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MEMORANDUM
THRU:
Aspen Planning and Zoning Commission
Julie Ann Woods, Interim Community Development DirectoW: .
Amy Guthrie, Historic Preservation Officer 1
TO:
FROM:
RE:
735 W. Bleeker Street Conditional Use Review for Two Detached
Dwellings on a 6,000 Square Foot Lot, Two Accessory Dwelling Units,
Special Review for Off-Street Parking, and Landmark Designation- Public
Hearing.
DATE:
October 6, 1998
SUMMARY: The applicant is requesting approval for two (2) detached residential
dwellings on a 6,000 square foot landmarked designated lot, and two (2) Accessory
Dwelling Units, both of which are Conditional Uses permitted in the R-6 zone district.
One parking space waiver is requested via the Special Review standards.
The Planning and Zoning Commission is also asked to recommend approval of landmark
designation.
Community Development staff recommends that the Conditional Uses, Special
Review, and Landmark Designation at 735 W. Bleeker Street be approved, subject
to conditions.
APPLICANT: Drew Dolan, represented by Charles Cunniffe Architects.
LOCATION: 735 W. Bleeker Street, Lots A and B, Block 18, City and Townsite of
Aspen.
ZONING: Medium-Density Residential, (R-6).
CURRENT LAND USE: Single-family residential. The site in question contains a
historic home of approximately 1,084 square feet.
LOT SIZE: The lot in question is a 6,000 square foot lot, which meets the minimum
requirements for the zone district.
ALLOWABLE FAR: The allowed floor area for a single family house on this site is 3,240
square feet. Two detached dwellings on this lot will also be restricted to 3,240 square feet.
The Accesory Dwelling Units are below grade, so no FAR bonus is requested. Each of the
free market units will have a single stall garage.
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PROPOSED LAND USE: Two (2) detached single-family residences with attached
garages. Two below grade "Accessory Dwelling Units."
REVIEW PROCEDURE: Conditional use and Special Review by the Planning and
Zoning Commission require a public hearing. They are one-step reviews that require
notification to be published, posted and mailed in accordance with Section 26.52.060(E).
The following sections of the code are applicable to the request to allow two detached
units on a 6,000 square foot lot: Section 26.28.040, Medium-Density Residential (R-6);
Section 26.60.040, Standards Applicable to All Conditional Uses. In regard to the
Accessory Dwelling Unit, the following section of the code is also applicable: Section
26.40.090, Accessory Dwelling Units.
For special review; Section 26.64.040.B, Off-street Parking Requirements, will apply.
Landmark designation is a three step process, with recommendations made by the
Historic Preservation Commission and Planning and Zoning Commission, with a final
decision made by Council.
The applicant is currently in the HPC review process, with a request for Conceptual
Review, Partial Demolition, On-Site Relocation, Landmark Designation, and variances to
the side yard setbacks. The project has improved significantly from the original
submittal, and at this time HPC's only remaining concern is with the compatibility of the
addition to the historic house.
REFERRAL COMMENTS: Referral comments from the Aspen Consolidated
Sanitation District, Housing, and Environmental Health are included as Exhibit B. These
comments have been incorporated as conditions of approval.
STAFF COMMENTS:
Section 26.28.040, Medium-Density Residential (R-6)
Two (2) detached residential dwellings on a landmark lot of at least 6,000 square feet is
permitted as a conditional use in the R-6 zone district. One Accessory Dwelling Unit,
which are not counted for purposes of density limitations, is also permitted for each
house.
The applicant has requested from the HPC a west side yard setback variance of 1 '8," a 5'
rear yard setback variance, and a 5' combined front and rear yard setback variance. These
are required so that the two free market units can be separated from each other, which
HPC finds to be a very positive proposal. The site coverage is not allowed to exceed forty
(40) percent (2,400 square feet), and the maximum roof height cannot exceed twenty-five
(25) feet, as measured to a variety of points depending on the particular roof slope. There
must be a total of six (6) off-street parking spaces provided (two (2) for each dwelling
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unit; one (I) each for the ADUs). The applicant requests a waiver of one parking space
from P&Z.
Section 26.60.040, Standards Applicable to All Conditional Uses
Pursuant to Section 26.60.040, a development application for a conditional use approval
for two detached units on a 6,000 square foot lot and two accessory dwelling units shall
meet the following standards:
(A) The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan, and
with the intent of the zone district in which it is proposed to be located.
Response: The stated purpose ofthe R-6 zone district "is to provide areas for long-term
residential purposes with customary accessory uses. . . Lands in the Medium-Density
Residential (R-6) zone district are generally limited to the original Aspen Townsite,
contain relatively dense settlements of predominantly detached and duplex residences
and are within walking distance of the center of the city." The proposal would provide
two long-term detached residential units, one of which is 1,400 square feet and one of
which is 1,700 square feet. Two "Accessory Dwelling Units," which may be rented to
year round working residents, are also provided.
ADUs are allowed as conditional uses in the R-6 zone district, and the proposal helps
further one of the stated themes of the AACP with regard to "revitalizing the permanent
community" by "increase(ing) resident housing." Also, the proposal is consistent with
the following purposes, goals, objectives and standards of the AACP:
. "Promote, market and implement Cottage Infill and Accessory Dwelling Unit
programs;"
. "Develop small scale resident housing which fits the character of the community and
is interspersed with free market housing throughout the Aspen Area and up valley of
Aspen Village;" and,
. "The public and private sectors together should develop . . . employee-occupied
accessory dwelling units, to achieve the identified unmet need to sustain a critical mass of
residents. "
The "Intent" of the Design Quality and Historic Preservation element of the AACP is to
"ensure the maintenance of character through design quality and compatibility with
historic features." This section of the AACP also declares that "the loss of our historic
architecture through total removal or insensitive adjacent development must be
prevented." The applicant could, by right, make an addition of some 2,100 square feet to
the existing historic structure but has, instead, decided to preserve the miner's cottage
with a more modest addition, and place a new detached home, also of a relatively small
scale, behind it.
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(B) The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture of
complimentary uses and activities in the immediate vicinity of the
parcel proposed for development.
Response: The subject parcel is surrounded by single-family residential and some
commercial uses. The proposed development is both consistent and compatible with the
existing residential development in the immediate vicinity. From a visual perspective,
the proposed development would be highly compatible with the historic nature of the
surrounding area, as described above. The proposed density of one (I) dwelling per
3,000 square feet oflot area is consistent with the historic development pattern of Aspen.
