HomeMy WebLinkAboutLand Use Case.CU.735 Castle Creek Rd.A22-94'71' 0,5�it cvy-t-L -p�
Trott Duplex Conditional Use Rev.
A22-94 2735-122-06-005
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED:03 131494 PARCEL ID AND CASE NO.
DATE COMPLETE: ! 2735-122-06-005 A22-94
STAFF MEMBER: LL
PROJECT NAME: Trott Duplex Conditional Use Review f'c'► A-VLi-
Project Address: 735 Castle Creek Subdivision
Legal Address•
APPLICANT: Houahton and Patricia Trott
Applicant Address: Box 1994, Aspen, CO 81612
REPRESENTATIVE: Marti Pickett
Representative Address/Phone: 320 W. Main 925-2211
Aspen, CO 81611
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FEES: PLANNING $ # APPS RECEIVED 3
ENGINEER $ # PLATS RECEIVED 3
HOUSING $
ENV. HEALTH $
TOTAL $ 0
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 2 STEP:
P&Z Meeting Date
CC Meeting Date
DRC Meeting Date
REFERRALS:
City Attorney
City Engineer
Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
Zoning
PUBLIC
HEARING :.,
YES)
NO
VESTED
RIGHTS:
YES
NO
PUBLIC
HEARING:
YES
NO
VESTED
RIGHTS:
YES
NO
Parks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
Other
DATE REFERRED: r. ! �i INITIALS: W DUE: A SA
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FINAL ROUTING: DATE ROUTED: INITIAL:
City Atty City Engineer Zoning Env. Health
Housing Open Space Other:
FILE STATUS AND LOCATION:
Y f Z:_'16 1),
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Senior Planner
RE: Trott Conditional Use Review - Public Hearing
DATE: April 19, 1994
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SUMMARY: The applicant, Houghton and Patricia Trott, propose to
add a second dwelling unit onto their existing single family home.
Pursuant to Ordinance 1, the addition of a second free market home,
creating a duplex, requires compliance with Ordinance 1. The
Trotts propose to add an above grade, attached, accessory dwelling
unit with below grade storage and laundry facilities.
Staff recommends approval, with conditions, of the accessory
dwelling unit.
APPLICANT: Houghton and Patricia Trott, as represented by Marti
Pickett
LOCATION: 735 Castle Creek, City of Aspen
ZONING: R-15
APPLICANT'S REQUEST: Conditional use review for a duplex structure
with an attached accessory dwelling unit.
REFERRAL COMMENTS:
A. The Engineering Department has reviewed the application,
following is a summary of their comments, please see attached
referral comments.
1. The development plan, prior to the issuance of a building
permit, must indicate on -site parking for every free market
bedroom.
2. Any work in the public right-of-way shall require a permit
from the Streets Department and the applicant shall agree to
join any future improvement district for improvements in the
adjacent public right-of-way.
B. The Aspen/Pitkin County Housing Authority has reviewed the
application, following is a summary of their comments, please see
attached referral comments.
1. The ADU cannot be less than 300 square feet net liveable,
and must be deed restricted meeting the Housing Authority
guidelines. The kitchen must contain a minimum of a two -
burner stove with oven, a standard sink, and a 6-cubic foot
refrigerator plus freezer.
2. Prior to the issuance of any building permits, the
applicant must submit actual floor plans of the proposed unit
and recorded Deed Restriction.
STAFF COKKENTS:
Project Description: The property contains an existing' 2,745
square foot single family home on Castle Creek Drive.
The applicant proposes to add a second 2-bedroom dwelling unit of
approximately 1919 square feet and an approximately 600 square foot
accessory dwelling unit.
The living area of the accessory dwelling unit is proposed to be
100% above grade while a large storage area for the ADU and laundry
facilities are proposed below grade. Approximately 340 square feet
is proposed above grade with approximately 300 square feet of below
grade space the occupant of the ADU.
Ordinance 1 provides a floor area bonus for accessory dwelling
units that are 100% above grade. Ordinance 1 also require, for
duplex mitigation, that the accessory dwelling unit be a minimum
of 600 square feet. Because the "living space" of the ADU is 100%
above grade, staff would interpret that the project is eligible for
the floor area bonus of 170 square feet (which is 50% of the above
grade floor area). In addition, because the occupant of the ADU
has approximately 300 square feet of private storage space, the ADU
meets the 600 minimum square foot requirement for an ADU in a
duplex structure.
