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Home My WebLink Aboutlanduse case.boa.702W-Main.002-98 RESOLUTION NO~ Series of 1998 A RESOLUTION OF THE BOARD OF ADJUSTMENT OF THE CITY OF ASPEN GRANTING A VARIANCE WITH CONDITIONS IN CASE NUMBER 98-04 RELATING TO PROPERTY IN THE CITY OF ASPEN WITH AN ADDRESS OF 915 WEST FRANCIS STREET AND A LEGAL DESCRIPTION OF LOT 3 AND F-l, BLOCK 4, CITY AND TOWNSITE OF ASPEN, ASPEN,COLORADO. WHEREAS, Liz Talenfeld made application, dated April 14, 1998 to the Board of Adjustment for a variance from the dimensional requirements of Chapter 24 of the Aspen Municipal Code; and WHEREAS, this matter came on for hearing before the Board of Adjustment on May 7, 1998 and after full deliberations and consideration of the evidence and testimony presented. o NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF THE CITY OF ASPEN, COLORADO: Section 1. Findings of Fact. The Board of Adjustment makes the following findings of fact: 1. A development application for a variance was initiated on April 14, 1998 by Liz Talenfeld for property with a street address of 915 West Francis Street, Aspen, Colorado. 2. Notice of the proposed variance has been provided to surrounding property owners .in accordance with Section 24-6- 205(E) (4)b) of the Aspe~ M~icipal Code. Evidence of such notice is on file with~he'City Clerk. 3. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Comprehensive Plan and Chapter 24 of the Aspen Municipal Code. 111111I111111111111111111111111111111111111111111111111 424378 11/11/1998 09:2!A RESOLUTI DAVIS SILVI 1 of 3 R 16.00 D 0.00 N 0.00 PITKIN COUNTY CO 4. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure. 5. The literal interpretation and enforcement of the terms of Chapter 24 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 circum- stances 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; to wit: ( The parcel is located on an alley which has historically been inaccessible. With the proposed opening of the alley right-of-way, development at the rear of the property is now constrained by the existing large trees, as well as the skewed position of the house within the property boundaries, resulting in practical difficulti~s unique to the parcel which are not a direct result of actions of the applicant. Section 2. Variances Granted. The Board of Adjustment does hereby grant the applicant the following variances, with conditions, from the terms of Chapter 24 of the Aspen Municipal Code: A five foot rear yard setback variance, a four foot six east side yard setback variance and a site coverage variance and 1/2 percent at 915 West Francis Street to allow construction of a two car garage. inch of 2 for 2. ~l!~~811111111111 11111111111111I11111111I11111 11111111 2 of 3 ~1~:1~~9~8009:2!A RESOLUTI DAVIS SILVI . .00 N 0.00 PITKIN COUNTY CO Section 3. Conditions Upon Which Variance is Granted. The variance granted by Section 2, above, is specifically conditioned upon and subject to the following conditions: 1. The existing West Francis Street driveway curb cut will be removed and replaced with appropriate landscaping. 2. No roof deck on the garage structure will be permitted within the rear and east side yard setback areas. 3. Unless vested as part of a development plan pursuant to Section 24-6-207 of the Aspen Municipal Code, the variance granted herein shall automatically expire after twelve (12) months from the date of approval unless development has been COllllllenced as evidenced by: the issuance of a building permit, or an extension granted by the Board in which case the variance shall expire at the end of the extension. 4. Applicant shall, prior to filing an application for a building permit, cause to be recorded with the Clerk and Recorder's Office of Pitkin County a copy of this resolution. of the INTRODUCED, READ AND ADOPTED by the Board of Adjustment eiCy of A"=~ ~ "v. ",.. 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 ,. ....- ~ /i ("J- '.. t~i <j.ty " . ., .. J . A ~...- iJ. 1; ., I' -! ., IJ';' t 1\1.,_ /"'\i.