HomeMy WebLinkAboutLand Use Case.309 N Third ADU.A005-02
CASE NUMBER
PARCELID#
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A005-02
2735-124-24007
309 N. Third Street Soecial Review for ADU
309 N. Third Street
James Lindt
Soecial Review
Mel Gallant
Earl Anderson
3/5/02
Reso. 10-2002
Aooroved
3/13/02
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein.
The effective date of this Order 'shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
armiversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Mel and Marilyn Gallant. 309 N. Third Street. Aspen. CO 81611
Property Owner's Name, Mailing Address and telephone number
North Y, oflots R & S. Block 35. Citv and Townsite of Aspen
Legal Description and Street Address of Subject Property
Special Review Approval to Construct Sub grade and Attached ADU
Written Description of the Site Specific Plan and/or Attacl11nent Describing Plan
Planning and Zoning Commission Resolution No. 10. Series 2002. 3/5/02
Land Use Approval( s) Received and Dates (Attach Final Ordinances or Resolutions)
March 16.2002
Effective Date of Development Order (Same as date of publication of notice of approval.)
March 17.2005
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code.)
Issued this 16th day of March, 2002, by the City of Aspen Community
~ector.
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Joyce son, Connnunity Dev~lopment Deputy Director
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PUBLIC NOTICE
RE: 309 N. THIRD STREET SPECIAL RltVIEW TO VARY-THE ADU
DESIGN STANDARDS TO ALLOW FOR THE CONSTRUCTION OF A
SUBGRADE AND ATTACHED ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 5,
2002, 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 Mel and Marilyn Gallant requesting Special Review
approval to vary the ADU Design Standards to allow for an ADU to be constructed
subgrade and attached to the main residence that will count for a GMQS Exemption. The
property is located at309 N. Third Street and is described as the North half of Lots R and
S, Block 35, City and Townsite of Aspen. For further information, contact James Lindt at
the AspenlPitkin Connnunity Development Department, 130 S. Galena St., Aspen, CO
(970) 920-5095, iamesl(a)ci.aspen.co.us.
s/Jasmine TY2re, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on February 16, 2002
City of Aspen
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECiION26.304.060 (E), AS.PENLAN:O USE CODE
ADDRESS OF PROPERTY: ~'1 /t/.g'~/- ~(~ Cc7 ,Aspen, CO
SCHEDULED PUBLIC HEARING DATE: <?1kt:'~ ;:sY7.. ~ 30 1'1'11 ,200~
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STATE OF COLORADO )
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County of Pitkin )
l,j: :Jr-/ /in~~ (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
<12" 4."!,A Publication of notice: By the publication in the legal notice section of an official
1/7 T paper or a paper of general circulation in the City of Aspen at least fifteen (15)
. ~ys prior to the public hearing.. A copy of the publication is attached hereto.
L Posting of notice: By posting of notice, which form was obtained from the
.~ . ;,'. . ........<~. SOI1lIIlunity Development Department, which was made of suitable,
{' /.' ," "{C \vfj.terproof materials, which was not less than twenty-two (22) inches wide
<: i ......:;*~.~ S!i~.t,yenty-si~ (26) inc~es high: and :vhich was composed ofIetters not
.:-:;: ~-::' .,-\: ' ; l~ss than one lilch m height. Satd nobce was posted at least ten (10) days
-- \. ;: ~ ;,c~' ,..','--rfor to. the public hearing and was continuously visible from the ~ da,y of
............/~:::;.. ., , 200~, to and including the date and time of the public
:.;; earing. photograph of the posted notice (sign)is attached hereto.
_ Mailing of notice. By the mailing of a notice obtained from the Connnunity .
Development Department, which contains the information described in Section
26:304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the
public hearing, notice was hand delivered or mailed by first class, postage prepaid .
U.S. mail to all owners of property within three hundred (300) feet of the property
subject to the development application, and, at least fifteen (15) days prior to the
public hearing, notice was hand delivered or mailed by first class postage prepaid
U.S. mail to any federal agency, state, county, municipal government, school,
service' district or other governmental or quasi-governmental agency that owns
property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
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Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use.
regulation, or otherwise, the requirement of an accurate survey map or other
sLifficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency dming all business hours for fifteen (15) days
prior to the public hearing on such amendments. ~
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The foregoing "Affidavit of Notice" was acknowledged before me this:;lJSliay
of ~~__ ,2004" by z:Cht il ~
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WITNESS MY HAND AND OFFICIAL SEAL
My connnission expires: // fa /o~<~~:: :~~;=;';'<C<h
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JEAN M. RHINEHART / NOTARy\Ja~~}cv:i-:..: J "5
#149ASPENVlLLAGE '-",,;~'~, ,_j:"./"
BOX 175 WOODY CREEK CO S1656-:-:-~":./
MY COMMISSION IiiXP/RliiQ 11/10/2003 -.-----
ATTACHMENTS:
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V' COpy OF THE PUBLICATION
VPHOTOGRAPH OF THE POSTED NOTICE (SIGN)
~ST OF THE OWNERS AND GOVERNjlIENTAL AGENCIES NOTICED
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318 FOURTH STREET L TO
C/O BUSTER FELDOM
P,S B2X 445
I "ON TX 7700 I
ALLEN ROBERT H & JUDY LEY
4545 POST OAK PL STE 101
HOUSTON TX 77027
BARKER JACK 1/2 INT
BARKER CARRYN ADRIANNA TRUST 1/2
INT
PO BOX 7943
ASPEN CO 81612
BLAICH ROBERT I
BLAICH JANET S
319 N FOURTIJ ST
ASPEN CO 81611
CITY OF ASPEN
130 S GALENA ST
ASPEN CO 81611
CONNOR F HAYDEN
444 GRAPE ST
DENVER CO 80220
CUNDlLL JOAN REED
432 W FRANCIS ST
ASPEN CO 81611
EPPLER KLAUS TRUSTEE
PROSKAUER ROSE GOETZ &
MENDELSHON C/O
2255 GLADES RD #340 W
BOCA RATON FL 33431
FIRESTEIN CHESTER & BEVER
9777 WILSHIRE BLVD STE 501
BEVERLY HILLS CA 90212
FISCHER SISTIE
442 W BLEEKER
ASPEN CO 81611
FIVE CONTINENTS ASPEN REA
C/O EDWARDS JOSEPH III
502 MAIN ST STE 201
CARBONDALE CO 81623
FRIEDBERG BARRY S
555 PARK AVE 7W
NEW YORK NY 10021
GALLANT MARILYN
617 VINE ST STE 1430
CINCINNATI OH 45202
GLENN SALLY RAE
504 W HALLAM AVE
ASPEN CO 81611
HALLAM LLC
5850 SAN FELIPE
SUlTE2Q5
HOUSTON TX 77057
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i RIN ELLEN &. BARRY
4~" " FRANCIS ST
ASPEN CO 81611-1233
HOUGH JENNINE
265 BRIGHTON RD NE
ATLANTA GA 30309
JANSS MARY 1992 REVOCABLE
403 W HALLAM
ASPEN CO 81611
KINNEY STEPHEN J & SUSAN
POBOX 330010
MIAMI FL 33233
KOHNER ELLEN P
HUNT ELLEN C/O
PO BOX 8770
ASPEN CO 81612
KOUTSOUBOS TED A
415 E HYMAN AVE #206
ASPEN CO 81611
NATHAN REVOCABLE TRUST
718 N LINDEN DR
BEVERLY HILLS CA 90210
NEISSER JUDITH E REVOCABL
132 E DELA WARE APT 620 1
CmCAGO IL 60611
PATRlCKLlLYR
417 WHALLAM ST
ASPEN CO 81611
POTVIN SALLY ALLEN
320 W BLEEKER ST
ASPEN CO 81611
RH ASPEN LLC
323 W FRANCIS ST
ASPEN CO 81611
RISPOLI.PETER 1/2
323 W HALLAM ST
ASPEN CO 81611
~~EL D
t .lRANCIS ST
AS~cN CO 81611
SCHLOFFER BRUNHILDE P
PO BOX 941
ASPEN CO 81612
SIRKIN ALICIA
3500 S BA YHOMES DR
MIAMI FL 33133
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STILWELL REED & CLAIRE
191 UNIVERSITY BLVD #714
IrR CO 80206
UHL MARGARETE A
PO BOX 122
ASPEN CO 81612
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TEAGUE LEWIS TRUST
862 NORTH BEVERLY GLEN BLVD
LOS ANGELES CA 90077
VERLEGER PHILIP K & MARGA
15 TORREY PINES LN
NEWPORT BEACH CA 92660
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TITUS JOHN & JOAN REVOCAB
3025 BRYN MAWR
DALLAS TX 75225
WALNUT CREEK RANCH LLC
4520 MAIN ST STE 1050
KANSAS CITY MO 64111-1816
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
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ADO",,, 0' PRO"RTY (3 ~ 1:i Jt I ~d,~".. CO
SCHEDULED PUBLIc HEARING DATE:. I/( .' . ,200-2...
