HomeMy WebLinkAboutagenda.apz.19920804
NO AGENDA AVAILABLE
FOR
AUGUST 04,1992
MEETING
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Ellen Sassano, Planner
DATE: August 41 1992
RE: Sandunes Density Reduction Lot Split Referral
SUMMARY: The Applicant is requesting General Submission approval
from the County for a density reduction lot -split on a 1.76 acre
parcel of land. The split will result in two lots on' which the
applicant proposes construction of two single family residences.
A portion of the site is located within the City of Aspen. The
remainder of the site, on which development is proposed, lies
within unincorporated Pitkin County.
APPLICANT: Sandunes, Ltd.
LOCATION: 815 West Main Street, Aspen
ZONING: R-15 in the City and County
REQUEST: Staff will present a summary of the applicants request at
the meeting. The application has, been referred to the Commission
by the County so that any concerns expressed by the Commission may
be forwarded to the County Planning Commission and the Board of
County Commissioners in the review process. Map exhibits of the
site and proposed lot split are attached as exhibits for reference.
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MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
RE: Grosse Conditional Use for a Detached Accessory Dwelling
Unit - Public Hearing
DATE: August 4, 1992
SUMMARY: The Planning Office recommends approval of the Grosse
Conditional Use for a 392 s.f. accessory dwelling unit to be
constructed above an existing detached garage with conditions.
APPLICANT: Ed Grosse, represented by Sven Alstrom
LOCATION: 100 East Bleeker, Lot K Block 65
ZONING: R-6
APPLICANT'S REQUEST: The applicant requests Conditional Use for
the voluntary construction of an accessory dwelling unit as a new
second story to an existing garage. The site is also occupied by
a residence which is an historic landmark. -The one bedroom
accessory dwelling unit will be approximately 392 s.f. Because
the ADU is 100% above grade the applicant is eligible for an FAR
bonus for the property. No changes to the main residence is
proposed at this time. The applicant has submitted floor plans and
elevation drawings. See Attachment "A".
PROCESS: The Planning Commission shall make a determination on the
Conditional Use for the accessory dwelling unit.
REFERRAL COMMENTS: Complete referral memos are attached as Exhibit
n8"
Housing: The proposed unit must meet the requirements of Section
24-5-510 of the Aspen Municipal Code. It shall be between 300 and
700 square feet of net livable area, deed restricted to resident
occupancy, and have minimum lease periods of 6 months. The deed
restriction shall be approved by the Housing Office, recorded with
the County Clerk, and proof of recordation forwarded to the Housing
Office prior to issuance of any building permits for the site.
Engineering:
1) Prior to issuance of a building permit, the Engineering
Department must have on file an executed, recorded copy of an
encroachment permit for the fence in the N. Garmisch St.
right-of-way.
2) The encroachment review committee voted not to approve the
garage encroachments because the structure is being
substantially remodelled.
Historic Preservation Committee (HPC) - On July 8, the HPC approved
conceptual approval for the garage/ADU construction including the
variations to building separation (3' instead of 51), height (18'
rather that 16' required in the R-6 zone), and side yard setback
(0' instead of 51). The HPC also requested that the City Engineer
allow the encroachment to persist, finding that it was more
compatible with the historic residence. If the appeal is denied
by the Board of Adjustment', -the applicant will revise his drawings
for Final HPC review.
STAFF COMMENTS:
The garage onto which the proposed ADU will be added encroaches
1.8' into the alley and 1.4' into the N. Garmisch St right-of-way.
An encroachment license application was reviewed by the Engineering
Department and a multi -disciplinary committee who voted to not
grant an encroachment license (see above Engineering comment).
This means that the garage must be reconfigured so that the north
and west walls are completely within the property lines. The
applicant has applied .to the Zoning Board of Adjustment for a
hearing in mid -August' -'-to seek relief from the City Engineer's
decision.. The proposed second level ADU was designed to conform
to the north and west property lines, so the outcome of the Board
of Adjustment will not affect this unit.
Conditional Use Review Criteria: The Commission has the authority
to review and approve development applications for conditional uses
pursuant to the standards of Section 7-304:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan,
and with the intent of the Zone District in which it is
proposed to be located.