(C) The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse effects, including visual
impacts, impacts on pedestrian and vehicular circulation, parking,
trash, service delivery, noise, vibrations and odor on surrounding
properties.
Response: The proposal will help to preserve a historic resource while developing the
property in a manner that creates an attractive and appropriately scaled residential area at
the entrance to town. The property is situated on important vehicular and pedestrian
routes and will be an asset to their character. The proposed development would ensure
that this gateway to town includes human and pedestrian-scaled homes, rather than the
"hunchback" addition to historic structures which are very undesirable.
All vehicular traffic, trash, utilities and services will be located off the alley at the back of
the site. The "Accessory Dwelling Units" are located below grade and have private
entries.
(D) There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency medical
services, hospital and medical services, drainage systems, and schools.
Response: The property is in the historic Aspen Townsite and all services and facilities
are immediately available.
(E) The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use.
Response: According to Section 26.100.050(A)(2)( c), in order to qualify for a single-
family GMQS Exemption, the applicant has three (3) options: provide an accessory
dwelling unit, pay the applicable affordable housing impact fee, or record a resident-
occupancy deed restriction on the single-family dwelling unit being constructed. Housing
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mitigation would only be required for the new home that is proposed on the site, but the
applicant has chosen to provide an ADU for both units.
(F) The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Comprehensive Plan and
by all other applicable requirements of this title.
Response: The proposed conditional use will comply with all additional standards
imposed on it be the AACP and by all other applicable requirements of the Municipal
Code.
Section 26.40.090(B), Accessory Dwelling Units, Development review standards
1. The proposed development is compatible with and subordinate in
character to the primary residence located on the parcel as well as
development located within the neighborhood, and assuming year-round
occupancy, shall not create a density pattern inconsistent with the established
neighborhood.
Response: The proposed units are studios which exceed the minimum size requirement
for Accessory Dwelling Units. Each has a private entrance, although there are interior
doors which connect to the rest of the houses. One unit will have a parking space, but the
other is requested to be waived by Special Review because it cannot be accommodated on
the site.
The City has developed programs to encourage this sort of infill housing development.
2. Where the proposed development varies from the dimensional
requirements of the underlying zone district, the Planning and Zoning
Commission shall find that such variation is more compatible in character
with the primary residence than the development in accord with dimensional
requirements.
Response: The applicant is in the HPC review process and has requested setback
variances to allow the two free market units to be detached from each other. No
dimensional variations are needed for the Accessory Dwelling Units.
26.64.040 Review standards for special review.
Off-street parking requirements. Whenever the off-street parking requirements of a
proposed development are subject to establishment and/or mitigation via a payment in
lieu by special review, the development application shall only be approved if the
following conditions are met.
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1. In all zone districts where the off-street parking requirements are
subject to establishment and/or mitigation by special review, the applicant
shall demonstrate that the parking needs of the residents, customers, guests
and employees of the project have been met, taking into account potential
uses of the parcel, the projected traffic generation of the project, the
projected impacts onto the on-street parking of the neighborhood, its
proximity to mass transit routes and the downtown area, and any special
services, such as vans, providedfor residents, guests and employees.
In determining whether to accept the mitigation or whether to require that
the parking be provided on-site, the commission shall take into
consideration the practical ability of the applicant to place parking on-site,
whether the parking needs of the development have been adequately met on-
site and whether the city has plans for a parking facility which would beller
meet the needs of the development and the community than would location
of the parking on-site.
Response: Six parking spaces are required for the project; 2 for each free market unit
and one each for the Accessory Dwelling Units. Only five spaces can be accommodated
on the site plan; one each in garages, two stacked behind the garages, and one pull in
space, parallel to the back of the new house.
The property is located on the bus line and there is adequate on street parking available to
meet the needs of the project.
2. In all zone districts, where the off-street parking requirement may be
provided via a payment in lieu, the applicant shall make a one-time only
payment to the city, in the amount offifteen thousand dollars ($15,000.00)
per space. Approval of the payment-in-lieu shall be at the option of the
commission.
The payment-in-lieu of parking shall be due and payable at the time of
issuance of a building permit. All funds collected shall be transferred by the
Building Inspector to the Finance Director, for deposit in a separate
interest-bearing account. Monies in the account shall be used solely for the
construction of a parking structure or similar new parking facility within or
adjacent to the zone districts to which this subsection applies.
Fees collected pursuant to this section may be returned to the then present
owner of the property for which a fee was paid, including any interest
earned, if the fees have not been spent within seven (7) years from the dale
fees were paid, unless the Council shall have earmarked the funds for
expenditure on a specific project, in which case the Council may extend the
time period by up to three (3) more years. To obtain a refund, the present
owner must submit a petition to the Finance Director within one (1) year
following the end of the seventh (7th) year from the date payment was
received.
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For the purpose of this section, payments collected shall be deemed spent on
the basis of the first payment in shall be the first payment out. Any payment
made for a project for which a building permit is canceled, due to
noncommencement of construction, may be refunded if a petition for refund
is submitted to the Finance Director within lhree (3) months of the date of
the cancellation of the building permit. All petitions shall be accompanied
by a notarized, sworn statemenl that the petitioner is the current owner of
the property and by a copy of the dated receipt issued for payment of the fee.
In order 10 insure that the payment-in-lieu rate is fair and represents
current cost levels, it shall be reviewed within two (2) years of its effective
date, and every two (2) years thereafter. Any necessary amendments to this
section shall be initiated by the Commission or the City Council to address
the results of the review.
Response: The R-6 zone district allows for required parking to be reduced for historic
landmarks and for Accessory Dwelling Units. The Historic Preservation Commission is
in favor of the site plan and the separation ofthe two houses from each other. There does
not appear to be any reasonable way to accommodate the sixth parking space without
significantly impacting the plan, therefore staff recommends that a cash-in-lieu payment
be accepted.
3. Off-street parking provided for multi-family dwelling units which do
not share a common parking area is not required to have unobslructed
access to a street or alley, but may consist of garage area, parking strip or
apron provided that the applicant demonslrates that adequate landscaping
will be installed to reduce the parking's visual impact. Developments
consisting of three or more dwelling units shall install one (1) planter buffer
per three parking spaces. Planter buffers shall be a minimum of ten (10)
feet long by two and one-half (2-1/2) feet wide by two (2) feet high unless
otherwise varied by the Commission. The location and dimensions of the
planters may also be varied by the Commission based on site specific
circumstances provided that no fewer than one (1) planter buffer is provided
per three (3) off-street parking spaces. Multi-family projects using this
provision shall access parking from lhe alley, if available.
