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ASPEN PLANNING AND ZONING COMMISSION
SPECIAL MEETING
May 9, 1995, Tuesday
4:30 P.M.
2nd Floor Meeting Room
City Hall
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I. COMMENTS
commissioners
Planning Staff
Public
II . MINUTES
III. PUBLIC HEARINGS
A. Code Amendments Regarding FAR and Design Review
(Ordinance 35), Leslie Lamont
IV. CONTINUED PUBLIC HEARINGS
A. L'Auberge Conditional Use Review, Leslie Lamont
(continued from April 18)
B. Water Place Affordable Housing Subdivision, SPA
Amendment, GMQS Exemption, Conditional Use Review
and Special Review, Kim Johnson (continued from May
2)
V. ADJOURN
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Suzanne Wolff, Administrative Assistant
RE: Upcoming Agendas
DATE: May 9, 1995
GMQS Commission - May 16, 4:00 PM
Water Place GMQS Exemption (KJ)
Regular Meeting - May 16, 5:00 PM
Independence Place SPA Designation & Conceptual SPA Plan (LL)
Mocklin Subdivision, Special Review, Rezoning & GMQS Exemption (LL)
Aspen School District Text Amendments (ML)
Text Amendment for Temporary Sale Signs (KJ)
Buckhorn Lodge Rezoning & GMQS Exemption (LL)
Overlay Committee - May 30
Longoria - 936 King St. (AA)
Hirschfield - 610 W. Francis (LL)
Braden - 926 E. Hopkins (AA)
Allen - Lacet Court (KJ)
Regular Meeting - June 6
Stauffer Conditional Use Review for ADU (KJ)
Nichols Conditional Use Review for ADU (KJ)
Timroth Access Road 8040 Greenline Review (ML)
Farish ESA Review (KJ)
Trueman/Aspen Company SPA Use Variations (ML)
Vickery Code Amendment (AA)
Special Meeting - June 20, 4:00 PM, Joint Meeting with County P&Z
AH Zone District Amendments (LL/SK)
Regular Meeting - June 20
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Stan Clauson, Director Community Development
Leslie Lamont, Deputy Director
Amy Amidon, Historic Preservation Planner
DATE: May 9, 1995
RE: Land Use Code Text Amendments Related to Residential
Development
SUMMARY: The Community Development Department has been developing
revisions to the Land Use Code. For approximately the last year,
staff has been examining particular sections of the code that
dictate mass and scale of residential structures. Simplification
of the code has also been a goal of this code analysis.
This memo includes a synopsis of the interim review process,
recommended text amendments, alternatives, and a Resolution
recommending to Council adoption of the proposed code changes.
PROCESS: Since July 1994, residential development has been
reviewed by an interim process established by Ordinance 35.
Ordinance 35 was to expire in February 1995, but was extended to
May 30, 1995. Ordinance 35 provided this interim review process
in order for staff to pursue substantial changes to the Land Use
Code that will affect the character of residential development.
In anticipation of the code changes, staff and the City Attorneys
office have developed a policy for "pipeline cases."
Section 24-7-1105 A. states that whenever the City Council or the
Commission has properly initiated a development application to
amend the text of this chapter or the official zone district map,
and the Commission has, by resolution, recommended to the City
Council approval of such amendment, no building permit shall be
issued by the chief building official which would be prohibited by
the proposed amendment for a period of six months following the
date of the Commission's recommendation.
However, Section 24-7-1105 B. states that the Council has six
months to either refuse to consider the amendments or adopt the
amendment. If council does not adopt or by resolution does not
consider the Commission's recommendation, any building permit which
conforms with the existing code may be issued.
Therefore, if the Commission, by Resolution, recommends code
changes to Council, any building permits that are inconsistent with
the Resolution will be suspended from issuance beginning May 9,
1995.
However, if a completed development application is submitted prior
to 5:00 p.m. on May 9, 1995, the applicant will be permitted to
proceed with the approval process based on the current code. This
includes proposals requiring review by the Interim Overlay
Committee.
Council will review the Commission's recommendations at first
reading May 22 and second reading June 12.
BACKGROUND:
I. In May of 1994, the Historic Preservation Committee unanimously
voted to request Council to adopt the "Neighborhood Character
Guidelines" for development review. The HPC often quoted the Aspen
Area Community Plan as the basis for their action. The AACP
recommends the development of Character Guidelines to help new
development fit in with neighborhoods and it recommends review of
current floor area ratios for the R-6 zone district.
Both the HPC and the Planning and Zoning Commission held several
worksessions in June of 1994. The focus of those meetings were to
determine the best approach to prevent further erosion of Aspen's
community character through residential development which is
incompatible with the surrounding neighborhood and which destroys
the pedestrian scale of neighborhoods.
Several ideas were passed to the Council at the beginning of July.
Council supported further analysis of the Land Use Code although
some members did not believe it was a priority and/or a problem.
The Commission, by Resolution, recommended to Council an interim
overlay zone district over the entire City excluding the R-15B zone
district and pertaining to only residential development. Council
adopted the overlay zone district August 24, 1994.
II. The overlay zone district required all residential development
which exceeded 85% of the allowable floor area to undergo a special
review process. The Special Review was based upon the Neighborhood
Character Guidelines and administered by a separate committee
comprised of Commission members and HPC members.
Since the interim review began in September of 1994, 29 cases have
been reviewed by the Committee. Of those 14 were mandatory
compliance with the review. Staff believes that approximately, 80%
of the non -mandatory compliance cases, those over 9,000 square feet
were found to be inconsistent with the Guidelines.
There were several common problems why proposal were found in
noncompliance:
* primary entrance not facing the street
* 2 story windows on the street
*,not breaking the mass into modules
* mansard/shallow pitch roofs
* no accessory structures to help break down the mass
* lack of pedestrian scaled entrances
* no variation in roof height
* long, unbroken wall planes
* no inflection to smaller adjacent structures
* lightwells facing the street
* large volumed spaces
* oversized garages facing the street
III. During this interim overlay review process, staff has been
working to amend the land use code in an attempt to reduce and/or
discourage the type of residential design features that are
believed to be out of character with Aspen's neighborhoods. As
part of this work the City conducted a Design Symposium inviting
architects from around the nation to address the local
architectural and development community to discuss Aspen's design
issues. Several consensus statements were one of the results of
that meeting:
* Develop Neighborhood Streetscape/Landscape Plan for each
area.
* Redefine the present requirements for Floor Area Ratio --
simplify the calculation and lower the FARs.
* Maintain and define a loose building envelope.
* Review the effects of the auto on our code.
* Develop incentives to support desired outcomes in urban
design.
* Focus on building fronts in developing specific and
objective guidelines.
* Develop an education program.
The Community Development Department also hired a consultant, Dan
Solomon, who is experienced in developing design standards to help
address issues of inappropriate urban design. Mr. Solomon has
developed submission requirements for an administrative checklist
that becomes a tool to implement recommended design standards. Mr.
Solomon also recommended several revisions to the existing methods
of development review in the City.
The checklist is intended to apply to all residential development.
It will be used by an applicant when preparing for a building
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permit application
that the standards
submitted plans.
include the method
heights.
and later will be reviewed by staff to ensure
found on the checklist are consistent with the
Recommended revisions to the Land Use Code
of calculating floor area ratio, volume and
Using the consultant's recommendations, staff enlisted five local
architects to perform case studies. The architects were presented
with differently sized parcels and zone districts, and asked to
develop a residential design using existing code standards at full
FAR, existing code standards at an 85% maximum FAR, and according
to the recommendations from Mr. Solomon. In the third scenario,
the architects were also to use the checklist in anticipation of
a submittal for building permit.
The architects' work was reviewed and filmed by staff and critiqued
by the other architects. The video and recommended changes to the
initial Solomon draft were sent to Solomon for revisions.
Together with the Design Symposium information, Mr. Solomon's work,
and extensive input from the architectural community and other
residents, staff has developed these code changes intended to
create incentives to encourage the desired design outcomes as
identified in the past nine months, and hopefully simplify the code
somewhat.
Generally, the proposals are an attempt to address the following
problems which have been identified during our work with local
architects and the consultants:
* Inconsistent Street Frontage
* Erosion of Pedestrian Scale
* Dominant Garages
* Conflicting Scale: New Building and Neighbors
* Awkward Areaways and Lightwells
* Overscaled Buildings
* Overscaled Entries
PROPOSED CODE AMENDMENTS:
I. Residential Design Standards and Checklist/Submission
Requirements - According to the consultant, Dan Solomon, the above
problems may be addressed without the institution of a design
review committee. Residential Design Standards, structured by the
existing urban context of the community, may be codified and
applied to development in order to discourage inappropriate urban
design. As a tool to implement the Design Standards a succinct,
simple, and precise "checklist", has been developed for other
communities to great success. Mr. Solomon has prepared many such
sets of design standards with accompanying checklists, and
recommends the use of the design standard/checklist format for
residential development in Aspen.
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Prior to a property owner submitting plans for a building permit,
staff would conduct a pre -application conference to inform the
applicant of all pertinent reviews and introduce the checklist and
the submission requirements for the checklist. An application for
development would then by compared, by staff at an administrative
level, to the checklist to find consistency.
Please refer to the recommended Residential Design Standards and
Checklist, Exhibit A, which will be used for all residential
developments whether development is new, total redevelopment, or
an addition.
II. Appeal - If for any reason the submitted application does not
comply with the checklist, the applicant would be required to amend
the submittal or the applicant may appeal staff's finding to an
appeal board.
It is staff's intention that the appeal board function similarly
to the current Interim Overlay Review board. The board would be
convened on an as needed basis every second Tuesday of the month.
The Board will be comprised of HPC and P&Z members. Unlike the
current review system where only parcels 9, 000 sq. ft. or less must
comply with the Board's review, all items taken to the Board must
comply with the Board's recommendation.
III. Code Revisions - In addition to creating Residential Design
Standards and an administrative checklist, staff proposes changes
to the existing Land Use Code.
IIn an attempt to simplify the code, which has been a common
complaint, staff also recommends a consolidation of the formulas
applicable to residential review into one section in the code.
Toward that end, a new section in the Code - Article 7. Division
3. Residential Design Standards, is recommended to house all the
design standards and processes that are being created by this
amendment.
For a review of the proposed language changes please refer to
Resolution. Staff will thoroughly review all proposals at the
meeting. Proposed amendments are indicated in bold, and deleted
language is in strikeeidt.
Please refer to the Text Amendment review criteria, Exhibit B.
ALTERNATIVES: Staff recommends the creation of Residential Design
Standards to be administered by a checklist for all residential
development, an appeal board for those projects that are found to
be inconsistent with the checklist, and overall amendments to the
Code that affect residential design in Aspen. However, staff and
the community have explored other alternatives that the Commission
may also wish to consider.
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I. Do Not Amend -
Pro - Many people in the development community and staff are
familiar with the existing code. Changes to code language, FAR
calculations and the addition of another review board may impose
a particular burden on future development.
Con - Continuing with the status quo will permit continuation of
inappropriate design patterns in Aspen's neighborhoods that have
become a concern to many Aspen residents. As described in the
language of Ordinance 35 adopting the interim overlay zone
district: "recent residential development in Aspen represents a far
more grand scale and suburban image than the traditional character
of Aspen and is creating a new context for the neighborhoods in the
City of Aspen which has little relationship to what they once
were."
II: Reduce the Allowable Floor Area Ratios by 15% -
Pro - An across the board reduction in FAR is technically a simple
procedure which assists in reducing the mass that could be
developed on a given parcel.
Con - A reduction of 15% is not enough to produce a noticeable
change while ignoring some of the design mistakes that are made,
whether at 100% FAR or 85% FAR. As one resident remarked in a
public hearing, small buildings can be just as ugly as large
buildings. This type of reduction also places a greater hardship
on smaller parcels.
III. Reduce the Allowable Floor Area Ratios by 15% and Implement
Design Review for All Residential Development -
Pro - This alternative represents the greatest change to the
current and interim system. A reduction in FAR and Design review
goes to the heart of the neighborhood character issue. Design
review would ensure that the character of the neighborhood is
definitely being considered during design and the reduction in FAR
would result in smaller homes.
Con - Mandatory design review would require development of accurate
neighborhood character guidelines for each neighborhood. In non-
traditional neighborhoods these guidelines may be difficult, but
not impossible to craft, thus requiring a significant amount of
staff time. In addition, mandatory review will require a very
active review board and staff time to work with the board. Staff
already works with up to nine review boards.
