HomeMy WebLinkAboutLand Use Case.CU.620 W Hallam St.A30-91
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_l\ND USE l\PPLICJ\TIOO FOOM ,...,.,
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:1) Project NaIrc 7-1 VVl VV1 eM P.e.0', (LACe
2) Project IDeation 0'2..0' vJ a:'7t Ha 118M S+. / MEeVl, CO~ .
f:Cl'io+ lit- 1::7(0;:.[.::. 0+ k>+ 1J J Lot 0 ~ Wes.+ 71/2.' o+- La Vp/ p/(bc~ ~2. / C ; h,o-f A7r
(in:ti.cate street adh:ess, lot & block nmi>er, legal descr.iption whel:e . - . V
. appropriate)
Present Z<x1ing ----fZ - (p 4) IDt size 6/2.60 '5'1--'#' +
Applicant's Name, ~ & l'hooe II -P (} V; d Z 1m YVI an
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3)
5)
6)
7) Type of Application (please check all that apply):
A Om:iitional Use _ ~ S1'1\' _ CbnOeptual Historic Lev.
_ Sf>"<'i,,' RevieW"
Final. SPA
_ Final. Historic pev-
8040 Greenline
_ O:>r>:eptual roD
Final. RID
Minor Historic Lev_
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_ Historic !)em:)lition
_ stream Margin
Mountain vie<o1 Plane
. .
Sutdivision -
_ Historic D=ignation
_ Corrlcminitmiization - _ TextfMaP lIiren::hrent . ~ QQS AllotJI:ent
_ IDt Split,lLot Line '. . _ ~ Exenpticn_
Adjustment
8)
9)
10)
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CHARLES CUNNIFFE &ASSOCIAT9""'\\RCHITEGS
520 EAST HYMAN SUITE 301 ASPEN COBlilo...- 303/925.5590
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CHARLES L CUI.:
May 10, 1991
Leslie Lamont
Planning Office
City of Aspen
130 S. Galena Street
Aspen, Colorado 81611
Re: Accessory Dwelling Unit
620 West Hallam
Aspen, Colorado
Dear Leslie,
Please find enclosed on application for conditional use
review.
If you require any further information, please contact me.
LeI). ~
Jatv:r Derrington,
Project Architect
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c:\wp5\clients\9027\conditional.use
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January 16, 1991
Significant Development
Land Use Application
Conceptual Review
620 West Hallam Street
Aspen, Colorado
A. Minimum Submission Requirements (Attachment 2)
1. Letter from Applicant containing Owners Name, Address and
Telephone Number and authorization of Charles Cunniffe
and Associates/Architects as project representative.
See attached Exhibit A.
2. The street address and legal description of the site of
this proposal is:
620 West Hallam Street
East 1/2 of Lot N, all of Lot 0 and the West 7.5
feet of Lot P, Block 22, City and Townsite of Aspen,
Colorado.
3. Disclosure of Ownership is attached as Exhibit B.
4. A vicinity Map for the area surrounding the site is
attached as Exhibit C.
5. An explanation of why the proposed development complies
with the review standards relevant to the Development
Application:
a. A written description of the proposal and an
overview of the history of the site and philosophy
of the Owner for Historical Development is attached
as Exhibit D.
b. A copy of the Architectural/Historical Component
Rating Form and Documentation is attached as Exhibit
E.
c. Floor Plans and Elevations of the Proposed
Development are attached as Exhibit I-I through I-
1.
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B. Application for Partial Demolition (Attachment 4b1
1. The original miner's cottage is to be relocated to the
south east corner of the site, observing current zoning
code setback requirements, as shown on the Certified
Improvement Survey attached as Exhibit. F, Existing
Conditions Plans and Elevations attached as Exhibit G-
1 through G-3, and the relocation site plan attached as
Exhibit H. This relocation is necessary to facilitate
the optimum utilization of the site for the proposed
development as illustrated in Exhibits D and I-I through
I-G. The remainder of the existing house and the garage
will be demolished to for the same reasons stated above.
None of these structures are of Historical
Significance.The original Facade of the Miner's cabin,
which are horizontal wood bevel siding, wood trim and
ornament, and fancy cut shingles at gable end window will
be preserved. The new structure will have similar
materials to blend with the original and paint colors
will be compatible. The roof of the entire new
residence, including the cabin will be cedar shingles
which are compatible with the neighborhood.
2. The historical importance and architectural intent of the
original miner's cabin have been enhanced by "showcasing"
it at the front of the property. The subsequent
addi tions which as stated before, have no historical
significance, and thus the impact to the historical
importance and architectural integrity of the cabin is
mitigated by their removal. The garage, which was built
in 1962, will also be demolished.
