIEW PROCEDURE:
Conditional Use:
The Planning and Zoning Commission
shall by resolution approve, approve
with conditions, or deny a development
application for a conditional use, after
recommendation by the Community
Development Director.
a Location of Proposed
Duplex Unit
MAA
SUMMARY:
A duplex on a 6,000 SF lot that contains a structure listed on the Inventory of Historic
Structures is a conditional use in the R-6 (Medium -Density Residential) Zone District.
The Applicant is requesting conditional use approval to convert the existing inventoried
single-family residence at 216 E. Hallam Street to a duplex. The Applicant is also
requesting HPC Major Development approval that will include proposed variances from
the combined front and side yard setback requirements.
P21
P22
•
•
COUNCIL ACTIONS:
The Planning and Zoning Commission tabled the review of the review of the Conditional
Use application on June 181h in order to find out the results of City Council's review of
the associated rezoning and use of the public property as vehicular access to the rear of
the lot. City Council approved the proposed rezoning of a portion of the rear lot from
S/C/I to R-6. Additionally, City Council approved the use of public property to the west
of the subject parcel as vehicular access to both the front and rear lots. Therefore, the
Applicant may utilize the vehicular driveway between the Red Brick Recreation and Arts
Center and the subject parcel as access to the rear of the subject parcel.
STAFF COMMENTS:
The immediate vicinity consists of mainly single-family residences with a couple of duplexes
interspersed. Additionally, the Red Brick Recreation and Arts Center is located directly to
the west of the subject site. Staff believes that the proposed duplex use is appropriate and
compatible with the surrounding structures and uses.
The added density is consistent with the Aspen Area Community Plan in that it provides for
increased density in an area that is near the Commercial Core and is in walking distance to
public transportation. Staff also believes that the proposal supports the goals of the Historic
Preservation Program. The Historic Preservation Commission has reviewed and approved
the Conceptual Design for the proposed conversion to a duplex. Staff does not anticipate that
the proposed conditional use will create significant adverse impacts on the surrounding
neighborhood.
Staff believes that the traffic generation and on -street parking impacts as a result of the added
density will be minimal in comparison to that generated by the Red Brick Recreation and
Arts Center and the Methodist Church that are located in the immediate neighborhood. City
Council has approved a means of access to the rear of the subject parcel which will allow for
the parking to be hidden from the street as is consistent with the residential design standards.
Additionally, the Applicant is proposing to maintain trash storage internal to the structure and
make improvements to the driveway area between the Red Brick and the subject property.
The improvements that are made to the driveway area to the west of the subject property will
improve pedestrian access to the Post Office Pedestrian Trail to the north of the subject site.
Furthermore, the Growth Management Quota System requires that the Applicant mitigate for
the additional unit proposed for the property by either constructing an Accessory Dwelling
Unit (ADU) or by paying a cash -in -lieu fee for the additional square footage being added as
part of the second unit. The Applicant has not included an ADU in their floor plans.
Therefore, the Applicant would be required to pay a cash -in -lieu fee for the additional unit.
Staff feels that the proposal meets the review standards for granting a conditional use and
recommends that the Planning and Zoning Commission approve the proposal to convert the
single-family residence to a duplex.
0 • P23
RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission approve with conditions, the
proposed conditional use request to allow for the construction of a duplex on a 6,000 square
foot lot that contains a historically designated structure at 216 E. Hallam Street.
RECOMMENDED MOTION:
" I move to approve Resolution No. 1q , Series of 2002, approving the conditional use for a
duplex on a 6,000 square foot lot in the R-6 Zone District with the conditions as contained
within the resolution."
ATTACHMENTS:
Exhibit A Review Criteria and Staff Findings
Exhibit B Historic Preservation Commission Resolution Approving
Conceptual Review and Variances
P24
•
E
RESOLUTION NO. 14
(SERIES OF 2002)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION APPROVING A CONDITIONAL USE FOR A DUPLEX ON A 6,000
SQUARE FOOT LOT, THAT CONTAINS A HISTORICALLY DESIGNATED
STRUCTURE IN THE R-6 ZONE DISTRICT, AT THE PROPERTY LOCATED AT
216 EAST HALLAM STREET, CITY AND TOWNSITE OF ASPEN, PITKIN
COUNTY,COLORADO.
Parcel Identification # 2735-073-14-001
WHEREAS, the Community Development Department received an application from
the Frost Property, LLC., represented by Stan Clauson Associates LLC., requesting
conditional use approval to construct a duplex on a 6,000 square foot lot in the R-6 Zone
District at 216 E. Hallam Street; and,
WHEREAS, pursuant to Section 26.710.040(C)(7) of the Land Use Code, the R-6
Zone District allows for a duplex to be constructed as a conditional use on a 6,000 square
foot lot that contains a historically designated structure; and,
WHEREAS, pursuant to Section 26.425 of the Land Use Code, the Aspen Planning
and Zoning Commission may approve a conditional use during a duly noticed public hearing
after considering comments from the general public, a recommendation from the Community
Development Director, and recommendations from relevant referral agencies; and,
WHEREAS, the Community Development Department reviewed the application and (:
recommended approval with conditions; and,
WHEREAS, the Planning and Zoning Commission held. a duly noticed public
hearing on June 18, 2002 and tabled the application; and,
WHEREAS, during a duly noticed public hearing on July 16, 2002, the Planning and
Zoning Commission approved, by a to vote, a conditional use approval
to construct a duplex on a 6,000 square foot lot at 216 E. Hallam Street, with the conditions
contained herein; and,
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered
the development proposal under the applicable provisions of the Municipal Code as identified
herein, has reviewed and considered the recommendation of the Community Development
Director, the applicable referral agencies, and has taken and considered public comment at a
public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the development
proposal meets or exceeds all applicable development standards and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the Aspen
Area Community Plan; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
. 0 P25
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING CONMUSSION as follows:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
conditional use approval to construct a duplex on a 6,000 square foot lot at 216 E. Hallam
Street is approved subject to the conditions described hereinafter.
Conditions of Approval:
1. The Applicant shall obtain a GMQS Exemption by either
constructing and Accessory Dwelling Unit, deed restricting an off -site
unit pursuant to the Housing Guidelines, or paying an affordable
housing cash -in -lieu fee.
2. The Applicant shall obtain Final Major HPC Approval prior to
applying for building permit.
3. The Applicant shall submit a drainage plan for review by the
Community Development Engineer at the time of building permit
submittal.
4. The Applicant shall not park vehicles in the public right-of-
way that borders the west side of the parcel.
5. The Applicant shall not plant vegetation that will encroach into
the public right-of-way.
6. Vegetation shall not be planted that blocks the site distance of
cars using the driveway and the adjacent public right-of-way as
determined by the Community Development Engineer.
7. The Applicant shall obtain an encroachment license from the
City Engineering Department if there is a need to relocate a water or
sewer service line in the public right-of-way along the east side of the
Red Brick Recreation and Arts Center.
8. Conditional Use Approval shall be contingent upon City
Council approving the use of the public right-of-way for vehicular
access to the rear of the parcel. Conditional Use Approval shall also
be contingent upon City Council vacating the alley to the north of the
parcel_
P26
•
Certinn 2-
This Resolution shall not effect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Sertinn 3-
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
A public hearing on this resolution was held and tabled by the Commission on the 18`h day of
June, 2002.
APPROVED by the Commission at its regular meeting on July 16, 2002.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
• • P27
EXHIBIT A
MONA FROST PROPERTY CONDITIONAL USE
REVIEW CRITERIA & STAFF FINDINGS
26.425.040 Standards applicable to all conditional uses.
When considering a development application for a conditional use, the Planning and
Zoning Commission shall consider whether all of the following standards are met, as
applicable.
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Community Plan, with the intent of the zone
district in which it is proposed to be located, and complies with all other
applicable requirements of this Title; and
Staff Finding
Staff believes that the proposed conditional use is consistent with the goals and objectives
of the Aspen Area Community Plan. The AACP states as one of it's goals in managing
growth; that additional development density should be concentrated in an area that is
"supportive of transit and pedestrian accessibility". Staff believes that relative location of
the parcel is such that it is in walking distance of the Commercial Core and is conducive
to utilizing public transportation. Staff also feels that proposal meets the goals of the
Historic Preservation Program. HPC has already approved the Conceptual design of the
duplex. Staff finds this criterion to be met.
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; and
Staff Finding
Staff believes that the proposed use of a duplex is compatible with the character of the
land uses and development in the immediate vicinity. The surrounding neighborhood
consists of mainly single-family residences with some duplex dwelling units interspersed.
Staff believes that a duplex is an appropriate use for the subject parcel. The increased
massing of the structure will allow for it to be a transition structure between the large Red
Brick Recreation and Arts structure and the slightly smaller single-family residences to
the east. Additionally, the HPC believes that the proposed addition is compatible in scale
to the existing historic structure. Staff finds this criterion to be met.
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; and
P28 • •
Staff Finding
Staff does not believe the proposed conditional use for a duplex will have a significant
adverse effect on the surrounding properties. Staff feels that the traffic generation and
on -street parking impacts will be very minimal in relation to that of the Red Brick and the
Methodist Church that are located in the immediate vicinity. Additionally, the trash
storage for both units is proposed internal to the structure. Pedestrian circulation will
also be improved by the improvements that are to be made to the pedestrian trail located
to the west of the property that links the Post Office Trail with the West End of Aspen.
City Council has also approved the use of the public property to the west of the subject
parcel for a driveway to the rear of the property. As a result, the Applicant will be able to
hide the on -site parking from East Hallam Street as is consistent with the Residential
Design Standards. Staff finds this criterion to be 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; and
Staff Finding
Staff believes that there are adequate public facilities in the vicinity to serve the proposed
conditional use. Staff finds this criterion to be met.
