HomeMy WebLinkAboutcoa.lu.gm.920 W Hallam St.A090-972735-123-03-003 A090-97
920 W Hallam Map Amend., Gr. Mgmt Exem.
Consol. PUD & Subdivision
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Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
City Land Use Application Fees:
00113-63850-041
Deposit
-63855-042
Flat Fee
-63860-043
HPC
-63885-268
Public Right-of-Way
-63875-046
Zoning & Sign Permit
-MRO11
Use Tax
10000-67100-383
Park Dedication
15000-63050-480
AH Commercial
15000-63065482
AH Residential
County Land Use Application Fees:
00113-63800-033 Deposit _
-63805-034 Flat Fee
-63820-037 Zoning _
-63825-038 Board of Adjustment _
Referral Fees:
001 i3-63810-035
County Engineer _
00115-63340-163
City Engineer _
62023-63340-190
Housing —
00125-63340-205
Environmental Health
00113-63815-036
County Clerk
00113-63812-212
Wildlife Officer
Sales:
00113-63830-039 County Code
-69000-145 Copy Fees
--- -- Other — - ---- -- —
Total4
Name: l� �" UT�V Date.1 _Check: Q�
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_ Case No: '
Phone: ���—� No. of Copies
PARCEL ID: 2735-1 23-03-003 DATE RCVD• 12/05/97 #COPIES: CASE N A090 97
CASE NAM19920 W. Hallam Map Amendment, Growth Management Exemption, Con PLNR Mitch Haas
PROJ ADDR: 920 W Hallam CASE TYP: Map Amendment, Growth Manage
N/APP: Vickery, Jake 100 S. Spring Street, C; . Aspen, CO 81611
David Guthrie P.O. Box 4704 Aspen, CO 81612
FEES DUE: 2750 2750
REF:
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DATE OF FINAL ACTION
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January 20, 1998
Mitch Haas
130 S. Galena Street
Aspen, CO 81611
Re: 920 W. Hallam Street
Dear Mitch;
This letter is to inform you that the application which was submitted for 920 W. Hallam
Street was submitted by a partnership which is no longer in existence and as part of a
contract to purchase the property which expired on January 5, 1998. After that time,
there was no authorization from the owner to take any action on the property, therefore
we request that the application and all public notices regarding it be considered null and
void.
We also request the refund of the remaining application deposit fee which is held by the
Aspen Planning Department.
Sincerely-, 4
� .
David Guthrie
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ASPEN/PITIIN COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
(Please Print Clearly)
CITY OF ASPEN (hereinafter CITY) and L� � ,� L�- V 1-P�
(hereinafter APPLICANT) AGREE AS FOLLOWS:
1. , APPLICANT has submitted to CITY an application for
THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996)
establishes a fee structure for land use applications and the payment of all processing fees is a
condition precedent to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed
project, it is not possible at this time to ascertain the full extent of the costs involved in processing
the application. APPLICANT and CITY further agree that it is in the interest of the parties to allow
APPLICANT to make payment of an initial deposit and to thereafter permit additional costs to be
billed to APPLICANT on a monthly basis. APPLICANT agrees he will be benefited by retaining
greater cash liquidity and will make additional payments upon notification by the CITY when they
are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of
recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to
enable the Planning Commission and/or City Council to make legally required findings for project
approval, unless current billings are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to
collect full fees prior to a determination of application completeness, APPLICANT shall pay an
initial deposit in the amount of $2, L (a�which is for 1,7 hours of Planning staff time, and if
actual recorded costs exceed the i tial deposit, APPLICANT shall pay additional monthly billings
to CITY to reimburse the CITY for the processing of the application mentioned above, including
post approval review. Such periodic payments shall be made within 30 days of the billing date.
APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension
of processing.
CITY OF ASPEN APPLICANT
Stan lauso
Community Development Director
City of Aspen
Signature:
Date:
Printed Name:
V 140,
Mailing Address:
ATTACHMENT 1
City of Aspen Development Application Fee Policy
The City of Aspen, pursuant to Ordinance 43 (Series of 1996), has established a fee structure for the
processing of land use applications. A flat fee or deposit is collected for land use applications based
on the type of application submitted. Referral fees for other City departments reviewing the
application will also be collected when necessary. One check including the deposit for Planning
and referral agency fees must be submitted with each land use application, made payable to the
Aspen/Pitkin Community Development Department. Applications will not be accepted for
processing without the required application fee.
A flat fee is collected by Planning for Staff Approvals which normally take a minimal and
predictable amount of staff time to process. The fee is not refundable.
A deposit is collected by Planning when more extensive staff review is required, as hours are likely
to vary substantially from one application to another. Actual staff time spent will be charged
against the deposit. After the deposit has been expended, the applicant will be billed monthly based
on actual staff hours. Current billings must be paid within 30 days or processing of the application
will be suspended. If an applicant has previously failed to pay application fees as required, no new
or additional applications will be accepted for processing until the outstanding fees are paid. In no
case will Building Permits be issued until all costs associated with case processing have been paid.
After the final action on the project, any remaining balance from the deposit will be refunded to the
applicant.
Applications which require a deposit must include an Agreement for Payment of Development
Application Fees. The Agreement establishes the applicant as being responsible for payment of all
costs associated with processing the application. The Agreement must be signed by the party
responsible for payment and submitted with the application in order for it to be accepted.
The complete fee schedule for land use applications is available at the Community Development
Department.
0 0
MEMORANDUM
To: Mitch Haas, Planning Office
Through: Lee Cassin, Assistant Environmental Health Director :X�C
From: Nancy MacKenzie, Environmental Health Specialist A 6 yr"
Date: December 16, 1997
Re: 920 W. Hallam Street Application
Parcel ID # 2735-123-03-003
The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under
authority of the Municipal Code of the City of Aspen, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "it shall be unlawful for the owner or
occupant of any building used for residence or business purposes within the city to construct or
reconstruct an on -site sewage disposal device."
The plans to provide wastewater disposal for this project through the central collection lines of the
Aspen Consolidated Sanitation District (ACSD) meet the requirements of this department. The ability
of the Aspen Consolidated Sanitation District to handle the increased flow for the project should be
determined by the ACSD. The applicant needs to provide a letter of agreement from ACSD to serve
the project.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings, structures, facilities, parks,
or the like within the city limits which use water shall be connected to the municipal water utility
system."
The provision of potable water from the City of Aspen system is consistent with Environmental
Health policies ensuring the supply of safe water. The City of Aspen Water Department will
determine if adequate water is available for the project. The City of Aspen water supply meets all
standards of the Colorado Department of Health for drinking water quality. The applicant will need
to provide a letter of agreement to serve the project from the Water Department.
WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its
municipal water supply from injury and pollution, the city shall exercise regulatory and
supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams
and sources contributing to municipal water supplies for a distance of five (5) miles above the
points from which municipal water supplies are diverted."
A drainage plan to mitigate the water quality impacts from drive and parking areas will be evaluated
by the City Engineer.
1
AIR QUALITY: Sections 11-2.1 "It is the purpose of the air quality section of the Municipal Code] to
achieve the maximum practical degree of air purity possible by requiring the use of all available
practical methods and techniques to control, prevent and reduce air pollution throughout the
city..." The Land Use Regulations seek to "lessen congestion" and "avoid transportation demands
that cannot be met" as well as to "provide clean air by protecting the natural air sheds and
reducing pollutants".
The major air quality impact is the emissions resulting from the traffic generated by this project.
PM-10 (83% of which comes from traffic driving on paved roads) is a significant health concern in
Aspen. The traffic generated will also produce carbon monoxide and other emissions that are health
concerns. The municipal code requires developments to achieve the maximum practical degree of
air purity by using all available practical methods to reduce pollution. This application has not
provided a program that will achieve this goal. The applicant needs to implement measures that will
minimize traffic increases of the development, or offset the emissions from the project with PM10
reduction measures elsewhere. In order to do this, the applicant will need to determine the traffic
increases generated by the project (using standard ITE trip generation rates), commit to a set of
control measures, and show that the control measures offset the traffic or PM10 produced by the
project.
The proposed new development consists of a total of 4 new residences(three units on the proposed
AH parcel and one unit on the R-6 parcel.) All trip generation rates are based on the Institute of
Transportation Engineers Trip Generation Report, Fifth edition. Housing units use the trip
generation rate for ITE Land Use code 210, which is 9.55 trips per day. Free -Market units located
within one half mile of a transit stop, such as these, are allowed a reduction of 1.5 trips per day, and
affordable housing units within 1/2 mile of transit are allowed a reduction of 2.0 trips per day,
according to the Pitkin County Road standards.
For example
Two free market units
9.55 trips minus 1.5 trips (close to transit) = 8.05 times 2 units = 16.1 new trips per
day generated by the free market units
Two affordable units
9.55 minus 2.0 trips ( close to transit) = 7.55 times 2 units = 15.1 new trips per day
generated by the affordable units
16.1 + 15.1 - 31.2 new trips per day generated by this new development
Mitigation measures used or proposed in recent developments include constructing or
contributing to plowing of a bike path, reduced sale prices for buyers without cars, shuttle
vans, bike fleets, contributions to transit, homeowners dues reductions for homeowners
with one or no cars, sidewalk improvements, trail connections, and additional price for units
where parking was provided.
A condition of approval should be that, prior to issuance of any building permit or
plat recording, the applicant provide information to the Aspen/Pitkin Environmental
Health Department which documents that proposed mitigation measures are
sufficient to offset increases in PM,o caused by the project.