C. Application for Relocation (Attachment 4C1
I. The existing structure cannot be rehabilitated or reused
to suit the lifestyle and space requirements of the
Applicant except for the original cabin which is utilized
in the proposed development of the property.
2. The relocation of the original cabin is the best
preservation method for the character and integrity of
the structure and the historic integrity of the existing
neighborhood and adjacent structures will not be
diminished due to the relocation. Please refer to
attached Exhibits D and I-I through I-G. In addition,
a massing model of the structures on the entire half
block surrounding the subject property will be presented
at the public hearing, as well as photo prints of the
neighborhood.
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The structure has been determined to be capable of
withstanding the physical impacts of relocation and re-
siting. A letter to that effect by a licensed structural
engineer is attached as Exhibit J. The foundation is
masonry exterior bearing walls and interior piers with
a crawl space which will facilitate access for moving the
superstructure.
4. & 5.
The relocation plan for re-siting the original cabin is
attached Exhibit H. Since it will remain on the same
site, there will be minimal impact. A bond, if required,
will be posted at the appropriate time. The other issues
of relocation have been dealt with in items 1, 2 and 3
above.
D. Application for Historic Desiqnation and Grant
a. The Applicant wishes to have the relocated miner's cabin
and site be given historic designation and is applying
for the historic designation grant provided for by City
Ordinance. A letter of intent by the Applicant is
attached Exhibit K.
b. We believe this proposal qualifies by virtue -of it's
significance as a component of an historic neighborhood.
The house immediately to the east is historic rated and
directly across the street to the south is the Stallard
House Museum and Carriage House and another historically
rated house at the east end of the block. The cabin and
site, along with the proposed development preserves the
character of the West End of Aspen because of its
relationship in terms of size, location and architectural
similarity to the numerous other structures or sites of
historical importance in that area of town.
E. Application for Parkinq Variation
1. The proposed development indicates provision of two off-
street parking spaces in a garage off the alley. The
Applicant believes this to be adequate for the new
residence and sets forth his reasons in the attached
Exhibit D. A variation from the zoning code requirement
of one off-street parking space per bedroom (deleting
three additional parking spaces) is hereby requested.
2. As additional supporting evidence that the proposed off-
street parking is adequate, we wish to point out that the
subject site is located within a two-block walking
distance from established City and regional bus routes.
Refer to attached Exhibit c.
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F. Public Notice (Attachment 51
1. Public Notice has been posted in the Aspen Times on
January 17, 1991 and surrounding land owners will be
notified as required prior to the public -hearing date.
Refer to attached Exhibit L.
G. Consolidation of Applications
1. Applicant is meeting the requirements of Ordinance 1 by
proposing to provide an attached Accessory Dwelling Unit
on-site as part of this development.
2. Applicant hereby requests the consolidation of
development applications to minimize the overlapping of
submission requirements.
c:\wp5\clients\9027\applications.let
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EXHIB,'T /'
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4 Cottage Ave.
Mill Valley, Ca. 94'
December 29, 1990
Roxanne Ef1in
Planning Office
City of Aspen
130,South Galena Street
Aspen, Colorado 81611
reJ 620 West Hallam
Dear Roxanne
Enclosed is the application for significant development and histori,
designation for our house at 620 West Hallam. The plans, vicinity map, and
massing model will be coming to you from Charles Cunniffe's office.
The project itself will entail the preservation of the oldest porti
of the house, the original miner's cabin. We hope to highlight it's histori,
value by removing the additions which do obscure the original shape. We
propose to build a new house behind the original that will compliment the
existing structure in shape and use of materials. The details 'are addresse
in subsquent pages of this application
We authorize Charles Cunniffe & Associates to act as our represenat
through the permit process. As you know, his office is located in Aspen at
520 East Hyman, suite 301. 925-5590.
We are currently living at 4 Cottage Avenue in Mill"Va11ey,
California, 94941. The phone number is 415 388-1077.
The address of of the property is 620 West Hallam and it's legal
discription is as follows: THE EAST ONE-HALF OF LOT N, ALL OF LOT 0, AND T
WEST 7 1/2 FEET OF LOT P, BLOCK 22, CITY AND TOWNSITE OF ASPEN, COUNTY OF
PITKIN, STATE OF COLORADO.
Also enclosed are documents that identify us as owners of the prope
and a separate letter applying for the historic designation grant of $2000.
I believe this letter covers all of the issues requested by your
attachment 2 of the application. Looking forward to working with you..
S)inCere~ .