IV. Require Design Review for Proposals that Exceed 85% of
Allowable Floor Area Ratios as currently Defined -
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Pro - Residents interested in developing or redeveloping their
property would not be pressured into developing 100% of allowable
floor area because future additions on or potential buyers would
be able to expand or redevelop at the maximum floor area via the
review. Several residents expressed that the pressure to build to
the maximum exists because one never knows when the "city" will
change the rules. Many believe that this has led to oversized
homes beyond a resident's needs.
The design review would ensure that neighborhood character issues
were considered and all property owners would have the ability to
achieve maximum floor area via the design review.
During the interim review period, the design review process was
considered by several participants/applicants, to have been a very
positive review. Many applicants affirmed that the end result was
much preferred to the original design proposed.
Because review would not be required until a project exceeded 85%
of FAR, staff anticipates that the amount of reviews and time spent
on this process would be less than in the Alternative III scenario.
Con - Staffing and implementing the process would still require
significant staff time. Review would have to be mandatory for all
residential parcels. This alternative creates an additional layer
of review for homeowners.
V. Reduce the Allowable Floor Area Ratios by 15% and Utilize
Proposed Design Standards -
Pro - The proposed design standards are intended to reduce and
hopefully prevent inappropriate urban design in Aspen. The
reduction in allowable FAR would further reduce the sense of the
"monster home" on residential parcels, especially on smaller lots
and non -conforming lots of record. Several members of the
architectural community have stated that the ratios are irrelevant
and they can comfortably produce a good design with any ratio.
Con - Members of the community have argued that the allowable
ratios are not the problem, it is design.
CONTINUED WORK: Having extensively analyzed the Land Use Code, held
numerous meetings with many residents and architects of the
community, and having researched other communities' efforts in
design guidelines and other means to encourage appropriate mass and
scale, staff recognizes that more work could be undertaken in this
area.
Specifically, staff will continue to develop an education program
and create an informational guide for potential
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developers/architects that discusses neighborhood character
guidelines, historical development patterns, etc.
Based upon a recommendation from the Design Symposium, staff will
work to develop streetscape/landscape plans that guide development
into a more cohesive and sensitive manner with existing vegetation
and better pedestrian streetscape amenities.
RECOMMENDATION: While these Design Standards and FAR revisions may
not address all the issues which have been identified through our
public process. Staff believes they represent the most appropriate
response to these issues at this time. Staff recommends adoption
of the code amendment and Design Standards based upon the
consultant's "Draft Recommendations for Residential Design."
RECOMMENDED MOTION: "I move to adopt Resolution 95- , adopting
Residential Design Standards and related text amendments as
recommended by the "Draft Recommendations for Residential Design."
Resolution 95-
EXHIBITS
A. Draft Recommendations for Residential Design
B. Text Amendment Review Criteria
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING TO ASPEN CITY COUNCIL THE ADOPTION
OF RESIDENTIAL DESIGN STANDARDS, REVISIONS TO FLOOR
AREA CALCULATIONS AND OTHER CHANGES TO
OF CHAPTER 24 OF THE MUNICIPAL CODE
Resolution No. 95-
WHEREAS, the Community Character Analysis for the Aspen area,
done in Fall 1991 as part of the Aspen Area Community Plan (AACP)
process, targeted a number of issues, including studying aspects
of the allowed buildout to determine which should be revised to
preserve existing character and to achieve the preferred vision,
creating additional historic districts, and establishing a City-
wide architectural review mechanism; and
WHEREAS, the recommendation adopted through the AACP was to
create a set of "Neighborhood Character Guidelines" which could
provide clear direction to "maintain design quality and
compatibility with historic features of the community, by promoting
design which will enhance neighborhood character and integrate
neighborhoods in terms of visual appearance, improve community
livability and reduce house sizes; and
WHEREAS, the Historic Preservation Commission, Staff and a
consultant studied the issues and created a set of "Neighborhood
Character Guidelines," which were adopted and implemented through
Ordinance 35, Series of 1994 as a temporary means of reviewing all
residential structures which exceeded 850 of a site's allowable
F.A.R., except in the R-15B zone district; and
WHEREAS, a Design Symposium was held on October 6-7, 1994,
during which time an expert panel and approximately forty-five
members of the community met to define the problems facing Aspen's
residential neighborhoods and to consider an appropriate long term
solution; and
WHEREAS, the result of the Design Symposium was the
establishment of seven goals which are important to preservation
of neighborhood character; and
WHEREAS, the Community Development Department, with the
assistance of a nationally recognized consultant, proceeded with
an in-depth review of the existing land use regulations, identified
zoning requirements and area and bulk calculations which could be
amended to produce the desired outcomes based on the goals from
the Design Symposium; and
WHEREAS, the development of a long-term program to replace
Ordinance 35, Series of 1994 has involved the members of the
Historic Preservation Commission, Planning and Zoning Commission,
City Council, and volunteers from the community; and
WHEREAS, the Community Development Department has held several
public meetings, kept interested members of the public updated on
progress throughout the interim period, held neighborhood meetings,
issued press releases, engaged local architectural firms in case
studies of the proposals and in many other ways attempted to engage
the public in the process; and
WHEREAS, the Community Development Department has recommended
a program which entails a checklist which will be administered at
the staff level and applied to all residential development, along
with code revisions to the method of the calculation of allowable
floor area ratios, measurement of height, volume, and sub -grade
spaces; and
WHEREAS, this program includes many incentives which encourage
new development to be of a mass, scale and relationship to the
pedestrian streetscape which has been identified as appropriate to
Aspen, and the program can be administered in an objective manner
so as to avoid personal value judgements and to allow designers and
homeowners creativity and flexibility; and
WHEREAS.. Staff and the consultant find that the proposed
program sufficiently address the problem so as to make an overall
reduction in F.A.R. unnecessary at this time; and
WHEREAS, a duly noticed Public Hearing was held by the
Commission on May 9, 1995 to consider the proposed revisions to
Chapter 24 of the Municipal Code of the City of Aspen; and
WHEREAS, the Commission recommends to the City Council
approval and adoption of the text amendments the create residential
design standards and amend existing sections of the Chapter 24 of
the Municipal Code of the City of Aspen.
NOW, THEREFORE BE IT RESOLVED by the Commission that it does hereby
adopt Resolution No. 95--, amending Chapter 24 of the Municipal
Code of the City of Aspen and implementing residential design
standards for residential development in the City of Aspen.
AND, NOW, THEREFORE BE IT RESOLVED by the Commission that it does
hereby recommend to the City Council of the City of Aspen approval
of Resolution No. 95--
AND, NOW THEREFORE BE IT FINALLY RESOLVED by the Commission that
it does hereby recommend the following text amendments to sections
to Chapter 24 of the Municipal Code of the City of Aspen:
Section 1:
Pursuant to Section 7-1102, Article 3. Definitions, of Chapter 24
of the Municipal Code of the City of Aspen, Colorado, is hereby
amended, which new text shall read as follows:
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Article 3. Definitions
Sec. 3-101. Definitions as used in this chapter.
Breezeway means a covered walkway which connects portions of the
same structure. , er
indelepenelent dwelling units frefft a single dwel4ing unit.
Character means the density, height, coverage, setback, massing,
fenestration, materials, and scale of materials. H, Historic
Overlay District, historic landmark development guidelines, and
Residential Design Standards shall be established to give further
explanation of the qualities that compose character.
Floor Area means the sum of the gross horizontal areas of each
story of the building measured from the exterior walls, or from the
center line of the party walls, including the floor area of
accessory uses and of accessory buildings and structures.
In measuring floor areas for floor area ratio and allowable floor
area, the following applies:
(A) General. In measuring floor area for the purposes of
calculating floor area ratio and allowable floor area,
there shall be included that floor area within the
surrounding exterior walls (measured from their exterior
surface) of a building, or portion thereof.
(B) Decks, balconies porches, loggias and stairways. The
calculation of the floor area of a building or a portion
thereof shall not include decks, balconies, stairways,
terraces and similar features, even theugh these areas
these features are abeve natural grade and when unless
the area of s-ueh these features is greater than twenty-
f ivef ftee percent of the maximum allowable floor area
of the building. Porches, defined as uninsulated,
unheated areas under a roof, bounded on at least one side
by the exterior wall of a living space and open on at
least two sides to the outdoors shall not be counted
towards FAR. Loggias, defined as an unheated area under
a roof, over a living space and at least 50% open to the
outdoors on one side shall be calculated as .5 FAR When
eleeks, baleenies stairways and similar features whieh
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(C) Garages aid carports. and storage areas. For the purpose
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of calculating floor area ratio and allowable floor area
for a lot whose principal use is residential, garages a-nd
carports and storage areas shall be excluded up to a
maximum area of five hundred two hundred fifty square
feet per dwelling unit; all garage, carport and storage
areas between 250 and 600 square feet shall be calculated
as .5 FAR; all garage er carport she and storage areas
in excess of five six hundred square feet per dwelling
unit shall be included as part of the residential floor
area calculatioTl. previded heweyer that resident
For any dwelling
unit which can be accessed from an alley or private road
entering at the rear or side of the dwelling unit, the
garage shall only be excluded from floor area
calculations up to 250 square feet per dwelling unit if
it is located on
the alley er at the rear ef the unit -
this alley or road; all garage, carport and storage areas
between 250 and 600 square feet shall be calculated as
.5 FAR.
No portion of a driveway to a garage shall be below the
natural grade within the required front setback.
All portions of a garage, carport or storage area
parallel to the street shall be recessed behind the front
facade a minimum of ten (10 ) feet.
Garages below natural grade, garages with a vehicular
entrance width greater than twenty four feet, and garages
with a vehicular entrance width greater than 40% of their
front facade shall meet one of the following conditions:
(a) All elements of the garage shall be located within
fifty feet of the rear lot line or
(b) All elements of the garage shall be located farther
than one hundred fifty feet from the front lot line, or
(c) the vehicular entrance to the garage shall be
perpendicular to the front lot line
An element linking a detached garage to the principal
structure shall not be included in the calculation of
floor area provided that the linking structure is no more
than one story tall, six feet wide, and ten feet long.
(D) Subgrade areas. The area of any story whieh is ene
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whose top plate is a maximum of eighteen inches above
natural or finished grade, whichever is lower, at any
point along the perimeter of the building shall be
excluded from floor area calculations. For any story
which is partly above and partly below natural or
finished grade whichever is lower, a calculation of the
total volume of the story which is above and which is
below grade shall be made, for the purpose of
establishing the percentage of the area of the story
which shall be included in floor area calculations. This
calculation shall be made by determining the total
percentage of the perimeter wall area of the story which
is above natural or finished grade, whichever is lower,
which shall be multiplied by the total floor area of the
subject story, and the resulting total shall be that area
which is included in the floor area calculation.
All areaways, lightwells and/or stairwells on the street
facing side(s) of a building must be entirely recessed
behind the vertical plane established by the building s
facade.
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(E) Volume. For the purpose of calculating floor area ratio
and allowable floor area for a building or portion
thereof whose principal use is residential, a
determination shall be made as to its interior plate
heights. All areas with an exterior expression of a
plate height greater than ten feet shall be counted as
two square feet for each one square foot of floor area.
Exterior expression shall be defined as facade
penetrations between nine and twelve feet above the level
of the finished floor of a single volume, and circular,
semi circular or non -orthogonal fenestration between
nine and fifteen feet above the level of the finished
floor of a single volume. Tie interior are with a
plate �- to height o f ten feet e less shall t t a
eae 1 ei1e square feet ef fleer area. Fer these interier
areas with a plate height whieh emeeeds ten feet, the
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(F) Planned unit development. For planned unit development
(PUD) applications where land is held as common open
space, and more than one lost is proposed for
development, the total floor area for each lot shall be
determined in the following manner:
The total area of each lot in the planned unit
development (PUD) shall be increased by an amount equal
to the total area of the land held as common open space
divided by the total number of lots proposed for
development.
Not withstanding the above methodology for determining
floor area ratio for each lot, applicants may suggest
different methods for allocating the total floor area
allowed for the PUD to individual lots; provided that the
total floor area allowed for the PUD does not exceed the
cumulative total of the floor areas for each lot as
calculated by the above referenced method. the a l gable
fleer Shall be ealeulated dividing the let area by
de v eleplt ent te determine the land area fer eCTeTt-let in
the planned ianit develepment (PUD) , whieh shall: be the
area used te determine the ameunt ef fleer area ef eae-h
dwelling unit in the planned unit develepment (PUB) . T4ye
1 PTTit ) sL. l l be the ,,w.,, l d- i �-ea- l o f a-l. f l r area's
` 1 V L� �711 C.1 1 1 3Jfer eaeh let in the planned unit develepfftent (PUD).
