HomeMy WebLinkAboutlanduse case.boa.955kingstreet.006-00
MEMORANDUM
TO:
Board of Adjustment
Joyce Ohlson, Deputy Director
Fred Jarman, Planner 6.
THRU:
FROM:
r~
RE:
955 King Street Addition
DATE:
August 10, 2000
SUMMARY: The applicant requests relief for three variances in this application for the
955 King Street Addition. These variances include:
I) 3' -10" variance from the west required 10' side yard setback for a portion of the
proposed bedroom I bath I study addition,
2) 1'-6" variance from the combined side yard setback for a fire place 6' in height,
and
3) 2'-4" variance from the combined front I rear yard setback on the south comer of
the proposed dining room addition.
The property is an 8,483 sq. ft. lot (6,788 less the easement) located in the R-6 zone
district, and is allowed an FAR of 3,726 and is required to comply with the following
setback requirements:
Side Yard -
Combined Side Yard-
Front Yard-
Rear Yard-
Combined FrontlRear-
10 feet
25 feet
10 feet
10 feet
30 feet
The applicants are proposing the following:
Side Yard-
Combined Side Yard-
Front Yard-
Rear Yard-
Combined FrontlRear
6 feet 2 inches
23 feet 6 inches
10 feet
10 feet
27 feet 8 inches
Staff finds the subject lot of 8,483 square feet not to be unique nor its required setback
requirements too restrictive in the R-6 zone district. Further the applicant is able to retain
the allowable FAR for a duplex in the R-6 zone district because ofthe existing Category
1 unit, which constitutes the other half of the duplex. Typically, an 8,483 square foot lot
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,
in the R-6 zone district is restricted to zoning provisions for lots of 8,000 to 10,000
square feet. Prior to this application the applicant submitted and has been awarded a
building permit for an addition, which allows a similar development without variances
from setback requirements while allowing an addition. (See Exhibit A) Therefore, Staff
finds neither the access easement nor the Category 1 unit (the other half of the duplex)
presents a hardship or restriction on this lot.
STAFF RECOMMENDATION: Staff recommends denial of the variance request
finding that the Review Standards have not been satisfied.
APPLICANT:
Bill Lipsey and Linda Girvin
LOCATION:
955 King Street, Lot 1, Astor Subdivision, City of Aspen, Colorado.
EXHIBITS:
Exhibit A: Approved King Street Residence Addition
Exhibit B: Applicant's Letter of Request
Exhibit C: Applicant's 24" x 36" Proposed Site Plan
REVIEW STANDARDS AND STAFF EVALUATION: Pursuant to Section
26.108.040 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.
Staff Response: Although the Area Community Plan (AACP) does not specifically
address this lot, the AACP was written with the intent that the provisions guiding
development in the Aspen Land Use Code (Title 26) require development to comply with
specific standards to achieve the overall vision as described in the AACP. A continued
allowance of variances undermines the intent of the AACP and renders the Land Use
Code ineffective. Therefore, Staff finds that because the applicant has shown (See Exhibit
A), and been permitted, a request to expand without requested variances; this standard
has not been met.
2. Standard: The granting of the variance is the minimum variance that will make
possible the reasonable use of the parcel, building, or structure.
Staff Response: Staff does not feel that the granting of the variances is the minimum
that will make possible the reasonable use of the parcel building, or structure. There is
an existing house and garage; therefore there already exists a reasonable use of the parcel.
3. Standard: Literal interpretation and enforcement of the terms and provisions of
this title would deprive the applicant ofrights 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
applies:
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.
Staff Response: Staff is unable to find a hardship or practical difficulty, which negates
"reasonable use" of the property. There is an existing house and garage; an addition has
been designed to fit within the restrictive setbacks. If the Board denies the request for the
variances, the property is not deemed un-developable. Staff cannot recommend the
Board approve the variances because no hardship exists.
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 applicant or
interested parties.
}> Deny the variance finding that the review standards are not met.
RECOMMENDATION: Staff recommends denial for the side yard, combined side yard
and combined front I rear yard variance requests, finding that the Review Standards have
not been satisfied. [Because all motions should be in the affirmative, the following
motion is contrary to Staff's position.)