~. .v \ '.J. Approved as .1 Ita i8 0:) ,v13S2A 1111111111111111111111111111111111111111111111111111111 424376 11/11/1998 09:2!A RESOLUTI DAVIS SILVI 3 of 3 R 16.00 D 0.00 N 0.00 PITKIN COUNTY CO _-.--......_~~~,_...~..... ,-" .......-.--..---..---- NOTICE OF PUBLIC HEARING CORRECTION OF NOTICE PREVIOUSLY ISSUED FOR MARCH 19, 1998 MEETING CASE #98-2 Before the City of Aspen Board of Adjustment TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE VARIANCE DESCRIBED BELOW: Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a public hearing will be held in the BASEMENT MEETING ROOM, City Hall, Aspen, Colorado, (or at such other place as the meeting may be then adjourned) to consider an application filed with the said Board of Adjustment requesting authority for variarlce from the provisions of the Zoning Ordinance, Chapter 26, Official Code of Aspen. All persons affected by the proposed variance are invited to appear and state their views, protests or objections. If you cannot appear personally at such meeting, you are urged to state your views by letter, particularly if you have objection to such variance, as the Board of Adjustment will give serious consideration to the opinions of surrounding property owners and others affected in deciding whether to grant or deny the request for vanance, Particulars of the hearing and requested variance are as follows: Date and Time of Meeting: Date: March 26, 1998, City Hall Time: 4:00 P.M. Owner for Variance: Applicant for Variance: Name: Mr. Mark Pearson Same Address: 702 West Main Street, Aspen, CO 81611 Location or description of property: 702 West Main Street, with a legal description of Block 18, Lot S and the 10 easterly feet of Lot R, Aspen, CO, Variances Requested: A 13' 6" rear yard setback variance and a 5' 6" east side yard setback variance to allow for construction of a carport and a second story addition to the existing non-conforming structure, Will applicant be represented by Counsel: YES: NO: X The City of Aspen Board of Adjustment 130 S, Galena Street Aspen, CO 81611 Charles Paterson, Chairman r2NI-l e;,.,.- :L 804 ~, :u.(t!:ffl , CITY OF ASPEN BOARD OF ADJUSTMENT DEVELOPMENT APPliCATION DATE ;)....J."). 2ft 19_ /J CASH APPUCANT /AJ-+l.'f}f2'r fP,QYft)^- PHONE "} ;tJ'9'J--~~>~) MAILING ADDRESS )O~CU< 1A.a~fr) h/QM. ,pIt! I OWNER ~ W~).p(} Aro_Hro.--.. PHONE 9 ';o.f)rJ,),)') MAILING ADDRESS $q~ . . LOCATIONOFPROPERTY7t);)-W. JA(}i~1 reJ,( BLc~tJ k+Gl/Obf~ (Street, Block Number and Lot )/umoer) WILL YOU BE REPRESE'ITED BY COl.JNOl.? YES_ N~ Below, describe clearly the proposed variance, including all dimensions and justification for the variance. (Additional paper may be used if necessary.) The building permit application and any other information you feel is pertinent should accompany this application. md will be made part of this case, Applicant's SignatUre REASONS FOR DE)llAL OF BUll..DING PER.'VIlT, BASED ON THE ASPEN CITY CODE, CHAPTER 24. AL'I/ OPINION CONCER."IlNG THIS V ARIAL'l/CE WILL BE PRESENTED TO THE BOARD BY THE ZONING DEPARTME~'T STAFF. 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AGENDA ASPEN BOARD OF ADJUSTMENT COMMISSION Special Meeting Thursday, March 26, 1998 at 4:00 p.m. City Council Meeting Room, City Hall I. ROLL CALL II. MINUTES III. COMMENTS A. Commissioners Comments B. Staff Comments C. Public Comments (not concerning items on the Agenda) IV. PUBLIC HEARINGS A. Case #98-02 Mark Pearson 702 West Main Street, Aspen, CO A 13' 6" rear yard setback variance and a 5' 6" east side yard setback to allow for construction of a carport and second story addition to the existing non-conforming structure. VI. ADJOURN County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } ss. TO ASPEN LAND USE REGULATION' State of Colorado } SECTION 26.52.060 (E) L Jjfl\ Y ~(I).. ~t'J-!---- . being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: I. By mailing of notice, a copy of which is attached hereto. by first-class. postage prepaid U.S. :Ylai1 to all owners of properry with three hundred (300) feet of the subject properry, as indicated on the attached list. on the Jf. day of .