HomeMy WebLinkAboutLand Use Case.1285 Riverside Dr.A101-00 I:
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�A 'M 1285 Riverside Drive DRAC Fred Jarman
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*---'''''.7-\:,.'?'"''''' Dale Hower AD 1024 E. Hopkins Ave' a �� Aspen/CO/81611 920-2000 =
John Galambos/Rich Pavice 300 D AABCCS Aspen/CO/81611 429-12,86
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.C:LO ED 10/16/00 1�• J Lindt - / << , ;• 2*
'L,AT B,M16/ PL }K * Denied
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County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT
} ss. TO ASPEN LAND USE REGULATIONS
State of Colorado } SECTION 26.304.060(E)
I, g k_t4 17. i v-_, ,being or representing an
Applicant to the City of Aspen,personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300)feet of the subject property, as indicated
on the attached list, on the day of , 200 (which is_days prior to the public
hearing date of ).
2. By posting a sign in a conspicuous place on the subject property (as it could be seen from
the nearest public way) and that the said sign was posted and visible continuously from the 7 day
of # 'o+ypq_ , 200 b ,to the day of 567rko,. — , 200 g . (Must be posted for at least
full days before the hearing date). A photograph of the posted sign is attached hereto.
S
Signature �
Signed before me this I day of .1 ,
,ra 2000. by
t ..E C.
WITNESS MY HAND AND OFFICIAL SEAL
My Commission expires: , v
Notary Public
•
MEMORANDUM
To: Design Review Appeals Committee (DRAG)
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
FROM: Fred Jarman, Planner �'S
RE: 1285 Riverside Drive Secondary Mass Variance
DATE: September 14, 2000
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APPLICANT: Dale Hower
REPRESENTATIVE: John Galumbos and Rich Pave
of Galumbos/Muir Architects
PARCEL ID: 2737-181-17-018
ADDRESS: 1285 Riverside Drive, Lot 19, Block 1, Riverside Subdivision, Aspen,
Colorado
ZONING: R-15 (Medium Density Residential) - - - -
CURRENT LAND USE: 11,341 sq. ft. lot containing an existing single-family residence
PROPOSED LAND USE: The applicant wishes to raze the existing residence and build a
4,291 sq. ft. two-story single-family residence and including an Accessory Dwelling
Unit. In order to do so, the applicant is seeking a Variance from the Residential
Design Standards from the secondary mass requirements.
EXHIBIT B
PHOTO DOCUMENTATION OF SECONDARY MASS
.. 71 9 '1`" >
Subordinate Linking
Element
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Subordinate Linking
Element
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Detached Secondary g `"
Mass
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EXHIBIT C
PARCEL LOCATION AND VICINITY MAP
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ATTACHMENT 3
COMPLIANCE WITH RESIDENTIAL DESIGN STANDARDS
A. Site Design
The intent of these design standards is to encourage buildings that address the
street in a manner that creates a consistent"façade line" and defines the public and semi-
public realms,utilizing building orientation and building to the setback lines. This
building is oriented parallel to the tangent of the arc of the street as required for
curvilinear lots and the front façade of the building is located within 5 feet of the front
setback line.
B. Building Form
The intent of the building form standards is to respect the scale of the historical
homes by creating new homes with similar massing. The secondary mass provision in the
design standards and its related subordinate linking element is the aspect of the project
that is being requested for a variance. While it is our feeling that the secondary mass is
present as a form at the east end of the structure, the subordinate linking element is not a
single story as recommended by Staff.
C. Parking, Garages, and Carports
The lot location of this project does not have access from an alley;thus the
standards for access from the street have all been met. The living area on the first floor is
at least 5 feet wider than the width of the garage. The front façade of the garage is set
back at least 10 feet further from the street than the frontmost part of the house. The
overall width of the garage is less than 24 feet as required and the garage doors are single
stall doors.
D. Building Elements
The intent of the standards for building elements is to ensure that each residence
has street facing architectural details and creates a human scale to the façade. The house
has both a street facing entrance and a street facing principal group of windows as
required. The entry door meets both requirements of being recessed not more than 10 feet
from the frontmost wall of the building and it is only 8 feet tall. There is also a covered
entry porch of at least 50 square feet as required.
