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Home My WebLink Aboutcoa.lu.ca.Merger Provision.0052.2004 ~ City of Aspen Community Development Dept. CASE NUMBER PARCELID# CASE NAME PROJECT ADDRESS PLANNER CASE DESCRIPTION 0052.2004.ASL U Code Interpretation, Merger Provision James Lindt ~9il~Jpt~rpretation, Merger Provision REPRESENTATIVE Robert C Podoll DATE OF FINAL ACTION. 08/31/2004 CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED . BY Approved 09/20/04 D DRISCOLL ~ ~~-e0p, <, < '~mvd J!3!1oc; ~': r1 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT INTERPRET A TION SUBJECT: APPROVED Applicability of City and County merger provisions to two (2) metes and bounds parcels adjacent to the Aspen Grove Subdivision. AUG 3 1 2004 EFFECTIVE DATE~UNrryOtvc:(.\..w"i~ci.' i-.... QTyr\ir -" ......Il.t\ vf-ASPEH APPLICANT: August 31, 2004 Olivia Jones WRITTEN BY: APPROVED BY: r-~ James Lindt, Planner ::TL Julie Ann Woods, Community Development Director COPIES TO: John Worcester SUMMARY: Olivia Jones, represented by Podoll & Podoll P.C, has requested a code interpretation, requesting a determination as to whether two (2) metes and bounds parcels (please see vicinity map attached as Exhibit "A" for specific location) adjacent to the Aspen Grove Subdivision each have development rights under the City's land use code. The subject parcels were annexed into the City of Aspen in 1987 and have been under a common ownership since 1967. The question thus becomes whether the lots were merged under the applicable County land use code provisions before being annexed into the City. The City Planning Staff solicited the County Attorney's opinion as to whether the subject parcels were merged in the County prior to their annexation into the City. The County Attorney did not respond to the request for determination because he indicated that it was Qut of his jurisdiction to make such a determination since the lots are now located within the City of Aspen. PURPOSE: The purpose of this code interpretation is to determine whether two (2) metes and bounds parcels adjacent to the Aspen Grove Subdivision are entitled to separate development rights or were merged pursuant to County land use regulations before being annexed into the City of Aspen. INTERPRET A TION: Given that the Applicant is requesting a determination as to whether the subject parcels merged under both the City and County merger provisions, Staff believes that it is logical ~ to separate the analysis out into the affects of the City's merger provision on the subject parcels and the affect of the County's merger provisions on the subject parcels. Applicability of City's Merger Provision: In reviewing whether the City's merger provision merged the parcels, Staff believes that the City's merger provision did not merge the subject parcels. The City's merger provision reads as follows: Section 26.480.020(E)-If two (2) or more lots within the original Aspen townsite or additions thereto have continuous frontage and are in single ownership (including husband and wife) on October 27, 1975, the lots shall be considered an undivided lot for the purposes of this title, and conveyance of any portion shall constitute subdivision. An Aspen townsite lot or addition thereto includes all lands depicted on the Aspen incorporation plat of record, dated 1880, plus any lot or parcel al1nexed to the city since that time which constitutes a nonconforming lot of record, plus any lot or parcel which has not received subdivision approval by the City of Aspen or Pitkin County, but excludes any subdivided lot in the City of Aspen which conforms to the requirements of this title. Staff Analysis: Staff believes that the City's merger provision did not apply to the subject parcels in that none of the properties subject to this interpretation were located within the City of Aspen on October 27, 1975, and thus could not havell1erged under the City's merger provision. Applicability of County's Merger Provision: In reviewing whether the subject parcels- were merged under the County's merger provisions prior to their annexation into the City of Aspen, the City Planning Staff is of the opinion that the two (2) metes and bounds parcels, did merge under the County's provIsIOns. The City Planning Staff would like to make it clear that we do not feel extremely comfortable interpreting regulations that are included in the Pitkin County Land Use Code and as was previously stated, Staff solicited the Pitkin County Attorney's interpretation but were told that the properties are within the City of Aspen and that the County is not going to make a determination on properties that are not currently within the County's jurisdictional boundaries. Therefore, the City of Aspen has no choice but to make a determination as to whether the County's merger provisions have merged the subject properties. However, it should be noted that the City Planning Staff did consult with the County Planning Staff on this matter prior to making a determination on this interpretation request. Staff Analysis: The County has two merger provisions. The first of the County's merger provisions reads as follows: ~, Section 6-50-020(A)- "Common ownership" o!contiguous substandard size lots (defined in the Pitkin County Land Use Code as "any lot or parcel, no matter what the size, which is held in separate ownership") or parcels shall cumulate with the. exception that lots in subdivisions approved and signed by the Board of County Commissioners shall not cumulate regardless of their size. The aggregate area of the lots shall be considered as one (1) lot or parcel regardless of diverse times of acquisition by the common owner and whether or not the property was acquired before adoption of this regulation. The second merger provision in the Pitkin County Land Use Code reads as follows: Section 6-50-020(B)- If a public roadway which was in place prior to June 2, 1975 provides access to contiguous substandard size lots and separates such lots, the lots shall not cumulate. Staff believes that the two (2) metes and bounds parcels subject to this interpretation merged because they are substandard lots by the County's definition,. which were not included in a subdivision approved by the Board of County Commissioners. The City Planning Staff feels that this interpretation is consistent with Pitkin County's praCtice of merging other properties that have similar circunistances to that of these properties. The above-referenced circumstances being that the parcels were in the same ownership prior to the enactment of the County's merger provision and that the parcels are contiguous and not. separated by a public roadway. Therefore, given Staff s findings, Staff believes that the two (2) metes and bounds parcels did merge under the merger provisions established in the Pitkin County Land Use Code prior to their annexation into the City of Aspen and should contain only a single development right. The Applicant's letter of request for interpretation argues that the County's merger provisions are "ex post facto" laws and should not be applied. This argument primarily attacks the legality of the County's merger regulations rather than the method in which they apply to this particular situation. Provided that the legislation in question is not legislation enacted by the City of Aspen, the City believes it appropriate to apply the County's merger provisions as the County would and has applied them rather than provide a determination as to whether the County's provisions are legally appropriate. APPEAL OF DECISION: As with any interpretation of the land use code by the Community Development Director, an applicant has the ability to appeal this decision to the Aspen City Council. This can be done in conjunction with a land use request before City Councilor as a separate agenda item. 26.316.030(A) APPEAL PROCEDURES: Any person with a right to appeal an adverse decision or determination shall initiate an appeal by filing a notice of appeal on a form prescribed by the Community Development Director. The notice of appeal shall be filed with the Community Development Director and with the City office or department rendering the decision or determination within r"\ fourteen (14) days ofthe date of the decjsion or determination being appealed. Failure to file such notice of appeal within the prescribed time shall constitute a waiver of any rights under this Title to appeal any decision or determination. Attachments: Exhibit "A"- Vicinity Map Exhibit "B"- Letter of Request for Interpretation - - <( - - +-' .c .