E. The applicant commits to supply affordable housing to meet the incremental
need for increased employees generated by the conditional use; and
Staff Finding
The proposed conditional use may obtain an exemption from the Growth
Management Quota System by either constructing an ADU, deed restricting an off -
site unit that meets the Housing Guideline requirements, or by pay a cash -in -lieu fee
for the additional duplex unit to be constructed on -site. The Applicant has consented
to either constructing an ADU or paying the required cash -in -lieu fee. Staff finds
this criterion to be met.
P29
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
VARIANCES, AND ON -SITE RELOCATION FOR THE PROPERTY LOCATED AT
216 E. HALLAM STREET, LOTS D, E, H, AND I, AKA LOTS D, E, N, AND O, BLOCK
71, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 24, SERIES OF 2002
PARCEL ID: 2737-073-14-001
WHEREAS, the applicants, The Frost Property LLC, represented by Camilla Auger and Studio
B Architects, have requested Major Development Review (Conceptual), On -site Relocation, and
Variances for the property located at 216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N,
and 0, Block 71, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen
Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review; and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, the application included requests for variances. In order to grant setback variances,
according to Section 26.415.110.0 of the Muncipal Code, the HPC must find that the variance:
a. Is similar to the pattern, features and character of the historic property or
district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or
architectural character of the historic property, an adjoining designated historic
property or historic district; and
WHEREAS, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find
that:
1. In selected circumstances the HPC may grant up to five hundred (500) additional square
feet of allowable floor area for projects involving designated historic properties. To be
considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines; and
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b. The historic building is the key element of the property and the addition is incorporated
in a manner that maintains the visual integrity of the historic building and/or
c. The work restores the existing portion of the building to its historic appearance; and/or
d. The new construction is reflective of the proportional patterns found in the historic
building's form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines the old and new portions of the building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
WHEREAS, in order to grant a parking reduction, per Section 26.415.110.C, the following
standard must be met:
1. The parking reduction and waiver ofpayment-in-lieu fees maybe approved upon a
finding by the HPC that it will enhance or mitigate an adverse impact on the
historic significance or architectural character of a designated historic property, an
adjoining designated property or a historic district; and
WHEREAS, the application included a request for approval of on -site relocation of the historic
house and barn. In order to approve Relocation of a historic structure, per Section 26.415.090.C,
the HPC must find that the proposal meets any one of the following standards:
1. It is considered a non-contributing element of a historic district and its relocation
will not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on
which it is located and its relocation will not have an adverse impact on the historic
district or property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method
given the character and integrity of the building, structure or object and its move
will not adversely affect the integrity of the historic district in which it was
originally located or diminish the historic, architectural or aesthetic relationships of
adjacent designated properties; and
Additionallv, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of
withstanding the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation,
repair and preservation of the building, structure or object including the
provision of the necessary financial security; and
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WHEREAS, Amy Guthrie, in her staff report dated June 12, 2002, performed an analysis of the
application based on the standards, and recommended that the project be approved with
conditions; and
WHEREAS, at their regular meeting on June 12 2002, the Historic Preservation Commission
considered the application, found the application was consistent with the "City of Aspen Historic
Preservation Design Guidelines" and other applicable sections of the Municipal Code and
approved the application with conditions by a vote of 4 to 1.
NOW, THEREFORE, BE IT RESOLVED:
HPC approves Major Development Review (Conceptual), Variances, and On -site Relocation for
216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite
of Aspen, Colorado with the conditions listed below.
1. The HPC hereby approves a waiver of one parking space, a 5' combined front and rear
yard setback variance, a 2' west sideyard setback variance, a 7' combined sideyard
setback variance, and a 500 square foot FAR bonus on the front lot. A 2' west sideyard
setback variance and a 2' combined sideyard setback variance are approved for the rear
lot.
2. The HPC recommends that the Planning and Zoning Commission approve the
"Conditional Use" application for a duplex because the plan as proposed meets
preservation concerns and is compatible with the historic resource.
3. Finalization of window and door locations and other detailing will have to be determined
through demolition and discovery by removing the asphalt and the interior plaster to
expose framing evidence and through photographic evidence "if any becomes available.
This issue may wait until the time is appropriate to conduct the demolition work (which
may be after HPC has granted Final approval for the project), and then will require a site
inspection by the HPC and submittal and approval of drawings before a building permit
application may be submitted. Any information discovered through historic photographs
must be used to faithfully restore the house.
4. The current proposal must be restudied in regard to the entry. Neither entry porch or door
may be removed or changed unless they can be documented to be recent alterations.
5. A complete east elevation of the Frost house must be provided at the June 12`h hearing.
6. The Frost House may be moved as proposed.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of June, 2002.
Approved as to Form:
Da id Hoefer, Assistant Nty Attorney
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0 0 1
Approved as to content:
HISTORIC PRESERVATION COMMISSION
SuzannAYRdid, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
J
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ASPEN PLANNINGdkONING COMMISSION A&tes JULY 16, 2002 P3
COMMISSIONER, STAFF and PUBLIC COMMENTS ........................................ 2
MINUTES................................................................................................................. 2
DECLARATION OF CONFLICTS OF INTEREST
216 EAST HALLAM — CONDITIONAL USE ........................................................ 2
LITTLE AJAX CONSOLIDATED CONCEPTUAL/FINAL PUD.......................12
BoardReports..........................................................................................................12
P4
ASPEN PLANNING BONING COMMISSION M*tes JULY 16. 2002
Jasmine Tygre opened the regular Planning and Zoning meeting at 4:30 p.m. in the
Sister Cities Meeting Room with Ruth Kruger, Bert Myrin, Ron Erickson and Eric
Cohen. Roger Haneman was excused. Staff in attendance were: David Hoefer,
Assistant City Attorney; Joyce Ohlson, Deputy Community Development Director;
Jackie Lothian, Deputy City Clerk.
COMMISSIONER, STAFF and PUBLIC COMMENTS
Ron Erickson asked if the bookstore on Hopkins (Quandrant Books) was a
demolition; he said that it was a change of use to a residence. Amy Guthrie replied
that she had not gone past to look at it; she said that the definition for demolition
was 50%. Erickson stated that it was more than 50%. Joyce Ohlson responded
that the zoning officer Sarah Oates would look into the building permit.
Joyce Ohlson stated that the Harley Baldwin zoning violation was reported through
Sarah Oates, components of the structure were removed that were not in
compliance and a new application was submitted to HPC. Amy Guthrie replied
that she has not reviewed the new application. Guthrie said that they were in
compliance with the open space requirements with proposed minor modifications
to the building.
MINUTES
MOTION: Bert Myrin moved to approve the minutes from June 18,
2002 and July 2, 2002. Ruth Kruger seconded. APPROVED 5-0.
DECLARATION OF CONFLICTS OF INTEREST
Bert Myrin disclosed that he lived 2-3 houses east of 216 Hallam but did not have
any preconceived ideas about the project. David Hoefer stated that as long as the
case was not prejudged.
CONTINUED PUBLIC HEARING (06/18/02):
216 EAST HALLAM — CONDITIONAL USE
Jasmine Tygre opened the continued public hearing. Tygre stated that there were
areas that P&Z had criteria on to evaluate the conditional use portion of the project.
Letters from Richard Johnson, Allergy Associates, Richard E Bump, William C.
and Joan E Light, Mr. Sutton and Mr. Amato were placed into the public record.
Joyce Ohlson provided the updated overview from the HPC and City Council
decisions. Council reviewed and approved the rezoning of the back parcel of the
Mona Frost parcels, which was currently SCI to be rezoned R-6; vacation of the
old historic remnant alley and use of 20 feet of city property for access to the
2
ZONING COMMISSION NWtes
11
houses and back structures. The easement was not to be paved but rather a weight
bearing capacity gravel to handle fire and emergency access was to be used.
Jasmine Tygre asked how the vacated land from the alley was allocated. Ohlson
replied that Colorado Statute divided the land equally but the accrued land did not
count for density or floor area.
Ohlson stated that the HPC granted final approval for the development of the
historic landmark. Amy Guthrie stated that the entire property was considered a
historic landmark; HPC reviewed the outside architecture of the structures and
were not concerned if the building were a duplex or not other than the incentive to
help people with historic structures. Guthrie stated HPC granted variances for
combined side yard setbacks and a small variance on the other side yard on the to
the back lot where the barn was located, which was being rotated and restored with
a connecting piece and a new addition. Guthrie stated that on the front lot no
demolition on the old structure would be done, only new construction to the rear
and side of the building setback from the historic portion with variances from 1
required parking space (2 in the garage and 1 in back), a combined front and rear
yard setback waiver of 5 feet and 500 square foot floor area bonus for an
exceptional historic preservation project. A Mary Hays 1950's photo was provided
of the property for a true restoration with trim and .windows. Scott Lindenau
explained the redevelopment and provided a model of the property and the
neighboring properties. The materials used would be all natural.
Tygre asked the FAR of the duplex. Guthrie replied that it was 3,740 square feet
for the duplex. Stan Clauson replied that the barn parcel was 2,509 square feet.
Ohlson reiterated the criteria for P&Z was a review of the proposed duplex on a
6,000 square foot R-6 lot with 5 criteria: 1.) Conditional use was consistent with
the purposes goals, standards and objectives of the Aspen Area Community Plan
and the intent of the zone district in which it was proposed. 2.) Consistent and
compatible with the character of the immediate vicinity or enhances the mixture of
complimentary uses and activities in the immediate vicinity of the parcel proposed
for development. 3). The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse affects; impacts on pedestrian and
vehicular circulation, parking, trash, delivery service, noise, vibrations and odor on
surrounding properties. 4). Adequate public facilities to service the conditional use
such as roads, water, sewer, parks, police, emergency medical service, drainage
systems and schools. 5). Affordable Housing will be provided to meet the
incremental need for increased employees generated by the conditional use. Staff
made positive findings provided with the conditions in the resolution.