_ Posting of notiCe: By posting of notice, which form was obtained ff()m the
Community Development Department, which was made of suitable,'
waterproof materials, which was not less than twenty-two (22) inche!\ wide
and twenty -six (26) inches high, and which was composed of letters riot
less than one inch in height. Said notice was posted at least ten (1 0) days
prior to the public hearing and was continuously visible from the _ da.y of
,200_, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached hereto.
_ Mailing of notice. By the mailing of a notice obtained from the Corpilunity
Development Department, which contains the information describecihn Section
26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) dUJls prior to the
public hearing, notice was hand delivered or mailed by first class, pO'stage prepaid
U.S. mail to all owners of property within three hundred (300) feet of the property
subject to the development application, and, at least fifteen (15) days prior to the
public hearing, notice was hand delivered or mailed by first class postage prepaid
U.S. mail to any federal agency, state, county, municipal government, school,
service' district or other governmental or quasi-governmental agency that owns
property within three h\mdred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
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Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sllfficientlegal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on StIch amendments.
The foregoing "Affidavit of Notice" was acknowledged before m.,e this )4 day
of ':ye 'Y-J- ,200.)..., by '0cv~,-.."'-> L~) r-vtr
WITNESS MY HAND AND OFFICIAL SEAL
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,ke '''RE't 369~-t{"11-IlRD-STi~T S~EtjAl-R~W_'I.() ~
ed VARY THE"ADt)'Dt:s1 .' STANDA~S"f(); At}'bw"
'JS FOR'tm:'lcb'NsT@t ON OF AStrBGf0D~ ~,
er A'rrAt:HEJ:j-~<:CE~;'S:-O DWE:LLl~.qU@:c:"'"_'
NOTICE IS HEREBY EN "" , publli "",<rig
s ',willp7hel<1i>ri:Tiiesday;March'S, 2002, ata'mee,t-
- '\hg"tO~oegiifa'C4:'3"lj~_p:m. b~r<5re_,~,I}_~,~p~n Pl~n,:,
ning" andZ6i\ing t6mmls.~ion,S!sterCi~1~s ,~1,~~:""
: ,. jn~Room, City Hall, 130 S.. Galena, ?;t....~pen, to'>'
'C9:nsl(l~r_,~n"af>I:J!ir.atlon :submjtt~cl\)Y Mel~nd
;;lyIariiYri'''C;'aUiint,reqIJes,tipg, S~ecial:R:eview appHl-'
, ,'. ..' val to YatytheADIJ Design Stand~rds__toa.no,~__tot
a:1AolJ tobe sonstru~t€:dsubgi-adea,n?,1l~_tacA0t
-- tb-_fhe'rna)nYe-slae~~ t'llat~wnl,9biJn\'I().ra, (jMqS
ExElmptI9n'.', ..111(tpro~~rt~'i;(~ocatedarMfN.
Thl~Str~Elt al1d)~ -aescrib~q 'as, the North half()f
LotsRa~?S,_-~J,~~f~"5"'t~tt?ft{if1'"awn1'(tt(;f'AS;'
,,~~~~:ri\!~:~i~~z::~f~~~!:~' ATTACHMENTS: .
,,-$~~~')~~~~~;\,~s~:'~:;",.:~s;IJaSrninEl_:rYgr~"C\1f1r_)PY OF THE PUBLl CA TlON
,:/;"~,:,, AsiienPlaimlhg'and Zoning ComJ'l)1ssIoll
"P~_blisl1ecl,ln!he A~pen Tln1eS'_?n"fe1:il)WY_l~,
26o;:@37i)5"_.'"""'=,~.,~','.PH OF THE POSTED NOTICE (SIGN)
My connnission expires:
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Notary Public
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LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
CUNDILL JOAN REED
432 W FRANCIS ST
ASPEN, CO 81611
ALLEN ROBERT H & JUDY LEY
4545 POST OAK PL STE 101
HOUSTON, TX 77027
KOHNER ELLEN P
HUNT ELLEN C/O
PO BOX 8770
ASPEN, CO 81612
TEAGUE LEWIS TRUST
862 NORTH BEVERL Y GLEN
BLVD
LOS ANGELES, CA 90077
SCHLOFFER BRUNHILDE P
PO BOX 941
ASPEN, CO 81612
KOUTSOUBOS TED A
415 E HYMAN AVE #206
ASPEN, CO 81611
SIRKIN ALICIA
3500 S BA YHOMES DR
MIAMI, FL 33133
TITUS JOHN & JOAN REVOCAB
3025 BRYN MAWR
DALLAS, TX 75225
WALNUT CREEK RANCH LLC
4520 MAIN ST STE 1050
KANSAS CITY, MO 64111-1816
FIRESTEIN CHESTER & BEVER
9777 WILSHIRE BLVD STE 501
, BEVERLY HILLS, CA 90212
l")ALPERIN ELLEN & BARRY
420 W FRANCIS ST
ASPEN, CO 81611-1233
VERLEGER PHILIP K & MARGA
15 TORREY PINES LN
NEWPORT BEACH, CA 92660
318 FOURTH STREET LTD
C/O BUSTER FELDOM
PO BOX 445
HOUSTON, TX 77001
EPPLER KLAUS TRUSTEE
PROSKAUER ROSE GOETZ &
MENDELSHON C/O
2255 GLADES RD #340 W
BOCA RATON, FL 33431
RH ASPEN LLC
323 W FRANCIS ST
ASPEN, CO 81611
KINNEY STEPHEN J & SUSAN
POBOX 330010
MIAMI, FL 33233
GALLANT MARILYN
617 VINE ST STE 1430
CINCINNATI, OH 45202
UHL MARGARETE A
PO BOX 122
ASPEN, CO 81612
HOUGH JENNINE
265 BRIGHTON RD NE
ATLANTA, GA 30309
JANSS MARY 1992 REVOCABLE
403 W HALLAM
ASPEN, CO 81611
~VE CONTINENTS ASPEN REA
C/O EDWARDS JOSEPH III
502 MAIN ST STE 201
CARBONDALE, CO 81623
BLAICH ROBERT I
BLAICH JANET S
319NFOURTHST
ASPEN, CO 81611
NEISSER JUDITH E REVOCABL
132 E DELAWARE APT 6201
CHICAGO, IL 60611
GLENN SALLY RAE
504 W HALLAM AVE
ASPEN, CO 81611
HALLAM LLC
5850 SAN FELIPE
SUITE 205
HOUSTON, TX 77057
SAX JOEL D
303 W FRANCIS ST
ASPEN, CO 81611
CONNOR FHA YDEN
444 GRAPE ST
DENVER, CO 80220
FRIEDBERG BARRY S
555 PARK AVE 7W
NEW YORK, NY 10021
PATRICK LILY R
417 W HALLAM ST
ASPEN, CO 81611
FISCHER SISTIE
442 W BLEEKER
ASPEN, CO 81611
STIL WELL REED & CLAIRE
191 UNIVERSITY BLVD #714
DENVER, CO 80206
CITY OF ASPEN
130 S GALENA ST
ASPEN, CO 81611
f""RrSPOLI PETER 1/2
323 W HALLAM ST
ASPEN, CO 81611
BARKER JACK 1/2 !NT
BARKER CARRYN ADRIANNA
TRUST 1/2 !NT
PO BOX 7943
ASPEN, CO 81612
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NATHAN REVOCABLE TRUST
718 N LINDEN DR
BEVERLY HILLS, CA 90210
POTVIN SALLY ALLEN
320 W BLEEKER ST
ASPEN, CO 81611
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PUBLIC NOTICE
RE: 309 N. THIRD STREET SPECIAL REVIEW TO VARY THE ADU
DESIGN STANDARDS TO ALLOW FOR THE CONSTRUCTION OF A
SUBGRADE AND ATTACHEDACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 5,
2002, at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning
Connnission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to
consider an application submitted by Mel and Marilyn Gallant requesting Special Review
approval to vary the ADU Design Standards to allow for an ADU to be constructed
subgrade and attached to the main residence that will count for a GMQS Exemption. The
property is located at309 N. Third Street and is described as the North half of Lots R and
S, Block 35, City and Townsite of Aspen. For further information, contact James Lindt at
the AspenlPitkin Community Development Department, 130 S. Galena St., Aspen, CO
(970) 920-5095, iamesllalci.aspen.co.us.
