HomeMy WebLinkAboutlanduse case.boa.117sspring.003-78
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NOTICE OF PUBLIC HEARING
Case No. 78- 3
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTME},'T
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE VARIANCE
DESCRIBED BELOH:
Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a
public hearing will be held in the Council Rooln, City Hall, Aspen, Colo-
rado, (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 variance from the provisions of the Zoning Ordinance, Chapter
24, Official Code of Aspen. All persons affected by the proposed v~riance
are invited to appear and state their views, protests or objections. If
you cannDt appear personally at such meeting, then you are urged to state.
yorrviews 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 variance.
The particulars of the hearing and of the requested variance are as follows:
Date and Time of Meetin&:
Date:
Time:
!'larch 30, 1978
4:00, City Council Chambers
Name and address of Applicant for Variance:
Name:
Address:
Spring Street Associates
117 So~th Spring Street
,
LocatiE.E~.E~~ription of prop.er;ty:
Location: 117 South Spring Street
Description: Fractional Lot 8 and all Lot 9. Block 29, East Aspen Additional
Townsite, Fractional Lot H, Block 98, City and Townsite of Aspen
Variance Requested:
~__ iii
Application is made for a building permit to build a hvo family dwelling
on a lot that has an existing office building. The proposed two family
dwelling plus the existing office building will exceed the maximum permitted
1:1 floor area ratio by 295 square feet.
Duration of Variance: (Please cross out one)
I~~l\j)t~~
Permanent
THE CITY OF ASPEN BOARD OF ADJUSTMENT
BY ~~;;;;;~Tf ~~A~L
r&..W~/~
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CITY Or-
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February 27,1978
CASE NO.
i\ P PEL L: ii T
.,Spring ,St,r,eet,A,SSQciate:;; ,l', [) f)!, [~,' "II], South_Spring"St.ree,t
a Colorado partnership
"'.__."._"__.___PHONE .,--925".12lfi___
Oi-lii [R
_._____ ,S.9.J1)g". .,,_ _______._,______ 1\ D D R [ S S
Same
L 0 ~;~:~~10~:1" i~~= ~ ~ ~nd-~ii tb~tl;S]-I~~k--~~~e~lst, 'Asi~~ 1 Aaa~~~~~~ir~~;~~ te
and Fractional Lot H, Block 98, City and Townsite of Aspen.
-r(;-'l~t'~e"t; 0: !FlJ!:;hc7-c;-~I.--'~t)hd 0-1 ~:ron'-I1'l-k:-.-&-TotHo-:-)---
8 l, i .\ d i ;-; 9 F c: f m i t I~ P P "i i C (l t ion a 11 d P y' i n t so\" (} n v () the r 0 '.:; r i: -j n e n t
d D t J m!J s t ;; c c (1 II: r.' :i n y t his c. P P 'I i c 0. t.i 0;1, c.; n d Vi ill b 2 Hi (.I. d e P (i, r t 0 f
CASE iiCl.
THE BeARD WILL RETU~~ THIS APPLICATION IF IT DOES NOT CONTAIN
ALL THE FACTS IN QUESTION.
!'jr:SCRII,TI",I(,l'I" O"t~ PR(\Por'Fl', Bl'rEP1'In" ('l:O, \.11'11; JUS-I TF']('{'-I']()\!C'.
..... Jl .J,.J) L.!.'... ulJ ,)1 rill.. ..... 1 ..I-'; Iii'.) I
See Exhibit A attached hereto as a part hereof.
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i,~ rcpresel~ted by counsr1 ? :::~~i~NO .....x, f:.,.tUiA; ~ ~~
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PROVlS](::S OF T!iE ZOin;;;; OPDiNidJU r<EOUIPIr;:; T:IE [:fJI:DlfiC; ]1'5PECTOR
TO F I] R ~',; A R D T H J S ,.\ P P LIe 1\ T 1: D t-! -( I) T J i t [3 0 J~ R DO::" J\ 0 \J US T [.1 E NT A ii i.' P. [1\ SON
FOR ~!()l CRMTJ f:',;
APPLICATION IS MADE FOR A BUILDING PERMIT TO BUILD A TWO
FAMILY DWELLING ON A LOT THAT HAS AN EXISTING OFFICE BUILDING.
The proposed two family dwelling plus the existing office
building will exceed the maximum permitted 1:1 floor area
ratio by 295 square feet. Section 24-3.7 (e)(l) Measuring
floor area for floor area ratio and Section 24-3.4 Area
and Bulk Requirements, C-l Zoning District.
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AGENDA
ASPEN BOARD OF ADJUSTMENT
V~RCH 30, 1978 - 4:00 PM
CITY COUNCIL CHAMBERS - CITY HALL
I. Approve Minutes
II; New Business
Case No. 78-3, Spring Street Associates
III. Adjourn
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EXHIBIT "A"
SPRING STREET ASSOCIATES' VARIANCE APPLICATION
CASE NO.
DESCRIPTION OF PROPOSED EXCEPTION SHOWING JUSTIFICATIONS:
Applicant seeks a variance from the strict application
of Aspen Code Section 24-3.7(e) (1) Measuring floor area
for floor area ratio and as to the Building Inspector's
interpretation thereof. This variance is strictly with
respect to the portion of said section which provides that
"the floor area of a building or portion thereof not
surrounded by exterior walls shall include any usable area
under a horizontal projection of a roof or floor above."
Copy of this section in full is attached to this application.