&1..., 199j>(which is!J- days prior to the public hearing date of JJt.~ ), 2. . By posting a sign in a conspicuous place on the subject properry (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the ~qa,y ~f ~, 19~, (Must be posted for at least ten (10) full 0~'t)f..;J'll{ fJ.fh.cHr 9? days befdre thefearing date). A photograph of the p,oste -~ .--..~ . .... .--.'.." ..- -.~..- ~- i 'l> . . -. d-. & -;tI( day .. ,199Zby '~},J 'm, f2p4[i~ I NESS MY HAND AND OFFICIAL SEAL '3 - I - -;;;Jfl t!J 0 ..#... .... . . . . . .......... , ............... . ................... .......... ..................~. .....^A~ _.~ .. -.... . - . .. Ul ::J Ul ~ :s I'G a: Q o ('I) t:: o Ul ... I'G G) 11. 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LbtbJ,J,J,J,tb C") C") C") C') C") C") C") f;;j [:;:j ~ ~ r\i f;;j [:;:j tij ~~ ~ffi ZIIl IO Oa: ..., " MARCH 26, 1998 FROM: MELINDA GOLDRICH 706 W. MAIN ST, A.'-PEN, CO 81611 970..920,~742 TO: CITY OF ASPHJ BOARD OF ADJU5TME~.rr RE: CA.<;EIt98-2!MR. MARK PEARSON il.," I AM UNSURE OF MY ATTE!'JDANCE AT THIS MEETING, I AM VOICING NO CONTEST TO THE VARIANCE. I AM THE CLOSEST NEIGHBOR TO THE 702 W, MAIN ST, PROPERTY, I I , ! / I ,.-- r , -- ----- o o I MARCH 26.1998 ,'Rm1 : MELINDA GOLDRICH 706 "N, MAl,\! ST, A..';'PEN, CO 81611 970-920-~7~2 TO: CITY OF ASPH.! BOARD OF ADJU5TME~,!T RE: CA$E~98-2!MR, MARK PEAR50N A.S ! AM UN5URE OF MY ATIE!'.!DANCE AT THIS MEETING, I AM VOICING NO CO";TE5T TO THE VARIANCE. I AM THE CL05E5T NEIGHBOR TO THE 702 \\I, MAIN ST, PROPERTY. ( ! I ' , , . , I <)~ . o o MEMORANDUM FROM: I , RE: , Board of Adjustment . / 1,U, A" Woo"'. Comm","" D'~'opm'", Dep'" Dire""' J~ Sara Thomas, Zoning office@ 1 702 West Main Street, Aspen, Colorado TO: THRU: , DATE: March 26, 1997 I SUMMARY: The applicant requests a variance from the rear and side yard set back dimensional requirements in order to construct a two story addition and a carport to the existing residence.' The property is located in the Office Zone District which has the following dimensional requirements: I _ Minimum Lot Size - 6000 square feet T Minimum Lot Width - 60 feet T Front Yard - 10 feet (The subject property is located on a comer lot, which requi~es that one street facing yard maintain the minimum front yard setback and the other street facing yard maintain two thirds of the required front yard setback, i,e. - 6'8") - Rear Yard - 15 feet - Side Yard - 5 feet ~ Permitted floor area - 2680 square feet I The 4000 square foot lot (40' x 100') is non-conforming in both minimum lot size and 'minimum lot width, The structures on the property, consisting of a single family 're'siderice, a detached carriage house, a carport and a garage, are non-conforming with regards to side and rear yard setbacks, The applicant is proposing to remove the existing 'carport as well as the existing mechanical and laundry rooms. These structures would be replaced with a two story addition of living space, This new addition will maintain the 'current non-conformities, with the exception of the second story portion which will expand the existing side and rear yard setback non-conformities, In addition, the applicant is proposing to remove the existing non-conforming garage at the rear of the property and replace it with a 2 car carport. The proposed addition appears to be within the permitted floor area requirements of the zone district, however, all floor area, height and setback calculations will be reverified at time of building permit application review, I Please refer to the attached drawings and written information provided by the applicant for a complete presentation of the proposed variance. ~I-lIBlr ~ &A 3/~/"~ o o APPLICANT: ~r.