s/Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on February 16, 2002
City of Aspen
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MEMORANDUM
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To:
Plarming & Zoning Connnission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director -J1\O
FROM: James Lindt, Planner '--~ L
RE: 309 N. Third Street, Special Review to Vary the ADU Design Standards-
Public Hearing
DATE: March 5, 2002
APPLICANT: Mel and Marilyn Gallant, Represented by Earl Anderson, Anderson Design Studios
PARCEL ID: 2735-124-24-007
ADDRESS: 309 N. Third Street
ZONING: R-6 (Medium-Density Residential)
CURRENT LAND USE: 3000 (50' x 60') SF lot developed with a single-family residence.
PROPOSED LAND USE: The applicant proposes to construct a single-family residence with
a subgrade accessory dwelling unit. The applicant is requesting special review approval to
vary the ADU design standards to allow the finished floor of the unit to be constructed
below grade and attached to the primary residence.
STAFF COMMENTS:
The applicant, Mel and Marilyn Gallant, are seeking special review approval to vary the
ADU design standards to allow for an ADU to be constructed below grade and attached to
the primary residence on the site. In December of2001, City Council approved amendments
to the ADU design standards that require ADU's to be constructed with their finished floor
heights entirely above natural or finished grade, whichever is higher, and detached from the
primary residence. The special review approval is also required by the applicant to obtain a
GMQS exemption to construct a single-family residence on the site pursuant to Land Use
Code Section 26.470.070(B)(1)(b), which states:
I. Single-family. In order. to qualify for a single-family exemption, the applicant
shall have five (5) options:
b. Providing an Accessory Dwelling Unit authorized through Special Review
to be attached and/or partially or fully subgrade, pursuant to Section
26.520.
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Land Use Code Section 26.520.080(D) allows the Planning and Zoning Connnission to
approve, approve with conditions, or deny an application for a variance from the ADU design
standards through special review if the proposed variations meet the following criteria:
a) 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,
b) 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,
c) 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 Pl!1'king, availability of transit services, and walking proximity to
employment and recreational opportunities.
STAFF COMMENTS:
The proposed residence received a unanimous approval for a secondary mass variance from
the Planning and Zoning Connnission (Resolution is attached as Exhibit "C") in October of
2000. The Connnission made a finding that the applicant could not meet the secondary mass
requirement of the residential design standards because of unusual site constraints due to the
size of the lot and the nature in which it is configured. The subject property is 50' x 60' with
the lot aligned on Third Street and the alley (see site plan in Exhibit "B"). Within the
required setbacks, the applicant is limited to a 42 W x 32 W building envelope for the
residence.
Staff feels that constructing a completely above grade and detached ADU would be very
difficult given the small nature of the area within the required setbacks. The proposed two-
story residence covers the entire area between the required setbacks and it is approximately
400 square feet shy of they allowable FAR for the lot. Staff believes that containing the
proposed ADU within the primary residence makes the most design sense in this situation.
The applicant has already requested and was denied a 5' rear yard setback variance and a 10'
combined front and rel!1' yard setback variance when they were approved for the secondary
mass variance. Therefore, the residence and the ADU must be constructed within the
required setbacks.
The proposed unit meets all of the other ADU design standards and consists of 603 net
livable square feet. The unit is one bedroom and contains a separate entrance and utilities.
Staff feels that the proposed unit is compatible with the small site and is subordinate to the
primary residence. The proposed plans contain the required pl!1'king of 2 spaces for the
primary residence and one space for the ADU. The AspenlPitkin County Housing Board has
reviewed the proposed unit and reconnnended that the Planning and Zoning approve the
proposed special review.
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HOUSING BOARD RECOMMENDATION:
The AspenlPitkin County Housing Board reconnnends that the Planning and Zoning
Connnission approve the proposed special review application to vary the ADU design
standards to allow for a subgrade and attached Accessory Dwelling Unit at 309 N. Third
Street finding that the proposed ADU meets the Housing Authority's livability
requirements.
STAFF RECOMMENDATION:
Staff recommends that the Plarming and Zoning Connnission approve the proposed
special review application to vary the ADU design standards to allow for a subgrade and
attached Accessory Dwelling Unit at 309 N. Third Street.
RECOMMENDED MOTION(ALL MOTIONS ARE STATED IN THE POSITIVE):
"I move to approve Resolution No.., Series of2002, approving a special review
application to vary the ADU design standards to allow for a subgrade and attached
Accessory Dwelling Unit at 309 N. Third Street finding that the review criteria have been
met."
ATTACHMENTS:
Exhibit A -- Review Criteria & Staff Findings
Exhibit B -- Application & Plans
Exhibit C -- Planning and Zoning Commission Resolution No. 45, Series
2000 approving Secondary Mass Variance
Exhibit D -- Aspen/Pitkin County Housing Board Recommendation
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EXHIBIT A
REVIEW CRITERIA & STAFF FINDINGS
Section 26.520.080 Special Review for ADU Design Standards
The Planning and Zoning Commission may grant relief from the Accessory Dwelling Unit
(ADD) Design Standards at a public hearing if the variance from the design standards is
found to be:
a) 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,
b) 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,
c) 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.
In response to the review criteria for avariance from the ADU design standards, staff makes.
the following findings:
a) 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.
Staff Findinl!
Staff finds that the proposed special review application promotes the intent of the original
ADU program. The proposed ADU functions as a completely separate dwelling unit with a
separates entrance and separate utilities. The proposed unit also contains it's own laundry
facility within the confines of the unit itself. The site is situated such that it would be
extremely difficult to construct an above grade and detached ADU. Staff finds this criterion
to be met.
b) The proposed ADU is designed to be compatible with, and subordinate in
character to, the primary residence considering all the dimensions, site
configuration, landscaping, privacy, and historical significance of the
property.
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Staff Findinl!
Staff feels that locating the ADU in the basement of the primary residence is the most logical
place for the unit to be constructed given the size and the unusual site constraints. The
proposed unit functions as a completely separate dwelling unit and maintains the privacy of
the citizen to be housed within it. The ADU is subordinate in size to the primary residence.
The proposed residence meets the setback requirements where currently the existing
residence does not. Staff finds this criterion to be met.
c) 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 off-street parking, availability of transit services, and
walking proximity to employment and recreational opportunities.
Staff Finding:
The proposed ADU and residence meets the massing and character of the R-6 (Medium
Density Residential) Zone District. The proposed residence is approximately 400 square feet
less than the allowable FARon the site. The proposal does not encroach in any designated
view planes and meets the permitted density within the R-6 Zone District. The proposed unit
contains the required one off-street parking space and is within walking distance to the
connnercial core. Staff finds this criterion to be met.