(G) Accessory dwelling unit or linked pavilion. For the
purposes of calculating floor area ratio and allowable
floor area for a lot whose principal use is residential,
the following shall apply: The allowable floor area of
an attached accessory dwelling unit shall be excluded up
to a maximum of two hundred fifty square feet of
allowable floor area or fifty percent of the size of the
accessory dwelling unit whichever is less.; a detaehed
An accessory dwelling unit separated from a principal
structure by no less than fifteen (15) feet with a
maximum footprint of four hundred fifty square feet shall
be calculated at fifty percent
ef three hundred fifty square feet of allowable floor
area up to a maximum of 700 square feet. Any element
linking the principal structure to the accessory unit may
be no more than one story tall, six feet wide, and ten
feet long. This floor area exclusion provision only
applies to accessory dwelling units which are ene ti.•"n,a,,.,-.,a
pereent abeve natural grade and are subject to review and
approval by the planning and zoning commission pursuant
to conditional use review and approval, section 7-304 of
Chapter 24 of this Code.
Height means the maximum possible distance ffteasured adjaeent
building at right angles from the natural undisturbed
and natural or finished grade, whichever is lower, at the exterior
perimeter of a building to the highest pess-ib point of a
structure within a single vertical plane.
A. Exceptions to maximum height limits, ge:ne±=a1-47y. The
height of a building shall be the maximum pessib-e
distance measured vertically from the
natural undisturbed greund slepe and natural grade or
finished grade, whichever is lower, to the top of a
flat, e-r mansard or other roof with a slope of less
than 3:12. For roofs with a slope form 3:12 to 7:12,
height shall be measured vertically from the natural
or finished grade, whichever is lower, to er the mean
height between the eaves and ridge of a gable, hip,
gambrel or similar pitched roof. For roofs with a
slope of 8:12 or greater, height shall be measured
vertically from the natural or finished grade,
whichever is lower, to the point one-third (1/3) the
distance between the eaves and the ridge. The ridge
of a gable, hip, gambrel or similar pitched roof
shall not extend over five —feet above the specified
maximum height limit. Antennas, chimneys, flues,
vents or similar structures shall not extend over ten
feet above the specified maximum height limit. Water
towers and mechanical equipment shall not extend over
five feet above the specified maximum height limit.
Church spires, bell towers and like architectural
projections, as well as flag poles, may extend over
the specified maximum height limit.
B. Exceptions for buildings on slopes. The maximum
height of a building's front (street facing) facade
may extend for the first thirty (30) feet of the
building's depth.
C. Exceptions for areaways, lightwells and basement
stairwells. An areaway, lightwell or basement
stairwell of less than 100 square feet, entirely
recessed behind the vertical plane established by the
building's facade, and enclosed on all four sides to
within 18 inches of the first floor level shall not be
counted towards maximum permissible height.
Lot area means the total horizontal area within the lot lines
of a lot. When calculating floor area ratio, lot area shall
include only areas with a slope of less than 20%. In
addition, half (.50) of lot areas with a slope of 20-30% may
A
be counted towards floor area ratio; areas with slopes of
greater than 30% shall be excluded. Also excluded for the
purpose of floor area calculations is that area beneath the
high water line of a body of water and that area within an
existing or proposed dedicated right-of-way or surface
easement, but -shall Included are any lands dedicated to the
City of Aspen or Pitkin County for the public trail system,
any open irrigation ditch, or any lands subject to an above
ground or below ground surface easement such as utilities that
do not coincide with road easements. When calculating
density, lot area shall have the same exclusions and
inclusions as for calculating floor area ratio, but shall also
exclude any lands subject to slope density reduction, pursuant
to section 7-903B.2.b
Site coverage means the percentage of a site covered by
buildings, measured at the exterior walls of a building at
ground level. Roof or balcony overhangs, cantilevered
building elements and similar features extending directly over
grade shall be excluded from maximum allowable site coverage
calculations.,
.Iess than er equal. ^o fifteen (4:5) pereent -e-ftre -Maxifflufft
Subgrade areas. The area of any story which ems ene hundre
pereent subgrade, as measured fren natural grade,- whose top
plate is a maximum of eighteen inches above natural or
finished grade, whichever is lower, at any point along the
perimeter of the building shall be excluded from floor area
calculations. For any story which is partly above and partly
below natural or finished grade whichever is lower, a
calculation of the total volume of the story which is above
and which is below grade shall be made, for the purpose of
establishing the percentage of the area of the story which
shall be included in floor area calculations. This
calculation shall be made by determining the total percentage
of the perimeter wall area of the story which is above natural
or finished grade, whichever is lower, which shall be
multiplied by the total floor area of the subject story, and
the resulting total shall be that area which is included in
the floor area calculation.
All areaways, lightwells and/or stairwells on the street
facing side(s) of a building must be entirely recessed behind
the vertical plane established by the building s facade.
POP-Ift
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Nakao
IMPIN
finisheel
then the affteunt ef the wall area whieh is
r
belew natural grade abut abeve finished grade in emeess ef ten
pen-ent shall be multiplied by the tetal fleer area ef the
subjeet r and then divided by twe,
te determine the area
Section 2:
Pursuant to Section 7-1102, Article 4. Decisionmaking
Administrative Bodies, of Chapter 24 of the Municipal Code of
the City of Aspen, Colorado, is hereby amended, which new text
shall read as follows:
DIVISION S. DESIGN REVIEW APPEAL BOARD
Sec. 4-501. Purpose. The Design Review Appeal Board shall
review, at a regular meeting, any appeal of the Residential
Design Standards. Any appeal for exemption from the
Residential Design Standards should simply and succinctly
identify why, if granted, the exception would (1) yield
greater compliance with the goals of the Aspen Area Community
Plan and (2) more effectively address the issue or problem
a given standard or provision responds to.
Sec. 4-502. Powers and duties.
The Design Review Appeal Board shall have the following powers
and duties:
A. To hear, review and approve variances to the
Residential Design Guidelines, under Article 7,
Division 3;
B. To hear and decide appeals from, and review any
order, requirement, decision, or determination
made by, any administrative official charged with
the enforcement of this Article 7, Division 3,
including appeals of interpretation of the text
of the Residential Design Standards.
The Design Review Appeal Board may only grant relief from
the Residential Design Standards. ' A variance from the
Residential Design Standards does not grant an approval to
vary other standards of this Chapter that may be provided by
another Decisionmaking Administrative Body.
Sec. 4-503. Qualifications for membership.
Members of the Design Review Appeal Board shall be
qualified electors in the City of Aspen and residents of the
city for two (2) years prior to appointment. In the event
9
that any member is no longer a qualified elector or is
convicted of a felony or an offense involving moral turpitude
while in office, the city council shall terminate the
appointment of such person as a member of the Design Review
Board.
Sec. 4-504. Membership: appointment, removal, terms and
vacancies.
A. The Design Review Appeal Board shall be composed of
five (5) members and one (1) alternate member who shall hold
office for a term of two ( 2 ) years. Board members shall be
appointed by the city council and city council shall designate
the alternate member. Three members from the Historic
Preservation Committee and two members, plus the alternate
shall be selected from the Planning and Zoning Commission.
There shall be no restraint on the number of terms any member
may serve. An alternate member shall attend all meetings and
shall be allowed to vote in the absence of regular members.
When a regular member resigns, the alternate shall
automatically be designated as a regular member in replacement
and another alternate, from the Board not represented by the
alternate, shall be appointed by city council.
B. Members shall serve in accordance with the laws of
Colorado and may be removed before the expiration of their
appointment for cause by a majority vote of the city council.
C. At an annual organizational meeting, the members of
the board shall elect one of their members as chairperson and
one as vice -chairperson. In the absence of the chairperson,
the vice -chairperson shall act as chairperson and shall have
all powers of the chairperson. The chairperson shall be
elected for one year and shall be eligible for reelection.
D. The chairperson of the Design Review Appeal Board
shall administer oaths, shall be in charge of all proceedings
before the board, shall decide all points of order on
procedure, and shall take such action as shall be necessary
to preserve the order and the integrity of all proceedings
before the board.
E. The secretary of the Design Review Appeal Board shall
be the city clerk or the city clerk's designee. The secretary
shall keep the minutes, and maintain the files of all reports
and actions of the board.
F. Any member who has four (4) or more unexcused absences
from regular meetings during the calendar year may be subject
to removal by the city council.
m
Sec. 4-505. Staff.
The Community Development Department shall be the
professional staff of the board of adjustment.
Sec. 4-506. Quorum and necessary vote.
No meeting of the Design Review Appeal Board shall be
called to order, without a quorum consisting of at least three
(3) members of the board being present. No meeting at which
less than a quorum shall be present shall conduct any business
other than to continue the agenda items to a date certain.
The concurring vote of three (3) members of the board of
adjustment then present and voting shall be required to decide
any appeal, reverse any order, requirement, decision or
determination made by an administrative official charged with
the enforcement of the Residential Design Standards or to
approve any variance to the Residential Design Standards. All
other actions shall require the concurring vote of a simple
majority of the members of the board then present and voting.
Sec. 4-507. Meetings, hearings and procedure.
A. Meetings of the Design Review Appeal Board shall be
held on the second Tuesday of each month when necessary.
Special meetings may be called by the chairperson, the vice -
chairperson when the chairperson is absent, or in writing by
three (3) members of the board.
B. All meetings of the Design Review Appeal Board shall
be open to the public although reviews are not required public
hearings.
DIVISION 6. PLANNING AND DEVELOPMENT AGENCY
Section 3:
Article 7. Development Review Standards, of Chapter 24 of the
Municipal Code of the City of Aspen, Colorado, is hereby
amended, which new text shall read as follows:
ARTICLE 7. DEVELOPMENT REVIEW STANDARDS
DIVISION 1. GENERAL
The purpose of Article 7 is to establish the substantive
development review standards for development applications.
They include:
• Permitted Uses (Article 7, Division 2),
* Residential Design Standards (Article 7, Division 3)
• Conditional Uses (Article 7, Division 4),
11
• Development Subject to Special Review (Article 7,
Division 5),
•
Development in
an Environmentally Sensitive Area
( ESA) (Article 7, Division 6 ) ,
•
Development or
Demolition in H, Historic Overlay
Districts or of
a Historic Landmark (H)(Article 7,
Division 7),
•
Designation of a
(H) Historic Overlay District or a
Historic Landmark
(Article 7, Division 8),
•
Specially Planned
Areas (SPA)(Article 7, Division 9),
•
Planned Unit Developments (PUD) (Article 7, division 10) ,
•
Subdivision review (Article 7, division 11), and
•
Amendment to the
text of this chapter or the Official
Zone District Map
(Article 7, Division 12).
DIVISION 3. RESIDENTIAL DESIGN STANDARDS
Section 7-301. General.
A. Purpose. The purpose of the following design standards are
to preserve established neighborhood scale and character, and
to ensure that Aspen's streets and neighborhoods are public
places conducive to walking.
Front facades and their relationship to the street establish
the character of a neighborhood. The area surrounding a
home's front door creates a transition between the private
life of a dwelling and the public realm. A one story
architectural projection emphasizing the entry provides an
appropriate domestic scale for a private residence. Street
facing porches, loggias, and balconies provide outdoor living
space, further animating the streetscape. Windows establish
a hierarchy of spaces within --larger, formal windows denoting
public areas, smaller ones suggesting private space.
Consistent front setbacks define the space of the street.
C. Applicability. All residential development in the City of
Aspen requiring a building permit from the City of Aspen shall
comply with the residential design standards as suggested by
the Administrative Checklist unless otherwise granted a
variance by the Design Review Board of Appeal as established
in Article 4, Division 5 of this Chapter.
D. Application. A development application for residential
development shall consist of an application for a Development
Order pursuant to Section 6-202 and Section 7-302. The
Development Order application shall be submitted to the
Community Development Department.
E. Exemptions. No application for a residential development
order shall be exempt from the provisions of this Section
unless the Planning Director determines that the proposed
12
development:
a. adds floor area but does not alter the exterior of
an existing structure; and
b. is any addition or remodel of an existing structure
that does not change the exterior of the building.
Section 7-302. Procedure.
Pursuant to Section 6-201. Preapplication Conference, an
applicant shall conduct a pre -application conference with
staff of the planning division of the Community Development
Department. At that conference the planner shall provide an
application packet which shall include the Submission
Requirements of the Administrative Checklist and any other
pertinent land use review material.
