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Home My WebLink Aboutlanduse case.boa.710N-3rd.011-82 ;" I'II~' - . \ \ , I,' , I \ .. , \.\ I ' I ! (, , ~. ~ , \ ,J - ~ - ()O "YY'\?Y\ ~ ~ (\ '01 . "'... u.'VntU.~ Q oW\1)l() /rU"\i'.9<fT". > ~ " - " =< ~ w ~ ~ !!1 ~ " " m ~ o ~ " m n " n > '" p ;0 r Z o in ~ o '" 'Ol ~ '"1 -g.. ,<' ~ ~ ~ ::; ;t>(')>-3:xl fil 1-'- P' (I) >tjc+(I)S (I) '< 0 ~ (') . ::c: 1-" l:"" I'l c+ I'l O~'~ < 0>-' I'l >-' Ocrq o >-b ~ Ii 1-'- p:I >::1 Po filO o >tj. (I) ~(') P' tl:ll'l 01-" e;~ Pol'l ~ o >-b 00 f-> ell f-> f-> ~2d~ , g ~'d lr ;:; n~ \\ ~ 'hI ~ ~ cf'~ ~~B...'~~';f~~ ~2::<~ l-J ~'. ~~...,AI.\\ r-- -C~!'ti' I ~ ~;!Flj [ 0 ("--:I;,,! "."i ..... .-,---.--.' , "/f,14.A,Ajl,i.AJl.A",;.1l, ;t> ~ w_ ~ fil c+ S (I) ~ c+ . 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C,',",-", .~ "'S: 0iil0_, a~ '-~~ ,...., - '" .~ Case No. 11 , 'I :1 ii Ii II , , I , NOTICE OF PUBLIC HEARING BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE VARIANCE DESCRIBED BELOW: ~ursuant to the Official Code of Aspen of June 25, 1962, as amended, a public hearing will be held in the Council Room, City Hall, Aspen, Colorado, (or at such other place as the ~eetingmay be then adjourned) to consider an application filed with the said Board of Adjustment requesting authority for variance from the provisions of the Zoning O.dinance, Chapter 24, 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 a meeting, then 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 consid- eration to the opinions of surrounding property owners and others affected in deciding whether to grant or deny the request for variance. The particulars of the hearing and of the requested variance are as follows: Date and Time of Meeting: Date: Time: November II, 1982 4:00 P.I1. Name and address of Applicant for Variance: Name: H.K. Martin Address: 710 N. 3rd Street Aspen, Co. 81611 Location or description of property: Location: Lots 1 & 2 Block 102 Hallam Addition Description: Lots 1,2,3 (11500 sq. ft.), Block 102, Hallam Addition are non-conforming in use, two dwellin s one owner. Request authority to construct addition to 710 N. 3rd St. in accordance Variance Requested: with Ordinance # 11, 1982 .series. These lots have two historically designate units. The addition will inc a s r basement. APPLICANT IS REQUESTING EXPANSION OF A NON-CONF0R11ING USE-OF APPROXIMATELY 500 SQUARE FEET OF LIVING SPACE IVHICH HOULD BE INCLUDED IN THE F.A.R. AND A SUBGRADE EXPANSION OF UNDETERMINED AMOUNT! WHICH HOULD NOT BE INCLUDED IN THE F.A.R. Duration of Variance: (please cross out one) Iempsrary Permanent Will the' applicant be'represented by' Counsel? Yes y No' THE CITY OF ASPEN BOARD OF ADJUSTMENT BY Remo Lavagnino, Chairman Virginia M. Beall Deputy City Clerk ~. " ////gL ~"o ~~ ,<:'/ /lvl ~C'~ ;~ ikd /4 ~~ jh-V (/{~c.-<.-- rr-~4/~ X/~{~ !~dJ eJ flu A./, 3"'-'~ST_ AA- (L UL~~ /~-e'~ c.~ c1LL't 2 51 /7 ~ L----- ~.. ~ ~ .~cf. ~ FL L-L- /_~~ I//ov. / ( /7 YL-. 4~~, ~y~ ll) tnJ /:?S'S.Eb ~l cl II I, 1>. \ ' \ Ie nz H-II IN I1LI Dr I\.jUJ FI-H.sF e... 1fT , ---:-:--- ._-~ <:....-~ r--.... <--.' . . -;-::5 NCTAIC.'-( t'l{(3U 7 ') (2.llll~S MY CC/--iHI-S'SICf.:) T::KFWc.$ GW ,..""'