Loading...
HomeMy WebLinkAboutcoa.lu.cu.735 W Bleeker St.A047-98PPN: 2735-124-45001 Case A047-98 7735 W. Bleeker Conditional Use jlu COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Streptr Aspen, Colorado 81611 (970) 920-5090 City of Aspen 1041 Land Use: � 'r' 'f Deposit - 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1 163 City Engineer 1205 Environmental Health 1 190 Housing — Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection Other Fees: 1006 Copy 1302 GIS Maps 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1384 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1164 School District Land Ded. TOTAL 1 _ NAME:_ I . �-- -�C ADDRESS/PROJECT:_ PHONE: CHECK# 4-�-- CA ER T`#�• # OF COPIES: D TE: ! r { r< < IN IAL .g1•• !.�.�..�.�� ' tpil MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Interim Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: 735 W. Bleeker Street Conditional Use Review for Two Detached Dwellings on a 6,000 Square Foot Lot, Two Accessory Dwelling Units, Special Review for Off -Street Parking, and Landmark Designation- Public Hearing. DATE: October 6, 1998 SUMMARY: The applicant is requesting approval for two (2) detached residential dwellings on a 6,000 square foot landmarked designated lot, and two (2) Accessory Dwelling Units, both of which are Conditional Uses permitted in the R-6 zone district. One parking space waiver is requested via the Special Review standards. The Planning and Zoning Commission is also asked to recommend approval of landmark designation. Community Development staff recommends that the Conditional Uses, Special Review, and Landmark Designation at 735 W. Blecker Street be approved, subject to conditions. APPLICANT: Drew Dolan, represented by Charles Cunniffe Architects. LOCATION: 735 W. Bleeker Street, Lots A and B, Block 18, City and Townsite of Aspen. ZONING: Medium -Density Residential, (R-6). CURRENT LAND USE: Single-family residential. The site in question contains a historic home of approximately 1,084 square feet. LOT SIZE: The lot in question is a 6,000 square foot lot, which meets the minimum requirements for the zone district. ALLOWABLE FAR: The allowed floor area for a single family house on this site is 3,240 square feet. Two detached dwellings on this lot will also be restricted to 3,240 square feet. The Accesory Dwelling Units are below grade, so no FAR bonus is requested. Each of the free market units will have a single stall garage. PROPOSED LAND USE: Two (2) detached single-family residences with attached garages. Two below grade "Accessory Dwelling Units." REVIEW PROCEDURE: Conditional use and Special Review by the Planning and Zoning Commission require a public hearing. They are one-step reviews that require notification to be published, posted and mailed in accordance with Section 26.52.060(E). The following sections of the code are applicable to the request to allow two detached units on a 6,000 square foot lot: Section 26.28.040, Medium -Density Residential (R-6); Section 26.60.040, Standards Applicable to All Conditional Uses. In regard to the Accessory Dwelling Unit, the following section of the code is also applicable: Section 26.40.090, Accessory Dwelling Units. For special review; Section 26.64.040.13, Off-street Parking Requirements, will apply. Landmark designation is a three step process, with recommendations made by the Historic Preservation Commission and Planning and Zoning Commission, with a final decision made by Council. The applicant is currently in the HPC review process, with a request for Conceptual Review, Partial Demolition, On -Site Relocation, Landmark Designation, and variances to the side yard setbacks. The project has improved significantly from the original submittal, and at this time HPC's only remaining concern is with the compatibility of the addition to the historic house. REFERRAL COMMENTS: Referral comments from the Aspen Consolidated Sanitation District, Housing, and Environmental Health are included as Exhibit B. These comments have been incorporated as conditions of approval. STAFF COMMENTS: Section 26.28.040, Medium -Density Residential (R-6) Two (2) detached residential dwellings on a landmark lot of at least 6,000 square feet is permitted as a conditional use in the R-6 zone district. One Accessory Dwelling Unit, which are not counted for purposes of density limitations, is also permitted for each house. The applicant has requested from the HPC a west side yard setback variance of 1'8," a 5' rear yard setback variance, and a 5' combined front and rear yard setback variance. These are required so that the two free market units can be separated from each other, which HPC finds to be a very positive proposal. The site coverage is not allowed to exceed forty (40) percent (2,400 square feet), and the maximum roof height cannot exceed twenty-five (25) feet, as measured to a variety of points depending on the particular roof slope. There must be a total of six (6) off-street parking spaces provided (two (2) for each dwelling 2 unit; one (1) each for the ADUs). The applicant requests a waiver of one parking space from P&Z. Section 26.60.040, Standards Applicable to All Conditional Uses Pursuant to Section 26.60.040, a development application for a conditional use approval for two detached units on a 6,000 square foot lot and two accessory dwelling units shall meet the following standards: (A) The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the zone district in which it is proposed to be located. Response: The stated purpose of the R-6 zone district "is to provide areas for long-term residential purposes with customary accessory uses... Lands in the Medium -Density Residential (R-6) zone district are generally limited to the original Aspen Townsite, contain relatively dense settlements of predominantly detached and duplex residences and are within walking distance of the center of the city. " The proposal would provide two long-term detached residential units, one of which is 1,400 square feet and one of which is 1,700 square feet. Two "Accessory Dwelling Units," which may be rented to year round working residents, are also provided. ADUs are allowed as conditional uses in the R-6 zone district, and the proposal helps further one of the stated themes of the AACP with regard to "revitalizing the permanent community" by "increase(ing) resident housing." Also, the proposal is consistent with the following purposes, goals, objectives and standards of the AACP: • "Promote, market and implement Cottage Infill and Accessory Dwelling Unit programs;" • "Develop small scale resident housing which fits the character of the community and is interspersed with free market housing throughout the Aspen Area and up valley of Aspen Village;" and, • "The public and private sectors together should develop . . . employee -occupied accessory dwelling units, to achieve the identified unmet need to sustain a critical mass of residents." The "Intent" of the Design Quality and Historic Preservation element of the AACP is to "ensure the maintenance of