HomeMy WebLinkAboutLand Use Case.CU.797 Meadows Rd.A59-96
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CM' '.oAD SUMMARY SHEET. CITY ( \SPEN
DATE RECEIVED: 8/19/96
DATE COMPLETE:
PARCEL ID # 2735-122-84-002
CASE # A59-96
STAFF: flay,", ~liehae13efl
B:>1? 'NeJl/N 50
PROJECT NAME: Weinberg ADU
Project Address: Lot 2 Westview, Meadows Road
APPUCANT: Jay Weinberg
AddresslPhone: 55 North East 1st St. Suite 1, Miami FI. 33132
REPRESENTATIVE: Aspen Custom Buildlers
AddresslPhone: P.O. Box 966 Basalt 927-9700
# APPS RECEIVED I
# PLATS RECEIVED I
GIS DISK RECEIVED: No
FEES: PLANNING $235
ENGINEER $0
HOUSING $0
ENV HEALTH $0
TOTAL $235
AMT. RECEIVED $235
TYPE OF APPUCATION: () t,fE; - :;;:fl f'
'StaffAppro.{eJ ('~~/l-JI!(,rv^l" l.!.ir "I".{.I'.)
REFERRALS:
o City Attorney
'):!( City Engineer
o Zoning
g'Housing
o Environmental Health
'~.Parks
DATE REFERRED: 8-2.'" "1~
o Aspen Fire Marshal
o City Water
o City Electric
o Clean Air Board
o Open Space Board
o Other:
o CDOT
o ACSD
o Holy Cross Electric
o Rocky Mtn Natural Gas
o Aspen School District
o Other:
INITIALS: B'J
DATE DUE: er-lIt"l,,-
~;::r"~;~~~ 1it;. ~ ":f-
Plat Recorded:
APPROVAL:
Date: 1- 1"1.q"
Date:
Book , Page
CLOSEDIFILED
ROUTE TO:
DATE:
INITIALS:
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPRO V AL m- A CONDITIONAL USE FOR AN
ACCESSORY DWELLING UNIT AT THE WEINBERG PROPERTY,
LOT 2 OF THE WESTVIEW LOT-SPLIT, MEADOWS ROAD, CITY OF ASPEN
Resolution 96-d r
WHEREAS, pursuant to Section 26.40.090 of the Aspen Municipal Code,
Accessory Dwelling Units may be approved by the Planning and Zoning Commission as
conditional uses in conformance with the requirements of said Section; and
WHEREAS, the Community Development Department received an application
from Jay Weinberg, owner, for a Conditional Use review for a 311 sf below-grade studio
Accessory Dwelling Unit within the proposed reconstructed residence; and
WHEREAS, the Housing Office, City Engineering and Community Development
Department reviewed the proposal and recommended approval with conditions; and
WHEREAS, during a public hearing at a regular meeting on September 17, 1996,
the Planning and Zoning Commission approved by a 7-0 vote the Conditional Use review
for the Weinberg property Accessory Dwelling Unit with the conditions recommended by
the Community Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Weinberg property Conditional Use for a 311 sf below-grade studio Accessory
Dwelling Unit is approved with the following conditions:
I. Prior to the issuance of any building permits the applicant shall:
a. verify with the Housing Office that the allowable Iloor area of the Accessory
Dwelling Unit contains approximately 311 sf as shown on the plans;
b. modify the plans, if possible, to provide additional natural light into the ADU;
c. verify with the Housing Office that the ADU will contain a kitchen having a
minimum of a two-burner stove with oven, standard sink, and a 6-cubic foot
refrigerator plus freezer;
d. provide the Housing Office with a signed and recorded deed restriction which
must be obtained from the Housing Office;
e. clearly identify the Accessory Dwelling Unit (ADU) on building permit plans
as a separate one-bedroom unit having a private, exterior entrance and being in
.
compliance with 1994 U.B.C. Sound Transmission Guidelines (Appendix
Chapter 12, Division 11, Section 1208);
f. provide one, off-street parking space on-site for the ADU that shall be shown
on the final improvement plans since there is no on-street parking permitted
along Meadows Road;
g. submit plans pursuant to Chapter 26.58, Residential Review Standards to
Community Development for review and approval;
h. show any new trash areas or service facilities requiring a pedestal or other
above ground equipment to be installed on an easement provided by the
property owner and not located in the public rights-of-way; and indicate all
utility meter locations on building permit drawings;
L show all existing and any new easements for utility services on the
final improvement plans and they shall be recorded;
j.. submit a drainage report and plan that is signed and stamped by registered
engineer in the state of Colorado to confirm that the new development shall
not release more than the historic surface run-off Ilows from the site and any
increase in historic storm run-off Ilows must be routed and maintained on-site;
k. execute and record an agreement requiring the property owner to join any
future improvement districts which may be formed for the purpose of
constructing improvements in the public right-of-way;
L apply for a tree removal permit two (2) weeks prior to the issuance of a
building permit if any trees are to be removed. The required mitigation for
any tree removal shall be as per Section 15.04.450 of the Municipal Code;
m. execute and record an agreement, which is voluntary, with the Parks
Department for the dedication of a trail easement along the western property
boundary to provide access through Sneaky Lane to the trail on the City
owned Meadows property; and the approved trail easement shall be
shown on the final plat; and
n. relocate the driveway within the platted driveway easement or modify the
existing easement to include the proposed drive. The driveable surface must
be a minimum width of fourteen (14) feet to meet Fire Department criteria.
Drainage from the driveway must be kept on site and not conveyed to
Meadows Road as increased runoff.
2. Prior to the issuance of a certificate of occupancy (CO) the applicant shall:
a. submit as-built drawings of the project showing property lines, building
footprint, easements, any encroachments, entry points for utilities entering the
property boundaries and any other improvements to the AspenlPitkin County
Data Processing Department in accordance with City GIS requirements;
b. have Community Development Department and Housing Office staff inspect
the property to determine compliance with the conditions of approval; and
c. set survey monument boundary corners at all parcel corners.