-. APPEAL TO BOARD OF ZON I NG ADJUST/It-i1T CITY OF ASPErI !'lATE ~"2.. -3, g'-i.... APPELLANT ~I ,ki'7IkT~N /'v1MY F, Nfl/( r;/IJ' tv ,( /JJMiiN , r 11412. '( ;;. f111~ If rJ LOCATION OF PROPERTY Lon / <.:3 t1J.ork II)') IIfl-LLA-l"ll/-6f:J/Tf~AJ /6 N;~ y- 3/1 'GI L..L 5/1 . Stree~ & Number of Subdivision Blk. & Lot No. :r CASE NO. ~ // ADDRESS 7/'0 11.1 3^--! Sf ~A.) ~, PHONE qJ..s- 33:5"'2--; 91-.5- 5"331- OWNER ADDRESS ""5 A---M e: ..~ Building Permit' Application and prints or any other pertinent data must accompany this application, and will be made part of CASE NO. THE BOARD WILL RETURN THIS,APPLICATION IF IT DOES NOT CONTAIN ALL THE FACTS IN QUESTION. DESCRIPTION OF PROPOSED EXCEPTION SHOWING JUSTIFICATIOMS: /...<9'T5 11213 ((U:~OS'1lf)!Ijf..,OCK /O'?..../ J/4L.LA~ Ae,;JiTIDx....) I~fi;€. VlUJ-CONFC'fLMfIN6 flU uSE. ~ Two f)t.-v€t..1...-1AJ(,s GNE C)kJ,/Vt3.e. ;f'e:Qu€..si r~'uTt1"t€-j7y Vo CCJN.s'T~v<-y q.lJf)f7'f07Q 16. 710 1\J,3~!,Sr /~) ;4c.CO!€,f>/t-NC/L tv/rH O-el>N4-NCe. =I:ll J ! 9i!7.- 5 rf~1 1E.5 , ,If'{ ~6e.. L '" T5 / .' . "'.Di05fbI\JAT~D 0IVf'.5. Tit€. Jj'DDrTll1N SP6G~ItOE D~tl1~lUr. you be represented by counsel ? HA-vf- ttv() Hi5>TtR,( A-I..t..y , . truJ~L fAJC~l.JOI!i.. p.. , Will YeSLNo~ .' , < SIGNED: g) l,,/~,' , Appell ant PROVISIONS OF THE ZONING ORDINANCE REQUIRING THE BUILDING INSPECTOR TO FORWARD THIS APPLICATION TO THE BOARD OF ADJUSTMENT AND REASON FOR NOT GRANTING: APPLICANT IS REQUESTING EXPANSION OF A NON-CONFORMING USE-OF APPROXIMATELY 500 SQUARE FEET OF LIVING SPACE WHICH WOULD BE INCLUDED IN F.A.R. AND A SUBGRADE EXPANSION OF UNDETERMINED AMOUNT WHICH WOULD NOT BE INCLUDED IN F,A,R, The subject property is located in an R-6 zone. The property under one owner- ship contains two single family rBsidences therefore causing it to be a non- conforming use, See 24-3.4 Area & Bulk requirements, No existing structure devoted to'a use not permitted by this code in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except in changing the use of the structure to a use per- . mitted in the district in which it is located, See 24-13,4(a) (Non- Conforming uses of structure or of structures and premises 'in combination) - PERMIT REJECTED, DATE APPLICATION FILED MAILED .. DECISION ~ DATE . ~.~::~i;>~i.:t!{ aw~ DATE IF HEARING . SECRETA~Y ---u CITY OF ASPEN~ FINANCE DEPARTN r ....... CASHIER'S RECEIPT LICENSES & PERMITS D GENERAL OCCUPATION BUSINESS L1C. D L10UOR OCCUPATION LICENSES D BEER, WINE, LIQUOR D LIQUOR LICENSE RENEWAL FEE D LIQUOR LICENSE APPLICATION D EXCAVATION PERMITS D SEPTIC TANK PERMITS D NON,COURT DOG LICENSES D COLORADO FOOD SERVICE LICENSES 00111,61000 00107.60900 00107-61030 00107-61031 00107-61039 00115,61211 00125-61213 00135-61100 00125-61001 FINES & FORFEITS D CITY SHARE-DUI'S D COURT TRAFFIC FINES D TOWING FEE-CITY D PENALTY ASSMTS. ON TOWS D STORAGE FEES D NON-TOW PENALTY ASSMTS. D TRAFFIC FINES D NON,COURT DOG FINES D NON-COURT IMPOUND FEES D NON-COURT VET OR R.V, D NON-COURT ADOPTION FEES D CITY COURT FEES D COURT BOND FORFEITS D COURT COSTS D ACCIDENT REPORTS/XEROX D GENERAL ACCT. NO, 00131-64002 00132,64003 00132-64011 00132-64013 00132-64014 00132-64014 00132-64020 00135-64040 00135-6404 1 00135-64042 00135-64045 00135-64043 00131-64101 00131-64201 00131-63420 DESCRIPTION: (NAME, NUMBER, ETC.) -; RECEIVED FROM DATE: RECEIPT N! (507S $ ""..., is LD c.. Ie {D "2- \AJ eST HA-).,., t- 1tM. r ..~~.. --- ... 