HomeMy WebLinkAboutLand Use Case.CU.117 Neale Ave.A89-96
-- ,~""----",-"",,,,~--,"'~""~_..----' -- -_,,~-~---,-'~~--""""""-~--~~'--""~'.'~--'-- --
CAS. .lAD SUMMARY SHEET - CITY 0 .SPEN
DATE RECEIVED: 11/13/96
DATE COMPLETE:
PARCEL ill # 2737-073-53-002
PROJECT NAME: Shoafs Cabin Conditional Use Application
Project Address: Lot #2, Shoafs Waterfall Subdivision
APPUCANT: Jeff Shoaf
AddresslPhone: P.O. Box 3123 Aspen 925-4501
REPRESENTATIVE: same
AddresslPhone:
RESPONSIBLE PARTY:
CASE # A89-96
STAFF: Bob Nevins
Applicant
Other Name/Address:
FEES DUE
PLANNING
ENGINEER
HOUSING
ENV HEALTH
CLERK
TOTAL
$450
$0
$0
$0
$0
$450
FEES RECEIVED
PLANNING $450
ENGINEER $
HOUSING $
ENV HEALTH $
CLERK $
TOTAL RCVD $450
# APPS RECEIVED 1
# PLATS RECENED 12
GIS DISK RECENED:
TYPE OF APPLICATION
St"ff ^I'prs':al OM> s.n; I'
e ofJ /)/170 UA. u So c At;;U
P&Z
CC
CC (2nd readin )
REFERRALS:
o City Attorney
~ City Engineer
o Zoning
~Housing
o Environmental Health
~Parks
'0 Aspen Fire Marshal
o City Water
o City Electric
o Clean Air Board
o Open Space Board
o Other:
DATE REFERRED: {I. 2'> 'Ik, INITIALS: p/'J
o CDOT
o ACSD
o Holy Cross Electric
o Rocky Mtn Natural Gas
o Aspen School District
;2)'Other: of! Pv ? ((: !^ !,'IL
. 11 -/1- rlio
DATE DUE: !;;.!; "Ii:,.
APPROVAL:
# %-?D
Date: /7' /1 . (1/"
Date:
Book , Page
CLOSED/FlLED
ROUTE TO:
DATE:
INITIALS:
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A CONDITIONAL USE AND VARIANCE FOR A
DETACHED ACCESSORY DWELLING UNIT AT THE SHOAF RESIDENCE,
LOT 2, SHOAF'S W A TERF ALL SUBDIVISION,
117 NEALE A VENUE, CITY OF ASPEN
Resolution 96-30
WHEREAS, the Community Development Department received an application
from Jeffrey Shoaf, owner, for a Conditional Use and Variance for the relocation and
remodeling of a historic cabin into a voluntary, detached one-bedroom Accessory
Dwelling Unit containing approximately 700 sf; and
WHEREAS, pursuant to Section 26.40.090 of the Aspen Municipal Code,
Accessory Dwelling Units may be approved by the Planning and Zoning Commission as
Conditional Uses in conformance with the requirements of said Section; and
WHEREAS, the Planning and Zoning Commission may vary the dimensional
requirements of the underlying zone district for an Accessory Dwelling Unit in
accordance with Section 26.40.090(B)(2); and
WHEREAS, pursuant to Section 26.58.040(F)(I), a FAR Bonus equal to fifty
(50) per cent of the Accessory Dwelling Unit floor area (up to a maximum of 350 sf) shall
be granted if the ADU is separated from a principal structure by a distance of no less than
ten (10) feet, with a maximum footprint of four hundred fifty (450) square feet; and
WHEREAS, the Housing Office, City Engineering, Historic Preservation
Committee and Community Development Department reviewed the proposal and
recommended approval with conditions; and
WHEREAS, during a public hearing at a regular meeting on December 17, 1996,
the Planning and Zoning Commission approved by a 6-0 vote the Conditional Use and
Variance for the Shoaf detached Accessory Dwelling Unit with the conditions
recommended by the Community Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Conditional Use and Variance for a detached, one-bedroom Accessory Dwelling
Unit containing approximately 700 sf to be relocated onto the Shoaf property at 117
Neale Avenue is approved with the following conditions:
I. Prior to the issuance of any building permits the applicant shall:
a. verify with the Housing Office that the allowable floor area of the Accessory
Dwelling Unit contains approximately 700 sf as shown on the plans;
b. verify with the Housing Office that the ADU will contain a kitchen having a
minimum of a two-burner stove with oven, standard sink, and a 6-cubic foot
refrigerator plus freezer;
c. comply with Part III, Section 7, Deed Restricting Existing Dwelling Units of
the AsoenlPitkin Countv Affordable Housing Guidelines (see Exhibit B,
Housing Office Memorandum);
d. provide the Housing Office with a signed and recorded Deed Restriction which
must be obtained from the Housing Office;
e. clearly identify the Accessory Dwelling Unit (ADU) on building permit plans
as a separate one-bedroom unit;
f. submit a current site improvement survey with the building permit application.
The survey shall reference a current title policy to ensure documentation of
easements;
g. connect to City water in accordance with City and State statute if the residence
is not presently being served by the City Water Department and the domestic
well shall be abandoned;
h. provide one, off-street parking space on-site for the ADU that shall be shown
on the final improvement plans. Existing parking spaces that meet Code
requirements shall also be shown on building permit drawings and the
maximum curb-cut and driveway width shall be eighteen feet;
1. show a trash containment area on final development plans. All utility meters
and any new utility pedestals must be installed on the applicant's property and
not located in the public rights-of-way. Easements shall be provided for
pedestals. All utility meter locations must be indicated on the building permit
drawings. Meter locations shall be accessible for reading and may not be
obstructed by trash storage; The applicant may consider separate water
service, meter and wastewater service lines for the ADU;
J. submit a drainage mitigation plan signed and stamped by an engineer in the
state of Colorado as part of the building permit application. The site
development shall meet the runoff design standards of Section
26.88.040(C)( 4)(f);
k. execute and record an agreement requiring the property owner to join any
future improvement districts which may be formed for the purpose of
constructing improvements in the public right-of-way. A signed and notarized
agreement with recording fees shall be provided prior to final building
inspection;
I. apply for a tree removal permit two (2) weeks prior to the issuance of a
building permit if any trees are to be removed. The required mitigation for
any tree removal shall be as per Section 15.04.450 of the Municipal Code.
2. Prior to the issuance of a certificate of occupancy (CO) the applicant shall:
a. submit as-built drawings of the project showing property lines, building
footprint, easements, any encroachments, entry points for utilities entering the
property boundaries and any other improvements to the AspenlPitkin County
Data Processing Department in accordance with City GIS requirements;
b. install sidewalk, curb and gutter along Neale Avenue. A boulder and utility
pedestal may have to be removed or relocated. If necessary, it is preferable to
have the applicant relocate the pedestal on private property within an easement.
The sidewalk may be routed around the boulder or pedestal if an easement is
provided by the applicant on their property;
c. permit Community Development Department and Housing Office staff to
inspect the property to determine compliance with the conditions of approval.
d. relocate the existing fence along Neale Avenue onto private property if it is
within the public right-of-way. To enhance the neighborhood character and
ambiance, the fence shall be lowered, relocated and/or removed in such a
manner that the historic cabin shall be readily visible from Neale Avenue.
