HomeMy WebLinkAboutcoa.lu.ca.Eastwood Interpretation.0056.2010 THE CITY OF ASPEN
City of Aspen Community Development Department
CASE NUMBER 0056.2010.ASLU
PARCEL ID NUMBER X10 P
PROJECTS ADDRESS 130 S. GALENA ST
PLANNER DREW ALEXANDER
CASE DESCRIPTION INTERPRETATION OF LAND USE CODE
REPRESENTATIVE CITY OF ASPEN
DATE OF FINAL ACTION 10.5.10
CLOSED BY ANGELA SCOREY ON: 10. 05.10
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NTERPRETATION OF THE LAND USE CODE . EASTWOOD ROAD
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306
ASPEN LAND USE CODE
ADDRESS OF PROPERTY: {v/f7 •
Aspen, CO
STATE OF COLORADO )
. ) ss.
County of Pitkin -)
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c4 (name, please print)
being or repre nting an Applicant to the City of Aspen, Colorado, hereby personally certify that
I have complied with the public notice requirements of Section 26.304.060 (E) or Section
26.306.010 (E) of the Aspen Land Use Code in the following manner:
17 Publication of notice: By the publication in the legal notice section of an official paper
or a paper of general circulation in the City of Aspen no later than fourteen (14) days
after final approval of a site specific development plan. A copy of the publication is
attached hereto.
Publication of notice: By the publication in the legal notice section of an official paper
or a paper of general circulation in the City of Aspen no later than fifteen (15) days after
an Interpretation has been rendered. A copy of the publication is attached hereto.
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this 1 () day
of Ars T ,20146_, by ,, S - i .s .
WITNESS MY HAND AND OFFICIAL SEAL
It: NOTICE ///� ( 1- ' / Y
CODE -Eel Rood
OF THE LAND USE My commis i o j �eX IrC / / ��S] ,
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NOTICEarHEREBY GIVEN that a e s tor
tion iut measurement of setbacks
p
on 7 / d /es a2 b10et available Eastwood Road was s rendered
r rspection
on th er C m10eoE is me public inspection Notary Public
in tae Community Development Adams, Department.
Please contact Sara caul for (mor70 ) i29Pm-277or
429-2778 information. „∎∎ ∎
Published in lee Aspen Times Weekly on July e. � � � "'•.. e.�,
2010: [5398539] i * -
ATTACHMENTS: S I CORY J.
GARSKE
COPY OF THE PUBLICATION ' I L,_
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My Commi«ien Expires 0510912012
CITY OF ASPEN
COMMUNITY DEVELOPMENT DEPARTMENT
LAND USE INTERPRETATION
JURISDICTION: City of Aspen
TOPIC OF INTERPRETATION: Eastwood Road
EFFECTIVE DATE: July 30, 2010
WRITTEN BY: Sara Adams, Senior Planner
APPROVED BY: A LI LW Chris Bendon,
Community Development Director
SUMMARY
A question arose regarding where the front yard setback is measured for properties that
are accessed off of Eastwood Drive because the public roadway runs through some of the
lots. In the past, building permits have been issued both measuring the front yard from
the edge of pavement and from the property line.
BACKGROUND
. „✓ The Eastwood Subdivision was approved by Pitkin County in 1969. The recorded plat
(Plat Book 4, Page 4) associated with the subdivision approval specifies in Note 2 that
Eastwood Road is a private road. Eastwood Subdivision was annexed into the City in
1987. Subsequently in 1991, Eastwood Road was dedicated to the City as a public road
(Pitkin County Clerk and Recorder recordation # 336014).
PURPOSE
The purpose of this interpretation is to clarify from where front yard setbacks are
measured for properties accessed off of Eastwood Drive.
DISCUSSION
Staff relied on the following parts of the Land Use Code to render this interpretation,
emphasis added:
Section 26.575.040.B Required yards adjacent to private streets or rights of way.
Where there is no public dedication and the lot line extends into the right of wav, the
required yard setback shall equal the minimum distance specified under the zone district
regulations along the closest boundary of the right of wav to the proposed structure.