character through design quality and compatibility with historic features." This section of the AACP also declares that "the loss of our historic architecture through total removal or insensitive adjacent development must be prevented." The applicant could, by right, make an addition of some 2,100 square feet to the existing historic structure but has, instead, decided to preserve the miner's cottage with a more modest addition, and place a new detached home, also of a relatively small scale, behind it. 3 (B) The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Response: The subject parcel is surrounded by single-family residential and some commercial uses. The proposed development is both consistent and compatible with the existing residential development in the immediate vicinity. From a visual perspective, the proposed development would be highly compatible with the historic nature of the surrounding area, as described above. The proposed density of one (1) dwelling per 3,000 square feet of lot area is consistent with the historic development pattern of Aspen. (C) The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. Response: The proposal will help to preserve a historic resource while developing the property in a manner that creates an attractive and appropriately scaled residential area at the entrance to town. The property is situated on important vehicular and pedestrian routes and will be an asset to their character. The proposed development would ensure that this gateway to town includes human and pedestrian -scaled homes, rather than the "hunchback" addition to historic structures which are very undesirable. All vehicular traffic, trash, utilities and services will be located off the alley at the back of the site. The "Accessory Dwelling Units" are located below grade and have private entries. (D) There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. Response: The property is in the historic Aspen Townsite and all services and facilities are immediately available. (E) The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Response: According to Section 26.100.050(A)(2)(c), in order to qualify for a single- family GMQS Exemption, the applicant has three (3) options: provide an accessory dwelling unit, pay the applicable affordable housing impact fee, or record a resident - occupancy deed restriction on the single-family dwelling unit being constructed. Housing 4 mitigation would only be required for the new home that is proposed on the site, but the applicant has chosen to provide an ADU for both units. (F) The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this title. Response: The proposed conditional use will comply with all additional standards imposed on it be the AACP and by all other applicable requirements of the Municipal Code. Section 26.40.090(B), Accessory Dwelling Units, Development review standards 1. The proposed development is compatible with and subordinate in character to the primary residence located on the parcel as well as development located within the neighborhood, and assuming year-round occupancy, shall not create a density pattern inconsistent with the established neighborhood. Response: The proposed units are studios which exceed the minimum size requirement for Accessory Dwelling Units. Each has a private entrance, although there are interior doors which connect to the rest of the houses. One unit will have a parking space, but the other is requested to be waived by Special Review because it cannot be accommodated on the site. The City has developed programs to encourage this sort of infill housing development. Z Where the proposed development varies from the dimensional requirements of the underlying zone district, the Planning and Zoning Commission shall find that such variation is more compatible in character with the primary residence than the development in accord with dimensional requirements. Response: The applicant is in the HPC review process and has requested setback variances to allow the two free market units to be detached from each other. No dimensional variations are needed for the Accessory Dwelling Units. 26.64.040 Review standards for special review. Off-street parking requirements. Whenever the off-street parking requirements of a proposed development are subject to establishment and/or mitigation via a payment in lieu by special review, the development application shall only be approved if the following conditions are met. 5 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 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: Six parking spaces are required for the project; 2 for each free market unit and one each for the Accessory Dwelling Units. Only five spaces can be accommodated on the site plan; one each in garages, two stacked behind the garages, and one pull in space, parallel to the back of the new house. The property is located on the bus line and there is adequate on street parking available to meet the needs of the project. 2. In all zone districts, where the off-street parking requirement may be provided via a payment in lieu, the applicant shall make a one-time only payment to the city, in the amount of fifteen thousand dollars ($1 S, 000.00) per space. Approval of the payment -in -lieu shall be at the option of the commission. The payment -in -lieu of parking shall be due and payable at the time of issuance of a building permit. All funds collected shall be transferred by the Building Inspector to the Finance Director, for deposit in a separate interest -bearing account. Monies in the account shall be used solely for the construction of a parking structure or similar new parking facility within or adjacent to the zone districts to which this subsection applies. Fees collected pursuant to this section may be returned to the then present owner of the property for which a fee was paid, including any interest earned, if the fees have not been spent within seven (7) years from the date fees were paid, unless the Council shall have earmarked the funds for expenditure on a specific project, in which case the Council may extend the time period by up to three (3) more years. To obtain a refund, the present owner must submit a petition to the Finance Director within one (1) year following the end of the seventh (7th) year from the date payment was received. 6 For the purpose of this section, payments collected shall be deemed spent on the basis of the first payment in shall be the first payment out. Any payment made for a project for which a building permit is canceled, due to noncommencement of construction, may be refunded if a petition for refund is submitted to the Finance Director within three (3) months of the date of the cancellation of the building permit. All petitions shall be accompanied by a notarized, sworn statement that the petitioner is the current owner of the property and by a copy of the dated receipt issued for payment of the fee. In order to insure that the payment -in -lieu rate is fair and represents current cost levels, it shall be reviewed within two (2) years of its effective date, and every two (2) years thereafter. Any necessary amendments to this section shall be initiated by the Commission or the City Council to address the results of the review. Response: The R-6 zone district allows for required parking to be reduced for historic landmarks and for Accessory Dwelling Units. The Historic Preservation Commission is in favor of the site plan and the separation of the two houses from each other. There does not appear to be any reasonable way to accommodate the sixth parking space without significantly impacting the plan, therefore staff recommends that a cash -in -lieu payment be accepted. 