HomeMy WebLinkAboutLanduse Case.ZO.East Meadow Sub.Jukati Sub.1987-ZO-1
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CASELOAD SUMMARY SHEET
City of Aspen
DATE
DATE
RECEIVED: W; (\-re~ 1,,\ '(1
COMPLETE: A-~ L'-l \ '1 '(;'{
PARCEL ID AND CASE NO.
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STAFF MEMBER: &11
PROJECT NAME: 2 Dhi'"n4.- Los/iff/ado(1) t7/?cl. -k./fa.7/ yt) /f ;.517.
Project Address: C, '1 i '" t\.""'Te~ ....... "'''"' \V'\J 2/J/Je ;)/s!rlc.T
APPLICANT: (]/./v r f' Asupn
Applicant Address: I f
REPRESENTATIVE: G \c. Y"'\l'\ \--\'0-< VI
Representative Address/Phone:
TYPE OF APPLICATION:
.1-'0 : "ti ""--\
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PAID: YES @ AMOUNT:
1 STEP APPLICATION:
rU'1'R RRFERRED:
/ .... --....,
~ APPL":~!:'r~9N~'
CC MEETING DATE:
INITIALS:
PUBLIC HEARING: YES NO
P&Z MEETING DATE:
PUBLIC HEARING: YES NO
DATE REFERRED:
INITIALS:
REFERRALS :
_ city Attorney
v' City Engineer
Housing Dir.
Aspen Water
city Electric
Envir. Hlth.
Aspen Consolo
S.D.
DATE ROUTED: IDP/ t1-INITIAL:7!IC-/
~ city Engineer Bldg. Dept.
Mtn. Bell
Parks Dept.
H01y Cross
Fire Marshall
Fire Chief
Roaring Fork
Transit
FINAL ROUTING:
City Atty
FILE
Other:
t?~ . trliiJf:;;I
STATUS AND LOCATION:i;J, ;;.. .. . , ..... ..... If...
;
School District
Rocky Mtn Nat Gas
State Hwy Dept(GW)
State Hwy Dept(GJ)
Bldg:ZonjInspect
Roaring Fork
Energy Center
Other
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MEMORANDUM
TO:
Aspen City Council
Glenn Horn and steve Burstein, Planning Office ~
Robert S. Anderson, Jr., City Manager ~~
FROM:
THRU:
RE:
East Meadow Jukati Initial Zoning
DATE:
September 14, 1987
================================================================
SUMMARY AND RECOMMENDATION
The Planning Office and the Planning and Zoning commission
recommend that the City Council zone the East Meadow/Jukati
annexation area R-15A. The area is currently zoned R-15 in
unincorporated Pitkin County.
BACKGROUND
The Aspen city Council has passed a resolution of intent to annex
the East Meadow/Jukati Annexation Area, which is depicted by
Attachment 1. The City of Aspen is required to enact initial
zoning for annexed lands within 90 days of annexation. As shown
on Attachment 2, a vicinity map of the East Meadow/Jukati area,
the annexation area is bounded by Midland Avenue to the west,
Aspen view condominiums to the north, and the Aspen Grove and
Ardmore Subdivisions to the west and south. Initially, the City
sought to include the Aspen Grove and Ardmore Subdivisions within
this annexation but the property owners within the subdivisions
opposed annexation and were therefore excluded.
The East Meadow/Jukati area contains approximately two acres of
land which is subdivided into eight lots. with the exception of
one parcel in excess of 20,000 square feet in size, all of the
lots range between 7,500 square feet and 11,000 square feet. The
area is presently zoned R-15 by Pitkin County. According to the
County I s R-15 zoning regulations, single-family residences but
not duplexes are uses by right in the zone district. Five of the
eight lots within the annexation area presently contain duplex
structures, while three lots contain single-family residences.
There are no undeveloped lots in the area.
The land to the west and north of the annexation area is already
wi thin the ci ty limi ts. As you know, the surrounding area
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contains a mix of different types of land uses. Single-family,
duplex and multi-family residences are common within the immedi-
ate vicinity of the annexation area. Zone districts in the area
vary from R-6 to R-15A, to RMF.
The Aspen Area Land Use Plan of 1973 designates the annexation
area within the Single-Family Residential Land Use District. The
proposed guidelines for the district are "To allow for the
development of the land in this category for single-family
permanent residential use because of the generally remote
proximity of these areas to existing and contemplated commercial
and transportation facilities. The primary purpose is to restrict
these areas to their principal existing use, thereby creating a
buffer between the high intensity uses of the central area and
the more rural areas surrounding the community."