3. A FAR Bonus equal to fifty (50) per cent of the Accessory Dwelling Unit floor area
(up to a maximum of 350 sf) shall be granted if the ADU is separated from a principal
structure by a distance of no less than ten (10) feet, and it has a maximum footprint of
four hundred fifty (450) square feet or the ADU is deed restricted to occupancy pursuant
to Ordinance 3S-96.
4. Planning and Zoning Commission hereby grant a variance of the front yard setback
from twenty-five (25) feet to ten (10) feet for the location of the historic cabin, Accessory
Dwelling Unit only. The front yard setback for the primary residence shall be twenty-five
(25) feet in the R-15 zone district as per City Code.
5. The applicant shall consult with City departments regarding the following:
a. City Engineering (920-5080) for design considerations and any development
within public rights-of-way;
b. Parks Department (920-5120) for tree removal, landscaping, and
vegetative species; and
c. City Streets Department (920-5130) for any work or development, including
landscaping, within public rights-of-way.
6. AJI material representations made by the applicant in this 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.
APPROVED by the Commission at its regular meeting on December 10, 1996.
Attest:
Planning and Zoning Commission:
r;&.!'~
Jackie Lothian, Deputy City Clerk
L <)(Ua w~d c/i;1j
Sara Garton, Chairperson
'_'1
PUBLIC NOTICE
RE: SHOAF CONDITIONAL USE FOR ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 17, 1996
at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by
Jeffrey Shoaf, requesting conditional use review approval for an ADU. The proposed ADU is a
relocated and remodeled 700 square foot cabin detached from the existing single-family residence.
The property is located at 117 North Neale Avenue, and is described as Lot 2, Shoaf's Waterfall.
For further information, contact Bob Nevins at the AspenlPitkin Community Development
Department, 130 S. Galena St., Aspen, CO (970) 920-5102.
s/Sara Garton. Chair
Aspen Planning and Zoning Commission
T 6 lop tr f\ ht?VJt' li h 10 1I'l-J.
".......
'-
_.~'T'-"-'----.-"l'~'~"r" '-'-I~
: ~ :, ~ ~ 1 :; I: ~ ;:,~
* IIII
I ""
'" ::1
, r'
nnmn-r1 :
, 1
Ii,
"
! ! i
Iii
Iii
1 '
I j :
cJ
'\
L_~
I
I
J I .~
T , L__n..__
. .-.--"j"""'------;.a;;.;;"Gr -~ I .0'-.. I
I . i
ii,
" I-H:
'.li"7":'I' I I
~.'j;(t~?>~ i 11 :
:'-C-"lV 1"1'1 I I I
~:."':'"r-\'t-,I , I I
L. '-',.ckA.Y,?~Tli.;: I : :
'71 Ji ", iL.. I..." I I I
1 II
. II
" : I : :
1 II
DD!I[!
DD!['!
I 1
1__{ j
"-
, I'j j ':~_I
Ie iJ-L.t~-\-3J-t
t_~;..; :-:'i-;::-~
t,\:j=l:t...ttt:t::t-t-
~---<- H::1:f:t~t::ti.:
BJ.s'1U1'~
t,',. j '--' 'H .-
C~W"' "
W' ~'.."
, . ~
",j-{'
~t.J=-t-'~~~.:'C r
(r.n :
1. .; . ~:
'e Ii
",-' }
~=r~ ~', ;
lq"" ,
,"'-j J;.:J I .i
~H+ki~S~ ~J,;"
., .
,
I I
I! :'
~ l "
II'i
, I
. ,
!! i
t ~ :1
, '!
1
,
I .1
___L~__----l I
----L.J
-
"-
.~
_.~-_.._...-
.,
'1
I~I .
" 'l'
0
III z ~
iii <
I I < it " {:j'lJ
...., ~ cl " ~
'" ~ w ~
I~ " "ll. t z ~~
'. 'f [] u< ~ ~ ~
i~
0
.,
~ "'?
~ l~
,
~ .I'/E 1-.01 -of' ..../Ii<:-.L
I I
I I
I
I I
i
I : I
r:'. I
I I
I i-Hi
';fl I
,:.1:' '; , ,
" ,
.Jj!1
.
"
..
.
.0-."
mnm'-f'C
-.,.------ -LJ
1 .
, I
,
1
1
1
--j----n~{i
- II
I I
I 1 ,
, ,
1 1
1 1
1 1
I I I
1 1
I ,
.. I I Z
, 1 Cl
I 1 1 ~
1 1
1 1
-, 1 1
, 1 1
I 1 1 iil
1 1
I 1 ~
I I
1 1
I 1 1
1 ,
I 1
1 1
---LJ
z
Cl
i=
~
-'
OJ
~
. '-,.,.
I - "',;' '.... . ~ ''j,''j
111,1 ['J ''i Ie;:; tilJ
~ ]:j"--f L\~_r~t__ r '1 :Jt
:.J c.i-J :;.t~_.-!" !~H
J.....-,
~
~
,
I
~.~
~
..1
I
I
I
J
-.07 I
I
I
I
z
Cl
i=
0(
>
OJ
-'
OJ
..
'"
~
~~L
11r~
Ii'
[I
,I[
II
'I' I
I ' ,
I riuG [0
I 1_____
z
Cl
i=
~
-'
OJ
:t:
~
~
'-'--.w~~
I
I
I
~ ~,
-, 1
II
'I : :
II
II
1 I
I : :
, ,
II
II
l' : :
1 I
II
, tJ
I !
---------:..~
rl
:.; ,
L"
.~._----.._,------~.
'r-
N
U
. ~
r'
~~
it;
,,~
.,
~ ~;
~u
"~
~~
~w
;: ~g
">
.~
~~
.u
, UZ
""
O~
0ii:
z>
"m
Q-o;;;t>
;m::i
, L.,O
.. -::-on.
w"W
~-~
(i~t:
.,VlUll-
[?
tJ':W
-
.
'"
'"
.j
,
~I
q
"
,;"
q
'C)
~
, 4"C
5""''!P '
1-5.(.1-
<:>/0_',-' ":;:J.5'/~';.:'('<''''
~l ~
~.) .w
wO
'0.0
0'0
,",0
.-'
. ~
~~
\
.
.l9'sr
3, 00 2'IOo'-'iS
-
,.
""-".....-
,
'-
r
_u
...<lz
",'" ~ ~:i3=
02L..g~ ~f~~
a::iOol-~~"')-,
~I-~~~<l~g~
~),~-ou)2;' .<11-
~ij?iu"'~2~UI~
<\i:!":i~::::i~ai:J!:::)
ug;~~;t~g~g~
Ioor.I tlz5tl<l..J>zw
~ -<lQi3~H~~~~a;
1=lQ.V>a:J):::)l-a.g<l
b ;:>iil>-g~~:.:~
~\Q~_):SlLJ:r:<I;~~
W ~::)~t;;i=~~wGj
U !;(~:'i~z~3~g:
;=::-;:~o'ia.5~l<l
fP te:i<l~;;~}I]5~
~ .-D~I--IIl.JUJx
() ffi~.~g85<{~~
........uw<l<(a:lI"JlL>-oo
,."' >-oOa:_wO<l
W ~;ti3~~~~~
> I3i:iN8~>~?~
~:r>1- .w:i':<Il(j)
\oIol -a::OZI-<(ZI-~
~ ii:~~gw~~CJ
UlJ <lO<"(...I~o<r~
"
;tg~
;;;-<l;:
-""
>ru
.,0--"
--,,-'"
g;"'o
::-i;~
"-'~~
'l"-""",
~;;~
"J;::>~
>"',n
~~;~
:i~~
.. ~'( >-'
'.- ~I--
';~ '"
,; '"
""^
'-'-0:0
~.!"~
- ~z
5.