Applicable Review
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 Comprehensive Plan,
and with the intent of the Zone District in which it is
proposed to be located; and
RESPONSE: The proposed accessory dwelling unit is an above grade
unit. The size of the unit is approximately 600 square feet, 340
square feet of living space above grade and 300 square feet of
storage space below grade. Because the living area of the unit is
100% above grade the applicant 'is eligible for a floor area bonus
up to 250 square feet or 50% of the unit which ever is less. In
this situation the applicant is eligible for 170 square feet of
floor area bonus. The net liveable calculations shall be verified
by the Housing Authority. The unit must comply with the Housing
Guidelines and the requirements of Ordinance 1 and shall be deed
restricted as a resident occupied unit for residents of Pitkin
County.
The provision of an accessory dwelling unit is consistent with the
City's policy to encourage voluntary development of affordable
housing in all neighborhoods. Although the Commission and staff
have expressed concerns as to the actual use of ADUs, in the case
of the ADU the property owners have already found a local resident
to rent the unit.
Additionally, staff has expressed more of a concern with regard to
100% below grade dwelling units. Although the entire ADU is not
100% above grade, the living area of the unit is above grade and
only the private ADU occupant storage is below grade, therefore
staff believes this unit complies with the 600 foot minimum and is
eligible for a floor area bonus based upon the above grade space.
Staff would like to discuss this code interpretation with the
Commission at the meeting.
Staff has also been dismayed at the marginal kitchen facilities
provided in some ADUs. Toward that end, the Housing Authority has
established guidelines for kitchens that require standard
appliances and move away from wet -bar type kitchens.
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; and
RESPONSE: The surrounding neighborhood is entirely residential
with a mixture of single family and duplex units. The accessory
dwelling unit is attached to the proposed duplex in between the two
free market units and will not be discernable as a seperate
dwelling unit.
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; and
RESPONSE: The attached accessory dwelling unit has a private
access to the front driveway and its own access to the private
storage area below the unit. The occupant will also have direct
access to the laundry facilities below the ADU. A parking space
per bedroom shall be provided for the free market units with plenty
of room for parking for the ADU.
The height of the entire structure will be below the height limits.
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; and
RESPONSE: Water, sewer and all utilities are in place at Castle
Creek Drive at the existing residence. Overhead utilities are
being place underground. All city services are available to the
property. Foundation drains will be used to a dry well. Although
the application indicated that the paved drive will be sloped away
from the structure toward the street, run off must be contained on
the property. A drainage plan must be reviewed and approved by the
Engineering Department to ensure that all drainage is retained on -
site.
E. The applicant commits to supply affordable housing to meet
the incremental need for increased employees generated by the
conditional use; and
RESPONSE: The proposal includes an accessory dwelling unit to
house an employee of Pitkin County. An increase in employees is
not expected by the provision of an accessory dwelling unit.
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: The conditional use meets the requirements of the Aspen
Area Community Plan and other requirements of this chapter by
attempting to integrate a community housing need into the
redevelopment of the property.
RECOMMENDATION: Staff recommends approval of the conditional use
review for an accessory dwelling unit with the following
conditions:
1. Prior to the issuance of any building permits:
a. the applicant shall, upon approval of the deed restriction by
the Housing Authority, record the deed restriction with the Pitkin
County Clerk and Recorder's Office with proof of recordation to the
Planning Department. The deed restriction shall state that the
accessory unit meets the housing guidelines for such units, meets
the definition of Resident Occupied Unit, and if rented, shall be
rented for periods of six months or longer.
b. the applicant shall submit the following items to be approved
by the Engineering Department:
i. a drainage plan indicating that all runoff will be
contained on -site and will not be conveyed to the public
right-of-way by the development;
ii. a development plan indicating on -site parking spaces.
C. floor plans of the ADU shall be submitted to APCHA for review
on net liveable calculations and kitchen appliances.
2. All material representations made by the applicant in the
application and during public meetings with the Planning and Zoning
Commission shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
3. The applicant shall agree to join any future improvement
districts which may be formed for the purpose of constructing
improvements in the public right-of-way.
4. The ADU shall be clearly identified as a separate dwelling unit
on building permit plans and shall comply with U.B.C. Chapter 35
sound attenuation requirements.
5. Prior to the issuance of a certificate of occupancy the
Planning Department shall inspect the unit to determine compliance
with the conditions of approval.
6. The applicant shall be required to enter into a sidewalk, curb,
and gutter agreement, prior to issuance of a certificate of
occupancy, to construct curb and gutter on both street frontages
at such time in the future as deemed appropriate by the City.
7. A pedestrian usable space in the public right-of-way and
adjacent to the property line on Castle Creek Drive shall be
labelled on the drawings.