- .c >< UJ a.. <C ~ >- I- Z U > ,....., 1": .] w z-<roo s Q) Q)o ll..o CD ...- o o N ...- o o CO o o "<t o o N o TELEPHONE: (303) 861-4000 TELECOPIER: (303) 861-4004 &h 11,'1- o/J II E. celVED R .. AUG 2 6 2004 A~Pt.N BUllDtNG OB'ARTMENT ~ PODOLL & PODOLL, P.C. ATTORNEYS AT LAW TERRACE TOWER II 5619 DTC PARKWAY, SUITE 1100 GREENWOOD VILLAGE, COLORADO 80111-3064 RICHARD B. PODOLL ROBEIIT C. PODOLL SUSAN R. HARRIS ROBEIIT A. KITSMILLER RICHARD C. HOPKINS KERRI L. KLEIN AMY L. ELLIS August 23,2004 James Lindt Planning Dept. City of Aspen 130 S. Galena Street Aspen, Colorado 81611 RE: Olivia Jones' Properties Dear James: Please be advised that this office represents Olivia Jones, who was until recently, the owner of two unplatted lots.in U.S. Mining Survey #6120, adjacent to the Aspen Grove Subdivision. The first parcel contains 3.39 acres and was acquired by Olivia Jones on August 21, 1958 by deed from the Benedict Land and Cattle Company. The second parcel contains 1.4 acres and was acquired by Olivia Jones on June 8, 1967, also from the Benedict Land and Cattle Company. In May, 1979, the Pitkin County Land Use Code was amended by the County Commissioners in Resolution 79-54. As part of the amendments, the definition of subdivision was amended to include the event that "two or more contiguous parcels of land previously, separately conveyed (or described) shall come under single ownership...." We believe that Ms. Jones' separate ownership of the two un-platted parcels above...described existed prior to, a...lld was unaffected by th.e passage of Resolution 79-54. Referring to principles with which we are sure you are familiar, no ordinance or regulation may operate retrospectively. A law is "retrospective" if it creates a new obligation, imposes a new duty, or attaches a new disability in respect to transactions or considerations already passed. Clearly, prior to 1979, Ms. Jones owned two parcels of properties which she had acquired years earlier, and which could be encumbered, developed or sold separately. Resolution 79-54 could not impose upon Ms. Jones the obligation to subdivide that which was already divided prior to its enactment. Ms. Jones remained the owner of these un-platted parcels when they were annexed into the r'\ PODOLL & PODOLL, P.C. City of Aspen in 1987. The City has informed us that the annexation did not affect the "merger" status of the parcels. We have asked that Pitkin County advise us of the status of the parcels prior to annexation. The County Attorney however has declined to help with this issue. However, you apparently recognize that the subject properties, being separately owned prior to the merger regulations, would continue as separate if they had established separate residential uses. This is the principle enunciated in numerous zoning cases which dealt with permitted uses under a zoning code. Although I am not ready to concede that these principles apply to ''merger'' regulations as opposed to permitted uses in a zoning district (even noting that one division of the Court of Appeals has analyzed the Pitkin County merger regulations in these terms in Wilkinson v. Board of County Commlrs, 872 P.2d 1269, 1275 (Colo. Ct. App., 1993)), it doesn't seem to matter in the present situation. I believe we agree that one of the two adjacent parcels did have a residential use established prior to 1979. Therefore, that parcel (even under the Wilkinson analysis) was not affected by the subsequent merger regulations, and did not merge with the adjacent parcel. Since there were only two parcels capable of merging, and one was not merged, the other, having nothing to merge with, was un-merged as well. We therefore request that on behalf of the City of Aspen, you confirm that the two parcels were not merged as of 1987 before annexation into the City of Aspen. Concerning the constitutional impediment precluding the retrospective application of legislation to property rights, we enclose an abbreviated white paper for you review. However, I repeat that we need not determine whether merger provisions are analogous to permissible zoning uses, because two parcels cannot merge if one of those parcels is not subject to the merger regulations. Thank: you for your cooperation in this matter. Yours very truly, PODOLL & PODOLL, P.C. ~. By: ~~-<-- Robert C. Podoll RCP/nf cc: Ms. Olivia Jones Chris Seldin, Esq. John Worcester, Esq. " CITATION OF AUTHORITIES PERTAINING TO RETROSPECTIVE APPLICA TIONOFREGULATIONS A.Nl)OlIDINANCES The Colorado Constitution provides in Article 2 at Section 11 : "No ex post facto law, nor law impairing the obligation of contracts, or retrospective in its operation, or making any irrevocable grant of special privileges, franchises or immunities, shall be passed by the general assembly." This fundamental protection "prevents unfairness that would result from changing the consequences of an act after that act has occurred. Van Sickle v. Boyes, 797 P. 2d (1267 (Colo. 1990)." z.J. Gifts D-2, LLC v. City of Aurora, 2004 Colo. App. Lexis 869. As interpreted by the courts of Colorado, a statute is retrospective ifit "takes away orimpairs vested rights acquired under existing laws, or creates a new obli~ation, imposes a new duty, or attaches a new disability, in respect to transactions or considerations already passed." Continental Title Company v. District Court, 645 P.2d 1310 (Colo. 1981). TheC()IoradoSupreme Court wrote in Gates Rubber Co. V. South Suburban Metro. Dist., 183 Colo. 222 (Colo. 1973): "...vested rights may not be impaired by the retroactive operation of a statute. [Citations omitted]." It is clear that this prohibition applies to county regulation as well as state statute. "What the legislature cannot do at the state level in this connection, the city council cannot do in municipal affairs." Saur v. County Comm'rs of Larimer County, 525 P. 2d 1175, 1176 (Colo. App. 1974), quoting Denver v. Denver Buick, 141 Colo. 121,347 P.2d 919 (Colo. 1959). Factually, it is assumed that Olivia Jones acquired two adjacent unplatted lots in 1958 and 1967, respectively. Prior to 1979, Olivia Jones had the rights to sell, encumber or develop each lot separately. "The purpose of the constitutional ban on retrospective legislation, like the ban on ex post facto laws, is to prevent the unfairness that results from changing the legal consequences of an act after the act has occurred. Peoples natural Gas Div.v.Public.Util Comm, 197Colo..152, 590 P.2d 960 (1979)." Trailer Haven MHP v. City of Aurora, 81 P.3d 1132 (Colo.App. 2003). The amendment to the Pitkin County Land Use Code would require the additional burdens of subdivision before Ms. Jones could be restored to the same set of rights she enjoyed before the amendment. Resolution 79-54 could not be applied retroactively to impose upon Ms. Jones additional duties or obligations for the enjoyment of the same rights she possessed upon the acquisition of the parcels. ~ ~ VANN ASSOCIATES, LLC Planning Consultants September 2, 2004 ,~.HAND DELIVERED Mr. James Lindt, Planner Community Development Department 130 South Galena Street Aspen, CO 81611 Re: Lots 10, 11, 13, 14 and 15, Block 1, Aspen Grove Subdivision; Lots 1, 14 and 15, Block 3, Aspen Grove Subdivision; and Two Adjacent Meets and Bounds Parcels. Dear James: ,....." As the attached c()mmitment for tit1~ insu:rliP,~~ jnQ.icat~s, Cohen Capital Corporation is under contract to purchase Lots 10, 11 13, 14 and 15, Block land Lots 1, '14 and 15, Block 3, of the Aspen Grove Subdivision. Two adjacent meets and bounds parcels, which are referred to as Parcels 1 ap,d2, are also to be acquired. The eight subdivision lots and the twq ll.1~et$liIlQ. bqllJ1Q.S parcels (collectively the "McSkimming. J.