The requirement of the one-story element for at least 20 percent of the buildings
overall width is met with the one-story shed element that begins at the stair element and
continues east towards and in front of the garage.There is also a one-story element at the
entry and west towards the living room.
There are no windows located between the 9-12 foot height and all lightwells on
the street facing side of the building are recessed behind the frontmost wall of the
building.
E. Context
The standards of reinforcing the character of Aspen and the region have been met
by the choice of materials on the building and their use. All of the materials used have all
been utilized true to their characteristics.
The standards of inflection have all been met by the design of the building. The
structure to the east of the lot has a one-story element on the east side of its lot line; thus
there is a one-story element on the east side of the proposed structure. The adjacent
structure to the west of the lot contains a two-story element adjacent to the proposed
structure.
ATTACHMENT 4
DRAC SUBMISSION FOR VARIANCE
The variance that is being requested concerns the Secondary Mass section of the
Building Form design standards. The standard states that"All new structures shall locate
at least 10% of their total square footage above grade in a mass which is completely
detached from the principal building, or linked to it by a subordinate connecting
element."While we feel that we have met the secondary mass clause of the standard with
the street-facing gable above the garage, it is the feeling of Staff that the connecting
element is not `subordinate' as is stated in the code.
The variance is appropriate to maintain the"facade line" of the street-facing
elevation and is more appropriate to the intent of the design standards than if the elements
were to become separate by changing the size of the connecting element. By changing the
design the back of the building would no longer be screened from view by the connecting
element and the street-facing facade would no longer present a uniform facade that
addresses the street. Furthermore, the design is enhanced by the location of the
connecting element and secondary mass element. This being that they are set back from
the entry element and as one approaches the building will appear less dominate as forms
and the street facade will not appear as one single large mass.
ATTACHMENT 5
REVIEW STANDARDS
B. The proposed design more effectively addresses the issue or problem a given standard
or provision responds to.
The variance requested for the building is for the secondary mass and the related
subordinate connecting element. It is the understanding that the design standard in
question is to help achieve two separate masses that appear to be linked by a smaller
element that is subordinate in massing. The design achieves this standard by utilizing the
street-facing gable above the garage to establish the secondary massing of the building.
The linking element, while being two-stories,remains subordinate to the secondary mass
and helps establish the street facing consistent"facade line"that is the intent of the Site
Design. The linking element also screens the approach to the building from the back of
the structure,which would become visible if the linking element were removed or
changed in some way. This is important in maintaining the street-facing architectural
elements and the scale of the building as one approaches the entry facade. A change to
this element would diminish the street facing facade and the building would begin to
appear as separate elements that in no way relate to the street.
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Resolution No.
(SERIES OF 2000)
RESOLUTION OF THE ASPEN DESIGN REVIEW APPEALS COMMITTEE
APPROVING RESIDENTIAL DESIGN STANDARD VARIANCE FOR
"SECONDARY MASS" FOR RIVERSIDE SUBDIVISION, LOT 19,BLOCK 1, 1285
RIVERSIDE DRIVE, CITY OF ASPEN,PITKIN COUNTY, COLORADO.