Response: The proposed project does not meet the definition of "multi-family"
development.
Section 26.76.020, Standards for historic designation.
Any structure that meets two or more of the following standards may be designated "H,"
Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to
landmark insignificant structures or sites. HPC will focus on those which are unique or
have some special value to the community:
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A. Historical Importance: The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or event of
historical significance to the cultural, social, or political history of Aspen, the
State of Colorado , or the United States.
Response: This standard is not met.
B. Architectural Importance. The struclure or site refiecls an architectural
style that is unique, distinct or of traditional Aspen character, or the structure
or site embodies the distinguishing characteristics of a significant or unique
architectural type (based on building form or use), or specimen.
Response: This structure is a good example of housing built in Aspen in the late 1800's.
It has a typical floor plan, gabled roof, a front porch which has been enclosed, and
detailing which was common to these buildings.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
Response: This standard is not met.
D. Neighborhood Character. The structure or site is a significant component
of an historically significant neighborhood and the preservation of the
structure or site is important for the maintenance of that neighborhood
character.
Response: At one time, there were many miner's cabins in this neighborhood. There are
several others located along West Bleeker Street, and several similar small houses along
Main Street, behind the building. Staff believes that the preservation of these small
houses is important to maintaining the character of the area.
E. Community Character. The structure or site is critical to the preservation
of the character of the Aspen community because of its relationship in terms
of size, location and architectural similarity to other slructures or sites of
historical or architectural importance.
Response: The structure is representative of the modest scale, style, and character of
homes constructed in the late 19th century, Aspen's primary period of historic
significance. It is located on a prominent corner at 7th and W. Bleeker (southeast corner)
and is surrounded by several mature evergreen trees and a white picket fence. The
structure exemplifies an earlier era of Aspen architecture, and is representative of miner's
cottage vernacular.
STAFF FINDINGS: Based upon review of the applicant's land use application and the
referral comments, Community Development staff finds that there is sufficient
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information to support the request. The proposal meets or exceeds all standards
applicable to the review of conditional uses, special review, and landmark designation.
The proposed development seeks to preserve an historic resource at the gateway to town
by maintaining its scale, form, and design while adding one new and appropriately scaled
home of small-to-moderate size by Aspen standards and two Accessory Dwelling Units.
RECOMMENDATION: Community Development Department staff recommends that
the conditional use request to develop two (2) detached dwellings, two Accessory.
Dwelling Units, and recommendation for Landmark Designation for('73~ W. Bl<jeker
Street be approved with the following conditions: -+- vJo:>-\ 1..j.tV/ -tV\! ~'c.-{ v1q
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1. The Planning and Zoning Commission recommends landmark designation finding
that the structure is eligible for landmark status as it meets criteria B, D, and E.
2. The approvals contained herein shall be of no force unless and until the proposed
Historic Landmark Designation is granted final approval by the adoption of an
ordinance to that affect by City Council. The project must also receive final
significant development approval from the Historic Preservation Commission for the
design and layout of the proposed development.
3. The approvals contained herein are fully contingent upon the applicants' receiving
approval of the needed variances from the dimensional requirements of the
underlying R-6, Medium-Density Residential zone district; the conditional use
approval shall not create any nonconformities.
4. Prior to the issuance of any building permits, the applicant shall:
a. Complete all tap permits through the Aspen Consolidated Sanitation District.
b. Verify that the site development will meet the runoff design standards of the Land
Use Code at Section 26.88.040(C)(4)(f), and the building permit application must
include a drainage mitigation plan (full size - 24" x 36") and report, both signed
and stamped by an engineer registered in the State of Colorado. The applicant
must also meet the other concerns of the Environmental Health Department as
stated in "Exhibit B" of Amy Guthrie's memo dated October 6,1998.
c. In the event required, a tree removal permit must be obtained from the Parks
Department for any trees that are to be removed or relocated; also, no excavation
can occur within the dripline of the tree( s) to be preserved and no storage of fill
material can occur within this/these dripline(s).
0'/ Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the unit
to ensure compliance with the following conditions of approval:
a. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County
Housing Office for approval. Upon approval of the deed restrictions by the Housing
Office, the applicant shall record the deed restrictions with the Pitkin County Clerk
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and Recorders Office with proof of recordation to the Planning Department. The
deed restriction shall state that the accessory units meets the housing guidelines for
such units, meets the definition of Resident Occupied Unit, and if rented, shall be
rented for periods of six months or longer.
b. The unit must be a totally private unit, which means the unit must have a private
entrance and there shall be no other rooms in this unit that need to be utilized by the
individuals in the principal residence; i.e. a mechanical room for the principal
residence.
c. Kitchen plans shall be verified by the Housing Office to ensure compliance with
specifications for kitchens in ADU s.
d. The ADU shall be clearly identified as a separate dwelling unit on building permit
plans and shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208) and natural light requirements.
(f ./ Prior to the issuance of any Certificates of Occupancy, the applicant shall:
a. Install detached sidewalks of at least five (5) feet in width as recommended by the
Engineering Department. Any sections of curb and gutter in disrepair shall be
replaced and the applicant shall sign a curb and gutter agreement;
b. Install any new surface utilities requiring a pedestal or other above ground
equipment on an easement provided by the property owner and not within the
public rights-of-way; said easements shall be depicted on the building permit
application plan sets.
c. Agree to join any future improvement district(s) which may be formed for the
purpose of constructing improvements in adjacent public rights-of-way; the
agreement shall be executed and recorded concurrently upon approval of this
application; and,
d. Permit Community Development Department, Engineering and Housing Office
staff to inspect the property to determine compliance with the conditions of
approval.
"7 7 Submit as-built drawings of the project showing property lines, building footprint,
easements, any encroachments, entry points for utilities entering the property
boundaries and any other improvements to the Aspen/Pitkin County Information
Systems Department in accordance with City GIS requirements, if and when, any
exterior renovation or remodeling of the property occurs that requires a building
permit.
CJ.. ~ In the event required, the applicant must receive approval from:
l/ . The City Engineer for design of improvements, including landscaping, within
public rights-of-way;
. The Parks Department for vegetation species, tree removal, and/or public trail
disturbances;
. The Streets Department for mailboxes and street cuts; and,
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. The Community Development Department to obtain permits for any work or
development, including landscaping, within the public rights-of-way.