{oad Properties") are depicted on the BOllndary Survey Map which accompanies this letter. Background m________._____._-'_._____The-platofBlbckLofthe,Aspen-Grove....Subdivision. was-approved..by-the..Board.of County Commissioners on June 3, 1958 and is recorded In Dit~h Bool<: 2A .atpage .246 in the office of the PitkiIl County Clerk and Recorder. The plat of Block 3 was approved on July 1, 1963 and is recorded in DitchBoOk~A lit page 291. Blocks 1 and 3 of the Aspen Grove Subdivision and Parcels 1 ami. 2 we:r~liIln~:x:~d totheG!ty along with the neighboring Eastwood and KnollwoodSllbd.ivj$ioIl$QIlJuly 13, 1987 (see Ordinance No. 26, Series of 1987, attached hereto). The annexed area and the McSkimming Road Properties were zoned R-15B, Moderate-Density Residential, pursuant to Ordinance No.~8which wasal$9li,dopted on July 13, 1987. The properties are undeveloped with the exteption of an existing single-family residence which is located on Parcel 2. ,,-.,. While Parcels 1 aIld.~lir~ separately described m~tes and bOundS parcels, it is my understanding that the City has determined that they were merged at the time. they 230 East Hopkins Ave, . Aspen, Colorado 81611 . 970/925-6958 . Fax 970/920-9310 f*"1 Mr. James Lindt September 2, 2004 Page 2 were annexed. This determination was apparently made by the City at the request of the seller and based on a review of applicable County regulations. As a result, it is also my understanding that the City considers the two parcels to presently constitute a single parcel for development purposes, there separate legal descriptions notwithstand- ing. . Development Rights Based on the above, I believe that nine single-family residences may be constructed on the McSkimming Road Properties exempt from the City's growth management quota system ("GMQS") regulations. More specifically, each of the eight subdivision lots is entitled to. one single-family GMQS exemption pursuant to Section 26.470.070.B. of the Aspen Land Use Regulations (the "Regulations"). Lots 10, 11, 13, 14 and 15, Block 1 and Lots 1, 14 and 15, Block 3 of the Aspen Grove Subdivision were legally subdivided prior to November 14, 1977 and comply with the requirements of Section 26.480.020.E. Similarly, merged Parcels 1 and 2 were legally described prior to November 14, 1977 and contain an existing single-family residence which may be demolished and reconstructed exempt from GMQS as also provided for in Section 26.470.070.B. of the Regulations. Affordable Housing Mitigation The applicable GMQS exemptions are subject to affordable housing mitigation pursuant to Section 26.470.070.E.1. As accessory dwelling units are prohibited in the R-15B zone district, the mitigation options are limited to 1) the payment oLan affordable housing impact fee, 2) the provision of an off-site deed restricted affordable housing unit, or 3) the restriction of the new single-family dwelling unit to resident .._______..______.._.___.___.__..._Q_GGJIP~9y,.- .A~s.lill1jng....1b-~1..,t11~...p~m~111..9f..1b~-E1ffg,~gf:121s~J1Q,!l:~!I1g.- imP_'!c::1..f~~.js... ..fu~__...._.__ purchaser's preferred option, it is my understanding that payment will be due at building permit and wilrbe calcu.latedbased on the Aspen/Pitkin Housing Authority's guidelines in effect at building permit application. 8040 Greenline Review Section 3 of Ordinance No. 26, Series of 1987 exempts the annexed area from the City's regulations pertaining to 8040 Greenline review. As a result, 8040 Greenline review will not be required to construct new residences on the McSkimming Road Properties or to remodel, renovate, expand or reconstruct the existing residence located on Parcel 2. r", ~ Mr. James Lindt September 2, 2004 Page 3 Residential Design Standards Section 26.41O.01O.B. of the Regulations expressly exempts residential development within the R-15B zone district from the City's Residential pesign Standards. As a result, no review of the residences to be constructed on. the McSkiIJ:Jp;ling Road Properties or of any remodeling, renovation, expansion or reconstruction of the existing residence located on Parcel 2 will be required prior to building permit issuance. Allowable Floor Area f""'\ Pursuant to Section 26.575.020. C., the calculation of allowable floor area in the R- 15B zone district does not require an adjustment for steep slopes. More specifically, no reduction in alloW(lble floor area. is Jequired for slopes greater than twenty percent. The allowable floor area on each of the McSkimrning Road Properties therefore will be based on each lot or parcel's lot area as defined in Section 26,575.020.C. and the external floor area ratio contained. in Section 2(j.71Q.Q7Q,J::),JQ,Qf!l:1eF-egulations. While each lot or parcel's allowable floor area willbecalclll(ltedbased oIltl:1eF-egula- tions in effect at building permit, the allowable floor areas based on the current Regulations are as follows. Note: The portion of the Skimming Lane easement encumbering Lots 10, 11, 13, 14 and 15, Block 1 and the McSicimrning Road easement encumbering Lot 14, Block 3 has been deducted from each lot's (lrea prior to calculating its allowable floor area. The floor areas exclude the five hllll4re4. square foot exemption for garages which is contained in Section. 26.575.Q2Q.A.3.6ftheRegulations. ......__.__J31Q~lc.LAspenGrQye..SJl.b4iyis.iQJ:L.__. ....._ Lot 10 17,156 Sq. Ft. - 1,922 Sq. Ft. = 15,234 Sq. Ft. 15,234 Sq. Ft. - 15,000 Sq. Ft. = 234 Sq. Ft. 234 Sq. Ft. -:- 100 Sq. Ft. x 4 Sq. Ft. = 9.4 Sq. Ft. 3,180 Sq. Ft. + 9 Sq. Ft. = 3,189 Sq. :pt. Lot 11 17,712 Sq. Ft. - 2,561 Sq. Ft. = 15,151 Sq. Ft. 15,151 Sq. Ft. - 15,000 Sq. Ft. = 151 Sq. Ft. .__.~- -1~-1 Sq. Ft. + 100 Sq. Ft. X 4 Sq. Ft. = 6.0, Sq. Ft. 3,180 Sq. Ft. + 6 Sq. Ft. = 3,186 Sq. Ft. " , ~- r\ Mr. James Lindt September 2, 2004 Page 4 Lot 13 35,393 Sq. Ft. - 2,438 Sq. Ft. = 32,955 Sq. Ft. 32,955 Sq. Ft. - 15,000 Sq. Ft. = 17,955 Sq. Ft. 17,955 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 718.2 Sq. Ft. 3,180 Sq. Ft. + 718 Sq. Ft. = 3,898 Sq. Ft. Lot 14 23,256 Sq. Ft. - 1,395 Sq. Ft. = 21,861 Sq. Ft. 21,861 Sq. Ft. - 15,OQO Sq. Ft. = 6,861 Sq. Ft. 6,861 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 274.4 Sq. Ft. . 3,180 Sq. Ft. + 274 Sq. Ft. = 3,454 Sq. .Ft. Lot 15 18,856 Sq. Ft. - 1,344 Sq. Ft. = 17,512 Sq. Ft. 17, 512 Sq. Ft. - 15,000 Sq. Ft. = 2,512 Sq. Ft. 2,512 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 100.5 Sq. Ft. 3,180 Sq. Ft. + 100 Sq. Ft. = 3,280 Sq. Ft. Block 3, Aspen Grove Subdivision Lot 1 23,702 Sq. Ft. - 15,000 Sq. Ft. = 8,702 Sq. Ft. 8,702 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 348.1 Sq. Ft. nn ..J,180Sq.Ft.+... 348Sq . Ft.. =_.3,528 Sq. ..Ft.._. ... Lot 14 56,647 Sq. Ft. - 3,816 Sq. Ft. = 52,831 Sq. Ft. 52,831 Sq. Ft. - 50,000 Sq. Ft. = 2,831 Sq. Ft. 2,831 Sq. Ft. + 100 Sq. Ft. x 1 Sq. Ft. = 28.3 Sq. Ft. . 