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fXl1,kJi +- I\Cf
Resolution No. ~
(SERIES OF 2000)
RESOLUTION OF THE PLANNING AND ZONING COMMISSION
APPROVING A VARIANCE TO THE RESIDENTIAL DESIGN STANDARDS
FOR "SECONDARY MASS" AND A VARIANCE TO DENY THE SETBACK
REQUIREMENTS OF THE R-6 ZONE DISTRICT FOR THE NORTH Yz OF
LOTS RAND S, BLOCK 35, 309 N. THIRD STREET, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel No. 2735-124-24007
WHEREAS, the Connnimity-Development Department received an application
from Mel and Mary Gallant, owners, represented by Earl Anderson of Anderson Design,
for a variance from the Residential Design Standards and Variances from the dimensional
requirements of Chapter 26 of the Aspen Municipal Code for the north Yz of Lots R and
S, Block 35, 309 N. Third; and,
WHEREAS, the property located at 309 N. Third is a 3,000 square foot, located
in the R-6 ZoneDistrict, and currently contains a single-family dwelling; and,
WHEREAS, pursuant to Section 26.410.020 of the Aspen Municipal Code,
Connnunity Development Department staff reviewed the applicant's application for
compliance with the Residential Design Standards of Section 26.410.040 of the Aspen
Municipal Code and found the submitted development application to be inconsistent with
Standard 26.410.040(B)(I), Secondary Mass, of the Aspen Municipal Code and the
dimensional requirements of Section 26.710.040; and
WHEREAS, Section 26.410.020(C) of the Aspen Municipal Code provides that
if an application is found by Connnunity Development Department staff to be
inconsistent with any item of the Residential Design Standards, the applicant may either
amend the application or appeal staffs findings to the Design Review Appeal Board
pursuant to Chapter 26.222, Design Review Appeal Board; and
. WHEREAS, pursuant to Section 26.41O.020(B) of the AspenMunicipal 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 Board as it applies to secondary
mass and the dimensional requirements of Section 26.710.040; 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:
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451738 02/22/2001 11:48A RESOLUTI DAVIS SILVI
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a) yield greater compliance with the goals of the Aspen Area Connnunity 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; and
WHEREAS, Section 26.314 of the Aspen Municipal Code provides that an
application for a variance from the dimensional requirements of the code can be reviewed
by the Planning and Zoning Connnission if it is part of a consolidated process; and
WHEREAS, in order to authorize a variance from the dimensional requirements
of Title 26, the appropriate decision making body shall make aC'finding that the following
three (3) circumstances exist:
I. The grant of variance will be generally consistent with the purposes, goals,
objectives, and policies of the Aspen Area Connnunity Plan and Chapter 26 of the
Aspen Municipal Code.
3. The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure.
3. The literal interpretation and enforcement of the terms of Chapter 26 of the
Aspen Municipal Code would deprive the applicant of rights connnonly enjoyed by
other parcels in the same zone district, and would cause the applicant unnecessary
hardship or practical difficulty. 111 determining that the applicant's rights would be
deprived absent a variance, the Board considered certain special conditions and
circumstances which are unique to the parcel, building or structure, which are not
applicable to other parcels, structures or buildings in the same zone district and
which do not result from the actions of the applicant.
WHEREAS, during a duly noticed public hearing at a regular meeting on
October 3, 2000, the Planning and Zoning Commission, which also served as the Design
Review Appeal Board, approved a variance from the Secondary Mass standard of Section
26.41O.040(B)(l) of the Aspen Municipal Code as it applies to secondary mass for 309
N. Third by a vote of 5 to 0 and denied variances from the dimensional requirements of
Chapter 26 ofthe Aspen Municipal Code by a vote of 3 to 2, without conditions,
NOW, THEREFORE BE IT RESOLVED by the City of Aspen Plarming and Zoning
Connnission, also serving as the Design Review Appeals Connnittee and Board of
Adjustment:
Section 1
That a proposed variance for a single-family residence at 309 N. Third Street, Aspen,
Colorado, is approved pursuant to Section 26.410.040(B)(l), Secondary Mass, of the
Residential Design Standards finding that a variance is clearly necessary for reasons of
fairness related to unusual or site specific constraints.
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Section 2
That the proposed five (5) foot rear yard setback variance, and ten (10) foot combined
front and rear yard setback variance for a single-family residence at 309 N. Third, Aspen,
Colorado, is denied pursuant to Section 26.710.040(D)(4), Minimum Front and Rear Yard,
finding that none of the review standards have been met.
Section 3
All material representations and connnitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public. hearing or
documentation presented before the Planning and Zoning Commission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 4
This Ordinance shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 5
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
APPROVED by the Connnission at its regular meeting on October 3, 2000.
APPROVED AS TO FORM:
PLANNING AND ZONING
COMMISSION:
n.. ~
City Attome~ -
~~~
Robert Blaich, Chair
ATTEST:
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3 of 4 R 20.00 D 01~04~A0RESOLUTI DAVIS SILVI
. .00 PITKIN COUNTY CO
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4~173802/22/2001 11:48A RESOLUTI DAVIS SILVI
4 of 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY CO
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FEB.21.2002 2:15PM ASPEN HOU~ING orc
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NO. 609 P.1
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MEMORANDUM
TO:
lUl1e$ Lindt
FROMI
Cindy Cbrlstellsen, Operations Manager
February 21, 2002
RECOMMENDATION ON AlTACHBoIsuBGRADB ACCESSORY DWELLING
UNlT
DATE:
lUll
I6mIlI The applicant i. teq,ucsting a Special Review with the P!annilla and Zanina CoulmIaslon to
construct an accessory dwelling unit (ADU) that will be 10cated lI\I\lgrade withln the prJnclpal re.sideaoe.
The HoII8iDg Board was asked 10 N\liew the application and llllit fOllivabillty.
BAI'To/'~nUNQI The Bousina Board reviewed this application at their Regular Mcet1l18 ClIl Febnqry 20,
2002. City Council approved a now ADU polley that i. 81llted in Ordinance No. 46, Series of 2001, and
approved 011 Deoember 17,2001. This specltlca1ly states tbat the ADU m\I$1; fwCtiClll as a IlCIlIl"te clwe1lina
llllit and shall be dellChed 1i'om the p:;m.ry resldellce. &wever, the applicW bas the ability to uk 1iIr a
variance under a Special R.evlew, which is by the PIa:ming &. Zonina CommisBioll. The mteria 1iIr allowlna
variance. are specifiecl in &etion 26.S20.08O(D), and relate to desian and character, with OIle refercnco to
"ptOmOt\lI tho unit's senerallivability." Staff is requeRtina the HoWling Board to ll:l8O a referral to P&Z
regarding the llllit's livability.
The applicant is teqlIeBtIng approval to construct a home and would like to do 10 Ulldet Section
26A70.070(B) of the City Land Use Code which defInes, authorizeR and \'CSUlateI the ptwelll for exempting
the development of siqIeofamjJy and duplex reRldences from the scoring and competition proceclures of the
GrowIb ~lll1agemem Quota System. (GMQS). In ardor 10 qualify for a sinale-family exemption, the
II]lp1lCll11t bas ilve optiotIs:
I. ProvIdina an above grade, detached Acoessory Dwelling Unit (ADU).
2. Providlni an ADU authorized through Special Review to be attached 8Dd/0l partially or fully
8Ubaradej
3. Providina an oft'ooRite Affordable Housillg Unit within the Aspen Infill Area accopted by the
AspenlPitkin County Housln& Authority and deed restricted in accordan~ with the APCHA
Guidelines, as amended.
4. hylDg the applicable a.tl'ordable housing impact fee pIIl'8uant to the APCHA Guidelinea, as
amended.
S. Re=-cIing a ResicIe:tt.();~cy (RO) deed restrilltion 011 tbe sinale-Amily clwelliDg unit beillg
constructed.
Th=e is no specific order or priority 1iIr the f1vo optiOllS. Any applicant ClI11 fu1.t1ll this exell1ption in 8ll)' of
the five options Btllted above, The OWlllll'S of the property located at 309 ~otth 3n1 SI1'lI9t bepn PIannl::a
tbelr homo in 2000. At that _ the ADU program allowed for ~bFldc IllIits without requestins a
variance. However, they submitted their application in 1&111l&1'y of 2002.