0( / During construction, noise cannot exceed maximum permissible sound level
standards, and construction cannot occur between the hours of 10:00 p.m. and 7:00
a.m.
'l 0 ~ If the proposed use, density or timing of the construction of the project change, or the
site, parking or utility plans for this project change subsequent to this approval, a
complete set of the revised plans shall be provided to the Engineering and
Community Development Departments for review and re-evaluation, or for referral
back to the Planning and Zoning Commission.
\\ / All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
shall be considered conditions of approval, unless otherwise amended by a
Board/Commission having authority to do so.
ALTERNATIVE RECOMMENDATIONS: The Planning and Zoning Commission
may decide to approve the proposal with the conditions outlined above, approve the
proposal with additional and/or modified conditions, or deny the request.
RECOMMENDED MOTION: "I move to approve the conditional use requests to
place two (2) detached residences on 735 W. Bleeker Street, as well as two (2) Accessory
Dwelling Units, waiver of one on-site parking space for a cash-in-lieu payment, and
recommendation for landmark designation with the conditions outlined in the Community
Development Department memo dated October 6, 1998, as incorporated into Resolution
98- "
EXHIBITS: "A" - Conditional Use Application
"B" - Referral Comments
"C"- Resolution 98-_
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LAND USE ApPLICATION
PROJECT:
Name:
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Location: 13$'" 'W'. eL~/!.1Z. L&>T.... f B 13'-0&'<:. /B ~ T"'v" . D" A$p, ,.,
(Indicate street address, lot & block number, legal description where appropriate)
ApPLICANT:
Name: DlZ:ElV DC'-""-""
Address: 73S- w. 13~/C2.fZ,...
Phone #: ~z.t'- 'Z-I!l1:J
REPRESENTATIVE:
Name: <::/oI...ues C.lA.Io/""FF&: """lZ&J-Il~,;rs - C!./l4. /~
Address: ~'-"'~. H'fI'l,lOtM ""vI,
Phone #: 4l~~- !051/o
TYPE OF ApPLICATION: (please check all that apply):
S Conditional Use 0 Conceptual PUD
o 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 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
o Lot Split
o Lot Line Adjustment
o Temporary Use
o Text/Map Amendment
~ Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
18. Historic Designation
o Small Lodge Conversion!
Expansion
o Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
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Have you attached the following? FEES DUE: S
o Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
.. 0 Response to Attachment #3, Minimum Submission Contents
\\ 0 Response to Attachment #4, Specific Submission Contents
. 0 Response to Attachment #5, Review Standards for Your Application
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ATiACHMENT 2
DIMENSIONAL RE-~UIRe"ENTS FORM
.lUG 2 1998
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E."isii~g ncnc:::nfolii1ities cr enC"cac~men!s: tJA
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Variaticnsrequestt:'....: IN. 7/l>ey.-.rzb ~"'.K. ,9-; -0' . ~ ~t'
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(l-P\: has the ability to varo! the foilowing requirements: sel:adcs. distan~ between buildings.
F.ol,R bonus of Ull to 500 sq.fl.. site c::verage '1arian~ up to 50/.. heigm variations unclertl1e
c::ttage imill program. parKing waivelS for residential uses in tile R-a. R-1 S. RMF, CC, and 0
zone distric::s)
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CHARLES CUNNIFFE AR".;.:t1ITECTS
520 E. HYMAN SUITE 301 ASPEN, CO 81611
PHONE (970) 925-5590 FAX (970) 925.5076
Review Stanu"..Us: Development of an Accessory Dwelling Unit
ARCHITECTURE
PLANNING
INTERIORS
I. The two proposed Detached Residential Units are located in a residential (R-6) zone and conform to the character of the
established neighborhood. The attached Accessory Dwelling Units are located within the proposed Units, each with
separate exterior entrances" and are therefore compatible with the project on the site.
2. Each proposed Accessory Dwelling Unit confo/"'" to all dimensional and code requirements as set forth in the Aspen Land
Use Code and the Uniform Building Code, respectively.
a) TIle applicant is requesting a variance of 5' -0" for the minimum rear setback, and a variance of 5' -0" for the combined
front and rear setback.
b) The minimum requirement for the distance between buildings has been maintained.
c) Each Accessory Dwelliug Unit meets and exceeds the minimum Net Livable Area as set forth in section 26.40.070 of
the Aspen Land Use Code
d) TIle applicant is requesting a variance of I' -8" for the west sideyard setback.
e) TIle Accessory Dwelling Units are below grade, therefore the height limit is not applicable
f) The maximum allowable site coverage in not exceeded.
g) TIle proposed Accessory Dwelling Units meet the dimensional reqnirements but request a variance to the required
parking requirements on a Landmark Designated Parcel
3. TIlere are no nonconforming structures being converted to detached Accessory Dwelling Units
4. N/A
CHARLES CU~NIFFE A~ITECTS
520 E. HYMAN SUITE 301 ASPEN, CO 81611
PHONE (970) 925-5590 FAX (970) 925-5076
~.
~~
Review Standards: Development of Conditional Use
ARCHITECTURE
PLANNING
INTERIORS
A. The two proposed Detached Residential Units are consistent with the Aspen Area Comprehensive Plan and the R-6
Zone District in which it is to be located . ,
B. The two proposed Detached Residential Units are consistent and compatible with the adjacent residences in the
established neighborhood. _
.
C. TIle two proposed Detached Residential Units are within the same mass and scale as surrounding structures and do not
create any adverse impacts within the established zone. Pedestrian" vehicular circulation. parking. trash, noise. etc will
not be impacted nor disrupted.
D. Public facilities and services "ill be accessible to service the proposed project.
E. TIle two proposed Detached Residential Units will conunitto provide two (2) Accessory Dwelling Units on site. TIlese
units will meet and or exceed tile minimum requirement as set forth in section 26.40.090 of the Aspen Land Use Code.
F. TIle two proposed Detached Residential Units comply with TIle Residential Design Standards as well as all additional
standards imposed by tile Aspen Area Comprehensive Plan and other applicable requirements. .
"
CHARLES CUNNIFFE ARCHITECTS
520 E. HYMAN SUITE 301 ASPEN, CO 81611
PHONE (970) 925-5590 FAX (970) 925-5076
~.