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I _____________n____ _...__"'.____.___._._.._ ._..__""__T (2) ~ (). b;:f 1 ~~ ~ -c/uJ- IM-L ~ ~~J ~ :& ~, ~~~~~~ ~~~. " (j) Tk ~J 1/C O~UL .~ ~ 1-6 ~~ (),~ 15 ~cf1 eL~ -4~ ~ihaL. (i)7ie- ~J-? ~ ~~,~ ~ ~ ~(L~ ~ -ptz; <4-L wLU. ~ ~~ + tG ~~f~~~' TL- ~- o.d~ ~~ ~ ~ ~ (; fL d.v~.j tLJ(- 7/0 ft.), 3~S~( ~,~~~~-zL~' g.tLlt-~u.. 'b -4;~ ~ ~ ~~' (]) '11 0 tv. '3~ ~ -f!,a.4-- ~ ~'4. ~c-Q ~ i1u rcJL~ (rc ~(-L) L Ch~-tc- f~ ~ O(~ tlA~~ to -fb. ~ Ck-o( ro~ ~~, ~ ey~~ ~~I'~- ~~----~I-",. _. . ,~ OJ ~.~~~~'~.~ ~ ~ k ~~ ~uL 4n.u J-e- ~cL ~ tv~, q, r;t~ ~ 0} ---It. ~~ L'<.. i?J~ ~d ~ U~G-<-(J~ ~ fvp 12 ~ to C/~y- ~ ~~ -d:z~ ,"? Yb ~ r ~ ~. b~' 4,1<.~, / -------_..._-----~--~. """ "-.... \ ! I RECORD OF PROCEEDINGS lOll Lt,,,., " , ,,(l,\RfJ OF ZONING ADJUSTMENT REGULAR MEETING NOVf:~Hr'~ 1 'J. :', ~; -..-' t.... Rrmo Lavagnino calls the meeting to order with members Rick Head, Josephine KAnn, I' nncis Whitaker, John Herz and Charles Paterson present. r, ' J J.nvn~nino sa1d that this meeting is an off1cia1 meeting that was tabled on ~OV. 11, 1982 for lack of a quorum. C"se # 82-11 W. K. Martin. Location of property is on 710 N. 3rd St. Lota l,E,3, consists of 11,500 sq. ft. Block 102 of the Hallam Addition. These lot. are non-conforming in use, two dwellings one owner. Request authority to construct' addition to 710 N. 3rd St. in accordance with Ordinance # ll, 1982,series. These lots have two historically designated units. The addition will include. sub grade basement. Applicant is requesting expansion of a non-conforming use of approximately 500 square feet of living space which would be included in the F.A.R. and a subgrade expansion of undetermined amount which would not be included in the F.A.R. and a subgrade expansion of undetermined amount which would not be included in the - F.A.R. Gideon Kaufman, attorney for the Y~rtins, said that tois is a 1iit1e bit complicat~d I:aufman starts off by giving a little history on this; about a year ago, the City adopted the Floor Area Ratio, they regulated the maximum size of a house on a lot. In other words you take the lot and then based on the size of your lot is the most amount of square footage your house can have. Because of the interest and concern that the Council had for individually designated Historic structures, th granted a special exe~ption, so that if if you had an individually Historic structure, you could add 500 sq. ft., this was known as the General Martin amendment Kaufman said that ,,:hen the Hartins went to the Building Dept. to get a permit to add on a bathroom, they realized that he had a non-conforming use by virtue of the Herger Doctrine. This doctrine said that if an O'imer owns two lots next to each other then he now owns one lot of 6000 sq. ft.; however, the Herger !loctri~ dicn't stop and say that it stops at GOOOft. ~ut that all of the lots merge together In the Martins situation, they have Lots 1, 2, and 3 that all merge together and no~ they have one lot of 11,500 ft. Kaufman said that what ended up happening waD that by virtue of two single family structures being on one lot that makes it a non-conforming use. Now the Martins have to request a variance from the Non-confot1O use section to allow them to expand a non-conforming use so they