IV)'-
David Z~mman
/71CtAdC J?......".~...J
Marie E. Zimman
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EXHIBIT B
PROOF OF OWNERSHIP
(PROVIDED BY APPLICANT TO ROXANNE EFLIN)
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Our plan does allow for the provisions covered by ordinance one.
There will be an apartment in the basement with a separate entrance that could
be rented to an Aspen employee. I believe the plan as submitted is sensitive
to many of the concerns of the Town. He did try to preserve the historical
value of the original house by reestablishing it's classic miner's cabin shape
and saving the facade and by designing a new home that would work with the old
in appropriate scale, style, and shape.
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ZXMMAN CONDXTXONAL USE REVXEW FOR AN ATTACHED ACCESSORY DWELLXNG
UNXT
The Planning and Zoning Commission approved the
review for the Zimman residence June 18, 1991-
attached Resolution 19 for specific conditions of
conditional
Please see
approval.
use
the
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CASELOAD SUMMARY SHEET
city of Aspen
PROJECT NAME:
Review
Project Address:
Legal Address:
Lot P. Block 22
APPLICANT: David Zimman
Applicant Address: 126 pine st. Fairfax.
zimman Conditional Use Review -
PARCEL ID AND CASE NO.
2735-124-26-008 A30-91
STAFF MEMBER: LL \'"
p"''' \ 'V:P'
Accessorv .use-:
DATE RECEIVED:
DATE COMPLETE:
5/10/91
620 West Hallam Street. Aspen. CO 81611
East 1/2 Block of Lot N. Lot 0 & West 7 1/2 of
CA 94930 C415} 456-7193
REPRESENTATIVE: Janver Derrinaton. Charles CUnniffe & Assoc.
Representative Address/Phone: 520 East Hyman Ave. suite 301
Aspen. CO 81611 925-5590
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PAID: YES NO AMOUNT: N/C NO. OF COPIES RECEIVED 2
TYPE OF APPLICATION: 1 STEP: ~ 2 STEP:
P&Z Meeting Date c:, 118"19 I PUBLIC HEARING~ NO
VESTED RIGHTS:
YES
NO
CC Meeting Date
PUBLIC HEARING: YES
NO
VESTED RIGHTS:
YES
NO
Paid:
Date:
Planning Director Approval:
Insubstantial Amendment or Exemption:
REFERRALS:
city Attorney Mtn Bell'
City Engineer Parks Dept.
X Housing Dir. Holy Cross
Aspen Water Fire Marshall
City Electric Building Inspector
Envir.Hlth. Roaring Fork
Aspen Con. S.D. Energy Center
DATE REFERRED: .s- / d- '7 /7/ INITIALS: p;f-
;~;~;~~;~~-------------~;;-;~~~~1f;4nT=- INITi~7(Z/
~ city Atty ___ city Engineer ~Zoning ___Env. Health
~ Housing Other:
School District
Rocky Mtn NatGas
State HwyDept(GW)
State HwyDept(GJ)
Other
FILE STATUS AND LOCATION:
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b. the Zoning Officer shall verify that the size of the unit meets
)
the minimum size requirements as defined in Ordinance 1.
c. all representations that are made in the application and those
reviewed and approved by the Historic preservation Committee and
Planning and zoning Commission shall be complied with.
d. the applicant shall demonstrate to the Engineering Department
that historic drainage patterns shall be maintained on site.
e. the applicant shall consult city Engineering for design
considerations of development within public rights-of-way and shall
obtain permits for any work or development within public rights
of-way from city streets Department.
f. 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.
APPROVED by the commission at its regular meeting on June 18,
1991.
Planning and zoning Commission:
Jc1//m~ 7Zr 6Y'S
city Clerk
Jasmine Tygre, Acting Chair
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MEMORANDUM
TO:
Aspen Planning and zoning Commission
FROM:
Leslie Lamont, Planning
RE:
zimman Conditional Use Review
DATE:
June 18, 1991
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SUMMARY: The applicant proposes to demolish a two bedroom house
except for a historic cabin portion that will be relocated on-
site. The historic cabin portion will be reused as a bedroom in
the redeveloped single family home. The development will also
provide an attached accessory dwelling unit in the basement. staff
recommends approval of the conditional use for an accessory
dwelling unit.
APPLICANT: David Zimman as represented by Charles Cunniffe and
Associates
LOCATION: 620 West Hallam street, Original Aspen Townsite
ZONING: R-6
APPLICANT'S REQUEST: To provide a studio accessory dwelling unit
in the basement pursuant to Ordinance 1 requirements.