~O
~,:;;
,
0,
~
~ , ~
,~7- III
'wH ~
-""J
lll~ ~)
3".-'-- \d
.\\p L
-~~G ~
:T~.'1 i j' 1 '1,
[:I~tJ~
LLlll ~ -N,
;:':~ 6. 1"'~;'1
..:::~ ~J<fl
\'. ,,~:;:
~
w
~
Z
W
<
>
v'
"'
:il
v:
:~~
-'_.;i
I
II
il~~
::;:<11
0_'
>
"'
w
"'
~~
>0
OC'
0'
"'0
w^
:Etu
"Z
.:!?
>x
",
;;;:.~
~::i
WOO
;i
t"
~.
j
'~ ~
, "
......, ..
"'" UJ_
IM~ "" 1s~2
'e" ~ :li".'"
dl'* :S-Z
~-'>~ ;tl~E
'Po,,,, 28 ~
~~"
:L
I
1M
...
.t.
1M
.,..
/
/"'/
,.'
='
:[
~
'I
;
'T
'.
-.
"0
ox
-"
~.
S.
~"
Q
Ctl
~
rJl
...l
...l
fj')<
. ""
~i:l:;
-.:W
gf.o
~~
.
~
"
~
C"
~"
~D
y:-
~6
,,0'1
g~
~ci';
w ti
~'" tL
~~ ~
~~ ~
~~ Q
i
.
I
-0
-.
00
~~
~o
~N
III
(;
C
<>
.E
N
~ gi
~ ~.,
~ j~.,
.il ~~:li
11I _8:
c: 0.....
~ iIi
iF'
~ ~ ~ f
hi!
~H"
I,:;!
I~ il
"I'
i;!!
....
to..
li.!I
H!
Hz!
"-II
d~i
"'I
;jll,
, l.
c
c
r-
'-
r
'-
'-
---l'=_
;!
.
,
.
....
,
1---
i:------
:i
.
...
!T
I
I
t
';:_,-
r-----------------i
, ,
I ...------ -- - . I
I , , I
, , , ,
I I , I
I I I ,
I I , I
I I , I
I I 1 I
,_J '--------------' L_____
''''
t
I r--------------------,
I I t
t I I
I I I
I I I
I , ,
I I ,
I I I
, , I
I I t
I I I
I , I
t , I
- -" , B I
r;;:::;:. I I
I ,
c- ." t
, I I
t I
, ,
I ,
I I
I I
l..___________ ____________..1
1
I
I
I
I
I
t
I
I
I
I
,
t
I
I
1
, I
I '
I I
I I
I '
, I
t I
I I
I I
, I
, I
I '
L____________________________~
..~--,"-"._-"_.._'.....,.,,-..
)'------
I
.<r-,oz;
.~IOI-.G
.tlll-..'::1
.9-,'1'
.D-.L
,'"
r ---------r-----
I
"I
__J
,
,
I 5 tl5
Ii ~I
,,! Ii!
'3 B3
L~
,
I
-~
1
~I
I
1
I ~1:
: ~~
;"
,
;
,
10
:I~
-r
r-
--to
r'
o ,
, I
I
,
~ i::
. , p
. ~
IL : : I I
.n ,
! 'l' ~
> :
, iii : I II
r ... : ,I
, :
11) b
I
~
,
~
j(
8
.J
IL
.J
~
UJ
.J
z
~I
~
.J
D..
:L
()
~
'I
.
,~
,
,
o
J___________________J
.
L ______J.._
.9'-.9 .0-,"1 .
~
~
0
~
Ii
<
tL
~ '"
~ ~
.I
Z
=< J
>:
[TI i 8
~ h
I
Co ------,
I
t " I
t " t
I " t
I " I
I " I
" . , " ,
~ II' " i t Z
~ ,: t , <(
I . t .J
1 I t D..
I
, I I 0:'
I ,
t ()
, t I
Z t I I ()
J .J
-( , IL
.J t t
D.. I J I .J
I. , ~
Z I I! I
() I UJ
. t , I
;:: . I .J
<( t t Ii
I
~ t I ~
t I
G L ______J ()
IL .J
MEMORANDUM
TO:
City Engineering
Housing Office
Parks Department
FROM:
Bob Nevins, City Planner
DATE:
November 22, 1996
RE:
Shoaf's Cabin Accessory Dwelling Unit - Conditional Use
Parcel No. 2737.073-53-002
Project Review Schedule
Community Development has received a conditional use application for an Accessory
Dwelling Unit (ADU) at 117 North Neale A venue, City of Aspen. The proposed ADU is
a relocated and remodeled cabin detached from the existing single-family residence.
The following schedule has been established for the review of this application:
November 25 (Mon.)
Review with Engineering 1 Referral Distribution
December 5 (Thurs.)
Referral and DRC Memos (Draft) to Bob Nevins
December 11 (Wed.)
Referral and DRC Memos (Final) to Bob Nevins
December 12 (Thurs.)
Community Development Memorandum (Final)
December 12 (Thurs.)
Aspen Planning and Zoning Packets (Distribution)
December 17 (Tues.)
Aspen Planning and Zoning Meeting (Public Hearing)
Please contact me at Ext. 5102 or by CEO if you have any questions regarding this
application or review schedule.
)"'1<\
MEMORANDUM
TO:
Planning Staff
John Ely, County Attorney
Susan Murphy, County Administration
John Worcester, City Attorney
Kathryn Koch, City Clerk
FROM:
Rhonda Harris, Community Development Department
RE:
Work Schedule-Memos Due Week of December 2, 1996
12/16 - CITY COUNCIL
Commercial Lodge Text Amendment, 1st Reading, Suzanne Wolff
12117 - GROWTH MANAGEMENT COMMISSION (5:00)
Stage 3 Metro Area Residential GMQS Scoring, Suzanne Wolff
12/17 - ASPEN PLANNING & ZONING
Valerio/Johnson 8040 GreenIine Review & Condo Use Review, Suzanne Wolff (cont. from 1115)
Stage 3 Special Review and Subdivision, Suzanne Wolff
Shoaf Conditional Use for ADU, Bob Nevins
LP Zone District Rezonings, Mary Lackner
GMQS Deadline Text Amendment, Mary Lackner
12/18 - BOARD OF COUNTY COMMISSIONERS
Greenway 1041 Hazard Review, Ellen Sassano
Rayburn Lot Line Adjustment, Subdivision, Rezoning & 1041, 1st Reading, Francis Krizmanich
Red Butte Ranch Parcell Subdivision Conceptual Review for Density Reduction Lot Split (GMQS
Exemption) & 1041, I st Reading, Ellen Sassano
Adoption of New Pitkin County Zoning Maps, 2nd Reading, Lance Clarke
AH Overlay Code Amendment, 2nd Reading, Lance Clarke
Polo Intemational Temporary Use Permit, Lance Clarke
Braver Caretaker Dwelling Unit, Francis Krizmanich (cont. from 10/9)
Bean Extension of Vested Rights, Francis Krizrnanich (cont. from 10/9)
BOCC RESOLUTIONS/ORDINANCES OUTSTANDING:
Cozy Point - 6/12/96 (FK)
Larsen - 7/10/96 (ES)
Burke - 9/25/96 (ES)
N40 - 10/23/96 (RM)
Braun - 11/20/96 (RM)
CITY P&Z RESOLUTIONS OUTSTANDING:
JII:C
MEMORANDUM
TO:
Aspen Planning and Zoning Commission
FROM:
Bob Nevins, City Planner
Mary Lackner, Acting Deputy Director /'v1.L
THRU:
RE:
Shoaf Accessory Dwelling Unit Conditional Use Review. Public Hearing
117 Neale Avenue, Lot 2 of Shoaf's Waterfall Subdivision
Parcel ill No. 2737-073-53-002
DATE:
December 17, 1996
SUMMARY: The applicant proposes to relocate and remodel a historic log cabin as a
voluntary 700 sf Accessory Dwelling Unit (ADU). The detached one-bedroom ADU is to
be located along Neale A venue in close proximity to other historically designated
properties. The applicant also requests a variance in the required front yard setback for
the ADU cabin. Since it is an above grade unit, up to a maximum of 350 sf of allowable
floor area may be exempt from floor area ratio (FAR) calculations if it is deed restricted
to occupancy pursuant to Ordinance 38.96.