2
FIREPLACE/WOODSTOVE PERMITS The applicant must file a fireplace/woodstove permit with the
Environmental Health Department before the building permit can be issued. In the City of Aspen,
buildings may have two gas log fireplaces or two certified woodstoves (or 1 of each) and unlimited
numbers of decorative gas fireplace appliances per building. New homes may NOT have wood
burning fireplaces, nor may any heating device use coal as fuel. Barns and agricultural buildings may
not have any type of fireplace or woodstove.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to
fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads to
remove mud that has been carried out, speed limits, or other measures necessary to prevent
windblown dust from crossing the property line or causing a nuisance. Given the location of the
site, the applicants will need to give particular care to this requirement, in order to avoid
complaints from the public.
DEMOLITION Prior to demolition occurring during the moving of any buildings, the applicant should
have the materials tested for asbestos, and if any is present, should consult the Colorado Health
Department regarding proper removal.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source
of environmental pollution that represents a present and increasing threat to the public peace
and to the health, safety and welfare of the residents of the City of Aspen and it its visitors.
.....Accordingly, it is the policy of council to provide standards for permissible noise levels in
various areas and manners and at various times and to prohibit noise in excess of those levels."
During construction, noise can not exceed maximum permissible sound level standards, and
construction cannot be done except between the hours of 7 a.m. and 10 p.m.
It is very likely that noise generated during the construction phase of this project will have
some negative impact on the neighborhood. The applicant should be aware of this and take
measures to minimize the predicted high noise levels.
3
DEC 10 'S7 05:2'5F'N ASFU,I I CISING C11`1_ P. 1
0 0
MEMORANDUM
TO: Mlich Haas, Community Development Department
FROM: Cindy Christensen, Housing Office
DATE: December 10, 1997
RE: 920 West Hallam Street Review
Parcel ID No. 2735-123-03-003
I. SS E: The applicant is requesting approval to develop an affordable housing project to
contain three attached units — one free market, one resident occupied and one Category
4 unit. All units are to contain three bedrooms.
®ACKGROUND: The free market home is proposed to be 1700 square feet, plus a
basement; the resident occupied unit is proposed to be 1350 squares feet, plus a
basement; and the Category 4 unit is proposed to be 1350 square feet with no basement.
According to Section 26.28.110.B.1:
Residential uses restricted to Category 1, 2, 3, and 4 affordable housing guidelines and resident
occupant unitd (as defined by the Housing Authority Guldelines of the AspenlPitk(n County
Housing Authority) must comprise at least severity (70) percent of the unit mix, of the
development. Of this seventy (70) percent, forty (40) percent of the units must be deed restricted
to Category 1, 2, 3, or 4 pursuant to the Affordable Housing Guidelines, and Resident Occupied
units may comprise up to thirty (20) percent of the unit mix. Free market development may
comprise up to thirty (30) percent of the units mix. For projects that comprise only three residential
units, of this thirty-three (33) percent of the units must be deed restricted to Category 1, 2, 3, or 4
pursuant to the Affordable Housing Guidelines, and Resident Occupied units may comprise thirty-
thn3e (33) percent. and free market development may comprise up to thirty-three (33) percent of
the units mix.
Therefore, the proposal is in compliance with the Code.
IRECOMMENDATION: Presently, the Housing Board is readdressing the qualifications
for resident occupied units. Two of the main concerns of the Board deal with affordability
of the units and if these units are targeting the right market. This will be discussed the
first part of 1998 and forwarded to the BQCC and City Council for their review and
approval. Prior to that time, the Housing Board has requested the opportunity to review
any project that contains RO and give their feedback. The applicant met briefly with the
Housing Board on December 3, 1997. At that time, the Board expressed their concerns
regarding any potential project that includes RO units, and would like the opportunity to
fully review any project that includes RO and make recommendations to the City Council.
The Board will not have a chance to review this project until their first meeting in January
(January 7, 1998), therefore, although the project is in compliance with the Code, the
Housing Board would like the opportunity to pass on their recoimmendabons to the
Planning and Zoning Commission and City Council after January 7, 1998.
�s�n�onsol �afeo�cSanrfafron �fricf
565 North Mill Street
Aspen, Colorado 81611
Tele. (970) 925-3601 FAX #(970) 925-2537
Sy Kelly • Chairman
Paul Smith • Treas.
Louis Popish • Secy.
December 12, 1998
Mitch Haas
Community Development
130 S. Galena
Aspen, CO 81611
Re: 920 W. Hallum
Dear Mitch:
Michael Kelly
Frank Loushin
Bruce Matherly, Mgr.
The Aspen Consolidated Sanitation District currently has sufficient collection and treatment
capacity to serve this project. Service is contingent upon compliance with the District's rules,
regulations, and specifications which are on file at the District office. The existing development is
currently served by a four inch cast iron service line. The condition of the existing service line
should be reviewed. The garage should be located in an area compatible with any new or existing
service lines.
The three new units might best be served by short individual four inch service lines that connect to
a six inch line which could be tapped into our main. Shared service line agreements will be
required. Due to the elevation of our main, livable space in the lower level of the three new units
may need to be served by pumping.
If the elevation of the alley right of way is to be changed, we may have addition concerns
regarding minimum cover of our main line in this area. A survey of the elevations of the proposed
improvements and the existing wastewater improvements would identify future potential
problems. We do have minimum cover requirements for our main lines.
We would like to review the utility plans for the development once they are available. We will be
able to estimate the total connection fees for the project once detailed plans are available and a tap
permit is completed at our office. Fees must be paid prior to connection.
Please call if you have any questions.
Sincerely,
Bruce Matherly
District Manager
EPA Awards of Excellence
1976 • 1986 • 1990
Regional and National
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MEMORANDUM
To: Mitch Haas, Planner
Thru: Nick Adeh, City Engineer
From: Chuck Roth, Project Engineer
Date: December 18, 1997
Re: 920 W. Hallam Street Rezoning, PUD, GMQS Exemption and Special Review
(Parcel ID No. 2735-123-03-003)
The Development Review Committee has reviewed the above referenced application at their
December 10, 1997 meeting, and we have the following comments:
1. Improvement Survey - For future applications, please provide the Engineering Department
with a full scale improvement survey. The reduced size is difficult to read and certain details are
impossible to read.
Since state stature does not require easements to be shown, but City statute does require
easements to be shown, the "existing conditions" survey to be included in the P.U.D. plat must
contain clear language that easements indicated on a recent title policy are shown.
2. Site Plan - The application is incomplete by not containing a site plan that shows the site
development. We are unable to review plans for access. A site development plan showing access
meeting code requirements must be provided with the plat and the building permit application.
3. Access - The application states that there will be one driveway from Highway 82, but during the
DRC meeting the applicant stated that all access will be from the alley. This is an excellent
proposal by the applicant because of the high traffic volumes on Hallam Street/Highway 82 at the
location.
The platted alley adjacent to the applicant's property has not been developed. The applicant
will be required to construct the alley to City standards prior to issuance of a certificate of
occupancy.
During construction, provision must be made to maintain drainage on site and to prevent
construction vehicles from tracking mud onto the alley and City streets.
1 0 0
4. Sidewalk, Curb & Gutter - I talked with Randy Ready and John Worcester regarding the
future width of the right-of-way on Hallam Street/Highway 82 because the Aspen Villas across the
street was required to dedicate 12.5 feet of right-of-way on both Hallam and Seventh, which are
also Highway 82. That dedication was towards a 100 foot wide right-of-way anticipating the four
laning of Highway 82 on the existing alignment. John Worcester stated that the City does not need
to pursue the 100 foot wide right-of-way on Hallam Street.
The applicant must install sidewalk prior to issuance of a certificate of occupancy. The
sidewalk should be five feet wide with a buffer space to the curb because of the reasons discussed
in item 11 below. Because of the site grades, there will need to be a railing along the sidewalk.
Any sections of curb and gutter in disrepair must be replaced.
The applicant should be required to sign a curb and gutter agreement. There is already curb
and gutter in place, but curb and gutter is a standard requirement in the Code for new construction.
If the street is reconstructed or reconfigured in the future, the City will be able to bill the applicant
for their share of the curb and gutter costs. This is important because the City was able to re -coup
costs on the East Cooper project from agreements as old as twenty years. Other property owners
and developers bear the costs of constructing curb and gutter, so it is fair to obtain agreements for
the future as already provided for in the Code.
5. Encroachments - The existing encroachments (shed and garage) must be removed prior to
issuance of the first certificate of occupancy. The exception might be the concrete stairs currently
in place connection Hallam Street to the lower elevation site. The applicant must obtain an
encroachment license for the stairs in the public right-of-way prior to issuance of any building
permits.
6. Site Drainage - The existing City storm drainage infrastructure system is sub -standard and
cannot adequately convey storm runoff. We recommend that the site development approvals
include the requirement of meeting runoff design standards of the Land Use Code at Sec.
26.88.040.C.4.f and that the building permit application include a drainage mitigation plan
(24"06" size plan sheet or on the lot grading plan) and a report signed and stamped by an engineer
registered in the State of Colorado, submitted as part of the building and site plan, as well as a
temporary sediment control and containment plan for the construction phase. The P.U.D. plat must
address site drainage.
7. Traffic impacts - The responses to the review standards for re -zoning, numbers 3 and 4,
concemliig traffic generation and transportation facilities appear to be inappropriate by stating that
"the surrounding streets will not be negatively impacted by the additional trips" and that "facilities
will not be significantly impacted." Given the current City traffic levels and transportation needs,
my increases whatsoever are negative. We recommend that this and all future land use approvals
resulting in additional traffic impacts be required to pay a one-time transportation impact fee which
would be used for public transit. By supporting public transit, the concept is that one car (or more)
can be removed per car added to City streets. There are already too large traffic counts on the City
streets adjacent to the applicant's site.
P
8. Special Review for Parking - The Engineering Department cannot support the requested
reduction in the number of parking spaces. The technique of stacking the parking is acceptable. It
is not appropriate to plan parking spaces on public streets as was suggested in the special review
section of the application (". . . . and on street parking is allowed for residents of the
neighborhood.") It is preferable to have a parking place go unused than to create demands for on -
street parking due to private developments.