Pursuant to Sections 6-202, 6-203 and 6-204, an applicant
shall prepare an application for review and approval by staff.
In order to proceed with additional land use reviews or obtain
a Development Order, staff shall find the submitted
development application consistent the Residential Design
Guidelines.
If an application is found to be inconsistent with any item
of the Residential Design Guidelines the applicant may either
amend the application or appeal staff's finding to the Design
Review Board of Appeal pursuant to Article 4. Division 5.
Design Review Board of Appeal.
Section 7-303. Administrative Checklist
Director of Community Development shall promulgate a checklist
for use by applicants and community development staff in
identifying the approvals and reviews necessary for issuance
of a development order for an application that is consistent
with the Residential Design Guidelines.
Section 7-304. Residential Design Standards
1. Building Orientation
a. The orientation of the principal mass of all
buildings must be parallel to the streets they face.
On corner lots, both street -facing facades of the
principal mass must be parallel to the road.
b. All single family homes, townhouses and duplexes
must have a street -oriented entrance and a street
facing principal window, except townhouses and
accessory units facing courtyards or gardens, where
entries and principal windows should face those
13
2-
features. On
windows should
block length.
corner lots, entries and principal
face whichever street has a greater
1. A street oriented entrance requires that
at least one of the following two conditions
are met:
a. The front entry door is on the street
facade
b. A covered entry porch of 50 or more
square feet is part of the street facade.
2. A street facing principal window requires
that the largest window or group of windows
of a living room, dining room or family room
face the street.
C. For single family homes and duplexes with
attached garages or carports, the width of the house
must be at least five feet greater than the width
of the garage along its street facing frontage.
The garage must be set back at least 10 feet further
from the street than the house.
d. Multiple unit residential buildings must have
at least one street -oriented entrance for every four
units. Front units must have a street facing
principal window.
2 Building Elements
a. All residential buildings must have a one-story
street facing element the width of which comprises
at least 20% of the building's overall width.
3. Build -To Lines
a. If 75 % or more of the residential buildings on
the blockface where a project is to be located are
within 2 feet of a common front setback line, a
minimum of 60 % of a proposed project s front facade
must also be within 2 feet of that front setback.
b. Corner sites are of particular importance in
the definition of street frontages. Therefore on
corner sites where fewer than 75% of the
residential buildings on the blockface are located
within 2 feet of a common setback line, a minimum
of 60% of at least one of the street frontages of
a proposed project s front facade must be located
within 2 feet of the minimum setback.
4. Primary Mass
14
a. A primary mass is a building volume for which
two of the following three characteristics do not
vary: plate height, ridge height, wall plane. The
floor area of a primary mass in excess of 70% of
total allowable FAR shall be multiplied by 1.25.
5. Inflection
a. If the street frontage of an adjacent structure
is one story in height for a distance more than
twelve feet on the side facing a proposed building,
then the adjacent portion of the proposed building
must also be one story in height for a distance of
twelve feet.
1. If the adjacent structures on both sides
of a proposed building are one story in
height, the required one story volume of the
proposed building may be on one side only.
2. If a proposed building occupies a corner
lot, and faces an adjacent one story
structure, the required one story element may
be reversed to face the corner.
6. When calculating floor area ratio the following formulas
and definitions shall be used:
a. Accessory dwelling unit or linked pavilion. For the
purposes of calculating floor area ratio and allowable floor
area for a lot whose principal use is residential, the
following shall apply: The allowable floor area of an
attached accessory dwelling unit shall be excluded up to a
maximum of two hundred fifty square feet of allowable floor
area or fifty percent of the size of the accessory dwelling
unit whichever is less.; a d-tehAn accessory dwelling
unit separated from a principal structure by no less than
fifteen (15 ) feet with a maximum footprint of four hundred
fifty square feet shall be calculated at fifty percent
exeluded up te a maximufft ef three hundred fifty square feet
of allowable floor area up to a maximum of 700 square feet.
Any element linking the principal structure to the accessory
unit may be no more than one story tall, six feet wide, and
ten feet long. This floor area exclusion provision only
applies to accessory dwelling units which area e hunelre
pereent abeve natural grade and are subject to review and
approval by the planning and zoning commission pursuant to
conditional use review and approval, section 7-304 of Chapter
24 of this Code.
b. Character means the density, height, coverage, setback,
massing, fenestration, materials, and scale of materials. H,
Historic Overlay District, historic landmark development
15
guidelines, and Residential Design Standards shall be
established to give further explanation of the qualities that
compose character.
c. Decks, balconies porches, loggias and stairways. The
calculation of the floor area of a building or a portion
thereof shall not include decks, balconies, stairways,
terraces and similar features, even theugh these areas are net.
surreunded by exterier walls er enelesed, when these features
are abeve natural grade and wh unless the area of soh these
features is greater than twenty-f ivef ifteen—percent of the
maximum allowable floor area of the building. Porches,
defined as uninsulated, unheated areas under a roof, bounded
on at least one side by the exterior wall of a living space
and open on at least two sides to the outdoors shall not be
counted towards FAR. Loggias, defined as an unheated area
under a roof, over a living space and at least 50% open to the
outdoors on one side shall be calculated as .5 FAR Wen
"LA. -lu 111y YY 111 Vi1 1V y.L � " � �. —iia — •r .--- ----, ..r---- ..--T....l
l area
inelueled in sueh features whieh dees net meet either ef these
d. Garages aid carports. and storage areas. For the purpose
of calculating floor area ratio and allowable floor area for
a lot whose principal use is residential, garages ei=rd carports
and storage areas shall be excluded up to a maximum area of
five hundred two hundred fifty square feet per dwelling unit;
all garage, carport and storage areas between 250 and 600
square feet shall be calculated as .5 FAR; all garage er
carport spa-ee and storage areas in excess of five six hundred
square feet per dwelling unit shall be included as part of the
residential floor area calculation, previded
residential preperties eantaining histerie landmarks that de
net neet applieable minimum let area requirefftents garages and
earperts shall be exel:aded up te a maximum ef five hundred
square feet fer the preperty. For any dwelling unit which can
be accessed from an alley or private road entering at the rear
or side of the dwelling unit, the garage shall only be
excluded from floor area calculations up to 250 square feet
per dwelling unit if it is located on
the alley er at the reai�--
ef the unit this alley or road; all garage, carport and
storage areas between 250 and 600 square feet shall be
calculated as .5 FAR.
No portion of a driveway to a garage shall be below the
natural grade within the required front setback.
All portions of a garage, carport or storage area parallel to
the street shall be recessed behind the front facade a minimum
16
of ten ( l0 ) feet.
Garages below natural grade, garages with a vehicular entrance
width greater than twenty four feet, and garages with a
vehicular entrance width greater than 40% of their front
facade shall meet one of the following conditions:
(a) All elements of the garage shall be located within fifty
feet of the rear lot line or
(b) All elements of the garage shall be located farther than
one hundred fifty feet from the front lot line, or
(c) the vehicular entrance to the garage shall be
perpendicular to the front lot line
An element linking a detached garage to the principal
structure shall not be included in the calculation of floor
area provided that the linking structure is no more than one
story tall, six feet wide, and ten feet long.
e. Height means the maximum possible distance ffteasur�.�
adjaeent te the building at right angles from the natural
undisturbed greund slepe and natural or finished grade,
whichever is lower, at the exterior perimeter of a building
to the highest pessib point of a structure within a single
vertical plane.
A. Exceptions to maximum height limits, gene:ra-l4y. The
height of a building shall be the maximum pens ib
distance measured vertically at right ang from the
natural undisturbed greund slepe and natural grade or
finished grade, whichever is lower, to the top of a
flat, er- mansard or other roof with a slope of less
than 3:12. For roofs with a slope form 3:12 to 7:12,
height shall be measured vertically from the natural
or finished grade, whichever is lower, to or the mean
height between the eaves and ridge of a gable, hip,
gambrel or similar pitched roof. For roofs with a
slope of 8:12 or greater, height shall be measured
vertically from the natural or finished grade,
whichever is lower, to the point one-third (1/3) the
distance between the eaves and the ridge. The ridge
of a gable, hip, gambrel or similar pitched roof
shall not extend over five —feet above the specified
maximum height limit. Antennas, chimneys, flues,
vents or similar structures shall not extend over ten
feet above the specified maximum height limit. Water
towers and mechanical equipment shall not extend over
five feet above the specified maximum height limit.
Church spires, bell towers and like architectural
projections, as well as flag poles, may extend over
the specified maximum height limit.
B. Exceptions for buildings on slopes. The maximum
height of a building's front (street facing) facade
17
may extend for the first thirty (30) feet of the
building's depth.
C. Exceptions for areaways, lightwells and basement
stairwells. An areaway, lightwell or basement
stairwell of less than 100 square feet, entirely
recessed behind the vertical plane established by the
building's facade, and enclosed on all four sides to
within 18 inches of the f irst f loor level shall not be
counted towards maximum permissible height.
f. Lot area means the total horizontal area within the lot
lines of a lot. When calculating floor area ratio, lot area
shall include only areas with a slope of less than 20%. In
addition, half (.50) of lot areas with a slope of 20-30 % may
be counted towards floor area ratio; areas with slopes of
greater than 30% shall be excluded. Also excluded for the
purpose of floor area calculations is that area beneath the
high water line of a body of water and that area within an
existing or proposed dedicated right-of-way or surface
easement, but shall iIncluded are any lands dedicated to the
City of Aspen or Pitkin County for the public trail system,
any open irrigation ditch, or any lands subject to an above
ground or below ground surface easement such as utilities that
do not coincide with road easements. When calculating
density, lot area shall have the same exclusions and
inclusions as for calculating floor area ratio, but shall also
exclude any lands subject to slope density reduction, pursuant
to section 7-903B.2.b
g. Parking. The following off-street parking requirement shall
be provided for each use in all residential development.
1. All residential use: 2 spaces/dwelling unit, fewer
spaces may be provided by special review pursuant to Article
7, Division 45 for historic landmarks only, and fewer spaces
may be provided by conditional use review pursuant to Article
7, Division 44, for Accessory Dwelling Units only.
h. Site coverage means the percentage of a site covered by
buildings, measured at the exterior walls of a building at
ground level. Roof or balcony overhangs, cantilevered
building elements and similar features extending directly over
grade shall be excluded from maximum allowable site coverage
calculations.less than er equal te if -teen (4:5) pereent ef the rfta.-. J_ I L L %A1 L I previded that the area of sueh everhangs
i . Subgrade areas. The area of any story T Th i e s ene hundred
pereent subgrade, as measured fren natural grade,- whose top
plate is a maximum of eighteen inches above natural or
finished grade, whichever is lower, at any point along the
18
perimeter of the building shall be excluded from floor area
calculations. For any story which is partly above and partly
below natural or finished grade whichever is lower, a
calculation of the total volume of the story which is above
and which is below grade shall be made, for the purpose of
establishing the percentage of the area of the story which
shall be included in floor area calculations. This
calculation shall be made by determining the total percentage
of the perimeter wall area of the story which is above natural
or finished grade, whichever is lower, which shall be
multiplied by the total floor area of the subject story, and
the resulting total shall be that area which is included in
the floor area calculation.
All areaways, lightwells and/or stairwells on the street
facing side(s) of a building must be entirely recessed behind
the vertical plane established by the building s facade.
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j. Volume. For the purpose of calculating floor area ratio
and allowable floor area for a building or portion thereof
whose principal use is residential, a determination shall be
made as to its interior plate heights. All areas with an
exterior expression of a plate height greater than ten feet
shall be counted as two square feet for each one square foot
of floor area. Exterior expression shall be defined as facade
penetrations between nine and twelve feet above the level of
the finished floor of a single volume, and circular, semi
circular or non -orthogonal fenestration between nine and
fifteen feet above the level of the finished floor of a single
volume. These interior ewith a plate height of ten feet
ef ene square feet fer eaeh ene square feet ef fleer area.
Fer these interier areas with a plate height whieh emeeeds ten
feet, the ratie at whieh they shall eeidnt shall inerea e by
1 1 1 V i `� 1.1 V V .i. 1 1 11 V 1 N 11 v , v v .ra +.. vas a � +.. �w a - ♦ v a� .+ .. � � � » » -- � � — — — — — — — — - — — —
19
N
Section 4.
Pursuant to Section 24-7-1105 A., adoption of this Resolution
does hereby suspend the issuance of any building permits which
are prohibited by the proposed amendment to the official zone
district map for a period of six months.