Community Development staff recommends that the conditional use and the variance of
front yard setback from twenty-five feet to ten feet for a detached Accessory Dwelling
Unit cabin at I 17 North Neale Street, City of Aspen be approved with conditions.
The Conditional Use Application is attached as Exhibit A; referral comments as Exhibit
B; and HPC Memorandum as Exhibit C.
APPLICANT: Mr. Jeffery Shoaf
LOCATION: 117 Neale Avenue, Lot 2 of Shoaf's Waterfall Subdivision, City of Aspen
ZONING: Moderate-Density Residential (R-15)
LAND USE: Detached, single-family residence
LOT AREA: 15,771.7 sf
ALLOWABLE FAR: 4,295 sf
,'" '.
APPLICANT'S REQUEST: To relocate, remodel and convert an historic cabin ill into a
voluntary, detached 700 sf one-bedroom Accessory Dwelling Unit (ADU). The applicant
also requests a variance of the required front yard setback/or the ADl\. .
Ii...... ZS +> Ie
REVIEW PROCESS: Accessory Dwelling Units (ADUs) require conditional use
approval by the Planning and Zoning Commission at a public hearing. It is a one-step
review that requires notification to be published, posted and mailed. The Commission
may also grant variances from the dimensional requirements of the underlying zone
district pursuant to Section 26.40.090(B)(2).
BACKGROUND: There currently exists a 3,200 sf detached, single-family residence
containing five bedrooms on a 15,771 sf lot at I I7 Neale Avenue. In the Fall of 1996, the
applicant acquired an historic cabin which Fritz Benedict had disassembled and moved
from Snowmass to property he owned near Stillwater Drive. Mr. Shoaf is requesting
approval to relocate the cabin onto his Neale Avenue lot and remodel it into a voluntary
Accessory Dwelling Unit.
The proposed ADU is a 700 sf one.bedroom detached log cabin with a kitchen and full.
bath. It is entirely self-contained with excellent accessibility to natural light, air and
views. An uncovered, off-street parking space is provided along the existing driveway.
The Historic Preservation Committee (HPC) reviewed the project as a referral body on
December I I, 1996. HPC voted 7-0 to support the relocation, remodel and reuse of the
historic cabin as presented by the applicant.
REFERRAL COMMENTS: Attached as Exhibit B are the comments from the City
Engineer and Housing Office. The HPC background memo is included as Exhibit C.
STAFF COMMENTS: Pursuant to Section 26.60.040, a development application for a
conditional use approval shall meet the following standards:
A. The conditional use is consistent with the purposes, goals, objectives, and standards
of the Aspen Area Comprehensive Plan, and with the intent of the zone district in which it
is proposed to be located;
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
proposedfor development;
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;
2
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, hospital and medical services, drainage systems, and schools;
E. The applicant commits to supply affordable housing to meet the incremental need for
increased employees generated by the conditional use;
F. The proposed conditional use complies with all additional standards imposed on it by
the Aspen Area Comprehensive Plan and by all applicable requirements of this title;
RESPONSE: Staff finds that the applicant's proposal meets or exceeds Conditional Use
Standards A-F.
RECOMMENDATION: Community Development staff recommends that the
conditional use and front yard setback variance for the proposed Accessory Dwelling Unit
(ADU), a detached cabin, at 117 Neale Avenue in the City of Aspen be approved with the
following conditions:
I. Prior to the issuance of any building permits the applicant shall:
- -
a. verify with the Housing Office that the allowable floor area of the Accessory
Dwelling Unit contains approximately 700 sf as shown on the plans;
b. verify with the Housing Office that the ADU will contain a kitchen having a
minimum of a two-burner stove with oven, standard sink, and a 6.cubic foot
refrigerator plus freezer;
c. comply with Part III, Section 7, Deed Restricting Existing Dwelling Units of
the AsoenlPitkin Countv Affordable Housing Guidelines (see Exhibit B,
Housing Office Memorandum);
d. provide the Housing Office with a signed and recorded Deed Restriction which
must be obtained from the Housing Office;
e. clearly identify the Accessory Dwelling Unit (ADU) on building permit plans
as a separate one.bedroom unit;
f. submit a current site improvement survey with the building permit application.
The survey shall reference a current title policy to ensure documentation of
easements;
3
-.-....
g. connect to City water in accordance with City and State statute if the residence
is not presently being served by the City Water Department and the domestic
well shall be abandoned;
- h. provide one, off-street parking space on-site for the ADU that shall be shown
on the final improvement plans. Existing parking spaces that meet Code
requirements shall also be shown on building permit drawings and the
maximum curb-cut and driveway width shall be eighteen feet;
- 1. show a trash containment area on final development plans. All utility meters
and any new utility pedestals must be installed on the applicant's property and
not located in the public rights-of-way. Easements shall be provided for
pedestals. All utility meter locations must be indicated on the building permit
drawings. Meter locations shall be accessible for reading and may not be
obstructed by trash storage; ~he applicant may consider separate water
service, meter and wastewater service lin~f~r the ADU;
J. submit a drainage mitigation plan signed and stamped by an engineer in the
state of Colorado as part of the building permit application. The site
development shall meet the runoff design standards of Section
26.88.040(C)( 4 )(f);
k. execute and record an agreement requiring the property owner to join any
future improvement districts which may be formed for the purpose of
constructing improvements in the public rightcof-way. A signed and notarized
agreement with recording fees shall be provided prior to final building
inspection;
I. apply for a tree removal permit two (2) weeks prior to the issuance of a
building permit if any trees are to be removed. The required mitigation for
any tree removal shall be as per Section 15.04.450 of the Municipal Code.
- 2. Prior to the issuance of a certificate of occupancy (CO) the applicant shall:
a. submit as-built drawings of the project showing property lines, building
footprint, easements, any encroachments, entry points for utilities entering the
property boundaries and any other improvements to the AspenlPitkin County
Data Processing Department in accordance with City GIS requirements;
b. in,!"]] sidew"llc, rnrb and l!utter along Neale Avenue. A boulder and utility
pedestal may have to be removed or relocated. If necessary, it is preferable to
have the applicant relocate the pedestal on private property within an easement.
The sidewalk may be routed around the boulder or pedestal if an easement is
provided by the applicant on their property;
4
c. Community Development Department and Housing Office staff shall inspect
the property to determine compliance with the conditions of approval.
- d.
3. The applicant shall consult with City departments regarding the following:
a. City Engineering (920-5080) for design considerations and any development
within public rights-of-way;
b. Parks Department (920-5120) for tree removal, landscaping, and
vegetative species; and
c. City Streets Department (920-5130) for any work or development, including
landscaping, within public rights-of-way.