8. Parking spaces shall be labeled and dimensioned (8 1/2' x 181)
to reflect City code requirements on final plans.
9. A variation as provided for in Section 19-102, is hereby
permitted to construct a separate, single, 18 foot wide driveway
for the new duplex unit.
10. The building permit plans shall provide for any increase in
storm run-off to be maintained on site. The application indicates
that a drywell will be constructed to accommodate the foundation
drain system. The drywell shall be up -sized to accommodate roof
and driveway drainage or on -site drainage to be designed to drain
to landscaped areas. Plans shall reflect the necessary drainage
improvements.
11. Final building permit plans shall 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. Any
trash and recycle areas that include utility meters or other
utility facilities must provide that such facilities.not be blocked
by trash and recycle containers.
12. Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private properties,
we advise the applicant to consult the city engineering for design
considerations of development within public rights -of -way, parks
department for vegetation species, and shall obtain permits for any
work or development, including landscaping, within public rights-
of -way from city streets department.
13. Any new surface utility needs for pedestals or other
facilities must be installed on an easement provided by the
applicant and not in the public right-of-way.
RECOMMENDED MOTION: "I move to approve the conditional use review
for the attached accessory dwelling unit for 735 Castle Creek Drive
with the conditions outlined in Planning office memo dated April
19, 1994."
EXHIBITS:
A. Referral Comments
B. Site Plans
MEMORANDUM
TO: Leslie Lam6ht-1 Planning Office
FROM: Cindy Christensen, Housing Office
DATE: April 11, 1994
RE: Trott Review for an Accessory Dwelling Unit
Parcel ID No. 2735-122-06-005
ISSUE: The applicant is requesting to place an accessory dwelling
unit between a single family residence and a duplex.
RECOMMENDATION: If the applicant's accessory dwelling unit is
within the following conditions, the Housing Office recommends
approval of this request. The proposed attached accessory dwelling
unit must abide by Chapter 24, Section 5-510, of the City of Aspen
Municipal Code:
Accessory dwelling units shall contain not less than three hundred (300) square feet of allowable floor
area and not more than seven hundred (700) square feet of allowable floor area. The unit shall be
deed restricted, meeting the housing authority's guidelines for resident occupied units and shall be
limited to rental periods of not less than six (6) months in duration. Owners of the principal residence
shall have the right to place a qualified employee or employees of his or her choosing in the
accessory dwelling unit.
The floor area requirement is for net liveable square feet as
defined by the Housing Office below:
Net Liveable Square Footage is calculated on interior living area and is measured interior wall to
interior wall, including all interior partitions including, but not limited to, habitable basements and
interior storage areas, closets and laundry area. Exclusions include, but are not limited to,
uninhabitable basements, mechanical areas, exterior storage, stairwells, garages (either attached or
detached), patios, decks and porches.
The kitchen must also be built to the following specifications:
Kitchen must contain a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot
refrigerator plus freezer.
The unit must also have a separate entrance, must not house the
mechanical room for the principal residence, in other words, the
accessory dwelling unit must be a completely private unit.
Before the applicant can receive building permit approval, the
Trott's must provide to the Housing Office actual floor plans of
the proposed accessory dwelling unit containing net liveable square
footage, and a signed and recorded Deed Restriction, which can be
obtained from the Housing Office. The Housing Office must have the
recorded book and page number prior to building permit approval.
\word\referral\trott.adu
MEMORANDUM
To: Leslie Lamont, Planning Office
Thru: Cris Caruso, City Engineer
From: Chuck Roth, Engineering Department
Date: April 13, 1994
Re: Trott Conditional Use for an Accessory Dwelling Unit (ADU)
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
(Please note that when I made the site visit, Mrs. Trott came out, and we discussed the
various engineering concerns. It appears that the engineering concerns have been
satisfactorily received with the possible exception of the sidewalk requirement.)
1. Sidewalk, Curb & Gutter - Section 19-98 of the Municipal Code, requires construction
of sidewalk, curb and gutter for new construction. The "Ped Plan" identifies Cemetery
Lane as a primary pedestrian route. I have discussed with the City staff representative
to the Neighborhood Advisory Committee (NAC) whether or not to require sidewalk
construction on Cemetery Lane for this project, not only as a condition of approval for
the accessory dwelling unit, but to meet the requirements of Section 19-98. It is both of
our understandings that the NAC goal is to see increments of sidewalk constructed as
development occurs within the City. Therefore construction of sidewalk on Cemetery Lane
will be required prior to issuance of a certificate of occupancy.
