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Home My WebLink Aboutcoa.lu.gm.302 W Hopkins.A18-92 HYDEHYDE GMQS EXEMPTION APPLICATION 2735-124-52- A18-92 ASPENTITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 (303)920-5090 LAND USE APPLICATION FEES City 00113 -63250-134 GMP/CONCEPTUAL -63270-136 GMP/FINAL -63280-137 SUB/CONCEPTUAL -63300-139 SUB/FINAL -63310-140 ALL 2-STEP APPLICATIONS -63320-141 ALL 1-STEP APPLICATIONS/ CONSENT AGENDA ITEMS REFERRAL FEES: 00125 -63340-205 ENVIRONMENTAL HEALTH 00123 -63340-190 HOUSING 00115 -63340-163 ENGINEERING SUBTOTAL County 00113 -63160-126 GMP/GENERAL -63170-127 GMP/DETAILED -63180-128 GMP/FINAL -63190-129 SUB/GENERAL -63200-130 SUB/DETAILED -63210-131 SUB/FINAL -63220-132 ALL 2-STEP APPLICATIONS -63230-133 ALL 1-STEP APPLICATIONS CONSENT AGENDA ITEMS -63450-146 BOARD OF ADJUSTMENT REFERRAL FEES: 00125 -63340-205 ENVIRONMENTAL HEALTH 00123 -63340-190 HOUSING 00113 -63360-143 ENGINEERING PLANNING OFFICE SALES 00113-63080-122 CITY/COUNTY CODE -63090-123 COMP. PLAN -63140-124 COPY FEES -69000-145 OTHER Name: InM� / 0 Address: ( J � Check # �� J SUBTOTAL TOTAL Phone: Project: ��►'>'► Qc, S �Prr.� Date: 3 Copies received: _ 0ofHours: CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 3 03 92 PARCEL ID AND CASE NO. DATE COMPLETE: 3 / 2735-124-52- A18-92 STAFF MEMBER:- KJ PROJECT NAME: Hyde GMOS Exemption Application Project Address: 302 West Hopkins Avenue, Aspen, CO 81611 Legal Address: APPLICANT: Mary Anne Hyde Applicant Address: P.O. Box 1557, Aspen, CO 81612 REPRESENTATIVE: Sunny Vann Representative Address/Phone: 230 East Hopkins Avenue Aspen, CO 81611 925-6958 -------------------------------------------------------------- -------------------------------------------------------------- PAID:(YES) NO AMOUNT: $200 NO. OF COPIES RECEIVED 2/2 TYPE OF APPLICATION: 1 STEP: P&Z Meeting Dat CC Meeting Date 2 STEP: PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Planning Director Approval: Paid: Insubstantial Amendment or Exemption: Date: �REFERRALS-,• ' , - --City Attorney Mtn Bell City Engineer Parks Dept. P Housing Dir. Holy Cross PatAspen Water Fire Marshall City Electric Building Inspector Pa Envir.Hlth. Roaring Fork {)� Aspen Con.S.D. Energy Center School District Rocky Mtn NatGas State HwyDept(GW) State HwyDept(GJ) Other 31�1- DATE REFERRED: (�� INITIALS: FINAL ROUTING: DATE ROUTED: INITIAL: wv City Atty City Engineer zzonipg Env. Health Housing Other: VI /-,,, FILE STATUS AND LOCATION: MEMORANDUM TO: Bill Drueding, Zoning Officer THROUGH: Diane Moore, Planning Director FROM: Kim Johnson, Planner RE: Hyde GMQS Exemption for Enlargement of an Historic Structure DATE: March 23, 1992 SUMMARY: Planning staff recommends approval of GMQS Exemption for the enlargement of an existing historic outbuilding. The change will increase the net leasable area on -site but not FAR. APPLICANT: Mary Ann Hyde, represented by Sunny Vann LOCATION: 302 West Hopkins at Monarch and West Hopkins (on the alley, behind the main structure) ZONING: CC (Commercial Core) APPLICANT'S REQUEST: The Applicant wishes to be able to rent out the 150 s.f. alley -front shed as a studio or small office (see site plan, Attachment "A"). REFERRAL COMMENTS: Rob Thomson in Engineering forwarded the following comments: 1. In order to have the parking be utilized most effectively, it is recommended that spaces in the alley be reserved for long term use. 2. The applicant is requested to provide a trash service area. This should not be placed in the alley. STAFF COMMENTS: Section 24-8-104.A.1.b.2. allows the Planning Director to approve enlargement of an historic structure which increases net leasable area or floor area ratio but not both. The subject parcel is listed as a designated landmark. The principal structure on the site received GMQS Exemption for change in use in December of 1991. The proposed use of this small structure is a prime example of adaptive re -use of these historic structures which add to the character of Aspen. In order to provide incentives to improve Historic Structures, mitigation for parking and employee generation is not required for GMQS Exemption approvals by the Planning Director. STAFF RECOMMENDATION: Staff recommends approval with conditions. The conditions of approval are: 1. The Historic Preservation Planner shall sign off on any building permit required for this proposal. 