- 4. lannin and Zonin Commission shall grant a variance of the front yard setback from
t -five ee r n 0 e Istonc cabin, Accesso Dwelling
Unit onlv. Thp front Y3rd Spth3"k for the primarv residence shall be twenty-five feet
as per City Code.
5. All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
ALTERNATIVE RECOMMENDATIONS: Planning and Zoning Commission may
approve the conditions above, approve additional conditions or disapprove the
conditional use for the Accessory Dwelling Unit. 'S11X. A - F .,..",.,l.wov-
RECOMMENDED MOTION: "I move to approve the conditional use~nd variance of "".......
the front yard setback from twenty-five feet to ten feet for the Accessory Dwelling Unit
cabin located at 117 Neale Avenue, with the conditions set forth in the Community
Development Department memorandum dated December 17, 1996."
~-O ~ ~
EXHffiITS:
"A" - Conditional Use Application
"B" - Referral Comments
"C" - Historic Preservation Committee Memorandum
5
'1.) Project Name
........,.
2)
/'
R-I)
3) PreSent ZOniD:J
5) Applicant. s Name, l\dkesS & R100e i
- ' .
6) Representative's Name', l\dkesS & R100e :
7) Type of l\pplication (please check all that apply):
A Cbrditional Use _ a:.ncepbJal SPA' _ <1:nJeptua1. Historic IEv'.
_ Sf"'<";" 1 Revi.e;.r
Final. SPA
Final. Historic pev.
"
_ 8040 Greenline
_ stream MaI:gin
_ a:.ncepbJal roo
Minor Historic IEv'_
Final. roo
Historic ()em:)lition
Mcuntain vie;.r Plane
Sub:livision '
_ Historic ~ignation
_ Corrlaniniuniization' _ 'J.'extIMaP .lImerrlIrent
-.:.. QQS Allotment
_ ~ ExEnption
_ IDt Splil;/IDt Lire "
Adjust:me.nt
8) Des=ipti.on of Elci.st.in] Uses '(n..mber an:i type of existirg structures;
~'Ld5fi~~ 7~(;~ -4TX 7~ ~
10)
Iv: ltA--. ,.
attached the fa .1
Re:,pi.se to At:t:.acIment 2, M.iniJwm $J.t-mi=ion o:ntents
Re:,pitSC to At:t:.acIment 3, Specific $J.n.i=ion O:Xlt:.ents
Response to At;t:achment 4, Revielol st:ardards for Your Application
V..
9)
()} 37- 073 -S3 -DO d-,
Exhibit A
JEFFREY S. SHOAF
Post Office Box 3123
Aspen, Colorado 81612
(970) 925-4501
August 13, 1996
Planning & Zoning Commission
City of Aspen
Aspen, Colorado
When considering a development application for a conditional use, the commission shall consider
whether all of the following standards are met, as applicable:
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
Answer: Yes. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the R-15 zone
district in which it is proposed to be located except the front yard setback, which I address
below at letter "F".
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.
Answer: Yes. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses.
It enhances the mixture of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development by bringing into the neighborhood a beautifully
restored, historically significant cabin that has been a part of the Roaring Fork Valley's
history. 1 am also proposing to create an accessory dwelling unit/employee housing unit
with the subject cabin. The existing neighborhood is an eclectically mixed combination
of single-family, duplexes, affordable housing units, and other ADU's.
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.
- 1 -
Answer: Yes. The location, size, design and operating characteristics of the proposed
conditional uses does minimize the adverse affects listed. In fact, the smaller scale of the
proposed cabin (less than 400 square feet of living area above grade) will be a nice addition to
the neighborhood in contrast to all new development which is typically built to the maximum
height, square footage and volume allowed by zoning.
Additionally, the location of the proposed cabin site is within easy walking distance to
downtown Aspen and/or the public transportation system. I do proposed to dedicate one off-
street parking space for the cabin, but hope to rent it to someone who does not own a car.
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.
Answer: Yes. There are adequate public facilities and services to serve the conditional use
requested.
E. The applicant commits to supply affordable housing to meet the incremental need for increased
employees generated by the conditional use.
Answer: The applicant is voluntarily proposing one-hundred percent (100%) of the subject cabin
to be used as affordable housing and, at the same time, is saving an historically significant
structure.
F. The proposed conditional use complies with all additional standards imposed on it by the Aspen
Area Comprehensive Plan and by all other applicable requirements of this title.
Answer: The applicant is asking for a variance on the R-15 front yard setback of thirty feet as
the applicant's request herein is to have a ten-foot front yard setback. This would place the
cabin itself seventeen feet from the Neal Street corridor front yard property line because a
seven- foot deep porch is proposed between the cabin and the herein requested ten-foot setback.
Please see the attached survey for full details. Please bare in mind that there will be about 350
square feet of living area above grade with the balance of the living area square footage below
grade, creating no visual impact on the Neal Street corridor.
The review standards for a detached accessory dwelling unit are as follows:
1. The proposed development is compatible and subordinate in character with the primary
residence located on the parcel and with development located within the neighborhood.
Answer: Yes. The proposed development is compatible and clearly subordinate in character
with the primary residence located on the parcel (700 square feet of living area proposed versus
3350:t square feet of the existing improvements).
- 2 -
2.
Where the proposed development varies from the dimensional requirements of the
underlying zone district, the planning and zoning commission shall find that such
variation is more compatible in character with the primary residence than the
development in accord with dimensional requirements. The following dimensional
requirements may be varied:
a. Minimum front and rear yard setbacks;
b. Minimum distance between buildings on the lot;
c. Maximum allowed floor area may be exceeded up to the bonus allowed for
accessory dwelling units;
d. The side yard setback shall be a minimum of three (3) feet;
e. the maximum height limits for detached accessory dwelling units in the R -6 zone
district may be varied on the rear one-third (1/3) of the parcel; however, the
maximum height of the structure shall not exceed sixteen (16) feet. On Landmark
Designated Parcels and within an Historic Overlay District, the HPC shall have
the ability to make such height variations;
f Maximum allowable site coverage may be varied up to maximum of five (5)
percent, on Landmark Designated Parcels and within an Historic Overlay District
the HPC shall have the ability to make such site coverage variations;
g. In the case where the proposed detached accessory dwelling unit is located on a
Landmark Designated Parcel or within an Historic Overlay District only HPC
shall may make dimensional variations pursuant to the standards of Section
26.40.070(B).
Answer: Other than my request herein to receive a variance on the R-15 zone front yard
setback (from 30' to 10'), the balance of this question is not applicable as I will be in full
compliance.
Should you have any additional questions or if I can be of any further assistance, please call me
at your earliest convenience. I thank you for your time and consideration in these matters.
Sincerely,
Jeffrey S. Shoaf
JSS:a2z
- 3 -
~-13-1~ ~:31AM
rKUM ~A~~K CHA~/~Au~~ 8/~3e/~~
Alpine Surveys, Inc.
POS! Office Box 1730
Aspen, Colorado 81612
970 925 2688
August 12, 1996
TO:
Jeff Shoaf
Tel , Fax: 925-4501
P,l
Jim Breasted - Alpine Surveys, Inc.
Tel. 963-1853
Fax: 963-8700 (c/o Paper Chase)
Job No. 89-78 Shoaf
FROM:
RE:
This is to transmit results of a slope 4nalysis of
Lot 2, Shoaf's Waterfall Subdivision and of an adjacent
metes and bounds parcel, as follows:
SLOPE
0' - 20'
20% - 30'
30% +
LOT 2 . . . . .