RECOMMENDED MOTION: "I move to approve Resolution No. 00-06 granting
approval for variances at 955 King Street, Lot 1, Astor Subdivision, City of Aspen,
Colorado finding that all Review Standards have been met."
r'",",
-
RESOLUTION NO. 00-06
Series of 2000
A RESOLUTION OF THE BOARD OF ADJUSTMENT OF THE CITY OF ASPEN
APPROVING VARIANCES IN CASE NUMBER 00-06 RELATING TO PROPERTY IN
THE CITY OF ASPEN WITH A STREET ADDRESS OF 955 KING STREET, LOT 1,
ASTOR SUBDIVISION, CITY OF ASPEN, COLORADO.
WHEREAS, Bill Lipsey and Linda Girvin submitted an application, dated June 26, 2000
for variances from the dimensional requirements of Chapter 26 of the Aspen Municipal Code; and
WHEREAS, notice of the proposed variance was provided to surrounding property owners
in accordance with Section 26-304-060(E)(3) of the Aspen Municipal Code. Evidence of such
notice is on file with the City Clerk; and
WHEREAS, this matter came for hearing before the Board of Adjustment on August 10,
2000; and
WHEREAS, the Board of Adjustment finds that the grant of variance is generally
consistent with the purposes, goals, objectives, and policies of the Aspen Area Comprehensive Plan
and Chapter 26 of the Aspen Municipal Code; and
WHEREAS, the Board of Adjustment finds that the grant of variance is the minimum
variance that will make possible the reasonable use of the parcel, building or structure; and
WHEREAS, the Board of Adjustment fmds that the literal interpretation and enforcement
of the terms of Chapter 26 of the Aspen Municipal Code 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 that the applicant's rights would be
deprived absent a variance, the Board considered certain 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; and
WHEREAS, the Board of Adjustment determined that the required variance Review
Standards cited above were satisfied and the variance request was therefore approved by a vote of
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF
THE CITY OF ASPEN, COLORADO:
The Board of Adjustment does hereby grant approval of the following variances from the terms of
Chapter 26 of the Aspen Municipal Code:
}> a 3' -10" variance from the west side yard setback for a portion of the proposed
bedroom I bath I study addition;
}> aI' -6" variance from the combined yard setback of for a fire place 6' in height;
and
}> 2'-4" variance from the combined front I rear yard setback on the south
comer of the proposed dining room addition at 955 King Street, Lot 1,
Astor Subdivision, City of Aspen, Colorado.
INTRODUCED, READ AND ADOPTED by the Board of Adjustment of the City of Aspen on
the 1 Oth day of August, 2000.
Chairperson
I, the undersigned duly appointed and acting Deputy City Clerk do certify that the foregoing is a
true and accurate copy of that resolution adopted by the Board of Adjustment of the City of Aspen,
Colorado, at a meeting held on the day hereinabove stated.
Deputy City Clerk
Approved as to content:
Assistant City Attorney
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LINDA GIRVIN / BILL LIPSEY
VARIANCE REQUEST
955 KING STREET
6/26/00
STATEMENT OF VARIANCE:
The property is zoned R-6. Existing conditions consist of a 2,100sf - 2 BR
primary residence where the applicants live and a Category 1 single BR ADD
presently occupied by a school teacher. The Applicants wish to expand their
existing 2 BR house.
Part A involves adding a 3'd Bedroom/BathlStudy of :t771sf:
The applicants request relief of 3'- 10" from the west required 10' side yard
setback for a portion of the proposed Bedroom/Bath/Study Addition and relief
from the Combined Sideyard Setback of 1'-6" for a sliver of fireplace 6' high. The
requested Side Yard Variance was calculated by "sliding" proportionately from
5' to 10' as the lot area increases from 8,000sf to 1O,000sf. Thus it complies with
the intent of the Sideyard Setback requirement, i.e., that the sideyard increase
proportionately as lot size increases.
· Over 20% of our 8,483 sf lot area is lost to an access easement. Another 4% is
taken up by a Category 1 ADD. Thus, the available lot area left for our house is
24% less than a typical R-6lot of comparable size. Although our lot size is
8,483sf, the area left for our house is effectively 6,450sf and the required yard
setbacks remain equal to that of lots between 8,000sf-1O,000sf.