ANALYSIS
Although the City of Aspen has not been involved in many annexa-
tions in the past five years, City Council has discussed a
general policy to be followed regarding the zoning of annexed
land. Generally the policy has been to avoid increasing a
parcel's development rights as a result of annexation and to use
the Comprehensive Plan as a zoning guide. The R-15A Zone
District was created because duplex structures are prohibited in
the County R-15 zone district, but are permitted in the City's R-
15 Zone District. Due to the increased development potential
within the City R-15 zone, property owners were pursuing annexa-
tion solely to increase the development potential of their land.
In response to the annexation pressure, the City of Aspen adopted
the R-15A Zone District. The R-15A zone permits duplex struc-
tures provided that if an annexed single-family residence is
enlarged to a duplex, one-half of the duplex must be a deed
restricted employee housing unit. The deed restriction require-
ment is intended to provide a community benefit in return for
allowing property owners to expand their single-family dwellings
to duplex units following annexation.
Section 24-12.4 of the Municipal Code establishes review criteria
for privately initiated zoning applications. Although the code
does not require city initiated zoning proposals to be reviewed
by the same criteria, we believe that the criteria are worthwhile
considerations. The criteria are listed below:
Criteria:
1. Compatibility of the rezoning proposal with the
surrounding zone districts and land use in the vicinity
of the site, considering the existing neighborhood
characteristics, the applicable area and bulk require-
ments, and the suitability of the site for development
2
,.....,
~
in terms of on-site characteristics.
Response:
As noted in a previous section of this memorandum, the
Smuggler neighborhood which surrounds the annexation
area contains a variety of land uses and zone dis-
tricts. Based upon our review, the Planning Office
believes that the R-15A zoning proposal is consistent
with the surrounding area. The duplex structures
located within the annexation area are presently non-
conforming given the County zoning. If the area is
zoned R-15A, the duplex structures will no longer be
non-conforming uses but will be located on non-conform-
ing lots of record. The code requires a minimum lot
area of 15,000 square feet for duplex structures
located on lots subdivided prior to March 1975.
Despite the non-conforming status of the lots, property
owners will be able to expand the size of their
buildings up to the maximum permissable Floor Area
Ratio permitted by the sliding scale, provided that
setback requirements can be adhered to.
Criteria:
2. Impacts of the rezoning upon expected traffic genera-
tion and road safety, availability of on-and off-street
parking and ability to provide utility service in the
vicinity of the site, including an assessment of the
fiscal impact upon the community of the proposed
rezoning.
Response:
The proposed rezoning will not adversely impact the
provision of City services.
Criteria:
3. Impacts of the rezoning upon expected air and water
quality in the vicinity of the site.
Response:
The proposed rezoning will not adversely impact the air
and water quality in the site vicinity.
Criteria:
4. Analysis of the community need for the proposed
3
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rezoning
rezoning
balance.
and an assessment of the relationship of the
proposal to the goal of overall community
Response:
The proposed rezoning will not affect community
balance.
Criteria:
5. Compatibility of the proposed rezoning with the Aspen
Area General Plan of 1966, as amended.
Response:
As noted in a previous section of this memorandum the
annexation area is designated "single-family" on the
Aspen Area Land Use Plan 1973, however the Plan
proposes that areas be restricted to their "existing
use." Since over one-half of the properties in the
annexation area are already developed with duplex
structures, it is the staff position that the burdens
associated with non-conforming use status should be
relieved as part of the annexation and zoning process.
Criteria:
6.
Whether the proposed rezoning
safety and general welfare
visitors to the City of Aspen.
will promote the health
of the residents and
Response:
The zoning proposal
health safety and
owners.
will not significantly affect the
general welfare of the property
PLANNING AND ZONING COMMISSION RECOMMENDATION
The Planning and Zoning Commission recommends approval of the
proposed R-15A initial zoning for the East MeadowjJukati annexat-
ion area. There was little or no opposition to the zoning
recommendation at the meeting.
STAFF RECOMMENDATION
Based upon the staff review of the land use characteristics of
the EastjMeadowjJukati Annexation Area and possible city zoning
designations, it is recommended that the area be zoned R-15A. We
find this zone designation to be consistent with Section 24-12.4
of the Municipal Code. A public meeting was held by staff with
4
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residents of this area on May 27 and no objections to this
recommendation were voiced, nor have any other objections been
received by this office prior or subsequent to this meeting.