3. The applicant shall consult with City departments regarding the following:
a. City Engineering (920-5080) for design considerations and any development
within public rights-of-way;
b. Parks Department (920-5120) for tree removal, landscaping, and vegetative
species;
c. City Streets Department (920-5130) for any work or development, including
landscaping, within public rights-of-way.
4. All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
APPROVED by the Commission at its regular meeting on September 17, 1996.
Attest:
Planning and Zoning Commission:
Scuo- dtUfrYv
ackie Lothian, Deputy City Clerk
Sara Garton, Chairperson /771
~,61
. ~
.
November 19,1996
.
THE CiTY OF ASPEN
Mr. Jay Weinberg
55 N.E. I st Street
Suite No. I
Miami, Florida 33132
RE: Trail Easement Across Lots 1& 2
Dear Mr. Weinberg:
I am following up on our telephone conversation concerning a trail easement on your
property located on t-1eadows Road in Aspen,
As you know, during the development approval process of a conditional use for an ADU
on lot 2, there was discussion of the dedication of a trail easement along the western
.property boundary, This discussion was noted in the minutes of the Planning and Zoning
meeting and the pending resolution for approval.
The City of Aspen Parks Department would like to obtain a trail easement across Lot 2
and Lot I as well. This trail easement would provide for a partial trail connection to
Sneaky Lane from the City owned Aspen Meadows property to the north.
I have shown the approximate location -of two possible trail easements on the attached
plat. One possible t)'ail easement could follow the sewer easement already in place, The
Sanitation District has indicated they would not object to a trail over their sewer line. It
would make it easier for them to access and service their line.
The other possibility would be to locate a trail easement along your western property
boundary near the sewer easement.
We would like the trail easement to have a width of20' feet with a little bit wider
temporary construction easement to use while constructing the trail. No construction of
the trail would occur until other adjoining easements were in place to connect to Sneaky
Lane,
130 SoUTH GALENA STREET' ASPEN, COLORADO 8161] -1975 . rHO'll-: 970,920.5000 . < FAX 970.920.5197
l',inlt'dnnKec\'cI,-df>,'re,
'A trail easement across the western boundary of your property would not be visible to
any occupants of the dwelling and would have very little impact on the property. The
trail easement would be 40-50 feet down the hill from the top of the slope in an area.that
does not appear to be a usable area for any future development.
We think the impact of a trail would be minimal to your development and in fact would
be an amenity once the trail is built. An easy access to the trails system in and around
town would be a real advantage. A nice trail experienc.e would seem to be preferable to
the congested streets,
Your unselfish consideration of a trail easement to the would be very beneficial to the
community, It would be an important step toward a future trail connection in this area
and an important enhancement of the entire trails system through out town. Your actions
could provide important impetus to other property owners to help enhance this important
community asset.
I cannot' address your offer of a trade for additional FAR on your property, That is an
issue for the Planning and Zoning Commission. I can tell you that a trail easement will
not cause you to lose any FAR, There may be some kind of tax considerations if you
would grant a conservation easement across the property to be used for the trail.
Please let me know in can help to explain this further or if you have any questions,
We appreciate your time and consideration of this important matter.
If you would like, I can send you an Easement Agreement for your review.
Sincerely:
John D. Krueger
Trails Supervisor
City Of Aspen Parks Department
cc: Tom Bracewell-Aspen Consolidated Sanitation District
John Davis-AspenCustom Builders /
Bob Nevins-Comml\Ility Development v
David Hoefer-Assistant City Attorney
George Robinson-Director of Parks
Chuck Roth-Project Engineer
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AGENDA
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DESIGN REVIEW APPEALS COMMITTEE
September 19,1996
Regular Meeting
Basement, City Hall
51~TERS CITY MEETlNG ROOM
-----------------------------------------------------------------
-----------------------------------------------------------------
RollCall
I.
4:00
II. Comments (Committee members, Staff and public)
III. New Business
851 Ute Ave" Unit C
~ VlIl1""'l!I)i.. "F';"
Weinberg residence, Meadows Road w-,/trI" '~J1V'"
fr1;H~t;t,p ~ iq- '1h
918 E. Cooper
A
n
4:05
4:20
C:
4:50
5:20 IV, Adjourn
.ill.13
MEMORANDUM
TO: Design Review Architectural Committee
FROM: Bob Nevins, City Planner
RE: Weinberg Residence, Waiver of Ordinance 30 Design Standards
DATE: September 19,1996
SUMMARY: The applicant is requesting a waiver of the residential design standards
relating to "street facing principal window" and "garage setback from the street" for a
proposed single-family residence on Meadows Road. The architect has outlined his
design approach for the residence in a letter and it is attached as Exhibit A.
APPLICANT: Jay Weinberg, as represented by Mark Ward, architect.
LOCATION: Lot 2 of the Westview Lot-split, Meadows Road.
ZONING: Moderate Density Residential (R-15).
PROJECT REVIEW and STAFF EVALUATION:
I. Background: The applicant is proposing to demolish an existing residence and to
construct a new single-family home on Lot 2 ofthe Westview Lot-split. A conditional
use application for an Accessory Dwelling Unit is being reviewed by Planning and
Zoning Commission on September 17. The ADU is proposed to be located below the
new garage.
II. Site description: The site contains 17,689 sf. There exists a level building pad along
Meadows Road with the remainder of the site sloping steeply downhill to the west. The
proposed residence is situated on the flat, upper level of the site,
ill, Waiver requested:
A, Building Orientation Standard: 2, A street facing principal window requires
that a significant window or group of windows of a living room, dining room
or family room face the street.
B, For single-family homes and duplexes with attached garages or carports, the
garage must be set back at least ten (10) feet further than the house,
IV. Staff evaluation: The Committee may grant an exception to the Design Standards for
any of the following criteria:
A. yield greater compliance with the goals of the Aspen Area Community Plan;
Staff response: Not applicable to this proposal.