3. Off-street parking provided for multi family dwelling units which do not share a common parking area is not required to have unobstructed access to a street or alley, but may consist of garage area, parking strip or apron provided that the applicant demonstrates that adequate landscaping will be installed to reduce the parking's visual impact. Developments consisting of three or more dwelling units shall install one (1) planter buffer per three parking spaces. Planter buffers shall be a minimum of ten (10) feet long by two and one-half (2-112) feet wide by two (2) feet high unless otherwise varied by the Commission. The location and dimensions of the planters may also be varied by the Commission based on site specific circumstances provided that no fewer than one (1) planter buffer is provided per three (3) off-street parking spaces. Multi family projects using this provision shall access parking from the alley, if available. Response: The proposed project does not meet the definition of "multi -family" development. Section 26.76.020, Standards for historic designation. Any structure that meets two or more of the following standards may be designated "H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community: 7 A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Response: This structure is a good example of housing built in Aspen in the late 1800's. It has a typical floor plan, gabled roof, a front porch which has been enclosed, and detailing which was common to these buildings. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: At one time, there were many miner's cabins in this neighborhood. There are several others located along West Bleeker Street, and several similar small houses along Main Street, behind the building. Staff believes that the preservation of these small houses is important to maintaining the character of the area. K Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic significance. It is located on a prominent corner at 7th and W. Bleeker (southeast corner) and is surrounded by several mature evergreen trees and a white picket fence. The structure exemplifies an earlier era of Aspen architecture, and is representative of miner's cottage vernacular. STAFF FINDINGS: Based upon review of the applicant's land use application and the referral comments, Community Development staff finds that there is sufficient 8 information to support the request. The proposal meets or exceeds all standards applicable to the review of conditional uses, special review, and landmark designation. The proposed development seeks to preserve an historic resource at the gateway to town by maintaining its scale, form, and design while adding one new and appropriately scaled home of small -to -moderate size by Aspen standards and two Accessory Dwelling Units. RECOMMENDATION: Community Development Department staff recommends that the conditional use request to develop two (2) detached dwellings, two Accessory, Dwelling Units, and recommendation for Landmark Designation for 735 W. Blgeker Street be approved with the following conditions: -{- c.h-byt `J1 �V �t ✓1 1. The Planning and Zoning Commission recommends landmark designation finding that the structure is eligible for landmark status as it meets criteria B, D, and E. 2. The approvals contained herein shall be of no force unless and until the proposed Historic Landmark Designation is granted final approval by the adoption of an ordinance to that affect by City Council. The project must also receive final significant development approval from the Historic Preservation Commission for the design and layout of the proposed development. 3. The approvals contained herein are fully contingent upon the applicants' receiving approval of the needed variances from the dimensional requirements of the underlying R-6, Medium -Density Residential zone district; the conditional use approval shall not create any nonconformities. 4. Prior to the issuance of any building permits, the applicant shall: a. Complete all tap permits through the Aspen Consolidated Sanitation District. b. Verify that the site development will meet the runoff design standards of the Land Use Code at Section 26.88.040(C)(4)(f), and the building permit application must include a drainage mitigation plan (full size - 24" x 36") and report, both signed and stamped by an engineer registered in the State of Colorado. The applicant must also meet the other concerns of the Environmental Health Department as stated in "Exhibit B" of Amy Guthrie's memo dated October 6, 1998. c. In the event required, a tree removal permit must be obtained from the Parks Department for any trees that are to be removed or relocated; also, no excavation can occur within the dripline of the tree(s) to be preserved and no storage of fill material can occur within this/these dripline(s). e/ Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the unit to ensure compliance with the following conditions of approval: a. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County Housing Office for approval. Upon approval of the deed restrictions by the Housing Office, the applicant shall record the deed restrictions with the Pitkin County Clerk 7 and Recorders Office with proof of recordation to the Planning Department. The deed restriction shall state that the accessory units meets the housing guidelines for such units, meets the definition of Resident Occupied Unit, and if rented, shall be rented for periods of six months or longer. b. The unit must be a totally private unit, which means the unit must have a private entrance and there shall be no other rooms in this unit that need to be utilized by the individuals in the principal residence; i.e. a mechanical room for the principal residence. c. Kitchen plans shall be verified by the Housing Office to ensure compliance with specifications for kitchens in ADUs. d. The ADU shall be clearly identified as a separate dwelling unit on building permit plans and shall comply with 1994 UBC Sound Transmission Control guidelines (Appendix Chapter 12, Division II, Section 1208) and natural light requirements. �p ,,4-"' Prior to the issuance of any Certificates of Occupancy, the applicant shall: a. Install detached sidewalks of at least five (5) feet in width as recommended by the Engineering Department. Any sections of curb and gutter in disrepair shall be replaced and the applicant shall sign a curb and