RESPONSE: This proposed unit will allow the property to house
local employees in a residential area, which complies with the
zoning and Aspen Area Comprehensive Plan.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
of the parcel proposed for development.
RESPONSE: The accessory dwelling use is compatible with the other
residential uses in the surrounding neighborhood. The unit will
be an.adaptive reuse of the garage structure.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties.
RESPONSE: The applicant is not proposing a new parking space on
I
ite for the ADU because of the limited size of the lot. One
garage space is provided for the main residence. A parking space
is not required by code for a one bedroom accessory unit. Staff
believes that because of the proximity to the downtown core a
designated space for ADU parking is not necessary. The unit will
have ground access via a stairway inside the garage. There is no
other access to the main residence. No other significant impacts
are anticipated.
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: All public facilities are all ready in place for the
existing home and neighborhood.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use.
RESPONSE: The applicant must file appropriate deed restrictions
for resident occupancy, including 6 month minimum leases. Proof
of recordation must be forwarded to the Planning Office and Housing
Office prior to issuance of any building permits.
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: This use complies with the Aspen Area Comprehensive Plan
and any other applicable conditional use standards.
Detached ADU Review Criteria: Specific to detached ADU's the
following review criteria shall apply:
1. The proposed development is compatible and subordinate in
character with the primary residence located on the parcel and
with the development within the neighborhood.
RESPONSE: The Victorian character of the primary residence has been
considered and approved conceptually by the HPC. Reuse of the
alley outbuilding is in character with the neighborhood and intent
of the Cottage In -fill Ordinance.
2. In the case where the proposed detached accessory dwelling
unit is located on a Landmark designated parcel, only HPC may
make dimensional variations pursuant to the standards of
Section 5-508 B.
RESPONSE: As discussed in the HPC referral section above, this
project has received HPC approval to variations of height, side
yard setbacks, and building separation.
3. The Planning and Zoning Commission or the HPC may exempt
existing non -conforming structures, being converted to a
detached accessory dwelling unit, from Section 5-508 B.2. (a-
g) provided that the non -conformity is not increased.
RESPONSE: This criteria does not apply as the HPC has approved the
design and dimensional variations.
Please Note: As this accessory dwelling unit is 100% above grade,
the main structure is eligible for floor area bonus not to exceed
one half of the floor area of the ADU as allowed by Ordinance 1.
STAFF RECOMMENDATION: Planning recommends approval of the Grosse
Conditional Use for an above -grade 392 s.f. detached accessory
dwelling unit with the following conditions:
1. The owner shall submit the appropriate deed restriction to the
Aspen/Pitkin County Housing Office for approval. The
accessory dwelling unit shall be deed restricted to resident
occupancy with minimum 6 month leases. Upon approval by the
Housing Office, the Owner shall record the deed restriction
with the Pitkin County Clerk and Recorder's Office.
2. Prior to issuance of any building permits, a copy of the
recorded deed restriction for the accessory dwelling unit must
be forwarded to the Planning office.
3. Prior to issuance of a building permit, the Engineering
Department must have on file an executed, recorded copy of an
encroachment permit for the fence in the N. Garmisch St.
right-of-way.
4. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission and Historic Preservation Committee shall
be adhered to and considered conditions of approval, unless
otherwise amended by other conditions.
RECOMMENDED MOTION: "I move approve a Conditional Use for a 392
s.f. detached accessory dwelling unit above the existing garage at
2
the Grosse Residence at 100 East Bleeker with the conditions
recommended in the Planning Office memo dated 8/4/92.
Exhibits:
"A" - Proposed Site Plan, Floorplans, and Elevations
"B" - Complete Referral Memos
5
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EXHIBIT
7
APPROVED
BY RESOLUTION
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MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
RE: Moss Specially Planned Area (SPA) Amendment
DATE: August 4, 1992
SUMMARY: The Applicant requests an SPA variation to the permitted
uses in the underlying Neighborhood Commercial (NC) in order to
allow a radio broadcast station in the Moss Building, formerly
known as the Aspen Savings and Loan building. The Planning Office
recommends approval of this proposal.