B. more effectively address the issue or problem a given standard or provisions
responds to;
Staff response: The principal window standard is to encourage more social
and visual interaction between the residence and the street. The proposed
residence is set back considerably from Meadows Road, In addition, a dense
stand of trees and shrubs screen the property from public view, The proposed
residential entryway is designed to provide visual access into the main living
area of the house, Lights from the home should be visible to the street to
create a residential ambiance. Staff believe that given the setback of the house
from the street, the dense vegetative buffer and the mixed-use character of the
immediate neighborhood, the proposed design meets the intent of the standard
while addressing the special neighborhood constraints. Staff recommend that
the principal window standard be waived in this instance,
C. be clearly necessary for reasons of fairness related to unusual site
specific constraints;
The site is constrained in terms of its access and buildable area. The property
is also located within a unique neighborhood setting, There are a limited
number of single-family homes along Meadows Road and they are set back
considerably from the street This provides a needed buffer between the
private homeowners and the guests of the Aspen Meadows Campus.
V. Recommendation: Staff recommend to DRAC that the principal window and
garage set back standards be waived for the proposed Weinberg residence.
~'U.".l...i.)I....i.'1t""'...J:.NJ.: l.
LA.."ID USE 1IFPU:0I:I:ICN FC$M
1.) Project Name
2) Project !Dcaticn
_~E WEINBERG RESIDENCE.
LOT 2, WESTVIEW, MEADOWS ROAD, ASPEN
. (irxlic:ate o.t.....,et aO:h.<=-5, lot:.. bl.cx::lc r-...r.er,.l.egal. ~ ;pt:icn ~
~te) .
:3) Present: Z<x1in:r
R-15
4) Lot size 11,"~~' F<
S) Ap;llicant's Malle, h:ldre:ss .. Erone J
JOHN DAVIS. P.O. BOX 966,
BASALT, CO 81621 (970) 927-9700
6) ~tive's Name, l\dcl= .. Bxx>e J
MARK WARD, 2945 CENTER
GREEN COURT, SUITE A, BOULDER, CO 80301 (303) 442~1201
. - 7) Tyf:e of Ap;llicati.cn (please Cleek all that apply):
.
_ O=liticna.l Use .
_ C::n:ept:ual SPA
Final. SPA
~ 0:n::ept:uaJ. fustori.c 0e\T_
_ Spor'" 1 Fe.ries.;
Final. His"..oric Ce<r.
_ 8040 Gree..'lline
.'-
C::n:ept:ual :etlD
Miror His'"..oric Ce<r.
_ stream Y.arsID
Fir.al :etlD
fustori.c ee=liticn
_ Y.cuntain vies.; Plane _ S"r-ri:visi.cn
_ His"...aric r:esignaticn
_ Lot S!?lit,IIDt Line.
Mj ust:Ie..rrt.
8) Ces..--:i.pticn of Exis'"-kq Uses (..~.... ani type of ex:i.s'-....ing' st:ro:::t:ures;
~ sq. ft.; 'I'~'C of bt:dl,...........; arr;{ previous ~ granted to the
prc;;:e.."ty) -
X ORD 30
,_ GM;lS Allct:De..rrt.
GM;lS Exe:IDticn '
.- .
_ O::n:lanini.umization _ Te."'<'"..,!Map ~
ONE SINGLE FAMILY RESIDRN~R ON ~OTR 1 ANn'
APPROXIMATELY
S.F. TO BE DEMOLISHED
9) D=iption of Ce\fel~""lt Afplic:ation
ONE SINGLE FAMILY RESIDEN~R ON ~OT 2
10) fuve you attached the follo-..rirg?
X Fespa:tse tD Att:ad1Irent 2, Mini=m Sn!-rn;=;cn O:xrt:errt:s
Res;?:::<.se to A~ :3. ~;f';"" Sn!-rn;=icn Ccnterrt:s
Resp:lnse to At:t:a<::!1IIent 4, . ReIr.i.= St:ardaIds for Y=r l'{:plication
ATTACHMENT 2 :
,
DIMENSIONAL REQUIREMENTS F0RM
I \
I :
I
co 816211
Applicant: JOHN DAVIS
Address: BOX 966 BASALT.
Zone district: R-15
Lot size: 17 , 689 S. F .
Existing FAR: N/ A
AilowableFAR: 4,152 S.F.
Proposed FAR: 4,147 S. F.
Existing net leasable (ccmmercial):
Proposed net leasable (commercial):
Existing % of site coverage: 10%
Proposed % of site coverage: 16 %
Existing % of Of:en space: 8 %
Propcsed% of open space: 75%
Existing maximum height: Princioal blda:+ / - 15'
Proposed max. height: Princioal bldg: 25'
Proposed % of demolition: ALL OF EXISTING
Existii71Q number of bedrooms:
Proposed number of bedrooms:
Existing on-site parking spaces:
On-site parking spaces required:
N/A
N/A
AccescTY bide: N I A
AccesscTY bide: N 1 A
RESIDENCE (B~OTH LOTS
1 & 2)
5
4
5
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~xISTINl RESIDEkcE IN
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(HPC has the ability to varY the following requirements: ~etbacks. distance 'betviebn bUildings,
FAR bonus of up to 500 sq.ft, site coverage variance u~to 5%, heig t variations\underthe
cottage inliil program. parking waivers for residential uses in the R-6 R-15. RMF,:CC, and 0
zone districts) , \. "
Setbacks
Existing:
Front: 57'
Rear: 13 0 '
Combined
F ronUrear' 187'
'-
Side: 22 '
Side: 0
Combined
Sides: 22'
Minimum required:
Front: 25 '
Rear: 1 11 '
Combined
FronUrear: 35 '
Side: 10'
Side: 10'
Combined
Sides:
20'
Existing nonconformities or encroachments:
LOTS 1 AND 2 SHALL BE REMOVED
Variations requested:
NONE
Proposed:
Front: ; 23'
Rear:' 1 ?1 '
Combined
Front/rear: 1: 43 '
Side:; l/i'
Side: '10' -6"
Combined
Sides: ~4' -6"
Tn!~1 p , Cd
........,.. WARD and ASSOCIATES inc
,.,___" architecture and planning
September 13, 1996
Re: Ordinance 30 Variance
The Welnbu'1l Reslden.e, W..tvlew
A:o.pen~ Colorado
To Whom It M~y Concern:
The site for the proposed residence is uni'lue and dictates some alternate dc.ign appraocllCs for a .inglc
fan,ily borne. First ami for"",,,,,!, Ibc 'front" of tbe lot " nell adjaccnt to a st....tIR.O.W. and it', ace"*' ..