The 0WIlel'll are Il8kine fOr a Growth Management Bumption 1mder wndition number 2 abovo. The 0WDerS
are requestinr approval to place the ADU subsradc d\IC 10 tho COIlItraints of the property. Tbe lot is only
3,000 &qUire feet, and with the cu:rent letbeck ~, the property is COIlItlalned 1\IrtheI' to only
1,400 &qll&ftl feet in which to build a boft!c. The owner is not asklna for a floor area ratio bonue, therefcn,
FEB.21.2002 2:15PM ASPEN HOUSING OFe
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NO. 609 P.2
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the unit is not reqllitcd to be rentecL If the unit wore being provided under the !l."AlUlatory realrletion, the
unit W01&\d haw to 'be detached and be a "for.saIe" unit. 'The IIIlit bei11a propoaad Is 603.54 square feet
with 10% of the iIpIQO raerved for atoraae and also itteludes a 1aundry 1'00III.
RECOMMENDATION: The Board reviewed the application and recomm~cled approval for two specific
rcasoDS: 1) the unit is not belng proVided \IIlder tbe mandatory occupancy requirement; and 2) the
CODStnIinlll of the propelt)'. TIlls lot i. SO fGut by 60 feet, whereas IIIOIt lots are 100 feet by 30 feet. Staff
feels ~ tills is not ullizlg a precedent dlle to those two maln Issues. The Boar4 also teO""""eniJed
approval with the followina COIlcIitions:
1. All requirements under the Uniform Building Code are met. The Uniform Bui1cIlng Code requires a
certain lIlllOUIIt ofnannl U,ht for units located subgrade.
2. The cIeeci res1rietion is recorded prior to build/lls permit approval.
3. A site inspection is pdmned prior to Certificate of OClelipancy.
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Land Use Application Package
Special Review for sub grade ADU
Subject Property:
309 N. 3rd St.
Aspen, CO
Submitted By:
Earl Anderson
Anderson Design Studio, Ltd.
406-K ABC
Aspen, CO 81611
970-925-6723
~x h I' to ; + "13/1
(Ji)
;"""') LAND USE ApPLICATION .~
PROJECT:
ApPLICANT:
Name:
Address:
Phone #:
REPRESENTATIVE:
Name:
Address:
Phone #:
TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use 0 Conceptual PUD
Special Review 0 Final PUD (& PUD Amendment)
o Design Review Appeal 0 Conceptual SPA
o GMQS Allotment 0 Final SPA (& SPA Amendment)
o GMQS Exemption 0 Subdivision
o ESA - 8040 GreenHne, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
o Lot Split
Lot Line Adjustment
o Temporary Use
o TextlMap Amendment
o Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
o Historic Designation
o Small Lodge Conversion!
Expansion
o Other.
(description of existing buildings, uses, previous approvals, etc.)
Have you attached the following?
Ef Pre-Application Conference Summary
0' Attachment #1, Signed Fee Agreement
0' Response to Attachment #2, Dimensional Requirements Form
[!f Response to Attachment #3, Minimum Submission Contents
[1: Response to Attachment #4, Specific Submission Contents
[1' Response to Attachment #5, Review Standards for Your Application
FEes Due: $
JAN-17-2002 THU 12:07 PM
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER:
PROJf;.CT:
REPRESENTATIVE:
OWNER:
1YPE or APPLICATlON:
DESCRIPTION:
James Lindt 920.5095 DATE: 1117102
309 N. Third Streel
Earl Anderson
Mel Gallant
One Step
Special Review for 81'\ ADU to allow for a subgrade IlIld sttaohed ADU to be constnlcted
and count for a OMQS cxemption~ Mandatorv Occupancv Deed Restrictions arc no longer
accepted by the City,
Land Use Code Sectlon(s)
26.470. Growth Management; 26.62() Accessory Dwelling Units
Review by:
Public Ifeal'hlg:
Referral Agencies:
Planning Fees:
P&Z
Yes
Housing
Deposit ($500 for 2.5 brs of stafftimc. Any Planner time Spcnt over the 2.5 hours will be billed
at $205.00 per hour.)
$180 (Housing)
$680.00
Referral Agency Fees:
Total Deposit:
To apply, submit the following InfoRnation:
vI. Proof of ownership ....--- .
""'~''2. Signed fee agreement .........
V'j. A.pplicant's uanle, address and telephone number in a leUer signed by the applicant whieh states the llamc,
address and telephone numbcr of the representative authori~dto act on behalf of the applicant.
vi: S1reel address and lcgal description of the parccl on which development is proposed to occur, consisting of a
~.certifl~,,:t~frQma,!~tl~jm.!l!:'!'.!C?~.!?2.'!!l?!!!X, or aUomey licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, IIcns. easements, contmclS ancl agreements
v'1 affecting th~ parcel,:md demonstra~ing.the owner's right to apply for the Development Application.
.,.-----.5..._--_.Ill.tALdcposlt..for.re\!Ie.'\Il.ofthl:ap~atlQtL....__~ . .
'vf6. 18 Copies of the complete application packet and maps.
j,.,7.' .... f:Wc:=J7;p~ =< 10; GMC = 1'7;;1-5; eG.=< 7;~f~!T1I1 Agencies- !/ea.;P1anllillg.Staff-I
'lT7. An~ I{2"by 11" vicinity map locating the parcel within the City of Aspen.
< 8. 'Site map showing placement of improvement .
9. Addit.illnaLl!lAterialUH~f;j!!!J:!,~!.~y.t!!.,,-sp~ific Rlvi.ew.. PI~.~ ref"" ~Jb~.lIPplication packet for specific
_~!!!?m!1Ja,l,req!IJreJTlents ortothe ~!'<l,esec.!ion.sn~.4aboYc.. . .......... '.- .......... ... ..'. ....
J O. A...\\!!!.l~n.~~~!iptio~~~f t~'~.PC?l'o~~I~I?~ ~~.xpl,lI)1!l~i.9.r !1'l."1.i!!AA,grap~1<:!()r!n9:4clFQ\;mQfhA~.th~p;:o~&~
.!t'<Yclp,pmentcomphes With the to'new stand ards relevant to lhc.<l.cvclAAment appho'!tu:lIl....~J?ase m~.ludeeXl~tmg
~!!<l}li().I1~as~ell aspropose~,. . .... '" .... .-
Disclaimer:
The foregoIng .lIlUmory i. advisOl)' in nat\lrC only and i. not binding on the Cily. The summory i. based On eummt ""ning. whicl1 is
subject to change in the rutur., and upon factual TCprosentations that mayor may not be accurate. Tile summery does not Create a
legal Or vesled right.
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Vicinity Map
Aspen, Colorado
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,I ',," -~'/~,1\I~rn .:;. ,..".:.~."... . ....-."..r't. j ,~.I"I{1'''I'e F' ",t' k \.'~,~~-.."
~;'ril:?J',' , ,i ';Ii.'%/~i?(;!\" " ,~t~~!;'\~~J:'
,~?::?~~,,;:,.,~1c'inI'SI ! :::*r~'/?/ S.H,fll!",n 31 f\,;;~A~'hdeJ:;II.j
... I l,tV ;.~., --:".".::Lo..,.','.. " 0".,_, ':""f: >Ii).;k I . ,) 'l~-f3l /in.:nS~ /- [j,)
.",:\,~I" "'"~Cle~in2}:~~;:':::~;T",,~,i ".,,' /<'~'(;;}C:~~I 1"iC!i " 1".81
':! " " "', .), ",' ""'" ' " f:: " " Aspen
.~__, .' ,'r.. { ~?f""":?i\P.~:,~Y~;_f;:g~~;,;'f::B:t I::;:;;~~:~;,'}~:~~l:r; E;f ,6"'"'-,_"",,\~
.~ J\~'f . '",~!J ~ 1',"1' .' yO""'''''!} ! 1"-&]"'::'\" E ~yfAI ,--""
(;~'~ICi > ,,' (lfi--, ,~:: . /' "/- ).. "dr.d "'.. :i".,:"",~",~<_~.t ;'.'
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,~->. cb,f. (rj~/ (., fi C;~Jo I'~ ,; ;':';:::::i;._",,-$./t:';';'}""~~:"~'1:/~x~-' ,t
.(~ "1- (-,ltt:'4';"':''! /1 {1......"'...J.tT,,!kJA; :'"
C) N~;;;,~r'(~U8"'to:'m, Ine: C:' 199q N3-"'Qatbn T8Chn'~bq~$' ,1;,::,;:;/' vi'!; i'/llf{
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Note: The star in the) middle of map above indicates
ttle location of the subject properly within in the City 01 Aspen.