4,580 Sq. Ft. + 28 Sq. Ft. = 4,608 Sq. Ft. Lot 15 ., 93,102 Sq. Ft. - 50,000 Sq. Ft. = 43,102 Sq. Ft. 43,102 Sq. Ft. + 100 Sq. Ft. x 1 Sq. Ft. =431.0 Sq. Ft. 4,580 Sq. Ft. + 431 Sq. Ft. = 5,011 Sq. Ft. VANN ASSOCIATES, LLC Planning Consultants July 19, 2004 HAND DELIVERED Mr. James Lindt, Planner Community Development Department 130 South Galena Street Aspen, CO 81611 Re: Lots 10, 11, 13, 14 and 15, Block 1, Aspen Grove Subdivision; Lots 1, 14 and 15, Block 3, Aspen Grove Subdivision; and Two Adjacent Meets and Bounds Parcels. Dear James: As the attached commitment for title insurance indicates, Cohen Capital Corporation is under contract to purchase Lots 10, 1113, 14 and 15, Block 1 and Lots 1, 14 and 15, Block 3, of the Aspen Grove Subdivision. Two adjacent meets and bounds parcels, which are referred to as Parcels 1 and 2, are also to be acquired. The eight subdivision lots and the two meets and bounds parcels (collectively the "McSkimming Road Properties") are depicted on the Boundary Survey Map which accompanies this letter. Background The plat of Block 1 of the Aspen Grove Subdivision was approved by the Board of County Commissioners on June 3, 1958 and is recorded In Ditch Book 2A at page 246 in the office of the Pitkin County Clerk and Recorder. The plat of Block 3 was approved on July 1, 1963 and is recorded in Ditch Book 2A at page 291. Blocks 1 and 3 of the Aspen Grove Subdivision and Parcels 1 and 2 were annexed to the City along with the neighboring Eastwood and Knollwood Subdivisions on July 13, 1987 (see Ordinance No. 26, Series of 1987, attached hereto). The annexed area and the McSkimming Road Properties were zoned R-15B, Moderate-Density Residential, pursuant to Ordinance No. 28 which was also adopted on July 13, 1987. The properties are undeveloped with the exception of an existing single-family residence which is located on Parcel 2. While Parcels 1 and 2 are separately described metes and bounds parcels, they are believed to have merged prior to annexation as they were held in common ownership 230 East Hopkins Ave. . Aspen, Colorado 81611 . 970/925-6958 . Fax 970/920-9310 ~ Mr. James Lindt July 19, 2004 Page 2 by the seller in 1979, the year in which Pitkin County adopted its merger regulations. As it has been the City's policy not to create additional development rights in connection with annexation, the two parcels are believed to presently constitute a single parcel for development purposes. It should be noted that Ordinances Nos. 26 and 28, which annexed and zoned the McSkimming Road Properties, contain no refer- ence as to the individual properties annexed or to their development potential. Development Rights Based on the above, I believe that nine single-family residences may be constructed on the McSkirnming Road Properties exempt from the City's growth management quota system ("GMQS") regulations. More specifically, each of the eight subdivision lots is entitled to one single-family GMQS exemption pursuant to Section 26.470.070.B. of the Aspen Land Use Regulations (the "Regulations"). Lots 10, 11, 13, 14 and 15, Block 1 and Lots 1, 14 and 15, Block 3 of the Aspen Grove Subdivision were legally subdivided prior to November 14, 1977 and comply with the requirements of Section 26.480.020.E. Similarly, merged Parcels 1 and 2 were legally described prior to November 14, 1977 and contain an existing single-family residence which may be demolished and reconstructed exempt from GMQS as also provided for in Section 26.470.070.B. of the Regulations. Affordable Housing Mitigation The applicable GMQS exemptions are subject to affordable housing mitigation pursuant to Section 26.470.070.E.1. As accessory dwelling units are prohibited in the R-15B zone district, the mitigation options are limited to 1) the payment of an affordable housing impact fee, 2) the provision of an off-site deed restricted affordable housing unit, or 3) the restriction of the new single-family dwelling unit to resident occupancy. Assuming that the payment of the affordable housing impact fee is the purchaser's preferred option, it is my understanding that payment will be due at building permit and will be calculated based on the. Aspen/Pitkin Housing Authority's guidelines in effect at building permit application. 8040 Greenline Review Section 3 of Ordinance No. 26, Series of 1987 exempts the annexed area from the City's regulations pertaining to 8040 Greenline review. As a result, 8040 Greenline review will not be required to construct new residences on the McSkirnming Road Properties or to remodel, renovate, expand or reconstruct the existing residence located on Parcel 2. ~ Mr. James Lindt July 19, 2004 Page 3 Residential Design Standards Section 26.410.01O.B. of the Regulations expressly exempts residential development within the R-15H zone district from the City's Residential Design Standards. As a result, no review of the residences to be constructed on the McSkimming Road Properties or of any remodeling, renovation, expansion or reconstruction of the existing residence located on Parcel 2 will be required prior to building permit issuance. Allowable Floor Area Pursuant to Section 26.575.020.C., the calculation of allowable floor area in the R- 15H zone district does not require an adjustment for steep slopes. More specifically, no reduction in allowable floor area is required for slopes greater than twenty percent. The allowable floor area on each of the McSkimming Road Properties therefore will be based on each lot or parcel's lot area as defined in Section 26.57~.020.C. and the external floor area ratio contained in Section 26.71O.070.D.1O. of the Regulations. While each lot or parcel's allowable floor area will be calculated based on the Regula- tions in effect at building permit, the allowable floor areas based on the current Regulations are as follows. Note: The portion of the Skimming Lane easement encumbering Lots 10, 11, 13, 14 and 15, Block 1 and the McSkimming Road easement encumbering Lot 14, Block 3 has been deducted from each lot's area prior to calculating its allowable floor area. The floor areas exclude the five hundred square foot exemption for garages which is contained in Section 26.575.020.A.3. of the Regulations. Block 1, Aspen Grove Subdivision Lot 10 17,156 Sq. Ft. - 1,922 Sq. Ft. = 15,234 Sq. Ft. 15,234 Sq. Ft. - 15,000 Sq. Ft. = 234 Sq. Ft. 234 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 9.4 Sq. Ft. 3,180 Sq. Ft. + 9 Sq. Ft. = 3,189 Sq. Ft. Lot 11 17,712 Sq. Ft. - 2,561 Sq. Ft. = 15,151 Sq. Ft. 15,151 Sq. Ft. - 15,000 Sq. Ft. = 151 Sq. Ft. 151 Sq. Ft. + 100 Sq. Ft. X 4 Sq. Ft. = 6.0 Sq. Ft. 3,180 Sq. Ft. + 6 Sq. Ft. = 3,186 Sq. Ft. Mr. James Lindt July 19, 2004 Page 4 Lot 13 35,393 Sq. Ft. - 2,438 Sq. Ft. = 32,955 Sq. Ft. 32,955 Sq. Ft. - 15,000 Sq. Ft. = 17,955 Sq. Ft. 17,955 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 718.2 Sq. Ft. 3,180 Sq. Ft. + 718 Sq. Ft. = 3,898 Sq. Ft. Lot 14 23,256 Sq. Ft. - 1,395 Sq. Ft. = 21,861 Sq. Ft. 21,861 Sq. Ft. - 15,000 Sq. Ft. = 6,861 Sq. Ft. 6,861 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 274.4 Sq. Ft. 3,180 Sq. Ft. + 274 Sq. Ft. = 3,454 Sq. Ft. Lot 15 18,856 Sq. Ft. - 1,344 Sq. Ft. = 17,512 Sq. Ft. 17, 512 Sq. Ft. - 15,000 Sq. Ft. = 2,512 Sq. Ft. 2,512 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 100.5 Sq. Ft. 3,180 Sq. Ft. + 100 Sq. Ft. = 3,280 Sq. Ft. Block 3, Aspen Grove Subdivision Lot 1 23,702 Sq. Ft. - 15,000 Sq. Ft. = 8,702 Sq. Ft. 8,702 Sq. Ft. + 100 Sq. Ft. x 4 Sq. Ft. = 348.1 Sq. Ft. 3,180 Sq. Ft. + 348 Sq. Ft. = 3,528 Sq. Ft. Lot 14 56,647 Sq. Ft. - 3,816 Sq. Ft. = 52,831 Sq. Ft. 52,831 Sq. Ft. - 50,000 Sq. Ft. = 2,831 Sq. Ft. 2,831 Sq. Ft. + 100 Sq. Ft. x 1 Sq. Ft. = 28.3 Sq. Ft. 4,580 Sq. Ft. + 28 Sq. Ft. = 4,608 Sq. Ft. Lot 15 93,102 Sq. Ft. - 50,000 Sq. Ft. = 43,102 Sq. Ft. 43,102 Sq. Ft. + 100 Sq. Ft. x 1 Sq. Ft. = 431.0 Sq. Ft. 4,580 Sq. Ft. + 431 Sq. Ft. = 5,011 Sq. Ft. ~ Mr. James Lindt July 19, 2004 Page 5 Parcels 1 and 2 209,002 Sq. Ft. - 50,000 Sq. Ft. = 159,002 Sq. Ft. 159,002 Sq. Ft. + 100 Sq. Ft. x 1 Sq. Ft. = 1,590 Sq. Ft. 4,580 Sq. Ft. + 1,590 Sq. Ft. = 6,170 Sq. Ft. As we discussed, I would appreciate it if you would review the conclusions contained in this letter and verify my interpretation of the relevant regulatory provisions in the space provided below. Should you have any questions, or if I have misinterpreted the Regulations in any way, please do not hesitate to call. Yours truly, cc: Warren Cohen Millard J. Zimet, Esq. AGREED AND ACCEPTED: By: James Lindt Date: \.~ ,~ 73 ,- ~..: . -,,, ',' f"'\ eooK54 7 f~GE191 ORDINANCE No. ~ (series c.f 1!l87) AN ORDINJ\NCE OF THE CIT'l OF ASPE~' ZONING!.FP~O"I~':l'li:~X 79J;1.