PROPOSED MOTION
I move to approve ordinance 87- 3~ on second reading.
CITY MANAGER RECOMMENDATION
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Caseload Disposition for the East Meadow?Jukati initial Zoning
Glenn Horn Planner
On September 14, 1987 the city Council approved on final reading
an ordinace soning the East MeadowjJukati annexation area. There
were no conditions associated with the rezoning.
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MEMORANDUM
TO:
Aspen city Council
Glenn Horn and steve Burstein, Planning Office ~
Robert S. Anderson, Jr., city Manager
East Meadow Jukati Initial Zoning
FROM:
THRU:
RE:
DATE:
July 13, 1987
----------------------------------------------------------------
----------------------------------------------------------------
SUMMARy AND RECOMMENDATION
The Planning Office and the Planning and Zoning Commission
recommend that the City Council zone the East Meadow/Jukati
annexation area R-15A. The area is currently zoned R-15 in
unincorporated Pitkin County.
BACKGROUND
The Aspen City Council has passed a resolution of intent to annex
the East Meadow/Jukati Annexation Area, which is depicted by
Attachment 1. The City of Aspen is required to enact initial
zoning for annexed lands within 90 days of annexation. As shown
on Attachment 2, a vicinity map of the East Meadow/Jukati area,
the annexation area is bounded by Midland Avenue to the west,
Aspen View Condominiums to the north, and the Aspen Grove and
Ardmore SUbdivisions to the west and south. Initially, the City
sought to include the Aspen Grove and Ardmore Subdivisions within
this annexation but the property owners within the subdivisions
opposed annexation and were therefore excluded.
The East Meadow/Jukati area contains approximately two acres of
land which is subdivided into eight lots. With the exception of
one parcel in excess of 20,000 square feet in size, all of the
lots range between 7,500 square feet and 11,000 square feet. The
area is presently zoned R-15 by Pitkin County. According to the
C~llnty' s R-15 zoning regulations, single-family residences but
~t duplexes are uses by right in the zone district. Five of the
efght lots within the annexation area presently contain duplex
~tructures, while three lots contain single-family residences.
There are no undeveloped lots in the area.
The land to the west and north of the annexation area is already
within the City limits. As you know, the surrounding area
1
~
-,
contains a mix of different types of land uses. Single-family,
duplex and multi-family residences are common within the immedi-
ate vicinity of the annexation area. Zone districts in the area
vary from R-6 to R-15A, to RMF.
The Aspen Area Land Use Plan of 1973 designates the annexation
area within the Single-Family Residential Land Use District. The
proposed guidelines for the district are "To allow for the
development of the land in this category for single-family
permanent residential use because of the generally remote
proximity of these areas to existing and contemplated commercial
and transportation facilities. The primary PUrpose is to restrict
these areas to their principal existing use, thereby creating a
buffer between the high intensity uses of the central area and
the more rural areas surroundinq the community."
ANALYSIS
Although the City of Aspen has not been involved in many annexa-
tions in the past five years, City Council has discussed a
general policy to be followed regarding the zoning of annexed
land. Generally the policy has been to avoid increasing a
parcel's development rights as a result of annexation and to use
the Comprehensive Plan as a zoning. guide. The R-15A Zone
District was created because duplex structures are prohibited in
the County R-15 zone district, but'are permitted in the City's R-
15 Zone District. Due to the increased development potential
within the city R-15 zone, property owners were pursuing annexa-
tion solely to increase the development potential of their land.
In response to the annexation pressure, the city of Aspen adopted
the R-15A Zone District. The R-15A zone permits duplex struc-
tures provided that if an annexed single-family residence is
enlarged to a duplex, one-half of the duplex must be a deed
restricted employee housing unit. The deed restriction require-
ment is intended to provide a community benefit in return for
allowing property owners to expand their single-family dwellings
to duplex units following annexation.
Section 24-12.4 of the Municipal Code establishes review criteria
for privately initiated zoning applications. Although the code
does not require city initiated zoning proposals to be reviewed
by the same criteria, we believe that the criteria are worthwhile
considerations. The criteria are listed below:
Criteria:
1. Compatibility of the rezoning proposal with the
surrounding zone districts and land use in the vicinity
of the site, considering the existing neighborhood
characteristics, the applicable area and bulk require-
ments, and the suitability of the site for development
2
^
^
in terms of on-site characteristics.