Parcel No. 2737-181-17-018
WHEREAS,the Community Development Department received an application from
Dale Hower, represented by John Galumbos and Rich Pavcek of Galumbos/Muir Architects,
seeking a variance from Section 26.410 Residential Design Guidelines for secondary mass
for a proposed two-story single-family residence. The applicant's property is located in the
Riverside Subdivision, Lot 19, Block 1, 1285 Riverside Drive, Aspen, Colorado; and
WHEREAS,the applicant's property is a 11,341 sq. ft. lot with an existing single-
family residence (proposed for demolition) and located in the R-15 Zone District; and
WHEREAS,pursuant to Section 26.410.020 of the Aspen Municipal Code,
Community Development Department staff reviewed the applicant's application for
compliance with the Residential Design Standards Section of the Aspen Municipal Code and
found the submitted development application to be inconsistent with Standard
26.410.040(B)(1), Secondary Mass; and
WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that if an
application is found by Community Development Department staff to be inconsistent with
any item of the Residential Design Guidelines,the applicant may either amend the
application or appeal staff's findings to the Design Review Appeal Committee pursuant to
Chapter 26.222, Design Review Appeal Committee; and
WHEREAS,pursuant to Section 26.410.020(B) of the Aspen Municipal Code, the
applicant submitted a request for a variance from Standard 26.410.040(B)(1) of the Aspen
Municipal Code to the Design Review Appeal Committee as it applies to secondary mass;
and
WHEREAS all applications for appeal from the Residential Design Standards of
Section 26.410.040 must meet one of the following review standards in order for the Design
Review Appeal Committee or other decision making administrative body to grant an
exception, namely the proposal must:
a) Yield greater compliance with the goals of the Aspen Area Community Plan;
b) More effectively address the issue or problem a given standard or provision responds
to; or
c) Be clearly necessary for reasons of fairness related to unusual site specific constraints;
6
WHEREAS,the Community Development Director, after review of the requested
variances, recommended denial for a variance from the residential design standards for the
secondary mass for the proposed house; and
WHEREAS, during a duly noticed public hearing at a regular meeting on September
14, 2000, the Design Review Appeal Committee, approved a variance from secondary mass
standard of Section 26.410.040(B)(1) of the Aspen Municipal Code as it applies to
Residential Design Standards for Lot 19, Block 1 of the Riverside Subdivision, with
conditions, by a vote of_to_( - ).
NOW,THEREFORE BE IT RESOLVED by the Committee:
Section 1
That a proposed variance for a single-family residence at 1285 Riverside Drive, Aspen,
Colorado, is approved pursuant to Section 26.410.040(B)(1), Secondary Mass of the
Residential Design Standards meeting Criteria B, stating that the proposal more effectively
addresses the issue or problem a given standard or provision responds to.
APPROVED by the Committee at its regular meeting on September 14, 2000.
APPROVED AS TO FORM: DESIGN REVIEW APPEALS
COMMITTEE:
City Attorney Robert Blaich, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
7
LAND USE APPLICATION
olukc
, PROJECT:
Name: C.�pL prm9a5 1 fyi J LR- C rF 15
Location: d _4' • ► (.• iG mac - ;■ 41.00
(Indicate street address. lot& b ock number, I-gal description where appropriate)
APPLICANT:
Name: -tx,L6
Address: /Dal Oak WS
Phone#: 902(7- �7®per
REPRESENTATIVE: �`
Name: Tot-q 6m a011Pos /F1 FAJC-
Address: oQ D l [
Phone#: - 13 (p
TYPE OF APPLICATION: (please check all that apply):
Conditional Use ❑ Conceptual PUD ❑ Conceptual Historic Devt.
- Special Review ❑ Final PUD(& PUD Amendment) _ Final Historic Development
i Design Review Appeal E Conceptual SPA ❑ Minor Historic Devt.
GMQS Allotment ❑ Final SPA(& SPA Amendment) ❑ Historic Demolition
- GMQS Exemption ❑ Subdivision 0 Historic Designation
- ESA- 8040 Greenline, Stream ❑ Subdivision Exemption(includes ❑ Small Lodge Conversion/
- Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
n Lot Split Temporary Use Other:
n Lot Line Adjustment ❑ Text/Map Amendment
EXISTING CONDITIONS: (description of existing buildings, uses,previous approvals,etc.)
�IlJpl ISM1 . j (21 441> G
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Sirl)LC, 4m11 - 1'i/4o _ G7-rtjg-7 ` RVX51 b ►G5i
Have you attached the following? FEES DUE:
❑ Pre-Application Conference Summary
❑ Attachment#1, Signed Fee Agreement
O Response to Attachment#2, Dimensional Requirements Form
[ Response to Attachment#3,Minimum Submission Contents
n Response to Attachment#4, Specific Submission Contents
❑ Response to Attachment#5, Review Standards for Your Application
ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN(hereinafter CITY) and PA.1,6 'N)01
(hereinafter APPLICANT)AGREE AS FOLLOWS:
1. APPLICANT has submitted to CITY an application for
(hereinafter,THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope-of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning
Commission and/or City Council to make legally required findings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to aa,,determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of S i-f Div. which is for hours of Community Development staff time. and if actual
recorded costs exceed the initial deposit. APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review. Such periodic
payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such
accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all
costs associated with case processing have been paid.