<::IU!:~ OF LAND KNOWN AS THE ASPEN GROVE SU~OIVISlqN, EAsTwt5dO SUBOtVI- SION, KNOLLWOODSU13DIVISION EXG):.USIV,E O:F~qg.~Q.'cjD, BLOCK 4 MORE PARTICUI.J\RLY DESCRIBED ON EXliIi3I':t' t1A".1\'.l"I'~CI!~[)I!'E~TO, ALSO KNOWN AS THE ASPEN GROVE/EASTWOOD/KNOLLW,OODANNEXATION'~: .C;:e~ERJ>..gY LOCATED EAST OF THE S1\LVAT:tON. DITCH. AND NOI.t':t'I!OF"..l:;.'.l'A.TE HIGHWAY 82, THE CITY OF A~PEN, PITKIN COUNTY ,COLORADO '1'0 R-isB . WHE1:'.EAS 1 the property o~mers 0 f Aspen Grove, Eastwood and Knollwood Subdivis~ons exclusive of Knollwood, Block 4 (herein- after referred t.o as the ASL'~n Grove, Eastwood/Kno1.: wood Annexa- tion Area specif~cally described in Exhibiit "A" attached hereto ~~C inco~rcrated herein and have petitioned the city of Aspen to be annexed; and ~fflEREAS, the Aspen/pitkin Planning Office notified property owners within the Aspen GrovejEastwood/Knollwood area of a public meeting on M3Y 19, 1987, to discuss zoning for the area; and WHEREAS, the As:pen' Planning and Zoning Commission held a duly noticed public hearing on June 2, 1987 to consider the creation of the R-15B Moderate Density Resid~ntial zone district recommended by staff and the application of the zone district: to the Aspen Grove/Eastwood/Kr:ollwood annexation area; and WHEREAS, the City Council has considered the recommendation of the Planning and zoning commission and has determin~d the proposed zoning to be compatible with !':tirrounding ione districts and land use 5,n the vicinity of the site. NOW, THEREFORE, BE IT ORDAINED BY THE CI'l'Y c:f50UNCIL OF THE n ::'!! N _ -i :>< xv> to <"JF= :z:< W 2i -i- -<)00 UJ ::000 ~. Ql m~ C'>_ 0 "s:- o'" ,:x: ::. ci!; CI c..r. "' ...., ;Ie CITY OF 2'S~EN, ,;CI,ORADO: -~ [.\, ~ ~: ..: ~_. -'. ........ '.",." ~ COOK 547 PME19Z section 1 1hat it does hereby zone to R-15B Moderate, Density Residen- tial that area commonly know as the Aspen Grove/Eastwood/Knoll- woc.d Annexation Area which area is epecifically descr.ibed in Exhibit A, attached hereto. Sect:ion 2 That the zoning District Map be amended to reflect the zoning described in Secticn 1 and the City Engineer is hereby authorized and directed to amend the map to reflect the zoning change. Section 3 Inasmuch as the area zoned by this ordinance consists of a newly ~nncxcd nrea with existing structures, the remodeling, renovation, reconstruction additions to existing structures and new construction in the area described in Exhibit "A" shall be deemed to have satisfied all requirements of Section 24-6.2 of the Municipal Code pertaining to 8040 Greenline review. Section 4 That the City Clerk is directed upon adoption of this ordinance to record a copy in the office of the Pitkin County Cl~rk and Recorder. 'Section 5 If any section, sUb-section, sentence, clause, phr'ase or portion of this. ordinance i5 for any re.ason held inval1d or unconstic:utional by and court of competent jurisdiction, such 2 .r I:' ........... , ... . "-"",, . .I \ \ eoolt 547 rAli~1.9:3 ...._", portion shall be daemp.d c. :;eparate, distinct and independent remaining portions thereof. provision and such holding shall not affect the validity of the section G A public hearing on the Ordinance shall be held on the ,~-::-"~"'~day of .l.. ~('_, 1987, at 5:00 P.M. in the City Council .,' Cha:r.\bers, Aspen city Hall, Aspen, Colorado, fifteen (15) days prior to which hearing notice of the ~arne shall be pUblished once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED published as provided by law by the City council of the City of Aspen on the 22nd day / ," .~ >' ..:'- '--;';"'._., c;.'" ,.. ...../ . (.:.,. L.._ ,. _ ~r_ 'OJ. ........ I William L. stirling, Mayor 1987. of .June, " , CF .0(. .,."'.:;;.'\ u"'-,:,. .. A........EST..' i .... ..,.. / .! ~Vr< ~ V ,~'Lf:eA / _ Kathryn.~,~och, City Clerk ('" "[/...' J: j(.t~~j'1.ir..y, c,dopted, passed and approved this /=?\fl'~(jay of ~.:~~,CJ~ ./ ,J , 1987. ,,'1i.fr.:as'll:r . '_ . ,/0';.'0;;.i.'~f'" ", , / 1":" . " !!::::f<--t..I'Ut4~.J l4. ~e.. .6.......-_ : ~~7l!.7:1. tGh, City Clerk ~ ""H.EM.J:.{ ;:l (<'r'" . J " " . "~,,. \/,.' ,I'" f~.(J "',:,~"" -_/{ .' ,/'"'.. ~~ .~.(;.?'" ..-:.< -' /' .' ..,-:5 ,,' /-;t:.-..-. ,".." ..1;:::- William L. stirling, Mayor 3 .po \ 1 I 1 1 I I I I....... I I I ! I I I~'~ -""'. ... ~ 6- '" sl< g 01 l 3 ~~ 1 !(ll 'r- in ~ 0> ... '" ~ ;'''' \M \'" ~~ " "'- '{ r- v. . ~ Yl_ ",,:0 N~ ~~ "'~ $;> )> ~ ~ 5. '" '" g " ~ \r- \ .-'i 'V') .)~ \ '<;3i \'M . G OL'S" , ," '~1 \ g31 ( :I - 10 ';1 l' I 006' ..0 . N 08'058 '00" .E 330.$4' (Parcel I-Calc.) 33.e..93' (Parcel 2) ~~ ~ f.O ~ ) If. r'w-" 0) ~~ ~ ~~ Ii- S 08'$0'00" IY 2.9.9.8.3' (Pield) 289.07' (Deed) 6 S 06' ~v.o't . o.~ A"" 'i1 ,_ \ ~ \, ~f" ) . ~ N .' \ 0 \' ( ','o~ \' ~ ~\ ~', tJ. .l~\..... \"'~, \~ \, \ ~ \ \_'~ 10, ~ J.ng> ~ ",g ~:o ~~ ~lI) ell- -n (,,,,,' -0 ~~ ['.. '_.1 ~~ . ~;'~. ~ :J/ ~ .g ~ !l ) "" Y> If. ~ €1 '" " '" ~ J ,/ .141.D9' 7J?.f.S' , -........'. r-Vl ~:t ~~ ~~ "'~ " ,. )> --/30.00' , I .tV //'08 '09" .E 470. 9$' (Calc.) /3 }:: ,iI'',,) ~, 471.$' (Piat) g: ~~ ~~ ~ If. ..~ Yl~ ~~ ~~ ~ 787.79' "''''iil ~!?10' c$ d.., .Jll.~"O ago q 1a 'ifi:<", "'''' "'[;: -~~ "', . S~ !! n~ 3!>- ~- Sf) ",r p~ ~ ~ ~ [;!' ~ ~~ .... ~ <:::,' ~ ~ ::J. ' ~ ~ '- ~ r~ YJ~ ~~ -0 ~~ { ~ ~ ~ ~ ~~ ~ ~ /J~ ~~ ~~ t~ N 15 ~ ~ f8 n~ ll" ~ .'-', ~ \ '", \1>- ~~ o>l< ... "'~ o " &; ~ ~ ~ i/.~ '::J '- SoCTlO:: 1~ -So-;;ON 17 J:. 3~ ~", zr Pit ~W j~ ==n 00 ~." "- '0 g ~ ;:: y, 'lli ;;; ~ c- >-- >- k ''1 '" ~J ~: ~ C l-:t <./. ~ " ") :-., ~ u '-c tr 1-- L. .:-:; ../~ r c c ? f- e-- L u i- :J::: ~ t:r C l-:t ~\'. ~ i) 8\ :';.':' ., ~;':~ ~..........' '''.'.':'>: 'i ~ BOOK 97: p~GE191 ORDINANCE No. 2fL.. (Series elf 1!:l87) AN ORDINANCE OF TilE CITY. OF ASPE:t!f .,~Cll>l'n~c:;; !.P:J?R,():l:q:~'1'l?:H:i.:?~:..~9~::; OF LAND KNOWN ASTHEASPE:N' GR,ClYJJ:S!111I)IYJ:~:r:ON, EASTWoo15$UBOI(rj:- SION, KNOU,WOOD SUI3D!V:rS:rONE:~Gtt1S:rYE:l?1f~g~!!9::~P, BLOCK 4. MOIm PARTICULARLY DESCRIBED ON EXHIB:r'l' nA"::,i\!,!,,i\9~I).J!E:E!!O, . ALSO KNOWN AS THE ASPEN GROVE/EASTWOOD/KNOLLWOODAmiE>CA'l'IONAREA; GE:N'E:RALLY LOCATED EAST OF THE : SAI"vA'l'ION'. 1):r-r~I:t1\l>l'1)l>l'9R'I.'ff()K.::;'l',i\'l'EJtJ:C:;;HWAY 82, THE CITY OF M2EN, PITKINCmrnTY, C6WRAOO"ifiOR-fsS'" ...., ,.'" WHEJ?.EAS 1 the property owners of Aspen Grove, Eastwood and Knollwood Subdivisions exclusive of l<nollwood, Block 4 (herein- after referred t.o as the Aspen Grove, Eastwood/Knol:wood Annexa- tionArea specifically described in Exhibiit "A" attached hereto a~o incorForated herein and have petitioned the City of Aspen to be annexed; and WHEREAS, the Aspen/pitkin Planning Office notified property owners within the Aspen Grove/Eastwood/Knollwood area of a public meeting on May 19, 1987, to discuss zoning for the area; and WHEREAS, the A:::pen' Planning and Zoning Commission held a duly noticed public hearing on June 2, 1987 to consider the creation of the R-15B Moderate Dl:;!npity Residential zone district recommended by staff and the application o,fthe zO,De. di,lE;trict to the Aspen Grove/Eastwood/Knollwood annexation arl:;!Cl.: and WHEREAS, the city Council has cons.idered. 1:h.E! ;reCOmmE!l1clai:::ion of the planning and Zoning commission and has dei:::e:rmJne.d . the proposed zoning to be compatible with stirrounding zone districts and land use in the vicinity of the site. NOW, THEREFORE, BE IT ORDAINED BY THE CITY ~OUNCIL .... :l? .... ..... ~ zen n;= :z:< -4- -c:)oo ,.0 ...,~ n_ 0(1) ::. co "' ,. c.n OF THE N c.o W ,J:l,." C> CITY OF ~SPEN, CCr~RADO: c; Ul CD ~ .:s:: m -.a ..:' ? J ~\ \ --J; ~t --- .~.....\ _._-~._--. -~~_... _... .~. --....".