~arkPearson LOCATION: 702 West ~ain Street, Aspen, Colorado, with a legal description of the east 10 feet of Lot R and all of Lot S Block 18, City of Aspen. , REVIEW STANDARDS AND STAFF EVALUATION: Pursuant to Section 26.108,040 of the Municipal Code, in order to authorize a variance from the dimensional ~quirements of Title 26, the board of adjustment shall make a finding that the following three (3) circumstances exist: I 1. I 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: The proposed project will not conflict with the AACP. 2. Standard: The grant of the variance is the minimum variance that will make possible the reasonable use of the parcel, building, or structure, I I RESPONSE: The applicant has attempted to minimize the requested variance by stepping back the second story addition approximately five and a half feet from the east property line so that there is less bulk and mass close to the property line. The required side yard setback on that area of the property is 6'8". The first floor addition will actually reduce the cxisting 1 '2" existing non-conforming setback by approximately 6", while the second story portion will be stepped back approximately 5'6" from the property line, requiring a 1 '2" east side yard setback variance. The second story addition will also project by approximately 1 '6" into the required 15' rear yard setback. The applicant's argument that the projections into the side and rear yard setbacks are required in order to prevent a roofing gap between the new construction and the existing carriage house, as well as to align the new construction with the existing structure appear to be valid. I The proposed carport will meet the dimensional requirements for legal parking spaces, i.e. 18 feet long by 8 1/2 feet wide. The applicant is proposing to cover the entire parking area. The entire roof will project approximately 13'6" into the required 15' rear yard setback. Roof overhangs are permitted to encroach into required setback by 18", resulting in a necessary rear yard variance request of 12'. 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 o o 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 and the terms of this title to other parcels, buildings or structures, in the same zone district. I RESPONSE: The parcel and structures are unique in that they are both non-conforming. Any additions or alterations on the property are severely limited by the narrow width of the parcel, combined with the non- conforming location of the existing structures. Therefore, granting the side and rear yard setback variances wiII not confer any special privileges upon thc applicant. I ALTERNATIVES: The Board of Adjustment may consider any of the following 'I . a tematlves: . Approve the variance as requested. I . 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 approval of the side and rear yard variance requests to allow for construction of a two story addition and carport. ,RECOMMENDED - MOTION: "I move to approve the request for a 1'2" east side ;yard setback variance and 12' rear yard setback variance at 702 West Main Street, I to allow for construction of a two story addition and a carport, finding that the review standards have been met." I I I. o o Mark and Lees Pearson 702 W. Main Aspen, CO 81611 970 925-2727 March 13, 1998 I City of Aspen Board of Adjustments Dear Board, We are the owners of our home located at 702 W. Main. We are now expecting our second child and are dreaming of adding additional bedrooms, a larger kitchen and a two car carport to our two bedroom house. We are requesting a minor side yard setback variance in an existing mechanical room/carport area and a rear yard setback variance for the second story bathroom and the carport. These variances are better explained in the attached. Part of this request is already improved with our carriage house and existing garage. I The lot is a non conforming lot with an old house, carriage house and garage already situated on it. We are trying to make this our home and are constrained by the existing structures. We do like the semi historic flair that this property has and hope that these improvements will compliment the historic district and main corridor of Aspen while making room for our growing family. I Thank you, Mark M. Pearson I I I I e.