Section S.
Pursuant to Section 24-7-1105 B., if the city council shall
by resolution refuse to further consider the amendment, or if
an ordinance adopting the amendment, or an amendment
substantially similar to the proposed amendment has not been
passed on second reading by the city council within six
months, any building permit applied for during such period
which other wise conforms to this chapter shall be issued by
the chief building official.
APPROVED by the Commission at their regular meeting on May 9,
1995.
ATTEST:
Sharon Carullio
Deputy City Clerk
Bruce Kerr, Chairman
Aspen Planning and zoning Commission
20
NSULTANT'S DRAFT RECOMMENDATIONS
RESIDENTIAL DESIGN
ASPEN, COLORADO
SOLOM ON
ARCHITECTURE & URBAN DESIGN
3 May 1995
CONSULTANT'S DRAFT RECOMMENDATIONS
RESIDENTIAL DESIGN
ASPEN, COLORADO
The following text contains our recommendations for the
redrafting of residential design standards for Aspen. It is our
hope that these recommendations will be helpful to the Aspen
Planning Department and to the architects and other citizens
who have donated time and energy to this subject. In
submitting this material we must emphasize that the specific
provisions contained in this draft are the product of a brief and
limited study and have not yet been subjected to the rigorous
testing which we believe is an important component of
ordinance writing. The conceptual framework, format and
intentions of this work should address the issues that have
been identified by City of Aspen planning staff and citizens.
Various specific provisions and numerical standards will
almost certainly require further adjustment as they are tested
through use.
Daniel Solomon
Kevin Powell
CONSULTANTS DRAFT RECOMMENDATIONS
1. OVERVIEW
In January of 1993, the City of Aspen adopted a Community Plan. This plan proposed a
framework for action predicated on eight specific goals. Outlined below are design standards
and zoning code provisions intended to implement four of these eight goals: (1) to increase
resident housing; (2) to encourage a more balanced permanent community; (3) to enhance
pedestrian systems; (4) to encourage environmentally sustainable development patterns. The
text below identifies seven specific residential design issues or problems that affect the quality
of town life in Aspen. Prescriptive requirements, described so that compliance can be easily
measured, respond to each issue. Any appeal for exemption from these measures should simply
and succinctly identify why, if granted, the exception would (1) yield greater compliance with
the goals of the Aspen Area Community Plan and (2) more effectively address the issue or
problem a given standard or provision responds to.
Problem
Inconsistent Street Frontage
Problem
Erosion of Pedestrian Scale
Problem
Dominant Garages
Problem
Conflicting Scale:
New Buildings and Neighbors
Standards
• Building Orientation
• Build -To Lines
Standards
• Street -Oriented Entries
• Street -Facing Principal Window
• One -Story Street -Facing Element
Code Provision
• Encourage Porches and Loggias
Standards
• Width of House Greater than Width of
Garage (Street Facing Garage)
• Garage Recessed Behind Front Facade
• No Below Grade Driveways within
Front Setback
Code Provision
• Revised Garage FAR calculation
Standard
• Inflection of New Buildings to
Existing Buildings
Page 1
Problem
Awkward Areaways
Problem
Overscaled Buildings
Problem
Overscaled Entries
Standard
• No Areaways, Lightwells or Stairwells
Projecting Beyond a Building's Street
Facade
Standard
• Revised Height Calculation
Code Provisions
• Revised Lot Area Calculation
(Bldgs. on Steep Slopes)
• Primary Mass Calculation
• Accessory Dwelling Units and
Linked Pavilions
Code Provision
• Revised Volume FAR calculation
Page 2
2. ASPEN RESIDENTIAL DESIGN STANDARDS
The Design Standards which follow are presented as revisions to Aspen's Land Use
Regulations. We have described them in this manner to make clear their modification of
existing code.
Sec. 5-200-1. All Districts: Relation of Buildings to Streets.
A. Intent. The purpose of the following design standards are to preserve established
neighborhood scale and character, and to ensure that Aspen's streets and neighborhoods are
public places conducive to walking.
Front facades and their relationship to the street establish the character of a neighborhood.
The area surrounding a home's front door creates a transition between the private life of a
dwelling and the public realm. A one story architectural projection emphasizing the entry
provides an appropriate domestic scale for a private residence. Street facing porches, loggias,
and balconies provide outdoor living space, further animating the streetscape. Windows
establish a hierarchy of spaces within --larger, formal windows denoting public areas, smaller
ones suggesting private space. Consistent front setbacks define the space of the street.
B. Standards
1. Building Orientation
a. The orientation of the princpal mass of all buildings must be parallel to the
streets they face. On corner lots, both street -facing facades of the princpal mass
must be parallel to the road.
b. All single family homes, townhouses and duplexes must have a street -
oriented entrance and a street facing principal window, except townhouses and
accessory units facing courtyards or gardens, where entries and principal
windows should face those features. On corner lots, entries and principal
windows should face whichever street has a greater block length.
1. A street oriented entrance requires that at least one of the following
two conditions are met:
a. The front entry door is on the street facade
b. A covered entry porch of 50 or more square feet is part of the
street facade.
2. A street facing principal window requires that the largest window or
group of windows of a living room, dining room or family room face
the street.
c. For single family homes and duplexes with attached garages or carports, the
width of the house must be at least five feet greater than the width of the
garage along its street facing frontage. The garage must be set back at least 10
feet further from the street than the house.
d. Multiple unit residential buildings must have at least one street -oriented
entrance for every four units. Front units must have a street facing principal
window.
Page 3
2 . Building Elements
a. All residential buildings must have a one-story street facing element the
width of which comprises at least 20% of the building's overall width.
3. Build -To Lines
a. If 75% or more of the residential buildings on the blockface where a project
is to be located are within 2 feet of a common front setback line, a minimum of
60% of a proposed project's front facade must also be within 2 feet of that front
setback.
b. Corner sites are of pariticular importance in the definition of street
frontages. Therefore on corner sites where fewer than 75% of the residential
buildings on the blockface are located within 2 feet of a common setback line, a
minimum of 60% of at least one of the street frontages of a proposed project's
front facade must be located within 2 feet of the minimum setback.
4. Primary Mass
a. A primary mass is a building volume for which two of the following three
characteristics do not vary: plate height, ridge height, wall plane. The floor
area of a primary mass in excess of 70% of total allowable FAR shall be
multiplied by 1.25.
5. Inflection
a. If the street frontage of an adjacent structure is one story in height for a
distance more than twelve feet on the side facing a proposed building, then the
adjacent portion of the proposed building must also be one story in height for a
distance of twelve feet.
1. If the adjacent structures on both sides of a proposed building are one
story in height, the required one story volume of the proposed building
may be on one side only.
2. If a proposed building occupies a corner lot, and faces an adjacent one
story structure, the required one story element may be reversed to face
the corner.
Sec 3-101. Suggested Revisions to Text
p. 1582, 3-101.13
Decks, balconies porches, loggias and stairways. The calculation of the floor area of a building
or a portion thereof shall not include decks, balconies, stairways, terraces and similar features,
even though these areas are riot surrounded by exterior walls or enelosed, when thege feature
are above natural grade mid when unless the area of such these features is greater than fifteen
percent of the maximum allowable floor area of the building. Porches, defined as uninsulated,
unheated areas under a roof, bounded on at least one side by the exterior wall of a living space
and open on at least two sides to the outdoors shall not be counted towards FAR. Loggias,
.. defined as an unheated area under a roof, over a living space and at least 50% open to the
outdoors on one side shall be calculated as .5 FA , baleonies stairways and siwdlar
features whdeh are above natural grade are eovered by a projeetion from the building whieh i
Page 4
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p.1582, 3-101.0
Garages *" carports. and storage areas For the purpose of calculating floor area ratio and
allowable floor area for a lot whose principal use is residential, garages emd carports and
storage areas shall be excluded up to a maximum area of five h m3dred two hundred fifty square
feet per dwelling unit; all garage, carport and storage areas between 250 and 600 square feet
shall be calculated as .5 FAR; all garage or carport 9paee and storage areas in excess of44ve six
hundred square feet per dwelling unit shall be included as part of the residential floor area
calculation, provided however that on residential properties eontaining historic landmarks
excluded up to a of five hundred square feet for the property-. For any dwelling unit
which can be accessed from an alley or private road entering at the rear or side of the dwelling
unit, the garage shall only be excluded from floor area calculations if it is located on the
or at the rear of the uni this alley or road.
No portion of a driveway to a garage shall be below the natural grade within the required
front setback.
All portions of a garage, carport or storage area parallel to the street shall be recessed behind
the front facade a minimum of ten (10) feet.
Garages below natural grade, garages with a vehicular entrance width greater than twenty
four feet, and garages with a vehicular entrance width greater than 40% of their front facade
shall meet one of the following conditions:
(a) All elements of the garage shall be located within fifty feet of the rear lot line or
(b) All elements of the garage shall be located farther than one hundred fifty feet from the
front lot line, or
(c) the vehicular entrance to the garage shall be perpendicular to the front lot line
An element linking a detached garage to the principal structure shall not be included in the
calculation of floor area provided that the linking structure is no more than one story tall, six
feet wide.
p.1583, 3-101-D
Subgrade areas. The area of any story ,
naturM grade whose top plate is a maximum of eighteen inches above natural or finished
grade, whichever is lower, at any point along the perimeter of the building shall be excluded
from floor area calculations. For any story which is partly above and partly below natural or
finished grade whichever is lower, a calculation of the total volume of the story which is
above and which is below grade shall be made, for the purpose of establishing the percentage
of the area of the story which shall be included in floor area calculations. This calculation
shall be made by determining the total percentage of the perimeter wall area of the story
which is above natural or finished grade, whichever is lower, which shall be multiplied by
the total floor area of the subject story, and the resulting total shall be that area which is
included in the floor area calculation.
All areaways, lightwells and/or stairwells on the street facing side(s) of a building must be
entirely recessed behind the vertical plane established by the building's facade.
Page 5
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p.1583, 3-101-E
Volume. For the purpose of calculating floor area ratio and allowable floor area for a building
or portion thereof whose principal use is residential, a determination shall be made as to its
interior plate heights. All areas with an exterior expression of a plate height greater than ten
feet shall be counted as two square feet for each one square foot of floor area. Exterior
expression shall be defined as facade penetrations between nine and twelve feet above the
level of the finished floor of a single volume, and circular, semi circular or non -orthogonal
fenestration between nine and fifteen feet above the level of the finished floor of a single
volume. These a- Plate of ten -feet -er-legs nt toward
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p.1583, 3-101-G
Accessory dwelling unit or linked pavilion. For the purposes of calculating floor area ratio and
allowable floor area for a lot whose principal use is residential, the following shall apply:
The allowable floor area of an attached accessory dwelling unit shall be excluded up to a
maximum of two hundred fifty square feet of allowable floor area or fifty percent of the size of
the accessory dwelling unit whichever is less.; -a- detaehed An accessory dwelling unit
separated from a principal structure by no less than fifteen (15) feet with a maximum footprint
of four hundred fifty square feet shall be calculated at fifty percent exeluded up to a
of ffffee hundred fifty square feet of allowable floor area up to a maximum of 900 square feet.
Any element linking the principal structure to the accessory unit may be no more than one story
tall and six feet wide. This floor area exel * I v4sion only applies to aceessory dwelling
urdts whieh are one hundred pereent a e nath.11fla.1 gftakhel -and are subject to review m:vd approval.
p.1584, 3-101
Height means the maximum possible distance fnea ured adjaeent to the building at right angle
from the natural undisturbed ground slope and natural or finished grade, whichever is lower, at
the exterior perimeter of a building to the highest pesgihle point of a structure within a single
vertical plane.
A. Exceptions to maximum height limits, -gener*11'. The height of a building shall be
the maximum possible distance measured vertically at right angles from the
natural undisturbed gfowitd 91ope and natural grade or finished grade, whichever is
lower, to the top of a flat, or mansard or other roof with a slope of less than 3:12.
For roofs with a slope form 3:12 to 7:12, height shall be measured vertically from
the natural or finished grade, whichever is lower, to or the mean height between
the eaves and ridge of a gable, hip, gambrel or similar pitched roof. For roofs with
a slope of 8:12 or greater, height shall be measured vertically from the natural or
finished grade, whichever is lower, to the point one-third (1/3) the distance
Page 6
between the eaves and the ridge. The ridge of a gable, hip, gambrel or similar
pitched roof shall not extend over five -feet above the specified maximum height
limit. Antennas, chimneys, flues, vents or similar structures shall not extend over
ten feet above the specified maximum height limit. Water towers and mechanical
equipment shall not extend over five feet above the specified maximum height
limit. Church spires, bell towers and like architectural projections, as well as flag
poles, may extend over the specified maximum height limit.