A 20' access easement combined with a ADD on a small non-rectangular lot are
extreme and unique circumstances that create practical difficulties and
hardships. Dimensional regulations created for larger lots are imposed on a
smaller lot thus limiting the design options for a minor addition to our house.
These constraints do not result from any actions taken by ourselves.
· In the R-6 zone the Combined Sideyard Setback "slides" from a 8,000sf to
1O,000sf lot size while the minimum Sideyard Setback "jumps" from 5' to 10' as
the lot size goes from 8,000sf to 8,00lsf.
This inconsistency penalizes the lot owner whose property is near the 8,000sf
threshold, i.e., us. We think it is consistent with the intent of the code that the
Sideyard Setback "slide" gradually (as does the Combined Setback) rather than
"jump" abruptly.
. Our lot tapers and the existing house is located towards the narrow end. This
deviant geometry creates an additional "squeeze" in terms of the "jump" in side
yard setbacks. Thie; geometric constraint did not result from any actions taken by
ourselves.
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July 27, 2000
City of Aspen Board of Adjustment
130 South Galena Street
Aspen. CO 81611
Re: Variance Request
955 King Street
Linda Garvin I Bill Lipsey
Gentlemen:
We would like to state our clear objection to the approval of the above requested Variance Request.
First. by staying within the Sideyard Setback requirements, a house of 6,450 sf would still be allowed and
would be comparable to other houses in the neighborhood. To claim a "hardship" as if they just noticed
their lot is somewhat irregularly shaped or that their house has a splayed wall i.Sridiculous. This "splayed
wall" has NO effect on the neighborhood as this wall is enclosed by the north (facing King Street) and
east sides of the house and a wall of trees on the south and west sides. effectively making the wall invis-
ible to anyone else. Also. this "minor addition" to the house appears to increase the footprint of the
building by something like 20'7e and certainly impacts the neighborhood to a far greater degree than the
"splayed wall."
This home was built only a few years ago to fit into the neighborhood. Since purchasing it and moving in,
the applicants have been consistently changing. remodeling and adding to the house. If the applicants
desired a larger home and did not appreciate the shape of their living room or size of their house, perhaps
the purchase of a larger lot with a home of a different design would have been in order. and this smaller,
irregularly-shaped lot in a neighborhood of irregularly-shaped lots should have been left to someone else.
It is our opinion that the bedroom addition be cut down to fit within the Sideyard Setback allowances and
the fireplace addition be eliminated totally. This only adds to the pollution of Aspen in general and to our
property in particular as they want it located right in our backyard. That the applicants feel "squeezed,"
"constrained," or that they are operating under "hardship" is a result of their own actions in purchasing
this home and not a result of any action taken by any of their neighbors, who do not want to be penalized
by the applicants' fireplace smoke and their building encroaching on the setback.
J1tM ~
Margo ~
935 King Street
1,
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Linda Cowling
905 King Street
ertz
2 Queen Street. West
Kl Hanson
Jonas Hertz
932 Queen Street, East
July 27, 2000
City of Aspen Board of Adjustment
130 South Galena Street
Aspen, CO 81611
Re: Variance Request
955 King Street
Linda Garvin I Bill Lipsey
Gentlemen:
We would like to state our clear objection to the approval of the above requested Variance Request.
First, by staying within the Sideyard Setback requirements, a house of 6,450 sf would still be allowed and
would be comparable to other houses in the neighborhood. To claim a "hardship" as if they just noticed
their lot is somewhat irregularly shaped or that their house has a splayed wall i.Sridiculous. This "splayed
wall" has NO effect on the neighborhood as this wall is enclosed by the north (facing King Street) and
east sides of the house and a wall of trees on the south and west sides, effectively making the wall invis-
ible to anyone else. Also. this "minor addition" to the house appears to increase the footprint of the
building by something like 20'70 and certainly impacts the neighborhood to a far greater degree than the
"splayed wal!."