REFERRAL COMMENTS:
Having reviewed the application the Engineering Department has the
following comments:
1. It is preferable that no runoff from the buildings, driveways
or parking areas go onto any public right-of-way. Per Section
24.7.1004.C.4.f of the municipal code, all but historical drainage
must be maintained on site. The applicant must demonstrate to the
engineering department that the drywells are sufficient to
accommodate drainage on site by providing calculations from an
engineer registered in the state of Colorado. We also need the
engineer to comment on the functional aspects of the facility in
order to determine that it can be cleaned for continual, proper
performance.
2. The applicant shall consult City Engineering for design
considerations of development within public rights-of-way and shall
obtain permits for any work or development within public rights-
of-way from city streets Department.
3. The applicant shall agree to )oJ.n any future improvement
districts which may be formed for the purpose of constructing
improvements in the public right-of-way.
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4. with reference to the adopted pedestrian walkway and bikeway
system, curb and gutter is required for all new construction by
City Code, section 19-98. Rolled curb is to be used at the edge
of street paving in the West End.
STAFF COMMENTS:
Conditional Use Review - Pursuant to Section 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 studio accessory dwelling unit will be
approximately 300 sq. ft. of net liveable. It will comply with the
provisions of the Housing Guidelines and the requirements of
Ordinance 1. The unit will be deed restricted as a resident
occupied unit for residents of Pitkin county.
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: A single family with an accessory dwelling unit is quite
compatible with the surrounding land uses which are residential.
The accessory dwelling unit will be located below grade and will
not increase the building floor area.
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 unit is contained within the primary structure
thereby reducing the visual impact of the structure.
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 protec-
tion, emergency medical services, hospital and medical
services, drainage systems, and schools; and
RESPONSE: There are adequate facilities for this proposal.
E. The applicant commits to supply affordable housing to meet
the incremental need for increased employees generated by the
conditional use; and
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RESPONSE:
of Pitkin
provision
The proposal includes an affordable unit for employees
County. An increase in employees is not expected by the
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 Comprehensive Plan and other requirements of this chapter.
RECOMMENDATION: Staff recommends approval of the conditional use
for the attached accessory dwelling unit with the fOllowing
conditions 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, Recorders Office and Planning Department. The
restriction shall state that the accessory unit meets the housing
guidelines for such units, meets the definition of Resident
Occupied Unit, and shall be rented for periods of six months or
longer.
b. the Zoning Officer shall verify that the size of the unit meets
the minimum size requirements as defined in Ordinance 1.
c. all representations that are made in the application and those
reviewed and approved by the Historic Preservation Committee aryd
Planning and Zoning Commission shall be complied with. p~'.
d. the applicant shall demonstrate to the En~ix~~I~~ DL~~~m~~~':
that the dq ...t:lls are &l~ff-H:i~-ttJ aCcelMlleaat.-e drainag~ on site.
'by providing calculations from an engineer registered in the state
o~ Colorado. An engineer shall comment on the functional aspects
of 'tne facility in order to determine that it can be cleaned for
continual, proper performance.
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e. the applicant shall consult city Engineering for design
considerations of development within public rights-of-way and shall
obtain permits for any work or development within public rights-
of-way from City streets Department.
f. 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.
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ATTACHMENTS: site Plans
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MEMORANDUM
TO:
Housing Director
FROM:
Leslie Lamont, Planning Office
RE:
zimman Conditional Use Review for an Accessory Dwelling
unit
DATE:
May 29, 1991
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Attached for your review and comments is an application from
David zimman requesting Conditional Use approval for a 300 s.f.
accessory dwelling unit.
Please return your comments to me no later than June 5, 1991.
Thanks
I"""<
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NOTICE TO ADJACENT PROPERTY OWNERS
RE: ZIMMAN CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING
UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, June 18, 1991 at a meeting to begin at 4:30 pm before
the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room,
130 South Galena Street, Aspen, Colorado to consider an
application submitted by David zimman requesting Conditional Use
Review approval for a 300 sq. ft. accessory dwelling unit to be
constructed in a new house to be located at 620 West Hallam
street; East 1/2 Lot N, Lot 0 and West 7 1/2' of Lot P, Block 22,
City and Townsite of Aspen.
For further information, contact the Aspen/Pitkin Planning
Office, l30 S. Galena st., Aspen, CO 920-5090.
s/Jasmine Tv<n'e. Vice-chairman
Planning and Zoning Commission
""'"
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MESSAGE DISPLAY
TO Leslie Lamont
From:
Postmark:
Rob Thomson
Jun 12,91 3:43 PM
Subject: land use reviews
Message:
with reference to the adopted pedestrian walkway and bikeway system
curb and gutter is required for all new construction by city code,
section 19-98. Rolled curb is to be used at the edge of street
paving in the West End.
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