gutter agreement; b. Install any new surface utilities requiring a pedestal or other above ground equipment on an easement provided by the property owner and not within the public rights -of -way; said easements shall be depicted on the building permit application plan sets. c. Agree to join any future improvement district(s) which may be formed for the purpose of constructing improvements in adjacent public rights -of -way; the agreement shall be executed and recorded concurrently upon approval of this application; and, d. Permit Community Development Department, Engineering and Housing Office staff to inspect the property to determine compliance with the conditions of approval. Submit as -built drawings of the project showing property lines, building footprint, easements, any encroachments, entry points for utilities entering the property boundaries and any other improvements to the Aspen/Pitkin County Information Systems Department in accordance with City GIS requirements, if and when, any exterior renovation or remodeling of the property occurs that requires a building permit. In the event required, the applicant must receive approval from: • The City Engineer for design of improvements, including landscaping, within public rights -of -way; • The Parks Department for vegetation species, tree removal, and/or public trail disturbances; • The Streets Department for mailboxes and street cuts; and, 10 • The Community Development Department to obtain permits for any work or development, including landscaping, within the public rights -of -way. During construction, noise cannot exceed maximum permissible sound level standards, and construction cannot occur between the hours of 10:00 p.m. and 7:00 a.m. If the proposed use, density or timing of the construction of the project change, or the site, parking or utility plans for this project change subsequent to this approval, a complete set of the revised plans shall be provided to the Engineering and Community Development Departments for review and re-evaluation, or for referral back to the Planning and Zoning Commission. 11 All material representations made by the applicant in this application and during public meetings with the Planning and Zoning Commission shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a Board/Commission having authority to do so. ALTERNATIVE RECOMMENDATIONS: The Planning and Zoning Commission may decide to approve the proposal with the conditions outlined above, approve the proposal with additional and/or modified conditions, or deny the request. RECOMMENDED MOTION: "I move to approve the conditional use requests to place two (2) detached residences on 735 W. Bleeker Street, as well as two (2) Accessory Dwelling Units, waiver of one on -site parking space for a cash -in -lieu payment, and recommendation for landmark designation with the conditions outlined in the Community Development Department memo dated October 6, 1998, as incorporated into Resolution 98- ." EXHIBITS: "A" - Conditional Use Application "B" - Referral Comments "C"- Resolution 98- I PROJECT: LAND USE APPLICATION APPLICANT: Name: D,, . w QES1oENGE Location: 7 3 C- W. BLEE(l e.Q , LOT A � 13 13Lu6(c lei L rr-r 4 T'va+31TE ' aC '"PErL (Indicate street address, lot & block number, legal description where appropriate) Name: ppEw V oL^tq Address: -73S w. azezjcz,¢, Phone #: '77--_ II &C) REPRESENTATIVE: Name: GH.4R.c.ES Ct�r+MIF i4>it�cTS _w �� Address: Szo r. HYr'IrtM ^ya. Phone #: -Yz e - SS�o TYPE OF APPLICATION: (please check all that apply): K Conditional Use ❑ Conceptual PUD Conceptual Historic Devt. ❑ Special Review ❑ Final PUD (& PUD Amendment) ❑ Final Historic Development ❑ Design Review Appeal ❑ Conceptual SPA ❑ Minor Historic Devt. ❑ GMQS Allotment ❑ Final SPA (& SPA Amendment) ❑ Historic Demolition ❑ GMQS Exemption ❑ Subdivision Historic Designation ❑ ESA - 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑ Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane ❑ Lot Split ❑ Temporary Use ❑ Other: ❑ Lot Line Adjustment ❑ Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) N1fr0&je_ S�Nt-LE F1(�}�LT' eEsiGrEr+GF PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Lje[ochT(oH OF H/6=94G 5MLACTKRE Gd SrTC LAMDMAX44 0951 ,-�rfr,-1 NE9,J D(APL-0,I pf.3(DE�+L�• Have you attached the following? ❑ Pre -Application Conference Summary ❑ Attachment #1, Signed Fee Agreement ❑ Response to Attachment 42, Dimensional Requirements Form ❑ Response to Attachment #3, Minimum Submission Contents '.� ❑ Response to Attachment #4, Specific Submission Contents ❑ Response to Attachment 95, Review Standards for Your Application FEES DUE: S j A7 ACHMENT 2 CIMENSICNAL RE:UIReAENTS FORM 4," 2 1998 AC Det e Lb L.?. /J L'ilCarit: �OySML'NI i Y DEVELOPMENT ACcress: % 49- LST- L ne cisu icz- - (e L r size: I oy , isdna FAR: Allcwame FAR: 3 a 4o , ?rcccsed FAR: 3, DO D E:istinc net !easacie I ccmmermali: -cccsea ;yet leasame i ccmmerciai): Easing o'a d site ccverace: rcccsed % ci site ccverace: ;;,sting "a of ocen scaca: �(/ - I= -ccsec °'a cf ccen scabs: Aft+ =x:stinc maximum ::cc*P4_cc =�L--, :cc NA F�c:.csed max. ^eicrt: =^r"ICei cicc: aa' �„-cc-�sc�� cicc IV7+ ci ::emcilticn. �,s ma ,number cr cedA a l l : -cccsec number = cecrccros: (v ;st,rc cr-site car�circ JL+GL�.�.. Cn-site ceKinc s►.acas racu;irec: (o Sa*�ac:<s Existinc: ^ O CzrnC.irec Frcrtlrear.5 '-o ki Sice: / ,_0" C.:mcined Sides: 30, - o - .Utirimum — � n -�•Cr :-, \ea .. j �N "':mncirac =rcr,Vre=r. 5o'-o" $.,. S iCS: side: /01- 6?" Czmcir Sides: /S= Existing ncn=rfcrmities cr 3r:ccac:-ments: IV74 Varaticrs requested: VJ- vwfpr/-c or- 6' 'q" ' l rcccsed: Frcnt: Fear: / ` - 0 C:.rcMec FrcrT/rear..75'-o Sice: C�mcir,ed Sices: I' 8 4 : (1=P C has the ability to vary the failcwing ; eruiremerns: setimcts, disancr between buildings, FAR bonus of uD to -00 sg.l, site overage variance upto i%, heght vanations underlie wttage innIl program, parking waivefs mr residentiat uses in the R-3, R-,S, RMF, CC, and o zone distn=) CHARLES CUNNIFFE A.-_JITECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 ME PHONE (970) 925-5590 FAX (970) 925-5076 ARCHITECTURE Review Standards: Development of an Accessory Dwelling Unit PLANNING INTERIORS 1. The two proposed Detached Residential Units are located in a residential (R-6) zone and conform to the character of the established neighborhood. The attached Accessory Dwelling Units are located within the proposed Units, each with separate exterior entrances, and are therefore compatible with the project on the site. 2. Each proposed Accessory Dwelling Unit conforms to all dimensional and code requirements as set forth in the Aspen Land Use Code and the Uniform Building Code, respectively. a) The applicant is requesting a variance of 3'-0" for the minimum rear setback, and a variance of 5'-0" for the combined front and rear setback. b) The minimum requirement for the distance between buildings has been maintained. c) Each Accessory Dwelling Unit meets and exceeds the minimum Net Livable Area as set forth in section 26.40.070 of the Aspen Land Use Code