This home was built only a few years ago to fit into the neighborhood. Since purchasing it and moving in,
the applicants have been consistently changing, remodeling and adding to the house. If the applicants
desired a larger home and did not appreciate the shape of their living room or size of their house, perhaps
the purchase of a larger lot with a home of a different design would have been in order. and this smaller,
irregularly-shaped lot in a neighborhood of irregularly-shaped lots should have been left to someone else.
It is our opinion that the bedroom addition be cut down to fit within the Sideyard Setback allowances and
the fireplace addition be eliminated totally. This only adds to the pollution of Aspen in general and to our
property in particular as they want it located right in our backyard. That the applicants feel "squeezed,"
"constrained," or that they are operating under "hardship" is a result of their own actions in purchasing
this home and not a result of any action taken by any of their neighbors. who do not want to be penalized
by the applicants' fireplace smoke and their building encroaching on the setback.
~hh
Margo am
935 King Street
/t,
lL~\t"' I' -r... i \
I ..,
r)(1'''J..;. ~~
Linda Cowling
905 King Street
?~
ertz
2 Queen Street, West
KI Hanson
Jonas Hertz
932 Queen Street, East
.
955 King Street Variances Request
APPLICANT:
Bill Lipsey and Linda Girvin
SUMMARY: The applicant requests relief for three variances in this application for the
955 King Street Addition. These variances include:
1) 3'-10" variance from the west required 1 0' side yard setback for a portion of the
proposed bedroom I bath I study addition,
2) 1'-6" variance from the combined side yard setback for a fire place 6' in height,
and
3) 2'-4" variance from the combined front I rear yard setback on the south comer of
the proposed dining room addition.
}>
district, and is allowed an FA
setback requirements:
}> Staff finds the subject lot of 8,48 square feet not to be unique nor its required
setback requirements too restrictive in the R-6 zone district.
}> Staff finds the applicant is able to retain the allowable FAR for a duplex in the R-6
zone district because of the existing Category 1 unit, which constitutes the other half
of the duplex.
}> Typically, an 8,483 square foot lot in the R-6 zone district is restricted to zoning
provisions for lots of 8,000 to 10,000 square feet.
.
'j\
}> Prior to this application the applicant submitted and has been awarded a building
permit for an addition, which allows a similar development without variances from
setback requirements while allowing an addition. (See Exhibit A)
~ Therefore, Staff finds neither the access easement nor the Category 1 unit (the other
half of the duplex) presents a hardship or restriction on this lot.
Staff recommends denial of the variance request finding that the Review Standards have
not been satisfied.
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.
Staff Response: Although the Area Community Plan (AACP) does not specifically
address this lot, the AACP was written with the intent that the provisions guiding
.
development in the Aspen Land Use Code (Title 26) require development to comply with
specific standards to achieve the overall vision as described in the AACP. A continued
allowance of variances undermines the intent of the AACP and renders the Land Use
Code ineffective. Therefore, Staff finds that because the applicant has shown (See Exhibit
A), and been permitted, a request to expand without requested variances; this standard
has not been met.
2. Standard: The granting of the variance is the minimum variance that will
make possible the reasonable use of the parcel, building, or structure.
Staff Response: Staff does not feel that the granting of the variances is the minimum
that will make possible the reasonable use of the parcel building, or structure. There is
an existing house and garage; therefore there already exists a reasonable use of the parcel.
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 ofthe following conditions applies:
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 ofthe 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.
Staff Response: Staff is unable to find a hardship or practical difficulty, which negates
"reasonable use" of the property. There is an existing house and garage; an addition has
been designed to fit within the restrictive setbacks. If the Board denies the request for the
variances, the property is not deemed un-developable. Staff cannot recommend the
Board approve the variances because no hardship exists.
. -"_..~_I
-.
--
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--.;
LINDA GIRVIN / BILL LIPSEY
VARIANCE REQUEST
955 KING STREET
6/26/00
STATEMENT OF VARIANCE:
The property is zoned R-6. Existing conditions consist of a 2,100sf - 2 BR
primary residence where the applicants live and a Category 1 single BR ADU
presently occupied by a school teacher. The Applicants wish to expand their
existing 2 BR house.