Response:
As noted in a previous section of this memorandum, the
Smuggler neighborhood which surrounds the annexation
area contains a variety of land uses and zone dis-
tricts. Based upon our review, the Planning Office
believes that the R-15A zoning proposal is consistent
with the surrounding area. The duplex structures
located within the annexation area are presently non-
conforming given the County zoning. If the area is
zoned R-15A, the duplex structures will no longer be
non-conforming uses but will be located on non-conform-
ing lots of record. The code requires a minimum lot
area of 15,000 square feet for duplex structures
located on lots subdivided prior to March 1975.
Despite the non-conforming status of the lots, property
owners will be able to expand the size of their
buildings up to the maximum permissable Floor Area
Ratio permitted by the sliding scale, provided that
setback requirements can be adhered to.
Criteria:
2. Impacts of the rezoning upon expected traffic genera-
tion and road safety, availability of on-and off-street
parking and ability to provide utility service in the
vicinity of the site, including an assessment of the
fiscal impact upon the community of the proposed
rezoning.
Response:
The proposed rezoning will not adversely impact the
provision of City services.
Criteria:
3. Impacts of the rezoning upon expected air and water
quality in the vicinity of the site.
Response:
The proposed rezoning will not adversely impact the air
and water quality in the site vicinity.
Criteria:
4. Analysis of the community need for the proposed
3
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rezoning and an assessment of the relationship of the
rezoning proposal to the goal of overall community
balance.
Response:
The proposed rezoning will not affect community
balance.
Criteria:
5. Compatibility of the proposed rezoning with the Aspen
Area General Plan of 1966, as amended.
Response:
As noted in a previous section of this memorandum the
annexation area is designated "single-family" on the
Aspen Area Land Use Plan 1973, however the Plan
proposes that areas be restricted to their "existing
use." Since over one-half of the properties in the
annexation area are already developed with duplex
structures, it is the staff position that the burdens
associated with non-conforming use status should be
relieved as part of the annexation and zoning process.
Criteria:
6.
Whether the proposed rezoning
safety and general welfare
visitors to the City of Aspen.
will promote the health
of the residents and
Response:
The zoning proposal
health safety and
owners.
will not significantly affect the
general welfare of the property
PLANNING AND ZONING COMMISSION RECOMMENDATION
The Planning and Zoning Commission recommends approval of the
proposed R-15A initial zoning for the East MeadowjJukati annexat-
ion area. There was little or no opposition to the zoning
recommendation at the meeting.
STAFF RECOMMENDATION
Based upon the staff review Of the land use characteristics of
the EastjMeadowjJukati Annexation Area and possible city zoning
designations, it is recommended that the area be zoned R-15A. We
find this zone designation to be consistent with Section 24-12.4
4
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residents of this area on May 27 and no objections to this
recommendation were voiced, nor have any other objections been
received by this office prior or subsequent to this meeting.
PROPOSED MOTION
I move to approve ordinance 87-~ on first reading.
CITY MANAGER RECOMMENDATION
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
Glenn Horn and steve Burstein, Planning Office
East Meadow Jukati Initial Zoning
FROM:
RE:
DATE:
June 2, 1987
----------------------------------------------------------------
----------------------------------------------------------------
INTRODUCTION
The Aspen city Council has passed a resolution of intent to annex
the East Meadow/Jukati Annexation Area, which is depicted by
Attachment 1. The City of Aspen is required to enact initial
zoning for annexed lands within 90 days of annexation. The City
council has directed the Planning Office and Planning and Zoning
Commission to initiate zoning procedures for the East Meadow/Juk-
ati area. The Planning Office proposes that the annexation area
be zoned R-15A.
BACKGROUND
As shown on Attachment 2, a vicinity map of the East Meadow/Ju-
kati area, the annexation area is bounded by Midland Avenue to
the west, Aspen View Condominiums to the north, and the Aspen
Grove and Ardmore Subdivisions to the west and south. Initially,
the City sought to include the Aspen Grove and Ardmore Subdivi-
sions within this annexation but the property owners within the
subdivisions opposed annexation and were therefore excluded.
The East Meadow/Jukati area contains approximately two acres of
land which is subdivided into eight lots. with the exception of
one parcel in excess of 20,000 square feet in size, all of the
lots range between 7,500 square feet and 11,000 square feet. The
area is presently zoned R-15 by Pitkin County. According to the
County's R-15 zoning regulations, single-family residences but
not duplexes are uses by right in the zone district. Five of the
eight lots within the annexation area presently contain duplex
structures, while three lots contain single-family residences.