~~
Standards for Designation-Historic Overlay Districtl Historic Landmark
ARCHITECTURE
PLANNING
INTERIORS
TIle Owner. Drew Dolan. requests to apply for a Historic Landmark Designation for the strucmre located at 735 W.
Bleeker, Aspen Colorado. The Existing building and site meet four (4) of the five standards as set forth in section 26.76.020 of
the Aspen Land Use Code:
Historical Importance: TIle original strucmre and site are part of the original Aspen Townsite as well as being present on the
historic Sandborn Map of this Area.
Architectural Importance: The original structure significantly reflects tile traditional Aspen character. The architectural style
is unique to the early mining time of tile town in tile late 1800's. Traditional gable rooffoons as well as ornamental fa"ade
treatment represent tile building style of tlmt time.
Neighborhood Character: TIle original structure and site are a significant component of tile established neighborhood in
which it is 10cMed. The site and Structure. 10c:Jted on 7m and Bleeker, is a integral part of the historic West End neighborhood.
Historic Designation is important for the maintenance of tllis historic part of town.
Community Character: TIle original strucmre and site are critical in preserving the character Aspen. The highly visible
10<:'1tion of the site on tile entry to Aspen is an important visual key to the history of tile town. This strucmre is one of the few
remaining "Historic Structures" on tile entry approach to Aspen.
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PROJECT LOCATION
VICINITY MAP-735 W. BLEEKER
MEMORANDUM
To:
Amy Guthrie, Historic Preservation Officer
From:
Nancy MacKenzie , Environmental Health Specialist
",t\--
Date:
September 21, 1998
Re:
735 W. Bleeker
Parcel ID * 2735-l24-45~OOl
-----------------------------------------------
-----------------------------------------------
The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal
under authority of the Municipal Code of the City of Aspen, and has the following
corrments.
SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "Ie shall be unlawful for the owner or
occupant of any building used for residence or business purposes within the city to cons~ruct or
recanstru'ct an on-site sewage disposal device."
The plans to provide wastewater disposal for this project through the central
collection lines of the Aspen Consolidated Sanitation District (ACSDI meet the
requirements of this department. The ability of the Aspen Consolidated Sanitation
District to handle the increased flow for the project should be determined by the
ACSD. The applicant must provide documentation that the applicant and the service
agency are mutually bound to the proposal and that the service agency is capable of
serving the development.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings, st:::,uctures. facilities,
parks, or the like within the city limits which use water shall be connected to the municipal wacer
utility system."
The provision of potable water from the City of Aspen system is consistenc with
Environmental Health policies ensuring the supply of safe water. The City of Aspen
Water Department shall determine if adequate water is available for the project. The
City of Aspen water supply meets all standards of the Colorado Department of Health
for drinking water quality. A letter of agreement to serve the project must be
provided.
WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its
municipal water supply from injury and pollution. the city shall exercise regulatory and supervisory
jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources
contributing to municipal water supplies for a distance of five (5} miles above the points from which
municipal water supplies are diverted."
A drainage plan to mitigate the water quality impacts from drive. and parking areas
will be evaluated by the City Engineer. This application is not expected to impact
down stream water quality.
AIR QUALITY: Sections 11-2.1 nIt is the purpose of [the air quality section of the Municipal Code]
to achieve the maximum practical degree of air purity possible by requiring the use of all available
practical methods and techniques to control, prevent and reduce air pollution throughout the city...~ The
Land Use Regulations seek to "lessen congestion" and ~avoid transportation demands that cannot be met" as
well as to "provide clean air by protecting the natural air sheds and reducing pollutants".
1
.....,..;
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The major air quality impact is the emissions resulting from the traffic generated by
this project. PM-lO (83% of which comes from traffic driving on paved roads) is a
significant health concern in Aspen. The traffic generated will also produce carbon
monoxide and other emissions that are health concerns. The municipal code requires
developments to achieve the maximum practical degree of air purity by using all
available practical methods to reduce pollution. The applicant needs to implement
measures that will minimize traffic increases of the development, or offset the
emissions from the project with PMIO reduction measures elsewhere. In order to do
this, the applicant will need to determine the traffic increases generated by the
project (using standard ITE trip generation rates), commit to a set of control
measures, and show that the control measures offset the traffic or PM10 produced by
the project.
Standards used for trips generated by new development are the trip generation races
and reductions from the 'Pitkin County Road Standards' which are based on the
Institute of Transportation Engineers Trip Generation Report, Fifth edition. Housing
units use the trip generation rate for ITE Land Use code 210, which is 9.55 trips per
day per unit. Free-Market units located within one half mile of a transit stop are
allowed a reduction of 1.5 trips per day. Affordable Housing units are allowed a
reduction of 2.0 trips per day.
The existing single family house does not have to mitigate its impact. The new
detached residential unit and the two new Accessory Dwelling Units will have to
mitigate their impacts.
For the one residential unit we used Code 210, 9.55 trips/day and used the pre-
approved trip making reduction of 1.5 for being located within 1/2 mile of a transit
stop. 9.55 minus 1.5 = 8 trips per day.
We made that assumption that the small ADD's would not generate as many trips per day
as the above category of housing that we normally look at. These studio units would
probably typically be occupied by one or two people and not children. So we used half
the above trip rate and the pre-approved trip making reduction of 2.0 for being
located within 1/2 mile of a transit stop. 9.55/2 minus 2.0 = 3 trips per day per
unit.
The proposed development will generate 14 new trips per day, 1.96 Ibs of PM~O traffic
emissions, which will have to be mitigated.
A condition of approval should be that the applicant provide a PM10
mitigation plan for approval from the Aspen/Pitkin Environmental Health
Department, which documents that measures are sufficient to offset
increases in PM10 caused by the project. This plan should be approved prior
to detailed submission or issuance of building permdts. The mitigation
must be implemented before final CO of any of the buildings.
FXREPLACE/WOODSTOVE PERMXTS The applicant must file a fireplace/woodstove permit with
the Environmental Health Department before the building permit will be issued. In the
City of Aspen, buildings may have two gas log fireplaces or two certified woodstoves
(or 1 of each) and unlimited numbers of decorative gas fireplace appliances per
building. New homes may NOT have wood burning fireplaces, nor may any heating device
use coal as fuel.