CITY OF ASPEN APPLICANT
By: By: ' !. 11 :/_I_ <
Julie Ann Waods - - r`}�
Community Development Director Date: A
Mailing Address:
Le, I )
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August 15,2000
DALE HOWER
1024 E.HOPKINS#17
ASPEN, COLORADO 81611
970 9258775 OR 948 8775
TO WHOM IT MAY CONCERN.
AS THE OWNER OF 1285 RIVERSIDE DRIVE I GIVE PERMISSION TO RICH PAVCEK AND JOHN
GALLAMBOS TO ACT ON MY BEHALF IF REFERENCE TO THIS PROPERTY.
SINCERELY,
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Fred Jarman 02.0• S 022) DATE: August 11, 2000
PROJECT: 1285 Riverside Drive: Variance from Secondary Mass
PARCEL ID: 2737 181 17 018
REPRESENTATIVE: John Golumbus
OWNER: Dale Hower
TYPE OF APPLICATION: DRAC Application
DESCRIPTION: The applicant is requesting a variance from the secondary mass requirement from
the Residential Design Standards for a new single-family residence to be built at
1285 Riverside Drive. The site contains a single-family residence which would be
raised to allow this new development.
Land Use Code Section(s)
26.410.040(B)(1) Residential Design Standards
26.222 Design Review Appeals Committee
Review by: Community Development Department, Referral Agencies, Design Review Appeals
Committee (DRAC)
Public Hearing: Yes, DRAC
Referral Agencies: Engineering & Housing
Planning Fees: Planning Deposit($480)
Referral Agency Fees:
Total Deposit: $480 (additional hours are billed at a rate of $195 /hour)
To apply, submit the following information:
1. Proof of ownership.
2. Signed fee agreement.
3. Applicant's name, address and telephone number in a letter signed by the applicant which states the
name, address and telephone number of the representative(s) authorized to act on behalf of the
applicant.
4. Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to practice in
the State of Colorado, listing the names of all owners of the property, and all mortgages,judgments,
liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right
to apply for the Development Application.
5. Total deposit for review of the application
6. f tCopies of the complete application packet and maps.
Referral Agencies = 1/ea; Planning Staff=2; decision making bodies= 6
7. An 8 1/2"by 11"vicinity map locating the parcel within the City of Aspen.
o ?ffC
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: LojD
Applicant: pps Lc }
Location: ja 5 g_tx ILpiZ
Zone District: - /��-
Lot Size:
Lot Area: j/)
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: Ahot Proposed:
Number of residential units: Existing: NA Proposed:
Number of bedrooms: Existing: )J k Proposed:
Proposed% of demolition (Historic properties only):
DIMENSIONS: "�
Floor Area: Existing: pi Allowable: "1t 3 �(t Proposed: 7/a I
I r]
Principal bldg. height: Existing: 1 Allowable: AL Proposed: A -9
Access. bldg. height: Existing: N A Allowable: p/A- Proposed:
On-Site parking: Existing: 1■1Qc Required: Aitot Proposed:
% Site coverage: Existing: IQc Required: Or Proposed:
% Open Space: Existing: gyp; Required: NA- Proposed:
� H
Front Setback: Existing: Required: 25 Proposed: N, ._
Rear Setback: Existing: k- Required• / 0 Proposed: /e ''C h
Combined FIR: Existing: }A Required:' Proposed:
Side Setback: Existing: I), Required• 0 ( Proposed: /0 -0
Side Setback: Existing: I\ Required: 10 I Proposed: /a 1-0
�r
Combined Sides: Existing: .1Qr- Required: ,AJ r Proposed:
Existing non-conformities or encroachments:
Variations requested: lifictv t 'td>L v7ifteif4 +
Fit∎ I YYIA{'idJ�'
ATTACHMENT 3
COMPLIANCE WITH RESIDENTIAL DESIGN STANDARDS
A. Site Design
The intent of these design standards is to encourage buildings that address the
street in a manner that creates a consistent"facade line" and defines the public and semi-
public realms,utilizing building orientation and building to the setback lines. This
building is oriented parallel to the tangent of the arc of the street as required for
curvilinear lots and the front facade of the building is located within 5 feet of the front
setback line.