There are no undeveloped lots in the area.
The land to the west and north of the annexation area is already
within the City limits. As you know, the surrounding area
contains a mix of different types of land uses. Single-family,
duplex and multi-family residences are common within the immedi-
ate vicinity of the annexation area. Zone districts in the area
vary from R-6 to R-15A, to RMF.
1
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-,
The Aspen Area Land Use Plan of 1973 designates the annexation
area within the Single-Family Residential Land Use District. The
proposed guidelines for the district are "To allow for the
development of the land in this category for single-family
permanent residential use because of the generally remote
proximity of these areas to existing and contemplated commercial
and transportation facilities. The primary purpose is to restrict
these areas to their principal existing use, thereby creating a
buffer between the high intensity uses of the central area and
the more rural areas surrounding the community."
CITY ZONING POLICY
Althoug~ the City of Aspen has not been involved in many annexa-
tions J.n the past five years, city Council has discussed a
general policy to be followed regarding the zoning of annexed
land. Generally the policy has been to avoid increasing a
parcel's development rights as a result of annexation and to use
the Comprehensive Plan as a zoning guide. The R-15A Zone
District was created because duplex structures are prohibited in
the County R-15 zone district, but are permitted in the City's R-
15 Zone District. Due to the increased development potential
within the City R-15 zone, property owners were pursuing annexa-
tion solely to increase the development potential of their land.
In response to the annexation pressure, the City of Aspen adopted
the R-15A Zone District. The R-15A zone permits duplex struc-
tures provided that if an annexed single-family residence is
enlarged to a duplex, one-half of the duplex must be a deed
restricted employee housing unit. The deed restriction require-
ment is intended to provide a community benefit in return for
allowing property owners to expand their single-family dwellings
to duplex units following annexation.
ZONING CRITERIA
Section 24-12.4 of the Municipal Code establishes review criteria
for privately initiated zoninq applications. Although the code
does not require City initiated zoning proposals to be reviewed
by the same criteria, we believe that the criteria are worthwhile .
considerations. The criteria are listed below:
criteria:
1. Compatibility of the rezoning proposal with the
surrounding zone districts and land use in the vicinity
of the site, considerinq the existing neighborhood
characteristics, the applicable area and bulk require-
ments, and the suitability of the site for development
in terms of on-site characteristics.
2
,-.
.-,
Response:
As noted in a previous section of this memorandum, the
Smuggler neighborhood which surrounds the annexation
area contains a variety of land uses and zone dis-
tricts. Based upon our review, the Planning Office
believes that the R-15A zoning proposal is consistent
with the surrounding area. The duplex structures
located within the annexation area are presently non-
conforming given the County zoning. If the area is
zoned R-15A, the duplex structures will no longer be
non-conforming uses but will be located on non-conform-
ing lots of record. The code requires a minimum lot
area of 15,000 square feet for duplex structures
located on lots subdivided prior to March 1975.
Despite the non-conforming status of the lots, property
owners will be able to expand the size of their
buildings up to the maximum permissable Floor Area
Ratio permitted by the sliding scale, provided that
setback requirements can be adhered to.
criteria:
2. Impacts of the rezoning upon expected traffic genera-
tion and road safety, availability of on-and off-street
parking and ability to provide utility service in the
vicinity of the site, including an assessment of the
fiscal impact upon the community of the proposed
rezoning.
Response:
The proposed rezoning will not adversely impact the
provision of City services.
Criteria:
3. Impacts of the rezoning upon expected air and water
quality in the vicinity of the site.
Response:
The proposed rezoning will not adversely impact the air
and water quality in the site vicinity.
criteria:
4.
Analysis
rezoning
rezoning
balance.
of the community need for the proposed
and an assessment of the relationship of the
proposal to the goal of overall community
3
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Response:
The proposed rezoning will not affect community
balance.
criteria:
5. Compatibility of the proposed rezoning with the Aspen
Area General Plan of 1966, as amended.
Response:
As noted in a previous section of this memorandum the
annexation area is designated "single-family" on the
Aspen Area Land Use Plan 1973, however the Plan
proposes that areas be restricted to their "existing
use." Since over one-half of the properties in the
annexation area are already developed with duplex
structures, it is the staff position that the burdens
associated with non-conforming use status should be
relieved as part of the annexation and zoning process.
criteria:
6.