B. Exceptions for buildings on slopes. The maximum height of a building's front (street
facing) facade may extend for the first thirty (30) feet of the building's depth.
C. Exceptions for areaways, lightwells and basement stairwells. An areaway,
lightwell or basement stairwell of less than 100 square feet, entirely recessed
behind the vertical plane established by the building's facade, and enclosed on all
four sides to within 18 inches of the first floor level shall not be counted towards
maximum permissible height.
p.1586,3-101
Lot area means the total horizontal area within the lot lines of a lot. When calculating floor
area ratio, lot area shall include only areas with a slope of less than 20%. In addition, half
(.50) of lot areas with a slope of 20-30% may be counted towards floor area ratio; areas with
slopes of greater than 30% shall be excluded. Also excluded for the purpose of floor area
calculations is that area beneath the high water line of a body of water and that area within
an existing dedicated right-of-way or surface easement-, bt s1ia Included are any lands
dedicated to the City of Aspen for the public trail system or any lands subject to an above or
below surface easement. When calculating density, lot area shall have the same exclusions and
inclusions as for calculating floor area ratio, but shall also exclude any lands subject to slope
density reduction, pursuant to section 7-903B.2.b
Page 7
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3. CHECKLIST / SUBMISSION REQUIREMENTS
The following drawings, each with an integral check -list, be required for approval, in order to
assess conformance with the design standards and code provisions described above.
Sheet 1. Required Drawings
Neighborhood Block Plan at 1" = 50'.
Show front portions of all existing buildings on both sides of the block and
their setback from the street, in feet. Identify parking and front entry for each
building. Locate accessory dwelling units and alleys, if any.
Design Standards
Check that the following information about your project is clearly indicated on
the accompanying drawing:
[ ] Building Orientation
[ ] Build -To Lines
Sheet 2. Required Drawings
Site Plan at 1 / 16" = 1'0".
Show ground floors of all project buildings, and footprints of adjacent buildings
for a distance of at least 100 feet from side property lines. Show topography
with 2' contours.
FAR Calculations
Density Zone:
Site Dimensions in Feet:
FAR Site Area
(a) Site Area with Slopes Less than 20%:
(b) Site Area with Slopes Between 20-30%:
(c) Site Area with Slopes Over 30%:
Total FAR Site Area (a + 50%b):
Total Allowable Floor Area:
Project Floor Area
(a) Primary Mass Calculation:
(b) Volume Calculation:
(c) Garage Calculation:
(d) Balconies, Porches Decks and Loggias Calculation:
(e) Accessory Dwelling Unit and Linked Pavilion Calculation:
Total Project Floor Area:
Page 8
Design Standards
Check that the following information about your project is clearly indicated on
the accompanying drawing:
[ ] Primary Mass
[ ] Exterior expression of volume: plate heights
[ ] Width of street facing garage/width of house (%)
[ ] Garage recessed behind front facade (feet)
[ ] Driveway at grade within front setback
[ ] No areaways, lightwells and/or stairwells projecting beyond street facing
building facade(s)
[ ] Street oriented entry
[ ] Street facing principal window
[ J One story street facing element
[ ] Inflection
[ ] Building Orientation
[ ] Build -To lines
Sheet 3. Required Drawings
1. Street Elevation at 1 / 16" = 1'0"
Include elevations of the proposed project and at least two adjacent buildings on
both sides. Include windows, front doors and roof line.
2. Additional Project Elevations at 1 /8" = 1'0" (as needed).
Check that the following information about your project is clearly indicated on
the accompanying drawing:
[ ] Street -oriented entry
[ ] Street -facing principal window
[ ] One story street facing element
[ ] Inflection towards adjacent buildings
[ ] Height Calculation
Sheet 4. Photographic panorama
Photographic panorama should show elevations of all buildings on both
sides of your block, including present conditions of your building site.
Page 9
EXHIBIT B EXHIBIT B
Pursuant to Section 24-7-1102 the standards of review for an
amendment to the Official Zone District Map are as follows:
a. Whether the proposed amendment is in conflict with any
applicable portions of this chapter.
RESPONSE: The proposed amendments will affect many portions of
Chapter 24. The proposed amendments are an attempt to strengthen
existing residential review and provide a more accurate review of
development related to scale and massing.
b. Whether the proposed amendment is consistent with all
elements of the Aspen Area Community Plan.
RESPONSE: The Aspen Area Community Plan is a character based
plan. The erosion of the neighborhood context by new development
has had an alarming effect upon the City's review boards and many
Aspen residents. The development trends were also inconsistent
with the goals of the AACP.
Specifically, the AACP recommends that the allowable floor area
ratios for the R-6 zone district be reviewed to determine the
continued appropriateness for the neighborhood. The AACP also
recommends that the planning staff assist and encourage
neighborhoods not located within historic districts to develop
their own set of Character Guidelines to assist new development to
fit within the context of each neighborhood's character.
After nine months of work, staff believes that creation of
Residential Design Standards and required compliance at the
administrative level will enable property owners to remain creative
in their designs yet help prevent the inappropriate residential
design that was being experienced in Aspen's neighborhoods.
C. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering existing
land use and neighborhood characteristics.
RESPONSE: The proposed amendments will affect all residential
development in the City of Aspen.
d . The effect of the proposed amendment on traffic generation
and road safety.
RESPONSE: The proposed amendments are directed toward mass and
scale of residential structures. The amendments will reduce the
required amount of on -site parking with a possible result of
residents parking more cars on the street. However, most
neighborhoods are within a parking permit area and a limited number
of resident permits are issued per household and the amendment does
H
not prevent a property owner from providing more parking than is
required.
e. Whether and the extent to which the proposed amendment
would result in demands on public facilities, and whether and
the extent to which the proposed amendment would exceed the
capacity of such public facilities, including but not limited
to transportation facilities, sewage facilities, water supply,
parks, drainage, schools, and emergency medical facilities.
RESPONSE: These proposed amendments will not increase the demand
on the public facilities other than the Community Development
Department and City Clerk's office. The proposed amendments
require review at the administrative level, creating more
information that staff will be required to impart to an applicant.
However, a pre -application conference is already a standard
practice in the office and review of a submitted application is a
requirement prior to scheduling other land use review. In is
anticipated that the checklist review can be folded into the
existing process.
Review by the Appeal Board will require additional staff time.
However, use of the Board should be minimal after architects become
familiar with the Design Standards.
f. Whether and the extent to which the proposed amendment would
result in significantly adverse impacts on the natural environment.
RESPONSE: The proposed amendments are intended to guide
residential development toward a higher standard of design which
will have positive impacts on the environment of Aspen's
neighborhoods.
g. Whether the proposed amendment is consistent and
compatible with the community character in the City of Aspen.
RESPONSE: The traditional identity of the character of Aspen's
neighborhoods is being threatened by development that is occurring
out of context and scale with the surrounding homes. The proposed
amendments are an attempt to prevent further erosion of traditional
streetscape and scale of the neighborhoods, whether in the historic
neighborhoods such as the West End or newer ones such as Cemetery
Lane.
h. Whether there have been changed conditions affecting the
subject parcel or the surrounding neighborhood which support
the proposed amendment.
RESPONSE: More and more development is occurring out of scale and
character with Aspen's neighborhood. Use of Residential Design
Standards and compliance with the checklist will hopefully engender
a thought process in design that will result in homes that are more
�a
in character with the Aspen community and the specific neighborhood
where potential development is to occur.
i. Whether the proposed amendment would be in conflict with
the public interest, and is in harmony with the purpose and
intent of this chapter.
RESPONSE: The intent of the Design Quality and Historic
Preservation section of the AACP is "to ensure the maintenance of
character through design quality and compatibility with historic
features." The proposed amendments to the Code are consistent with
that section of the AACP and are intended to preserve the public
interest by maintaining the unique and special character of Aspen's
neighborhoods by guiding new development.
3
SV. fl .
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Deputy Director
RE: L'Auberge Conditional Use Review- Continued Public
Hearing
DATE: May 9, 1995
-----------------------------------------------------------------
-----------------------------------------------------------------
SUMMARY: The applicants propose to expand their existing lodge
operation and have proposed a text amendment to enable a lodge as
a conditional use in the Office zone district.
The Commission approved the text amendment for a lodge in the
office zone district, however at staff's request tabled the
conditional use review in order for the applicant and staff to
continue to work on the conditional use application.
Staff recommends approval of the conditional use L'Auberge.
The applicants are seeking several variance from the Board of
Adjustment for the existing structures and the proposed cabins:
Existing
Proposed
Front
10 ft.
1.5 ft.
Rear
15 ft.
1.5 ft.
Side
5 ft.
0
Between Bldgs.
10 ft.
3 ft.
A hearing date has been established for May 25. The applicants
have also received final HPC review on April 26, 1995.
APPLICANTS: ALH Holding Company represented by Gibson and Reno
Architects and Gideon Kaufman, Attorney
LOCATION: 435 West Main Street, Aspen Colorado
ZONING: Office (0)
APPLICANT'S REQUEST: A conditional use review for the L'Auberge
lodge in the office zone district.
REFERRAL COMMENTS: Please find the referral comments, exhibit A.
STAFF COMMENTS:
I. Conditional Use - Staff, for the April 18 meeting, recommended
tabling conditional use review primarily due to the insufficient
utility/services plan. However, the various utility/service
entities have since met with the applicant's representatives and
have identified changes to the service plan in order for the
utilities to sign -off on the plan. A revised plan shall be
approved prior to Council's allocation of the GMQS allotments.
In addition, the applicant has revised their site plan. A curb cut
was eliminated and one parking place was deleted from the plan in
order to provide better parking and auto circulation.
For a review of the conditional use standards please see Exhibit
B.
II. Parking - The office zone district requires 3 spaces/1000
square feet of office space and does not list a requirement for a
lodge. Last month when the Commission reviewed the text amendment
for a lodge in the office zone district, language regarding parking
for a lodge was not included. Therefore staff would recommend that
the Commission also recommend to Council, the administrative body
that will ultimately approve a text amendment, a parking
requirement for lodges in the office zone district. Staff would
suggest consistency with other lodge zones which is .7/bedroom of
which .2 may be reduced via a payment in lieu.
RECOMMENDATION: Staff recommends approval of the conditional use
for the L'Auberge Lodge with the following conditions:
1. Prior to the lodge GMQS allocation by the City Council, the
applicant shall submit a revised service utility plan that has been
reviewed and approved by the ACSD, Rocky Mt. Natural Gas, and the
water, electric, and engineering departments.
2. Any costs for new public services that must be installed or
upgraded shall be borne by the applicant on a partial or full basis
depending upon the specific agency's requirements.
3. Prior to the issuance of any building permits, the applicant
shall file restrictions against future installation of fireplaces
and woodstoves with the Environmental Health Department.
4. Prior to the issuance of any building permits, the applicant
shall submit a fugitive dust control plan, to be reviewed and
approved by the Environmental Health Department.
5. Prior to the issuance of any building permits the applicant
shall submit a revised site plan that includes:
a. all transformer and utility easements;
b. a detailed drawing of the area for all service/trash and
recycling areas;
c. proposed and city specified sidewalks on 3rd and 4th
streets between Main Street and the alley;
2
d. a revised parking plan to be reviewed and approved by the
engineering and planning staff;
e. elimination of the curb cut adjacent to the manager's
residence.
6. Prior to the issuance of any building permits the applicant
shall submit a detailed landscape plan approved by the Parks
Department.
7. Prior to the issuance of any building permits:
a. tree removal permits and a mitigation plan for
removing or relocating any trees 6" in caliper or greater
shall be required from the Parks Department and any trees
proposed to be saved shall be protected during
construction, including no digging or over digging within
the drip line;
b. the applicant shall enter into an agreement with the
Engineering Department to construct curb and gutter in
the future;
C. the applicant shall pay all applicable water and
sewer tap fees; and
d. the applicant shall file the appropriate deed
restrictions with the Housing Office for the deed
restricted dwelling unit.
8. Any irrigation system that is installed shall be incompliance
with the Water Conservation Code.
9. As required in Section 24-7-1004 C.4.f, the applicant shall
maintain the historic runoff patterns that are found on the
site and shall correct any runoff or erosion problems that
currently exist on the site.