through the adjoining lot .na a driveway easemeDI, The lot is separated from Ibe Slrect by a parcel of land
of approximately ten feet wide. Also, the west side of !he Illt drops off extremely and it is nol f.a:uble 10
build upon,
The dc<ign approach was to putlbe entry loward the approacb side of Ibe lot aml pl"ce the garage behind
(10 the north) ill u sceoDdary location. Thi. enables guest parking and a tumarouDd space which is re'lUu-cd
for Ihis 101. The garage doors are turDed 90" to the strcet. The tea foot parcel of land is b.rmcd up as well
,tS landscaped which will greatly resolve CI>Doems that ordinace 30 is addressing.
Wirh Ihc garage and eDtry loealed, the best places for the kitchen and living room are as per plan. The
kitchen is adjacent to the garage and the li\ing room is situate.d beyomllhe entry and al.o in a lo<atioa to
enjoy {he view,. The family room i. on the south with {he window, 10 take advantage of tbe southern
exposure. An alternale way to re~ew Ibis unique site could be !hat the "fronl' of lhe hODSe is on the soulb
berause, that is where the access is from. From this pers.pcctive, lhe garage. meets (\rdi.napce 30 requirements
and there is a principle window facing the froot,
To summori,,:, the de<;gn concerns that ordinance 30 addresses are Don-existant for thi~ residence, The
gara!',e is and especially the garage door>, arc set baol and non-vi,ible from W<stview, The uniqneness of
the l,~ dictates a design like this wilh the majl>r mass of lbe house set fal' hack from the s[recl.
If )'OU (.onf,i.tler the rront of the, hou.<;c the south side. tben the requirement for a principle win.dow is met as
weU "" rhe ga...gc being set bad<, Due to the separaling parcel ano the dislance from Ihe ,tret.llo the house,
J fed lhe principle window requirement is not appropriate fo. th;' .ik. TI,ere are wiodClws to the office on
the "'Tonl' and windows to the family room to the south. With (he- m:'ljl}rity of (hr, house ~et far away from
the street, !be impact ",f this design upon rhe street will be miWmaL
Thank you for your consideration.
Sincerely,
rJf/;j~ I/tbX
Mark W.,d
An~bited®
ee415 Center 13......n Co..rt. Suite A . BouIcI9r. CDIDrudo 80301 ' 13C:.l1 442.1 e01
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._____~___ ~_~T~~nl I In~c n~HM ~~H~ y~ Jl:1A 96-60-d3S
AGENDA
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
TUESDAY, SEPTEMBER 17, 1996,4:30 PM
SISTER CITIES MEETING ROOM, CITY HALL
1. COMMENTS
A, Commissioners
B. Planning Staff
C. Public
II. MINUTES
III. PUBLIC HEARINGS
1;. Weinberg Conditional Use for ADU, Bob ~ev::t
B. Kent Conditional Use for ADU, Suzanne Wolff
C. Text Arnendments/Corrections, Dave Michaelson
IV. NEW BUSINESS
A. Aspen Meadows Traffic, Dave Michaelson (to be tabled to 1011)
B. Winnerman Stream Margin Review, Suzanne Wolff
V. ADJOURN
MEMORANDUM
TO:
Aspen Planning and Zoning Commission
THRU:
Bob Nevins, City Planner
Dave Michaelson, Deputy Director p l'--\
FROM:
RE:
Weinberg ADU Conditional Use Review - Public Hearing
Parcel ID No, 2735-122-84-002
DATE:
September 17,1996
SUMMARY: The applicant proposes to demolish an existing single-family residence
and to construct a new single-family residence with a 311 square foot Accessory
Dwelling Unit (ADU) on Lot 2 of the Westview Lot Split. The studio ADU is to be
located below the garage, The Conditional Use Application is attached as Exhibit A; and
the referral comments as Exhibit B.
Community Development staff recommends that the conditional use for an Accessory
Dwelling Unit at Lot 2 of the Westview Lot Split, Meadows Road, City of Aspen be
approved with conditions.
APPLICANT: Jay Weinberg as represented by Gary Nichols, Aspen Custom Builders
LOCATION: Lot 2, Westview Lot Split, Meadows Road, City of Aspen,
ZONING: Moderate-Density Residential (R-15)
LAND USE: Detached, single-family residence
LOT AREA: 17,689 sf
APPLICANT'S REQUEST: To construct a 311 sf studio Accessory Dwelling Unit
(ADU) contained within a newly reconstructed single-family residence,
REVIEW PROCESS: Accessory Dwelling Units (ADUs) require conditional use
approval by the Planning and Zoning Commission at a public hearing, It is a one-step
review that requires notification to be published, posted and mailed.
BACKGROUND: The existing detached, single-family residence occupies both Lots I
and 2 of the Westview Lot Split. The applicant proposes to demolish this residence and
to construct a new single-family home located entirely on Lot 2, To qualify for a single-
family GMQS exemption pursuant to Section 26.100.050, the applicant is proposing to
construct an Accessory Dwelling Unit The architectural plans for the new residence
have been reviewed by staff, Several residential design standards have not been met and
the applicant is seeking a waiver by the Design Review Architectural Committee (DRAC)
regarding the location of the garage and street-facing principal window requirements,
The proposed ADU is a 311 sf studio with a kitchen and full bath, The ADU has private
entrance and it is located below the garage, It is fully self-contained with no interior
connection to the primary residence. The unit is below grade with a north facing
orientation, An uncovered, off-street parking space is provided along the driveway near
the entry walk to the ADU.