Whether the proposed rezoning
safety and general welfare
visitors to the City of Aspen.
will promote the health
of the residents and
Response:
The zoning proposal
health safety and
owners.
will not significantly affect the
general welfare of the property
RECOMMENDATION
Based upon the staff review of the land use characteristics of
the EastjMeadowjJukati Annexation Area and possible city zoning
designations, it is recommended that the area be zoned R-15A. We
find this zone designation to be consistent with section 24-12.4
of the Municipal Code. A public meeting was held by staff with
residents of this area on May 27 and no objections to this
recommendation were voiced, nor have any other objections been
received by this office prior or subsequent to this meeting.
4
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PUBLIC NOTICE
RE: EAST MEADOW/JUKATI MUNICIPAL ANNEXATION INITIAL ZONING
NOTICE IS HEREBY GIVEN that a public.hearing will be held on
Tuesday, June 2, 1987, at a meeting to begin at 5:00 P.M. before
the Aspen Planning and Zoning Commission in city Council Cham-
bers, 130 s. Galena street, Aspen, Colorado to consider the
Aspen/Pitkin Planning Office's initial zoning proposal of R-15A
for the East Meadow/Jukati Annexation area. The annexation area
is generally located to the east of Midland Avenue and south of
the Aspen view and Midland Park Condominiums comprised of lands
of the East Meadow and Jukati Subdivisions.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena street, Aspen, Colorado 81611 (303) 925-
2020, ext. 298.
sIC. Welton Anderson
Chairman, Aspen Planning and
Zoning Commission
----------------------------------------------------------------
----------------------------------------------------------------
Published in the Aspen Times on 4- 30-ff.'f
City of Aspen Account.
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ARDHORE HONEO\'llJER"S ASSOCIATION As Of Jan.l,1987
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NAME RESIDENCE MAILIh~ ADDP~SS PHONE
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R.C. & Glenda SMITH
lot 1 Ardmore
925 3937
lot 3 Ardmore Box 2096
Aspen, CO., 81612
lot 4 Ardmore % Michael Beck
Box 529
Bssslt,CO.,81621
lot 5- Ardmore :S-ox 15043
Aspen, CO., 81612
lot 6 Ardmore Box 9241
Aspen, CO., 81612
Margaret Gamble ~~~~lot 2 Ardmore
bill: Mary ~ton)
Box 2360
Aopen,CO., 81612 925 1441
Jay ROSE
Eri€ STERN Trust
Gordon MCALPINE
Gregory BLAZE
Christopher W. SOl1MER lot 7 Ardmore
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308 S. Mill St.
Aspen, CO., 81612
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AUXILLIARY OWNERS
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John Walker Smuggler 1
Tom N. Taylor Smuggler I
Claire Sandersen Smuggler 2
Evan Gull Smuggler 3
Kingsbury Pi toher Smuggler 4
Box 3182
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San Francisco,CA
Box 4953
Aspen, CO., 81612
Box 4006
Aspen, CO.,81612
10214 Inwood
Dallas Texas,75229
54il Beverly Drive
Dallas ,TX 75205
Nick & Sara Lebby
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927 3868
925 4529
925 8826
925 5385
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214 522 3543
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Box 187
Aspen,CO., 81612 925 3797
25 Ardmore Drive
Aspen,CO.. 51611 925 2185
%Lake Peak Corp.
Box 2287
Santa Fe,N.MEX 87504
or Wolf Creek
Box 1352
Aspen, CO., 81612
505 984 8738
303 264 2973
925 3279
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Aspen/Pitkin Planning Office
130 s. Galena street
Aspen, Colorado 81611
May 1, 1987
Dear East Meadow and Jukati Subdivision
Property Owners:
The City of Aspen is proceeding with the annexation of the East
Meadow and Jukati Subdivisions. We would like to invite you, to
attend an informal public meeting with the Planning staff on
Wednesday, May 20, 1987 at 7:00 P.M. in the Aspen City Council
Chambers, 130 S. Galena Street. The purpose of the meeting will
be to discuss the staff's zoning proposal for your subdivisions
in preparation for an official public hearing to be held on June
2, 1987 at 5:00 P.M. before the Aspen Planning and Zoning
Commission.
The Planning staff recommends that the zoning in the annexation
area be R-15A. The current zoning in Pitkin County is R-15.
Attachment 1 identifies the "purpose", "permitted uses" and
"conditional uses" of the proposed R-15A zoning classification.
Attachment 2 shows a comparison between area and bulk require-
ments in Pitkin County's R-15 Zone with the City of Aspen's R-15A
Zone.