3
9.1
PEN
[ING COMMI;
Attes
JULY
2002
Erickson asked if all 5 standards had to be applicable and met. Ohlson responded
that they were all applicable; some were more applicable than others.
Camilla Auger explained that she selected this project because it was a historic
preservation project with one of the highest preservation goals and for the
opportunity to enhance the trail and create a pocket park in the back to enhance the
neighborhood.
Auger said that the design was in contrast to the existing structure; if the duplex
were granted the duplex will have no effect on the square footage, the square
footage will be the same wither way. Auger said it will not change the design in
any way but gives more flexibility and more likely to have someone live in the
house as a resident of Aspen, which would be a benefit.
Clauson said that there were discrepancies in the Amato letter; there was only one
duplex requested on the front lot. There were 2 separate lots with 4 bedrooms
proposed for the single-family house in the rear lot, which was not under this
purview; on the front lot there were 3 bedrooms proposed for each side of the
duplex. Clauson said that the scale drawings show the landscaping and existing
trees being preserved along with green areas and trail enhancement with a gravel
surface for public use. Clauson said that the variances related more to the historic
preservation rather than the duplex. Clauson noted that some additional traffic
may result from two households rather than one, but that would not be inconsistent
with the neighborhood, which contained many duplex occupancies (map illustrated
yellow highlighting not included). Clauson said that there was only one duplex
proposed and the Frost family historically used the driveway. Clauson went
through the findings being consistent with the character of the neighborhood and
enhanced the character of the neighborhood in conjunction with the Red Brick.
The applicant committed to supply affordable housing in a manner consistent with
the code.
Paul Penn, public, stated that it was an exaggeration because all the yellow
highlighted sites were not duplexes on that map. Penn asked for clarification of the
duplexes or houses with ADUs. Ohlson responded that a residential structure that
contained a residence as well as an ADU does not a duplex according to the land
use code. Ohlson noted that an ADU was not considered a unit of density. Bert
Myrin said that the maps differed greatly.
Ron Erickson asked the HPC vote. Guthrie replied that it was unanimous in favor
of the project. Erickson asked who would be responsible for the park. Auger said
that they would landscape their portion of the property and connect the path with a
set of stone stairs and signage with a gift to the city. Ohlson noted that this park
was not part of this application but the applicant worked with parks on the
0
EN PLANNINGAGONING COMMISSION NWtes JULY 16, 2002 p7
landscaping. Erickson asked what the parking requirements were if this were a
single-family dwelling. Guthrie responded that 2 spaces would be required for a
single-family residence.
Erickson asked how the residents would be more permanent than part-time if this
were a duplex. Auger responded that she said that it would be more likely to be
inhabited by someone who was a full-time resident if it were a duplex, since it
would be more affordable. Erickson noted that whatever happened today could
only be guaranteed for this point in time but not for 2 years down the line. Auger
agreed. Clauson responded that they all agreed that more affordable housing tends
to be more generally occupied by people that are local, whereas the very expensive
single-family large houses are occupied by a population that spends time here and
elsewhere.
Eric Cohen asked where the responsibility for payment for the path was held.
Ohlson replied that Council placed a condition that the applicant's would be
required to maintain, plow and built the path.
Erickson asked about signage for the easement. Ohlson answered that the
applicant would enter into a license agreement with the City of Aspen and the
condition regarding signage from City Council for the use of the driveway by the
applicant.
Myrin inquired about the yellow on the map across the street from the applicant.
Ohlson stated that the map from last week reflected that assessor's records with
multi -family but not necessarily duplexes or legal apartments. Guthrie said that
there may be errors where there were ADUs or multifamily units. Guthrie said that
there have been 3 other projects approved by P&Z on 3,000 square foot lots; she
noted that 3,000 square foot were common in the West End neighborhood.
Ruth Krueger asked where the trash was located in the structures.. Clauson
responded that it was in the garage.
Myrin asked the distance between the house and the trail. Guthrie replied that it
was 3 feet from the property line. Myrin asked if the planting would be in that 3
feet area or will it encroach into the easement. Auger responded that all of the
lilacs may not be preserved in that one spot but the planting will not encroach.
Tygre reiterated that the process was for P&Z to simply rule on whether a duplex
was acceptable rather than a single-family house. The dimensional requirements,
parking variances and setback variances were established through the HPC review,
which were not options for P&Z review.
5
pg ASPEN PLANNING 8i ZONING COMMISSION
JULY 16. 2002
Ruth Kruger said that the only difference in the structure built would be an extra
kitchen and an extra parking spot if this were granted to be a duplex, all else would
remain the same the size, FAR and architectural design no matter what the zoning
was. Clauson said that the external structure would appear the same but the
interior would be an extra household.
Dr. Richard Johnson, public, stated that he and his wife have lived at 123 East
Hallam for over 20 summers; they bought their Aspen home because of the
historical nature. Johnson said that there were many original single-family
dwellings such as the Mona Frost house, which maintained the character of their
street with single-family dwellings. (Johnson distributed photos of the
neighborhood, not kept in the record).
Montage Johnson, public, stated appreciation for the commission's time and said
that she accepted the fact that the colored map may not be accurate (many of the
yellow sites were ADUs and not duplexes). Mrs. Johnson stated that she and her
husband have done historic restoration in 3 sites and that they were interested in
maintaining the National Registry for Historic Preservation and they were
concerned in this case.
Paul Penn, public, stated that he and his wife Susan lived at 134 East Bleeker
Street at the corner of Bleeker and Aspen. Penn said that they bought their house
in 1992, which was in about the same condition as the Frost house was today.
Penn said that with the help of HPC they remodeled and enlarged it in 1992-93 but
they investigated the zoning, historical guidelines, FAR and codes so they were
well prepared with very few surprises. Penn asked if a duplex was appropriate in
the neighborhood; he said the neighbors felt that it was an exception to the norm
for a duplex, there were some duplexes but there was an easy way to find out
which were duplexes and which were not by tax records. Penn stated that they
were encouraged to build the ADU and a qualified local worker continuously from
the day the occupancy permit was received has occupied it. Penn stated that they
were concerned about Aspen and did not mean to be contrary. Penn said that when
a property owner comes for a zoning change (as in a duplex) there was no benefit
to the society at large but the applicant had much to gain in property value by
rezoning. Penn said that in his experience the property value increases with up -
zoning and decrease the neighboring properties; he said that difference of increased
property value should be distributed to the neighboring property owners in cash.
Penn said that this method would remove the financial incentives of asking for a
rezoning.
Hal Dishler, public, stated that he represented Mr. Amato and appreciated the
comments from the homeowners. Dishler said that he counted 12 bedrooms and
C91
ASPEN PLANNIN(&ONING COMMISSION N&tes JULY 16, 2002 P9
asked about the ADU, housing goals, density and parking. Dishler said that
density would be increased with this redevelopment and that there was a
compatibility issue with responses from the people in the audience tonight
regarding a duplex. Dishler said that the duplex would create greater density and
use with a negative effect on this immediate community. Dishler said this would
create an additional burden on the public services and create an additional safety
hazard. Dishler asked how this project would make this occupancy a local or
partly full time and asked to review the economic plan for this project.
Bob Viera, public, stated he was representing Aspen Carriage Company and read
the letter from the Company, which did not support the redevelopment plan
because it did not fit into the historical character of the neighborhood.
Denise Diers, public, stated that(she represented herself and lived in one of the
ADUs that was called a duplex; she also was the caretaker for the Kermit and
Jenny Sutton property at the west corner of Hallam and Aspen. The Sutton's letter
was placed into the record earlier. There was concern for the additional traffic that
the duplex would generate because of the amount of children across the street,
there was concern for the carriages at the slow speed and the traffic from the
walking tours with the addition of this duplex. There was concern for the density
in the neighborhood with the properties built lot line to lot lines. Diers pointed out
her residence, an ADU on the map and the neighboring properties, which were not
duplexes. Diers stated that she was not anti -development and provided her
background as a real estate agent, political consultant with projects in town that she
helped develop. Diers stated that she loved the ambiance of the neighborhood and
asked P&Z to take a visual from the trail on to the carriage houses, which will be
obliterated by the new development. Diers stated that there was no neighborhood
benefit from the redevelopment of the path to Clark's and the additional density.
Suzannah Reid, public, stated that she was the chair of the HPC; she said that they
have worked very hard to develop incentives that help balance the benefit to the
community from the property owner doing the restoration. Reid stated that there
was an important balance to achieve and in this case she believed the community
was getting a benefit from the work that was being done by this developer. Reid
said there were impacts on the neighbors but any project had a benefit to the
broader overall community for an appropriate as well preserved project as in this
case.
Jamie V. Hall, public, stated that she was a lifetime resident of Aspen and grew up
with Mrs. Frost as her Aspen grandmother. Hall stated that she was impressed
with what was presented for the renovation and restoration of this truly historic
building. Hall said that impacts to the neighbors were inevitable and cannot be
7
Pl o ASPEN PLANNING91ZONING COMMISSION Mttes JULY 16 2 . 002
diminished; she was please about the stairs down to Clark's. Hall said that the
whole project was preserving the overall integrity of the historical aspect of the lot.
Bill Stirling, public, stated that he was the real estate broker that sold the property
and he said that he was an old friend of Mona Frost that managed the property for
many years from 1995-2000 when Mona moved to Colorado Springs. Stirling said
that he did the best he could with what the trust allowed with a lack of resources
for restoration; it was the last true Victorian without any restoration. Stirling stated
that the barn was about to fall down; he commented that the Amato's house was a
Victorian -style house not a restored one. Stirling stressed the HPC incentives were
hoped to be balanced decisions to benefit the purchaser and the biggest to the
town; he said that the photos from Mary Hays show how the house will look in the
restored state with the addition of a garage in back. Stirling said that if the duplex
were approved it would add to the diversity of the neighborhood, which provided a
greater chance for the long-term best interest of Aspen.
