HomeMy WebLinkAboutcoa.lu.gm.302 W Hopkins.A18-92 HYDE CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 3/03/92 PARCEL ID AND CASE NO.
DATE COMPLETE: 3 /77,-- 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: 2 STEP:
P &Z Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
Planning Director Approval: / Paid:
Insubstantial Amendment or Exemption: x Date:
Attorney Mtn Bell School District
4
A 6 _ � City Engineer Parks Dept. Rocky Mtn NatGas
l Housing Dir. Holy Cross State HwyDept(GW)
11 Aspen Water Fire Marshall State HwyDept(GJ)
°Vt "' City Electric Building Inspector
CAY
V( Envir.Hlth. Roaring Fork Other
O P Aspen Con.S.D. 7 Energy Center
DATE REFERRED: 9 7 - 13 -_1d--- nn pp
INITIALS: l
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(it FINAL ROUTING: DATE Yzonipg INITIAL:
VVV K, City Atty City Engipger /� Zonipg \ Env. Health
Housing - X Other: lk. A/O'A,/WI (
\ FILE STATUS AND LOCATION: G (A4--v
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 nMoore, Planning Director Da e
Attachment: Application and Site Plan
2
MEMORANDUM
To: Kim Johnson, Planning Office 2 0 1992
r
From: Rob Thomson, Project Engineer s. I
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.
mcaseioad92. oa
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.
/./ fi /1
VANN ASSOCIATES
Planning Consultants
MAR - 31992
March 3, 1992
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 OCIATES
Sunny Vann, CP
SV:cwv
Attachments
cc: Mary Ann Hyde
C. ,uskity.app 'app16691.ex2
. ,-
CITY OF ASPEN EXHIBIT 1
PREE.- APPLICATION CONFERENCE SUMMARY .
PROJECT: o_ `"'f QS il ,
APPLICANT'S REPRESENTATIVE: i >
REPRESENTATIVE'S PHONE: 5 ( 9Sr5 ?
p 2'
OWNER'S NAME: 74 AI 1-4/42..
SUMMARY
1. Type of Application:
2. Describe action /type of development being requested:
Pile �.�Lc. ==
CfOirw ^ � � 4,, .,/f4 " et., VQ / �
Plie — 5� (414 cam:
3. Areas is which Applicant has been requested to respond,
types of reports requested:
Policy Area/
Referral Agent Comments
C n y (W then to CC)
-. .. (NO)
6. Number of copies of the application to be subm }tted: a e7")"-- -
7. What fee was applicant requested to submit:
8. Anticipated date of submission:
�/
9 � Si QTiF� ONCER S • f7 l U G1I/l&f/ S.42/ �{'`J frm.pre_app
s moo rig
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 - yde
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.1.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
will
apartment. According to the applicant, the existing tkitchencwill
remain as an amenity to the commercial use only, so
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 shall not
exceed the limits of Section 8 -104 A.1.b.(1 -4) on a 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 Exemption above four
Beaumont /Hyde change in use p ursuant to
conditions.
u i1 •
Dian •ore, Planning Director
Date
Attachment "A" - Proposed Floor Plans (illustrative)
2
EXHIBIT 4
Historic Preservation Committee
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.
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