Floor Area Ratio (FAR) is known as the relationship between the
total square footage of a residential unit and the total square
footage of a lot. According to the County land use regulations,
maximum floor area of a residential structure in the R-15 Zone is
.16. This means that the total floor area of a house on a 15,000
square foot lot may not exceed 2,400 square feet (.16 x 15,000 =
2,400) . Likewise, on a 10,000 square foot lot, the total floor
area may not exceed 1,600 square feet (10,000 x .16 = 1,600). By
contrast, within the City of Aspen, maximum floor area is
determined by a sliding scale which varies depending upon
individual lot sizes. As.a general rule, the City's FAR's are
more permissible except for very large lots. Attachment 3
presents the City methodology for calculating maximum floor area
and an example of a calculation for a single-family residence on
a 12,000 square foot lot and a duplex on a 12,000 square foot
lot.
For property owners in the East Meadow and Jukati SUbdivisions a
land use advantage of being annexed by the City is that duplex
structures are permitted uses in the R-15A Zone as compared to
the County R-15 Zone which prohibits duplexes. Also within the
City it is relatively simple to condominiumize a duplex struc-
ture. Legally created duplexes may condominiumize without a
("',
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East Meadow and JUkati Subdivisions
Property Owners
May 1, 1987
Page 2
mandatory requirement to deed restrict one-half of the building
to employee housing. Additionally, existing single-family struc-
tures may be enlarged to duplex structures provided that area and
bulk requirements are adhered to and one-half of the duplex is
restricted to employee housing guidelines. Attachment 4 is a
copy of the City's legal interpretation of the R-15A Zone
requirements for creating duplex structures.
The purposes of this letter are to notify you of the forthcoming
public meetings regarding the zoning for your neighborhood and to
begin to explain the proposed zoning. We would like to get your
reaction to the zoning proposal and answer questions at the May
20th pUblic meeting in order to resolve problems prior to the
Planning and Zoning Commission's June 2nd public hearing. Please
give me a call at 925-2020 ext. 298 or stop by to see me on the
third floor of City Hall if you have any questions or comments.
Thank you.
Sincerely,
Glenn Horn AICP
Assistant Planning Director
GH/ds
Enclosures: Attachments 1-4
gh.east_meadow
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Attachment 1
Moderate-Density Residential (R-15A)
Purpose, Permitted Uses, Conditional Uses
Purpose.
To provide areas for residential purposes with customary acces-
sory uses. Recreational and institutional uses customarily found
in proximity to residential uses are included as conditional
uses.
Permitted Uses.
One-family dwelling, two-family dwelling; accessory building and
use; farm and garden building and use provided that all such
buildings and storage areas are located at least 100 feet from
pre-existing dwellings on other lots. Except that two-family
dwellings shall be allowed only if 50% of the units (one unit) is
restricted to low, moderate or middle income price range pursuant
to adopted price guidelines.*
Conditional Uses.
Open use recreation site; public school; church; hospital; public
administration building; day care center; museums; satellite dish
antennae.
* Please refer to Attachment 4 for ~egal interpretation of this
provision.
Source: Aspen/Pitkin Planning Office
April 30, 1987
",....,.
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Attachment 2
A Comparison of Area & Bulk Requirements in Pitkin County's
R-15 Zone with the city of Aspen's R-15A Zone
City of Aspen Pitkin County
Area & Bulk Reauirements R-15A Zone R-15 Zone
Minimum Lot Size 15,000 15,000
Minimum Lot Area Per Dwell ing 10,000* 15,000
Minimum Lot Width 75' 75'
Minimum Front Yard
Dwellings
Accessory Buildings
All Buildings Except Dwellings
and Accessory Buildings
Minimum Side Yard
Dwellings & Accessory Buildings
All Buildings Except Dwellings
and Accessory Buildings
25'
30'
30'
30'
30'
30'
5'
5'
10'
5'
Minimum Rear Yard
Dwellings
Accessory Buildings
All Buildings Except Dwellings
and Accessory Buildings
Maximum Height
10'
5'
10'
5'
20'
10'
25'
28'