Helen Palmer, public, stated that she has known the Frost family and a little
creative zoning might be a good thing for Aspen and not a bad thing for the
immediate neighbors that have changed and have been sold. Palmer commented
that the West End was dark because the homes were not lived in very much of the
time and not loved like when you live in a house all the time. Palmer said that this
was a chance for the neighborhood to be a little lively than it tends to be in most of
the West End at the moment. Palmer said that they see what happens when the
little miner's cottages were changed and bear no resemblance to what they used to
be with a bustle effect looming over them. Palmer said that saving the 100-year-
old lilacs and the Mary Hays photo showed the eyebrow treatment, which was very
special with a chance to regain some of the past. Palmer stated that this was a very
good project for Aspen.
Clauson said that he had to clarify some things that ownership did not define a
duplex if it was a multifamily nature. Clauson said that if they erred in the
mapping they apologized but tried to consistently show where multifamily uses
existed. Clauson said that the purpose of the zone district was quite clear with
single-family and duplex uses. David Hoefer noted that in this zone district a
single-family house was a permitted use and a duplex was a conditional use but the
zoning did not change. Clauson said that the number of bedrooms show the final
form with 3 bedrooms. Scott Lindenau stated that the average number of
bedrooms in the West End was just under 5 per house.
Auger said that the references to the quaint little red brick school was really 31,000
square feet of mixed industrial use; she said that there was a gymnasium, TV and
radio stations with a large antenna and storage. Auger said that they were trying to
N.
ASPEN PLANNING&ONING COMMISSION NAtes JULY 16, 2002 P11
make their project as nice as they can by adding greenery and a little park in
addition to preserving as much of the lilacs as they possibly can. Auger said that
they do believe that a duplex would contribute to the likelihood of local people
living there.
Erickson asked if they did not get approval for a duplex was the implication that
the properties would not be restored. Auger replied no that was not what they said;
she said there was no such comment. Guthrie noted that there were 2 historic
buildings that they were significantly altered or deteriorated; benefits were created
to try to assist with an incentive to have someone willing to take the step. Auger
said that the package incentives make it possible to finance these historic
preservation projects otherwise they would be impossible; she said that by not
granting a duplex it would be a sever disadvantage. Auger stated that had she had
not anticipated this request to be a problem.
Eric Cohen said that it was the commission's purview to consider the 5 standards;
he said that standard "C" minimizes the impacts on vehicular and pedestrian
circulation was not met by this project with the duplex and the pedestrian path as
conflicting and competing uses. Cohen said that it would have a negative impact
by encouraging the pedestrian use and increasing the vehicular use. Cohen said
that he agreed with HPC on some of the other things.
Bert Myrin said that the criteria was not met because it did not fit the historical
character of the neighborhood, another duplex may take away from the Victorian
feel. Myrin said that the historic nature of the street did not appear more dense
than 100 years ago; he said unless this were an RO or ADU then he said the price
per square foot would not have a big difference. Myrin noted that this was the
immediate vicinity or neighborhood and it did not extend to Nick DeWolfe's
house. Myrin said that he agreed with Eric on the vehicular and pedestrian use; he
said that the driveway use would be more intensive use for a duplex than it would
be for a single-family home if the structure would be the same on the outside
regardless if it were a duplex or not.
Ruth Kruger said that she was torn with mixed feelings for the project. Kruger
applauded the HPC preservation program but she stated concern for the school and
traffic that maybe added to the path and driveway by a duplex. Kruger stated that
she supported anything that encouraged local people to live in Aspen and not move
down valley.
Ron Erickson stated that he agreed with what Ruth said but wasn't having trouble
with a decision. Erickson stated concern for the density with the children; he said
the review criteria met # 1 but he did not feel that it met points `B" and "C", which
9
P12 • •
ASPEN PLANNING & ZONING COMMISSION Minutes JULY 16, 200_
were compatible to the immediate vicinity, location, design and operating
characteristics of the conditional use for adverse effects. Erickson said that this
building will be built the same size as a single-family, it puts P&Z in a box; he said
that he would be more inclined to approve a duplex if setbacks were adhered to and
the building were smaller.
Jasmine Tygre stated that the problems for her had to do with the size, dimensions
and setbacks, which were not the P&Z purview. Tygre said that generally
speaking additional density would be preferable, two 1800 square foot units.
Tygre stated concern for the waiver of parking and the impact on the neighborhood
was going to be severe. Tygre stated that if the FAR bonus wasn't gained and
there were fewer bedrooms there would be less impact on the neighborhood in
terms of density.
Myrin said that the parking may not be under the P&Z purview but it did come
under the neighborhood impacts.
Cohen said that it was ironic that by denying an application for a duplex you
increase the chance that it was a seldom used trophy home and loose out on some
sort of mitigation for employee housing to maintain the exact same size structure
and massing. Cohen said the neighbors would probably be disappointed because
this was the same outer box as a duplex or single-family home. Cohen said that he
did not think that there would be much difference in the traffic generated but he
wanted to find a way to separate the increased traffic with the pedestrian needs.
Cohen said that the project did not meet criteria "C" but he said that for every other
reason wanted to approve the application.
Auger said that there was a lot of discussion about a duplex resulting in more
traffic and she said that there were currently between 1 and 4 trucks and hour that
go to the Red Brick based upon her observation while working on the property.
Auger said with people living in the houses there would likely be less traffic.
MOTION: Ruth Kruger moved to extend the meeting until 7:30 p.m.
Bert Myrin seconded. APPROVED 4-1.
Lindenau explained the design solution as compatible with the scale. Auger said
that the footage between the houses was dictated. Clauson said that if this were to
be a single-family house it would lend itself to having the housing mitigation
requirement met on site with an ADU. Clauson said even though an ADU would
not be considered a unit of density, there would be that additional family as part of
the ADU. Tygre noted that the ADU rules have changed to be a detached unit
above ground.
10
1PEN PLANNINGIOZONING COMMISSION Lutes JULY 16, 2002 P13
MOTION: Ron Erickson moved to approve Resolution #19, series of
2002, approving the conditional use for a duplex on a 6,000 square foot
lot in the R-6 Zone District with the conditions as contained in the
resolution. Ruth Kruger seconded. Roll call vote: Myrin, no; Kruger,
yes; Cohen, no; Erickson, no; Tygre, no. DENIED 4-1.
Discussion: Cohen asked the allowed vehicular use on the pedestrian path. Ohlson
stated said that there were very few limitations today, there were no signs posted so
it was seen as a way. Cohen said with the City Council decision and proposal on
the table there would be gravel; he asked if there would be any change in that
allowable use. Ohlson replied that the driveway would be signed for pedestrian
use and could be used as it was used today. Auger stated that it was a throughway
called Sheeley Boulevard. Cohen said that if the driveway were only used for this
project and Red Brick use, then he would have a different view of the traffic
problems. Clauson and Auger stated that they could sign the driveway Authorized
Vehicles only. Myrin asked if this was a P&Z purview to change the use. Hoefer
said that it could be a condition of approval. Clauson commented that he originally
brought this project forward prior to this applicant and at that time the Parks
Department thought a paved roadway was the best solution; clearly City Council
spoke in another direction and Parks was amenable to the new approach. Clauson
said that if this commission wanted to make a condition for signage that the Park
Department would find a solution to go forward with it. Auger said that having
worked with the Parks Department she thought that they would welcome it because
they were looking for a concept to limit traffic in amore appropriate manner, which
no one has thought of this and she though that everyone would be pleased by such
a suggestion. Erickson said that the problem with that condition was that it was
not enforceable; he said that they were asking to restrict the use of public land as a
condition for a change in use and he did not feel that they were compatible.
Erickson said that this was a public right-of-way used by the Red Brick. Erickson
stated that he would change his motion if the applicant could build a duplex that
was under 3,000 square feet and only housed 8 people maximum, but this house
was too bug for the lot. Cohen said that wasn't what the issue was because that
had already been decided.
Tygre asked who chose the form of mitigation for the employee -housing
requirement. Ohlson replied that it was up to the housing authority.
Cohen stated that he couldn't vote for the motion as it stood unless the applicant
could get a change in use for that path so that it was restricted to pedestrian and
emergency vehicles with a special permit. Ohlson responded that the applicants
already had a license agreement to use the driveway. Cohen said if there were a
restriction on the motorized vehicular use on the now increased pedestrian byway,
11
•
P14
ASPEN PLANNING & ZONING COMMISSION Minutes JULY 16, 2002
he would be in favor of it. Clauson said that they would welcome that condition
and would work to try to implement it.
MOTION: Eric Cohen moved to include that the licensed area be
signed such that only emergency vehicles or authorized vehicles were
permitted use of the roadway with approval from the Parks
Department. Ruth Kruger seconded. Roll call vote: Myrin, no;
Kruger, yes; Cohen, yes; Erickson, no; Tygre, no. DENIED 3-2.
CONTINUED PUBLIC HEARING (07/02/02):
LITTLE AJAX CONSOLIDATED CONCEPTUAL/FINAL PUD
Jasmine Tygre opened the continued public hearing and continued it to August 6`h
MOTION: Ruth Kruger moved to continue the public hearing for the
Little Ajax Consolidated Conceptual/Final PUD to August 6, 2002;
seconded by Eric Cohen. APPROVED 5-0.
The commission adjourned into a discussion of the Board Reports at 7:30 p.m.
Board Reports
Ruth Kruger and Bert Myrin reported on the COWOP.
61ckie Lothian, Deputy City Clerk
12
0
APPLICATION
Frost Property
Conditional Use Approval for a Duplex
22 May 2002
Applicant: Camilla Auger
The Frost Property LLC
709 North Spruce Street
Aspen, CO 81611
Location: 216 E. Hallam Street
Aspen, Colorado 81611
Zone District: R-6
An application for conditional use approval for a duplex on the
front parcel of the Frost Property, 216 E. Hallam Street, Aspen,
Colorado.