To complete the Section 19-98 requirements, the applicant will be required to enter
an agreement, prior to issuance of a certificate of occupancy, to construct curb and gutter
on both street frontages at such time in the future as deemed appropriate by the City.
Also, a pedestrian usable space in the public right-of-way and adjacent to the property line
on Castle Creek Drive must be labelled on the drawings. The area is currently grass and
functions excellently as a pedestrian usable space off of the street.
2. On -site Parking - It appears that there is sufficient space on site to meet parking
requirements, however the spaces have not been labeled and dimensioned (8 1/2' x 18')
to reflect City code requirements.
3. Driveways - The existing driveway exceeds Code requirements of a maximum width of
18 feet as provided for in Section 19-101. If the property were being redeveloped, a
standard width driveway would be required, but the existing driveway is not required to
be brought up to Code. Only one driveway is permitted by Code, however the applicant
has requested a variation as provided for in Section 19-102. The variation is hereby
permitted to construct a separate, single, 18 foot wide driveway for the new duplex unit.
The parking spaces may not extend into the public right-of-way.
4. Site drainage - "Review Standard D" on page 2 in the application contains a provision
which must be revised. The paved drive may not drain to the street. One of the
considerations of a development application for conditional use is that there are adequate
public facilities to service the use. One public facility that is inadequate is the City storm
drain system. The new building permit plans must provide for any increase in storm run-
off to be maintained on site. The application indicates that a drywell will be constructed
to accommodate the foundation drain system. The drywell could be up -sized to
accommodate roof and driveway drainage. Another possibility is for on -site drainage to
be designed to drain to lawn and flower bed areas.
5. Trash Storage Areas - The final building permit 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. Any trash and recycle areas that include utility
meters or other utility facilities must provide that such facilities not be blocked by trash
and recycle containers.
6. Work in the Public Right -of --way - Given the continuous problems of unapproved work
and development in public rights -of -way adjacent to private properties, we advise the
applicant as follows:
The applicant shall consult city engineering (920-5080) for design
considerations of 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).
Work in the public right-of-way would include landscaping and driveways.
7. Utilities - Any new surface utility needs for pedestals or other facilities must be
installed on an easement provided by the applicant and not in the public right-of-way.
cc: Robert Gish, Patricia Trott
M94.179
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PUBLIC NOTICE
RE: TROTT CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, April 19, 1994 at a meeting to begin at 4:30 pm before the
Aspen Planning & Zoning Commission, 2nd Floor Meeting Room, City
Hall, 130 S. Galena, Aspen to consider an application submitted by
Houghton & Patricia Trott, P.O. Box 1994, Aspen, CO, requesting
approval of a Conditional Use Review for an approximately 340
square foot accessory dwelling unit attached to an existing single
family residence and a proposed new duplex unit. The property is
located at 735 Castle Creeek Drive; Lot 13, Castle Creek
Subdivision. For further information, contact Leslie Lamont at the
Aspen/Pitkin Planning Office, 130 S. Galena St., Aspen, CO 920-
5101.
s/Bruce Kerr, Chairman
Planning and Zoning Commission
69
ALL -IN -ONE KITCHEN CENTER
pp/product presentation
KF69E Avocado
DIMENSIONS: 69" wide x 36" high to countertop x 24" deep.
Shipping weight 425 lbs.
REFRIGERATOR:9.2 cu. ft. 40 lbs. frozen food capacity. Push button defrost.
Cabinet with urethane foamed insulation bonded to seamless liner. Aluminum
evaporator. Covered meat keeper. Easy glide shelves. Interior light. Door
panel with molded shelves. Magnetic door seal. Door hinged for 90° opening.
1112 HP hermetically sealed compressor.
ELECTRIC RANGE AND OVEN:4-125OW tubular plug-in surface elements.
Infinite control switches with unlimited heats. Removable snap -in reflector
bowls. Range pilot lamp. 1-250OW tubular broil element, 1-2000W tubular
bake element. Oven pilot lamp. Pre -heat cycle. Utensil storage drawer. 1440W
grounding type appliance receptacle.
TOTAL CONNECTED LOAD: KF69E wired for 115/230 volt 3 wire single
phase (120/208 if specified), including refrigerator: 11.1 KW.
GAS RANGE AND OVEN:4 aluminum head top burners, rated 9,000 BTU for
natural and mixed gases, 8,000 BTU for LP gases. Automatic pilot lighter.
Coaxial orifices. Removable burner bowls. Oven rated 18,000 BTU. Automatic
oven lighter. 100% safety shut-off. Low temperature "warming oven" setting.