Part A involves adding a 3'd Bedroom/BathlStudy of :t771sf:
The applicants request relief of 3'- 10" from the west required 10' side yard
setback for a portion of the proposed Bedroom/Bath/Study Addition and relief
from the Combined Sideyard Setback of 1'-6" for a sliver of fireplace 6' high. The
requested Side Yard Variance was calculated by "sliding" proportionately from
5' to 10' as the lot area increases from 8,000sf to 10,000sf. Thus it complies with
the intent of the Sideyard Setback requirement, i.e., that the sideyard increase
proportionately as lot size increases.
. Over 20% of our 8,483 sf lot area is lost to an access easement. Another 4% is
taken up by a Category 1 ADD. Thus, the available lot area left for our house is
24% less than a typical R-6lot of comparable size. Although our lot size is
8,483sf, the area left for our house is effectively 6,450sf and the required yard
setbacks remain equal to that of lots between 8,000sf-10,000sf.
A 20' access easement combined with a ADU on a small non-rectangular lot are
extreme and wlique circumstances that create practical difficulties and
hardships. Dimensional regulations created for larger lots are imposed on a
smaller lot thus limiting the design options for a minor addition to our house.
These constraints do not result from any actions taken by ourselves.
· In the R-6 zone the Combined Sideyard Setback "slides" from a 8,000sf to
1O,000sf lot size while the minimum Sideyard Setback "jumps" from 5' to 10' as
the lot size goes from 8,000sf to 8,00lsf.
This inconsistency penalizes the lot owner whose property is near the 8,000sf
threshold, i.e., us. We think it is consistent with the intent of the code that the
Sideyard Setback "slide" gradually (as does the Combined Setback) rather than
"jump" abruptly.
· Our lot tapers and the existing house is located towards the narrow end. This
deviant geometry creates an additional "squeeze" in terms of the "jump" in side
yard setbacks. Thie; geometric constraint did not result from any actions taken by
ourselves.
~'"
,.....'-,
o The "jump" in Sideyard Setback combined with the tapered lot shape forces a
room shape that is not orthogonal to the existing house -- a splayed wall. This
creates an exterior wall angle is that inconsistent with houses on adjoining lots.
The Design Guidelines discourage this. It would be better for the neighborhood
and for us to avoid this.
o Our property is quasi-comer lot. It abuts King Street on one side and a cul-de-
sac on the comer. This atypical configuration while not strictly a "comer lot" by
code definition, really is a comer lot --- yet it cannot benefit from the flexibility
given a comer lot by the zoning code. This too is a hardship.
Part B involves adding :t64sf to the existinl!: dining room.
The applicants request relief of 1'-4" from the Combined Front/Rear yard
Setback on the south comer of the proposed Dining Room addition. This request
occurs in narrow 4'-6" wide band and takes up an area of 10.5sf for a single story
addition.
o The existing Dining Room is an awkward triangular shape. We wish to square
it off so the dining table will better fit. The design of the original house did not
foresee the consequences of the Combined Setback regulation which had just
been enacted. This practical difficulty is unique to our parcel and did not result
from any actions taken by ourselves.
. Our existing house plan is "squeezed" by a combination of the access easement
and the ADU creating dimensional hardships relative to adding on to the comer
the existing structure.
o It should be noted that the allowed Coverage on this lot has not been
maximized (32% allowed - 30% actual). We think our proposed design is better
for the neighborhood than a solution that would maximize the allowed coverage
and increase the bulkiness of the design.
.......
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---
July 6, 2000
Bill Lipsey & Linda Girvin
955 King Street
Aspen, CO 81611
RE: Variance Request
Dear Bill Lipsey and Linda Girvin,
I am writing to you regarding the three (3) variance requests from side and front yard
setback requirements. I am taking over for Sarah Oates on this request, as she will be
out of town. As promised, enclosed you will find 1) a required Notice of Public
Hearing and a 2) a receipt for $155.00. This request for variance application will go
before the Board of Adjustment (BOA) pursuant to Section 26.216.010(A) of the Aspen
Land Use Code.
Noticing requirements for this public hearing include a posting of the included notice
on the property and mailing to property owners with 300 feet of your property 10 days
prior to the public hearing date of August 3"1, 2000.
Feel free to contact me if you have any questions.
Sincerely,
/1~,
~
Fred A. Jarman
Planner, City of Aspen
(970) 920.5102
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