Represented by: Stan Clauson Associates, LLC
200 E. Main Street
Aspen, CO 81611
970-925-2323
STAN CLAUSON ASSOCIATES, LLC
22 May 2002
Ms. Joyce Ohlson, Deputy Director
1
City of Aspen
Community Development Department
r) 130 S. Galena Street
Aspen, Colorado 81611
Planning • Urban Design
Transportation Studies
Project Management
200 EAST MAIN STREET
ASPEN. COLORADO 81611
TELEPHONE: 970.925.2 3 23
FAx: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: www.scaplanning.com
Re: Rezoning, Alley Vacation, and Access Approval for 216 E. Hallam,
Aspen
Dear Joyce:
On behalf of the Camilla Auger, Managing Partner for the Frost Property, LLC, I am
C) submitting this supplementary application requesting that the City of Aspen conduct the
necessary reviews to provide Conditional Use Approval to allow for a duplex for the
historic property known as the "Frost Property," located at 216 East Hallam Street in
�) Aspen.
This historic property, consisting of a barn and house, is located on two lots in the R-6
residential zone. The property is separated by an unused but unvacated alley into parcels,
one containing an historic house, the other containing the historic barn. The front parcel
containing the historic house is the subject of a Conceptual Historic Development
application, currently before the Historic Preservation Commission. The proposed
redevelopment of this front property will contain a duplex. As you have determined, a
duplex is a Conditional Use in the R-6 zone for properties with a minimum area of 6,000
square feet, containing an historic landmark. The purpose of this application is to request
Conditional Use Approval to construct a duplex on the front parcel.
The rear parcel, by way of information, is proposed to be developed as a single-family
residence. The applicants, including Studio B Architects, meet with the Historic
Preservation Commission in a preliminary work session on 8 May 2002. The Historic
Preservation Commission reacted favorably to plans presented for redevelopment of the
historic resources on both the front and rear parcels. The Conceptual Major HPC Review
Public Hearing is scheduled for 12 June 2002. It is our understanding that Amy Guthrie,
Historic Preservation Officer, will provide the Planning & Zoning Commission with a
recommendation regarding this conditional use application, based on historic preservation
considerations.
The overall property was previously the subject of a request placed before the Planning and
4 1 Zoning Commission for a favorable recommendation on the rezoning of a portion of the
rear parcel to R-6, consistent with the rest of the neighborhood. The Planning Commission
approved that request at their meeting of 5 March 2002.
C. )
c )
`,, , PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
• !
City of Aspen Community Development Department
19 April 2002
Page 2
The request for a duplex on this 6,000 s.f parcel is consistent with historic preservation
goals for the property. The conditional use can be granted without any adverse effects to
the neighborhood and will accomplish the revitalization of an historical property that his
been in disrepair for some time under its prior ownership. The historic landscape and
forms will be preserved to the greatest extent possible, and the resulting structure will
provide an appropriate streetscape transition from adjacent residential properties to the Red
l Brick Arts and Recreation Center. Attached are our responses to Section 26.425.040,
conditional use standards, which show that our request is consistent with the applicable
standards.
1 :)
We look forward to an opportunity to present our application for a duplex on the front
parcel, which is essential to the historic restoration of the Frost Property, and
f
remain ready to answer any questions that you or the review boards may have regarding
the application.
Very truly yours,
t
t
(1
{) Stan Clauson, AICP, ASLA
() STAN CLAUSON ASSOCIATES, LLC
() Attachments 1-9:
1. Land Use Application Form
2. Applicant's name and address, and letter of authorization for representation
3. Response to Land Use Code Standards applicable to Conditional Uses
4. Vicinity Map
5. Disclosure of Ownership
t j 6. Quit Claim Deed from Puppy Smith LLC to Mona J. Frost Trust
7. Landscape Plan
-> 8. Architectural Drawings
i 9. Survey
10. Red Brick School Plat
Enclosures:
�_� 1. 10 copies of application, 2 full size copies of drawings in Items 7 and 8.
• 0
City of Aspen Community Development Department
19 April 2002
Page 3
Previously provided:
1. Signed fee agreement
2. Deposit for review of the application in the amount of $2,405 for Planning and
$345 for Referral Agencies.
Cc: Amy Guthrie, Historic Preservation Officer
Camilla Auger, Managing Partner, The Frost Property, LLC
1
LAND USE APPLICATION
All
PROJECT:
Name: Frost PrWertY
Location: 216 E. Hallam Street; Lots D and E
(Indicate street address, lot & block number, legal description where appropriate)
APPLICANT:
Naive: Camilla Auger, Managing Partner
Address: Frost Pro , LLC, 709 North Spruce Street, Aspen, CO 81611
Phone #: 970 544-0745
REPRESENTATIVE:
Name: Stan Clauson Associates, LLC
Address: 200 E. Main Street, Aspen. CO 81611
Phone #: 970 925-2323
TYPE OF APPLICATION: (please check all that apply):
Conditional Use Conceptual PUD
E]®❑
Conceptual Historic Devt.
❑ Final PUD (& PUD Amendment)
❑
Final Historic Development
❑ Special Review
Conceptual SPA
❑ Con �'P
El
Minor Historic Devt.
❑ Design Review Appeal
❑ Final SPA (& SPA Amendment)
❑
Historic Demolition
❑ GMQS Allotment
❑ Subdivision
E]
Historic Designation
❑ GMQS Exemption
Subdivision Exemption (includes
❑
Small Lodge Conversion/
ESA - 8040 Greenline, Stream
❑❑
Margin, Hallam Lake Bluff, condominiumization)
Expansion
Mountain View Plane
❑ Temporary Use
®
Other: Alley Vacation
❑ Lot Split
Text/MAmendment
❑ Text/Map
Access Agreement
❑ Lot Line Adjustment
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals,
etc.
Two pazcels of land separated b�are aining portion of Alley Blo�k7parcel
consisting
of Lots N and O (a/k/a H
and I) contains a residence; azcel D and E contains historic barn Parcel D and E had encroachments.
PROPOSAL: (de sc ' tion of proposed buildings, uses, modifications, etc.)
Provide Conditional Use Approval for a duplex on a propeq of 6,000 s.f., containing
an historic structure.
Have you attached the following?
FEES DUE: $ 2,750.00 (paid)
❑ Pre -Application Conference Summary
❑ Attachment #1, Signed Fee Agreement
® Response to Attachment 42, Dimensional Requirements Form
® Response to Attachment #3, Minimum Submission Contents
® Response to Attachment 44, Specific Submission Contents
® Response to Attachment #5, Review Standards for Your Application
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Frost Pror)erty-Front Parcel
Camilla Auger
216 East Hallam Street
R6
60'x100'
6,000SF
(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:
Number of residential units:
Number of bedrooms:
Existing: Proposed.
Existing: 1 Proposed: 2
Existing: 3 Proposed: 7
Proposed % of demolition (Historic properties only): 2% (Existing Carport)
DIMENSIONS:
( W/500 SF BONUS)
Floor Area: Existing: 1,355 SF Allowable: 3,740 SF Proposed: 3,740 SF
Principal bldg. height: Existing: 20' Allowable: 25' Proposed: 22'
Access. bldg. height: Existing: NA Allowable: 21', 12' Proposed. NA
On -Site parking:
Existing:
2
Required: 4
Proposed:
3
% Site coverage:
Existing:
23%
Required:45%W1PC,-.i.
Proposed:
45%
% Open Space:
Existing:
NA
Required: NA
Proposed:
NA
Front Setback:
Existing:
18'
Required: 10'minimum
Proposed.•
18'
Rear Setback:
Existing:
21'
Required.• 10'minimum
Proposed:
11'
Combined F/R:
Existing:
39'
Required: 30'
Proposed:
29'
East Side Setback:
Existing:
24'
Required: 5' minimum
Proposed:
5'
West Side Setback:
Existing:
7'
Required: 5' minimum
Proposed.•
3'
Combined Sides:
Existing:
31'
Required.• 15'
Proposed:
8'
Existing non -conformities or encroachments:
Variations requested: _Parking waiver, combined side yard setback, combined front
yard/rear yard setback, West side setback
19 April 2002
Joyce Ohlson
City Of Aspen
Community Development Department
Aspen, Co 81611
To Whom it May Concern:
This letter is to certify that I, Camilla Auger, Managing Partner of the FROST PROPERTY,
LLC, 709 North Spruce Street, Aspen, Co, authorize Stan Clauson Associates to represent us
in the hearing process for rezoning, alley vacation, and utilization of Sheeley Blvd. for access,
for the Frost Property, 216 E. Hallam Street, Aspen, Colorado. Their contact information is as
follows:
Stan Clauson Associates, LLC
200 E. Main Street
Aspen, Co 81611
(970)925-2323
(970)920-1628 Fax
Very Truly Yours,
Camilla Auger
Managing Partner
FROST PROPERTY LLC
Attachment 3
Land Use Code Standards Report
Offered below are responses to relevant review standards as identified in the City Of
Aspen Land Use Code:
Responses to Section 26.425.040 Standards applicable to all conditional uses
When considering a development application for a conditional use, the Planning and
Zoning Commission shall consider whether all of the following standards are met, as
applicable:
A. The conditional use is consistent with the purposes, goals, objectives and standards
of the Aspen Area Community Plan, with the intent of the zone district in which it is
proposed to be located, and complies with all other requirements of this title;
Response: The application is consistent with the Aspen Area Community Plan in
the following provisions:
1. It concentrates additional development density in an area "supportive of transit
and pedestrian accessibility" (Managing Growth, p. 18-19)
2. It supports the Policies and Goals of Historic Preservation (Historic
Preservation, p. 40).