Separate broiler drawer. Equipped with gas pressure regulator for natural or
mixed gases.
SINK: Sink, range and countertop one-piece stainless steel. Sink measures
14" x 16" x 61/2". Crumb cup strainer -stopper. Aerated swing spout faucet.
STORAGE COMPARTMENT: Accomodates standard disposers. Permits ac-
cess for plumbing, gas and electrical hookup through the front. CUTLERY
TRAY is mounted on door and includes removable maple cutting board.
69" unit has finished sides for free-standing installation. RIGHT HAND model
illustrated, with refrigerator on right and range/oven on left. LEFT HAND model
with refrigerator on left and range/oven on right is available on special order.
69" MODEL NUMBERS
KF69E electric range combination
KF69G gas range combination
COLOR CHOICE: White, Coppertone, Avocado, Harvest Gold, Almond.
ALL -IN -ONE
KITCHEN CENTER
for recess
installations
72"
72" wide x 36" high to countertop x 24" deep. Shipping weight 450 lbs. ALL
SPECIFICATIONS IDENTICAL TO 69" UNIT.
INTEGRAL END SPLASHES: One-piece stainless steel top has 43/4" backs -
plash returned at both ends for maximum recessed protection against spillage.
72" MODEL NUMBER
KR72E electric range combination
KR72G gas range combination
COLOR CHOICE: White, Coppertone, Avocado, Harvest Gold, Almond.
KR72G White
11460/KIN
BuyLine 0833
60" ALL -IN -ONE KITCHEN CENTER
the "SIXTIES"
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offer the maximum in utility . .
KF60G Coppertone
DIMENSIONS: 60" wide x 36" high to countertop x 24" deep.
Shipping weight 375 lbs.
REFRIGERATOR: 6.5 cu. ft. 40 lbs. frozen food capacity. Push button defrost.
Cabinet with urethane foam insulation bonded to seamless liner. Aluminum
evaporator. Covered meat keeper. Easy glide shelves. Interior light. Door
panel with molded shelves. Magnetic door seal. Door hinged for 90' opening.
1/12 HP hermetically sealed compressor.
ELECTRIC RANGE AND OVEN: 4-125OW tubular plug-in surface elements.
Infinite control switches with unlimited heats. Removable snap -in reflector
bowls. Range pilot lamp. 1-250OW tubular broil element, 1-2000W tubular
bake element. Oven pilot lamp. Pre -heat cycle. Utensil storage drawer. 1440W
grounding type appliance receptacle.
TOTAL CONNECTED LOAD: KF60E wired for 115/230 volt 3 wire single
phase (120/208 if specified), including refrigerator: 11.1 KW.
GAS RANGE AND OVEN: 4 aluminum head top burners, rated 9,000 BTU for
natural and mixed gases, 8,000 BTU for LP gases. Automatic pilot lighter.
Coaxial orifices. Removable burner bowls. Oven rated 18,000 BTU. Automatic
oven lighter. 100 % safety shut-off. Low temperature "warming oven" setting.
Separate broiler drawer. Equipped with gas pressure regulator for natural and
mixed gases.
SINK: Sink, range and countertop one-piece stainless steel. Sink measures
14" x 16" x 61/2". Crumb cup strainer -stopper. Aerated swing spout faucet.
STORAGE COMPARTMENT: Accomodates standard disposers. Permits ac-
cess for plumbing, gas and electrical hookup through the front.
CUTLERY DRAWER: Includes removable maple cutting board. 60" unit has
finished sides for free-standing installation. RIGHT HAND model illustrated,
with refrigerator on right and range/oven on left. LEFT HAND model with
refrigerator on left and range/oven on right is available on special order.
60" MODEL NUMBERS
KF60E electric range combination
KF60G gas range combination
COLOR CHOICE: White, Coppertone, Avocado, Harvest Gold, Almond.
_L-I N-ON E 63"
TCHEN CENTER
r recess
installations
63" wide x 36" high to countertop x 24" deep. Shipping weight
425 lbs. ALL SPECIFICATIONS IDENTICAL TO 60" UNIT.
INTEGRAL END SPLASHES: One-piece stainless steel top
has 43/4" backsplash returned at both ends for maximum re-
cessed protection against spillage.
63" MODEL NUMBERS
KR63E electric range combination
KR63G gas range combination
COLOR CHOICE: White, Coppertone, Avocado, Harvest
Gold, Almond.
KR63E Harvest Gold
IUIL%O UIE r 1
- 1ND USE APMCATION FORM
u
1) Project Nau�e
2) iroject Location 735 Castle Creek Drive
Lot 13 Castle Creek Subdivision
(indicate street address, lot & block mmi3er, legal description where
appropriate)
3) Present Zoning
R-15
4) 10t Size 18,960,26 sq. ft.