can add the 500sq. that the City Council wanted them to be able to do originally under the exception to Ordinance 11. The first request is to grant a variance from Sec. 24-l3.4a which is the non-conforming use section which would allow the applicant to expanA a non-conforming use so that the applicant could take advantage of 500 sq. ft. of the F.A.R. and then they need an exception because the lot size is 11,500 sq. ft. and technically it has to be 12,000 sq. ft. so they need a variance of 500 sq. ft. I:auf~an, said that the Assistant City Attorney asked that it be added that there arf two sections under non-confor~ing section that should be referenced. One is on the record 24-13.4 and also add 24-13.10. Remo Lavagnino asked the Assistant City Attorney if he concurs with this aSGe3~ent of the property and the ~ay it has been explained to us? Gary Easary said Yes I do. Francis \~1taker said that the last case that the Board dealt with, it was to the applicant that we split the lot. Gideon Kaufman said that the applicant has no desire to split the lots ReIna Lavagnino asked that if the applicant of two conforming lots of 6,001) sq. ft. each and one wasn't built upon could he separate those lots.in R~6 zone. Gary Esary said yes he could if he separated ownership. Josephine asked what t~e representing attorney thought the hardship woull ~e in this case. Gideon Kaufman said that there is a hardship on the applicants for a ~ of a bedroom wi::h a bath but more import.s.ntlythe hardship would be on ther81'l:D.icants and the community if they were forced to create a cuplex out of it,. The ~ardshi? also deals with the Merger Doctrine and the way the i~terpretation is creating this type of situation. Frnl1cis 'Nhit,s.ker asked ',''>at <wuld be the distanc2 between the two structures when tI addition is in place? or. K. Nartin said that would be the width of a basement staircase. Martin said that the distance would be about 15 to 20 feet. , I~ . f~ ~~ -, ~ :0, ~. I I Historical I . ugges ted \ I ti , , '~ , ".~ -;,1. ___I_ .. '~'V." p~'- .__:~', . , ~ ,-.. ....... - 2 - "'"' -' Remo Lavagnino said that if the Board is going to grant this variance, it will be granted on the basis of the Boards guidelines and rules so that they don't allow the applicant to do something that they could do by right (like build a duplex). Lavagnino said that the applicants arguments are admirable in terms that he too 'is concerned about the aesthetic aspect of keeping the two Victorians but, historically this has never been the Boards posture; to look at things from an asthetic point of view. The applicant has to demonstrate to the Board that they have a hardship and a practical difficulty. Gideon Kaufman said that he thinks the Board can grant the applicant a variance without asking that the applicant connect the building together, Kaufman thinks that a hardship exists and there are differ~ftt ways that the Board has at its disposal to grant the applicant relief. In other words, if the Board grants the applicant relief from the non-conforming status then it is the applicants option of how the applicant wants to implement that 500 sq. ft. Gary Esary commented on what Gideon said about once a variance is granted'from the non-conformity ,then it is up to applicants to decide exactly