9. Trash & Utilities - All utility meters and any new utility pedestals or transformers must be
installed on the applicant's property and not in the public right-of-way. For pedestals, easements
must be provided. The building permit drawings must indicate all utility meter locations. Meter
locations must be accessible for reading and may not be obstructed by trash storage.
10. Housing Authority - They will provide written comments to you. There was extensive
discussion about the R.O. category, but the conclusion was that the applicant will have to respond
to the rules in place at the time the application was submitted.
11. City Streets Department - They do not currently plow the alley at the Sagewood
Condominiums at Sagewood's and the neighbors request, but they will plow the alley, or the
applicant's portion, if the applicants so wish. Paving the alley makes it easier to plow but may not
be consistent with the community plan.
Snow removal on Hallam is the responsibility of CDOT. The snow removal is performed by
the City under contract with CDOT, and the snow is windrowed and hauled away, not plowed to
the side. If the street reverts to the City when Highway 82 is realigned, then the snow will be
plowed to the side, not removed, and it would be better in that case for the sidewalk to include the
snow storage buffer zone.
The applicant was advised that it is preferable for construction trailers to be placed on private
property. If this is not possible, a temporary encroachment license is required for placement in
public right-of-way. The alley right-of-way may be the preferable location.
12. City Water Department - The applicant needs to meet with the Water Department. The water
service lines will have to be sized to meet fire protection regulations. There will be 3 lines,
however they can and must share the same trench (for pavement protection reasons).
During the site visit, reference was made to a well room. If the applicant owns well rights,
they must be conveyed to the City prior to issuance of a building permit.
13. City Electric Department - An easement is required for the transformer which will have to be
relocated at the applicant's expense. The easement must be 8' along the alley by 6' into the parcel
by 6' deep by 10' high.
14. Parks Department - They wanted to see the proposed landscape plan which should have been
included as one of the sheets in the conceptual plat.
3
The applicant had questions about drip lines on their property from trees on adjacent
property. It appears that a drip line must be respected no matter where the originating tree is
growing. The Parks Department will provide a clarification for the applicant.
A tree removal permit must be obtained for any trees that are planned to be removed.
15. Environmental Health Department - The application does not address traffic impacts as
related to PM-10 mitigation. The applicant needs to meet with Environmental Health on this
subject. Accepted mitigations include offering homeowners the use of free bicycles, providing for
lower homeowners' dues for those owning fewer cars, or paving RFTA bus stops.
16. Building Department - The applicant needs to meet with the Building Department. There are
a number of concerns such as constructing basements that will not be able to be partitioned because
of having window wells and emergency egress on one side only. Will roofs shed snow into
window wells? If the total floor area of the building exceeds 5,000 square feet, a sprinkler system
will be required, even if the ownership of the building is condominiumized.
17. Aspen Consolidated Sanitation District -
18. Snow Storage - The applicant is advised to consider snow storage areas in the site design and
to indicate the areas on the building permit application site plan.
19. Final P.U.D. Plat - The application is incomplete by not including a P.U.D. plat. A final
P.U.D. plat meeting Code requirements must be recorded prior to issuance of building permits.
P.U.D. plats are typically approved and signed by utilities. Plat certificates for the utilities must be
included.
20. Improvement Districts - The applicant should be required to agree to join any improvement
districts that are formed for the purpose of constructing improvements in adjacent public rights -of -
way and to provide a signed and notarized agreement with recording fees prior to the final building
inspection.
21. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights -of -way, parks department (920-5120)
for vegetation species, and streets department (920-5130) for mailboxes , street and alley cuts, and
shall obtain permits for any work or development, including landscaping, within public rights -of -
way from the city community development department.
4
DRC Meeting Attendees
Applicant: Jake Vickery, David and Amy Guthrie
Staff: Nick Adeh, Tom Bracewell, Larry Doble, Cindy Christensen, Phil Overeynder, Mitch Haas,
Bill Earley, Jack Reid, John Krueger, Kevin Dunnett, Nancy Mackenzie, Chuck Roth
M97.159
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December 4, 1997
Mitch Haas
130 S. Galena Street
Aspen, CO 81611
Re: 920 W. Hallam Street
Dear Mitch;
Herewith please find our application for a Map Amendment, Growth Management
Exemption, Consolidated PUD, Special Review, and Subdivision. The application
includes the following attachments:
1. General description of the proposal.
2. Authorization for representative.
3. Title commitment.
4. Authorization to apply.
5. General vicinity map.
6. Detailed vicinity map.
7. Legal description.
8. Response to review standards for Map Amendment.
9. Response to review standards for GMQS Exemption.
10. Response to review standards for PUD.
11. Response to review standards for Special Review.
12. Response to review standards for Subdivision.
13. Graphics representing the proposed development.
Sincerely,
Jake Vickery
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LAND USE APPLICATION FORM
1. Project name: 920 W. Hallam Street.
2. Project location: 920 W. Hallam Street, the east 1/2 of Lot M, all of Lots N,
O, and P, and a portion of Lot Q, Block 4, City and Townsite of Aspen.
3. Present zoning: R-6. 4. Lot size: 11,156 square feet.
5. Applicant's name, address and phone number: Jake Vickery, 100 S. Spring
Street, #3, Aspen, CO 81611.
6. Representative's name, address, and phone number: David Guthrie, P.O.
Box 4704, Aspen, CO 81612.
7. Type of application (check all that apply):
Conditional Use Conceptual SPA
Conceptual HPC
9 Special Review Final SPA
Final HPC
8040 Greenline Conceptual PUD
Minor HPC
Stream Margin Final PUD
Relocation HPC
Subdivision Text/Map Amend.
Historic Landmark
'
GMQS allotment GMQS exemption
Demo/Partial Demo
View Plane Condominiumization
Design Review
Lot Split/Lot Line
Adjustment
Appeal Committee
8. Description of existing uses (number and type of
existing structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property): Two bedroom single family house- approximately 980 square feet,
Garage- approximately 453 square feet, Shed- approximately
231 square
feet. No previous approvals have been granted.
9. Description of development application: Subdivision
and rezoning of a
portion of the site to "AH1-PUD." Development of three AH units.
10. Have you completed and attached the following?
Attachment 1- Land use application form
Attachment 2-General submission requirements
Attachment 3-Specific submission requirements
Proof of public notice (must be provided at public hearing)
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I92 0 w. hallam street
Existing conditions: 920 W. Hallam Street is a 11,155 square foot lot which is improved
with a house and two outbuildings. It is zoned "R-6, Medium Density Residential," and
sits on the edge of the West End neighborhood, bordered by Highway 82 and other
' residential development. Ummediately adjacent properties are primarily duplex and
multi -family dwellings, Single-family homes exist on the north an west o e site.
' History: The house was built in 1888 and is eligible for the National Register of
Historic Places as an excellent example of an Aspen miner's cottage. The property has
been in the Skiff family since 1935. Two other buildings exist on the site, which are used
as a garage and a shed. The garage building was moved to the site in the late 1940's and
at one time served as housing for workers on the Colorado Midland Railroad. The shed
was a concession stand at the base of Aspen Mountain and was moved to this site in the
early 1940's.
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Proposeddevelopment: The proposal is to subdivide off the east 4,100 square feet of
the lot and rezone that parcel to "AH 1-PUD," with the remainder of the site to retain "R-
6" zoning. The "AH" parcel will be developed with three attached units; one free market,
one "Resident Occupied," and one deed restricted category unit, as allowed by the zone
5.40,1,0
jac h district. All units will be have three bedrooms. The s- .ond parcel will contain the
historic house and a new single family house to the west, which is an allowed use on-
�'°' 1$C6,000 square feet for historic landmarks. The floor area for these two units is restricted
°F o quare feet total. The existing garage will be moved from the "AH" parcel to the
"R-6" parcel. The shed is proposed to be moved back to the Aspen Mountain base area.
Architecture is not nrovided_for the "R-6" units as partof this application since their
re Y is pwaadly the responsibility of the HPC.ccuC
Attached are a site plan and architectural drawings of the proposed "AH" development.
The architecture may be subject to some modifications as part of the HPC review and as P,eo pQS�
the design is refined. Thf, fmc market home will be approximately 1700 square feet plus
a basement. The resident occupied unit will be approximately 1350 uare feet us a�fs
basement. and the cateaory unit w e 1350 sa»are feet with no basement.
The development requires some aspects of the dimensional requirements to be addressed
by Special Review, namely buil eight, parking, and Floor Area Ratio. The design
takes advantage of the very slight drop in grade towards the rear of the site and locates
three covered parking spaces below the unit on the alley. This unit then has a lower plate
height on the second level in order to maintain a consistent ridge height with the other
houses on the "AH" parcel.
Attachment 1
' The owners of 920 W. Hallam have historically used the alley, which is platted but has
never been developed, as part of their backyard. As part of this development, the alley
' will be improved and used for access to parking. The application includes a variance
from the maximum required parking. A total of four spaces will be provided on site for
the "AH" parcel. C, 1
Allowed Floor Area is established by
ll Special Review. The maximum permitted four the
site by Special Review is 4,510,square feet. The proposed FAR is,4,400 square feet in
rorder to create 3 bedroom units. The entire property is to be designated a landmark, and
HPC will review the proposal for compatibility with the historic resource.
' Development Objectives: Because the property is historic, it may be developed with a
total of three free market homes via the "Historic Landmark Lot Split." The applicant has
' chosen to pursue an affordable housing scenario out of a desire to help meet the
community's great need for housing for full time residents. We feel that the site is
extremely appropriate for AH development because of its size and characteristics, very
close proximity to transit, the multi -family nature of the surrounding development, and
the compatibility of family oriented housing with the neighborhood.
