HomeMy WebLinkAboutcoa.lu.gm.Pitkin Center 520 E Hyman.03A-89 CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 2/6/89 PARCEL ID AND CASE NO.
DATE COMPLETE: 0.2/ /l /f9 2737 - 182 -13 -004 03 89
STAFF MEMBER: G
Special fie vie v.) and Tnsubs{an
PROJECT NAME: Pitkin CenterAGMOS Amendment
Project Address: 520 East Hyman Avenue
Legal Address: Lots 2 and 3, Pitkin Center Subdivision
APPLICANT:
Applicant Address:
REPRESENTATIVE: Kim Weil, Bill Poss & Associates
Representative Address /Phone: 605 East Main Street
Aspen, CO 81611 5 -4755
PAID: YES NO AMOUNT: 750.00 NO. OF COPIES RECEIVED: 1
TYPE OF APPLICATIONN:� 1 STEP: ,V 2 STEP:
Y&
P &Z Meeting Date /• :al PUBLIC HEARING: YES (AV
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
Planning Director Approval: Paid:
Insubstantial Amendment or Exemption: Date:
REFS LS:
City Attorney Mtn. Bell School District
\/ City Engineer Parks Dept. Rocky Mtn Nat Gas
Housing Dir. Holy Cross State Hwy Dept(GW)
Aspen Water Fire Marshall State Hwy Dept(GJ)
City Electric Building Inspector
Envir. Hlth. Roaring Fork Other
Aspen Consol. Energy Center
S.D. /
DATE REFERRED: £/ INITIALS: 0 p
FINAL ROUTING: DATE ROUTED: ( J' i INITIAL: unt.
City Atty ✓ City Engineer Zoning _ Env. Health
Housing Other:
FILE STATUS AND LOCATION:
CASE DISPOSITION
To: File
From: Roxanne Eflin
Re: 520 E. Hyman Ave., Special Review - Open Space Payment -
in -Lieu
Date: May 4, 1989
On March 21, 1989, the P &Z approved under Special Review the Open
Space Payment -In -Lieu for 520 E. Hyman Ave., Pitkin Center, to
allow for the construction of a third floor balcony /deck of 112
sq. ft., which projects into open space. Staff's recommendation
of payment -in -lieu of open space, in an amount equal to 1.87% of
the value of the unimproved land, prior to the issuance of a
building permit (see memo), was approved by the Commission.
cd.520eh
MEMORANDUM
To: Aspen Planning and Zoning Commission
From: Roxanne Eflin, Planning Office
Re: Special Review; Open Space Payment -in -Lieu, 520 E.
Hyman Ave., the Pitkin Center
Date: March 21, 1989
APPLICANT'S REQUEST: Special Review approval from P &Z to allow
for payment -in -lieu of required open space for the proposed 112
sq. ft. third floor balcony at the Pitkin Center building.
APPLICANT: Pitkin Center, Ltd., represented by Bill Poss and
Associates
LOCATION: 520 E. Hyman Ave., Lots 2 and 3, Pitkin Center
Subdivision, City of Aspen
ZONING: CC, Commercial Core
DESCRIPTION OF THE PROPOSAL: The owners of the Pitkin Center
have determined that the penthouse suite, currently for sale, is
more marketable with a south facing outside deck /balcony. The
8'x14' (112 sq. ft.) projecting balcony will be contained within
the "L" shape configuration of the structure.
OTHER COMMITTEE ACTION: In their regular meeting of January 24,
1989, the HPC approved this minor development, finding no
negative impact to the Commercial Core Historic District.
REFERRAL COMMENTS: The Engineering Department has not responded
with referral comments.
STAFF COMMENTS: "Open Space" is defined in the code as follows:
Any portion of a parcel or area of land or water which is open or
unobstructed from the ground to the sky..." The proposal has
been found to obstruct the "ground -to -sky" criteria, therefore
technically reducing the open space on the site. The plaza -level
open space area of 1,500 sq. ft. (25 %) will not be effected.
Staff agrees with the applicant that the minimum size of the deck
has very little impact to the open space of the site and the
Commercial Core, but that mitigation is necessary per code
requirements.
Section 7- 404(A)(3) of the Land Use Code gives the P &Z the
authority to grant approval for the reduction of required open
space provided payment -in -lieu is received by the applicant prior
to the issuance of the building permit. The applicant must
demonstrate that the provision of less than the required amount
of open space on -site will be more consistent with the character
of surrounding land uses than would be the provision of open
space according to the standard. The formula to determine such
payment -in -lieu is stated as follows:
"Appraised value of the unimproved land, multiplied by the
percentage of the site required to be open space which is to
be developed, equals value of payment.
"The appraised value of the property shall be determined by
the submission of a current appraisal performed by a
qualified professional real estate appraiser."