APPLICANT: Charles B. Moss, represented by Sunny Vann
LOCATION: 225 N. Mill Street (Lots D-I, Block 78 and Part of Tract
A of the Aspen Townsite)
ZONING: Neighborhood Commercial (NC) with an SPA overlay
REFERRAL COMMENTS: City Engineer Chuck Roth forwards the following
comments:
1) Various conditions of previous approvals (GMQS Exemption,
Conditional Use, and Condominiumization) must be met.
2) The Engineering Department has no concerns relative to a radio
broadcast station operating at this site.
3) The applicant must receive permits from the Streets Department
for any work done within public rights -of -way.
PROPOSAL: Mr. Moss wants to relocate his radio station KSPN into
the building he purchased on June 3, 1992.
STAFF COMMENTS: Staff had several meetings with' the Applicant and
his representative regarding moving the radio broadcast facility
into the Moss Building. Staff regards the request as appropriate
to the surrounding area given the operation's character and the
surrounding land uses. However, the NC zone does not list
broadcast facilities as a permitted use. The Planning Director was
asked to make the interpretation that this use was allowable under
the June 2, 1992 Conditional Use granted by P&Z for Business and
Professional offices.
However, as pointed out in a Planning, office letter dated June 10,
1992 (Exhibit "A")', the Land Use Regulations already address
1
"broadcast facilities" as a permitted use in the C-1 zone, and
therefore this was not a situation requiring an interpretation.
The option of approval as an SPA variation to use 'of the underlying
zoning was presented by staff as the most workable alternative
other than a code amendment changing the NC zone permitted uses.
Pursuant to Section 24-7-804 D.2. variation requests shall be
processed according to the Final SPA Development Plan review
criteria. The Planning and Zoning Commission shall forward a
recommendation to City Council, who makes the final decision. The
following review criteria shall be addressed in the review:
1. Whether the proposed development is compatible with or
enhances the mix of development in the immediate vicinity of
the parcel in terms of land use, density, height, bulk,
architecture, landscaping and open space.
Response: Exterior changes to the structure are not proposed with
this use variation. The 'function of the radio station is basically
office use. Advertising sales is the primary purpose, with actual
broadcasting needs taking up much less area. This office use is
compatible with the business/professional office uses already
approved for this building as Conditional Use this year. The
proposal is also compatible with the surrounding office and retail
commercial land uses in the vicinity.
In discussions with the Applicant, it was presented that no
satellite dish antennas are required for his radio station. Two
or three small roof -mounted wire type antennas will be used. Staff
has requested that more information on these antennas be available
at the Commission hearing. According to the Land Use Regulations,
these type of antennas do not require special review. If a dish
antenna is ever needed, it must be reviewed as a Conditional Use.
2. Whether sufficient public facilities and roads exist to
service the proposed development.
Response: No changes to the existing public facilities and roads
are warranted by this proposed use.
3. Whether the parcel proposed for development is generally
suitable for development, considering the slope, ground
instability and the possibility of mud flow, rock falls,
avalanche dangers and flood hazards.
Response: This criteria does not apply to this proposal as all
physical development on the site is currently existing.
4. Whether the proposed development creatively employs land
planning techniques to preserve significant view planes, avoid
adverse environmental impacts and provide open space, trails
and similar amenities for the users of the project and the
E
public at large.
Response: No changes to the existing structure is proposed, so
this criteria does not apply. As mentioned above, the type of
antennae required will not impact views.,
5. Whether the proposed development is in compliance with the
Aspen Area Comprehensive Plan (AACP).
Response: The 1973 AACP indicates this property to have "limited
industrial" use. The proposed use is more compatible with the
"neighborhood commercial" use identified for the properties to the
north and south of this site, the Jerome Professional Building and
the Clark's Market complex. The 1973 Plan is currently out of date
with the actual development in the immediate vicinity.
6. Whether the proposed development will require the expenditure
of excessive public funds to provide public facilities for the
parcel, or the surrounding neighborhood.