' In addition, we are strongly interested in the historic significance of the site and have
designed the project to be sympathetic in architecture and scale to the existing buildings.
Development Schedule: The intention is to complete the review process in January and
to apply for building permits so that construction can begin in the Spring and be
completed by Winter.
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October 27, 1997
1
Mitch Haas
City of Aspen
130 S. Galena Street
Aspen, CO 81611
'
RE: 920 W. Hallam Street
1
Dear Mitch,
By this letter I designate David Guthrie, P.O. Box 4704, Aspen, CO 81612, to
represent me in this application. David's daytime phone number is 379-7726.
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Sincerely,
1
Jake Vickery
100 S. Spring Street, #3
Aspen, CO 81611
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Attachment 2
SCHEDULE A
' Order Number: 000242I6^C20
' 1. Effeczve dale: Saptember 16, 1997 at 7 :30 A.dl.
2. Policy or Policies ro be issued:
' (a) A.L.T.A. Owner's (standard)
(b) AL. T.A. Mortgagee's (standard)
Proposed Insured
(c; Leasehold
' Proposed Insured;
•
Amount of Insurance
S 793,000.00
S
3
3. The esrare or irueresr m the land desG-ibed or referred ro in this Cammirmenr and covered herein i,
fee 3J:MDI a
d, I -tile :o the .as s_mple esrare or inreresr in said land is ar :he erj°ec:ive jare .ierzaf �e�:e1 n:
' IGL'*_:: �_ Sl sg as to an .Ind i✓ceded 112 Interest and 1{A2'Ic 3R==: is =o an
undivided 1/2 �.Mrsres-.
' S. The land referred,-0 in this Com=mwnr %r described as follows.
I
See Attached Legal. Descr_ption
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' s7Zyv ASPEN, INC.
kim, ASP 1611
,oWv�e- Chuck Dose
STATEy1ZV7 OF CHARGES
These charges are due and Payable before a
Policy can be issued.
1992 Owners Preen -ism $1 , 337.00
Tax CettifIC&CO S 10.00
fcrm 110.1 (avnar) S 100.00
Attachment 3 ,
0 i
25. TITLE DOCUMENTS AND NOTICES - Notices to party or parties represented by listing
broker shall be deemed received when delivered to listing broker. Notices to party or parties
represented by cc -operating broker, shall be deemed received when delivered to said co-
operating broker. Notices shall be deemed delivered when either faxed, hand delivered or three
' days after deposit in the U.S. Mail, certified return receipt requested to the office of the respective
broker. Copies shall be mailed to:
' BUYER: Jack H. Vickery
100 South Spring Street #3
Aspen, Colorado 81611
Fax 925-2622
' WITH COPIES T O: N/A
SEL LER(S): Katie T. Skiff
' :Jo Ricti Wagar Associates, LLC
601 East Hyman Avenue #104
Aspen. Coicraoo 31611
Fax 920-1010
WITH COPIES TC: N/A
26. WITS iCRANVAL CF L!S � LNG - Seller and Sellers broker agree ;o remove the procerly
' from the market aver curing the c:csing pencil. Buyer snail ^ave :he right to freely market
interests :n the prccermi, :nciuding cut not'imited to listing !n'he MLS and placing a real estate
sign on the crecer ,i, and contract fcr'he sale said interests in the prccer^r1 so cng as suc:,
' ofenngs and agreements are contingent ucon Buyer c:esing on :.tie prccerty.
27. LEGAI- CC UNSEL - i his is a iegai instrument and Listing anc Seiling 3rekers
recommend -,hat'he parties seek .egai. tax and ndividua1 counsei ::ercre signing this agreement.
28. LAND USE APPUCATIONS - Seller hereby permits anc authcnzes Buyer to submit
during the Inscecticn and C,osing period any and all land use acplicaticns for proposed
' deveiepment of *tie crccerty sc !ono as such appiicaticns and acprovais are wntingent upon
Buyer or his assigns =sing on fie procerty. Costs related to such acciicatiens shall be the sole
responsibility of `,tie 3uver.
' 29. SELL: R'S 'NARRANTES AND REPRESENTATICNS. Seiler-ecresents and warrants
as follows that:
' (a) Seiler has net -eceived any notice. written or otherwise. Tom any governmental or quasi -
governmental agencl requiring the correc5on of any concition with respect to the property, or any
part thereof.
' (b) There are no ccntrac:s. =mmitments, obligations. leases, or agreements of any kind that
relate to the Property which are orwill binding upon the Proper/ or Buyer other than matters of
reco rd.
SIGNATU E L NE1,Q-�6�_ SIGNNATURE BRIF
S:
Buyer
�-
' Jac . Vckery ate I ak' Nfickery Broker Date
Seller j
' Katie T. Skiff Date Rich Wagar Associates, LLC Date
Attachment 4
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achment 6
EXHIBIT A
rr
THE EAST 1/2
OF LOT M;
LOTS N, O, P; AND THAT PARCEL DESCRIBED AS
COMMENCING AT THE SW CORNER
OF LOT Q, THENCE S 750 09' 11" E 7.16
!
FEET, THENCE
WHICH LIES S
NORTHERLY
750 09' 11"
TO A POINT ON THE NORTHERLY LINE OF SAID LOT Q
E 5.95 FEET FROM THE NW CORNER
OF SAID LOT Q,
THENCE N 750
09' 11" W
5.95 FEET TO THE NW CORNER OF SAID LOT Q,
'
THENCE S 140
ALL IN BLOCK
50' 49" E
4, CITY OF
100 FEET TO THE POINT OF BEGINNING;
ASPEN.
COUNTY OF PITKIN, STATE
OF COLORADO.
Attachment 7
92 0 w. hallam street
Review Standards: Development Application for Amendment to Text or Map
In reviewing an amendment to the text of this chapter or an amendment to the Official
Zone District Map, the City Council and the Commission shall consider:
1. Whether the proposed amendment is in conflict with any applicable portions
of this chapter.
Response: The proposed map amendment is not in conflict with any portions of this
chapter.
2. Whether the proposed amendment is compatible with surrounding Zone
Districts and land uses, considering existing land use and neighborhood
characteristics.
Response: The proposal is compatible with the mix of dwelling types (single family,
duplex and multi -family) within the area.
3. The effect of the proposed amendment on traffic generation and road safety.
Response: The addition of new living units on this site will generate additional
traffic, however the surrounding streets will not be negatively impacted by the additional
trips and the availability of mass transit will eliminate the need for most car trips.
4. Whether and the extent to which the proposed amendment would result in
demands on public facilities, and whether and the extent to which the proposed
amendment would exceed the capacity of such public facilities, including but not
limited to transportation facilities, sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities.
Response: The property is served by all utilities, which will be upgraded by the
applicant if necessary. City parks, schools and medical facilities will not be significantly
impacted.
5. Whether and the extent to which the proposed amendment would result in
significantly adverse impacts on the natural environment.
Response: The proposal will not have any significant impacts on the natural
environment.
Attachment 8
6. Whether the proposed amendment is consistent and compatible with the
community character in the City of Aspen.
Response: The proposed rezoning is compatible with the community character of
Aspen in the sense that it provides family oriented housing opportunities for full time
residents and creates a group of small homes which are consistent with Aspen's
traditional buildings.
7. Whether there have been changed conditions affecting the subject parcel or
the surrounding neighborhood which support the proposed amendment.
' Response: The immediate neighborhood is zoned R-6, however multi -family
structures and duplexes are typical. The area is also affected by the increased use of
Highway 82.
8. Whether the proposed amendment would be in conflict with the public
interest, and is in harmony with the purpose and intent of this chapter.
Response: The map amendment supports the public interest by contributing to the
community's need to house full time residents.
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92 0 w. hallam street
Review Standards: Development Exempt from GMQS Scoring and Competition
1 Applicant response
The following minimum development criteria shall apply to all exempt and non-exempt
development within the City of Aspen.
A. Consistency with Community Plan. The proposed development shall be
consistent with the Aspen Area Community Plan and other adopted plans.
Response: The proposal is consistent with the Aspen Area Community Plan,
particularly with the "Housing Action Plan." The "Housing Action Plan" strongly
encourages infill development within the City limits, particularly in locations along mass
transportation routes. The Plan further states that the public and private sectors must
work in partnership to bring forward housing opportunities for the community, especially
family oriented housing. This project involves the development of three small homes;
one free market, one deed restricted as a "Resident Occupied" unit, and one category
unit.
The AACP supports small scaled affordable developments which are dispersed
throughout town, and recognizes the importance of environmentally sustainable
development patterns, in this case housing which is within the heart of Aspen, makes
' efficient use of the available land, and has easy access to transportation.
B. Compliance with Code requirements. The proposed development shall comply
with all applicable requirements of the City Code.
Response: The proposal is being reviewed by the Planning staff, Historic
Preservation Commission, Planning and Zoning Commission, and City Council for
compliance with all aspects of the Municipal Code.
7)" - Ica C)5D (c)
1
IAttachment 9
i
920 w. hallam street
Review Standards: Development Application for Planned Unit Development (PUD)
Applicant response
A development application for PUD shall comply with the following standards and
requirements. Please respond to each of the review criteria.
1. General requirements.
a. The proposed development shall be consistent with the Aspen Area
Comprehensive Plan.
Response: Compliance with the AACP has been addressed in other areas of this
application.
b. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
Response: While the property is located in the R-6, Medium Density Residential
Zone District, the nature of the surrounding residential uses is varied. On the north are
two single family homes and a duplex. Immediately to the east is a multi -family
building. On the south, are the Villas of Aspen and a multi -family structure owned by
the Housing Authority, and on the west a single family home rented to employees of the
Crystal Palace. The proposed development is therefore compatible with the surrounding
land uses.
C. The proposed development shall not adversely affect the future development
of the surrounding area.