5) Applicant's name, Address & Phone it Houghton & Patricia Trott
-Box 1994, Aspen, CO 81612 (303) 925-3728
6) Representative 's Name, Addre_�s & Phcx'-e z Martha Pickett, Attorney
320 West Main St. Aspen, CO 81611 925-2211
7) Zype of Application (Please check all that apply) -
Conditional Use Ca-. ual SPA Cbnoept ual Historic Dev.
special Review Final SPA Final Historic Dev.
8040 Greenline Conoepbol Pw Misr Historic Dev.
Stream Margin Final PUD Historic Demolition
Y,,oxmtain View Plane '&&division Historic Designation
CondomnIUM17-ationAmemiment GI S Allotment
rat Spiit,/ of Line- re QIQS Ewmptlon
Adj ustme
8) Description of Existing Uses -(number and type of existing structures;
appnnoasate sq- ft-; rx=be-r of bcdroams: any previOLM aPprovals 9Za� to the
property) -
The applicants -propose to add a duplex unit and an ADU unit onto a single
am, y home, and to make some exterior revisions to e t2AI_-)L,,ng residenc
jXiStiR- house, apprGA 2745 sq. ft-3 owplex,2259 sq. ft.
(including ADU-340 sq. ft.). Duplex , 2 bedrooms; ADU, studio.
9) Descr7iption of Develop ent Application
see above
f
10) [lave you attached the fol lowi MP.
x Response to Attachment 2, MiTdrx m S1&mi lion (bntents
x Ike to Attachment 3, Specific Sutmi_ssion Content-
x Response to Attachment 4, Review Standards for Your lPPlication
' RECORD OF PROCEEDINGS
PLANNING & ZONING COMMISSION APRIL 26 1994
Chairman Bruce Kerr called meeting to order at 4:30 P.M.
Answering roll call were David Brown, Roger Hunt, Bruce Kerr and
Sara Garton. Tim Mooney, Robert Blaich and Jasmine Tygre were
excused.
There were none.
COMMISSIONER COMMENTS
STAFF COMMENTS
Leslie: There is a. Planning Commissioner's training workshop in
Englewood. It is $89 per person. We have money in our training
budget for anyone interested in attending. The date for this is
Saturday May 14.
There were none.
PUBLIC COMMENTS
MINUTES
MARCH 22, 1994
Sara: I move to approve minutes of March 22, 1994.
Roger seconded the motion with all in favor.
TROTT CONDITIONAL USE REVIEW FOR ADU
Bruce opened the public hearing.
Leslie made presentation as attached in record. She also presented
affidavit of public notice by mail and pictures of property
posting. (attached in record)
David: I think it is absolutely reasonable to give the 50o bonus
for the portion of the above grade on a pro -rated basis.
I think it is appropriate to have some sort of device protecting
the entry to the ADU from snow shed and avalanche whether it is a
dormer or some other device that acts like a dormer making sure
that the snow and ice doesn't build up at the entry to that
dwelling unit.
Bruce asked applicant if they had any problems with any of the
conditions of approval from the Planning Office. i
Trott: No.
Bruce then closed the public portion of the hearing.
I
MOTION
Roger: I move to approve the Conditional Use Review for the
attached accessory dwelling unit for 735 Castle Creek Drive with
the conditions #1 through #13 as stated on Planning Office memo
dated April 19, 1994 with the additional condition #14 "The
applicant shall construct some type of architectural device to
protect the ADU entrance from shedding snow."
David seconded the motion with all in favor.
CREEKTREE SUBDIVISION/PUD AMENDMENT
MOTION
Roger: I move to continue the public hearing and table the
Creektree Subdivision/PUD amendment to date certain of May 17,
1994.
Sara seconded the motion with all in favor.
INDEPENDENCE PLACE SPA DESIGNATION
AND CONCEPTUAL SPA DEVELOPMENT PLAN
MOTION
Roger: I move to table and continue the public hearing of
Independence Place SPA designation and conceptual SPA development
plan to date certain of June 7, 1994.
Sara seconded the motion with all in favor.
O'BLOCK/DURANT CONDITIONAL USE REVIEW
ACCESSORY DWELLING UNITS
Public notice was presented. (attached in record)
Leslie: Made presentation as attached in record.
Bruce opened the public hearing.
Sara: Why do they want 4 additional ADUs?