d) The applicant is requesting a variance of 1'-8" for the west sidevard setback. e) The Accessory Dwelling Units are below grade, therefore the height limit is not applicable f) The maximum allowable site coverage in not exceeded. g) The proposed Accessory Dwelling Units meet the dimensional requirements but request a variance to the required parking requirements on a Landmark Designated Parcel 3. There are no nonconforming structures being converted to detached Accessory Dwelling Units 4. N/A CHARLES CUNNIFFE AWITECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 C'v�[AAI ARCHITECTURE Review Standards: Development of Conditional Use PLANNING INTERIORS A. The two proposed Detached Residential Units are consistent with the Aspen Area Comprehensive Plan and the R-6 Zone District in which it is to be located B. The two proposed Detached Residential Units are consistent and compatible with the adjacent residences in the established neighborhood. C. The two proposed Detached Residential Units are within the same mass and scale as surrounding structures and do not create any adverse impacts within the established zone. Pedestrian, vehicular circulation, parking, trash, noise, etc will not be impacted nor disrupted. D. Public facilities and services will be accessible to service the proposed project. E. The two proposed Detached Residential Units will commit to provide two (2) Accessory Dwelling Units on site. These units will meet and or exceed the minimum requirement as set forth in section 26.40.090 of the Aspen Land Use Code. F. The two proposed Detached Residential Units comply with The Residential Design Standards as well as all additional standards imposed by the Aspen Area Comprehensive Plan and other applicable requirements. CHARLES CUNNIFFE AR%..rdTECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 ARCHITECTURE Standards for Designation -Historic Overlay District/ Historic Landmark PLANNING INTERIORS The Owner, Drew Dolan, requests to apply for a Historic Landmark Designation for the structure located at 735 W. Bleeker, Aspen Colorado. The Existing building and site meet four (4) of the five standards as set forth in section 26.76.020 of the Aspen Land Use Code: Historical Importance: The original structure and site are part of the original Aspen Townsite as well as being present on the historic Sandborn Map of this Area. Architectural Importance: The original structure significantly reflects the traditional Aspen character. The architectural style is unique to the early mining time of the town in the late 1300's. Traditional gable roof forms as well as ornamental fagade treatment represent the building style of that time. Neighborhood Character: The original structure and site are a significant component of the established neighborhood in which it is located. The site and Structure, located on 7'h and Bleeker, is a integral put of the historic West End neighborhood. Historic Designation is important for the maintenance of this historic part of town. Community Character: Tlie original structure and site are critical in preserving the character Aspen. The highly visible location of the site on the entry to Aspen is an important visual key to the history of the town. This structure is one of the few remaining "Historic Structures" on the entry approach to Aspen. Maroon Gne H'gh Scnod Iu Meroon L�4e f PROJECT LOCATI VICINITY MAP-735 W. BLEEKER Aspen .1H�4..�. .......J.. ,.y C IrNayun J.vuu P..0 134 4 • ' D To: Amy Guthrie, Historic Preservation Officer From: Nancy MacKenzie , Environmental Health Specialist Date: September 21. 1999 Re: 735 W. Bleeker Parcel ID # 2735-124-45.-001 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 must provide documentation that the applicant and the service agency are mutually bound to the proposal and that the service agency is capable of serving the development. 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 shall 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. A letter of agreement to serve the project must be provided. 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. This application is not expected to impact down stream water quality. 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". 1 ��t1 l�il Y 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. 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. Standards used for trips generated by new development are the trip generation rates and reductions from the `Pitkin County Road Standards' which 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 per unit. Free -Market units located within one half mile of a transit stop are allowed a reduction of 1.5 trips per day. Affordable Housing units are allowed a reduction of 2.0 trips per day. The existing single family house does not have to mitigate its impact. The new detached residential unit and the two new Accessory Dwelling Units will have to mitigate their impacts. For the one residential unit we used Code 210, 9.55 trips/day and used the pre - approved trip making reduction of 1.5 for being located within 1/2 mile of a transit stop. 9.55 minus 1.5 = 8 trips per day. We made that assumption that the small ADU's would not generate as many trips per day as the above category of housing that we normally look at. These studio units would probably typically be occupied by one or two people and not children. So we used half the above trip rate and the pre -approved trip making reduction of 2.0 for being located within 1/2 mile of a transit stop. 9.55/2 minus 2.0 = 3 trips per day per unit. The proposed development will generate 14 new trips per day, 1.96 lbs of PM7,0 traffic emissions, which will have to be mitigated. A condition of approval should be that the applicant provide a PM10 mitigation plan for approval from the Aspen/Pitkin Environmental Health Department, which documents that measures are sufficient to offset increases in PMlo caused by the project. This plan should be approved prior to detailed submission or issuance of building permits. The mitigation must be implemented before final CO of any of the buildings. FIREPLACE/WOODSTOVE PERMITS The applicant must file a fireplace/woodstove permit with the Environmental Health Department before the building permit will 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. 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. Dust control will be crucial due to the closeness of existing homes to the site. 2 ASBESTOS Commercial - Prior to remodel, expansion or demolition of any public or commercial building, including removal of drywall, carpet, tile, etc., the state must be notified and a person licensed by the state to do asbestos inspections must do an inspection. Environmental Health cannot sign any building permits until we get this report. If there is no asbestos, the demolition can proceed. If asbestos is present, it must be removed by a licensed asbestos removal contractor. 