When a property's lot line does not extend into the right of way, the required yard
setback shall equal the minimum distance specified under zone district regulations from
the lot line.
r
Section 26.104.100 Definitions
Yard, Front: The yard extending the full width of a lot or parcel, the depth of which is
measured by the narrowest horizontal distance between the front lot line and the nearest
surface of the principal building at grade.
Front yard setbacks requirements create a buffer between the house and the right of way
that is generally consistent throughout a zone district. As stated in the definition above,
front yard setbacks are measured from the front property line and the nearest surface of
the building. As previously mentioned, this allows for a consistent distance of yard
between a building and the street as one would typically see in the West End as that area
generally follows a standard lot and block pattern. In instances where a private street
runs through a lot, the Code specifies in Section 26.575.040.B, Required yards adjacent
to private streets or rights of way, that the front yard setback is measured from the closest
boundary of the right of way. This requirement's intent is to create a consistent buffer
between the right -of -way and a building, rather than measure the front yard setback from
the property line which would possibly allow a building to be constructed in very close
proximity or actually within the roadway.
A dedicated right -of -way typically shares a common boundary with adjacent private
property. As mentioned previously, Eastwood Road was originally a private roadway that
was subsequently dedicated to a public right of way in 1991; however the dedication did
not alter any private property lines or descriptions upon which the road is situated. The
roadway remains in its original location and continues to travel across and through
private property.
INTERPRETATION
The characteristics of the roadway and the language of the Code for this type of condition
render Staff's interpretation that it is appropriate and consistent with the intent of the
Code to measure the front yard setback from the closest boundary of the right of way to
the [proposed] structure, as stated in Section 26.575.040.B. This applies from this day
forward only to properties where Eastwood Road travels through the yard.
APPEAL OF DECISION
As with any interpretation of the land use code by the Community Development Director,
an applicant has the ability to appeal this decision to the Aspen City Council. This can be
done in conjunction with a land use request before City Council or as a separate agenda
item.
26.316.030(A) APPEAL PROCEDURES
Any person with a right to appeal an adverse decision or determination shall initiate an
appeal by filing a notice of appeal on a form prescribed by the Community Development
Director. The notice of appeal shall be filed with the Community Development Director
and with the City office or department rendering the decision or determination within
fourteen (14) days of the date of the decision or determination being appealed. Failure to
file such notice of appeal within the prescribed time shall constitute a waiver of any
rights under this Title to appeal any decision or determination.
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MEMORANDUM
TO: Board of Adjustment
THRU: Joyce Allgaier, Deputy Director
FROM: Jennifer Phelan, Long Range Planner
RE: 102 Eastwood Drive
DATE: June 9, 2005
SUMMARY: The applicant requests a front yard setback variance for the construction of
the garage portion of a single - family dwelling unit. The property is currently developed with
a single- family residence which will be demolished. The property is zoned R -15B, is
accessed via Eastwood Drive and has a required front yard setback of thirty (30) feet. The
applicant is requesting a twenty six (26) foot front yard setback variance.
Eastwood Drive is a thirty (30) foot wide dedicated right -of -way that cuts through the north
portion of the parcel. The property, along with the rest of the Eastwood Subdivision, was
annexed into the City of Aspen in 1987 and Eastwood Drive was subsequently dedicated as
a right of way, requiring that the setback be taken from the south edge of the dedication
rather than the middle of the right of way or property line. Therefore, the existing house is
located partially in the required front yard setback as is the proposed garage addition.
The parcel is approximately 14,700 square feet in size with the thirty (30) foot wide right of
way dedication in the front yard. The property is adjacent to Highway 82 on the south lot
line and other R -15B lots to the east and west. All lots take their access off of Eastwood
Drive rather than 1lighway 82.
Please refer to the attached drawings and written information provided by the applicants for
a complete presentation of the proposed variance.