ADJACENT PARCEL
TOTAL
((_It; - ~ 144i-
f; 77 ( f ~ (jj
I
~tJq b ~
--
PERCENTAGE OF LAND
76.H
0.9' .I)..F; ?o
23.0%
100.0'
14,986.1
785.6
15,771.7
Square feet
" "
Square feet
~ i) SC)?
---
~
'3lDb J~
(.M1
8;1
~" ~~,A
\ <; -11 \ 1
_ ~ 1 Of;.35:
\~\O bl)~) m
~~q~ (J \:D
I (y,{ 'r-/1K)
, r': / ......,
QJrv\J ",' I
~~1O
7- O'Y\ ~ ~!<;
S,P
~O(1\ ~(S ~
~fMCD~~~
~-1~-1~ ~:~lAM
~KUM ~A~~ CHA~c/PAG~~ ~/~o38700
P,l
.-,
Alpine Surveys, Inc.
Post Office Box 1730
Aspen, Colorado 81612.______
970 925 2688
August 12, 1996
TO:
Jeff Shoaf
Tel & Fax: 925-4501
FROM:
RE:
Jim Breasted - Alpine Surveys, Inc.
Tel: 963-1853
Fax: 963-8700 (c/o Paper Chase)
Job No. 89-78 Shoaf
This is to transmit results of a slope analysis of
Lot 2, Shoaf's Waterfall Subdivision and of an adjacent
metes and bounds parcel, as follows:
SLOPE
0' - 20t
20% .. 30\
30\ +
PERCENTAGE
76.1%
0.9%
23.0%
100.0'
OF LAND
LOT 2 . . . . .
ADJACENT PARCEL
TOTAL
14,986.1 Square feet
785.6. .
15,771.7 Square feet
---~
, -,. --'- "''''''-.-'- ---
('oj ,.--- ----~.-...-"._..._.-
"
0 -"
-
<:) ~
I ~
f\1 w ~ c'
lt1 :> ,-
'<
I > (
I\") 6l vi (
~
r-, ""- ! ~
~ ~ "
\
{
! . .
{
.,,1 '"
, ..
6 t ~ "
Z t':
~ .
~ ~
at '" ~ 't..
<{ V) 9
.. ,~ '"
\, \r,
w
~ ~ ~
Q
Ill:
o
U
...
Ill:
...
~
~
t 6 ~
C(Z>-
..
~~J
~ _ 1lI~
III - C
A. ~ ~y.
0- ::;
Ill:
A.
6
z
w
:3 ~~ I
~ ~iC
:I:
v
'"
<:
'"
~
~
~ ~ ~
';j ~!
0 ~
t ~ -~
t;c
C ~ ~~ ~
~
~ " ~1; C
~ ~ ~
0 C Z ~
U ~ ;;:
~ C ~ r
~ ~
c< u ~ .
~> >
0-. 00 ~ 0'
~z
-D ~ \I 0
'-~' ~ " ,
~ f .
~~ - ~
~~ lrlC
~ ~ ~C '"
~ <Ii f\'
r'0 ~i iiI' ^,
~
'" '$l ~ ~
..0 ~>-'
! ~~
" c, \,
" ~,5l
~ ;)- - .
o.
(S:j -D c~
('".j fc;
, , '"
('.J C..j "'II
i:Sl ~t;
<S' _c ~
>-~ 5z
,.., i5< ~z
u") :5i :>~ <{!
:51 V! 0'"
,.., 3~ at~
...0
;'- <SO ...C
;SJ <l' <S' wC ..
0
;:.:. t!; ~ :>::J Ii;
I"- e'.j ~ -
~ '"
r'"1 M ~ ,at
I"- ~. c ~~
("'.J ~ ~~
M ~ ~~
C.
"- Z >5l
c...' ~: ~l
.....
if. ~ -~
..... Z~
:> ~~
..... :ll~ ~g " ~
C, ~~ ~U "
d CC " ~
~ ~
~
(j ,,~ h . Z
Ci~ !i , ~
~ ,'. .J \
U~
(}- ...J c'" II
i ,.~ Sa c0- lli
- "- .. - ..
~ '"
~J ~ I!! 3
:</ (,I OJ 1- ~ <) I,j ~.
la ' . '" a 0;;- a ~
~ >- , ~
;:; ill
C 1'"' rr: tr) 1/1
~ .1 11- (i
1'_ -, '.I..
V) W ~) Cl "
(- ..., '.'1 :~
w
"
z
<{
at
;;~l
CC.
E.a.~
.. ~-
;:;~"~
C ~
~ C
- :!..
>-'
'"
Q
~
i<
Q~ ~
~9
~
G a
C '"
:!.. ~
~
GO
<{<{
VC)
-~
~
:l:
<:
::l <{
'" '"
,
\
--aa:138S B'-7g.Q P.660 t 1/! ~ 01: tBP P6 1 OF:3
~ 3ILVTA DAVIS ~'ITI'lN L..<JJNTY CLERK 8. RECORDER
nEC
1~.00
JC NI
0.00
QUIT CLAIM DEED
DARLENE DE SEDLE V ARE and EDWIN C. V ARE (Grantors), whose address is do
Darlene de Sedle Yare, 833 Ocean Ave" No, ] 03, Santa Monica, CA 90403, for the consideration
ofTen and No/lOll DoUars (SI0.00) and other good and valuable consideration, in hand paid, hereby
quitclaims to JEFFREY SHOAF (Grantee), whose addreas is 113 Neal Ave., Aspen, CO gl6lt ,
the following described real property situated in Pitkin County, Colorado, depicted on Ex'''bits A
(legal description) and B (map of subject property), allached hereto as a pan hereof, and Grantee
hereby accepts such convey&llCe in full 'etdement of all property line disputes related to the adjacent
properties of the panie, hereto..
T~
Signed this 13 day ofMtl?1995,
STA1EOFCALlFORNIA }
}..,
COUNTY OF ORANGE }
The fortgoing instrumenr was acknowledged before me tbis l~-u. day of \,,~ " 1995, by
Darlene de Sedl.. Witn.., my hand and official ..ai, ~
My commission expires:
511l,,(q
,
",,~(. ~~
N.ijary Public
Address:
I@&A.:A - AJ.;K:AA-~-. &1
'i C""""'''''16 I
'1 A. NotQ/lj' P~1c _ CoII'onia !
J . Mtc:=;~6.I~.1
~.
.1995,
S1 A TE OF CONNECTICUT
COUNTY OF U&-l i-\z:,j l'l.,
:.. C..., l~r ~
)
. instrument WlS acknowledged before me this _&!'day of)lA )""
\ Witness my hand and official seal.
~LVN" RORRER-
NOTAllY PUBUC
COMM. ElCPlRES 5131199
STATE OF COLORADO }
}ss
COUNTY OF PITKIN }
The foregoing instrument was acknowledged before me this ~d'
by JellTey Shoar. Witness my hand and official ,e.1. I
~-kkr- 1995,
My commission expires:
.. MAAClAPOUTOUB
. MY COIMSSIOH I;lU"IIiES
, _ ,,'0;; 11/!Wl'
> · f/ .....'
'.. 1 l' '.""
~" "
.......... ft'
~~8\.\~ /",'-
./.:'
'" 0"
co"
_u ___ - --r-
B-n9 P-,;;.l
11/ t:~lq
_ ,1 ~ :lap ::111 :=~
OF 3
EXHIBIT A - Vares to
Shoaf Quit Claim Deed
Alpine survey.. Inc.