REFERRAL COMMENTS: Attached as Exhibit B are the Housing Office comments,
STAFF COMMENTS: Pursuant to Section 26.60.040, a development application for a
conditional use approval shall meet the following standards:
A. The conditional use is consistent with the purposes, goals, objectives, and standards
of the Aspen Area Comprehensive Plan, and with the intent of the zone district in which it
is proposed to be located;
RESPONSE: Included within the Aspen Area Comprehensive Plan is the Housing
Action Plan which establishes a policy of promoting, marketing, and implementing the
Accessory Dwelling Unit program. The Moderate-Density Residential (R-15) zone
district is designated to provide areas for long term residential purposes with customary
accessory uses, This conditional use request for the approval of an Accessory Dwelling
Unit within a single-family residence is consistent with the intent, philosophy, and
policies of the Aspen Area Comprehensive Plan, and complies with the intent of the
Moderate-Density Residential (R-15) zone district
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 proposal to demolish and reconstruct a single-family residence is
consistent and compatible with surrounding land uses, densities, and character of the
neighborhood along Meadows Road. With the inclusion of an ADU, the new residence
shall continue to offer a potential housing opportunity for a local working resident
2
~
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 311 sf studio Accessory Dwelling Unit is contained within the below
grade level of the proposed garage. It should not create a visual impact from Meadows
Road or adversely impact the adjacent properties, The unit is designed to have a separate
entry and external access stairway for privacy and safety purposes, A designated, off-
street parking space for the ADU is provided along the driveway near the ADU entry
walk, Automobile trips should be minimized since the site is proximate to the RFT A bus
routes that operate along West Hallam Street (Highway 82). It is also within walking and
biking distance of downtown, community services, The Meadows campus, wildlife
preserves and trails.
The approval of an Accessory Dwelling Unit within the reconstructed single-family
residence should not adversely impact the surrounding properties in terms of trash,
service delivery, noise, vibrations and/or odor.
D, There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency, hospital and medical services, drainage systems, and schools;
RESPONSE: There are adequate public facilities and services to serve the proposed
Accessory Dwelling Unit within the single-family residence,
E. The applicant commits to supply affordable housing to meet the incremental need for
increased employees generated by the conditional use;
RESPONSE: The applicant is creating an ADU in accordance with Section 26.100,050
Exemptions, and Section 26.40,090, Accessory dwelling units of the Land Use
Regulations, The unit shall be deed restricted; meet the Housing Authority's guidelines
for resident occupied units; and shall be limited to rental periods of not less than six (6)
months in duration. Owners of the principal residence shall have the right to place a
qualified employee or employees of his or her choosing in the ADU,
F. The proposed conditional use complies with all additional standards imposed on it by
the Aspen Area Comprehensive Plan and by all applicable requirements of this title;
RESPONSE: The proposed conditional use for an Accessory Dwelling Unit within the
reconstructed, single-family residence is in conformance with the Aspen Area
Comprehensive Plan and complies with all other applicable requirements.
3
RECOMMENDATION: Community Development staff recommends that the
conditional use for the proposed Accessory Dwelling Unit (ADU) at Lot 2 of the
Westview Lot Split, Meadows Road, in the City of Aspen be approved with the
following conditions:
I. Prior to the issuance of any building permits the applicant shall:
a, verify with the Housing Office that the allowable floor area of the Accessory
Dwelling Unit contains approximately 311 sf as shown on the plans;
b. modify the plans to provide additional natural light into the ADU;
c. verify with the Housing Office that the ADU will contain a kitchen having a
minimum of a two-burner stove with oven, standard sink, and a 6-cubic foot
refrigerator plus freezer;
d. the applicant shall provide the Housing Office with a signed and recorded
deed restriction which must be obtained from the Housing Office;
e. clearly identify the Accessory Dwelling Unit (ADU) on building permit plans
as a separate one-bedroom unit having a private, exterior entrance and being in
compliance with 1994 U,B,C, Sound Transmission Guidelines (Appendix
Chapter 12, Division II, Section 1208);
f. provide one, off-street parking space on-site for the ADU that shall be shown
on the final improvement plans;
g, submit plans pursuant to Chapter 26.58, Residential Review Standards to
Community Development for review and approval;
h. any new trash areas or service facilities requiring a pedestal or other above
ground equipment must be installed on an easement provided by the property
owner and not located in the public rights-of-way;
1. all existing and any new easements for utility services shall be shown on the
final improvement plans and recorded;
J.. submit a drainage report and plan to confirm that the new development shall
not release more than the historic surface run-off flows from the site and any
increase in historic storm run-off flows must be routed and maintained on-site;
4
k. an agreement shall be executed and recorded requiring the property owner to
join any future improvement districts which may be formed for the purpose of
constructing improvements in the public right-of-way; and
L apply for a tree removal permit two (2) weeks prior to the issuance of a
building permit if any trees are to be removed. The required mitigation for
any tree removal shall be as per Section 15,04,450 of the Municipal Code,
2, Prior to the issuance of a certificate of occupancy (CO):
a, submit as-built drawings of the project showing property lines, building
footprint, easements, any encroachments, entry points for utilities entering the
property boundaries and any other improvements to the AspenlPitkin County
Data Processing Department in accordance with City GIS requirements; and
b. Community Development Department and Housing Office staff shall inspect
the property to determine compliance with the conditions of approval.
3, The applicant shall consult with City departments regarding the following:
a. City Engineering for design considerations and any development within public
rights-of-way;
b. Parks Department for tree removal, landscaping, and vegetative species;
c, City Streets Department for any work or development, including landscaping,
within public rights-of-way,
4, All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions,
ALTERNATIVE RECOMMENDATIONS: Planning and Zoning Commission may
approve the conditions above, approve additional conditions or disapprove the
conditional use for the Accessory Dwelling Unit.