Response: No public expenditures will be required by the proposed
use variation.
7. Whether proposed development on slopes in excess of twenty
percent (20%) meet the slope reduction and density
requirements of Sec. 7-903 (B) (2) (b) .
Response: This criteria does not apply as no new external changes
are proposed with the use change.
8. Whether there are sufficient GMQS allotments for the proposed
development.
Response: A Growth Management allotment is not required for the use
change absent physical changes.
-----------------------------
STAFF RECOMMENDATION: The Planning Office recommends approval of
the SPA variation to the NC permitted uses to allow a radio
broadcasting station in the Moss Building, 225 N. Mill Street, with
the following conditions:
1. The variation to use shall be specified in the SPA Agreement
and indicated on the Final Development Plan.
2) various conditions of previous approvals (GMQS Exemption,
Conditional Use, and Condominiumization) must be met.
3) The applicant must receive permits from the Streets Department
for any work done within public rights -of -way.
K
4) All material representations made by the applicant in the
application and during public meetings with the Planning.and
Zoning Commission and City Council shall be adhered to and
considered conditions of approval, unless otherwise amended
by other conditions..
PROPOSED MOTION: "I move to forward a recommendation to City
Council for approval of the SPA use variation to allow a radio
broadcast station in the Moss Building, 225 N. Mill Street, with
the three conditions contained in the Planning Office memo dated
August 4, 1992."
Exhibit:
"A" - Planning Office Letter Dated June 10, 1992
4
AFFIDAVIT OF PUBLIC NOTICE
OF APPLICATION FOR DEVELOPMENT APPROVAL
(Pursuant to Section 6-205.E. of the Land Use Regulations)
STATE OF COLORADO )
) ss.
COUNTY OF PITKIN )
The undersigned, being first duly sworn, deposes and says
as follows:
I, SUNNY VANN, being or representing an Applicant before
the City of Aspen, personally certify that Public Notice of the
Moss Limited Liability Company of Aspen's application requesting
approval of an amendment to the Specially Planned Area development
order for 225 North Mill Street, formerly known as the Aspen
Savings and Loan building, Lot 8, Block 65, City and Townsite of
Aspen, was given by 1) posting of notice containing the information
required in Section 6-205.E.2., which posting occurred on July 25,
1992, in a conspicuous place on the subject property and that the
said sign was posted and visible continuously from that date, and
2) mailing Notice of said development application to all property
owners within three hundred (300) feet of the subject property,
which mailing occurred on July 24, 1992.
Applicant:
MOSS LIMITEIDLIABILITY COMPANY
OF ASPEN
By
The foregoing Affidavit of Public Notice was acknowledged
and signed before me this ay of July, 1992, by Sunny Vann on
behalf of the MOSS LIMITED LIABILITY COMPANY OF ASPEN.
WITNESS my hand and official seal.
My commission expires: 61101?;Z
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Planning
RE: Old Library Special Review for On -Site Parking and Cash -
in -Lieu for Parking Mitigation
DATE: August 4, 1992
,SUMMARY: Design Workshop Inc. (DWI) seeks to establish on -sit'
Iparking and approval of cash -in -lieu for parking mitigation for the
.,Old Library building in the office zone district. Parking is
iestablished by Special Review from the Commission in the Office
zone district.
Staff recommends approval of the cash -in -lieu for 10 spaces and
five on -site parking spaces.
'APPLICANT: Design Workshop Inc. as represented by Bill Kane
i
LOCATION: 120 East Main Street, Aspen
ZONING: Office
APPLICANT'S REQUEST: To establish on -site parking spaces and a
?,cash -in -lieu payment for parking through the Special Review process
'(please see attached site plan, Attachment A).
i
REFERRAL COMMENTS: Please see Attachment.B.
S
I'STAFF COMMENTS: The Old Library parcel was rezoned from Public to
"Office in April of 1990. As a result of the rezoning the parcel
became non -conforming with respect to parking. Unless the parcel
.were to be redeveloped, required parking cannot be accommodated on -
;site and the Zoning Code did not allow a reduction of on -site
parking beyond 1.5 spaces per 1,000 square feet of office space
,without alternative mitigation. Consequently, staff was directed
by Council to amend the Office zone district to enable alternative
parking mitigation when parking cannot be provided on site.