Property Address:
309 N. 3rd 51.
Aspen, CO 81611
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: ~//.Pnr ~~&.<:-
Applic~t: 171e/ , rl/.;.,..i I?A ~//ih11-
Location: :;$09 11/- :1M '5r. ~~. ~ ;#/r//
Zone Di~Ct:!_ &, .
Lot SIZe: ~: ~_ .,P- .
Lot Area: ~ ~ ./I.
(for the purpOses of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Connnercial net leasable: Existing: @. Proposed: .K'i1::..
Number of residential units: Existing: I Proposed: I
Number of bedrooms: Existing: ~ Proposed: "2-
Proposed % of demolition (Historic properties onJ.y):~
DIMENSIONS:
/9~1 g;;-
Floor Area: Existing:S-Allowable: '2-fOD Proposed:.a,' 4
EXisting:~Allowable:.z..~ [I> " Proposed: t-51-o "
Existing: if//! Allowable: AlA Proposed: AI/A-
, .
Existing:~ Required: ~ Proposed: ~
Existingjo/p /..im;1- Required:ffi /",),,;1- Proposed: lit h~, f
Existing.II, ~'tJ, Required:/JI f2e1. . Proposed: 1'14 ?<~.
Existing: I {) I Required: t () I Proposed: 10'
Rear Setback: Existing: to' Required: I/J / Proposed: II) f
Combined FIR: Existing: ~; / Required:?z 6 { Proposed: '26' (
7!::::' " e: I I
Side Setback: Existing: ~ ./ Required: ":;;...' Proposed: G
~ I rl f
Side Setback: Existing: ':::> Required: :;::;> Proposed: 5
Combined Sides: Existing: / (/ I Required: It:>' Proposed: I D '
I
~ nn~oofumrlti~" """"''"'"''''j,p.ft''' Ji ~ "M~ j,,,,<.<-
/G ~;/r ltf/fJin -IlL .I'~--r -~ ~oele~ .P1 ~~0 ,
A/~~ ik c.J"'J?~rt /$ ;.. -flu 'lM1.;.efi;.k# ~ ~tJi~'M k
VanatlOns requested: ~ ~ : /;~
7JL. ~ ~.t' j.' , /t.ttc.~ A.. I .;.
JJ~ ;Jw.
Principal bldg. height:
Access. bldg. height:
On-Site parking:
% Site coverage:
% Open Space:
Front Setback:
iI"'"'\
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Attachment 3
Minimum Submission Requirements
Special Review-ADU
309 N. 3rd St.
Aspen, CO
1. Letter of Authorization; See Attachment
2. 309 N. 3rd St.
Aspen, CO 81611
North half of Lots R & S, Block 35, Aspen, Colorado
3. Disclosure of Ownership; See Attachment
4. 8 112" x 11" Vicinity Map; See Attachment
5. Site improvement survey; See Attachment
6. Proposed site plan; See Attachment
7. Written Description of the proposal:
Proposal:
The owners of the subject property are proposing to provide a sub grade, attached
ADU which meets all of the former ADU standards and, in addition, will count
for a GMQS exemption.
Explanation:
The owners have been been planning this new home, along with its sub grade
ADU, since January of 2000. And while the owners are fully aware of the recent
changes to the ADU requirements, adopted as of December 17, 2001, the newly
approved ADU ordinance does not change the constraints which exist with the
subject property. This propety is just one of only two lots in the West End which
happen to be only 3000 s.f. Taking into account the current setbacks, the
property is constrained further to only 1400 s.f. in which to build a home. The
allowable FAR on this property is currently 2400 s.f. which works well if the
ADU happens to be subgrade. Requiring the ADU to be above grade, and
detached, seriously hinders anyone from having the opportunity, and the right, to
build a new home on this property. With this in mind, the owners are requesting
a variance and an exemption from the current ADU standards which will allow
them to build their home and, at the same time, provide a well designed sub grade
ADU for the City of Aspen.
See Attachment 4 for a further written explanation. Also refer to the following attachments:
Existing and proposed site plan & Proposed floor plan for the ADU.
f"")
Attachment 4
Specific Submission Requirements
Review Standards
Special Review for the Development of an Accessory Dwelling Unit
309 N. 3rd St.
Aspen, CO
Written Responses
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.
Response: The ADU we are proposing is 603.54 s.f.(net liveable), with 10% of
this space reserved for storage, which falls well within the 300 to 800 s.f.
requirement. It also functions as a separate dwelling unit with its own entry from
the exterior, separate utilities, and a separate kitchen with an oven, stove, sink,
refrigerator, freezer and dishwasher. The unit also has its own, laundry room.
As previously mentioned, this ADU meets all of the former ADU standards.
2. The proposed ADU is designed to be compatible with, and subordinate in character to, the
primary residence considering all dimensions, site configurations, landscaping, privacy, and
historical significance of the property.
Response: The ADU we are proposing is sub grade and, therefore, has no
relative relationship to the primary residence or other site features except that it
has its own separate and covered exterior entry.
Additionally, we would like to remind the P&Z that due to the size of the lot and
its subsequent constraints, the property has already received prior approval for a
variance and an exemption from the Secondary Mass requirement. (Refer to
Resolution No. 45-2000, Oct. 3, 2000)
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.
Response: The ADU we are proposing is sub grade and, again, has no relative
relationship to the primary residence. However, it is worthly to note that the
existing house(See existing site plan) is highly non-conforming in nature, and has
several encroachments into the current setbacks. To the city's benefit, any
approval for a sub grade ADU and, subsequently, the construction of a new home
on this property will only serve to resolve these non-conformities and help the
property fit better into the existing neighborhood. The owner's new home(See
proposed site plan) will also allow for the garage and all required on-site parking
to be moved to the alley which goes hand in hand with the city's Design Review
Standards and will also give back to the city more available on-street parking.
FEB.15.2002 10:44AM ASPEN HOUSING ore
NO. 548 P.2
f"'\
f"'"'\
1
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AGENDA. FOR THE REGULA.R MEETING
OF THE HOUSING A.UTHORITY BOARD
OF THE CITY OF ASPEN AND PITKIN COUNTY
WEDNESDAY, FEBRUARY 20,2002
The Meetin, will be held ill
PkR.al Meetmg Room, pla:tzJ
530 EflSt Main
Aspen, Colorado
5:00p.m.
r. CaD R.egulc Meeting to Order at 5:00 p.m.
n. MINUTES: Approva1 oithe minutes of FebnJary 6. 2002
III. PUBUC COMMENT
IV. EXECUTIVE DlRECI'OR'S COMMENTs
V. DIRECTORS' COMMENTS
VI. EXBCUTlVB SBSsrON:
A. CltS. 24-6-402(4)(d). PetsoIl11el Mattcn
vn. ACTIONlTEMS:
A. Policy for In.Complex Moves on Rentals MlIlIageO by APCHA _ Nethery/Iones
(5:45 - 6:15 p.lIl.)
B. North 40 Buydown on Handioap Ullit . Christensen (6: 1S - 6:45 pm,)
C. 309N. 3rd StreetReviewforSubsrSde ADU -ChrilteMen (6:45 -7;IS p,m.)
vm. lNPORMATIONAL lTEMS
· Revised W Ol'k Plan
· MCP Work PIaIl
NEXT RBOVl.4.R MBll'11NG,M'ARC1l6, ~f)f)2
TlMESARE APP]l()X1MA'I'E
,.~
FEB.i5.2002 i0:44AM ASPEN HOUSING OFt
NO. 548 P.i
r'\,
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Housing Office
Clc,v or AspenlPltrclll CClUnty
630 IiaIt Main SItNI, lOWer Il!IIel
Aapen, Colorado 81811
(870) 82H05Q
Fax: (870) 920-5680
www.Upenhol/lllnllOfllc:e.com
FAX TRANSMITTAL FORM
Date:
c2-~-o:2..
1~ ~1lY
-
To:
FAX"':
,From:
Telephone #:
Fax ClOnslstfng of " legal and/or 1- letter ala pag.. Oncludlng this ClOver page).