10. The applicant shall agree to join any future improvements
districts which may be formed for the purpose of constructing
improvements in the public right-of-way.
11. All lighting fixtures will face downward and be shielded to
eliminate the potential for glare or nuisance to neighboring
properties. Lighting along the walkways will be low to the
ground (approximately 3' in height) and shielded.
12. All work in the alley and public right-of-way shall require
a permit from the Streets Department.
13. During construction, noise cannot exceed maximum permissible
sound level standards, and construction cannot be done except
3
between the hours of 7 am. and 10 p.m.
14. Early warning devices and fire extinguishers shall be provided
in all cabins and the manager's residence.
15. If the applicants intend to use the ditch for irrigation, a
utilization plan must be reviewed by the Parks and Water
Departments which may include a raw water agreement. The
agreement must be signed prior to the issuance of any building
permits.
16. Prior to the issuance of any building permits the applicant
shall apply for an encroachment license.
17. This conditional use approval is conditioned upon successful
completion of the variance request process, Council approval
of the text amendment, and Council allocation of the lodge
allotments.
18. The applicant acknowledges Municipal Code sidewalk maintenance
requirements for all sidewalks abutting the applicant's
property. These property owner obligations include timely
snow removal as provided for in Section 19, Article VIII, and
sweeping and maintenance against hazardous conditions as
provided for in Section 19, Article IV.
19. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission and joint GMQS Commission meeting shall be
adhered to and considered conditions of approval, unless
otherwise amended by other conditions.
RECOMMENDED MOTION: "I move to approve the conditional use for the
LIAuberge Lodge with the conditions outlined in staff s memo dated
May 9, 1995."
"I move to recommend to Council the addition of a parking
requirement for lodges in the office zone district as stated in
staff's memo dated May 9, 1995."
ATTACHMENTS:
A. Referral Comments
B. Conditional Use Standards
C. Landscape Plan
El
Exhibit "A"
MEMORANDUM
TO: Leslie Lamont, Deputy Planning Director
FROM: Amy Amidon, Historic Preservation Officer
RE: 435 W. Main Street- L'Auberge, HPC review
DATE: April 13, 1995
Overall, there was a lot of support for the design of the project
and the applicant's effort to respect the scale of the existing
cabins on the site. Some concerns were expressed about the
project' s relationship to the street and the "interioriz ing" of the
open space. Some members felt that there should be more of a
linkage between the project and the streetscape. The landscape
plan and significant amount of parking were also cited as issues
to be discussed further.
The conditions made at conceptual approval were:
1. That the cabin unit 22 is removed and 21 is set back 10 feet
from the property line.
2. That all new construction be differentiated in a very positive
and hopefully contemporary way from the existing structures.
3. That the detailing of the existing cabins not be significantly
altered.
4. As many parking spaces as possible can be surfaced with grass-
crete or a similar porous and non -hard surface.
5. Study the Main Street elevations, especially the story and a
half massing and looking at the opportunities for combining
buildings.
To: Leslie Lamont
From: Bill Earley
Date: 3/29/95
Subject: L'Auberge 1994 Tourist Accommodations GMQS
I have reviewed the submitted information and have the following
comments;
1. No load information on the electric demand is provided so I
cannot access the impacts on our system but I do not think it will
be a problem.
2. We have three phase and single phase power available in the
alley. There is an existing 25KVA single phase transformer in the
alley that provides electric service to -this block. We may have
to up size this unit. This cost would be paid by the developer.
3. Streetlighting in this area is our standard design with doubles
on .Main St. and overheads at the intersections of Hopkins and 3rd
and 4th.
57spen ConsoPio(aleo(c5anilalion!Z)islricI
565 North Mill Street
Aspen, Colorado 81611
Tele. (970) 925-3601 FAX #(970) 925-2537
Sy Kelly • Chairman
Albert Bishop • Treas.
Louis Popish • Secy.
April 17, 1995
Mr. Jay Hammond
Schmueser Gordon Meyer
P.O. Box 2155
�0, CO 5+5�.2
Michael Kelly
Frank Loushin
Bruce Matherly, Mgr.
RE: Sewer Service Configuration, L' Auberge : Conditional Use Permit
Dear Jay,
I am writing this letter in response to your letter dated 4-
14-95 requesting a variance to the Aspen Consolidated Sanitation
District Rules and Regulations requiring individual structures to
have individual sewer service lines to the District main line.
As we have discussed, I cannot grant a variance from this
section of our Rules and Regulations; only the Aspen Consolidated
Sanitation District Board of Directors can grant a variance from
our Rules and Regulations. The neat available Board of Directors
meeting is May 2, 1995. Please contact Mr. Bruce Matherly at 925-
3601 as soon as possible so that he can schedule a spot on the
agenda for you at this meeting.
Since this project is unique in that the applicant is
endeavoring to build small structures resembling the existing
cabins on this site as requested by the Historic Preservation
Committee and since there may not be an adequate utility corridor
to provide a main line extension, our Board of Directors may
entertain discussions allowing a well engineered internal
acllpc+-cn system designed by a registered professional engineer
providing: -
1. The applicant would commit to working with the District
through -your office to design a professional internal collection
system that would be acceptable to the District and the District's
consulting engineer that would be owned and maintained by the
applicant and execute shared service agreements for this private
system.
2. That the applicant will address the concerns as stated in
the enclosed letter dated 4-6-95 to Leslie Lamont, Planner -City of
Aspen, since the referral is a "Conditional Use Review" and since
this referral is the last time that the District may be able to
comment on this application
3. That the applicant will replace the existing inadequate
on -site system currently in use as stated in your letter. of 4-14-
95.
EPA Awards of Excellence
1976 • 1986 • 1990
Regional and National
4. That the applicant will provide the District with written
assurances that the cabins will continue to be operated as a lodge
under one ownership and that the individual cabins will not be sold
to individual owners.
Fie a let me know if you have any questions.
Sinc ly, �j..
T o asp. racewel
Collection Systems S perintendent
Me orandu
To: Leslie Lamont, Planner
CC:
From: Ed Van Walraven, Fire Marshal
Date: April 12, 1995
Subject: L'Auberge, Parcel ID #2735-124-50-051 & 053
Leslie,
April 3, 1995 I met with Dave Gibson and Gary Lyman re: L'Auberge
fire protection.
We concluded that the individual sprinkler systems in the units are not
required due to their size. However, early warning devices and fire
extinguishers shall be provided.
If you have any questions please contact me.
Ed
MEMORANDUM
TO. Leslie Lamont, Planning Office
THRU: George Robinson, Parks Director
FROW Rebecca Baker, Parks Department
DATE: April 10, 1995
RE: L'Auberge 1994 Tourist Accommodations GMQS, Code Amendment & Conditional Use
Review
We have reviewed the application submitted by ALH Holding Company and offer the following
comments and concerns. In regards to the GMQS criteria, providing transportation alternatives
(section 2 (i)), the applicant discusses the newly constructed sidewalk and ditch that parallel the
property along Main St. The applicant should be requested to contribute to the cost of the sidewalk
considering their development application is being submitted less than a year after the new
sidewalk construction and the new sidewalk enhances their property development considerably due
to the growth in services. The development should also construct sidewalk along 3rd and 4th
Streets as identified in the Pedestrian Plan.
The description of the ditch or watercourse described in section 2(i) states the "Lodge maintains
and irrigates this watercourse and greenway along the new public sidewalk". The ditch is a City
ditch and if irrigating is proposed to be done from the ditch the Parks Department would need to
see a plan prior to utilization of the water from this ditch. Additionally, if the ditch is proposed to
be culverted to accommodate the new driveways, a 12 inch PVC pipe (nQ corrugated metal pipe) is
required to be installed.
The proposed relocation of two scotch pines need to be evaluated by an expert tree mover. The
proposed re -locations may not work in the space provided. It is also inadvisable to propose to
locate spas underneath coniferous trees. The fallen needles create problems for the spa mechanical
systems and can be hazardous to bare feet.
The number of Aspen trees proposed to be removed may require an extensive mitigation plan. The
majority of the mitigation should take place on site. We would request the applicant submit a
detailed landscape plan stating tree removals and a replacement plan. If the development cannot
accommodate the total mitigation, then we would like to know what the applicant proposes, ie. if
they would like to donate trees to the City of Aspen, etc.
The final comment on the project is in regards to the trees in the Main St. right-of-way. These
trees are not shown on the existing site plan and may be an over site, but should be noted that they
are not to be removed or damaged by construction.
.s
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chris Chiola, Environmental Health Department- Au
Through: Lee Cassin, Senior Environmental Health Officer ASPEN • PITKIN
ENVIRONMENTAL HEALTH DEPARTMENT
Date: April 4, 1995
Re: L'Auberge 1994 Tourist Accommodations GMQS, Code Amendment &
Conditional Use Review
Parcel ID # 2735-124-50-051 & -053
The Aspen/Pitkin Environmental Health Department has , reviewed the L'Auberge 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 service must be provided from the City of Aspen. Water Department
documenting that the applicant and the service agency are mutually bound to the
proposal and that the service agency is capable of serving the development.
1
130 SOUTH GALENA STREET asPEN, COLORADo 81611 • PHONE 303.920.5070 • FAx 303.920.5197
Printed on remled paper
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.'
i
This application is not expected to impact down stream water quality.
AIR QUALITY: Sections 11-2.1 'ttis the purpose of [the air quality section of the Municipal Code] to achieve the maximum practical degree
of air purity possible by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the city...' The land Use
Regulations seek to 'lessen congestion• and 'avoid transportation demands that cannot be met' as well as to 'provide clean air by protecting the natural air sheds and
reducing pollutants'.
The. major concern of this department is the impact, of increasing traffic in a non -
attainment . area designated by the EPA. To ensui e that traffic and PM,o levels do not
increase more than specified in the State Implementation Plan for the Aspen area, and
to be consistent with City policy any traffic generated by this development must be fully
mitigated. In order to do this, the applicant will need to determine the traffic increases
generated by the project, and the traffic decreased by each of the control measures.
A condition of. approval should be that the applicant provide a mitigation plan that the
Aspen/Pitkin 'Environmental Health Department determines is sufficient to offset any -
increases in PM,, caused by the project_
FIREPLACE/WOODSTOVE PERMITS: The applicant must file a fireplace/woodstove
permit with the Environmental Health Department before the building permit will be
issued. Metropolitan areas of Pitkin County which includes this site may have two
department certified devices and unlimited numbers of decorative gas fireplace
appliances per building. New homes may NOT have wood burning fireplaces, nor may
any heating device use coal as fuel. Barns and agricultural buildings may not install
any type of fireplace device.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISEABATEMENT: Section 16-1 'The it, 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.'
k
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-. on
weekdays.
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.
... V:WP:LAND USE:2735124500511AU
61
To: Leslie Lamont, Planning Office
From: Chuck Roth, Engineering Department
Date: April 10, 1995
Re: L'Auberge 1994 Tourist Accommodations GMQS, Code Amendment & Conditional Use
Review
(43 5 West Main Street, Lots 1 and 2, Perkins Subdivision - to be nullified and revert to Lots A -I,
Block 38, Original Aspen Townsite)
Having reviewed the above referenced application, the Engineering Department has the following
comments:
1. Site Drainage - The application is not thorough concerning site drainage. If the project is
approved, a storm runoff plan must be prepared by a registered engineer prior to issuance of a
building permit. The plan must provide for no more than historic flows to leave the site.
Percolation into landscaped areas of flows from 'newly constructed impermeable surfaces may
suffice, but the percolation rates and flow quantities must be verified.
2. Sidewalk, Curb and Gutter -
"Standard.- Facilitating and encouraging year hound pedestrian transportation. " - During
the past summer, the City constructed sidewalk along the Main Street frontage of the
property. It is of course unfortunate that City funds were used instead of the applicant
providing the sidewalk as other private property owners must do.
In spite of complaints from City staff and from the public, proper snow removal was
not performed on the sidewalk. Snow was not removed from the sidewalk consistently
throughout this past winter, and snow from the driveways was piled up on the sidewalk at
both corners creating a hazardous pedestrian situation and discouraging pedestrian use.
Sidewalk also needs to be constructed on the property frontages on 3rd and 4th Streets. This is
required by City Code for new construction and 'is also identified by the "Pedestrian Walkway and
Bikeway System" Plan. This should be a condition of approval for any development. The
condition of the curb and gutter cannot be determined at this time due to snow. Any sections
1
needing replacement must be replaced prior to issuance of a certificate of occupancy. Curb and
gutter must be constructed on the Third Street frontage.