RECOMMENDED MOTION: "I move to approve the conditional use for the Accessory
Dwelling Unit located at Lot 2, Westview Lot Split, Meadows Road, with the conditions
outlined in the Community Development Department memo of September 17, 1996,"
EXHffiITS: "A" - Conditional Use Application; "B" - Referral Comments
5
MIAMI MONEY STORE TEL:305-539-1809
~IUG-15-1?% 10:::;2 ..-, LUCY 1~IC.H(lLS
Rug 15,96 11:32 No,OOI P.OI
303 ~2Ll 275~~ I'. l"~2
lay Weinberg
SS North Eat ] st Street Suite 1
Miami, FI. 33132
305-794-0606
PllIIIIing and Zonina Commission
City of AepCII
I hereby authorize Aspen CUItom Builders. P.O. Box 966 Basalt Colorado 81621
927-9700 to repreHnt and act on my behalf fOllhe propo~ ofthi$ conditional use review
for a ADU unit . The address of tile project is. Lot 2 Westview. MQdows Road ABp~u
Colorado 81611.
We propose a AccaiOTy Dwelling Unit of311 tquare feet with one exterior entrance.
The unit will be a studio with one bathroom and a kitchenette as per the drawing encloseU
Owd
v
.. oLj -0 oJ-,
;) 7 35"- !().. i7' - 0
TOTAL P. 02
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Exhibit A
,....."
"
ASPEN CUSTOM BUILDERS
P.O. BOX 966
BASALT COLORADO 81621
970-927-9700
August 19, 1996
Aspen Community Development
City Hall
130 S Galena Street
Aspen CO 81611
Dear Sir's
In response to the review standards of attachment 4, we propose a Accessory Dwelling
Unit of311 Square Feet with one exterior entrance. The studio ADU will have one
bathroom and a kitchenette as per the enclosed drawings. The ADU is consistent with the
purpose and objectives of the Aspen Area Comprehensive Plan. The design of the ADU
being on a lower level of the residence is.consistent with the area developments and
surrounding land uses. It also minimizes the impacts on the surrounding developments.
There is adequate public facilities because we are removing an existing structure. The
ADU commits us to supplying affordable housing to local employee's.
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A11~ is IJJ6 304A1~ ?pm COUNTY TITLE
No. 1397 P. 1/5
Vincent J. Higens
I?resident
PITKIN COUllTY TITLE. me,
601 EAST HOPKINS, 3RD FLOOR
ASPEN, COLORADO 81611
970-925-1766 , 970-925-6527 FAX
Christina Davis
Vice President
DATE: AUGUST 16, 1996
TO: GARY NICHOLS
ATTENTION:
FROM: VINCE
RE: WEINBERG
SHEET 1 OF 5
Including Cover Sheet
WE ARE TRANSMITTING ON A RICOR FAX 1000L
SHOULD YOU NOT RECEIVE ALL THE COPIES LISTED ABOVE, PLEASE CALL US AT THE
NUMBER LISTED ABOVE.
MESSAGE
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No. ! 397
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CERTIFICATE OF OWNERSHIP
Pitki~ County Title, Inc" a duly licensed Title Insurance Agent in the
State of Colorado hereby certifies that JAY N. WEINBERG TRUST DATED MAY 8,
1991, AS AME~~ED is the owner in fee simple of the following described
property:
LOTS 1 AND 2, WESTVIEW LOT SPLIT, according to the,Plat thereof recorded June
2, 1994 in Plat Book 34 at Page 64.
COUNTY OF PITKIN, STATE OF COLORADO.
Subject to encumbrances, easements and rights of way of record.
'rhis certificate is not to be construed to be a guarantee of title and
is furnished for informational purposes only.
'SY:
, INC.
:ERTIFIED TO:
@ 8 :30 A.M.
J7..:~ '-7~7 p-e8t 08/08/94 O,.2Qp PG l OF J
SII..Vl~ OAVIS P1T~lN CO\lNTY CL.EAK " A€COAD€F1
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~ conoldnadon. tb. rae.ipt and nUici.acy at vllicb i. bar.by
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~ th... pc...n~. doe. granl:.. barlJ&in. .e11. COIIYey and COIItJ.3. UIlI:O
, :-0 the G~ant..., Gr.nt..- 8 heir. .I1Id ...1",. fo"..r, .11 t.lIe real
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IS ~ bain" in th. Co....ty of PiUfa and State of Colorada d....d_ a.
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the Jay II.. "iMleE'1J TR.t. Det..d Ma1 I, 1"1, .. ...nclad, who..
1...1 -'dE".' i., 111 ".8. l.t: Street, Salt. '00, Niaa1. Flortda
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appQrtenanc.. theraeo belon~inq, or ia &D)~i.. Appertaining. aaQ
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i..u.. and praflt.. thereof. aacI .11 the ..~.~e, r1qb~, title.
int.r..~, ~1..L. and dea,and wh.t.o."~ of the Cranto~, eith.r in l.v
or equity. ct, in and to tb. aboVe: bargained pr~"., wi'tb eh.
h.redit...nt.. and .ppv~~n.n~...
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aad .,rea to ...d vi th th. Grubl., ar.nt.... heir. and .'.1.p.,
that at the tL.e oE the e~...lin, and a_livery of t.he.. p~...nt.,
G~8ntgc i. vell ..iz.d of the PE.-i... abov. ~onveyed. ba. toad.
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1..... !.u iN .apl.. .nd baa good eight. f.n _" IIIId lavfnl
autborlty to OJrant. l>.rlJw. ..11 and convey tbe .... in _.ar and
fo~ 44 .lorw.aid, and t.hat the .... ~ tr.. aDd clear fr~ all
fO~J: .ad: otber fJ%'...t.a I' laeEqaJ.ne r ..1.. r li.. I t.aze.,
....._at., eneWlbrauc.. and rutrit:t.1ona of vhAt..,.~ kind 01:'
n.Ura _n. .....ap~ t:boo. of record. and auIojaet ~o a nu. d_
ot tn.t for the _11t of ,1... $, Ad.. and Florance Ad....
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A~G 30 '96 10:05AM ASPEN HOUSING OFC
P.I
MEMORANDUM
TO:
FROM:
DATE:
Bob Nevins, Community Development Dept.
Cindy Christensen, Housing Office
August 30, 1996
RE:
Weinberg Accessory Dwelling Unit Conditional Us. Review
ParcellD No. 2735-122-84-002
ISSUE: The applicant is requesting to build a studio Accessol)' Dwelling Unit (ADU) to be
located in the lower level of a single-family residence.