FOGXTrvE DOST A fugitive dust control plan is required which includes. but is not
limited to fencing, watering of haul roads and disturbed areas, daily cleaning of
adjacent paved roads to remove mud that has been carried out. speed limits, or other
measures necessary to prevent windblown dust from crossing the property line or
causing a nuisance.
Dust control will be crucial due to the closeness of existing homes to the site.
2
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"
ASBESTOS Commercial - Prior to remodel, expansion or demolition of any public or
commercial building, including removal of drywall, carpet, tile, etc., the state must
be notified and a person licensed by" the state to do asbestos inspections must do an
inspection. Environmental Health cannot sign any building permits until we get this
report. If there is no asbestos, the demolition can proceed. If asbestos is present,
it must be removed by a licensed asbestos removal contractor.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISE ABATEMEN'I": Section 16-1 MThe city council finds and declares that noise is a significant
source of environmental pollution that represents a present and increasing threat to the public peace and
to the health. safety and welfare of the residents of the City of Aspen and it its visitors.
.... .Accordingly, it is the policy of council to provide standards for permissible noise levels in various
areas and manners and at various times and to prohibit noise in excess of those levels.K
During construction, noise can not exceed maximum permissible sound level standards,
and construction cannot be done except between the hours of 7 a.m. and 10 p.m.
It is very likely that noise generated during the construction phase of this project
will have some negative impact on the neighborhood. The applicant should be aware of
this and take measures to minimize the predicted high noise levels.
UNDERGROUND FUEL STORAGE TANKS
We were told by the Engineering Department that there is a possibility that an old
fuel storage tank is buried on this property.
Tanks being rsmoved need approval prior to removal by the oil Inspection
Section of the Colorado Department of Labor and Employment, 303-620-4300.
3
SEP 15 '98 01:46PM ASPEN HOUSING OFe
,.",
P.l
Housing Office
City of Aspen/Pitkin County
530 East Main Street, Lower level
Aspen, Colorado 81611
(970) 920-5050
Fa)(~ (970) 920-5580
MEMORANDUM
RE:
Amy Guthrie, Historic PteBeNation Officier
Stefanie A. Levesque, Housing Office 11/
September 15, 1998
735 East DUllmt Avenue (2) ADUs-
Parcel 10 No. 2735-124-45-001
10:
FROM:
DATE:
REQUES1: The applicant is requesti"9 approvel for two acesssmy dwelling units to be Iocatad below grade.
BACKGROUND: AcI;Ording to Sectio!128.40.090, ACC8S$OI)' Dwell/fill Unitt;, a unit shall oonlain not IeBll
than 300 square feet of net livable araB and not more than 700 sqU8Tl! feet of net livable area.
ISSUES: When the Housing Oftlce reviews plans for an aogessory dweling unit, there are particUlar aren
that are given special attention. They lI'8 as follOws:
1. The unit must be a lotaIty private unit, which melll1s the unit must have a private entre.nce 8IlCi thwe
shall be no other rooms in this unit that need to be utBized by the incliVlduals In the prlnctpal
residence: i.e., a mechilrlical room for the principal residence"
2. The kitchen includes a minimum 01 a two-burner stove with oven, standard ..ink, and a 6-cubic foot
refrigerator plus freezer.
3. The unit is required \0 have a certain percentage of nelurallight into the unit; i.e., windows. sliding
glass door, window wells, ete", especially if the unft is located below grade. The UnifOrm Building
Code requires thal10'lll of the floor area of Ii unit needs to have natural light. Na1UraIlght is defined
as light which is clear and open tl) the slly.
4. Should the unit be used to obtain an FAR bonus, the unit MUST be rented to a qualified employee.
5. A dead restriction MUST be reoorded PRIOR to buflding permit approval. The deed restriction shah
bs obt8lned from the Housing O!Iice.
RECOIIIMENDA1'ION: After reviewing \he application, the Housing OIIice recommends approvel on the
condition !hat issues '-5 above are met prior to buDding permit IlPprnval. prior to C.O. the Housing OlflCe
requires a site tour to inspect the unit.
\referral\eldn798.adu
7lspr;;;Consofirkled c5amlalion Qlnd
565 North Mill Street
Aspen, Colorado 8] 6] ]
',~.... 'i"'3 Ii'"'!;; ""'ow... ~ -,-""'...~
;;41&.:'\.0> iG~V cU
Tele. (970) 925-360]
Sy Kelly, Chairman
Paul Smith. Treas.
Louis Popish. Seey.
StP ? 1 1998
FAX #(970) 925-2537 ,. _
Mi2g~:r<'R:~i\ry- D~vELCP.i.!;Ef\JT
Frank Loushin
Bruce Matherly, Mgr.
September 16, 1998
Amy Guthrie
Historic Preservation
130 S. Galena
Aspen, CO 81611
Re: 735 West Bleeker
Dear Amy:
The development at 735 West Bleeker is currently served by the district. The proposed
development will require the construction of two separate service Jines for each detached house.
Each ADU will also be assessed connection charges.
Service to the development is contingent upon compliance with the District's rules, regulations,
and specifications which are on file at the District office.
We would request, as a condition of approval, that tap permits be completed prior to the issuance
of building permits.
Sincerely,
.&-..- ~ Iv.. ......."/.........J 0-
Bruce Matherly
District Manager
EPA Awards of Excellence
]976.1986.1990
Regional and National
'<"-
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A CONDITIONAL USE TO PLACE TWO (2)
DETACHED SINGLE-FAMILY RESIDENCES AND TWO ACCESSORY
DWELLING UNITS ON A SINGLE HISTORIC LANDMARK LOT OF 6,000
SQUARE FEET IN THE R-6, MEDIUM-DENSITY RESIDENTIAL ZONE
DISTRICT, TO WAIVE ONE OFF-STREET PARKING SPACE BY SPECIAL
REVIEW, AND TO RECOMMEND LANDMARK DESIGNATION FOR 735 W.
BLEEKER STREET, LOTS A AND B, BLOCK 18, CITY AND TOWNSITE OF
ASPEN, COLORADO
Resolution 98-_
WHEREAS, the Community Development Department received an application
from Drew Dolan, owner, for a Conditional Use Review to place two (2) detached single-
family residences and two (2) Accessory Dwelling Units on a single Historic Landmark
Designated lot of 6,000 square feet in the R-6, Medium-Density Residential zone district,
to waive one (1) off-street parking space and to review landmark designation for 735 W.