Applicant seeks a building permit for approval of a
residential duplex building consisting of 2,681 square
feet. The existing office building on applicant's property
(including unenclosed stairways and balconies under roof
projections) consists of 3,614 square feet (after removal of
small balcony on east side). Total floor area of existing
plus new building will be 6,295 square feet or 295 square
feet ~ the permitted FAR 1:1.
Applicant's architects have completed working drawings
and specifications for the new building. Square footage
of the new building was premised on square foot figures and
calculations received by applicant from the previous architect
of the existing office building. Said figures did not
include any unenclosed stairways or balcony areas.
The irony of applicant's situation is that the plans
for the residential duplex building would comply with
this strict application and interpretation of Section 24-3.7(e)
(1) and meet the 1:1 FAR, if the roof line on the south side
of the existing office building (the "horizontal projection")
or the south side balcony areas were removed.
Applicant submits that there is either a mistake in
the code section or that council by its reference to
"usable area under a horizontal projection of a roof"
could not have intended to include such unenclosed outside
areas such as balconies, stairways, patios, hallways, etc.
The Board's attention is directed to the attached copies of
comparable FAR sections from the zoning codes of Eagle
County and the Town of Vail. According to applicant's
information, these provisions represent the norm.
It is noted that Sec. 24-3.7 (e) (1) is exactly the same
as Sec. 407 of the Uniform Building Code (page 41). This
connection may explain the mistake in the legislative
drafting process.
Obviously, building code provisions have an entirely
different perspective than zoning code provisions. Building
code provisions are meant to regulate building construction
with regards to fire, safety and construction aspects of a
project; whereas, zoning code provisions are meant to regulate
and control the bulk and massing of building, i.e. the
enclosed space above grade. Applicant's existing commercial
office building may not be a thing of great beauty, but it
would look decidedly worse if the south roof line or south
balconies were removed. These features enhance the appearance
of the commercial office building and should not directly
or indirectly impinge upon applicant's plans for the
additional building, which meets all other requirements of
the Aspen Building and Zoning Codes. To force this removal
obviously would be counter productive from a zoning standpoint;
and, in any event, the new building would still comply.
-2-
It is further noted that according to applicant's
information, the Planning Office is in the process of
preparing a code amendment as to the subject section for
P & Z consideration. Such amendment will eliminate the
requirement of including square footage of unenclosed, outside
balconies, stairways, etc., whether or not under any horizontal
projection or roof above.
Therefore, applicant submits that the strict enforcement
and application of the subject FAR section will result in an
unnecessary hardship to the applicant and, worse yet conflict
with the basic public purpose of the zoning code, and that
for these reasons a variance is justified.
Respectfully submitted,
(' WilG
F~tzh
~1anaging Partner for Spring
Street Associates
-3-
- ---- -.. --- -- -. p
use is in conjunction with permitted. commercial
activity 01 an abutting right,of,way.
The provh.uns of subparagraph (8) above notwithJ
standing, required open space may be used for
commercial restaurant URe if, on review, the plan-
ning commission shall determine that such use not
be in derogation of the purposes of the open space
requirements of this section; provided, however,
that nothing herein shall be construed to permit
the construction of structures prohibited by this
section in designated open space areas.
(e) Measuring floor aTea f01' floor area ;ratio.
(9)
(1) In measuring floor area for the purpose of cal-
culating floor area ratio, there shall be included
that area within the surrounding exterior walls
(measured from their exterior surface) of a build-
ing or portion thereof. exclusive of vent shafts and
courts. The floor area of a building or portion
thereof not surrounded by exterior walls shall in-
clude any useable area under a horizontal projec-
tion of a roof or floor above.
(2) For purposes of calculated external floor area ratio,
there shall be included basement and subbasement
areas in CC and C,I Districts except any such base,
ment or subbasement area devoted to parking. In
districts other than CC and C,I subgrade and park,
ing areas shall be excluded from external floor area
ratio calculations, Areas dedicated to mechanical
operation of buildings shall be excluded from ex,
ternal floor area ratio calculations in all districts.
(f) Yard provisions.
(1)
Projections into required yards. Yards shall be
open from the ground up except for the following
allowed projections: Building eaves-Eighteen (18)
inches; architectural projections-Twelve (12)
inches; individual balconies not utilized as a
passageway (provided they do not proj ect more
than one,third the distance from the exterior wall
to the property line)-Four (4) feet; fire es,
capes-Four (4) feet; uncovered porches, slabs.
Supp. No. 17
1464.1
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LIST OF ADDRESSES OF PROPERTY O.iNERS
ADJACENT TO SPRING STREET ASSOCIATES
Name
1. Theodore L. Mularz and
Samuel B. Schiff
c/o Ted Mularz
2. Grace Condon
3. Playhouse Company, a
Colorado partnership
c/o Donald G. Swales
4. Aspen Valley Visiting Nurses
Association, Inc.
william L. Rice, Personal
Representative
Estate of Alice Masterson, Deceased
604 Republic Building
Denver, Colorado 80202
Address
119 South Spring Street
632 East Hopkins
P. O. Box 166,
Aspen, Colorado 81611
624 East Hopkins Street
Aspen, Colorado 81611
625 East Main Street
P. O. Box 1884
Aspen, Colorado 81611
100 Spring Street
Aspen, Colorado 81611
Jon K. Mulford, Esq.
Attorney for Estate of Alice Masterson,
Deceased
600 East Hopkins, Suite 305
Aspen, Colorado 81611
~). Concept 600 Building
% Vilcor, Inc.
Pat Palangi, Vice President
600 East Main Street
(Vilcor) 555 North Mill
Aspen, Colorado 81611