The applicant has agreed to provide an appraisal for the
unimproved property and pay an amount equal to 1.87% (112 sq. ft.
deck area /6,000 sq. ft. lot area) based on this appraisal. Staff
has checked the calculation and finds it to meet the intent of
the code, however, the provision itself is unclearly written and
should be corrected.
ADDITIONAL STAFF COMMENTS: In addition to Special Review
approval by P &Z, the Planning Director will concurrently be
granting approval for an Insubstantial GMQS Amendment for the
proposal allowed in Section 8- 107(A)(2). In reviewing the
original GMQS scoring for architectural design, we found that P &Z
and staff's scores averaged 2.5. It is our opinion that the
balcony proposal would not have reduced that overall score, and
we find that the proposal has no effect on the conditions and
representations made during the original project review.
RECOMMENDATION: The Planning Office recommends that the P &Z
grant Special Review approval for payment -in -lieu of open space,
in amount equal to 1.87% of the value of the unimproved land.
Payment shall be made prior to the issuance of a building
permit.
memo.pz.520eh
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1. Description of Request
The applicant requests that the city accept a cash-in-
lieu payment for a portion of the existing open space at
Fitkin Center located at 520 Fast Hymen,
•
2. Discussion
Pitkin Center presently 1500 S.F. (25%) open Space. This
"pen space is contained in a ground level plaza and a
mid-block pedestrian link at the east edge of the
property. The applicants request is te add a deck
measuring 8 ' 0" x 14' 0" (112 s.f^) at the Southwest
corner of the third floor. The portion under the new
deck will no longer be open to the sky and therefore will
not meet the definition of open space. The applicant
wishes to make two points regarding this request:
• First, no plaza area will be lost by the proposal. The
area contained in the plaza will remain exactly the same.
Second the new deck is small and therefore should
propose little impact to the plaza level.
3" Neighborhood Analysis
The area around Pitkin Center is heavily commercial.
None f,Df the properties on the South side of the 500 block
of Hyman contain any open space. The properties on the
North side do contain open space, generally, none of them
meet the 25% code requirement,
4^ Summary
Given the following facts:
1" No plaza area will he lost
2. No property in the immediate area contain
25% open space
3. The proposed deck is small
The applicants feel a cash-in-lieu payment is appropriate
in this case.
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5. Paymen�
If this proposal is accepted, the applicant will provide
an appraisal for the unimproved property. At the time a
building permit is issued, the applicant will pay an
amount equal to 1"87% (112 s.f. deck area/6000 s"f^ lot
area) of this appraisal" The payment will conform to all
applicable regulations.
•
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MEMORANDUM
To: Cindy Houben, Planning Office
From: Chuck Roth, Assistant City Engineer are
Date: March 9, 1989
Re: Pitkin Center Special REview and Insubstantial GMQS
Amendment
Having reviewed the above referenced application, the Engineering
Department has the following comments:
1. This property was subdivided in a lot split action in about
1983.
2. There do not appear to be any issues requiring Engineering
Department comment.
CR /cr /memo 89.16
MEMORANDUM
To: Aspen Planning and Zoning Commission
From: Roxanne Eflin, Planning Office
Re: Special Review; Open Space Payment -in -Lieu, 520 E.
Hyman Ave., the Pitkin Center
Date: March 21, 1989
APPLICANT'S REQUEST: Special Review approval from P &Z to allow
for payment -in -lieu of required open space for the proposed 112
sq. ft. third floor balcony at the Pitkin Center building.
APPLICANT: Pitkin Center, Ltd., represented by Bill Poss and
Associates
LOCATION: 520 E. Hyman Ave., Lots 2 and 3, Pitkin Center
Subdivision, City of Aspen
ZONING: CC, Commercial Core
DESCRIPTION OF THE PROPOSAL: The owners of the Pitkin Center
have determined that the penthouse suite, currently for sale, is
more marketable with a south facing outside deck /balcony. The
8'x14' (112 sq. ft.) projecting balcony will be contained within
the "L" shape configuration of the structure.
OTHER COMMITTEE ACTION: In their regular meeting of January 24,
1989, the HPC approved this minor development, finding no
negative impact to the Commercial Core Historic District.
REFERRAL COMMENTS: The Engineering Department has not responded
with referral comments.
STAFF COMMENTS: "Open Space" is defined in the code as follows:
Any portion of a parcel or area of land or water which is open or
unobstructed from the ground to the sky..." The proposal has
been found to obstruct the "ground -to -sky" criteria, therefore
technically reducing the open space on the site. The plaza -level
open space area of 1,500 sq. ft. (25 %) will not be effected.
Staff agrees with the applicant that the minimum size of the deck
has very little impact to the open space of the site and the
Commercial Core, but that mitigation is necessary per code
requirements.