3. It will provide a high -quality architecturally designed addition to an historic
structure, based on "context" and "liveliness" (Design Quali(y, p. 42-43).
Additionally, the application is consistent with the "Purpose" of the R-6 Medium
Density Residential Zone to "contain relatively dense settlements of predominantly
detached and duplex residences, ... within walking distance of the center of the
City" (City of Aspen Land Use Code, p. 710-44).
As a proposed conditional use, a duplex conforms with Item 7 under "Conditional
Uses " of Section 26.710.040 (C) of the City of Aspen Land Use Code, and all other
requirements of the Code.
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 complementary uses and activities in the immediate vicinity of the
parcel proposed for development;
Response: Uses within the immediate vicinity of the parcel include duplex and
single family residential, along with the public uses associated with the Red Brick
Arts and Recreation Center. The proposed residential duplex is consistent in use,
as well as in scale and massing, with these existing uses. As the residential site
most adjacent to the Red Brick the proposed additional density is appropriate as a
transition to the intensity ofpublic use characteristic of the Red Brick A number
•
0
Land Use Code Standards Report
Page 2
Frost Property Rezoning, Alley Vacation, and Access
of similar conditional use approvals for a duplex have been granted by the
Planning Commission for properties of similar size containing historic resources.
C. The location, size, design and operating characteristics of the proposed conditional
use minimizes adverse effects, including visual impacts, impacts on vehicular and
pedestrian circulation, parking, trash, service delivery, noise, vibrations and odor on
surrounding property;
Response: This proposal for a duplex resident will not create any adverse effects
inconsistent with surrounding residential uses. Three of -street parking spaces will
be provided for the duplex, consistent with the permitted waiver of some off-street
parking for an historic property. Trash storage will be provided internal to the
structure. Plans and elevations for the proposed structure have been provided with
this application. It is believed that the duplex addition to the existing structure will
complement the historic resource in a manner consistent with historic preservation
review. Pedestrian circulation will be enhanced owing to the proposed
improvements to Sheeley Blvd., which functions as a ped/bike connector to the Post
Office Trail.
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, pot
able water, sewer, solid waster, parks, police, fire
protection, emergency medical services, hospital and medical services, drainage systems,
and schools;
Response: As part of the built-up area of the original Aspen Townsite, all of the
facilities and services referred to above are in place and adequate to meet the
needs of the proposed duplex.
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use.
Response: The applicant commits to supply affordable housing in a manner
consistent with the requirements of the City of Aspen Land Use Code, either as a
cash -in -lieu payment and/or provision of accessory dwelling unit(s).
MONA FROST TRUST
BOUNDARY DESCRIPTION/LEGAL DESCRIPTION AND VICINITY MAP
(N.T.S.)
LEGAL DESCRIPTION: Lots N and O, Block 71 and Lots D and E Block 71, Aspen, Co (PARCEL ID #) 216 West Hallam
Street, Aspen, Colorado 81611
Hattam Stree
IN Ito
ii"i; lei ;--;m
Bleeker Street
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L
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+ W, Main Street (Hwy. 82)
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< fil is 04A
LD W. Hopkins Ave
[� {lo!49
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•
•
AUG-23-01 14:45 FROM:HOLLAND&HART ID:9709259367 PAGE 6/f
y
EXHIBIT "A"
PUPPY S_ M LLCI MONA I FROST IVRST
LEGAL DESCRIPTION
A parcel of land being that portion of Lot 4, Trueman Neighborhood
Commercial Project adjacent to Lots D & E, Block 71, City and Townsite of Aspen
(according to the 1959 official map of the City of Aspen) described as follows:
Beginning at the point of intersection of Aspen Townsite
Line 4 - 5 and the West Line ofl.ot"K,"Block 71, City and
Townsite of Aspen, projected northerly (said point of
beginning being the Southwest Comer of that Parcel of Land
described in Book 343 at Page 518 of the Pitkin County
records);
Thence N14"50149" E. 37.98 feet along the westerly boundary of
said Book 343 at Page 518;
Thence N75009'11" W. 59-82 feet;
Thence S 14°50'49" W. 5.35 feet to the southwesterly boundary of said
Lot 4;
Thence S43'08'33" W. 70.54 feet along said southwesterly boundary of
Lot 4 to the westerly boundary of Book 343 at Page 518;
Thence N. 14'50'49" E. 4.77 feet along the westerly
boundary of Book 343 at Page 518 to the Point of
Beginning.
COUNTY OF PITKIN
STATE OF COLORADO
Illlll IIIII IIIIII IIIIII Ill IIllI Illllli Ili Illll illl llli
455904 06/27/2001 02:31P QCD DAVIS SILVI
2 of 2 R 10.00 D 0.00 N 0.00 PITKIN COUNTY CO
AUG-23-01 14:45 FROM:HOLLAND&HART ID:97092S9367 PAGE 5/6
QUIT CLAIM DEED
THIS DEED, Made this C1117 day of J LLI k , 2001, between PUPPY
SMITH LLC, ("Grantor") Grantor and MONA J. FROST TRUST whose 1 a ebal address is
c/o US Bank, 950 Seventeenth Street CNDT0615, Denver, Colorado (Attn: Lori J.
Hamilton, Trust Officer), ("Grantee").
WITNESSETH: Grantor, for and in consideration of the sum of Ten Dollars and
other good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, -has remised, released, sold and QUITCLAINfF-D, and by these presents
does remise, release, sell and QUITCLAIM unto Grantee, its successors and assigns,
forever, all the right, title, interest, claim and demand which Grantor has in and to the
real -property, together.�vith-impravements, if. any, -situates, 4yulg-,md1beiag iiithe Couni�y: -
of Pitkin and State of Colorado, described as follows:
See Exhibit "A" attached hereto and made a part hereof
TO HAVE AND TO HOLD the same, together with all and singular the
appurtenances and privileges thereunto belonging or in anywise thereunto appertaining,
and all the estate, right, title, interest and claim whatsoever, of Grantor, either in Iaw or
equity, to the only proper use, benefit and behoof of Grantee, its successors and assigns
forever. This conveyance is made subject to all zoning and land use laws, restrictions
and regulations and also subject to any and all property taxes, covenants, conditions,
restrictions, easements and rights of way of record.
IN WITNESS WHEREOF, Grantor has executed this Quit Claim Deed on the
date set forth above.
111111111111111111111111111111111111111111111111111111
4559e4
eS/27/2001 02:31P aCD
DAVIS
SILVI
1 of 2
R 10.00 D 0.00 N 0.00
PITKIN
COUNTY CO
STATE OF COLORADO )
)ss:
COUNTY OF PITKIN )
.10;7:��11 •
LLC, a Colorado
The foregoing instru ent w s ackn wl�dged before me this-,'rc�8y 1 FSr,
2001 by as Manager olitalf of F
th LLC, a Colorado limited liabili mpany. : o . c ?_
Notary Public
OCT-02-2001 16:32 LIS BANK 303 585 4442 P.06i06
nceorac i ac :.tom _ _.. +�.i.._.m., ....t..._.� , AU 140
Reception No_:.1.4.197.7
_ II
MONA J. FROST
whose address is Aspen, Colorado
County,f Pitkin , State of
Colorado for the consideration of
TEN DOLLARS AND OTIIER VALUABLE CONSIDERATIONS,
d"o=tivL� in hand paid, hereby sell (s) and conveys) to
FIRST NATIONAL BANK IN GRAND JUNCTION, TRUSTEE
whose address -is Grand Junction, Colorado
TWE DoCfymm FEF
!JUN 2S 1'IIo
County of
Mesa , and State of Colorado the following real property. in the
County of Pitkin , and State of Colorado, to wit:
Lots lettered "D" and "E" in Block numbered seventy-one (71)
and Lots lettered "N" and "0" (Also known as "ll" and "I") in
Block numbered seventy-one (71) in the Townsite and City of
Aspen,
( No money exchange. Transfer of legal title only.
jl Documentary fee not required.)
it
�i
with all its appurtenances, and warrant(s) the title to the same, subject to
current taxes.
I
i
I
II
Signed this 18th day of June , 1970 ,
i MonY J. F st
I
I
i
STATE OF COLORADO,
99.
County of Mesa
The foregoing instrument was acknowledged before me this 18t11 r
11 clay of June , 1570 , by !-Iona J. Frost };. "
:O�uG .; gip'•,
y p (9-6--71s.Yy. cam, . 9 7d . o : _.
M commission expires /�� :� v:'. _ ••
-Witness my hand and official ae31.
.I ....._ N.LerY P)J;jti-
rllrl�ern# 10VO ,
X L,1ubq•y 1 AJWs4, lr.Iymcnl.—I[ eY nnWrnl prroon or persona here ,,=rt nnmo ut nnnlrs; IL by pRCt oem� Reller es tntl<'o p.
. r[Ial i by rlt7 or ne nwmt,on then Ihrn Insert nnnle o[ I.rreon r es wcutor athe p emidenet or other officers
ty or' dnee our.
fi.n; IL by of [leer o[ eorlwrntlon than Insert atone of each olgeer or o[Clcoro w the preeldent ur other o[[leon of eeoh oor•
I.,rallon nnellns 11.
No. K97, werrentr Urri. lhert Farm—Iln. Ile-1.1� C.R.B. If[7.—Dreafmi reWblline Ca 1t21 �[ 61out 8trarL Dearer. C.lotsd. ��. /_./,
TOTAL P.06
•np a• t.uu[ y.ZURM No•5885 P. 3
EXHIBIT "A" TO TRUSTEE'S DEED
MONA J. 'FROST TRUST/FROST PROPERTY LLC
Prouerty Description
Parcel I :
Lots lettered D and E in Block numbered Seventy -One (71) and Lots lettered N and O
(also known as H and I) in Block numbered Seventy -One (71) in the Townsite and City
of Aspen.