Response: The proposed development will have no effect on the future development of
the surrounding area.
d. Final approval shall only be granted to the development to the extent to
which GMQS allotments are obtained by the applicant.
Response: The development involves residential units which are exempt from GMQS
scoring and competition.
2. Density.
a. General. The maximum density shall be no greater than that permitted in the,
underlying zone district. Furthermore, densities may be reduced if.
(1) There is not sufficient water pressure and other utilities to service the
proposed development;
I Attachment 10
Response: The property is currently served with Municipal water. It is anticipated
that a minimal water line upgrade may be needed as part of the development. The
applicant will bear this cost. All other utilities are immediately available to the site from
the alley.
(2) There are not adequate roads to ensure fire protection, snow removal and
road maintenance to the proposed development;
Response: The property is located directly on Highway 82 and is serviced by an alley,
which will be upgraded for use by the occupants and any service vehicles.
(3) The land is not suitable for the proposed development because of its slope,
ground instability, and the possibility of mud flow, rock falls and avalanche dangers;
Response: The property is not affected by natural hazards.
(4) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion and consequent water pollution;
Response: The impacts of this development on the natural watershed will be
negligible. Drainage will be contained on the site.
(5) The proposed development will have a deleterious effect on air quality in the
surrounding area and the city; or
Response: The proposed development will have a positive effect on air quality by
creating housing in a location where residents have ready access to mass transit.
(6) The design and location of any proposed structure, road, driveway, or trail in
the proposed development is not compatible with the terrain or causes harmful
disturbance to critical natural features of the site.
Response: The proposed structures will be designed in harmony with the natural
P P P � Y
grade features.
b. Reduction in density for slope consideration.
(1) In order to reduce wildfire, mudslide, and avalanche hazards; enhance soil
stability; and guarantee adequate fire protection access, the density of a PUD shall also
be reduced in areas with slopes in excess of twenty (20) percent in the following manner.
(a) For lands between zero (0) and twenty (20) percent slope, the maximum density
allowed shall be that permitted in the underlying zone district;
(b) For lands between twenty-one (21) and thirty (30) percent slope, the maximum
density allowed shall be reduced to fifty (50) percent of that permitted in the underlying
zone district;
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(c) For lands between thirty-one (31) and forty (40) percent slope, the density shall be
reduced to twenty-five (25) percent of that allowed in the underlying zone district; and
(d) For lands in excess of forty (40) percent slope, no density credit shall be allowed.
(2) Maximum density for the entire parcel on which the development is proposed
shall be calculated by each slope classification, and then by dividing the square footage
necessary in the underlying zone district per dwelling unit.
(3) For parcels resting in more than one (1) underlying zone district, the density
reduction calculation shall be performed separately on the lands within each zone
district.
(4) Density shall be further reduced as specified in Article 3, Definition of Lot Area.
Response: The property is relatively flat and does not include any areas of steep slope
3. Land uses. The land uses permitted shall be those of the underlying zone
district. Detached residential units may be authorized to be clustered in a zero lot
line or row house configuration, but multi -family dwelling units shall only be
allowed when permitted by the underlying zone district.
Response: The property is to be rezoned to "AHl-PUD" which allows multi -family
structures.
4. Dimensional requirements. The dimensional requirements shall be those of the
Underlying zone district, provided that variations may be permitted in the following:
q a: Minimum distance between buildings;
Maximum height (including viewplanes);
C. Minimum front yard;
d. Minimum rear yard;
Minimum side yard;
*T Minimum lot width;
g. Minimum lot area;
h. Trash access area;
i. Internal floor area ratio; and
1 j. Minimum percent open space.
tIf a variation is permitted in minimum lot area, the area of any lot may be greater or less
than the minimum requirement of the underlying zone district, provided the total area of
all lots, when averaged, at least equals the permitted minimum for the zone district. Any
variation permitted shall be clearly indicated on the final development plan.
Response: The proposed buildings maintain a 5 foot sideyard on the east, a 5 foot ,Srad r—
rearyard, and an 11 foot frontyard setback, which meet the requirements of the existing
"R-6" zone district. On the west yard, the structure is 8 feet from the lot line, however
porches, which are important to the architecture and appeal of the buildings, project into
this area to within 2 feet of the lot line.
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In terms of height, the frontmost unit meets the 25 foot height limit, measured to the 1/3
point on the roof. The middle unit is 28 feet to the midpoint, due the slight drop in grade,
and the unit on the alley is 30 feet to the 1/3 point due to the dropping grade and the need
to locate parking under the unit. Given the size of the adjacent building, these heights are
appropriate.
5. Off-street parking. The number of off-street parking spaces may be varied from
that required in the underlying zone district based on the following considerations.
a. The probable number of cars used by those using the proposed development.
Response: Given the availability of mass transit, the applicant proposes a total of four
parking spaces. This is the most that can be accommodated on the parcel without
stacking spaces. The applicant feels strongly that this is adequate on -site parking.
Parking is also available on the surrounding streets, and cars may be parked on Highway
82 just in front of the property in the daytime.
b. The parking needs of any nonresidential uses.
Response: Not applicable.
C. The varying time periods of use, whenever joint use of common parking is
proposed.
Response: Each space is dedicated for the sole use of the tenant.
d. The availability of public transit and other transportation facilities, including
those for pedestrian access and/or the commitment to utilize automobile disincentive
techniques in the proposed development.
Response: Inbound and outbound bus stops are within 1/2 block of the site, and
downtown is in easy walking or biking distance.
e. The proximity of the proposed development to the commercial core or public
recreational facilities in the city. Whenever the number of off-street parking spaces
is reduced, the city shall obtain assurance that the nature of the occupancy will not
change.
Response: The Commercial Core and numerous recreational facilities are easily
accessed by bus, bicycle or foot.
6. Open space. The open space requirement shall be that of the underlying zone
district. However, a variation in minimum open space may be permitted if such variation
would not be detrimental to the character of the proposed planned unit development
(PUD), and if the proposed development shall include open space for the mutual benefit
of all development in the proposed planned unit development (PUD) through a common
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park or recreation area. An area may be approved as a common park or recreation area if
it:
a. Is to be used and is suitable for scenic, landscaping, or recreation purposes;
and '�
>4� %hov?
Response: There is no open space requirement in the R-6 zone district. Open space
that is provided on the site will be visible to the street and is expected to be used by the
residents for recreation and landscaping.
b. Is land which is accessible and available to all dwelling units or lots for whom
the common area is intended. A proportionate, undivided interest in all common
park and recreation areas shall be deeded in perpetuity to each lot or dwelling unit
owner within the planned unit development (PUD), together with a deed restriction
against future residential, commercial, or industrial development. Any plan for open
space shall also be accompanied by a legal instrument which ensures the permanent
care and maintenance of open spaces, recreation areas, and communally owned
facilities.
Response: The open space will be accessible to all units and will not be developed in
(j
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the future.
7. Landscape plan. There shall be approved gs pq of the final development
flan a landscape plan, which exhibits a well designated treatment of exterior spaces.
It shall provide an ample quantity and variety of ornamental plant species that are
regarded as suitable for the Aspen area climate.
Response: A landscape plan will be developed to provide appropriate species and
placement which enhance the development.
■ 8. Architectural site plan. There shall be approved as part of the final
development plan an architectural site plan, which ensures architectural consistency
in the proposed development, architectural character, building design, and the
preservation of the visual character of the city. It is not the purpose of this review
that control of architectural character be so rigidly enforced that individual
initiative is stifled in the design of a particular building, or substantial additional
expense is required. Architectural character is based upon the suitability of a
building for its purposes, upon the appropriate use of materials, and upon the
principles of harmony and proportion of the building with each other and
surrounding land uses. Building design should minimize disturbances to the natural
terrain and maximize the preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
Response: The fathering parcel is historically designated, and therefore the Historic
Preservation Commission will review the design of the proposed structures for
compatibility with the adjacent historic home and surrounding neighborhood.
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9. Lighting. All lighting shall be arranged so as to prevent direct glare or
hazardous interference of any kind to adjoining streets or lands.
Response: All light fixtures will be selected to prevent glare or unnecessary impact to> ao—frc'j
adjacent properties.
10. Clustering. Clustering of dwelling units is encouraged.
Response: There will be three small homes on the site, which use the available land
area efficiently.
11. Public facilities. The proposed development shall be designed so that
adequate public facilities will be available to accommodate the proposed
development at the time development is constructed, and that there will be no net
public cost for the provision of these public facilities. Further, buildings shall not be
arranged such that any structure is inaccessible to emergency vehicles.
Response: The property is within the City limits and will not cause any additional
impacts to public facilities. The buildings will be arranged to allow easy access for
emergency vehicles.
12. Traffic and pedestrian circulation.
a. Every dwelling unit, or other land use permitted in the planned unit
development (PUD) shall have access to a public street either directly or through an
approved private road, a pedestrian way, or other area dedicated to public or
private use.
Response: All units will have access directly onto a public street by a driveway or via
the alley.
b. Principal vehicular access points shall be designed to permit smooth traffic
flow with controlled turning movement and minimum hazards to vehicular or
pedestrian traffic. Minor streets within the planned unit development (PUD) shall
not be connected to streets outside the development so as to encourage their use by
through traffic.
�L t, OFF of AZ E'"Y �i o ev,2d Ouf4�
Response: Only one unit is accessed from the public street, and a driveway which
meets safety requirements will be provided. The other two units are accessed from the
alley.
C. The proposed development shall be designed so that it will not create traffic
congestion on the arterial and collector roads surrounding the proposed
development, or such surrounding collector or arterial roads shall be improved so
that they will not be adversely affected.
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Response: A driveway currently exists from Highway 82 onto the site, so there will
be no increased impacts. All other units will be accessed from the alley.
d. Every residential building shall not be farther than sixty (60) feet from an
access roadway or drive providing vehicular access to a public street.