B. Building Form
The intent of the building form standards is to respect the scale of the historical
homes by creating new homes with similar massing. The secondary mass provision in the
design standards and its related subordinate linking element is the aspect of the project
that is being requested for a variance. While it is our feeling that the secondary mass is
present as a form at the east end of the structure, the subordinate linking element is not a
single story as required by Staff.
C. Parking, Garages, and Carports
The lot location of this project does not have access from an alley; thus the
standards for access from the street have all been met. The living area on the first floor is
at least 5 feet wider than the width of the garage. The front facade of the garage is set
back at least 10 feet further from the street than the frontmost part of the house. The
overall width of the garage is less than 24 feet as required and the garage doors are single
stall doors.
D. Building Elements
The intent of the standards for building elements is to ensure that each residence
has street facing architectural details and creates a human scale to the facade. The house
has both a street facing entrance and a street facing principal group of windows as
required. The entry door meets both requirements of being recessed not more than 10 feet
from the frontmost wall of the building and it is only 8 feet tall. There is also a covered
entry porch of at least 50 square feet as required.
The requirement of the one-story element for at least 20 percent of the buildings
overall width is met with the one-story shed element that begins at the stair element and
continues east towards and in front of the garage. There is also a one-story element at the
entry and west towards the living room.
There are no windows located between the 9-12 foot height and all lightwells on
the street facing side of the building are recessed behind the frontmost wall of the
building.
E. Context
The standards of reinforcing the character of Aspen and the region have been met
by the choice of materials on the building and their use. All of the materials used have all
been utilized true to their characteristics.
The standards of inflection have all been met by the design of the building. The
structure to the east of the lot has a one-story element on the east side of its lot line; thus
there is a one-story element on the east side of the proposed structure. The adjacent
structure to the west of the lot contains a two-story element adjacent to the proposed
structure.
ATTACHMENT 4
DRAC SUBMISSION FOR VARIANCE
The variance that is being requested concerns the Secondary Mass section of the
Building Form design standards. The standard states that"All new structures shall locate
at least 10% of their total square footage above grade in a mass which is completely
detached from the principal building, or linked to it by a subordinate connecting
element."While we feel that we have met the secondary mass clause of the standard with
the street-facing gable above the garage, it is the feeling of Staff that the connecting
element is not `subordinate' as is stated in the code.
The variance is appropriate to maintain the"façade line"of the street-facing
elevation and is more appropriate to the intent of the design standards than if the elements
were to become separate by changing the size of the connecting element. By changing the
design the back of the building would no longer be screened from view by the connecting
element and the street-facing façade would no longer present a uniform façade that
addresses the street. Furthermore, the design is enhanced by the location of the
connecting element and secondary mass element. This being that they are set back from
the entry element and as one approaches the building will appear less dominate as forms
and the street façade will not appear as one single large mass.
ATTACHMENT 5
REVIEW STANDARDS
B. The proposed design more effectively addresses the issue or problem a given standard
or provision responds to.
The variance requested for the building is for the secondary mass and the related
subordinate connecting element. It is the understanding that the design standard in
question is to help achieve two separate masses that appear to be linked by a smaller
element that is subordinate in massing. The design achieves this standard by utilizing the
street-facing gable above the garage to establish the secondary massing of the building.