- section 1 That it does hereby zone to R-15B Moderate, Density Residen- tial that area commonly know as the Aspen Grove/Eastwood/Knoll- wood Annexation Area which area is specifically described in Exhibit A, attached hereto. section 2 That the Zoning District Map be amended to reflect the zoning described in secticn 1 and the City Engineer is hereby authorized and directed to amend the map to reflect the zoning change. section 3 :;'1, t ;' Inasmuch as the area zon~d by this ordinance consists of a newly annexed area with existing structur.es, the remodeling, '-', renovation, reconstruction additions to existing structures and t' , '...._i \ i "-.:~ new construction in the area described in Exhibit "A" shall be deemed to have satisfied all requirements of Section 24-6.2 of the Municipal Code pertaining to 8040 Greenline review. section 4 That the City Clerk is directed upon adoption of this ordinance to record a copy in the office of the Pitkin county \ Cl~rk and Recorder. section 5 If any section, SUb-section, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by and court of competent jurisdiction, such 2 ? 1<' i '" ~~~. ;...""'" ..~)... '"", ~ 4' '\ \ f"'l .."!;,.'t? 1"*\ BOOll 547 PAGE1.9:) portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. section 6 A public hearing on the Ordinance shall be 11.~ld on ..th.e /S':"~~'day ofCl..,.:Lt-f_, 1987, at 5:00 P.M. in the city Council // . .. . .:;"' Chambers, Aspen City Hall, Aspen, colorado, fifteen (15) days prior to which hearing notice of the same shall l:>.e published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED published as provided by law by the city Council of the city of Aspen on the 22pd day " /. _;,_..~" ..."",r . ...""J ,."/~ , ;:; ....'/ . '/'- //-~~~,. (/)~'~v"L-= / William L. stirling, Mayor 1987. .""'\. '( CF As /0::) '. "'~ ..f' AT'l'EST: ...'.'" ; U !&&!~\J >i/6~ / _ Kathryn : !<och, city Clerk , ..tI~.: (a:JA~~~~iLy, adopted; passed /'~ . ~_ ':V<- <:. <-s--- " .1 , 1987. city Clerk of June, . /"J'{~ and approved th~s /,~ day of ,/:/,./"- ///~ ~'/ pz::-z::..... ''''i. /t?' William L. stirling, Mayor 3 ,,po . ....... I I~" '- '" ~... , ~ i~ i i ... /':\ I ..; ",~,.~.' , ~ ;'-i ~ l . ~ ; '\ , f2"':11 ~ ~i; ~ I I . \ I EXHIBIT "A" EXTERNAT~ FLOOR AREA RATIO LOT SIZE (Sin9le-Fam;i.1y Structure~~ ) 800K 547 PAGE19S \ .. ( I << STANDARD ALLOWABLE SQ. FT. t'" 0-3,000 80 s.f. for each .70X(0-~,400) add. 100 s.f. in lot area 3,001-9,000 28 s.f. for each .70x(2,400-4,080) add. 100 s.f. in lot area 9,001-15,000 7 s.f. for each add. 100 s.f. in lot area 15,001-50,000 6 s.f. for each add. 100 s.f. in lot area 50,000+ 2 s.L for each add. 100 s.f. in lot area f', ,~;.,.. ~... .70x(4,080-4,500) j:~ .70x(4,500-6,500) :.... .', .70x(6,500+) ,- ;~" 1 . . . J.:~ . ,~ ; j \ , ! :...~..j ~~ ' ( ~; ,.. I f:,..:..... 1 , I ~. ~l ~ ! I In.::.::. . i I I~. .: 1::::"IH! '1"1 , ..1 1, :""11" . .., ';. . . I:; : if" '1' A ~;l; :!HI;:i ! l ~!!, i'l ;~;i}:j!: 'j:I'l'i:..,', , ' I d I [."ll'" ' ; ;:;: ;! lil:j! i I 'jlj :, ,j;(I,i:i ..' ~ iiij~ ~:l;l!ll ; ; :';i il :::,:;:;1 f -- 'l!" ,!. i .' I. '''' " ~:II.ll', ~ ;i;~: ::[;l~'! ~{i\ ~~:'l:' !, I~:"~if!l .. ~;:f\.. t~I'.. ;iti 1;! :... .:\i It "._!;;.: " , I '" '", l'l I.;. I' . ~'I -j'1':'1 ' · j"ll:1 i";;". '1"I"it',:i, 1: ill"" .: ~., h!:'r'll::! ':'1:' "I rill ~:ftl,l;"i :::::: t P1H !olt1.'1 :~ri:f'i!lr ;~'J rr!. 'h~ I : ! 'i;, ~!H;',:';II;;::,,::~,!.:!. !~llI".i,i ' ,I". ,....,l..,.;!..".ilil,,,.,lill'rd..,, a Z I.!." :'il~"rl"l'l"'"" IllI,'I;I. ~:.. o Q : h;;;l rl~:';~:I'I;~~;;i!;i~i;;H!:Uh:!!ttTI o L- ;;;d. .I:i" :.... 3= <t , .. f-X (/) w+ L5 ~ IA.: ~ I <l:~. _ .... w ~ ~ _ ~ -I -<' 1 ~ l~ ". " Attachment 1 i ~!: I' :,;, ;~f :t:! ! l~ J ;i~ ~j.! ~i~: ~!: .~;~~ 'i. II" ':mmm!l!f i!ll ~!f;;;~!~~..fi a.~H !HHii!~~!I;!};:!j nHHiuli!!!!h.. Hi! i:j~ .,. !~~ !li\ \ BOOK 1!!1Ijj ! III · II.! ll\ Iii t'~ !!' :;1\1 'fl ~!n '!" 'i/; 1t!li .:'~ , . . , d , . . , l;i Iq ih Ii h Y" ~ .f I; Ii! :h~:i .itt" t"..1, ;il ~~; , ; ii~i:' ll;ll:/~ lij~IH: 'il~t .(::.) I::ii 1j:I;1 ii :'1,:'1 . ii!iij: \1, . :""1: \':: '....- ,6 .~ . :1:1::';; ;;;;j;i;,:ii. .~!~: ~ ~~I , ~ +.:. .'. .... :;;~ .~:~. \ \ ~.~~. .f "~""'~""'~' ~".' I." '-'-'C)_"''':W:;)_/''ii''''.''''~>;0<, ,""'-;;, ;M);H*,~-i&..<<Ji_'~ ..a)' j" ~ 547 PA5E194 - ^ 130 S. Galena St. Aspen CO 81611 (970) 920-5090 (970) 920-5439, fax Aspen Community Development Department Fax To: John Ely From: James Lindt Fax: 920-5198 Pages: Phone: Date: 7/20/04 Re: Aspen Grove Subdivision Lots cc: o Urgent o For Review o PIE!~sE!~()mm!nt.. 0 ~1!~~!...lleply o Please Recycle . Comments: Hi John, John Worcester has directed me to write thE) attached letter of request to you related to the applicability of the County's merger provisions to several parcels in the Aspen Grove Subdivision. Please review the attached documents. Thanks, James Lindt Planner City of Aspen July 20, 2004 John Ely Pitkin County Attorney 530 E. Main Street . Aspen, CO 8161,1 AspEl''!" jPITl<::IN / . COMMUNITY DEVELOPMENT DEPARTMENT RE: Request for Interpret~tion Rel~ted t'o Merger Provision Dear John: I am writing this letter of request for interpretation at the direction of the City Attorney in regards to the applicability of the County's merger provisions as they relate to several parcels that were annexed into the City in 1987. The City of Aspen Planning Staffwas approached by Sunny Vann of Vann Associates, LLC regarding eight (8) lots in the Aspen Grove Subdivision aJ}d two (2) adjacent metes and bOUIlds parcels located just north of the Aspen Grove Subdivision (please see attached annexation map for location of parcels). Mr. Vann has made an argument to City Staff (see attached' letter) that Lots 10, 11, 13, 14, and 15, Block 1 ofth,e Aspen Grove Subdivision; and LotS 1, 14, and 15, Block 3 ,of the Aspen Grove Subdivision should be considered separate parcels and should not. have merged under Pitkin County's merger provisions even though they were in the same ownership as of the merger dates specified in the County Land Use Code beca).lse they were parcels located in a subdivision approved by the Board of County Commissioners. Mr. Vanll.has further argued thatthe two.(2) subject metes and bounds parcels should have merged because they were in the same ownership in 1979 and were not located in a subdivision approved by the Board of County Commissioners. / ' . , In Mr. V ann's argument that was detailed above, he indicates that Blocl< l' of the Aspen Grove Subdivision was approved and platted in 1958..However; in discussing Mr. Vann's argument with members of the County Planning Staff, it was expressed by members of the County Staff that Pitkin County did not begin doing official subdivision reviews until the 1960'5. Therefore, the City of Aspen Planning Staff and Attorney's Office would like your written interpretation as to whether the Comity's merger provisions should have applied to Lots 10, 11, 13, 14, and 15, Block 1, Aspen Grove Subdivision; and Lots 1, 14, and IS, Block 3, Aspen Grove Subdivision/ (~ . prior to their annexation into the City of Aspen in 1987. Please feel free to contact me at 920-5095 or John Wor<;ester at920~5055 with 'comments or . questions relating to this matter. Regards, I ~ ames Lindt, Planner City of Aspen Cc: Julie Ann Woods, Community Development Director John Worcester, City of Aspen Attorney 130 SOUTH GALENA STREET ' ASPEN, COLORADO 81611-1975 . PHONE 970.920.5090 . FAX 970.920.5439 Printed on Recycled Paper .