Brief Description or Ad~ltionallnatructions: J./-opt '. ~ lYttL/~
'Y AA s.-<-.
,
If ytlu hlllv. any problem. receMng thl8 transmission, pleas. call _
970-920-6060.
at
FEB.1S.2002 10:44AM ASPEN HOUSING OFC
~
"- _. NO.S4S-- P.3--'-- '-'-
m
MEMORANDUM
TO:
FROM:
HOlIsm, Boanl
Cindy ClnisteDlIII, Operations Manaaer
Mary Robons, Executive l>ireetor
February 20, 2002
REcOMMENDATION ON ATIACHEDlStlBGRADE ACCBSSORY DWELLING
tlNlT
TBRU:
DATE:
REI
:mal The Board is bein~ asked to review a request for a Spec;ial Review for an ~lIIIOIy dweDm, 1llIlt
to be located subsrade within the prinGJpaI residcnl1C.
ll..uTGROtJND: Staff f'elt ,thet the Board should review this request since the applicant la requesliug a
varian;Cl of the policy that wu recommended by the Housina Board and approved by City COUlIlliI. City
Council approved OrdInance No. 46, SerIes of2001, on December 17, 2001. This spe~ atafe.8 that
the APU tmlst fl:nctiOll as a separate dwelling unit and sha11 be dCllal:hed from. the priIl1I1'y nmdonce.
However, the applicant has the ability to ask for a varlanllCl under a Special Review, which is by the
PIann1n.i &, Zonlttg Commission. The criteria for aIIowinS varianCOlI IInl apeolfied in Section
26.520.080(0), and re1ate to deJign, and ;haracter, with one reforcmce to .p1'OlllOtes the 1llIlt's gene:al
livability," Slatt Is requestlnS the Hilllling Board to make a ret'etta1 to P&Z resrarding the1llllt'slivabi1lty.
The applicant is l'eq1lOItina approval to constnlct a hame and wallld IiIke to do so under Section
26.47M7O(B) at the City Land Use Code whioh detlnes, authorizes and reaulalea the pl'Dl:en for exemptiq
the development ot single-family and duplex residences fi'om the scoriDg md eompetition proci:dure& otthe
Growth Manapment Quota System (GMQS). In 0I"dcr to qualify for a ainale.family exemption, the
applicant has five options:
1. Providing lID above pde, detached AClllClllDly Dwellina Unit (ADU).
2. Providing an ADU &llthori7.Cld through Special Review to be attaClhe4 and/or putlaUy or fl1lly
subgrede;
3. Providing an aff'llite AflhnilIb1e HilIlBina Unit within the Aspen Infill Area ecClOpted by the
Aspen/Pitkin CaUllty Haualna Ailthority and deed restricted In llClClordance with the APCHA
Guidelines, as amended.
4. Paying the applicable affordable hollling impaot fee purswmt to the APCHA Guidelines, IS
amended..
5. ReoorcliDa a Resiclen~ (RO) deed restriCltion on the sinlJle.famIly dwelling Unit beillg
CODstruc~.
There is no speClific order or priority for the five options. Ally applicant can fulfill this exemption in any of
tile fiw options stated above. The owners af the property IOCl8tOd at 309.North 3'- Street began plamling
their bon1e in 2000. At that timo, the ADU JlI'OllI'Iln allowed tbfsublJ,'Sde llllill without requc&tiDg a
variance. However, they subJnitted their application In JIlIUal'y of 2002.
The 0Wltet& are askina for a Growth ~t Exemption UIlder canditlcm l1wnbcrr 2 above. The lnWm
an requestina approval to place the ADU subarade due to the COtWralnta of the property. The lot is DII\y
3,000 IlCI\IIfCl feet, and with the CUll'el1t setback requlremel!tlI, the property is COIIIItralnod further to only
FEB.15.2002 10:45AM ASPEN HOUSINGOFC
NO. 548 P.4
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1,400 square foelln whioh to build a home. Tho 0WIlel' is not askirIa for a flQlll' &rea ratio bonus, th=f0tC,
1he unit is not required to be 1'ClI1ted. If the unit were being provided Wet the ttlandatory I'lllllrilllion, the
unit would have to be detached lllld be a ~for..a1e" unit. The llftit being propoHd is 603.$4 Iq\IIrO foel
with 10% oCthe space I'llserved for storaac alld also includes a 1aundr,y room.
RECOMMIll'WA.TION: The Bo&l'd ncedi to decide if the unit mee1ll the livability standards. Sd is
rooornmendina that the Board approve the request for two 8)lll1l11l1l1'll8l0ns: 1) the unit II not being provided
under the Il1lllldatory occupancy requirement; and 2) the COIlSlrlIints oCthe property. This lot is SO teet by 60
foe!, whereas most lots are 100 feel by 30 diet. Staff feel. that this is DOt setting a preoedent due to those
two main issues. Slaffls sJso recommenclinB approval with the following conditions:
1. All requiremeDlI under the Uniform B\ljlding Code lII'\l met. The Uniform BQilding Code reqWn=1 a
eertaln atllO\lI\t oCnatlltallight fbr units located sllbarade.
2. Tho deed roatrllllion II recorde4 prior to bWlding pennit approva1.
3. A site Inspection Is performecl prior to Certl1!llale ofOoc:upancy.
doll_llphlr_IOO.cfoc:
2
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MEMORANDUM
TO:
Plans were routed to those departments checked-off below:
o ........... City Engineer
o ........... Zoning Officer
X:......... Housing
o ........... Parks Department
0........... Aspen Fire Marshal
o ........... City Water
o ........... Aspen Consolidated Sanitation District
~.......... Building Department
0........... Environmental Health
0........... Electric Department
o ........... Holy Cross Electric
o ........... City Attorney
o ........... Streets Department
o ........... Historic Preservation Officer
0........... Pitkin County Planning
TO:
Cindy Christensen, Housing Authority
FROM:
James Lindt, Planner
Community Development Department
130 S. Galena St.; Aspen, CO 81611
Phone-920.5095 Fax-920.5439
RE:
309 N. 3'd St. Special Review for subgrade ADU
DATE:
January 25, 2002
COMMENTS:
Cindy,
Please .find attached an application for special review approval to
construct a subgrade ADU. The land use code was amended in
December requiring applicants to go through a special review to be
able to construct a subgrade and attached ADU. The special
review is also required to allow the ADU to be used for a GMQS
exemption. Please return any connnents to me by February 8th.
Thanks,
James
,
Ml/16/2ee2 21;3&
l'
ANDERSON l)E~~ S.TDD
97~,&724
MAll & Marilyn Gallant!
309 N. 3rd St. '
Aspem, CO SHill
970-920-6869
January 21, 2002
AspeolPitkin Communi(y Development Department
130 S. Galena Street .
Aspen, C081611
Re: Special Review forl8ubgrade ADU
To whom it may conc~:
We hereby authorize ~arl Andenon, of Anderson Design Studio, Ltd. 406-K ABC, Aspen. CO
81611, 925-6723 to bill our representative for the 309 N_ 3rd St. Special Review for a subgrade
ADU. i
We abo authorize To~ Smith, Attorney, of Austin, J>eiro::e, Smith, 600 E. Hopkins, Aspen, CO
81611, 9Z5-26OQ to be ~8ent at tbe meeting and serve as our re~lltative and legal council.
S>~~'7J ;
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970M333
,
ANDERSON OESI~TDO
.
J
PAGE a
..,,"f:N'I'ITI<IN
('()M~WNli l' 1l!':VEl.OI"MENT Ill;I'AllTMEi"'f
till..~.~.~lr.!~.LfQ.t ei~ .V!! t~.~ ~, 9Lr,,!.l;Y-EL1.W~;J:lJ~~~Y~:1!~.P.!!!.~:'" L~I~P.!i~t~~f}J...s-~~
CITY OF .",PEN n'e:ein.f:~' elT") "'i(~ -4eL, ~;?;JdY-!it/2_ ??~4?-/:._..