Response: All buildings will be less than 60 feet from the access roadway or drive.
e. All nonresidential land uses within the planned unit development (PUD) shall
have direct access to a collector or arterial street without creating traffic hazards or
congestion on any street.
Response: There are no non-residential land uses within the proposed development.
f. Streets in the planned unit development (PUD) may be dedicated to public
use or retained under private ownership. Said streets and associated improvements
shall comply with all pertinent city regulations and ordinances.
Response: There are no streets within the PUD.
920 w. hallam street ; vy
eA
Review Standards: Special Review K, D
Applicant response
A. Dimensional requirements. Whenever the dimensional requirements of a
proposed development are subject to special review, the development application shall
only be approved if the following conditions are met.
1. The mass, height, density, configuration, amount of open space,("�7
landscaping and setbacks of the proposed development are designed in a manner which is �g6
compatible with or enhances the character of surrounding land uses and is consistent with - '
the purposes of the underlying zone district. (��D)
Response: The proposed development has been designed and located on the east\
portion of the fathering parcel due to several circumstances. The west wall of the
adjacent apartment building is completely blank, save two very small windows, therefore
the proposed construction will have no visual impact on residents of the Sagewood. The (T
iapplicant believes that the proposed structures will greatly improve the character of the ���P4�FJ
area by being more visually interesting and less in conflict with the historic house on the O?Ad.►�`� i3
site than is the Sagewood. To the rear of the proposed AH site is an alley, and across theE cL 6�*
alley are large trees which will screen the new development from the neighbor. KOO
The applicant is sensitive to the design considerations of the neighborhood. The project
design will be reviewed by HPC.
2. The applicant demonstrates that the proposed development will not have
adverse impacts on surrounding uses or will mitigate those impacts, including but not
limited to the effects of shading, excess traffic, availability of parking in the
neighborhood or blocking of designated view planes.
Response: As described above, impacts on the neighbors to the north and east will be
minimal. The applicant will reside to the west of the proposed development and finds
that there will not be any adverse impacts related to shading, views, or parking.
B. Off-street parking requirements. Whenever the off-street parking requirements
of a proposed development are subject to establishment and/or mitigation via a payment��p.
in lieu by special review, the development application shall only be approved if the
following conditions are met.
1. In all zone districts where the off-street parking requirements are subject
to establishment and/or mitigation by special review, the applicant shall demonstrate that
the parking needs of the residents, customers, guests and employees of the project have
Attachment 11
been met, taking into account potential uses of the parcel, the projected traffic generation
of the project, the projected impacts onto the on -street parking of the neighborhood, its
proximity to mass transit routes and the downtown area, and any special services, such as
vans, provided for residents, guests and employees.
In determining whether to accept the mitigation or whether to require that the
parking be provided on -site, the commission shall take into consideration the practical
ability of the applicant to place parking on -site, whether the parking needs of the
development have been adequately met on -site and whether the city has plans for a
parking facility which would better meet the needs of the development and the
community than would location of the parking on -site.
Response: The applicant proposes that two of the units have one on site parking space
and that one unit has two on -site parking spaces. This is the most that can be
accommodated without stacking spaces and without eliminating living space, which
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would be a significant loss in the name of accommodating the automobile. The property
is served by transit and on street parking is allowed for residents of the neighborhood,
therefore the parking need will be met.
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920 w. hallam street
Review Standards: Development Application for Subdivision
jApplicant
response
A development application for Subdivision shall comply with the following standards
and requirements. Please respond to each of the review criteria:
1. General requirements.
a. The proposed subdivision shall be consistent with the Aspen Area Comprehensive
Plan.
b. The proposed subdivision shall be consistent with the character of existing land
uses in the area.
C. The proposed subdivision shall not adversely affect the future development of
surrounding areas.
d. The proposed subdivision shall be in compliance with all applicable requirements
of this title.
Response: See previous responses to these criteria.
2. Suitability of land for subdivision.
a. Land suitability. The proposed subdivision shall not be located on land unsuitable
for development because of flooding, drainage, rock or soil creep, mudflow, rockslide,
avalanche or snowslide, steep topography or any other natural hazard or other condition
that will be harmful to the health, safety, or welfare of the residents in the proposed
subdivision.
rResponse:
The property is not affected by the natural hazards described above and is
suitable for development.
'
b. Spatial pattern efficient. The proposed subdivision shall not be designed to
create spatial patterns that cause inefficiencies, duplication or premature extension of
public facilities and unnecessary public costs.
Response: The proposal is served by all utilities and is a developed neighborhood.
3. Improvements.
a. Required improvements. The following improvements shall be provided for the
proposed subdivision.
(1) Permanent survey monuments, range points, and lot pins.
(2) Paved streets, not exceeding the requirements for paving and improvements of a
collector street.
(3) Curbs, gutters, and sidewalks.
1
IAttachment 12
1 (4) Paved alleys.
(5) Traffic -control signs, signals or devices.
(6) Street lights.
(7) Street name signs.
(8) Street trees or landscaping.
(9) Water lines and fire hydrants.
(10) Sanitary sewer lines.
(11) Storm drainage improvements and storm sewers.
(12) Bridges or culverts.
(13) Electrical lines.
(14) Telephone lines.
(15) Natural gas lines.
(16) Cable television lines.
Response: The applicant will provide all such improvements as required by the City.
b. Approved plans. Construction shall not commence on any of the improvements
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required by Section 26.88.040(C)(3)(a) until a plan, profile, and specifications have been
received and approved by the city engineer and, when appropriate, the relevant utility
company.
Response: The applicant will coordinate the improvements with the City and utility
companies.
C. Oversized utilities. In the event oversized utilities are required as a part of the
improvements, arrangements for reimbursement shall be made whereby the subdivider
shall be allowed to recover the cost of the utilities that have been provided beyond the
needs of the subdivision.
4. Design standards. The following design standards shall be required for all
subdivisions.
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a. Streets and related improvements. The following standards shall apply to streets
regardless of type or size, unless the street has been improved with paving, curb, gutter
and sidewalk.
1
(1) Conform to plan for street extension. Streets shall conform to approved plans for
street extensions and shall bear a logical relationship to the topography and to the
location of existing or planned streets on adjacent properties.
(2) Right-of-way dedication. Right-of-way shall be dedicated for the entire width for
all local, collector and arterial streets.
1
(3) Right-of-way width. Street and alley right-of-way widths, curves and grades shall
meet the following standards.
Street Min. Center Line Right -of -Way Max. Percent
Class Curve Radius (ft.) Width (ft.) of Grade (%)
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Local 100 60 10
Collector 250 80 6
Arterial 625 100 5
Alley 50 20 5
(4) Half -street dedications. Half -street dedications shall be prohibited unless they are
for the purpose of increasing the width of an inadequate existing right-of-way.
(5) Street ends at subdivision. When a street is dedicated which ends on the
subdivision or is on the perimeter of the subdivision, the last foot of the street on the
terminal end or outside perimeter of the subdivision shall be dedicated to the City of
Aspen in fee simple and shall be designated by using outlot(s). The city shall use the
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dedicated land for public road and access purposes.
(6) Cul-de-sacs. Cul-de-sacs shall not exceed four hundred (400) feet in length and
shall have a turnaround diameter of one hundred (100) feet. A cul-de-sac of less than two
hundred (200) feet in length in a single-family detached residential area does not require
a turnaround if the city engineer determines a "T," "Y" or other design is adequate
'
turnaround for the vehicles expected to use the cul-de-sac.
(7) Dead-end streets. Dead-end streets, except for cul-de-sacs, shall be prohibited
unless they are designed to connect with future streets on adjacent lands that have not
been platted. In cases where these type of dead end streets are allowed, a temporary
turnaround of one hundred (100) feet shall be constructed.
(8) Centerline offset. Streets shall have a centerline offset of at least one hundred
twenty-five (125) feet.
(9) Reverse curves. Reverse curves on arterial and collectors streets shall be joined
by a tangent of at least one hundred (100) feet in length.
(10) Changes in street grades. All changes in street grades shall be connected by vertical
curves of a minimum length in feet equivalent to the following appropriate "K" value
multiplied by the algebraic difference in the street grades.
Street Classification Collector Local Arterial
"K" value for:
Crest vertical curve 28 16 55
Sag vertical curve 35 24 55
(11) Alleys. Alleys shall be provided in subdivisions where commercial and industrial
development is expected, except when other provisions are made and approved for
jservice
access.
(12) Intersections. Intersections shall approximate right angles and have a minimum
tangent of fifty (50) feet on each leg. The subdivision design shall minimize the number
of local streets that intersect arterial streets.
(13) Intersection grade. Intersection grades shall not exceed four (4) percent for a
minimum distance of one hundred (100) feet on each leg. Flatter grades are desirable.
(14) Curb return radii. Curb return radii for local street intersections shall be fifteen (15)
feet. Curb return radii and corner setbacks for all other types of intersections shall be
H
Ibased upon the expected types of vehicle usage, traffic volumes and traffic patterns using
accepted engineering standards. In case of streets which intersect at acute angles,
appropriate increases in curb return radii shall be made for the necessary turning
movements.
(15) Turn by-passes and turn lanes. Right -turn by-passes or left -turn lanes shall be
required at the intersection of arterial streets or the intersection of an arterial street with a
collector street if traffic conditions indicate they are needed. Sufficient right-of-way shall
be dedicated to accommodate such lanes when they are required.
(16) Street names and numbers. When streets are in alignment with existing streets, any
new streets shall be named according to the streets with which they correspond. Streets
which do not fit into an established street -naming pattern shall be named in a manner
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which will not duplicate or be confused with existing street names within the City or its
environs. Street numbers shall be assigned by the city building inspector in accordance
with the city numbering system.
(17) Installation of curb, gutter sidewalks, or driveways. No finish paving, curb, gutter,
sidewalks or driveways shall be constructed until one year after the installation of all
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subsurface utilities and improvements.