2. The applicant shall work with the Engineering Department to identify the best location for a trash service area. Engineering shall sign -off on this location prior to issuance of any building permits for this proposal. I hereby approve GMQS Exemption for the Hyde Historic Structure which increases net leasable area but does not expand the site's FAR. The above conditions shall apply to this approval. Dia Moore, Planning Director Attachment: Application and Site Plan 2 3Z 2 Date ITi al3Eel 7:12b1g] uJ To: Kim Johnson, Planning Office MAR 2 01992 From: Rob Thomson, Project Engineer' S 1 Date: March 19, 1992 Re: Hyde GMQS Exemption Application Having reviewed the above application, and having made a site inspection, the engineering department has the following comments: 1. The applicant is requested to utilize the existing parking space as efficiently as possible for the new commercial development. In particular, asking the users of the commercial spaces to keep their customers from parking in the alley for short periods while they patronize their establishments. 2. The applicant is requested to make adequate provisions for the trash area regarding size, and access. Nothing should be placed in the alley. rUcaseload92.008 ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 Phone 920-5090 FAX 920-5197 MEMORANDUM TO: City Engineer FROM: Kim Johnson, Planning Office RE: Hyde GMQS Exemption Application Parcel ID No. 2735-124-52- DATE: March 13, 1992 Attached for your review and comments is an application submitted by Sunny Vann, representing Mary Anny Hyde, requesting a GMQS Exemption. Please return your comments to me no later than March 27, 1992. Thank you. VAN N ASSOCIATES Planning Consultants March 3, 1992 W — 3 GQZ &4 -� - HAND DELIVERED _ _ Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Lot K, Block 80, GMQS Exemption Application Dear Kim: Please consider this letter an application for an exemption from the growth management quota system (GMQS) to convert a small out -building located at 302 West Hopkins Avenue to commercial use (see Exhibit 1, Pre -Application Conference Summary, attached hereto). The application is submitted by Mary Ann Hyde, the owner of the property. Permission for Vann Associates, Planning Consultants, to represent the Applicant is attached as Exhibit 2. Pursuant to Section 8-104.A.1.b.(2) of the Land Use Regulations, the Planning Director may exempt from the GMQS the enlargement of a Historic Landmark which increases either the building's existing floor area ratio or its net leasable square footage, but does not increase both. Section 8-104.A.2., however, requires that an application for a build- ing permit for the proposed enlargement be submitted prior to the Director's approval of the GMQS exemption. As no increase in floor area is proposed, and the Applicant wishes to confirm the ability to convert the structure to commercial use prior to develop- ing construction documents, we respectfully request that this requirement be waived. A building permit application will be submitted upon the approval of the GMQS exemption and the completion of HPC review. The property in question is located at the corner of Monarch Street and West Hopkins Avenue. As the accompanying improvement survey illustrates, the property contains a one (1) story, single-family structure with a partial basement. An approximately one hundred and fifty (150) square foot shed is located at the rear of the property adjacent to the alley. The property is zoned CC, Commercial Core, and has been individually historically designated. A so-called "change in use" GMQS exemption was approved by the Planning Director on November 6, 1991, for the conversion of the ground floor of the existing residence to commercial use (see Exhibit 3, Memorandum to Bill Drueding). On December 11, 1991, 230 East Hopkins Avenue • Aspen, Colorado 81611 •303/925-6958 • Fax 303/920-9310 Ms. Kim Johnson March 2, 1992 Page 2 the Historic Preservation Commission granted "minor development" approval to con- struct a light well for the basement, which is being retained as a free market residential unit (see Exhibit 4, HPC December 11, 1991, Minutes). In addition to the above, the Applicant wishes to convert the existing one-story out- building to commercial use. While no tenant has been identified at this time, it is antici- pated that the building will be used either as a design studio or as a business and professional office. No expansion of the building's existing floor area is proposed. The conversion of the building to commercial use, however, will increase the building's net leasable square footage, as the shed is presently used for storage purposes. As the accompanying architectural drawing illustrates, the Applicant proposes to add several new windows and skylights to the building to provide additional interior light. As the proposed improvements are construed as an exterior modification of a Historic Landmark, HPC approval will also be required. A formal application for the exterior improvements is being submitted to the HPC concurrent with this request. Should you have any questions, or require additional information, please do not hesitate to call. Sincerely, VANN ASOOCIATES Sunny Vann, ffCP SV:cwv Attachments cc: Mary Ann Hyde C:\buAcity.app\app 16691.ex2 CITY OF ASPEN EXHIBIT PRE -APPLICATION CONFERENCE SUMMARY PROJECT: - �t s APPLICANT'S REPRESENTATIVE: REPRESENTATIVE'S PHONE: OWNER'S NAME: 1. Type of Application: 2. Describe action/type of development being requested: A �Ito 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Accent Comments --pyy.... ""jCC n y (P&Z then to CC) (NO) 6. Number of copies of the application to be subm'tted: 7. What fee was applicant requested to submit: �Zw� 8. 