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. UNDERGROUND FUEL STORAGE TANKS We were told by the Engineering Department that there is a possibility that an old fuel storage tank is buried on this property. Tanks being removed need approval prior to removal by the Oil Inspection Section of the Colorado Department of Labor and Employment, 303-620-4300. �7 SEP 15 ' S8 01: 46PM ASPEN HOLISIrA6 OFC P.1 MEMORANDUM TO; Amy Guthrie, Historic, Preservation Officier FROM: Stefanie A. Levesque, Housing [mice Ik DATE: September 15,1998 RE: 735 East Durant Avenue (2) ADUs — parcel ID No. 2735-124-45-001 Housing office City of Aspen/Pitkin County 530 East Main Street, Lower Level Aspen, Colorado 81611 (970) 920-5050 Fax, (970) 920-5580 REQUEST: The applicant is requesting approval for two accessory dwelling units to be located below grade. BACKGROUND: A=ming to Section 26.40.090, Accessory Dwelling Units, a unit shall contain not less than 300 square feet of net livable area and not more than 700 square feet of net livable area. ISSU : When the Housing office reviews plans for an accessory dwelling unit, there are particular areas that are given special attention. They are as follows: The unit must be a totally private unit, which means the unit must have a private entrance and there shail be no other rooms in this unit that need to be utilized by the individuals In the urinclpal residence; i.e., a mechanical room for the principal residence. 2. The kitchen includes a minimum of a two -burner stave with oven, standard sink, and a 6-cubic foot refrigerator plus freezer. 3. The unit is required to have a certain percentage of natural light into the unit; i.e., windows, sliding glass door, window wells, etc., especially if the unit is located below grade. The Unitorm Building Code requires that 10% of the floor area of a unit needs to have natural light. Natural light is defined as light which is clear and open to the sky. 4. Should the unit be used to obtain an FAR bonus, the unit MUST be rented to a qualified employee. A deed restriction MUST be mwrded PRIOR to building permit approval. The deed restriction shall be obtained from the Housing Office. 111F.9pMMENDATIOtC After reviewing the application, the Housing Office recommends approval on the condition that issues 1-5 above are met prior to building permit approval. Prior to C.O. the Housing Office requires a site tour to inspect the unit. Veferrallel&798.adu ✓IW Consojo(afeo`6anifafion ` sfricf RECEIVED 565 North Mill Street Aspen, Colorado 81611 t P ' 1998 Tele. (970) 925-3601 FAX #(970) 925-2537 C�OMJ eliTY DEVELOPMENT Sy Kelly • Chairman Micnnae1i e y Paul Smith • Treas. Frank Loushin Louis Popish • Secy. Bruce Matherly, Mgr. September 16, 1998 Amy Guthrie Historic Preservation 130 S. Galena Aspen, CO 81611 Re: 735 West Bleeker Dear Amy: The development at 735 West Bleeker is currently served by the district. The proposed development will require the construction of two separate service lines for each detached house. Each ADU will also be assessed connection charges. Service to the development is contingent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. We would request, as a condition of approval, that tap permits be completed prior to the issuance of building permits. Sincerely, Bruce Matherly District Manager EPA Awards of Excellence 1976 • 1986 • 1990 Regional and National RECEIVED SEP 21 1996 A5et-N I NI I KIN DEIELOpmF-v T COt�MUNIN RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION FOR THE APPROVAL OF A CONDITIONAL USE TO PLACE TWO (2) DETACHED SINGLE-FAMILY RESIDENCES AND TWO ACCESSORY DWELLING UNITS ON A SINGLE HISTORIC LANDMARK LOT OF 6,000 SQUARE FEET IN THE R-6, MEDIUM -DENSITY RESIDENTIAL ZONE DISTRICT, TO WAIVE ONE OFF-STREET PARKING SPACE BY SPECIAL REVIEW, AND TO RECOMMEND LANDMARK DESIGNATION FOR 735 W. BLEEKER STREET, LOTS A AND B, BLOCK 18, CITY AND TOWNSITE OF ASPEN, COLORADO Resolution 98- WHEREAS, the Community Development Department received an application from Drew Dolan, owner, for a Conditional Use Review to place two (2) detached single- family residences and two (2) Accessory Dwelling Units on a single Historic Landmark Designated lot of 6,000 square feet in the R-6, Medium -Density Residential zone district, to waive one (1) off-street parking space and to review landmark designation for 735 W. Bleeker Street; and WHEREAS, Pursuant to Section 26.28.040(C)(7) of the Aspen Municipal Code, two detached residential dwelling -on a designated Historic Landmark lot of at least 6,000 square feet may be approved by the Planning and Zoning Commission as Conditional Uses in conformance with the requirements of the aforementioned Section as well as Section 26.60.040, Standards Applicable to All Conditional Uses, of the Municipal Code; and WHEREAS, Pursuant to Section 26.40.090 of the Aspen Municipal Code as well as Section 26.60.040, Standards Applicable to All Conditional Uses, each unit may have one Accessory Dwelling Unit; and WHEREAS, Pursuant to Section 26.64.040.B of the Aspen Municipal Code, the Planning and Zoning Commission may consider a waiver of off-street parking requirements; and WHEREAS, Pursuant to Section 26.76 of the Aspen Municipal Code, the Planning and Zoning Commission must review and make a recommendation in regard to Landmark Designation; and WHEREAS, the Housing Office, Aspen Consolidated Sanitation District, Environmental Health, and Community Development Department reviewed the proposal and recommended approval with conditions; and WHEREAS, a public hearing, which was legally noticed, was held at a regular meeting of the Planning and Zoning Commission on October 6, 1998, at which the Commission approved the Conditional Uses, Special Review, and Landmark Designation for the above -described application with the conditions recommended by the Community Development Department. NOW, THEREFORE BE IT RESOLVED by the Commission: That the conditional use request to place two (2) detached single-family residences and two (2) Accessory Dwelling Units on a single Historic Landmark Designated lot of 6,000 square feet in the R-6, Medium -Density Residential zone district, to waive one (1) off- street parking space and to recommend landmark designation is hereby approved with the following conditions: 1. The Planning and Zoning Commission recommends landmark designation finding that the structure is eligible for landmark status as it meets criteria B, D, and E. 2. The approvals contained herein shall be of no force unless and until the proposed Historic Landmark Designation is granted final approval by the adoption of an ordinance to that affect by City Council. The project must also receive final significant development approval from the Historic Preservation Commission for the design and layout of the proposed development. 3. The approvals contained herein are fully contingent upon the applicants' receiving approval of the needed variances from the dimensional requirements of the underlying R-6, Medium -Density Residential zone district from the Historic Preservation Commission; the conditional use approval shall not create any nonconformities. 