The linking element,while being two-stories, remains subordinate to the secondary mass
and helps establish the street facing consistent"façade line"that is the intent of the Site
Design. The linking element also screens the approach to the building from the back of
the structure, which would become visible if the linking element were removed or
changed in some way. This is important in maintaining the street-facing architectural
elements and the scale of the building as one approaches the entry façade. A change to
this element would diminish the street facing façade and the building would begin to
appear as separate elements that in no way relate to the street.
City of Aspen
Fax
To: John Golumbus From: Fred Jarman
Fax: 429-1296 Pages:
Phone: 948-6047 Date: 8/8/00
Re: ADU Standards CC:
❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑Please Recycle
• Comments: As promised, attached you will find the ADU requirements as per the City of Aspen
Land Use Code. Let me know if you have any questions.
Fred
Chapter 26.520
ACCESSORY DWELLING UNITS
Sections:
26.520
Accessory Dwelling Units
26. 520.010 Purpose
26. 520.020 Definition
26. 520.030 Authority
26. 520.040 Applicability
26. 520.050 Design Standards
26. 520.060 Calculations and Measurements
26. 520.070 Deed Restrictions, Recordation, Enforcement
26. 520.080 Procedure
26. 520.090 Amendments
26. 520.010 Purpose
The purpose of the Accessory Dwelling Unit (ADU) Program is to promote the long-standing
community goal of socially, economically, and environmentally responsible development
patterns which balance Aspen the resort and Aspen the community. Aspen values balanced
neighborhoods and a sense of commonality between working residents and part-time residents.
ADUs represent viable housing opportunities for working residents and allow employees to live
within the fabric of the community without their housing being easily identifiable as "employee
housing." ADUs also help to address the affects of existing homes, which have provided
workforce housing, being significantly redeveloped, often as second homes.
ADUs support local Aspen businesses by providing an employee base within the town and
providing a critical mass of local residents important to preserving Aspen's character. ADUs
allow second home owners the opportunity to hire an on-site caretaker to maintain their
property in their absence. Increased employee housing opportunities in close proximity to
employment and recreation centers is also an environmentally preferred land use pattern which
reduces automobile reliance.
To the extent Aspen desires Accessory Dwelling Units which provide viable and livable housing
opportunities to local working residents, ADU's qualify existing vacant lots of record and
significant redevelopment of existing homes for an exemption from the Growth Management
Quota System. In addition, ADU's deed restricted to Mandatory Occupancy provide for certain
Floor Area incentives.
26. 520.020 General
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An Accessory Dwelling Unit, or ADU, is a separate dwelling unit incidental and subordinate in
size and character to the primary residence and located on the same parcel or on a contiguous
lot under the same ownership. A primary residence may have no more than one ADU. An
ADU may not be accessory to another ADU. An ADU cannot be conveyed as a property
interest separate from the primary residence, and an ADU shall not be considered a unit of
density with regard to zoning requirements. Accessory dwelling units shall not be used to obtain
points in the affordable housing category of the Growth Management Quota System (GMQS).
Accessory dwelling units also may not be used to meet the requirements of Chapter 26.530
"Residential Multi-Family Housing Replacement Program." All ADUs shall be developed in
conformance with this Section.
26. 520.030 Authority.
The Community Development Director, in accordance with the procedures, standards, and
limitations of this Chapter and of Common Development Review Procedures, Section 26.304,
shall approve, approve with conditions, or disapprove a land use application for an Accessory
Dwelling Unit.
An appeal of the Community Development Director's determination shall be considered by the
Planning and Zoning Commission and approved, approved with conditions, or disapproved,
pursuant to Section 26.520.080, Special Review.
A land use application requesting a variation of the ADU design standards shall be approved,
approved with conditions, or disapproved by the Planning and Zoning Commission, pursuant to
Section 26. 520.080, Special Review.
If the land use application requesting a variation of the ADU design standards is part of a
consolidated application process, authorized by the Community Development Director,
requiring consideration by the Historic Preservation Commission, the Historic Preservation
Commission shall approve, approve with conditions, or disapprove the variation, pursuant to
Section 26. 520.080, Special Review.