~Ie.IT" 3- el)A 3/u/9f1 o o MATA DESIGN COMPANY Box 10711 Aspen, CO 81612 TeVFax9709258878 Friday, March 13, 1998 Sarah Thomas City of Aspen Zoning Director Sarah, Below is a description of the zoning variances we are requesting for the Pearson Residence. Main Level New Carport Roof: Request for variance from rear yard setback requirement. New roof to be 3'-6" beyond existing non-conforming garage structure. New roof to be 1'-6" inside of property line. Carport to provide 18'-6" of coverage for vehicles. The variance is needed to provide coverage for both spaces. If the new carport roof is built within the area allowed by the existing non-conforming structures, the new structure would be unnecessarily complicated and not fully functional. . 2nd Floor: I New Bathroom Area: Request for variance from rear yard setback requirement. , The new bathroom is to extend approximately 1'-6" beyond the rear setback; with a cricket on the existing roof to extend an additional 5f!, . I I The variance is needed to build up to the existing caretaker structure in order to avoid a problematic roofing gap between the new 2nd floor construction, the existing building and the new construction on the first floor. New Bedroom & Closet Area: Request for variance from corner lot, side yard setback requirement. I New bedroom and closet area on the east side of the residence is to extend approximately 1 '-1" beyond the side yard setback. The proposed second floor would be within the 5'-0" normal side yard setback The variance is needed to simplify the alignment of the 2nd floor structure with the framing of the existing residence. Furthermore, the massing of the new construction on the 2nd floor is stepped back from the 1 st floor massing and the entire first floor is non-conforming on this side of the property, I er#151i' eo' 'll/uhr (> o 12-96 2,Z;> .c ...- I' i: i' j: ~~~u;:.r ASPE"I COlOllAOOe'en :.1, Iii Iii 537 21, ~II' 051,? I I I I I I I I I FOR 1:~onO:l2b~l: . ' . 82-326/1021 547 i, !: f I'; ~ ffJh<.'"'''''"''' , ,....".. LARS 0.'."....." I" . rl --- I:: " M' J -- ~. j; , ~o 'JuJ, MO~h ~f~ e,() f(6I1 MTN RESCUE CABIN CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611 p~(~ 'It?~ tJ ~v--1 f1-~ {!() <J / L,p / / .----...., (:;{'L!)~ ' :;' F M ~ (\-~ ut.a .:,!'1W> . ,.::~~_. - _.~,,", ~-.'''''-"",," __.__".e...-.." _....'".~ ~..,.,...,..,-"._..." -"-- ..,'- II<;;A < .:~ - M 12 __ **....-:-o-_-,-c;~-::-_ ;'" ''- """-. .", i ----~ , .,.,-.-""~.._.,~ MTN RESCUE CABIN CITY OF ASPEN 130 S GALENA ASPEN CO 81611 ~t))~. M\).\ ~ ~f~ ()Q ft6l/ CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611 /". , .\- c ",- ",,pc FLOOR AREA CALCULA lIONS: I FIRST FlOOR Pearson Residence List Of Drawings (3(12/98) -2- -T~10 C-1D -A-~1 0 5 ',1,-2'... 6 ,I,-22e 7 A.2.!1 6- ;'-2.1 9 ,1,.22 10 -"-31 Ti' ,1,-=32 12 "'.3.3 13 ';t.-.i,,- -1~-A~~1 15 1.:4::;:; 16 ',1,-4.3 1t --A~5_1 is E-20 Hi - E.21 20 E-22 3 , -H . <l ~- . <:> IlInt'Se... Dr......nllN..m. None Cove,Slleel None -'~-Generallntofmation -, '''1 i'f.o. Civil Survey 116"=1'-0" ----- siteP-~njRooiplii'; w=1'.O"---- E.iStingFirstFborPlan )1,"=1'.0' - E~is1jng Second ;:'100' Plan Yo-",-O.P,oposed8asemenIFloo,Plan %"=1'.0:;--- --Prope.SedFiSii=botPlan \1,"=1'-0. - Pr'oposed Second FlOor Plan Y,'",".O' Propose,:i"Ea5Ieievation V,"=,;.O;- ProposedWestElevafion 'W"1 .0' Propo;'edNorltl EleVatiOn Yo"", :ii~- Ex!siinlll Proposed Soutii-EieVation -- '1."=1 .0' ------sU'ikfilig SeciiOn-- %"=1.0' -EiiJiidingSee-tion '/0':1-0' Bl.lik!ingSection '/0":1.0. Door & Window-Schedu!es '/0',,'.0" PropQsed Basement E18ctrical Floor Pl.lIn W=l-(JO PIQPosedFirsiFiQorElectricalPlan Y.-=1.0" Proposed S.;cond Flool Electrical Pii!n - General Inormatlon Sheet (Scale: 118-=1'..0- on 11X17) 5r:~lp. I,' 1" I -or -1 I ~~ r- EXISl1 L AREA __ ~/X: ~~:r'~ , .... ~/ //;;;, ~'~IJl!,~\.046I."~""ISTl~ " -'- 1!i#f!:A I :=1&0 ..r,: 0'//'/ SECOND FLOOR Inuld -3.12-98- 3-12.98 -3:i2.98- -3.12_98 -3.12.98 3.12-96 -3.12-98 3-12.98 -3.12_98-- ------3.12.98- "3:1-2_98' ~.12.98 ---3:i2.96- --3-12.98 PEA R OenerelNotes: , , , . , . , . , " " " " .. " " SON 102 Will U'in Sh"t AlPin, co RES FAR CalculatIons: flltn, N'"CO.'lno.tiu f.lolIfIgConolnotlio. CltlUoh. 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