BACKGROUND: The size of the accessory unit falls within the guidelines of the Code:
~ dweHing unls ehilll contain not less lhlIIn tImle hundnod (300) 1q111118 fwl uf &lawllbllt flog,
...... and not l1lO/W Ihlll1 _ hundred (700) sql8ll feet uf 1II1oweb1e floor area, ll1e un~ ,hall be
deed resrlctell, meeang the housing authority's guidelines for reeidBnl ooo.Jpled unlb and shal be
r1lllilecl to l8t1t8I pelklds of nel less than Iilc (6) monltlt in Cl\IratioII. 0Wnem of the principlll reeicIence
shan IIaWI the righl 10 place a qualified E!/IlPIOI'ee or e",,1oyea uf his or her c:hoomg in !he
-aory dw8I1ing unit
The applicant states that the unit Is to be 311 square teet The plans show that the unit is
toCa/ly private from the principal residence, The only natural light going into the unit is
from the north entrance. Staff recommends adding light wells on the east side to allow
more natural light into the ADU. The kitchen must also be built to the following
specifications:
Kift:Mn . For kcellOI)/ eweling Units ami Carelalter Dwelling Units, a minimum of a Iwo.wrner
stove willi oven, slBndllld sink. and . kublc fool ~Ia' Illus freeze,.
RI::COIIMENDATION: Staff recommends approval with the following conditions:
1. the kltchen follows the definition stated above;
2, additional natural light be provided into the unit;
3, an aooeesory dWelling unit deed restriction Is recordecl prior to building permit
approval (this form is provided by the Housing Office); and
4. the Housing Office inspecla the unit prior to Certificate of Occupancy.
Exhibit B
,."...,
MEMORANDUM
To:
Bob Nevins, Planner
Nick Adeh, City Engine~
Chuck Roth, Project Engineer (21C.
Thru:
From:
Date:
September 16, 1996
Re:
Weinberg Conditional Use Review for an Accessory Dwelling Unit
(Parcel ID No, 2735-122-84-002)
Having reviewed the above referenced application, the Engineering Department has the following
comments:
I. Previous Land Use Approvals - Note that there are previous approvals in Ordinance No. 17
(Series of 1994), copy attached, that pertain to this parceL
2, Access and Drivewl\Y - The driveway as shown is not located within the platted, driveway
easement The driveway must be relocated, or the easement needs to be modified.
The driveable surface of the driveway must be a minimum of 14 feet wide to meet the Fire
Marshall's criteria.
Drainage from the driveway must be kept on site and not conveyed to Meadows Road as
increased runoff,
3, Parking - The building permit drawings must designate the ADU parking space. There is no on
street parking on Meadows Road,
4. Site Drainage - One of the infrastructure systems that is incapable of handling additional loads
is the City storm sewer and storm runoff system, As provided for in Ordinance No, 17 (1994),
which approved the lot split, and with clarifications and current standards, the building permit
application must include a drainage report and a drainage plan that is signed and stamped by a
registered engineer in the State of Colorado.
5. Utilities - Any new surface utility needs for pedestals or other equipment must be installed on an
easement provided by the applicant and not in the public right-of-way. The building permit
drawings must indicate all utility meter locations,
6. Sidewalk. Curb and Gutter - The property fronts on Meadows Road. There is a trail in place,
and the road was recently re-built It is not required at this time for the applicant to construct
sidewalk, curb and gutter, however the applicant should be required to provide a signed sidewalk,
curb and gutter construction agreement and recording fees prior to issuance of a building permit in
the event that such improvements are deemed necessary in the future.
7. Surv~ Monument Boundary Corners - These must be set at all parcel comers prior to
issuance of a certificate of occupancy,
8, Trails - Note that the City needs a trail segment here at the back of the lot to complete
pedestrian access through Sneaky Lane to the trail on the City owned Meadows Property.
9, Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-S080) for design of
improvements, including landscaping, within public rights-of-way, parks
department (920-S120) for vegetation species, and streets department (920-5130) for
street and alley cuts, and shall obtain permits for any work or development,
including landscaping, within public rights-of-way from the city community
development department
M96.245
2
.,< '~'~.-'.~'- "-'----",,- <-
OJlDXDlICB 110, /-1-
(SERIBS OF 199411
AJf OJlDIDlICB OJ' THE UPDl CITY COmrCIL GIl.AftIIIG A St1BDIVISION
bJ5arl'IOB um GJ(QS IIY1nn>'l'IOB FOR A LOT SPLIT FOR 79 5 KBADOWS ROAD,
LOTS 3 , 4 um THE IfORTBWBST 1/4 ALL XB SBCTXOll 12, TOWNSHIP 10
800TE, IUUIGB 84 HST OJ' TIIB ITII PII, UPDl COLOJl.ADO
WKBRBAS, pursuant to Sections 24-7-1003 and 24-8-104 C., of
the Municipal Code, a lot split is a subdivision exemption and GMQS
exemption reviewed by city Council; and
1fJIERBAS, the applicants, James and Florence Adams, have
requested to split their 35,305 square foot parcel to create a
second residential parcel; and
1fJIERBAS, the Planning Department has reviewed the application
and recommends approval of the lot split with conditions; and
1fJIERBAS, the Aspen City Council has reviewed and considered
the subdivision exemption and GMQS exemption under the applicable
provisions of the Municipal Code as identified herein, has reviewed
and considered those recommendations made by the Planning
Department and has taken and considered public comment at public
hearing; and
1fJIERBAS, the City Council finds that the lot split, with
conditions, meets or exceeds all applicable development standards;
and
1fJIERBAS, the City Council finds that this Ordinance furthers
and is necessary for public health, safety, and welfare,
BOW, TIIERBFORB, BB XT OJlDAIBED BY TIIB CXTY COtnl'CIL OJ' TIIB CITY
OF UPDl, COLOJl.ADO .. follows:
Section 1:
Pursuant to sections 24-7-1003 and 24-8-104 C, of the Municipal
Code, and subject to those conditions of approval as specified
-
hereinafter, the City Council finds as follows in regard to the
subdivision exemption and GMQS exemption:
1. The applicant's submission is complete and sufficient to
afford review and evaluation for approval.