Post OUlce Box 1730
Aspen. COlorado 81612
303 925 2688
Job No. 89-78-3 Shoaf
September 20, 1994
D~SCRIPTION or LAND rOR QUIET TITLE
A TRACT OF LAND SITUIITED IN THE SOUTIIEAST QUIIRTER
OF TilE SOUTIIWEST QUARTER OF SECTION 7. TOWNSIIIP to SOU'fll.
lU\NGE 84 WEST OF TilE SIXTIl PRINCIPlIL HERIDIIIN. HORE
PlIRTICULlIRLY DESCRIBED liS FOLLOWS'
BEGINNING 111' TlIE NORTlIElIST CORNER OF LOT 2, SIlOllF' S
WATERFALL SUBDIVISION AS lIHENDED. CITY OF lISPEN,
WIIENCE THE SOUTH QUARTER CORNER OF SUo/SECTION 7.
A BRI\SS CliP. BElIRS S 03'14'31" E 597.is FEET'
TlIENCE ALONG TilE NOR'fIlERL'! BOUNDARY OF SAID LOT 2
TilE FOLLOWING COURSEr lIND DISTlINCES:
N 63'42'00" W 109.~FEET.
S 31005'00" W 4.48 EET,
N 63'42'00' W 3.55 FtET.
N 37'32'00" W 36.G7y'FEET TO TilE NORTIIERNMOST
CORNER OF SAID LO'f 2, /
TIIENCE N 20'55' IS" E 10. U/FEET lILONG TIlE NORTIlElISTERLY
EXTENSION OF TilE WESTERLY LINE OF 51110 loOT 2
TO TilE INTERSECTION WITIl 11 WOOD fENCE'
THENCE lILONG 51110 WOOD FENCE TilE FOLLOWING COURSES lIND
DISTlINCES: t
S 39'51'59" E 50.1 EET,
5 52'27'22' B 6.55 ~. '1',
S 64028'39" B 25.62 EET,
S 70'15'14' E 51.09 EEET TO 'filE END OF SlIID
WOOD FENCE; ~1
TIIENCE S 70'15'14" E 17.26.J.EET lIWNG TilE SOUTIlEr.STERLY
EXTENSION OF SAID FENCE TO TilE INTERSEC1~ION WITtI
THE NORTllE1\STERLY EKhENSION Of TUE E1\STERL't LINE
OF 51110 LOT 2,
THENCE S 18')4'54" W s.77 FEE'r lILONG 51110 NORTIIElISTERLY
EXTENSION TO TlIE POINT OF OEGINNING;
CONTlIINING 7s5.6 SQUlIRE FEET. HORE OR LESS.
COUNTY OF PITKIN. STlITE OF COl.ORlIDO.
; ~ i
EXHIBIT B- Vares to Shoaf Quit ClaimiDeed'
i'
P-bfo2 1.I/j}+/')5 rjll:lAP PB~, OF ,1
N;,ia' "., /5'[."
-$1~
'.. l:' "\l,
"" 1..- ....
,~. ~ :.l~
I~\! ...... ~Q;
"," 1'4I'~. "'-.
~ I"'; ,'" t
";:- '& ~ ~
!<I""~ ~
~~',,~ .
,.,., "V-
I ~
, J
~ fA} {
. I~:;:'.
l!, ..
.t' ...,~
I >:"
~ I"~
~ I.."'~
'='tl l"
",I~
"'I~-
; .1 t\:0
...\ ..
{I .
. , ~
''''
I"'.
....
t'
'"
;,.
~
. ,I'", "'fI', ."'1'
- Jlo.:n.' ..... r.
'^
gj ~
.
0 "
~ '"
'" .~.
" ,
,
> <:
~[;j
2 ~
~ ::
Mt"
~
- ~,
d
'"
"
...
"
...
'"
...
0
z
,
.
" 1
~ lI'
. "4
'"
~,
"I
.., l
~\ "
~ ~
\:::J '
~7~".I..r'.I-f'4; 17.:z.~"J,
s I..J.,..".....'AI, 8.77.' !.J
S Z4"U'IS""'f 7d.1',t'
",'S.f"1U ,,..J'
S', ,
,I
,
I.
"
"
I
.!:
;,j
'"
;a
..
..
'"
'"
"
H
'"
"
.,
n
~~
.,
~~
H
i.;
"
, (
.' ~
;;.:
'n
t
.
l,
i
"
"i,l'
'j
:\
-' ~.
l
;. t..
,
~.
~
o.
r
",,,~
MEMORANDUM
To: Bob Nevins, Planner
Thru: Nick Adeh, City Engine~
From: Chuck Roth, Project Engineer (1'/2....
Date: December 6, 1996
Re: Shoafs Cabin Accessory Dwelling Unit Conditional Use
(ParcellD No. 2737-073-53-002 )
I have reviewed the above referenced application, and after visiting the site, I have the following
comments:
1. Site Improvement Survey - The site improvement survey submitted with the application is out
of date (1989). A current site improvement survey needs to be submitted with the building permit
application. The survey must reference a current title policy to ensure docwnentation of easements.
There is a fence that is not shown. If the fence is not on private property, it must be relocated onto
private property at the time of development. Note that the fence height detracts from the
neighborhood enhancement by the addition of the cabin.
2. Sidewalk. Curb and Gutter - The two adjacent properties down the hill to Herron Park have
installed sidewalk, curb and gutter during the past two swnmers. We recommend that the applicant
be required to install sidewalk, curb and gutter prior to issuance of a certificate of occupancy. This
should not be considered an onerous requirement because the applicant should have been required
to provide a sidewalk, curb and gutter agreement at previous land use approval or building permit
situations and because the neighboring property owners have paid for their improvements
themselves.
There are a boulder and a utility pedestal in the approximate location of the sidewalk curb
and gutter. The boulder would have to be removed. It is preferable for the applicant to relocate the
pedestal onto an easement on his private property, but the sidewalk may instead be routed around
the pedestal ifthe applicant provides an easement for the portion on his property.
3. Trash & Utilities - Show trash containment area on final development plans. All utility meters
and any new utility pedestals must be installed on the applicant's property and not in the public
right-of-way. For pedestals, easements must be provided. The building permit drawings must
indicate all utility meter locations. Meter locations must be accessible for reading and may not be
1
Exhibit B
,".~~--~~.",.........,.-,~...,_..".~"
obstructed by trash storage. The applicant may consider separate water service and meter and
wastewater service line for the ADD.
4. Parking - There is no on-street parking in the area, therefore an on-site parking space should be
required for the ADU and shown on the building permit drawings. Existing parking spaces that
meet Code requirements must also be shown.
5. Site Drainage - The existing flood control system(s) is inadequate for serving the additional
runoff created by impermeable surface or change in drainage pattern. The site development should
meet runoff design standards of Sec. 26.88.040.C.4.f, and the building permit application must
include a drainage mitigation plan signed and stamped by an engineer registered in the State of
Colorado.
6. Domestic Water Supply - The survey indicates a well casing. If the applicant is not currently
served by the City Water Department, state and city statute require that the property be connected to
City water and that the well be abandoned.
7. Driveway Access - The driveway is not well defined or is obscured by snow. Note that the
maximum allowable driveway width is eighteen feet.
8. Improvement Districts - The applicant should be required to agree to join any improvement
districts that are formed for the purpose of constructing improvements in adjacent public rights-of-
way and to provide a signed and notarized agreement with recording fees prior to the final building
inspection.