Parcel 2:
A parcel of land being that portion of Lot 4, Trueman Neighborhood Commercial
Project adjacent to Lots D and E, Block 71 City and Townsite of Aspen (according to
the 1959 official map of the City of Aspen) described as follows:
Beginning at the point of intersection of Aspen Townsite Line 4-5 and the West line of
Lot K, Block 71, City and Townsite of Aspen, projected northerly (said point of
beginning being the Southwest Corner of that parcel of land described in Book 343 at
Page 518 of the Pitkin County records);
thence North 14 degrees 50'49" East 37.98 feet along the westerly boundary of said
Book 343 at Page 518;
thence North 75 degrees 09'11" West 59.82 feet;
thence South 14 degrees 50'49" West 5.35 feet to the Southwesterly boundary of said
Lot 4,-
thence south 43 degrees 08'33" West 70.54 feet along said southwesterly boundary of
Lot 4 to the westerly boundary of said Book 343 at Page 518;
t
thence North 14 degrees 50'49' East 4.77 feet along the westerly boundary of said Book
j 343 at Page 518 to the point of beginning.
COUNTY OF PITKIN
STATE OF COLORADO
INUI III IIIIII ICI 1111111111111111111 4622 =e02 IN 0:2.PiT CO R IS." D 170.N
N0.5885 P. 4
EXHIBIT "B" TO TRUSTEE'S DEED
MONA J. FROST/FROST PROPERTY LLC
List of Exceptions to Title
1. The lien for 2002 real property taxes due and payable in 2003.
2. Exceptions and mineral reservations as contained in patent recorded March 1,
1897 under Reception No. 60156.
3. Might of way for ditches or canals constructed by the authority of the United
States as reserved in United States Patent recorded August 29, 1958, in Book
185 at Page 69.
4. Easement and right of way for access purposes as granted to Aspen One
Company in Deed recorded November 29, 1973 in Book 281 at Page 761.
5. Terms, conditions, and provisions of Subdivider's Agreement as contained in
instrument recorded April 8, 1977, in Book 327 at Page 25.
6. Easements, rights of way and other matters as set forth on the plat of
Trueman Neighborhood Commercial Project recorded April 8, 1977 in Plat
Book 5 at Page 70.
7. Easements, rights of way and all matters shown on Improvement Survey Plat
dated January 23, 2002 prepared by Aspen Survey Engineers, Inc. as Job No.
25089C.
2897646_1.DOC
11111111111111111111111111111111111111111 4°z932"2 ;,:zop
CDUWy co It 15.e8 0 178.e0
iipr.iy. luu[ 9:ZMM
• CRY OF ASPEN
WREfT PAID
/ GATE EP NO.
No.5885 P. 2
• Attachma"nt 5
CrrY OF ASPEN
HRETr PAIL)
DAM
/��lY / T,
TRUSTEE'S DEED
THIS TRUSTEE'S DEED, "D
eed") Deed" s made �
( ) ide by MONA J. FROST TRUST
and U.S. BANK NATIONAL ASSOCIATION (formerly known as Colorado National
Bank also formerly known as First National Bank. in Grand Junction), a national
banking association organized and doing business under the laws of the United States,
Trustee of the MONA J. FROST TRUST, (collectively, "Grantor"), to FROST
PROPERTY LLC, a Colorado limited liability property, Grantee, whose address is 709
North Spruce Street, Aspen, Colorado 81611,
WITNESSETH that Grantor, for and in consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration to Grantor. in hand paid by
Grantee, the receipt of which is hereby confessed and acknowledged, does hereby sell,
convey, assign, transfer and set over unto Grantee the following described real property
situate in the County of Pitkin, State of Colorado:
See Property Description attached hereto as Exhibit "A" and
made a part hereof.
Also known by street and number as 216 East Hallam Street, Aspen. CO 81611
WITH all appurtenances and privileges thereunto belonging, or in anywise
thereunto appertaining, and all the estate, right, title, interest and claim whatsoever of
Grantor, either in law or in equity, to the use and benefit of Grantee, its successors and
assigns forever; subject to covenants, easements, reservation, restrictions and rights -of -
way of record including, but not limited to the Exceptions to Title listed on Exhibit "B"
attached hereto.
TO HAVE AND TO HOLD the premises above bargained and described, with
the appurtenances unto Grantee, its successors and assigns forever. And Grantor for
itself and its successors covenants and agrees to WARRANT AND FOREVER
DEFEND Grantee, its successors and assigns in the quiet and peaceable possession of
the above -bargained premises against all and every person claiming the whole or any
part thereof by, through or under Grantor.
IN WITNESS WHEREOF, U.S. Bank National Association, in its capacity as
Trustee of the Mona J. Frost Trust, has caused its corporate name to be hereunto
subscribed by its Assistant Vice President, Kenneth D. Roth, and its corporate seal to be
hereunto affixed, attested by its Trust Officer, Lori Hamilton.
Milk 721
EXECUTED: January 24, 2002
MONA J. FROST TRUST, UTA dated
June 18, 1970
By: U.S. Bank National Association.
(formerly known as Colorado National
Bank and also formerly known as First
—National Bank in Grand Junction), Trustee
4yc
> = 'Hamilton, Trust Officer
Ke eth D. Roth, Assistan Vi� ce
President
Ir III11oil 1111111111111
463336
I 11111 PION; 1 of 3
A ONv[6 vITKIN COUNTY CO I 02 /Zg/2irj p3;ZOP
R 15,� D 170.00
�e✓ krK
U.S. Bank National Association (formerly
known as Colorado National Bank and
also formerly known as First National
Bank in Grand Junction), Trustee of the
MONA J. FROST TRUST, UTA June 19,
1970
By: Aeth
-D- Roth. Assistant Vice
President
\� o"-'`�'="•fin
By:
on Hamilton, Trust OffceF:;.
Rasa
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DIVIDES A"JY' EQUALLY
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P�s=D 3i"21CK ,��Fto�L Tt�L:a�
\-
EXISTING VEGETATION
NOT REFRENCED. TO
----------
----- BE REMOVED
------------------------------------ \
unn
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THREE EXISTING LILACS AND ONE
EXISTNG COTTONVDOD TO REMAIN
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AND EXISTING PUBLIC TRAIL
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LEGAL DESCR_ION
Le a TN WJM I •M LOT) E TMa S. TOGETHER WITH AM INCLIDIMO
A CERTAIN STIf( OF LAND AS AN ALLEY EITEIDIM TMOMI.I a OETWEEr J t • `! LI^c.G
SAID LOTS. "wARMMF . CITY D TOOITE OF ASPEN /T•S//5 -5 _-'/ -Y
LOTS E. F. O AND FRACTIONAL LOTS A. 0. AND C. BLOCK 71. CITY AID J 7 �" 4 O
TOOMSITE OF AS EN
TOGETHER WITH THE VACATED ►OETIDM OF NORTH ASPEN STREET AHD THE
ALLEY OF OLD= 71 LYINS ADJACENT TD THE ABOVE DESCRISED PARCEL$
OF LAM. CITY AND TOmNITE OF ASPEN
COUNTY OF ►ITKIN. STATE OF COLORADO
.D,
g
8
1
� 1
3 /
CITY WON. 1
WSWk2 CKTL.
flu NTSOANT
16Y NO CAP
EEL[ C
SOX s �.
? 1 rDy
Pf CITY COUNCIL APPROVAL
f -•THIS ASPEN AX SS AND RECREATION CENTERP..V.D. PLAN r.s REVIEWED AND
S.
ASPEN ARTS AND RECREATION CENTER M ��,� °'""15
' TEHE CITY I TR NCOUNCIL OF THE COaTTNRECORD�REWROEDAzPEN NtN
903
P . U . D . PLAN - 3I OWED INIs//7�_ wr OFQ 4
�711yI'�,^'_ ATTEST:
WTOII CITY CLERF
PER P. U. D. AGREEMENT RECORDED IN BOOK _ PAGE
PLANNING AND ZONING APPROVAL
THIS M ASPEN ARTS ARECREATION CANTER P.V.D. PLAN PAS REVIEWED
AND APPROVED FOR f1ECDRDING BY THE CUT/ OF -1 PLANNING A1� TONING
OI - /� 199] SY RESOLUTION MOWER
CDWISS ION THIS MY 0<
oi
Ryl Fr2yh f1NED THIS MY OFIW97.
K°•+ i 1 ya r y#L a z i 1974SLN nu)
.p ^ T. CAP ASPEN
ASPEN TO I CNAIRWN - - — f
�R"ET M° J."
CITY ENGINEER'S APPROVAL
Am
S �.L $ E i., } SCALE rN1/ AarEM ARTS fr--Ptr
AND urIOVED FORL.T'PDF "PEN EMIMEERIM
1 IrDI )p FEET DE/NUTNENT IN,. IM3.I
Is
""'►�.* l
+'��+i �:39 �tl�•• .A _ : CITY F1DIIr[) Q•` rJ � ,
J +lr•« L1K .' ! � ;� �' wy 1 �` N f'TSiOMRI EN�� � ��nr J:
ws•CITY PLANNING D I RECTOR 5 AP°JtQ1
(�] ,) "� • 'yML'cL �� s ;. ,- PROPERTY OWNER b APPLICANT ,.
/
N• 13 1 K /r : x � x • • LI . .. �� •� CITY OF ASPEN Am ABA► Prom JIMTS anEnnVITwrtE) HE CITYPF tg�E� �iIWt -
TN MT � IIW .
a / / t._g ��.jaT� 1rA,'.:• 130 So. GALENA ST.