(herein,l!;"r APPLJCANT~ .~GREE AS FOLLOWS /-
l APPj.,lSAJI..''T hwu:',rnitt'd '!tl e!l'y IIn hPJ""li~~a!ion fl)(
;.-.._-:-&l):t-:...N:':-.,.$~--.._,S4-...--4~.t.,I--......L4;..__,,_,i}1.pPo. '.'.__.__..,..._
dl::(~/JI'If1.ej", 1 Hl~ f.ll:OJl::..C n. / '
..... APPLlC..:..~T ur.Jerlil.lmd:'i 11IH.i il.l;.rt,c::-; 1)HI! ell)' oj" A~)'Jen Ordil"Jimce N0, ~;i rSl;;ries of 2000.1
e:,...wh:ir;!icH (l iee StTv~1~lre f;,J!' I,atld Use aPI'Jic(i1j(lr..~ and t:ht~ p:'lymel,t nf 1111 proet.t~jl1g f{~,r.!; is a ('onCitlon precedent
t.:. d dcrermiJ'.irltIClr: llf l:ppli::~Ui('n (wl'lpldC'.!j(:~t;.
:; .Ar'PLl(.A~n a:~d elTY ugrcL' th4:l1 bt't,iILlliC ofthr Slu. MIHU'''c or t.ctJpe: of the proposed pn~ject. it
i!\ ,jpl floss!bJe ~l t~;:s tJmlj tu ll:'!.cerU'll'l lhe fHIl exi(';'i~ cf th~ costs I!lvolved in prucessing 1'1H~ application.
APPU(:.^S"f an::! C1TY fiJr!h~~ ~ll~reC' \hfll it is in tlW illlc:rc!tl a!' the pa11:1~$ th~\t APJ~UC.A'NT male payment' of an
initial J~p~'~it Ind1a 1')CreaJ1e.r r~r:nit addi!)rmal ").~l;; 10 b(:; billed to APPUCAl\lT on a monthly bil~i!;.
r\PPUCANT tl!.p.t;:;CS "dd~ti();~ai t '1m fTlay o.i'.:.i;ml.1 following r!,c:ir 11cilrings and/or approv,ll,s, APPLICANT a&.feos h~
will be l'1cn~Iitt."d hy rt:tEllTlll1f_ prtHl.er t:.asl' liqllidity and will J'l'lilke additional payment1~ Upon notjfk:ation by the
CITY when '.he-~' ,ut Iit~~es5flt~. a~ '~(~~1.~ are inClined. Cl'T'Y agrees it wil! be ben~~n:ed thr(lllq!1 the grl;.;,tt'r certain!;'
()( tec(lver'ing:: iTS f;"dl C()5t~ 10 pr"~{'t',i>:; APPLICANT'S appli<:allDli.
4. CITY ~nd AP}'llC.L\,!\,"T fOrlhltf agl'e~ ihilt il i:; lmprat~tica!'lc foi' errv sl,~ff 1<> COlr1plelt
pr,)ces.';lng or pre-f,CI)! Sllfficlel11 inform(ltiotl1fi lhe Pla1~nir:g Comrn;sr.im'i ancl/ol' City c'Hmc11 to e~ll.lhte th~~ f.\llfflllTng,
Co:mi'li%IOlj i.lndior City C'mmdl!~ tr.ak~' leWdly Hquired tlndillg,5 for project c,\n:iider'atitll1, \.ml!::~!; \'urr~r.t bi!hl~~~
1tr~ paid in fu II nril,lr (.) d~~ci5jM,
5, rh~reff.\1'~., APPLlCAN'{, !lgreC:!1 Th..l in c;<)nsidr:,Hlti:Hl ni'the C'ry\ ',"~lil'L:r ~~f' 19 right 10 (,:olltc(
ful! re~s priolo to a dcte'rmi:tlal',-m d' ilppli.<:atiol'1 c<ltrJpll;(cness, ArJl'L1CAN'!" slc:ilP rr:': ;m inlti;:1j del=JOS1t IrJ ~:lt
(U!1()un( of S;_...42&~ wt,lchis lor _~ ~,,_.._._lim\rs ('If Commulllty (If:velnpmc,"t :;1Jff!ime, <lnd if acruai
;ccl)rd:::d C,oHs !:x\.Ct;~d HIe jn!~I'I: dcp(:lsit. Amic ANT !>h;:~jl pa)' add;1h,;!;aJ m(JT.ttni:: bill:n~)$ to Crry tel rtimblJrSe
'[h", CfTY lell' tJH~ proc;~,':is.lng df the app!icah!mmenliMJ(~d ubovt. iHdudillg r()~t 3ppfl:r.';1) i'P'V;iSW at ~l rat!? of $20.'i.O(J
p~T pJ;.rultU' hour C,Vi;I' the ini~~~l aCImsll, SI.ll,;lJ p1H'i<\c1k I)OIl'mtllts ~hall j,,:;- !n(1dl,." '~.ilj<JJ,;lD GilYS ofrhe biliing date
API~LJC.'U\'T f:l~her (lgrcr.'S ~h~l f3iltlfc l<I p:t.)' such acc.tllcd ,.os1:; shall be- grollllds J~)l ilt,ilipenslon of pl'ocessing,
;md in Ill' cast': will b.lilding. permits no I~\ued unfll all ~osts as!:Iocia(ed with case proc,':,~inv, hltvc bl;len paid.
""O'^"<-~JJL '~~~
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ALIG.30.2000 12:llI3PM
STEWART TITLE ASPEN
MO. 993
P.2
.
r').. S7WWART TITLE OF ASPEN. INC. 8
OWNERSHIP AND ENCUMBRANCE REPORT
Ordu No... 00027451
PREPARED FOR: 9999900
sn;WART 1T1LE OF ASPEN. INC.
.~
HEREBY CER17F/ES from a search of the books 10 this oftce tlw1tltl4 to:
2"he North Hal~ o~ .tot R iU'ld the Nort.h Hair of ~o~ S, SJ.or:k 35,
CITr AND ~sr'lt OJ! ASPEN
sltutzl<d 10 the CoWllY of Plrk,o. Sto" qf Cnlorollo. upp<orj' 10 he '<sret/lO the nllm<' of'
HIlRILYIf GIU.LllJ/'
IlIId thor the _ doscrlbtd property appears tn b. subJecr 10 lhe followlog tieo,':
1. A Deed of ~rv.e datQd AQgq~t J2, Z9'~, .x.cut.d by Harjlyn ~llant and Nelvin
aallant, to ~. P~blla ~~u.t.. oL pitkin County, to QQcure an tnd.bt.~... or
8J95,000.00, ~n favor oE Norw.~t Mortgage, Inc., recorded August 15, 1994 jn
~ook ", at p~ge 4t7 as R.aQP~~on Ho. 37318%.
,--"
EXCEPT tlny oruI olltlJX.eS olld ossessmellls.
EXCEPT oll....""'ors, rights of way. reSlr/criollS .1Id "'''rII.liollS ofrecort!.
'!his report does not reflect any oj the .following mart~rs:
(1) Bonltruptc/es which, from dote of odjudicotkm of Ihe mo.\" receor hookroptcies. ontedlJ/e rhe repon by mo...'thao
foune... (/4) years.
(2) Soils alldJudg""'ors which. from dlJ/e of entry, anlet/llIe IIw report by More than seY<!O (7) years Dr untillhe
gOlltnl11lg stame of 11m/IIJ//ans ha,' expired, whlcheYilr is Ihe looger period.
(3) Unpold rllXlIellS which, frfJ1ll dare of paymelll, on/edal. Ihe report by more 1/IoIl s""'o years.
Although >Vi! /JeJleve th.foCIS stlJ/ed are true. thls/,"" Is n.or to be construJ!d as ao abstract of III Ie. nor arr opinion
ofr/tle. nor 4 guaranry ofli/le. alld it is ulldemood aod agreed tlw1 SltIlVIJrt Title of Asp'o, loc" IUIlrher assumes,
nor will be charged with DIfY j/nooclal abl/glJ//oo Dr lIuhlllry whatever an any "aremeot conrailU!d here!o.
Daled:
Julv 27, 2000 ~r ':30 A.M.
_, IJJ Aspeo, Coloroda
STEWART n7LE OF ASPEN. tNe.
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