Jim Cook, representative for applicant: The owners and the people
they have been selling these units to feel that the additional
employee housing unit/caretaker unit is a beneficial thing.
Andy Hecht, Attorney for applicant: We have one contract for a
unit that is not one of the ADU units and I think that consistently
people interested expressed an interest in having the possibility
of having an ADU unit so he doesn't need a car, i,t is 2 blocks from
town. And they think it is absolutely necessary to offer that as
Aspen becomes a tougher place to live and find employees. So from
our point of view it is necessary.
2
MESSAGE DISPLAY
TO Leslie Lamont CC Bob Gish
CC Mary Lackner
From: Chuck Roth
Postmark: Apr 18,94 3:52 PM
Subject: Trott Conditional Use for ADU
Message:
As I discussed with you, Bob and I made a site visit and decided not
to require construction of sidewalk at this time but to obtain an
agreement to construct sidewalk when directed by City.
L
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March 30, 1994
ATTACHMENT 2
1. The applicants's names are Houghton and Patricia
Trott. Their address is P.O. Box 1994, Aspen, Colorado
81612.
We hereby state that Martha Pickett, Attorney, located
at 320 W. Main Street, Aspen, Colorado 81611 at 925-2211
is the representative authorized to act on our behalf, the
applicants.
2. The address and legal description of the parcel on
which the development is proposed to occur is Lot 13 Castle
Creek Subdivision, 735 Castle Creek Drive.
3. A disclosure of ownership of the parcel on which the
development is proposed to occur is enclosed. Please see the
enclosed Warranty Deed.
4. A vicinity map locating the subject parcel is also
enclosed.
5. The applicants propose to add a duplex unit and an
ADU unit onto a single family home, and to make some
exterior revisions to the existing residence.
-71
Patricia P. Trott
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Rec d 3:45 P.M. April 19,1978
ReceptionNo............ ................................................... .......Recorder.
T..�: u.,..o R liar
Recorded at...........
..........M..............................................................................
THIS DEED, Made this 19
19 78, between SAM CHESTER
day of 4er. 1
of the County of ,- ' Pitkin and State of
Colorado, of the first part, and PATRICIA P . TROTT and HOUGHTON
M. TROTT, whose legal address is: P. 0. Box 1994,
Aspen,
RECORDER'S STAMP
sooK346 ?AU-583 3 -
FEE
of the County of Pitkin and State of Colorado, of the second part:
WITNESSETH, that the said part y of the first part, for and in consideration of the sum of
TEN DOLLARS ($10.00) and other good and valuable consideration---------- :k*x116x
to the said party of the first part in hand paid by the said parties of the second part, the receipt whereof is
hereby confessed and acknowledged, has granted, bargained, sold and conveyed, and by these presents does
grant, bargain, sell, convey and confirm unto the said parties of the second part, their heirs and assigns forever, not
in tenancy in common but in joint tenancy, all the following described lot or parcel of land, situate, lying and
being in the County of Pitkin and State of Colorado, to wit:
Lot 13
Castle Creek Subdivision, according to the
recorded plat thereof.
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise
appertaining, the reversion and reversions, remainder and remainders, rents, issues and profits thereof; and all the
estate, right, title, interest, claim and demand whatsoever of the said party of the first part, either in law or
equity, of, in and to the above bargained premises, with the hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the said
parties of the second part, their heirs and assigns forever. And the said party of the first part, for him—
sel f his heirs, executors, and administrators does covenant, grant, bargain and agree to and with
the said parties of the second part, their heirs and assigns, that at the time of the ensealing and delivery of these pres-
ents he is well seized of the premises above conveyed, as of good, sure, perfect, absolute and indefeasible
estate of inheritance, in law, in fee simple, and ha s good right, full power and lawful authority to grant, bar-
gain, sell and convey the same in manner and form aforesaid, and that the same are free and clear from all former
and other grants, bargains, sales, liens, taxes, assessment and encumbrances of whatever kind or nature soever.,
EXCEPT general taxes for 1978, payable in 1979; and SUBJECT TO reservations and
exceptions as contained in United States Patent of record; any and all water and
ditch rights and all agreements regarding the same; and terms, conditions, (cont
and the above bargained premises in the quiet and peaceable possession of the said parties of the second part, their
heirs and assigns, against all and every person or persons lawfully claiming or to claim the whole or any part thereof,
the said party of the first part shall and will WARRANT AND FOREVER DE END.
IN WITNESS WHEREOF the said party of the first part has hereunt set his hand and
seal the day and year first above written. ( I
Signed, Sealed and Delivered in the Presence of . ............ .............................. .... ..,........ ...... [SEAL]
SAM CHES ER
......................................................................................... [SEAL]
...................................................................................... [SEAL]
STATE OF COLORADO
................................County of ..... Pitkin
............