4. Prior to the issuance of any building permits, the applicant shall: a. Complete all tap permits through the Aspen Consolidated Sanitation District. b. Verify that the site development will meet the runoff design standards of the Land Use Code at Section 26.88.040(C)(4)(f), and the building permit application must include a drainage mitigation plan (full size - 24" x 36") and report, both signed and stamped by an engineer registered in the State of Colorado. The applicant must also meet the other concerns of the Environmental Health Department as stated in "Exhibit B" of Amy Guthrie's memo dated October 6, 1998. c. In the event required, a tree removal permit must be obtained from the Parks Department for any trees that are to be removed or relocated; also, no excavation can occur within the dripline of the tree(s) to be preserved and no storage of fill material can occur within this/these dripline(s). 3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the unit to ensure compliance with the following conditions of approval: a. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County Housing Office for approval. Upon approval of the deed restrictions by the Housing Office, the applicant shall record the deed restrictions with the Pitkin County Clerk and Recorders Office with proof of recordation to the Planning Department. The deed restriction shall state that the accessory units meets the housing guidelines for such units, meets the definition of Resident Occupied Unit, and if rented, shall be rented for periods of six months or longer. b. The unit must be a totally private unit, which means the unit must have a private entrance and there shall be no other rooms in this unit that need to be utilized by the individuals in the principal residence; i.e. a mechanical room for the principal residence. c. Kitchen plans shall be verified by the Housing Office to ensure compliance with specifications for kitchens in ADUs. d. The ADU shall be clearly identified as a separate dwelling unit on building permit plans and shall comply with 1994 UBC Sound Transmission Control guidelines (Appendix Chapter 12, Division II, Section 1208) and natural light requirements. 4. Prior to the issuance of any Certificates of Occupancy, the applicant shall: a. Install detached sidewalks of at least five (5) feet in width as recommended by the Engineering Department. Any sections of curb and gutter in disrepair shall be replaced and the applicant shall sign a curb and gutter agreement; b. Install any new surface utilities requiring a pedestal or other above ground equipment on an easement provided by the property owner and not within the public rights -of -way; said easements shall be depicted on the building permit application plan sets. c. Agree to join any future improvement district(s) which may be formed for the purpose of constructing improvements in adjacent public rights -of -way; the agreement shall be executed and recorded concurrently upon approval of this application; and, d. Permit Community Development Department, Engineering and Housing Office staff to inspect the property to determine compliance with the conditions of approval. 5. Submit as -built drawings of the project showing property lines, building footprint, easements, any encroachments, entry points for utilities entering the property boundaries and any other improvements to the Aspen/Pitkin County Information Systems Department in accordance with City GIS requirements, if and when, any exterior renovation or remodeling of the property occurs that requires a building permit. 6. In the event required, the applicant must receive approval from: • The City Engineer for design of improvements, including landscaping, within public rights -of -way; • The Parks Department for vegetation species, tree removal, and/or public trail disturbances; • The Streets Department for mailboxes and street cuts; and, • The Community Development Department to obtain permits for any work or development, including landscaping, within the public rights -of -way. 7. During construction, noise cannot exceed maximum permissible sound level standards, and construction cannot occur between the hours of 10:00 p.m. and 7:00 a.m. 8. If the proposed use, density or timing of the construction of the project change, or the site, parking or utility plans for this project change subsequent to this approval, a complete set of the revised plans shall be provided to the Engineering and Community Development Departments for review and re-evaluation, or for referral back to the Planning and Zoning Commission. 9. All material representations made by the applicant in this application and during public meetings with the Planning and Zoning Commission shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a Board/Commission having authority to do so. APPROVED by the Commission at its regular meeting on October 6, 1998. APPROVED AS TO FORM: David Hoefer, Assistant City Attorney Attest: Planning and Zoning Commission: Jackie Lothian, Deputy City Clerk Sara Garton, Chairperson EXISTING NORTH ELEVATION EXISTING SOUTH ELEVATION EXISTING WEST ELEVATION LEGEND EXISTING CONSTRUCTION TO BE DEMOLISHED EXISTING CONSTRUCTION TO REMAIN PORCH TO BE RE -OPENED EXISTING EAST ELEVATION DRAWING EXlSTt>rV fLB'RRMIT DATE 9-1�98 SHEET NO. X2.1 SHEET OF cmart aµaa catirz ro�rtcn _ PRLpEHIY IJ/NE "_ _ FPohT sEreacx EXISTIAG LDCATaV OF HISTORIC STMXTUNE uw I I PR�Y'OSED (DCAT. OF -- EXMrMG HISTOW STR(A;7'URE I I , I7 UW 2 , HEAR SET "EWW PAWIIV P9QPEHTY LINE ALLEY BLOCK Z PRCPCSED SITE PLAN SITE COVERAGE: UNIT 1: 1297 5F UNIT 2: IJ88 SF 7DrAG bm / 6" - 4X FLOOR AREA RATIO: UNIT 1: 1.403 SF UNIT Z: 1714 SF TOfAG 30 SF AUO#A&Es 3$10 SF LEGEND I EXISTING CONSTRUCTION TO BE DEMOLISHED EXISTING CONSTRUCTION TO REMAIN PORCH TO BE RE -OPENED EXISTING FLOOR PLAN 1/4i 1,-O. 5 WLU ~"C Y ui W mC E U � 3z 1 FNO. �1 RAkSWE RN36 DATE 9-14-M s►r HO. X2.2 SHEFT OF a^+aort awaa n,..art +omen UNIT 2 PROPOSED MAIN LEVEL PLAN 0 1 E) I� Z x• Iu 2 I- W Lnc ce ¢0 Y Lu W JC Z >w Z > 1 DRAWING ■M um JOB NO. 9836 DATE 9-1a-98 SHEET NO. A2.1 SHEET OF MASTER BEORCOM ux - rF. UNIT 1 UNIT 2 PROPOSED UPPER LEVEL PLAN 0 1 4 UNIT 2 PROPOSED LOWER LEVEL PLAN 0 1 E) W T � U DRAWING tAIER 16Q JOB NO. MM DATE 9-14-98 SHEET 40. A2.3 SHEET OF crw>a n a AA3 m ADU UNIT #2 480 SF 0 1 2 4 ADU UNIT #1 523 SF 0 1 2 4 I DRAWING AM JW1 lOB NO. 9M6 DATF 944-M SHEET NO. A2.4 SHEET OF �wr owe ar.arz wmttn VERF)CAL WOOD SIOIAG - MATCH EXISTING COLOR EXISTIN SDING UNIT 1 - PROPOSED EAST ELEVATION UNIT 1 - PROPOSED WEST ELEVATION VERTICAL WOOO SIDING -MATCH EXISTING COLOR — EXISTING HORIZONTAL XISTIMG HDRIZONTAL SIDVNG 31DING VERTICAL WOOD SIDING - MATCH EXISTING COLOR EXISTIN SIUNG �iiljll � e W ❑❑Ell0 TURNED WOOD HOSTS- �L n ❑ ❑ i REUSE FROM DEMO p ^ OF REAR PORCH Z �p V w << UNIT 1 - PROPOSED NORTH ELEVATIONmmwm� s 0 UAIR UNIT 1 - PROPOSED SOUTH ELEVATION of a s ! WOOD HATCH I COLOR W V Z W V' rY 0 Lu W m0 U In W c�2 cn DRAINNG eie/R� NO. WX DATE 9-1"8 SHEET NO. A3.1 SHEET OF mnmrt owes a».rt.uorrss aRCKi HOR1ZCk SONG NE AL wow aRCK, UNIT 2 - PROPOSED NORTH ELEVATION e� UNIT 2 - PROPOSED SOUTH ELEVATION rgRIZO Sams UNIT 2 - PROPOSED EAST ELEVATION o�� UNIT 2- PROPOSED WEST ELEVATION 0 1 ♦ e wow Post w U DRAVYING mw ! R&An NS IM NO. 9&i6 DAiE 9a4A8 SHEEP NO. A3.2 SHEET OF rswmrt mvae a»art rnmrrs PROJECT: LAND USE APPLICATION ft Name: po�.