Bleeker Street; and
WHEREAS, Pursuant to Section 26.28.040(C)(7) of the Aspen Municipal Code,
two detached residential dwelling on a designated Historic Landmark lot of at least 6,000
square feet may be approved by the Planning and Zoning Commission as Conditional
Uses in conformance with the requirements of the aforementioned Section as well as
Section 26.60.040, Standards Applicable to All Conditional Uses, of the Municipal Code;
and
WHEREAS, Pursuant to Section 26.40.090 ofthe Aspen Municipal Code as well
as Section 26.60.040, Standards Applicable to All Conditional Uses, each unit may have
one Accessory Dwelling Unit; and
WHEREAS, Pursuant to Section 26.64.040.B of the Aspen Municipal Code, the
Planning and Zoning Commission may consider a waiver of off-street parking
requirements; and
WHEREAS, Pursuant to Section 26.76 of the Aspen Municipal Code, the
Planning and Zoning Commission must review and make a recommendation in regard to
Landmark Designation; and
WHEREAS, the Housing Office, Aspen Consolidated Sanitation District,
Environmental Health, and Community Development Department reviewed the proposal
and recommended approval with conditions; and
WHEREAS, a public hearing, which was legally noticed, was held at a regular
meeting of the Planning and Zoning Commission on October 6, 1998, at which the
Commission approved the Conditional Uses, Special Review, and Landmark Designation
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for the above-described application with the conditions recommended by the Community
Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the conditional use request to place two (2) detached single-family residences and
two (2) Accessory Dwelling Units on a single Historic Landmark Designated lot of 6,000
square feet in the R-6, Medium-Density Residential zone district, to waive one (I) off-
street parking space and to recommend landmark designation is hereby approved with the
following conditions:
1. The Planning and Zoning Commission recommends landmark designation finding
that the structure is eligible for landmark status as it meets criteria B, D, and E.
2. The approvals contained herein shall be of no force unless and until the proposed
Historic Landmark Designation is granted final approval by the adoption of an
ordinance to that affect by City Council. The project must also receive final
significant development approval from the Historic Preservation Commission for the
design and layout of the proposed development.
3. The approvals contained herein are fully contingent upon the applicants' receiving
approval of the needed variances from the dimensional requirements of the
underlying R-6, Medium-Density Residential zone district from the Historic
Preservation Commission; the conditional use approval shall not create any
nonconformities.
4. Prior to the issuance of any building permits, the applicant shall:
a. Complete all tap permits through the Aspen Consolidated Sanitation District.
b. Verify that the site development will meet the runoff design standards of the Land
Use Code at Section 26.88.040(C)(4)(f), and the building permit application must
include a drainage mitigation plan (full size - 24" x 36") and report, both signed
and stamped by an engineer registered in the State of Colorado. The applicant
must also meet the other concerns of the Environmental Health Department as
stated in "Exhibit B" of Amy Guthrie's memo dated October 6, 1998.
c. In the event required, a tree removal permit must be obtained from the Parks
Department for any trees that are to be removed or relocated; also, no excavation
can occur within the dripline of the tree(s) to b~ preserved and no storage of fill
material can occur within this/these dripline( s).
3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the unit
to ensure compliance with the following conditions of approval:
a. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County
Housing Office for approval. Upon approval ofthe deed restrictions by the Housing
,~
.",
Office, the applicant shall record the deed restrictions with the Pitkin County Clerk
and Recorders Office with proof of recordation to the Planning Department. The
deed restriction shall state that the accessory units meets the housing guidelines for
such units, meets the definition of Resident Occupied Unit, and if rented, shall be
rented for periods of six months or longer.
b. The unit must be a totally private unit, which means the unit must have a private
entrance and there shall be no other rooms in this unit that need to be utilized by the
individuals in the principal residence; i.e. a mechanical room for the principal
residence.
c. Kitchen plans shall be verified by the Housing Office to ensure compliance with
specifications for kitchens in ADUs.
d. The ADU shall be clearly identified as a separate dwelling unit on building permit
plans and shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208) and natural light requirements.
4. Prior to the issuance of any Certificates of Occupancy, the applicant shall:
a. Install detached sidewalks of at least five (5) feet in width as recommended by the
Engineering Department. Any sections of curb and gutter in disrepair shall be
replaced and the applicant shall sign a curb and gutter agreement;
b. Install any new surface utilities requiring a pedestal or other above ground
equipment on an easement provided by the property owner and not within the
public rights-of-way; said easements shall be depicted on the building permit
application plan sets.
c. Agree to join any future improvement district(s) which may be formed for the
purpose of constructing improvements in adjacent public rights-of-way; the
agreement shall be executed and recorded concurrently upon approval of this
application; and,
d. Permit Community Development Department, Engineering and Housing Office
staff to inspect the property to determine compliance with the conditions of
approval.
5. Submit as-built drawings of the project showing property lines, building footprint,
easements, any encroachments, entry points for utilities entering the property
boundaries and any other improvements to the Aspen/Pitkin County Information
Systems Department in accordance with City GIS requirements, if and when, any
exterior renovation or remodeling of the property occurs that requires a building
permit.
6. In the event required, the applicant must receive approval from:
· The City Engineer for design of improvements, including landscaping, within
public rights-of-way;
· The Parks Department for vegetation species, tree removal, and/or public trail
disturbances;
· The Streets Department for mailboxes and street cuts; and,
. The Community Development Department to obtain permits for any work or
development, including landscaping, within the public rights-of-way.
7. During construction, noise cannot exceed maximum permissible sound level
standards, and construction cannot occur between the hours of 10:00 p.m. and 7:00
a.m.
8. Ifthe proposed use, density or timing of the construction of the project change, or the
site, parking or utility plans for this project change subsequent to this approval, a
complete set of the revised plans shall be provided to the Engineering and
Community Development Departments for review and re-evaluation, or for referral
back to the Planning and Zoning Commission.
9. All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
shall be considered conditions of approval, unless otherwise amended by a
Board/Commission having authority to do so.
APPROVED by the Commission at its regular meeting on October 6, 1998.
APPROVED AS TO FORM:
David Hoefer, Assistant City Attorney
Attest:
Planning and Zoning Commission:
Jackie Lothian, Deputy City Clerk
Sara Garton, Chairperson
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~'........
LAND USE ApPLICATION
PROJECT:
...."....