26. 520.040 Applicability
This Section applies to all zone districts within the City of Aspen in which an Accessory
Dwelling Unit is a permitted use, as designated in Section 26.710, and to all Accessory
Dwelling Units approved as a Conditional Use prior to the adoption of Ordinance No. 44,
Series of 1999.
26. 520.050 Design Standards
All ADUs shall conform to the following design standards unless otherwise approved, pursuant
to Section 26.520.080, Special Review:
1. An ADU must contain between 300 and 800 net livable square feet, 10% of which must
be a closet or storage area.
2. An ADU must be able to function as a separate dwelling unit. This includes the
following:
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a) An ADU must be separately accessible from the exterior. An interior entrance
to the primary residence may be approved by the Commission, pursuant to
Special Review;
b) An ADU must have separately accessible utilities. This does not preclude shared
services;
c) An ADU shall contain a kitchen containing, at a minimum, an oven, a stove with
two burners, a sink, and a refrigerator with a minimum of 6 cubic feet of
capacity and a freezer; and,
d) An ADU shall contain a bathroom containing, at a minimum, a sink, a toilet, and
a shower.
3. One parking space for the ADU shall be provided on-site and shall remain available for
the benefit of the ADU resident. The parking space shall not be stacked with a space
for the primary residence.
4. An ADU shall be located within the dimensional requirements of the zone district in
which the property is located.
5. The roof design shall prevent snow and ice from shedding upon an entrance to an ADU.
If the entrance is accessed via stairs, sufficient means of preventing snow and ice from
accumulating on the stairs shall be provided.
6. ADUs shall be developed in accordance with the requirements of this title which apply
to residential development in general. These include, but are not limited to, the
Uniform Building Code requirements related to adequate natural light, ventilation, fire
egress, fire suppression, and sound attenuation between living units. This standard may
not be varied.
7. All ADUs shall be registered with the Housing Authority and the property shall be deed
restricted in accordance with Section 26.520.070 Deed Restrictions. This standard may
not be varied.
26. 520.060 Calculations and Measurements
A. Floor Area.
ADU's are attributed to the maximum allowable floor area for the given property on which they
are developed, pursuant to Section 26.575.020 Calculations and Measurements.
B. Net Livable Square Footage.
ADUs must contain between 300 and 800 square feet of net livable floor area, unless varied
through a land use review. The calculation of net livable area differs slightly from the
calculation of Floor Area inasmuch as it measures the interior dimensions of the unit.
26. 520.070 Deed Restrictions and Enforcement.
A. Deed Restrictions.
At a minimum, all properties containing an ADU shall be deed restricted in the following
manner:
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• The ADU shall be registered with the Aspen/Pitkin County Housing Authority.
• Any occupant of an ADU shall be qualified as a local working resident according to the
current Aspen/Pitkin County Housing Authority Guidelines, as amended.
• The ADU shall be restricted to lease periods of no less then six months in duration, or as
otherwise required by the current Aspen/Pitkin County Housing Authority Guidelines.
Leases must be recorded with the Housing Authority.
Accessory Dwelling Units qualifying a property for a Floor Area Bonus, pursuant to Section
26.575.020(A)(6), shall be deed restricted to Mandatory Occupancy. This additional restriction
requires the ADU be continuously occupied by a local working resident, as defined by the
Aspen/Pitkin County Housing Authority, for lease periods of six months or greater. The owner
shall retain the right to select a qualified renter.
The Aspen/Pitkin County Housing Authority shall provide a standard form for recording
Accessory Dwelling Unit deed restrictions. The deed restriction shall be recorded with the
Pitkin County Clerk and Recorder prior to an application for a building permit may be
accepted. The book and page associated with the recordation shall be noted in the building
permit plans for an ADU.
B. Enforcement.
The Aspen/Pitkin County Housing Authority, or their designee, shall enforce the recorded deed
restriction between the property owner and Aspen/Pitkin County Housing Authority.
26. 520.080 Procedure
A. General.
Pursuant to Section 26.304.020, Pre-Application Conference, Applicants are encouraged to meet
with a City Planner of the Community Development Department to clarify the requirements of
the ADU Program.