Recent text.amendments enable reduction of parking in the Office
'zone district with mitigation by Special Review through the
!.Commission.
{
,DWI is proposing to purchase the building from Pitkin County. The
i�-net leasable space has been determined to be 5,042 square feet
which yields a total parking requirement of 15 spaces. The
jIapplicant has proposed to place five parking spaces on -site and
make a payment in lieu for the remaining 10 spaces (please refer
1J1to attachment A) .
Pursuant to Section 7-404, whenever the off-street parking
requirements of a proposed development are subject to establishment
and/or mitigation via a payment in lieu by special review the
development application shall only be approved if the following
conditions are met:
1. In all zone districts where the off-street parking
requirements are subject to establishment and/or mitigation
by special review, the applicant shall demonstrate that the
parking needs of the residents, customers, guests and
employees of the project have been met, taking into account
potential uses of the parcel, the projected traffic generation
of the project, the projected impacts onto the on -street
parking of the neighborhood, its proximity to mass transit
routes and the downtown area, and any special services, such
as vans, provided for residents, guests and employees.
In determining whether to accept the mitigation or whether to
require that the parking be provided on -site, the commission
shall take into consideration the practical ability of the
applicant to place parking on -site, whether the parking needs
of the development have been adequately met on -site and
whether the city has plans for a parking facility which would
better meet the needs of the development and the community
than would location of the parking on -site.
RESPONSE: DWI intends to purchase the building for their office
use. They will not demolish the building,but will establish the
business in the existing parameters of the structure. Based upon
their operational needs. the company has calculated that 4,052
square feet of net leasable is necessary for their daily operations
and approximately 3,146 square feet is attributed to circulation,
bathrooms and storage area, DWI also proposes to lease 1,000
square feet to the Aspen/Pitkin Housing Authority. Thus the total
net leasable equals 5,052 square feet.
By virtue of a public access easement across the northern 15 feet
of the property to the west and connecting to Garmish Street, DWI
proposes to delineate five parking spaces on -site utilizing two
spaces for stacked parking.
The Planning Director, interpreting the Special Review section of
the Code, has determined that the Commission does have the ability
to review and approve a site specific parking plan. Although
Section 24-5-302 A., requires that "each parking space, except
those provided for detached residential dwellings and duplex
dwellings, shall have'a public unobstructed area for access to a
street or alley" the Director's interpretation provides the
Commission the flexibility through the Special Review language to
review and recommend on this parking plan for the parcel.
2
Staff supports the proposed parking plan for the following reasons:
* The building is under one ownership and one principal
use. Cars can be easily controlled and moved if
necessary.
* The alley behind the old library has been vacated and is
now a private access easement off of Garmisch Street.
Only one car at a time can pull onto Garmisch Street.
* A RFTA bus stop and easement that services most primary
bus routes is directly in front of the building.
* Stacking is already a concept used for residential uses.
* If more parking is accommodated on -site less cars will
park in the surrounding neighborhood. A payment -in -lieu
does not keep cars out of the neighborhoods.
* If the building were condominiumized, a stacked parking
arrangement would not be appropriate because of multiple
owners equal less control of parking.
* If the parcel were redeveloped, the non -conforming nature
of the structure would be required to be rectified.
In addition DWI is pursuing a long-term lease with US West which
owns the switching station and adjacent parking behind the old
library parcel. The switching station has become virtually self-
operating with the need for a warm body only once a week. In the
event that DWI secured a long-term lease for the parking lot then
a significant amount of parking could be located adjacent to the
old library parcel and some additional parking may fit on the old
library site. DWI would like the opportunity in the future to
request an amendment of their parking plan and a reimbursement from
the payment in lieu for the number of spaces being provided on -
site and off -site.
2. In all zone districts, where the off-street parking
requirement may be provided via a payment in lieu, the
applicant shall make a one-time only payment to the City,
in the amount of $15,000 per space. Approval of the
payment -in -lieu shall be at the option of the commission.