2. The subdivision exemption is consistent with the purposes of
subdivision which is to assist in the orderly and efficient
development of the city and safeguard the interests of the
public and the subdivider and provide consumer protection for
the purchaser,
Section 2:
Pursuant to the findings set forth in Section 1 above, the City
Council does hereby grant a subdivision exemption and GMQS
exemption for 795 Meadows Road with the following conditions:
1. All material representations made by the applicant in the
application and during public meetings with the Council shall be
adhered to and considered conditions of approval, unless otherwise
amended by other conditions.
2. The subdivision plat and SUbdivision exemption agreement shall
be reviewed and approved by the Engineering and Planning
Departments and shall be filed within 180 days of final approval
or subdivision approval is void.
J. The final plat shall meet the requirements of Section 24-7-
1004 of the Municipal Code and shall include the following:
a. The surveyor's certificate or a note on the drawing must
state that all easements of record as indicated on Title
Policy No, ____ I dated have been shown.
b. Two corners of the existing parcel are not indicated as
being monumented. The corners need to be monumented prior to
final plat approval. ;The interior monuments are required to
be set within one year of the sale of either lot.
c, The surveyor's certificate or a note on the plat needs to
state that the survey closes to 1:10,000.
d. Adjacent, subdivided lots are required to be labeled on
the plat.
e, Area of the property to the nearest 0.001 acre and the
zone district.
f. The final plat needs to show irrigation and drainage
ditches that are located between the applicant's property line
and the centerline of the Meadows Road right-of-way,
2
,,-
g. Language stating that prior to the issuance of any
building permits for development on the newly created parcel,
the sideyard setback variations shall be eliminated and
development on the new parcel shall adhere to the dimensional
I requirements of the R-15 zone district. In addition, the
existing home shall be either demolished or relocated to
conform with the sideyard setback requirements of the R-15
zone district.
4. Prior to final plat approvals, the applicant shall enter into
an agreement to construct a sidewalk, curb and gutter if required
by the City in the future,
5, Prior to the issuance of any building permits the proposed
development or redevelopment of the property shall meet the storm
runoff requirements of section 24-7-1004.C.4,f. This would provide
for only historic storm runoff to be permitted to leave the site,
6. Any new surface utility needs for pedestals or other facilities
shall be installed on an easement provided by the applicant and not
in the public right-of-way,
7, The applicant shall agree to Jo~n any future improvements
districts for improvements to be constructed in the public right-
Of-way.
8. The applicant shall consult city engineering for design
considerations of development within public rights-of-way, parks
department for vegetation species, and shall obtain permits for any
work or development, including landscaping, within public rights-
Of-way from city streets department.
Approval of building permit plans does not constitute approval of
desi.gn or work in the public right-of-way,
9. Prior to the issuance of any building permits, an accessory
dwelling unit shall be reviewed for the newly created parcel and
any development on the orrginal parcel must comply with employee
housing mitigation standards set forth in Section 24-8-104
(A) (1) (c) of the Municipal Code.
Section 3:
If any section, subsection, sentence, clause, phrase or portion of
this ordinance is for any reason held invalid or unconstitutional
by any court of competent jurisdiction, such provision and such
holding shall not affect the validity of the remaining portions
the:<eof.
3
,'''',",
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 vi~tue of the ordinances repealed or amended as herein
provided, and 'the same shall be conducted and concluded under such
prior ordinances,
1
Section 5:
A public hearing on the Ordinance shall be held on the~)l day of
~~ 1994 at 5:00 P,M. in the City Council Chambers, Aspen City
Hay~, Aspen Colorado, fifteen (15) days prior to which hearing a
public notice of the same shall be published one in a newspaper of
general circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by
the City council of the City of Aspen on the c4 5"
~
, 1994.
/
/"1 ) .LUuA..-
Koch, City Clerk
PINALLY, adopted, passed
~'
1994.
~
Kathryn s,
,
,
J
day of
~(5~
John Bennett, Mayor
and approved this d j>
~ (3'~-
John ennett, Mayor
day of
4
._'~'_'''~__'_''''_C~~_''"'<__''''''_____
-.
PUBLIC NOTICE
RE: WEINBERG CONDITIONAL USE FOR ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tvesday, September 17,
1996 at a meeting to begin at 4:30 p.m, before the Aspen Planning and Zoning Commission,
Council Chambers, City Hall. 130 S, Galena St., Aspen, to consider an application submitted by
Jay Weinberg, requesting conditional use review approval for a 31 I square foot studio ADU to be
located on the lower level of the residence with one exterior entrance, The property is located at
Lot 2 Westview, 70S Meadows Road. and is described as Lots I and 2 Westview Lot Split. For
further information, contact Bob Nevins at the Aspen/Pitkin Community Development Department,
130 S. Galena St., Aspen, CO (970) 920-5102.
s/Sara Garton. Chair
Aspen Planning and Zoning Commission
-,<<-.--"--"_.,,, "",,' '~.''''''>''''''y ....' --- .....-..'--
.,.,-";.
MEMORANDUM
TO:
City Engineering
Housing Office
Parks Department
FROM:
Bob Nevins, City Planner
THRU:
Dave Michaelson, Deputy Director
RE:
Weinberg Accessory Dwelling Unit-Conditional Use
Parcel ID No.: 2735-122-84-002
Project Review Schedule
Community Development has received a conditional use application for an accessory
dwelling unit (ADU) at Lot 2 Westview, Meadows Road, City of Aspen.
The following schedule has been established for the review of this application:
August 29
Design Review Committee (DRC) Meeting
September 5
Referral and DRC Memos (Draft) to Bob Nevins
September 10
Referral and DRC Memos (Final) to Bob Nevins
September II
Community Development Memorandum (Final)
September 12
Aspen Planning and Zoning Packets (Distribution)
September 18
Aspen Planning and Zoning Special Meeting (Public Hearing)
Please contact me at Ext. 5102 or by CEO if you have any questions regarding this
application or review schedule.