Name:
-
Location: ;3~ W'. el.a~~1Z. LciT" A fa I3L.Qelc III T4>v,", . Q~ ~P&,..I
(Indicate street address, lot & block number, legal description where appropriate)
ApPLICANT:
Name: OULJ 0&>,-",<1-{
Address: i':lS' w. G~ICe./Z..
Phone #: "'IZ3'- l.lilG)
REPRESENTATIVE:
Name: C-Io/.../U..es C.",-,",l'ilFH: .....,~I~':rs
Address: n..c~. H'i'I"I""1-{ Avl&.
Phone #: ......~- ~5"1G)
- ~4~ I........
TYPE OF ApPLICATION: (please check all that apply):
S Conditional Use 0 Conceptual PUD
o 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 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
o Lot Split
o Lot Line Adjustment
o Temporary Use
o Text/Map Amendment
J8- Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
.I:8l. Historic Designation
o Small Lodge Conversion!
Expansion
o Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
\ U/"'!",,1L/6 S'~'f.,L" FAMIL.Y" l..E61~"'<:..E
I P:::=~~:~2:~::::"::~ =;:::;~"^'.
Have you attached the following?
o Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
\0 Response to Attachment #3, Minimum Submission Contents
o Response to Attachment #4, Specific Submission Contents
o Response to Attachment #5, Review Standards for Your Application
OEslbtl'V't't,,,,., ~ JoII:..J DlA?/ ~'" \
~,OE,",'::'&" .
FEES DUE: $
CHARLES CU~NIFFE AQHITECTS
520 E. HYMAN SUITE 301 ASPEN, CO 81611
PHONE (970) 925-5590 FAX (970) 925.5076
".....
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Review Standards: Development of Conditional Use
ARCHITECTURE
PLANNING
INTERIORS
A. The two proposed Detached Residential Units are consistent with the Aspen Area Comprehensive Plan and the R-{j
Zone District in which it is to be located
B. The two proposed Detached Residential Units are consistent and compatible with the adjacent residences in the
established neighborhood. _
.
C. The two proposed Detached Residential Units are within the same mass and scale as surrounding structures and do not
create any adverse impacts within the established zone. Pedestrian, vehicular circulation, parking, trash, noise, etc will
not be impacted nor disrupted.
D. Public facilities and services will be accessible to service the proposed project.
E. The two proposed Detached Residential Units will commit to provide two (2) Accessory Dwelling Units on site. These
units will meet and or exceed tile minimum requirement as set forth in section 26.40.090 of the Aspen Land Use Code.
F. The two proposed Detached Residential Units comply with The Residential Design Standards as well as all additional
standards imposed by the Aspen Area Comprehensive Plan and other applicable requirements. '
CHARLES CU~NIFFE AQHITECTS
520 E. HYMAN SUITE 301 ASPEN. CO 81611
PHONE (970) 925.5590 FAX (970) 925-5076
;""0<
"..,
~.
~~
Review Stand....ds: Development of an Accessory Dwelling Unit
ARCHITECTURE
PLANNING
INTERIORS
I. The two proposed Detached Residential Units are located in a residential (R-6) zone and confonn to the character of the
established neighborhood. The attached Accessory Dwelling Units are located within the proposed Units, each with
separate exterior entrances, and are therefore compatible with the project on the site.
2. Each proposed Accessory Dwelling Unit conforms to all dimensional and code requirements as set forth in the Aspen Land
Use Code and the Unifonn Building Code, resPectively.
a) The applicant is requesting a variance of 5' -0" for the minimum rear setback, and a variance of 5' -0" for the combined
front and rear setback.
b) The minimnm requirement for the distance between bnildings has been maintained. _
c) Each Accessory Dwelling Unit meets and exceeds the minimum Net Livable Area as set fonh in section 26.40.070 of
the Aspen Land Use Code
d) The applicant is requesting a variance of l' -8" for the west sideyard setback.
e) The Accessory Dwelling Units are below grade, therefore the height limit is not applicable
t) The maximum allowable site coverage in not exceeded.
g) The proposed Accessory Dwelling Units meet the dimensional requirements but request a variance to the required
parking requirements on a Landmark Designated Parcel
3. There are no nonconforming structures being converted to detached Accessory Dwelling Units
4. N/A
CHARLES CU~NIFFE AQHITECTS
520 E. HYMAN SUITE 301 ASPEN, CO 81611
PHONE (970) 925-5590 FAX (970) 925.5076
,-..
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Standards for Designation-Historic Overlay District! Historic Landmark
ARCHITECTURE
PLANNING
INTERIORS
The Owner, Drew Dolan, requests to apply for a Historic Landmark Designation for the structure located at 735 W.
Bleeker, Aspen Colorado. The Existing building and site meet four (4) of the five standards as set forth in section 26.76.020 of
the Aspen Land Use Code:
;
Historical Importance: The original structure and site are part of the original Aspen Townsite as well as being present on the
historic Sandbom Map of this Area.
Architectural Imllortance: The original structure significantly reflects tile traditional Aspen character. The architectural style
is unique to the early mining time of tile town in the late 1800's. Traditional gable rooffonns as well as omaulefilal fa<;ade
treatment represent the building style of that time.
Neighborhood Character: The original structure and site are a significant component of tile established neighborhood in
which it is located. The site and Structure, located on 7th and Bleeker, is a integral part of tile historic West End neighborhood.
Historic Designation is important for the maintenance of this historic part of town.
Community Character: The original structure and site are critical in preserving the character Aspen. The higWy visible
location of the site on tile entry to Aspen is an important visual key to tile history of tile town. TIllS structure is one of the few
remaining "Historic Structures" on tile entry approach to Aspen.
"
PUBLIC NOTICE
RE: 735 W. BLEEKER STREET LANDMARK DESIGNATION,
CONDITIONAL USE FOR TWO ADU'S AND TWO DETACHED UNITS ON A
6,000 SQUARE FOOT LOT, AND SPECIAL REVIEW FOR PARKING
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday,
September 15, 1998 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 Drew Dolan requesting approval for a landmark
designation, conditional use approval for two accessory dwelling units and two detached
units on a 6,000 square foot landmark lot (pending approval), and special review for
parking variance. The property is located at 735 W. Bleeker, and is described as Lots A
and B, Block 18, City and Townsite of Aspen. For further information, contact Amy
Guthrie at the AspenlPitkin Community Development Department, 130 S. Galena St.,
Aspen, CO (970) 920-5096.
s/Sara Garton. Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on August 29, 1998
City of Aspen Account
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