RESPONSE: To meet the full parking requirement in the Office zone
district the building would have to be demolished. To comply with
the parking requirement for the remaining 10 parking spaces DWI
proposes a payment in lieu for a total payment of $150,000.
Because DWI may secure a long-term lease with US West for adjacent
parking some payment in lieu may be reimbursed. Staff recommends
that a portion of the payment in lieu be restricted within the
3
Parking Fund, for one year from the time of approval, in
anticipation of a reimbursement. Reimbursement will be dependent
upon a long-term lease with US West and subject to approval by the
Commission.
RECOMMENDATION: Staff recommends approval of five on -site parking
spaces for 120 East Main Street and a payment in lieu for the
remaining 10 parking spaces at $15,000 a space with the following
conditions:
1. Prior to the issuance of any building permits or occupancy
certificate the applicant shall make a one time payment for
$150,000 to the Parking Fund, a portion of which shall be secured
for reimbursement purposes for one year from this approval. A
receipt shall be copied to the Planning and Building Departments
upon payment. The amount that is secured will depend upon the
parking capacity of the US West parking lot. The applicant shall
work with the Planning and Engineering Departments to determine the
permitted number of parking spaces.
2. Prior to the issuance of any building permits or certificate
of occupancy, the applicant shall create and sign five on -site
parking spaces pursuant to the attached site plan.
3. The applicant shall obtain a tree removal permit for any trees
6" in caliper or greater that are proposed to be removed.
4. If Design Workshop Inc. secures a long-term lease from US West
for adjacent parking, this parking plan shall be reviewed and
amended by Planning and the Commission to reflect the adjacent off -
site parking and any new on -site parking spaces. Design Workshop
Inc. shall be refunded the commensurate amount of payment in lieu
based upon the amended parking plan.
5. A sign shall be posted at the entrance of the driveway off of
Garmisch Street stating that this is a driveway and do not block.
6. If the building is condominiumized or more than 4,052 square
feet of net leasable space is sub -let, approval shall be contingent
upon only three on -site parking spaces. The applicant shall have
the option to provide off -site parking subject to review by the
Planning Department and Planning and Zoning Commission or a
payment -in -lieu for the two parking spaces that will be eliminated
with the condominiumization or sub -letting of the building.
7. The cars shall only be stacked two deep.
8. Surrounding property owners shall be consulted prior to signing
the parking spaces.
9. Provisions for snow and trash storage on site shall be reviewed
by the Engineering Department.
4
RECOMMENDED MOTION: I move to approv
120 East Main and the payment in lieu
parking that is required in. the
conditions 1-9 as stated above.
ATTACHMENTS:
A. Site Plan
B. Engineering Referral Comments
5
e the on -site parking plan for
of $150, 000 for the remaining
Office zone district with
ATTACHMENT A
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PUBLIC NOTICE
RE: GROSSE CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, August 4, 1992 at a meeting to begin at 4:30 pm before
the Aspen Planning & Zoning Commission, Pitkin County. Library
Meeting Room, Basement Level, 120 North Mill Street, Aspen to
consider an application submitted by Ed Grosse, 100 East Bleeker
Street, Aspen, CO requesting approval of a Conditional Use Review
for a 392 square foot accessory dwelling unit above the existing
detached garage located at 100 East Bleeker Street, Lot 8, Block
651, City and Townsite of.Aspen. For further information, contact
Kim Johnson at the Aspen/ Pitkin Planning Office, 130 S. Galena
St., Aspen, CO 920-5090.
slJasmine TVgre, Chairman
Planning and Zoning Commission
InfflGl�tlC�
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STATE OF COLORADO
COUNTY OF PITKIN
ON THIS 5TH DAY OF AUGUST, 1992, PERSONALLY APPEARED BEFORE
ME, ED GROSSE.
WITNESS MY OFFICIAL HAND AND SEAL.
MY COMMISSION EXPIRES:
Pitkin County Pmr.,4 & T Bile
P.O. aox �a6��S P'.S'pall, CO a1612
MY QXfAres 9116/92
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