how it should be done. Esary is not sure he agrees with that since the Board has an obligation to only permit a variance that gives them minimum necessary to accomplish the purposes of the variance, it is first important for the Board to specify exactly what can be done under the variance. , Remo Lavagnino asked for comments from the Board. Josephine Mann said that she is favorable to both of these variances. Mann said that the hardship for the non-conforming use is because of the merger of the three lots and the desiring to keep two historic structures as single family. The second variance concerning the lot size seems to be very straighv-forward in that it is allowed by Ordinance 11 and the City Council. Charles Paterson feels like Josephine Mann does arid he feels that the applicant does have a hardship in as much as the merger of those lots and Paterson is in favor of this variance. Rick Head said that granting the variances is a fair and just way to hande1 this without, increasing the mass in that ,area of,townand he would like, to see them stay as two separate houses. Francis Whitaker said that he doesn't have ~nything to add except that he feels that the combination of the lot merger has created the hardship. Remo Lavagnino said that he felt the applicant is not asking for more than they would be allowed to have by right except for these two "quirks" that they don't have 12,000sq. ft. and the first variance they asked for. Charles Paterson reads a letter from Lydia F. Marquand in opposition of the variance. JOseDhine Mann reads a letter from Charles Murphy in favor of the variance. Remo Lavagnino entertains a motion from the Board regarding the disposition of this case. Josephine Mann moves to grant a variance for expansion of a non-conforming use' up to 500 sq. ft. as indicated on diagrams submitted to the Board of Zoning Adjustment, referring to Sec. 24-13.4a and 24-13-10 Non-conforming Use of having two single family upits on one lot 1n which the lot is created by a merger of three lots. By not granting this variance in effect would be forcing the applicant to form a duplex on two historically designated houses. Also moving to grant a variance for lack of 500 sq. ft. on the property which is now 11,500 sq. ft. referring to sec. 24-3.4 Area and Bulk for the R-6 zone. Charles Paterson seconds. Francis Whitaker stated that it should be added that the granting of a variance will maintain the character of the neighborhood and will not adversely affect the /eneral,purpose of the general plan. . JoseDhine Mann amends her motion to add Francis l'hitakers statement. Charles Paterson amends his seconrl , All in favor of the motion.~iance-granted~' The Board of Zoning Adjustment reviews the Draft copy of the Appeal Information Packet. Remo Lavagnino asked the Board members if they wanted to make any changes in the draft proposal. Rick Head suggests that the addresses and City Clerks office be deleted in the case page 10.). Remo Lavagnino said that on page 2 under suggested procedure number 1, Lavagnino thinks that it is redundant to say "you should also be given this phamlet" This should be deleted. In number two there is a lack of one word "return the completed , appeal form to the building dept." 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