3. Mass Transit - The existing bus stop is rudimentary. Perhaps an easement should be provided
for a bus shelter and a bus shelter provided as a site improvement.
4. Community Character - The lodge currently has posted a sign in the public right-of-way at the
corner of Fourth and Main which has not been removed despite staff requests.
5. Access & Driveways - City Code prohibits driveways onto Highway 82. The property contains
existing, non -conforming driveways. The application represents a proposed increase in use of the
existing driveways with more vehicles per day entering and exiting Highway 82 at the location. It
is preferable to provide driveway access to the project from the alley.
At a minimum, the applicant should be required to delete the Main Street curb cut to the
manager's house. The new driveway off the alley will permit access to parking spaces 23 and 24.
Access Widths - The accesses off Main Street are only drawn at 11.5' and 9.5' off the alley.
The Fire Marshal should be specifically requested to approve those access widths, both at the
curb and within the property.
6. Utilities - Any new surface utility needs for pedestals or other equipment must be installed on
an easement provided by the applicant and not in the public right-of-way. The applicant must
consult with the City Electric Superintendent prior to issuance of a building permit and provide
electric load information in order to determine if a transformer easement is needed on the site.
7. Trash & Utility Area - The final development plans must indicate the trash storage area, which
may not be in the public right-of-way. All trash storage areas should be indicated as trash and
recycle areas. The applications states that the recycling is currently practiced, which is
commendable. Any trash and recycle areas that include utility meters or other utility equipment
must provide that the utility equipment not be blocked by trash and recycle containers.
The current trash area is not indicated on the site improvement survey and appears to be
within the alley public right-of-way. It should be a condition of approval that a concrete pad be
provided for the dumpsters in order to facilitate their storage on private property.
8. Parking - The application requests a variance for parking space dimensions, but no specific
dimensions are requested. The plans scale off to 8.7'xl4.8' for space #8, 8.2'x13.5' for space #9,
7.2' x 17' for space # 11, and 7.3' x 18' for space # 17. The proposed, scaled widths appear functional,
however the length of space #9 is below the range of any but the shortest vehicles. It may be
preferable to permit reductions in the number of parking spaces than to permit the undersizing of
space #9. Prior to now, reductions- in parking space sizes have been addressed by special review
and not by the variance process!.
If the use of "grass-crete" is permitted, snow removal should be specifically required for
maintaining the parking spaces in a usable condition. The "grass-crete" area, must include access
2
into spaces 911 and # 17. No access is currently shown to those spaces, and a parallel parking space
is 22' long in order to permit the parallel parking turning movements.
It is recommended that if "grass-crete" is permitted, board, stone, paver or concrete tire tread
"rails" some 16" in width be required to clearly define the intended parking space and the access.
This would permit considerable "greening" versus a completely paved or surface parking space
and access. This is a detail that the Engineering Department would support verbally at the Planning
& Zoning Commission meeting.
9. Site Design - The new cabins will be a major change to the Main Street corridor by filling in an
existing open space. It might be preferable to retain the open space and provide development of
increased height and below grade at the existing footprints.
10. Street Lights - The Neighborhood Advisory Committee is increasingly concerned about the
lack of street lighting in town, especially in lodging areas. At a minimum, the applicant should be
required to install an antique light on Third Street at the alley. A street light is needed at the other
end of the same alley, which the applicant also abuts, but the property owners across the alley
would potentially be responsible for that light.
11. Bicycles - The applications discusses bicycle storage but is not specific as to the number of
bicycles for which storage is provided. Sufficient storage for all bicycles of guests, visitors and
employees should be provided.
12. Other Improvements, - The applicant is not offering to pave the alley. Paving alleys is a
current trend because of dust and mud reduction for adjacent properties. There is also a PM-10
benefit.
13. Other Conditions of Approval -
a. No tracking of mud onto City streets shall be permitted during construction.
b. The applicant shall agree to join any improvement districts formed for the purpose of
constructing improvements in adjacent public rights -of -way.
c. It is suggested that the applicant provide 2 sets of mylars, one for recording together with
fees, of the approved development plan together with the existing conditions survey. For the
applicant's protection, as well as any possible grantees, the survey should state that all
easements of record as indicated on Title Policy No. , dated , have been
shown on the survey.
14. Work in the,Public Right-of-way - Given the continuous problems of unapproved work and
development )in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5088) for design considerations of
3
development within public rights -of -way, parks department (920-5120) for
vegetation species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from city streets department (920-5130).
15. Code Amendment - There do not appear to be any adverse impacts of engineering concern for
amending the Code to include "lodges" as a conditional use in the Main Street Office Zone District.
There are sufficient utilities available to serve the proposed project. The impacts on services of a
lodge are the same as "bed and breakfast" businesses.
16. Encroachment Application - Encroachment applications relate to public property and public
rights -of -way and are granted by the City Engineer. Encroachment licenses must be applied for
through that office. An application has been mailed to the applicant's representative.
Encroachments are generally required to be removed at the time of redevelopment. This will be
examined in depth at the time that an encroachment application is received.
The application does not make reference to the fences that encroach into the Forth Street and
alley rights -of -way. These fences may be included in the encroachment application, however it is
likely that the fences will be required to be relocated onto private property at the time of any
development or any future building permits for any work.
17. Vacation of Final Subdivision Plat - Since the word "vacation" applies to vacating public
rights -of -way, the word "nullification" might avoid confusion. The Engineering Department has no
objections to nullifying or voiding the subdivision plat of the Perkins Subdivision.
cc: Cris Caruso, City Engineer
Dave Gibson
Gideon Kauftnan
M95.61
4
MEMORANDUM
TO: Leslie Lamont, Planning Office
FROM: Cindy Christensen, Housing Office
DATE: April 10, 1995
RE: L'Auberge 1994 Tourist Accommodations GMQS, Code
Amendment & Conditional Use Review
Parcel ID No. 2735-124-50-051 & -053
ISSUE: The applicant is proposing to - add 12 guest cabins, a
laundry/employee locker area, and a bathroom addition to the
-� manager's residence, for a total of 4,534 gross square feet of new
construction. The applicant presently has a two -bedroom manager's
unit located within the residence. They are proposing that this
remain in free-market ownership with a binding Housing Authority
deed restriction which requires that mitigation be paid, if and at
such time as the dwelling may be sold. The applicant is proposing
a cash -in -lieu fee of $108,330 (1.57 X $69,000) for the additional
employees. The cash -in -lieu fee is presently in the process of
being increased with the adoption of the 1995 Aspen/Pitkin County
Housing Guidelines. This could go into effect as early as mid May,
which would require the cash -in -lieu payment of $124,030.
POINTS: Appendix 3 does seem in line with the FTE's required,
which represents that the proposed development would increase FTE's
by .68 (1.83 - 1.15). The applicant is proposing a cash -in -lieu
payment for 1.57 low income employees, which represents ya 1000
housing mitigation. This results in a score in this category!\of 11
points. =
The Housing Board has established priorities in the Affordable
Housing Guidelines regarding mitigating affordable housing impacts.
The priorities are as follows:
1. On -site housing;
2. Off -site housing, including buydown concept;
3. Cash-in-lieu/land-in-lieu.
The Housing Office recommends that the housing mitigation be met
on -site.
MANAGER'S UNIT: The applicant is requesting that the manager's
unit remain in free-market ownership with a binding Housing
Authority deed restriction which requests that mitigation be paid,
if and at such time as the dwelling may be sold. The Housing
Office recommends deed restricting this manager's unit to Resident
Occupied, which limits the unit to occupancy by qualified
employees, but not as to price or income limitations. This would
also restrict the use and occupancy of the unit to residents and
their families who are either employed by the owner or who are
residents of Pitkin County and fall within the Housing Authority
qualification guidelines established and indexed by the Authority
on an annual basis.
If approved as requested and prior to building permit approval, the
Housing Office will require the net liveable square footage
calculation for the unit, a copy of the floor plans of this unit,
and a recorded deed restriction.
The Deed Restriction should be obtained from the Housing Office.
\word\referral\lauberg.gmq
2
EXHIBIT B EXHIBIT B
Conditional Use Review - Pursuant to Section 24-7-304 the criteria
for a conditional use review are as follows:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Community Plan,
and with the intent of the Zone District in which it is
proposed to be located;
RESPONSE: There are several small lodges on Main Street. Nine of
those are zoned Lodge Preservation, but L'Auberge is not. For
several reasons, the applicants sought a text amendment to allow
lodges as a conditional use in the Office zone rather than rezone
their property to LP.
In the Commerical/Retail Action Plan section of the Aspen Area
Community Plan states that: small lodges immediately set the stage
for the guest experience in Aspen. The community must find ways to
maintain these small lodges and the experience they offer to our
guests.
L'Auberge is currently a non -conforming use in the office zone.
The approved text amendment enabling small lodges as a conditional
use and a supportive conditional use approval will enable L'Auberge
to expand but remain an important element on Main Street.
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: Main Street is identified as a Historical District. The
variety of uses along Main Street, which include the small lodges,
is believed by the Historic Preservation Committee to enhance the
streetscape of Main Street and helps to preserve the historical
fabric of the street.
The office zone district includes many incentives for the reuse and
adaptation of historic structures in the zone. Although L'Auberge
is not eligible for Landmark status, the HPC regards the small
cottages as an important historical element for Main Street and
have been very supportive of their expansion.
The continued existence and the expansion of L'Auberge is
compatible with the surrounding uses on the street.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
- = including visual impacts, impacts on pedestrian and vehicular
1
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties;
RESPONSE: The applicants have submitted a landscape plan that
indicates an of one the three curb cuts on the street. A revised
site -plan was also submitted. It appears from the revised plans
that some of the parking spaces have been reconfigured. However,
placement of the parking space directly in front of the office,
perpendicular to Main Street is inappropriate. One of staff's
original criticism of this site plan is the auto domination on the
site. Completely blocking the front of the office with a parking
space, even though it is grass-crete exacerbates the auto intensity
of the site. The parking requirement for lodges is .7 spaces per
bedroom. Currently there appear to be twenty-one parking spaces
for 20 cabins, an office, and a manager's residence. If the
parking were reduced to .7 per lodge unit only 14 spaces would be
required. It is staff's opinion that on -site parking may be
reduced. Staff recommends that the applicant continue to revise
the parking plan.
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 applicant continues to work with the service/utility
agencies. A revised utility plan shall be submitted for review and
approval prior to the allocation of GMQS allotments by City
Council.
E. The applicant commits to supply affordable housing to meet
the incremental need for increased employees generated by the
conditional use; and
RESPONSE: In the GMQS application the applicant proposed to
mitigate employee generation via cash -in -lieu. Staff recommended
the provision of housing on -site. The applicant was successfully
scored for a lodge allocation by the Joint GMQS Commission without
on -site affordable housing. City Council will ultimately accept
the form of housing mitigation.
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 chapter.
RESPONSE: Conditional use approval with the conditions outlined
in the memo, and adhering to the representations made at the joint
GMQS Commission meeting, will enable the applicant to comply with
all the standards of the Land Use Code.
0
TO:
MEMORANDUM
Planning and Zoning Commission
Kim Johnson, Planner
DATE: May 9, 1995
Re: Water Place Affordable Housing Subdivision - Final SPA
Development Plan and Amendment of the Aspen Water Plant
SPA, Growth Management Exemption for Affordable Housing
and Essential Public Facilities, Subdivision, 8040
Greenline Review, Conditional Use, and Special Review for
Parking, Open Space, and Dimensional Requirements in the
Public Zone District: Public Hearing Continued from
May 2, 1995
This item was introduced at a public hearing on May 2. At that
meeting, the Commission voted to require this project to be
processed as a four step SPA review rather than the requested two
step consolidated review. The result of this action means that the
application will be reviewed as a . Conceptual SPA Plan.
Presentations were made by staff, the applicant and several
citizens. Issues discussed regarded roadway design and safety,
open space and park site, visual impacts of new homes, density of
the project, chlorine storage, and deed restrictions of the units.
Staff has no new information to present to the Commission. The
Commission shall forward their recommendation to the City Council.
Currently, the Council review date is set for May 22, 1995.
Threshold issues and concerns will be stated as conditions of
Conceptual review. The applicant will then submit a Final SPA
application which responds to the Conceptual conditions. The
Commission and Council will hold additional public hearings for
Final SPA review.
** Please be sure to bring your staff memo and application
materials distributed prior to the last meeting. If you lack any
of this information, contact me at 920-5100 on or before Monday,
May 8. A message may be left on the voice mail system.
1