A development application for an ADU shall include the requisite information and materials,
pursuant to Section 26.304.030. In addition, the application shall include scaled floor plans and
elevations for the proposed ADU. The application shall be submitted to the Community
Development Department.
Any bandit dwelling unit which can be demonstrated to have been in existence on or prior to the
adoption of Ordinance No. 44, Series of 1999, and which complies with the requirements of
this section may be legalized as an accessory dwelling unit, if it shall meet the health and safety
requirements of the Uniform Building Code, as determined by the Chief Building Official. No
retro-active penalties or assessments shall be levied against any bandit unit upon legalization.
ADUs require a separate building permit. After a Development Order has been issued for an
ADU, a building permit application may be submitted in conformance with Section 26.304.075.
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B. Administrative Review.
In order to obtain a Development Order for an ADU, the Community Development Director
shall find the ADU in conformance with the criteria for administrative approval. If an
application is found to be inconsistent with these criteria, in whole or in part, the applicant may
either amend the application, apply for a Special Review to vary the design standards, or apply
for an appeal of the Director's finding pursuant to Subsection C, below.
An application for an ADU may be approved, approved with conditions, or denied by the
Community Development Director based on the following criteria:
1. The proposed Accessory Dwelling Unit meets the requirements of Section
26.520.050, Design Standards.
2. The applicable deed restriction for the Accessory Dwelling Unit has been accepted
by the Aspen/Pitkin County Housing Authority and the deed restriction is recorded prior to
an application for a building permit.
C. Appeal of Director's Determination.
An appeal of a determination made by the Community Development Director, shall be reviewed
as a Special Review pursuant to subsection D, below. In this case, the Community
Development Director's finding shall be forwarded as a recommendation and a new application
need not be filed.
D. Special Review.
An application requesting a variance from the ADU design standards, or an appeal of a
determination made by the Community Development Director, shall be processed as a Special
Review in accordance with the Common Development Review Procedure set forth in Section
26.304. The Special Review shall be considered at a public hearing for which notice has been
posted and mailed, pursuant to Section 26.304.060(E)(3)(b and c).
Review is by the Planning and Zoning Commission. If the property is a Historic Landmark, on
the Inventory of Historic Sites and Structures, or within a Historic Overlay District, and the
application has been authorized for consolidation pursuant to Section 26.304, the Historic
Preservation Commission shall consider the Special Review.
A Special Review for an ADU may be approved, approved with conditions, or denied based on
conformance with the following criteria:
1. The proposed ADU is designed in a manner which promotes the purpose of the ADU
program, promotes the purpose of the zone district in which it is proposed, and promotes
the unit's general livability; and,
2. The proposed ADU is designed to be compatible with, and subordinate in character to, the
primary residence considering all dimensions, site configuration, landscaping, privacy, and
historical significance of the property; and,
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3. The proposed ADU is designed in a manner which is compatible with or enhances the
character of the neighborhood considering all dimensions, density, designated view planes,
operating characteristics, traffic, availability of on-street parking, availability of transit
services, and walking proximity to employment and recreational opportunities.
E. Inspection and Acceptance.
Prior to issuance of a Certificate of Occupancy for an ADU, the Aspen/Pitkin County Housing
Authority, or the Chief Building Official, shall inspect the ADU for compliance with the Design
Standards. Any un-approved variations from these standards shall be remedied or approved
pursuant to this chapter prior to issuance of a Certificate of Occupancy or Certificate of
Compliance.
26. 520.090 Amendment of an ADU Development Order
A. Insubstantial Amendment.
An insubstantial amendment to an approved development order for an Accessory Dwelling Unit
may be authorized by the Community Development Director if:
1. The change is in conformance with the design standards, Section 26.520.050, or does not
exceed approved variations to the design standards; and,
2. The change does not alter the deed restriction for the ADU or the alteration to the deed
restriction has been approved by the Aspen/Pitkin County Housing Authority.
B. Other Amendments.
All other amendments to an approved development order for an Accessory Dwelling Unit shall
be reviewed pursuant to the terms and procedures of this Section.
Ord. No. 44-1999 §1
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