�►1.1 LESIDE�GE Location: 7 3 S W. BLEeK�>Z , [.oT �A f d 134-061c /B, e-rr-/ (Indicate street address. lot & block number, legal description where appropriate) APPLICANT: Name: pew poc.hN Address: -73.S W. BctGKE.Z Phone tt: -7z:!r- it &y REPRESENTATIVE: Name: GNRQ.0 ES Cu.r+rl)xpC i4P.GNiT�c.TS — 0_ Address: szo s. H",*ta ^yQ. Phone 01: -77-s- SS-7a 1 YPE OF APPLICATION: (please check all that apply): Conditional Use Conceptual PUD ;E!, Conceptual Historic Devt. Special Review Final PUD (& PUD Amendment) Final Historic Development Design Review Appeal EJ Conceptual SPA Minor Historic Devt. GMQS Allotment Final SPA (& SPA Amendment) Historic Demolition GMQS Exemption Subdivision Jg Historic Designation ESA - 8040 Greenline, Stream Subdivision Exemption (includes Small Lodge Conversion/ Margin, Hallam Lake Bluff, condom in ium ization) Expansion Mountain View Plane Lot Split Temporary Use Other: Lot Line Adjustment Text/Nlap Amendment tXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 141sroa,IL S!�lF•LE F.�M1c.T' eEs/G��+GF PROPOSAL: (description of proposed buildings, uses, modifications, etc.) �LOL/lTIOF/ of H/Sn7�/G $rx.LlGTtn]� G+-1 �TiC � P�O�GSG� LiiNOMICR%G lil:S/G/N/'tT!/��l �,I�LJ �GPLF� tr�►oE•+cr. Have you attached the following? 7 Pre -Application Conference Summary Attachment 41, Signed Fee Agreement 7 Response to Attachment 42, Dimensional Requirements Form Response to Attachment 93, Minimum Submission Contents Response to Attachment 94, Specific Submission Contents Response to Attachment 45, Review Standards for Your Application FEES DUE: S CHARLES CUNNIFFE A. HITECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 ARCHITECTURE Review Standards: Development of Conditional Use PLANNING INTERIORS A. The two proposed Detached Residential Units are consistent with the Aspen Area Comprehensive Plan and the R-6 Zone District in which it is to be located B. The two proposed Detached Residential Units are consistent and compatible with the adjacent residences in the established neighborhood. C. The two proposed Detached Residential Units are within the same mass and scale as surrounding structures and do not create any adverse impacts within the established zone. Pedestrian, vehicular circulation, parking, trash, noise, etc will not be impacted nor disrupted. D. Public facilities and services will be accessible to service the proposed project. E. The two proposed Detached Residential Units will commit to provide two (2) Accessory Dwelling Units on site. These units will meet and or exceed the minimum requirement as set forth in section 26.40.090 of the Aspen Land Use Code. F. The two proposed Detached Residential Units comply with The Residential Design Standards as well as all additional standards imposed by the Aspen Area Comprehensive Plan and other applicable requirements. CHARLES CUNNIFFE A___HITECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 Review Standards: Development of an Accessory Dwelling Unit ARCHITECTURE PLANNING INTERIORS 1. The two proposed Detached Residential Units are located in a residential (R-6) zone and conform to the character of the established neighborhood. The attached Accessory Dwelling Units are located within the proposed Units, each with separate exterior entrances, and are therefore compatible with the project on the site. 2. Each proposed Accessory Dwelling Unit confornis to all dimensional and code requirements as set forth in the Aspen Land Use Code and the Uniform Building Code, respectively. a) The applicant is requesting a variance of 5'-0" for the minimum rear setback, and a variance of 5'-0" for the combined front and rear setback. b) The minimum requirement for the distance between buildings has been maintained. c) Each Accessory Dwelling Unit meets and exceeds the minimum Net Livable Area as set forth in section 26.40.070 of the Aspen Land Use Code d) The applicant is requesting a variance of 1'-8" for the west sideyard setback. e) The Accessory Dwelling Units are below grade, therefore the height limit is not applicable f) The maximum allowable site coverage in not exceeded. g) The proposed Accessory Dwelling Units meet the dimensional requirements but request a variance to the required parking requirements on a Landmark Designated Parcel There are no nonconforming structures being converted to detached Accessory Dwelling Units N/A CHARLES CUNNIFFE AKk HITECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 ARCHITECTURE Standards for Designation -Historic Overlay District/ Historic Landmark PLANNING INTERIORS The Owner, Drew Dolan, requests to apply for a Historic Landmark Designation for the structure located at 735 W. Bleeker, Aspen Colorado. The Existing building and site meet four (4) of the five standards as set forth in section 26.76.020 of the Aspen Land Use Code: Historical Importance: The original stricture and site are part of the original Aspen Townsite as well as being present on the historic Sandborn Map of this Area. Architectural Importance: The original stricture significantly reflects the traditional Aspen character. The architectural style is unique to the early mining time of the town in the late 1800's. Traditional gable roof forms as well as ornamental fagade treatment represent the building style of that time. Neighborhood Character: The original stricture and site are a significant component of the established neighborhood in which it is located. The site and Stricture, located on 71h and Bleeker, is a integral part of the historic West End neighborhood. Historic Designation is important for the maintenance of this historic part of town. Community Character: The original structure and site are critical in preserving the character Aspen. The highly visible location of the site on the entry to Aspen is an important visual key to the history of the town. This structure is one of the few remaining "Historic Structures" on the entry approach to Aspen. PUBLIC NOTICE RE: 735 W. BLEEKER STREET LANDMARK DESIGNATION, CONDITIONAL USE FOR TWO ADU'S AND TWO DETACHED UNITS ON A 6,000 SQUARE FOOT LOT, AND SPECIAL REVIEW FOR PARKING NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, September 15, 1998 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Drew Dolan requesting approval for a landmark designation, conditional use approval for two accessory dwelling units and two detached units on a 6,000 square foot landmark lot (pending approval), and special review for parking variance. The property is located at 735 W. Bleeker, and is described as Lots A and B, Block 18, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096. Aspen Planning and Zoning Commission Published in the Aspen Times on August 29, 1998 City of Aspen Account 10 AkpoM H.H(f Npl� su�od ro M1faroun Lake r MGM PROJECT LOCA' VICINITY MAP-735 W. BLEEKER Aspen �nJ.y..nJ.•mc Im(