�a/�� '• `. -I' E ASPEN RADO 8161 1
PLO lw rfEC STGE
C , SURVEYORS CERTIFICATE
COLD '
THE 60000IMU STATES THAT THE ►UMBET WAW.40� mu i1w
�//rrr 3 *._ 't P 1 r7 �"� •ME'` ] j • i [LD IPal M �, wwww i• Ysfli Ii. MIp
1, 1 1 /R• : P t' 7 ti+ ;w •i • T LIGE i'OrLI CT).
lo
rD4MSRE i1DM4 •.ii Ki'l�- :w '♦fIF I . 1
P 4 t iILLD IV HDEYLi OR EYDOT9 s. SSW" 44 "' 11:wT�
UD"W LED YF ILITIES 11ITM NO DEOSEMDIM MFIr G14 ODp F)
J f r . r i i 1 l/i s TI{OIRN IEINWII)OD OF RECORD NO )Y►FLIES, To THE )ItrEYOE YL fNCE11p , /lrrET i!
t . US _
j ^ i } r - < N rs .'KfT !�' r.�d, >♦ :' �i .•• 3 i- :. CpHRpc1AL PROJECT WIO UR.E)) WET l,u LO NITM THE KK OF TIE WAVE YM1 DR#:.ALL'r ..r<
i "iSr pS�e jl x�y R a i } r f E-ESEMa MOM IN STERMT TITLE OF ASP". IIC. TITL[t�DHNITEE2fF7�s
• � '�" ' hl _ i "V .rCSERAL.rtDL;C UTILITY WDEM ND iyRV[YEl)PERF RO NEDIN ACCORDANCE WITHORDER 7JDATED
ME,35,
L OKAMTW TO TIE C"IT�Y IF uroI
1 A ti '>r` 1 -T }' 'IF `.Z�'det�''' µF 'TI'a '� t-/ t - .ET DOOII 1S9 AT rrNc 900, ARTICLE SI AS AIEMDFD FRON TIME TO TIIE(�.v 11 L•CO 1 ':. t -
I .1 /t .E I R 1 .. '.c a• sIaE.D 7Nt) LR �AY of �yut 2♦'� '. �• rf' At R.Y'
12
I r' IL
_VA! A rE p O�� s ,.^AREA I ` ' 1 �(, I ""CONNECTION • .-a ��P�� {T r
r� oRO /�� •• m•I r, wr5D W. 14.RIDE ~:4•,�
29_ f1 I I I RLS t0129.♦?{ f
1 r,e- ` / �� CLERK AND RECORDER'S co' 4NC •ND 1
/ ^ THIS DING ART) AND RECREATION CENTER ND RECOG MAPNA. ACL7=PM FOR 1
RECORDING IN THE OiF ICE OF THE :)CLERKDAy AND REC�'.iFD IV 3 IN
COUNTY `
' 1 )RICK SCHOOL ! ^ •' � l HF. � `�(I\\ AT �-5� O'CLOCK THIS-�H��f' wT Oi �[T- 199] IRA PLAT ff
1 I AT PAGE AS IECEPTIMI NW)ER -
/ l ZON I NG PUBLtI C j I r. _ �� �, j'' ••A4�°�P' / _
/p. I/ HR 4( CLERK AID RECORDER S
/ •, •. 1 _ l O ` CORRESPONDING BUD•GREEYEMr FILED IN )OCR _ •t r•bE
lor
�� 2
11 / l l '�, 'Q<<Fy - L - �� f LEGEND AND NOTES Hw . r 1
/� J`
• I J - j f `}•:.' T -I.: s 1 Ii S I O Q �A i FOUR SURVEY
U VE MOAREMT • 3 REE•R WITH NO CA► M AS NOTED
/- H (,) RD wR lE BASIS OF MAXINGS FOUND NOUNDIEADS CL OF ASPEN STREET N'4'30'49•El
l I O j' /s l 4 • Q / ` `• 2g'7 •n WEST AS SHOWN14.
er
1 J �+�y.. L - 1 : • S2TW T TO A FEET OF I OW AND HQ COVERED PROPERTY AT TIME OF SURVEY .
• 1 ! - I 'e- 'i g �• !k' IF_` Y S = . 5 a`� �?.� 5 q 1 1 SE OLIDDEr LEVAL DESCRIPTION IN TITLE CpY1TSElf7 OOFD NOT 1M411DE VACATED E
HOUSE ION
)rrcET a PORTION PoN THE KLEr fir• ELeac 71
+. 1 ION OFFICIAL ISA► Y vw CITY O%'M►O >ERS /N10 rSl /AEFiEYY - .�
i j,. ,3c'""- a: LOiATIOM. Mlr �9F{r rT�E SDI %S if iR YE
j yy 4 p �' in T419 MN rr lttr .11wm?Mv Z.
> 9 sue. _„s{"' ' }7. P : ^ - S i a •. IEMIO LLM PAID *W 4wi*I
3 . . ' ` i.' } { -.�1 , ? l �o "am NO MIM o�ir W w, of a+I�Ft" l
An In i.Ki HN T!Y 'dIt#1
->� t : "
O KT Pw&ATY M. O mo will
IS
• SET /-E IWl Slt» TORE x'?
y t y t _ _ PARCEL EXCEPT" IN TITER ; n
••••••••�� T., i i r�l- 2`. b `HC a' T O •� , ' ,t wurT6a l� OR I?? rO a" "pity me to Igl �S TO 1 � A,s
-' I .$ :' 1 i•4.r. TO Tat CITY /F YFW !�" ..5,. ' L.:
T4 r n 4. v L 4T 1 X MI OAKUM► Sr*E 46 *wm
AW" LAND USE TABU �.
A. WW1" DI low t ELTi01 filow" IIr 0 B
A. W7fIWI 1t1OM IIKLEDIEM I'IAOLAIEik3 K FMT t ��
C. wxium rum YAW: $*= J!"'PI � JT OR Wo
OI
♦. NIrIrMAE VAED• is r - I
I• NIr1IAN SIEE YAW, I flu p tt '777
FEET
ill LOT WIDTH, 49
1 ►, rikir LOT YEA: E-009 DO-n: ; t 1 't ) z fir•.
N, IEAW ACCESS ARE: SEE ROOK " i_ £ X
I �r 1 • INTERNAL FLOOR YEA RATIO 0.73, f
J. NININW ►EXCENT OPEN SPACE: NO REOUIREHENT '
R. OFFSTAEET PYKIMN SPACES: 35 SPACES
- EXISTING BUILDING SITES
ORIGINAL SLICK SCHOOL
IA.000 SOFT.
�c _ CWSROON ADDII II.2A0 SOFT.
DN�w�N —+iTY. SSI/T.OFi. ADM. IO.SOO SOFT.
VICI N I TY MAP TOTAL SIZE 33.000 SOFT.
E
1
9 Iry
!4
(- E_ 'ti f f t i 1 _ •
i 7 f
PREPARED 3Y :1
f - ASPEN SURVEY ENGINEERS. 1NG.j
21D 3. CLEW STREET,%,-
P.D. SOX 2506•
• FOUND ROIRDIIEADS ' f
N1f 50'A9'E 100.0• Atm1,O1t• A mLUA•e W a9V Pei RN•]4 NN U•AL ARIaw ASPEN. COlO= O161 TAS Mom
CL ASPEN STREET yam IIaN ANr OEFEVI IN THIS PLAT WiTM1R RASE Y[Am YTIR Tw PHO4lFAX (303) 933-SS 16 .N -L."
OAl13 OF 1Ew411IW� T_ _ WE CDR ILK 7T .-�I
P1tlT •1lmamm TURN a66T. 1 SNrI, rT Per AR1ew AAam CI rY HONUEN7
11`•N AeN NFFR REY G-TI-;943 �
JOS NO 13M9P FEW.
Rbf:Ot��--HTrifm7C��__P1fi�►3
11 CN
PA
Key # Common Nore bolonicd Name Size f5pecid In31ruclion5
Seed Mix --15 Oz. 5eed Mix t'tydro5ecded (Slope -4dl be 5lobilized aHer 5cedinq)
Mix 1
3 oz.
Creeping 7-ick5ecd
Corcop5i5 auriculola'Nond
xed
l/n of xed rix
Mix
� oz.
b/ankel !'lowers
Goillardio Grondiflora
Seed
1/n of Seed Mix
Mix
15 oz.
Knaulio
Knaulia mocedonico
geed
1/n of xed Mix
Mix
3 oz,
Proirie Cone -flower
R libido Columnifera
seed
l/n of Seed mix
Mix
.3 oz.
California PuchSio
20uxhne(i0
xed
1/5) of Seed mix
Perennials and Annua/a
Al-
4
bullerfly Weed
f 5cicpi" lubcr05o
#! Con,
18" O,C.
CC
87
Painted Doi--3
Ghrv-->an1herxur7 coccineum
#1 Con,
18" O,C.
Ge
78
blonFel Plower5
Gaillardia Grondifloro
#! Con.
18" O.C.
H
93
Da Lilly
Hererocolli5 ".Mello de oro'
#1 Con.
12" O.C.
L
292
Lupine
Lupinu5
#1 Con.
12" O.G.
Ph
82
Popp 'Hoive51 Moon'
Popavu 'harvc51 Moon'
#1 Con,
12" O,C,
PN
l89
Iceland Poppy
Popava nudica+le
#1 Con,
12" O.C,
P
120
beord Tounge
PenSlemon -,,pp
3.S" PP
6-12" blue voriely
PG
212
balloon Plower
Pldycodon 4rondiflora
3.5° PP
1_n.�ll
6" O.G.
PY
1094
Pony
Poney
PP
161, O.C.
V ir,-5
LG
28
tloneyevck/e' Goldflore'
Lonice(o'Goldflarae'
#_n Con.
2.'-5' O.G.
VM
1420
Periwinkle
Vinca Minor
-'�,.S" PP
G" O.G.
'-)h(ub5
GN
24
Fabbil brush
Chryesolhomrx)5 nou5eo-u5
#'� Con,
PA
PerovSkia alriplicifolio
#2 Con,
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