APPLICANT: Kyle Boyd, represented by Chuck Rowans and `Lone 4 Architects
LOCATION: 102 Eastwood Drive, Lot 16, Eastwood Subdivision
REVIEW STANDARDS AND STAFF EVALUATION: Pursuant to Section 26.314.040
of the Municipal Code, in order to authorize a variance from the dimensional requirements
of Title 26, the Board of Adjustment shall make a finding that the following three (3)
circumstances exist:
1. Standard: The grant of the variance will be generally consistent with the purposes,
goals, objectives, and policies of the Aspen Area Comprehensive Plan and this title.
Response: Granting the variance will not conflict with the goals of the Aspen
Area Community Plan or the requirements of the Aspen Municipal Land Use
Code.
2. Standard: The grant of the variance is the minimum variance that will make
possible the reasonable use of the parcel, building, or structure.
Response: Reasonable use of the parcel already exists, as there is an existing
single- family residence on the parceL Therefore, the variance is not necessary
to allow for the reasonable use of the property.
3. Standard: Literal interpretation and enforcement of the terms and provisions of
this title would deprive the applicant of rights commonly enjoyed by other parcels in
the same zone district, and would cause the applicant unnecessary hardship or
practical difficulty. In determining whether an applicant's right would be deprived,
the board shall consider whether either of the following conditions apply:
a. There are special conditions and circumstances which are unique to the parcel,
building or structure, which are not applicable to other parcels, structures or
buildings in the same zone district and which do not result from the actions of the
applicant; or
b. Granting the variance will not confer upon the applicant any special privilege
denied by the Aspen Area Comprehensive Plan the terms of this title to other
parcels, buildings or structures, in the same zone district.
Response: In reference to Standard 3, Staff has consistently found that not
having a garage should not be considered a deprivation of rights commonly
enjoyed by other parcels in the same district. A garage is an amenity, not a
necessity and based on this, Staff cannot support the variance request as we do
not feel that this will cause the applicant unnecessary hardship or deprive
them of their rights.
ALTERNATIVES: The Board of Adjustment may consider any of the following
alternatives:
✓ Approve the variance as requested.
✓ Approve the variance with conditions.
✓ Table action to request further information be provided by the applicants or interested
parties.
✓ Deny the variance finding that the review standards are not met.
%v
b.-
Staff recommends that the request for a twenty-six (26) foot
front yard setback variance for the construction of a garage be denied finding that
Standards 2 and 3 have not been met.
RECOMMENDED MOTION: (All motions are worded in the affirmative) "I move to
approve the request for a twenty -six (26) foot front yard setback variance for the
construction of a garage finding the review standards have been met."
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41336014 OD /30/91 11:11 Rec $5.00 DI: 655 PG 392 .i A(
Silvia Davis, Pitkin Cnty Clerk, Doc $.00 i % . 1; ' � . •
` t,
ROADWAY bEDTCaTION
•
WE, THE SIGNATORIES, ARE THE OWNERS OF LOTS 4 THROUGH 30,
EASTWOOD SUBDIVISION, ASPEN, COLORADO, THE PROPERTY COMPRISING OR
ADJOINING THE PRIVATE ROAD EASEMENT SHOWN AS EASTWOOD ROAD ON THE
SUBDIVISION PLAT OF EASTWOOD SUBDIVISION, RECORDED IN THE OFFICE
OF THE PITKIN COUNTY CLERK AND RECORDER IN PLAT BOOK 4 AT PAGE 4.
THE LAND BEING GRANTED IS SHOWN ON SHEETS 2 THROUGH 4 AS THE LAND
DEDICATION. WE HEREBY GRANT, DEDICATE AND CONVEY UNTO THE CITY
OF ASPEN, A MUNICIPAL CORPORATION, TO HOLD IN TRUST FOR THE
• PUBLIC, THAT PORTION OF EACH LOT RESERVED FOR SAID PRIVATE ROAD -i
4. EASEMENT FOR THE PURPOSE OF A PUBLIC ROAD RIGHT -OF -WAY AND
UTILITY EASEMENTS.