9.' COMMENTS Anticipated date of submission: I I f C/ CERNS: f rm . pre_app .�C ` Qitdi( j'7f G EXHIBIT 2 February 10, 1992 HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Johnson: Please consider this letter authorization for Sunny Vann of Vann Associates, Planning Consultants, to represent me in the processing of my application for a GMQS exemption for my property which is located at 302 West Hopkins Avenue in the City of Aspen. Mr. Vann is hereby authorized to act on my behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, Mary Ann(,41yde 01 P.O. Box 1557 Aspen, CO 81612 (303) 925-3571 SV:cwv EXHIBIT 3 MEMORANDUM TO: Bill Drueding FROM: Kim Johnson, Planning Office RE: Beaumont/Hyde - GMQS Exemption By Planning Director for the Change in Use of an Historic Landmark DATE: November 6, 1991 Summary: This historically designated structure is currently used as a residence. The proposal is to convert the ground floor to commercial retail use and develop a studio dwelling unit in the basement. This constitutes a Growth Management Exemption for change in use of a designated structure. Staff recommends approval of this exemption with conditions. STAFF COMMENTS: Section 8-104 A.l.b.4 allows the Planning Director to exempt a project from growth management competition if it involves the change in use of an historic landmark and does not increase the building's FAR. The current use of the building is residential. The proposed commercial use will occupy approximately 1,110 s.f. as the entire ground floor. No structural expansion is involved. Please see Attachment "A" for illustrative floor plans. The final design of the interior may be slightly different from these plans, but the conditions approved in this review will remain in effect. A kitchenette will be installed in the basement to create a studio apartment. According to the applicant, the existing kitchen will remain as an amenity to the commercial use only, so the structure will continue to contain only one dwelling unit. Therefore, staff believes that the GMQS exemption is valid as long as the commercial area is not converted or used as a second residential unit. Mitigation for parking or affordable housing is not required for Planning Director GMQS Exemptions. RECOMMENDATION: Staff recommends that the Planning Director approve the GMQS Exemption for change in use for an historic landmark which does not increase the building's FAR. The following conditions are recommended: 1. Creation of the basement dwelling unit shall be subject to any H.P.C. requirements prior to issuance of any building permits for that unit. 2. Any expansion of FAR or increase in number of dwelling units must be approved by the Planning and Zoning Commission as per Land Use Code requirements. 3. Enlargement or change in use which occurs in phases ahall.not exceed the limits of Section 8-104 A.l.b.(1-4) on maximum cumulative basis. 4. All material representations made by the applicant in the application and during meetings with the Planning staff and Historic Preservation committee shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. I hereby approve the above GMQS Exemption for the Beaumont/Hyde change in use pursuant to the above four conditions. e, Planning Director Attachment "A" - Proposed Floor Plans (illustrative) K Historic Preservation Committee EXHIBIT 4 Minutes of December 11, 1991 302 E. HOPKINS LIGHT WELL - MINOR DEVELOPMENT Chairmanship turned over to Joe Krabacher. Roxanne: This is a minor development review and there are no changes to the building. A couple of months ago the Planning Office approved a change of use in this building. It was residential and is now converted to commercial above. The owner will occupy the basement as a dwelling unit and there will be remodeling. Along with that remodel is required egress and the only way that this can be accomplished due to the closeness to the property line, as it is only a 3000 sq. ft. lot, is to provide for a light well. I have studied it and they will screen it with shrubbery and a wrought iron fence. In my opinion it meets all the development review standards and I would recommend that you approve it as proposed. Don: This looks straight forward. MOTION: Les made the motion that HPC grant approval for the minor development of a light well at 302 E. Hopkins as proposed; second by Roger. All in favor, motion carries. 4 1 AST L L EV C' i0N rA -= 1 0�-T�4 ELE-V SOUT" E. Lf V. Wr5T F--LEV