9. Work in the Public Right-of-wllY - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights-of-way, parks
department (920-5120) for vegetation species, and streets department (920-5130) for
street and alley cuts, and shall obtain permits for any work or development,
including landscaping, within public rights-of-way from the city community
development department.
cc: Jeffrey Shoaf, P.O. Box 3123, Aspen, Colorado 81612
M96,298
2
NOli 27 "96 04:31F~' RSP"" HOUSING OFe
P.I
MEMORANDUM
TO:
Suzanne Wolff, Community Development Dept.
FROM:
Cindy Christensen, Housing Office
DATE:
November 27, 1996
RE:
Shoafs Cabin Accessory Dwelling Unit Review
ParcellD No. 2737.073-S3-Q02
ISSU!i: The applicant is requesting to deed restrict an existing 699 square fool cabin.
RECOMMENDATION: Staff recommends approval as long as the following conditions are met:
1. The unit failS within minimum and maximum square footage;
ACceBSlII')' dw8Iling un/ifl shall coma/n not /e6s than three hundred (3llO) sqtlllre liMIt of
a/Iowable floor area amI not mllAll/la" _lIundfed /7OQ) IitIIJIJ1fIIlNIt of llllowabIe HOOI' aFR.
Ths unit shllll be deed restricted, medll!J ltJe housing lIuthorlty's gu/de//n.. for I8Sldl!llt
OCcupied unlls and shall bs limitMI to rental periods of not /8ss tf1~ *' ~ monfllB In
du",tion. 011III_ of the principal resld.n". "".11 h.ve the right to place a quali1l8d 817Ip/oyee
01' l!'IIIpJoyees of hI/; or her choosing in the a""e5SOJy dwelling unit.
2. The kitchen falls within the following specifications:
K1tchen . For AOCOOBOJy Dwelling Units and C8iWaker Dwe{Ung Urn"', p minimum of a Iwo-bumer
8!DW with oven, stllndarr/ sink. and a 6-cubic foot mfrigeralor plus freezer.
3. Part III, Section 7, of the Aspen/Pitkin County Affordable Housing Guidelines, Deed
Rfl$trlc1Ing Existing Dwelling Units, which states:
A. Pursuant to the appIl~able City or Counl)' Land Un Codea, an appJiCflnt for a
devalcpmllllt, under certain ~anlllllom: and sub/set to "6I'tain l'I!lquirements, may II8/is1y
Ms a1I'oIItlIlIIe hoosirlg A1qU1rement by -lBllI1ictin9 eKisling unrestllcted hou8i1l!J to
eamply WfflI the Guidelines. Acceplance of ....illllng u"iIIs shall be at the sDlo ttlaf:rlJt/on
or the rupec:tlve govemlng boar upon "'""",mendatlM t1I the HfJUS/ng 0II'ic..
B. If "C~lIpCGd by rile City or Counl)', 8lds:ting un/t8 must be upgraded In accomanee With
the following ~rlIerIa. unless a nrillnee fI1mI lh_ ll!llUfremenfR Is apprond by the
applIcable go_nil body upon the _ommendalton of /lie Hou.sIng Offks~ 11I1 units
must be fresItIy painted; al/ appIlalleH must be pun;hased within IIIfI /84It five jlVlllI and
be In good cone/it/on and WOI1dng order; new carpet shllll bs pnwlded (un/ess carpel
has been pun:hased In last. fiV8 ye.ors and Is In good COIIdi#Gn DIId "".,,; the exterior
walls cha/l be fINII/y ptllntl>d _In one jlVl' of dedlt:adM. a fl8IMNIlslIfI/ of upgrade to
yards and landscaplnll sllall be pnlVided, and, windows, I181Jtmg, plumbing and
eIe<:trIl:al sys(ems, fixturflfl and lIquiprrH!n' "hall be In good condition fltllI woming
~r. The roaf mU/it haw a """;/11119 uHAl111ft or at /eQt ten (10) yeaJli. All unills
shall mO!llt Uniform 8u1lalnll Code minimum standardS, any .pplicable hOU8ing code 01',
In tile absence of an adeflllalJll code. such recognized hou$lng code acceptJtblll to !lie
HOU81ng Office and /Shall be upproll/Jd by the Hou8inll 0IIil:8 anlf verified by a quallfiftl
Exhibit B
NOli 27 '96 04:30PM AS~"I HOUSING OFC
P.2
Bullrilng Inspecitw acceptMl snd ~ by tile Housing ~ AppIlcrml..".// be;Jr
the COllis /tnd =pens_ of /tll)! requ/1Vd upgnIdes III meet !tie aban sfandllRls as well
as my struclllnJllenglneenng "'I'orls required lIy tII& HoU$ing 0WIt:e to ......." ltIe
lIllilalll1Jt;y for OCCUPlIICI' and eompII:!m:II llIIfh tII& HOUSing Offit:;o Btamkwds of /he
pn>p<>sed Ullils,
4. An accessory dwelling unit deed restriction mUlIt be recorded prior to building permit
approval (this farm is provided by the Housing Office).
5. Inspection of the unit by the Housing Office prior to Certificate of Occupancy.
....rel13f.shofadu,'12
2
TI3)
MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Amidon, Historic Preservation Officer
RE:
Shoaf referral
DATE:
December 11, 1996
--------------------------------------------------------------
--------------------------------------------------------------
This fall, the owners of a historic cabin which Fritz Benedict had disassembled
and moved from Snowmass to property that he owned near Stillwater Drive
asked for bidders to remove the cabin from the site. The cabin was located in
the County and according to a previous approval by the BOCC, was to be
removed or converted to storage since the property exceeded the allowed FAR.
Jeffrey Shoaf, owner of 117 Neale Avenue received the cabin and now wishes to
place it on his property and convert it into a voluntary accessory dwelling unit.
Staff does not recommend landmark designation of the building or the property
since the cabin does not have historical significance within the City of Aspen,
however, HPC referral comments on proposed alterations to the building are
requested for the Planning and Zoning Commission.
Exhibit C
Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
I
I
Ii ..City Land Use Application Fees:
00 113-63850-041 Deposit
I -63855-042 Flat Fee
I -63860-043 HPC
, -63885-268 Public Right-of-Way
! -63875-M6 Zoning & Sign Permit
, -MR011 Use Tax
10000-67100-383 Park Dedication
i 15000-630S0480 All Commercial
I 15000-6306SA82 All Residential
i
I
I
,
I
I
I
\
l
,
County Land Use Applieation Fees:
00113-63800-033 Deposit
-63805-034 Flat Fee
-63820-037 Zoning
-63825-038 Board of Adjustment
Referral Fees:
00113-63810-035
00115-63340-163
62023-63340-190
(l()12S-63340-20S
00113-6381S-036
00113-63812-212
Sales:
00113-63830.039
-69000-145
County Engineer
City Engineer
Housing
Environmental Health
County Clerk
Wildlife Officer
County Code
Copy Fees
Other
I --..-----~--
I
I Name ()dLv.-J,.. A.J -.J -
t Addr:6.-r-p 0 -----. - '7
I o/f" 5/;;? 3
: a
! Phone: UJ1lff:7- L./5' 0/
r'so o~
~~--_..,---'_._- .---
-,,---_._~--- ---_.- .--.-----'
----------_.__._--~-
Total
-ys 0 co
Date:l/)2. Check:5'73J
proje~
Case No;g-8 '1 - ;7 h
No, of Copies / L9-..