WE, THE SIGNATORIES, BEING OWNERS OF A MAJORITY OF THE LOTS IN
THE EASTWOOD SUBDIVISION IN THE INTEREST OF GOODWILL OF ALL, DO
HEREBY AMEND THE PROTECTIVE COVENANTS AND EXTENSIONS THEREOF IN
REGARDS TO SECTION 22 AND RELATED SECTIONS AS THEY APPLY TO THE
PRIVATE ROAD CALLED EASTWOOD ROAD. SAID AMENDMENT SHALL RELEASE
EACH LOT CROSSED BY OR ABUTTING ON SAID EASTWOOD ROAD, IF SAME IS
ACCEPTED BY THE CITY OF ASPEN, A MUNICIPAL CORPORATION, FOR A
PUBLIC ROAD RIGHT -OF -WAY AND UTILITY EASEMENTS FROM THE ,
OBLIGATION OF THE COST OF MAINTENANCE, REPAIR AND PLOWING AS IT {{{
APPLIES TO THE PRIVATE ROAD.
WE, EACH BEING OWNERS OF A PORTION OF SAID PRIVATE ROAD EASEMENT tr DO HEREBY GRANT AND CONVEY THAT PORTION UNTO SAID CITY OF ASPEN,
A MUNICIPAL CORPORATION. THIS GRANT AND DEDICATION IS MADE UPON
THE CONDITION THAT SAID STRIP OF LAND SHALL BE FOREVER KEPT OPEN
0 II
AND USED AS A PUBLIC ROAD RIGHT -OF -WAY AND UTILITY EASEMENTS, AND
THAT THE ACTUAL PAVEMENT OF ANY PUBLIC ROAD AND USE OF THE LAND'
HEREBY DEDICATED, SHALL BE LIMITED AS MUCH AS IS PRACTICABLE, AA a
DTY n , TO THE EXISTING PAVED ROADWAY AS r 1 t
ETERMINED BY THR CI
IN PLACE. THIS CONVEYANCE IS MADE FOR THE PURPOSE OF A PUBLIC '
ROAD AND UTILITY EASEMENTS TO THE CITY OF ASPEN, A MUNICIPAL
CORPORATION. .WHEN SAID STRIP IS NO LONGER SO USED, IT SHALL
REVERT TO THE GRANTORS AS SAID STRIP IS SHOWN HEREON AND ON THE ��
EASTWOOD SUBDIVISION PLAT.
i
THE RIGHT TO ESTABLISH GRADES AND TO BRING THE DEDICATED PRIVATE '� `
ROAD INTO CONFORMITY WITH ALL CITY REGULATIONS AND SPECIFICATIONS
IS HEREBY GRANTED TO THE CITY OF ASPEN, AND ALL CLAIMS FOR : 1
OFr SAID STREET CONFORM TO SAID F GR DES OR STREET SIIMPROVV�NT y
4T
REQUIRED TO BE MADE TO CONFORM TO SAID REGULATIONS AND
SPECIFICATIONS ARE HEREBY WAIVED. �`i
(t
THIS DEDICATION OF THE PRIVATE ROAD EASEMENT FOR A PUBLIC ROAD
RIGHT -OF -WAY AND UTILITY EASEMENTS MAY BE EXECUTED IN COUNTER
PARTS, THE RECORDING OF SAID COUNTER PARTS BEING SHOWN HEREON,
ALL OF WHICH WHEN TAKEN TOGETHER SHALL BE DEEMED TO BE AS
EF - IVE AS LL PARTIES HAD EXECUTED THIS ONE ORIGINAL
soli NT
,
e, i
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SIGNA • _�, —at A. CIA qs� L0r
PRINT NAME AND LOT NUMBER 1::,
/' # n9 /
SIGNA NUMBER
Loy 6
PRINT NAME AND LOT MBER
STATE OF COLORADO)
COUNTY OF PITKIN ;SS
SUBS RI BED 7D Sf$ TO BEFORE ME THIS l4 D Y OF
1' i . BY " ivAlAw. i AND , .
r - 'LIMY HAND AND OFFICIAL SEAL.
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