(18) Sidewalks. Sidewalks shall be eight (8) feet wide in all Commercial Core (CC),
Commercial (C 1), Neighborhood Commercial (NC), and Commercial Lodge (CL) Zone
Districts and five (5) feet wide in all other zone districts where sidewalks are required.
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Consideration shall be given to existing and proposed landscaping when establishing
sidewalk locations.
(19) City specifications for streets. All streets and related improvements shall be
constructed in accordance with city specifications which are on file in the office of the
city engineer.
(20) Range point monuments. Prior to paving any street, permanent range point
monuments meeting the standards of Section 26.88.040(C)(4xd) shall be installed to
approximately finished grade. Permanent range point boxes shall be installed during or as
soon as practicable after paving.
(21) Street name signs. Street name signs shall conform to the type currently in use by the
city.
(22) Traffic control signs. Any required traffic -control signs, signals or devices shall
conform to the "Manual of Uniform Traffic Control Devices."
(23) Street lights. Street lights shall be placed at a maximum spacing of three hundred
(300) feet. Ornamental street lights are desirable.
(24) Street tree. One street tree of three-inch caliper for deciduous trees measured at the
top of the ball or root system, or a minimum of six-foot height for conifers, shall be
provided in a subdivision in residential zone districts for each lot of seventy (70) foot
frontage or less, and at least two (2) such trees shall be provided for every lot in excess of
seventy (70) feet frontage. Corner lots shall require at least one tree for each street. Trees
ishall
be placed so as not to block sight distances at driveways or corners. The city parks
and recreation department shall furnish a list of acceptable trees. Trees, foliage and
landscaping shall be provided in subdivisions in all other zone districts in the city in
accordance with the adopted street landscaping plan.
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Response: No new streets are created. The applicant will improve the alley and
coordinate sidewalk and other improvements with the City.
ib.
Easements.
(1) Utility easements. Utility easements often (10) feet in width on each side of all
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rear lot lines and five (5) feet in width on each side of lot lines shall be provided where
necessary. Where the rear or side lot lines abut property outside of the subdivision on
which there are no rear or side lot line easements at least five (5) feet in width, the
easements on the rear and side lot lines in the subdivision shall be twenty (20) feet and
ten (10) feet in width, respectively.
(2) "T" intersections and cul-de-sacs. Easements twenty (20) feet in width shall be
Iprovided
in "T" intersections and cul-de-sacs for the continuation of utilities or drainage
improvements, if necessary.
(3) Potable water and sewer easements. Water and sewer easements shall be a
rminimum
of twenty (20) feet in width.
(4) Planned utility or drainage system. Whenever a subdivision embraces any part of
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a planned utility or drainage system designated on an adopted plan, an easement shall be
provided to accommodate the plan within the subdivision.
(5) Irrigation ditch, channel natural creek. Where an irrigation ditch or channel,
natural creek or stream traverses a subdivision, an easement sufficient for drainage and to
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allow for maintenance of the ditch shall be provided.
(6) Fire lanes and emergency access easements. Fire lanes and emergency access
easements twenty (20) feet in width shall be provided where required by the city fire
marshal.
(7) Planned street or transit alignment. Whenever a subdivision embraces any part of
an existing or planned street or transit alignment designated on an adopted plan, an
easement shall be provided to accommodate the plan within the subdivision.
(8) Planned trail system. Whenever a subdivision embraces any part of a bikeway,
bridle path, cross country ski trail or hiking trail designated on the Aspen Area
Comprehensive Plan: Parks/Recreation/Open Space/Trails Plan Map, an easement shall
be provided to accommodate the plan within the subdivision.
Response: The applicant will coordinate utility easements with the individual utility
companies.
C. Lots and blocks.
(1) General. Lots shall meet all applicable regulations of this title.
' (2) Side lot lines. Side lot lines shall be substantially at right angles or radial to street
lines.
(3) Reversed corner lots and through lots. Reversed corner lots and through lots shall
be prohibited except where essential to provide separation from arterial streets because of
slope, or to prevent the development of incompatible land uses.
(4) Front on street. All lots shall front on a public or private street.
(5) State Hiahwav 82 No lot shall front on_ nor shall any orivate driveway access to
State Highway 82.
' (6) Block lengths. Block lengths shall normally be at least four hundred (400) feet in
length and not more than one thousand four hundred (1,400) feet in length between street
intersections.
(7) Compatibility. Block lengths and widths shall be suitable for the uses
contemplated.
(8) Mid -block pedestrian walkways. In blocks over five hundred (500) feet long, mid -
block pedestrian walkways shall be provided.
Response: The two lots created through the subdivision meet the standards listed
above.
d. Survey monuments.
(1) Location. The external boundaries of all subdivisions, blocks and lots shall be
monumented on the ground by reasonably permanent monuments solidly embedded in
rthe
ground. These monuments shall be set not more than fourteen hundred (1,400) feet
apart along any straight boundary line, at all angle points, and at the beginning, end and
points of change of direction or change of radius of any curved boundaries.
(2) C.R.S. 1973 38-51-101. All monuments shall be set in accordance with the
provisions of C.R.S. 1973 38-51-101, as amended from time to time, unless otherwise
provided for in this title.
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(3) Range points and boxes. Range points and boxes meeting city specifications shall
be set on the centerline of the street right-of-way unless designated otherwise.
Response: Survey monuments will be installed as described above.
e. Utilities.
(1) Potable waterlines and appurtenances. All potable waterlines, fire hydrants and
appurtenances shall meet the city's standard specifications on file in the city engineer's
office.
(2) Size of waterlines. All potable water lines shall be at least eight (8) inches in size
unless the length of the line is less than two hundred (200) feet. Where the potable
waterline is less than two hundred (200) feet in length, its minimum size shall be six (6)
inches in width.
(3) Fire hydrants. Fire hydrants shall be spaced no farther apart than five hundred
(500) feet in detached residential and duplex subdivisions. Fire hydrants shall be no
farther than three hundred fifty (350) feet apart in multi -family residential, business,
commercial, service and industrial subdivisions.
(4) Sanitary sewer. Sanitary sewer facilities shall meet the requirements of the Aspen
Consolidated Sanitation District.
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(5) Underground utilities. All utilities shall be placed underground, except
transformers, switching boxes, terminal boxes, meter cabinets, pedestals, and ventilation
ducts.
(6) Other utilities. Other utilities not specifically mentioned shall be provided in
accordance with the standards and regulations of the applicable utility department or
company.
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(7) Utilities stubbed out. All utilities shall be stubbed out at the property line of lots.
Response: All utilities are available to the site apd will be upgraded by the applicant (4bAO&7--.7xj
as needed.
' f. Storm drainage.
(1) Drainage plan. The drainage plan for the proposed subdivision shall comply with
the criteria in the city's "Urban Runoff Management Plan."
' (2) Detention storage. Short-term on -site detention storage shall be provided to
maintain the historical rate of runoff for the one -hundred -year storm from the
undeveloped site.
(3) Maintain historical drainage flow. In cases where storm runoff from an upstream
basin passes through the subdivision, the drainage plan shall provide adequate means for
maintaining the historical drainage system.
r(4) Calculations and quantities of flow. The drainage plan shall include calculations
and quantities of flow at the points of concentration.
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Response: A drainage plan will be developed in coordination with the City ro�� ���
Engineering Department.
g. Flood hazard areas. The following standards shall apply to special flood hazard
areas as defined in Section 26.68.040 of the Municipal Code.
(1) The proposed subdivision design shall be consistent with the need to minimize
flood damage to public utilities and facilities such as sewer, gas, electricity, and potable
water systems;
(2) Base flood elevation data shall be provided for any proposed subdivision of at
least fifty (50) lots or five (5) acres, whichever is less.
Response: The property is not subject to flood hazards.
h. The design and location of any proposed structure, building envelope, road,
driveway, trail or similar development is compatible with significant natural or
scenic features of the site.
Response: The proposed development is in harmony with the natural features of the
site.
i. Variations of design standards. Variation from the provisions of this section,
"Design standards," may be granted by special review as provided for in Chapter
26.64.
Response: The applicant does not request variances from the design standards at this
time.
r5. Affordable housing. A subdivision which is comprised of replacement dwelling
units shall be required to provide affordable housing in compliance with the requirements
of Chapter 26.48, Replacement Housing Program. A subdivision which is comprised of
new dwelling units shall be required to provide affordable housing in compliance with
the requirements of Chapter 26.100, Growth Management Quota System.
' Response: The proposal provides the required deed restricted dwelling units.
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6. School Land Dedication Standards.
a. Purpose. The Aspen School District requires land for necessary school functions,
which may include, but are not limited to, school buildings, support facilities, open space
and recreation areas and housing for employees and their immediate families. The
purpose of this division is to ensure that as development occurs and enrollment in the
schools grows, the current level of service provided to students can be maintained. This
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is accomplished by the adoption of standards for new development to provide land, or
cash -in -lieu thereof to the city, for use by the Aspen School District. The standards are
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based on the number of students the development generates and the current level of
service standard within the Aspen School District for land area provided per student.
b. Applicability. School land dedications standards shall be assessed upon all new
subdivisions within the City of Aspen which contain residential units.
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C. Dedication Schedule.
(1) Land Dedication. School land dedications shall be assessed according to the
following schedule:
Unit Type Land Dedication Standard
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Dormitory .0000 acres (0 sq. ft.)
Studio/One bedroom .0012 acres (52 sq. ft.)
Two bedroom .0095 acres (416 sq. ft.)
Three bedroom .0162 acres (707 sq. ft.)
Four bedroom .0248 acres (1,081 sq. ft.)
Five or more bedroom .0284 acres (1,236 sq. ft.)