The foregoing instrument was acknowledged before me this 1 day of \ i I 6(,,,
1978 , by SAM CHESTER. ,;� ��.�`p�� �10�14� ''•:,�
My commission expires 191q Witness my hand and official seal.
.tom:;„f 9'� ...•��i
)n
averse
No. 921. WARRANTY DEED To Joint Tenants. --Bradford Publishing Co., 1824-46 Stout Street, Denver, Colorado (573'-50I1' - 1.77
346 584
SUBJECTIONS CONTINUED:
and obligations as set forth in Agreements recorded in Book 180 at page 401,
and in Book 186 at page 465; and terms, conditions and obligations as set forth
in Agreement recorded in Book 180 at page 399; all as recorded in the records
of Pitkin County, Colorado.
N y O Ci it
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March 30, 1994
ATTACHMENT 4
Aspen/Pitkin Regional Planning Office
Re: The Standards for Review
Ladies and Gentlemen:
Page 1 of 2
The applicant, Houghton and Patricia Trott propose to provide a duplex
unit and accessory dwelling unit attached to an existing single family residence
at 735 Castle Creek Drive, Aspen, Colorado which meets the intent of the
Standard for Review of Conditional Use as follows:
Review Standard A:
The proposed project meets the intent of the comprehensive plan and the
R-15 zoning district requirements. It is a residential duplex with an accessory
dwelling unit attached between the single family residence and the duplex. It is
a moderate density project that will compliment the existing residential
neighborhood.
Review Standard B:
The duplex and the accessory dwelling unit are compatible with the
residential character of the surrounding neighborhood and will not impact the
character of surrounding properties. There are other low cost units in the
general vicinity.
Review Standard C:
The proposed project reflects the overall character of the surrounding
residential area. The duplex, the accessory dwelling unit and the roof revision
to the existing house will be below height limits. They are attractive buildings
constructed with materials compatible with the area. The existing residence
(three bedrooms) has a double car garage and parking space outside for three
Attachment 4 continued
Page 2 of 2
cars. The duplex (two bedrooms) has a two car garage and there is outside
parking for two additional cars, one will be available to the ADU unit as shown
on the site plan. Trash would be handled by BFI or similar pick-up weekly as
is done in the neighborhood.
Review Standard D:
Water, sewer and all utilities are in place at Castle Creek Drive at the
existing residence. All overhead utilities have been approved to be placed
underground. All city services - fire, police, etc.- are available as properties
within the city. School bus runs adjacent to property on Cemetery Lane.
Foundation drains will be used to a dry well and paved drive will be sloped
away from structure toward property line and the street.
Review Standard E:
Plans call for an above ground studio unit with one bath and separate
entrance accessory dwelling unit that meets the code requirements of over 300sq.
ft. The unit will be attached between the existing residence and the new duplex
unit.
Review Standard F:
The proposed project is low to medium density and meets the intent of the
Aspen Area Comprehensive Plan. The applicant will fulfill the requirements of
the Aspen and Pitkin County Planning Department. The applicant is committed
to providing deed restrictions as required by the Housing Authority.
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SCALE- I I'= 10'
5&,515 OF MARIN& , Ni3d 54 W UETWEEN FOUN D
MONUMENTS A5 SHOWN .
MUM ; A K51 TizAK-1' Imo- OO = NW 1`90f-ERTY CO"EK
5UIRVEY0R'5 CEKTI FICATE
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LOT 13/ CASTLE G-,Ei K SU(3DIV1510H, A51-EN,
COI -Of A�.
ALPINE SURVEYS, INC. BY_
--- ________--- ___--- ____--- _____--
JAME5 F Kff5ER
L.5.3iN
NOTE:
LOT Why C0VF-RF-0 WITH I %Z t FEET OF SNOV AT
TIME OF SURVEY. . •
40TICE: According to Colorado law you must commence any legal action based
r%1V111%. vur wur�� ula,. aurvemu I'Z-/4'y4 L)�- IieVIS10nS In no event may any action based upon any defect in this survey be commenced rf.. ru n.. Drafted 2 ' 15 gL, v H 13
more than ten years from the date of the certification shown hereon. Post Office Box 1730
Aspen, Colorado 81611
303 925 2688
Title
51JILDING PEKKZ IT SURVEY
LOT I-tp, CAbTLE CREEK 5U60IVI51ON
A5Pff-N, COLO"Co
Job No g�Cn
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