~ Section 6-50 SUBSTANDARD SIZE LOTS (PC 6-5) Subsections: 6-50-010 Development Permitted on Substandard Size Lots or Parcf)ls 6-50-020 Cumulation of Substandard Size Lots 6-50-030 Separation ofplatted Substandard Size Lots 6-50-010 Development Permitted on SubstandlmiSize Lots or Parcels A single family dwelling unit is a permitted use on any legally created lot or parcel made substandard as to size by the imposition ofthe initial adoption ofthe Pitkin County Zoning Resolution of195 5, or the adoption of any relevant amendment thereto subject to compliance with the standards in thi~ section. A. The development of any principal land use other than a single family dwelling unit on a substandard size lot is prohibited. B. Land uses and structures that are accessory to the single family dwelling are permitted. (Prior code 9 6-501) 6-50-020 Cumulation of Subst:mdard Si:l:~ Lots A. "Common ownership" of contiguous substandard size lots or parcels shall cumulate with the exception that lots in subdivisions approved and signed by the Board of County Commissioners shall not cumulate regardless of their size. The aggregate area of the lots shall be considered as one (1) lot or parcel regardless of diverse times of acquisition by the common owner and whether or not the property was acquired before adoption of this regulation. B. If a public roadway which was in place prior to June 2, 1975 provides access to contiguous substandard size lots and separates such lots, the lots shall not cumulate. (Prior code S 6-502) 6-50-030 Separation of Platted Substandard Size L!"ds The Planning Commission may permit the separation oflegally platted substandard size 10ts'Yl1ich have not been approved by the Board of County Commissioners and which have. cumulated pursuant to Section 6-50- 020, subject to compliance with all of the standards in this section. In the ,case of m),lltiple, cumulated . substandard size lots, the County may limit the number oflots which may be separated and require lot lines to be reconfigured. Refer to Section 4-50 for procedures and Section 5-60 for submission contents. A. The lots must be located in a legally platted subdivision. B. 'The subdivision plat must have been legally recorded with the County Clerk in compliance with all subdivision laws in eff~ct at the time of recording. C. The Commission shall approve, deny, or limit the separation of cumulated substandard size lots based upon consideration of the criteria in this section. 6 ~ 1. Which could be created by any court in this State pursuant to the law of emineIltclomain, or by operation oflaw, or by order of any court in this State if the Board of County Commissioners of the County in which the property is situated is given timely notice of any such pending action by the court and given opportunity to join as a party in interest in such proceedings for the purpose of raising the issue of evasion of the County's suhdivisionregulations prior to the entry ofthe court order and ifthe)30arg ggesnotfile~l1 appropriate pleacling within twenty (20) days after receipt of such notice by the court; 2. Which is created by a lien, mortgage, deed of trust, or any other security instrument; 3. Which is created by a security or unit ofinterest in any investment trust regulated under the laws of this State or any other interest in any investment entity; 4. Which creates cemetery lots; 5. Which creates an interest or int(':restingil, gas, minerals, or water which is severed from the surface ownership or real property; or 6. Which is created by the acquisition of an interest in land in the name ofthe hll~1J(l.l1cland wife or other persons in joint tenancy, or as tenants in common, and any such interest shall be deemed for the purpose of this definition as only one interest. 7. Which creates parcels ofland, each of which comprises thirty-five (35) or more acres of land and none of which is i1l,tenged fgr use by multiple owners. 8. Which creates legally separate real estate interests through creation of condominiums pursuant to C.R.S. Section 33-33.3-101, et seq. or Section 38-33-101, et seq., cooperatives pursuant to CR.S. 33-33.3-101, et seq. or Section 33-33.5-101, et seq. and timeshares pursuant to CR.S. Section 38-33-111, as those provisions may be amended or replaced from time to time. The creation of these interests shall ngtr(':sllltinthe~ll1Jc:lJvi~igl}gn~g, the creation oflegally separate lots, nor shall it be considered an eyentofsubdivision, . SUBSTANDARD SIZELOT means any lot or parcel, no matter what the size, which is held in separate ownership and which does no .m~et th(':. mi1l,imum requirements for lot width or area as set forth in this Code, when a building permit is sought. SUBURBAN means a predominantly low-density residential area and/or sm(llkscal.~c;()mtrl.ercial area located immediately outside of and physically and socio-economically associated with an urban area, municipality or a city. SYSTEM IMPROVEMENT m~ans (lnimprovement to a public road planned and scheduled on the Pitkin County 20- Year Road Improvement Plan. TEMPORARY COMMERCIAL :USES are commerci(ll usesgfproperty for seventy-two (72) hours or less unless a longer duration is approved by the Board of County Commissioners atits discretion. 38 Suzanne Wolff, 09:51 A~0/2004, Fwd: County Merger Fr6visn Page 1 of 1 )(-Sender: suzannew@Ysam )(-Mailer: QUALCOMM Windows Eudora Pro Version4~~~~ Date: Fri, 20 Aug 2004 09:51:59 -0600 To: jamesl@Yco.pitkin.co.us From: Suzanne Wolff <suzannew@Yci.aspen.co.us> Subj ect: Fwd: County Merger Provisions Sub-Section 6-50-020, Curnulationof Sllb~tgtllc:l.'!rc:l Siz;~1Qts , Article 8, Definition of "subdivision or subdivided lWld" -s':lbsegtiQl1C:: )(-Sender: lancec@Ysam )( -Mailer: Q U ALCO MM WindQW~E11<;lQf'!PfQV~rsJ2114~1t.. Date: Fri, 20 Aug 2004 09:38:28 -0600 To: Suzannew@Yci.aspen.co.us From: Lance Clarke <lancec@Yci.aspen.co.us> Subject: Fwd: County Merger Provisions Could you please give James the citations )(-Sender: jamesl@sam )(-Mailer: QUALCOMM Windows ElldorC! PrQ VersiQn 4.2.0.58 Date: Fri, 20 Aug 2004 09:08:45 -0600 To: lancec@Yci.aspen.co.us From: James Lindt <jamesl@Yci.aspen.co.us> Subject: County Merger Provisions Hi Lance, Could you please identify the county land use code sections that in~lude tl:1y JW9111,yrger provisions you have. John Ely chose not make a determination as to whether some lots that were anne,x,ed .i..n.t,..o.."., the City were merged prior to their annexation. . So,ll~\\' itisllpt~Ch;i~'~~dI:"""""""o" Thanks, James James Lindt Aspen Community. Development 920-5102 Printed for James Lindt <jamesl@ci.aspen.co.us> 8/20/2004 ~ PODOLL & PODOLL, P.C. ATTORNEYS AT LAW TERRACE TOWER II ;;619 DTC PARKWAY. SCITF 1100 GREENWOOD VILLAGE. COLORADO 80111-3064 TELEPHONE: 1303) 861.4000 TELECOPIER: (03) 861.4004 RJ<'HARD H. 1'0001.1 ROBERT C. PODOLL SUSA!'; R HARRlS ROBERT A. KITSMILLF.R RICHARD C HOPKI!'" KERRI L KLEIN .~M\' 1.. EI.LlS August 23, 2004 James Lindt Planning Dcpt. City of Aspen 130 S. Galena Street Aspen, Colorado 81611 RE: Olivia Jones' Properties Dear James: Please be advised thatthis()ftlf~xepresents Olivia Jones, who was until recently, the owner of two unplatted lots in U.S. Mining Survey #6120, adjacent to the Aspen Grove Subdivision. The first pared contains 3.39 a.eres and\vas. acquired by Olivia Jones on August 21, 1958 by deed from the Benedict Land and Cattle Company. The second parcel contains 1.4 acres and was acquired by Olivia Jones on June 8, 1967, also from the Benedict Land an.d Ca,ttle Company. In May, 1979. the Pitkin County Land Use Code was mnendedby the County Commissioners in Resolution 79-54. As part of the amendments, the definition of subdivision. ""liS. amellci~(lto include the event that "1\'iO or more contiguous parcels ofland previously, separately conveyed (or described) shall come under single ownership...." We believe that Ms. Jones' separate ownership of the two un-platted parcels above-described existed prior to, and was unaffect~d by the passage of Rf:'solution 79-54. Refening to principles with which we are sure you are familiar, no ordinance or regulation may operate retrospectively. A law is "retrospective" if it creates a new obligation, imposes a new duty, or attaches a new disability in respect to transactiol}s orc.Qns,iciel"aJiof1salr~~dy passed. Clearly, prior to 1979, Ms. Jones owned two parcels of properties which she had acquired years earlier, and which could b~ encumbered, developed or sold separately. Resolution 79-54 could not impose upon Ms. Jones the obligation to subdivide that which ~a~ (ilready divided prior to its enactment. :vis. Jones remained the owner ofthese un-platted parcels when they were annexed into the ......... 1/. .......