Section 7- 404(A)(3) of the Land Use Code gives the P &Z the
authority to grant approval for the reduction of required open
space provided payment -in -lieu is received by the applicant prior
to the issuance of the building permit. The applicant must
demonstrate that the provision of less than the required amount
of open space on -site will be more consistent with the character
of surrounding land uses than would be the provision of open
space according to the standard. The formula to determine such
payment -in -lieu is stated as follows:
"Appraised value of the unimproved land, multiplied by the
percentage of the site required to be open space which is to
be developed, equals value of payment.
"The appraised value of the property shall be determined by
the submission of a current appraisal performed by a
qualified professional real estate appraiser."
The applicant has agreed to provide an appraisal for the
unimproved property and pay an amount equal to 1.87% (112 sq. ft.
deck area /6,000 sq. ft. lot area) based on this appraisal. Staff
has checked the calculation and finds it to meet the intent of
the code, however, the provision itself is unclearly written and
should be corrected.
ADDITIONAL STAFF COMMENTS: In addition to Special Review
approval by P &Z, the Planning Director will concurrently be
granting approval for an Insubstantial GMQS Amendment for the
proposal allowed in Section 8- 107(A)(2). In reviewing the
original GMQS scoring for architectural design, we found that P &Z
and staff's scores averaged 2.5. It is our opinion that the
balcony proposal would not have reduced that overall score, and
we find that the proposal has no effect on the conditions and
representations made during the original project review.
RECOMMENDATION: The Planning Office recommends that the P &Z
grant Special Review approval for payment -in -lieu of open space,
in amount equal to 1.87% of the value of the unimproved land.
Payment shall be made prior to the issuance of a building
permit.
memo.pz.520eh
MEMORANDUM
TO: City Attorney
City Engineer
FROM: Cindy Houben, Planning Office
RE: Pitkin Center Special Review and Insubstantial GMQS
Amendment
DATE: February 20, 1989
Attached for your review and comments is an application from Kim
Weil of Bill Poss & Associates requesting approval of a Special
Review for reduction of required open space in the CC district in
order to construct a deck on the Pitkin Center Building located
at 520 East Hyman Ave.
Please review this material and return your comments no later
than March 8, 1989 so that I may have time to prepare a memo for
the P &Z.
Thank you.
ASPEN /PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 920 -5090
February 20, 1989
Kim Weil
Bill Poss & Associates
605 East Main Street
Aspen, Colorado 81611
RE: Pitkin Center Special Review and Insubstantial GMQS
Amendment
Dear Kim,
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that your application is complete. The referral fee
for the Engineering Department is $80.00 rather than $50.00.
Please submit $30.00 additional.
We have scheduled your application for review by the Aspen
Planning and Zoning Commission on Tuesday, March 21, 1989 at a
meeting to begin at 4:30 P.M. The Friday before the meeting
date, -we will call to inform you that a copy of the memo
pertaining to your application is available at the Planning
Office.
If you have any other questions please call, Cindy Houben, the
planner assigned to your case.
Sincerely,
•
Debbie Skehan
Administrative Assistant
ATPATP 1
LAND USE APPLICATION FORM
1) Project Name Heck Addition, Pitkin Center
2) Ptcrject Location 570 East Hyman
Lots 2 and 3 Pitkin Center Subdivision
(indicate street address, lot & block number, legal description where
appropriate)
3) Present Zoning CC 4) Int Size 6000 s.f.
5) Applicant's Name, Address & Phone # see attached
6) Representative's Name, Address & Phone # ILim Weil, c/o Bill Poss and Associates
605 East Main Street 111, Aspen, Colorado 81611
7) type of Application (please check all that apply):
_ Conditional Use _ Conceptual SPA _ Conceptual Historic Dev.
X Special Review _ Final SPA _ Final Historic Dev.
8040 Greenline _ Conceptual PUD _ Minor Historic Dev.
_ Stream Margin _ Final FUD _ Historic Demolition
_ Mountain Plane _ Subdivision • Historic Designation
_ Condminirm,ization . 'Dext,/Map Amendment _ Q $ Allotment :
Iat Split/Lot Line QMS Exemption
• . Adjustment
8) Description of Ex sting Uses (number and type of existing structures;
approximate sq. ft.; number of bedrooms; any Previous appals granted to the
Ply) -
HPC Approval 1 - 24 - 89
9) Description of Development Application
Cash - in - lieu of open space
10) Have you attached the following?
Yes Response to Attachment 2, Minimum Submission Ortents
Yes Response to Attachment 3, Specific Submission Contents
Yes Response to Attachment 4, Review Stardards for Your Application
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February 2, 1989 •
Cindy Houben
City of Aspen •
Planning Office '
130 S, Galena
Aspen, Colorado 81611
RE: 520 Ea5t Hyman, Pitkin Center
Dear Cindy,
7 have enclosed an application for a cash-in-lieu of open
space special review for the above referenced project. Please
review this application and place the matter on the P & Z
agenda as soon as possible. If you have any further questions
please do not •hrsitatr to call"
Sincerely,
Bill Poss and Associates
Kim Weil
Prnject Architect
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