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(2) Cash -in -Lieu Payment. An applicant may make a cash payment in -lieu of
dedicating land to the city, or may make a cash payment in combination with a land
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dedication, to comply with the standards of this section. Because of the cost of
subdivided land in the City of Aspen, the School District and Aspen have decided to
require payment of a cash -in -lieu amount which is less than the full market value of the
land area. The formula to determine the amount of cash -in -lieu payment for each
residential dwelling unit is as follows:
(Market value of lanc x(applicable land dedication standard x6.33)= amount of
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cash payment.
For example, for a property having a market land value of one hundred thousand
dollars ($100,000.00) on which a four (4) bedroom house is proposed, the payment
would be:
$100,000 x 0.0248 x 0.33 = $818.40
(a) Current Market Value. Current market value means the value of the land at the
time of the cash -in -lieu payment, including site improvements such as streets and
utilities, but excluding the value of residential dwelling units and other structures on the
property. When more than one (1) residential dwelling unit is to be built on a lot, then
each unit shall be assigned its proportionate share of the current market value of the lot.
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(b) Substantiation. Market value may be substantiated by a documented purchase
price (if an arms length transaction no more than two (2) years old) or other mutually
agreed upon recognized means.
(c) Appraisal. In the event the developer and the city fail to agree on market value,
such value shall be established by a qualified real estate appraiser acceptable to both
parties. The developer shall pay for the appraisal.
(3) Mixed Use Developments. When the proposed subdivision contains a mix of
residential, commercial, and other uses, the required dedication shall be based on the
number of proposed residential units only.
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d. Procedures for Land Dedication and Cash Payment.
(1) Land Dedication. Lands to be dedicated to the city to fulfill the standards of this
'
division shall be identified on the subdivision plat and shall be dedicated to the city at the
time of final plat approval.
(a) Acceptance. Acceptance of the lands to be dedicated shall be at the discretion of
the Aspen City Council.
(b) Criteria. Prior to acceptance, the Council shall consider the comments of the
Aspen School District, to determine whether the lands proposed to be dedicated are of
adequate size and can be suitably developed for school purposes or whether the lands
have the capability of being sold, with the proceeds being used for school purposes.
Council shall also consider the probable impacts on neighboring properties of the
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development of the land for school purposes. When the lands proposed to be dedicated
are not adequate or suitable for school purposes and cannot feasibly be sold, the Council
shall require a cash payment in -lieu of the land dedication.
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(2) Cash -in -Lieu Payment. Payment of cash in -lieu of a land dedication shall be made
to the city prior to and on a proportional basis to the issuance of any building permits for
the residential dwelling units.
e. Use of Land and Use of Funds.
(1) Land. All lands dedicated to the city pursuant to this section shall be held by the
city for the Aspen School District, until such time as they shall be requested by the
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School District for school purposes. The Aspen School District shall be responsible for
maintenance of said lands in a reasonable manner while they are being held by the city.
(2) Funds. All funds collected pursuant to this division shall be transferred by the
building inspector to the finance director. All funds so collected shall be properly
identified and promptly deposited in a designated account. Funds withdrawn from this
fund shall be used exclusively for the purposes specified herein.
(a) City Shall Transfer Funds to School District. Funds collected pursuant to this
division shall be remitted at least monthly to the Aspen School District. The Aspen
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School District shall deposit said funds into an interest -bearing account authorized by
law. The Aspen School District shall be the owners of the funds in the account, but the
signature of the chief financial officer of the Aspen School District, or his or her
1
Idesignee, and the signature of the finance director of the City of Aspen, or his or her
designee, shall be required for the withdrawal of monies from the account.
(b) Administrative Fee. The city shall be entitled to retain two (2) percent of the
funds collected to compensate it for its administrative expenses of collecting the fees.
Said fees shall be deposited in the city's General Revenue fund to be expended as the city
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shall determine in its sole discretion.
(c) Use of Land or Funds for Housing. If the School District decides that land or
funds dedicated pursuant to this section should be used for housing, then the School
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District shall place a deed restriction on those housing units, restricting their occupancy
solely to School District employees and their immediate families. In the event the
inventory of housing exceeds the district's needs, the School Board may allow occupancy
of the units through the Housing Authority.
f. Periodic Review. In order to ensure that the land dedication standards which are
assessed are fair and represent the current level of service provided by the Aspen School
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District, the dedication schedule shall be reviewed by the city, together with the School
District, and amended as necessary within three (3) years of its effective date and every
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three (3) years thereafter.
Response: School dedication impact fees will be paid by cash -in -lieu if required.
D. Procedure. Prior to approval of a development order for subdivision, an applicant
shall have a development application for plat reviewed and recommended for approval,
approval with conditions, or disapproval by the commission, and then reviewed and
approved, approved with conditions, or disapproved by the city council pursuant to the
procedures of this section and the Common Procedures, Chapter 26.52.
IB26.88.050
Subdivision agreement.
A. General. Prior to approval of Plat for a subdivision, the applicant and city council
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shall enter into a subdivision agreement binding the subdivision to any conditions placed
on the development order.
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B. Common park and recreation areas. The subdivision agreement shall outline any
agreement on the part of the applicant, to deed public lands, open space, public facilities,
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and other improvements to the city or other entity.
C. Landscape guarantee. In order to ensure implementation and maintenance of the
landscape plan, the city council may require the applicant to provide a guarantee for no
less than one hundred twenty-five (125) percent of the current estimated cost of the
landscaping improvements in the approved landscape plan, as estimated by the city
engineer, to ensure the installation of all landscaping shown and the continued
maintenance and replacement of the landscaping for a period of two (2) years after
'
installation. The guarantee shall be in the form of a cash escrow with the city, or a bank
or savings and loan association, or an irrevocable sight draft or letter of commitment
from a financially responsible lender and shall give the city the unconditional right upon
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demand to partially or fully complete or pay for any improvements or pay any
outstanding bills, or to withdraw funds upon demand to partially or fully complete or pay
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for any improvements or pay for any improvement or pay any outstanding bills for work
done thereon by any party.
As portions of the landscaping improvements are completed, the city engineer
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shall inspect them, and upon approval and acceptance, shall authorize the release of the
agreed estimated cost for that portion of the improvements, except that ten (10) percent
shall be withheld until all proposed improvements are completed and approved, and an
additional twenty-five (25) percent, which shall be retained until the improvements have
been maintained in a satisfactory condition for two (2) years.
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D. Public facilities guarantee. In order to ensure installation of necessary public
facilities planned to accommodate the subdivision, the city council shall require the
applicant to provide a guarantee for no less than one hundred (100) percent of the current
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estimated cost of such public improvements, as estimated by the city engineer. The
guarantee shall be in the form specified in Section 26.88.050(c) and may be drawn upon
by the city as specified therein. As portions of the public facilities improvements are
'
completed, the city engineer shall inspect them, and upon approval and acceptance, shall
authorize the release of the agreed estimated cost for that portion of the improvements,
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except ten (10) percent which shall be withheld until all proposed improvements are
completed and approved.
E. Recordation. The subdivision agreement and plat shall be recorded in the office
of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the
plat within a period of one hundred eighty (180) days following approval by the city
council shall render the plat invalid and reconsideration and approval of the plat by the
commission and city council will be required before its acceptance and recording, unless
an extension or waiver is granted by city council for a showing of good cause. The
' subdivision plat shall also be submitted in a digital format acceptable to the Community
Development Department, for incorporation into the City/County GIS system. The one
hundred eighty (180) day recordation requirement contained herein shall not apply to the
' recording of condominium maps, or declarations or any other documents required to be
recorded to accomplish a condominiumization in the City of Aspen. E26.88.050
' Response: Subdivision agreements and plats will be submitted for review by the
Planning and Zoning Commission and Council.
1
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IMPROVEMENT SURVEY
AOAMM ST
ASPEN SURVEY ENGINEERS. INC.
E» S. MLBf NrDEET
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CERTIFICATION
1. DATID V. rWMIDE. A AEOISTERM LAND VAVEYM IN THE Surf OF
03LORADO 00 HERESY CERTIFY fllAr THIS SONYEY a" FIELD WAVff M
DIa INN MY IOPO A SEPT IMr ON M ONOIFO OF THE PMMTY
LENALLY DESCR I"a IE.EON. AND IS CORRECT SASH ON TM FIELD E11108L7
OODI AS FOUND IMEON. AND r11AT IEEE ARE NO OEISCROANCIEE.
CONFLICTS. SMTANES IN NSA. EAFDARY LINE COIOLICTS. SSICROAO@gM.
OTSaNAPPINO OF IIMOYBFRS. fANDRUM ON NIDfn M MY IN FIELD
EVIDENCE M DIOM TO HIS. ENCEFT AS HMEOIF SOW. M MOOM UTILITIES
WITH 0 •ISIKE APN1NtBLNIMf AND DOCLVIWn OP ROOM NOT PUMISM
To M DAMEYOR Aa O PTM. THIS CERTIFICATION SS TOIO 1ON.M
NET STAFF% SY M SEAL OF M S1NTfYM.
S10NED THIS a'f- DAY OF S-Ii°i 1a7.
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LEGEND AND NOTES
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100 SOUTH SPRING ST #3
- ASPEN, COLORADO 81611
I 970 920-3660
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SCALE: 1/a"- 1'-C"
920 WEST HALLAM
DEVELOPMENT PROPOSAL
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JAKE VICKERY ARCHITECTS P
100 SOUTH SPRING ST #3
ASPEN, COLORADO-81611
970 920-3660
•
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DEVELOPMENT PROPOSAL
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ASPEN, COLORADO 81611
970 920-3660
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ASPEN, COLORADO 81611
970 920-3660
EA5T ELEVATION
- SCALE: t 15" - l'-O"
1 II
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DEVELOPMENT PROPOSAL
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100 SOUTH SPRING ST #3
ASPEN, COLORADO 81611
970 920-3660
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