~ PODOLL & PODOLL, P.c. City of Aspen in 1987. The City has informed us that the annexatiog dig notaffeft th~"l11er-?er" status of the parcels. We have asked that Pitkin c:c)UIlty advise us of the status of the parcels prior to annexation. The County Attorney however has declined to help with this issue. However, you apparently recognize that the subject properties, being separately owned prior to the merger regulatiol).s, would continue as separate if they had established separate residential uses. This is the principle enunciated in ntlInerOUS zoning cases which dealt with permitted uses under a zoning code. Although I am not ready to concede that these principles apply to "merger" regulations as opposed to permitted uses in a zoning district (even noting that one division of the Court of Appeals has analyzed the Pitkin County merger regulations in these tenns in Wilkinson v. Board ofCo1.lIlty ~omm'rs, 872 P.2d 1269, 1275 (Colo. Ct. App., 1993)), it doesn't seem to matter in the present situation. J believe we agree that one ofthe tWQ adjacent parcels did have a residential use establisl1~9 prior to 1979. Therefore. that parcel (even under the WiJkinson analysis) was not affected by the subsequent merger regulations. and did not merge with the adjacent parcel. Since there were only . two parcels capable of merging, and one was not merged, the other, having nothing to merge with, was un-merged as well. We therefore request that on behalf of the City of Aspen, you confirm that the two parcels were not merged as of 1987 before anne)(Clti()IlimQtl1~c:ity of Aspen. Concerning the constitutional impediment precluding the retrospective application of legislation to property rights, we enclose an abbreviated white paper for you review. However, I repeat that we need not detennine whetl1<;;r merger provisions are analogous to permissible zoning uses, because two parcels cannot merge if one of those parcels is not subject to the merger regulations. Thank you for your cooperation inthis matter. Yours very truly, PODOLL & PODOLL, P.C. ------ . BY:'~~~ Robert C. Podoll . RCP'nf cc: Ms. Olivia Jones Chris Seldin, Esq. John \Vorcester, Esq. ~ CIT A TION OF AUTHORITIES PERTAINING TO RETROSPECTIVE APPLICATION OF REGULATIONS"AND'ORDINANCES" "'.," , ,_".",: _,,:'-;"', :',- ": "",.,_ <"<-'_"/>;'X_"":i""~"'i'~>'""";,h;,:,,,~_,..,,\"'<<:<;( :;'+'<<<,'d,-,>j:;":',~:;,.':,;;, ;,;;;,::-,-;';~,"1S\:;-f:;:'?/;:::;:>;,::-~:::<,(:Y::::';:~:>::!,):,. ::;> The Colorado Constitution provides in Articl~ 2at S~c:ticlI1 JJ:::Nq~x postfacto law, nor law. impairing the obligation of contracts, or retrospective ~n its operation, or making any irrevocable grant of special privileges,. franchises or immunities, shall be passed by the general assembly." This fundamental protection "prevents unfairness that would result from changing the consequences of an act aftyrthat act has occurred. Va.n. S......l.....c......k...I.,..e..,....v..........B......0. Y.. e...s....,....79.. 7 P. 2d (1267 (Colo. 1990)." z.J. G~fts D-2, LLC 1'. City~jA~;or~,20'64Colo:App. Lexls869. . As interpreted by the courts of Colorado, a statute is retrospective ifit "takes away or impairs vested rights acquired under existing laws, or creates a new obligation, imposes a new duty, or attaches a newdisllpility, in respect to transactions orc:onsicierc:t!iQ!l~ll!r@,ll<:lY passed." Continental Title Company v. District Court, 645 P.2d 1310 (Colo. 1982). The Colorado Supreme Court wrote in Gates Rubber Co. V. SOlJth Suburban Metro. pis.!., 1 83c;olo}22 (Colo. 1973):. "...vested rights may not be impaired by the retroactive Qperation of a statute. [Citations omitted]." It is clear that thi~prohibition applies to county regulation as well as. state stil;tu~y.... "\Vhattp.~ legislature cannot do at the s~ate.Jev~UIlthis cormec:tion,tp.ecitj' council c~ot dQ in IIll,lIlicipal affairs." Saur v. County Comm 'rs o.(La;i~;';c;;;j;;Y;525 P. 2d 1 i 75, 1176 (Colo. App. 1974), quoting Denver v. Denver Buick, 141 Colo. 121,347 P.2d 919 (Colo. 1959). Factually, it is assumed that Olivia Jones acquired two adjacent unplatted lots in 1958 and 1967, respectively. Prior to 1979, Olivia Jones had ~h~rights to sell, encumber or develop each lot separately. "The purpose of the constitutional ban on r~.trospective legislation, like the ban on expost facto laws, is to prevent the unfairness that resultsf:r()lri~hill1ging the legal consequences of an act after the act has occurred. Peoples natural Gas Div. v.P'y/?,Uf,(}XiLG()rrlm, 197 Colo. 152, 590 P .2d 960 (1979)." Trailer Haven MHP v. City of Aurora, 81 P.3d 1132 (Colo.App. 2003). The amendment totl1e PitkiJ,1GOl.lIlty Land Use CodeWQuld ryquire the additional bl.ml~Ils of subdivision before Ms. Jones cQ1.l1d P~J~~\Qr(;ci 1() th~~3;IIl~~~tgfrights she enjoyed before the amendm~nt. Resolution 79-54. c()l.lldIl()LR(;applied retroactively to impose upon Ms. Jones additional duties OJ obligations for the enjoyment of the same. rights she possessed upon the acquisition of the parcels. "1 '" ~ . - .~ ~~, ~r ~~ ij,~: ~.~ ~ f.... ./ ~ /$ 'r...,s" / I I '~ ~.;(_..~ ,/\ ./d-:i ,."p' - \ . // \--- .~;::,." /// ~~\ - ,L ,,_ /fj \ ':":~-.r:-#---' ,:11"'1. -\ ~:~;:;:.\ - .,"- - "''''- ~ " .. .'\ ~ ." . ."'" ,. .,../....... \ ,,' , "... _. \'" \ \ "...e' \ .-'- -' ' I,~"'=~ \; . ~ ~, I; ~\ \. \ . \.._ -" ","''''!--''''./ i , . !'\ ,.-.,\"'...... "-'J ~"~ I - !~I .+... ,.., ;,f.t=:. ,/~ ,_.."'.. ""." ,p.J.\-:' ,;. ;\ ' IIr>IJ' ~ -<\ I" ' / I ~... \ (-, ,J \ \,.t,/ t ,,1 , "1/ " Ii ~~ /~~ 'l~\t\lf----_. \~+ ~~~I.f .;;.., , .-:;::::' \ "'-- ,/ ,..:.. A 1'1 .;'_. ! . /"y ", '\ . / 11, \ / . I I ././ --;/ ~ 7 "",.n";..:-r-_ \.~./ -\"- 11; t,;:;' "-' '.--, ". r L ;..-" /'___ _....__ ~ _ _ .:;;;-.._ .J ,/. .... .'~ .",-""oC'- ~ ~:; / \ //' \./ ,.-.' I / / 13 ....~~tll " j /~ .z.-.JjP' /I 'I."~. . - , , . , I I i 1/ ~'. r..\ X-Mailer: Novell GroupWise Internet Agent 6.0.1 Date: Wed, 18 Aug 2004 15:55:18 -0600 From: "Podoll" <Rob@podoll.net> To: <JohnW@ci.aspen.co.us> Subject: Fwd: unplatted lots X-MX-Spam: fina1=0.01000000QO; rbl~0.5000000000(0); stat=0.0100000000; spamtraq- hem=0.5000000000(2004081802) X-MX-MAIL-FROM: <rob@podoll.net> X-MX-SOURCE-JP: [69.15.128.254] X - Mai1Scanner- Information: Please contCl~ttheI~P Jor IIlore informati()n X-MailS canner: Found to be clean Hi John, This e-mail was sent in response to some questions John E1y had about the location of the lots. Rob Podoll 303 861-4000 . Rob@podo11.netDate: Wed, 28 Ju12004 11:48:04 -0600 From: "Podoll" <Rob@podol1.net> Subject: unplatted lots Mime-Version: 1.0 Content- Type: multipart/mixed; boundary="= _9BBl3F441 ,0061 0(;04" Hi John, Thanks for taking my call yesterday. I have scanned pictures of: a. the site as it relates to Aspen's geography, b. Block 3 Aspen Grove Subdivision which is adjacent to the unplatted lots, . c. a survey of the unplatted lots (the adjacent lots .are platted in B10ck~ 1 and 3 Aspen Grove Subciivision) d. Aspen Ordinance 26, 1987 which zoned Aspen Grove to be R-15B, Moderate Density Residential, when it was annexed. I hope this begins to answer some of the questions you had about where these lots were and wha.t.y.r~ y.r~r~4~Cl1ing with. I don't know yet what the County zoning was prior to annexation, but I am working on that, and hope to supplement this withlI1Qr~ iIlfC>l1llation. Thank you for looking at this request. Rob Podoll 303 861-4000 Rob@podoll.net file://C:\DOCUME~ 1 \JOHNW ~ I.ASP\LOCALS~ 1 \Temp\eud111.htm Page 1 of2 8/1812004 ~ t?;:~~1E~~,'~:~' .~~~))~s\;fii/p:~~ii':::>~;:' ",~!':" " :"'~ ~:--:---:;,_,:,,:,!:,"~'"'''' -.....~ ,"~"c,.,;r"""~~~"'" . t"~ '. ,'__"' - .' .,: \". "'" '. ":",,,,~.:., ,-",.. . .' ::C' .,:/ ;;..... . . .' . \ . " . "." .. ,.. , "." "'.; ...... 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FLOOR AREA RATIO STANDARD 80 s. f. for each add. 100 s.f. in lot area 2B s.f. for each add. 100 s.f. in lot area ., s.f. for each add. 100 s.f. in lot area 6 s. f. for each add. 100 s.f. in lot area 2 s.f. for each add. 100 s.f. in lot area BOOK 547 PAGE195 .. ALLOWABLE SQ. FT. .70x(0-2,400) .70X(2,400-4,080) .70x(4,080-4,500) .70x(4,500-6,500) .70X(6,500+) ,~: . . ~ . 0, , ............... i :~ .. I ,1 , I f. I ~ ~...