Minimum Distance Between Principal
Building & Accessory Building No Requirement No Requirement
Percent of Open Space for
Building site No Requirement No Requirement
External Floor Area Ratio **Sliding Scale .16
Internal Floor Area Ratio No Requirement No Requirement
Off-Street Parking
Residential Uses One per bedroom 2
All Other Uses Special Review Special Review
* Provided that a duplex is permitted on a minimum lot of 15,000
if subdivided prior to 3/75. -
** Please refer to Attachment 3 for explanation of sliding scale.
Source: Aspen/Pitkin Planning Office, April 23, 1987
I"""
~
Attachment 3
City of Aspen Formula for Calculating Maximum Floor Area
for Single-Family & Duplex Residential Structures
Lot Size
Sinale-Familv Structures
0-3,000
3,001-9,000
9,001-15,000
15,001-50,000
50,000+
Standard
80 s.f. of floor area for each
additional 100 s.f. in lot area
28 s.f. of floor area for each
additional 100 s.f. in lot area
7 s.f. of floor area for each
additional 100 s.f. in lot area
6 s.f. of floor area for each
additional 100 s.f. in lot area
2 s.f. of floor area for each
additional 100 s.f. in lot area
Example for Single-Family Structure:
I, Assume 12,000 s.f. of lot area
Allowable
Sauare Feet
0-2,400
2,400-4,080
4,080-4,500
4,500-6,500
6,500+
2. The single-family structure may be 4,080 s.f. for the
first 9,000 s.f. of lot area.
3. To calculate the additional remaining floor area, the
following calculation is done:
12,000 s.f. - 9,000 s.f. = 3,000 s.f.
3,000 s.f. / 100 s.f. = 30
30 x 7 s.f. = 210 s.f.
4,080 s.f. + 210 s.f. = 4,290 s.f.
Maximum Single-Family Floor area = 4,290 s.f.
Lot Size
Duplex Structures
0-3,000
3,001-9,000
9,001-15,000
15,001-50,000
50,000+
Standard
90 s.f. of floor area for each
additional 100 s.f. in lot area
30 s.f. of floor area for each
additional 100 s.f. in lot area
7 s.f. of floor area for each
additional 100 s.f. in lot area
6 s.f. of floor area for each
additional 100 s.f. in lot area
3 s.f. of floor area for each
additional 100 s.f. in lot area
Example for Duplex Structures:
1. Assume 12,000 s.f. of lot area.
Allowable
Sauare Feet
0-2,700
2,700-4,500
4,500-4,920
4,920-7,020
7,020+
2. The duplex may be 4,500 s.f. for the first 9,000 s.f.
of lot area.
3. To calculate additional rema1n1ng floor area, the
following calculation is done:
12,000 s.f. - 9,000 s.f. = 3,000 s.f.
3,000 s.f. / 100 s.f. = 30
30 x 7 s.f. = 210 s.f.
4,500 s.f. + 210 s.f. = 4,710 s.f.
Maximum Duplex Floor Area = 4,710 s.f.
.-..
"""
Attachment 4
ASPEN /PITKIN COUNTY
PLANNING AND DEVELOPMENT AGENCY
PLANNING OFFICE
---------------------------------------------------------------
Subject: R-15A zone district
Do existing legally created
duplexes need to be deed re-
stricted after annexation?
Procedure Effective
Number Date
CI-2
4/5/87
Written
By
GH <; H
PURPOSE: To clarify the permitted uses in the City of Aspen's R-
15A zone district.
BACKGROUND: Section 24-3.2 designates the permitted uses in the
R-15A zone district. The language says that 50 per cent of the
units in a two family dwelling should be deed restricted employee
dwellinqs. This language was originally adopted to serve as a
disincentive for people who owned single-family dwellings in
unincorporated Pitkin County to be annexed into the City of Aspen
solely to upgrade their properties to tWO-family dWelling units.
The thinking was that people would not be inclined to be annexed
simply to increase their development rights if they knew that one
unit would have to be deed restricted employee hOUsing.
During recent annexation meetings, some residents have questioned
the Planning Office and City Attorney regarding our interpretati-
on of this section of the code. Specifically, people have asked
if their tWO-family dwelling unit was legally created in unincor-
porated Pitkin County, then must one-half of the duplex be deed
restricted when it is annexed and zoned R-15A by the City of
Aspen?
INTERPRETATION: Legally created tWo-family dwellings which are
annexed to the City of Aspen and zoned R-15A are not required to
deed restrict one-half of the duplex for employee hOUsing. Both
dwelling units may continue to be free market dwelling units. On
the other hand, if a single-family dwelling unit is annexed by
the City of Aspen and subsequently zoned R-15A, and then a
second attached unit is constructed on the site one-half of the
tWo-family structure must be deed restricted for employee
housing.
R-15A
, .
",