HomeMy WebLinkAboutlanduse case.boa.east1/2lotL,M-Q,blk106.008-74
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NOTICE OF PUBLIC HEARING
Case No. 74-8
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT
TO ALL PROPEKfY O~~RS 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 Council-Room, City Hall, Aspen, Colo-
rado, (or at such oth2r place as the meeting nay 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 variance
are invited to appear and state their views, protests or objections. If
you cannot appear personally at such meeting, then you are urged to state.
YOlrviews by letter, particularly if you have objection to such variance,
as the Board of Adjustment will give serious cOilsideration to the opinions
of surrounding property O,~1ers 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:
April 4, 1974
3:00 p.m.
Name and address of Applicant for Variance:
Name:
Address:
Copland Finholm Hagman Yaw Ltd.
(Robert Stevens - Countryside
Associates - owner)
Location or
P.O. Box 2736
ASRen. Colorado 81611
descn_pt~on or property:
Location:
Description:
East ~ Lot L and Lots M through Q, Block 106, Aspen
Variance Requested:
(See Attached Page from the Building Inspector)
Duration of Variance: (Please cross out one)
~~K~~~~~ Permanent
THE CITY
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Attached Page for
ROBERT STEVENS COUNTRYSIDE ASSOC.
PROVISIONS OF THE ZONING ORDINANCE REQUIRING THE BUILDING
INSPECTOR TO FORWARD THIS APPLICATION TO THE BOARD OF
ADJUSTMENT AND REASON FOR NOT GRANTING PERMIT:
Application is made for a building permit to build
a commercial and residential building complex.
The proposed project does not meet the zoning re-
gulations for the fOllowing reasons:
(1) The project will have 3,105 square feet
of open space. Twenty-five percent is
required or 4,125 square feet. The open
space must have one-half of the building
site open to the street or 82.5 feet in
this case. Thirty feet has been provided.
Sec. 24-7 (a) Open Space Requirement.
(2) The buildings will exceed the Maximum 25
foot height limit within 25 feet of the
front and rear propent line.
Sec. 24-7 (a) Max Height of Building.
(3) The building that has residential uses
has not front yard, no rear yard and no
side yard. The required front and rear
yard is 10 feet and the required side
yard is 5 feet.
Sec. 24-7(a) Min front yard, Min side yard
and Min rear yard.
(4) One of the buildings will have a dry-cleaning
plant and dry-cleaning pick-up station.
Dry-cleaning plants are not permitted in the
C-l Commercial Zone. Sec. 24-7(a) Uses
Permitted.
~ \P".y;{f",^ ~'IQ~\-y"y-l~'
Clayton H. Meyring . \
Chief Building Inspecto~
,
20063;, H> "10.00
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Al'l",,:Lh'nL Copland Finholm Hagman Atlch:('~,s P. O. Box 2736
YawLtd
Aspen, Colorado 81611
(l',)nc ~.
Robert Stevens
. Couhtryslde" Assoc.
AddrE:SS
P. O. Box 1147, Aspen, Colo.
"P.O. Box 256;~ASperi;n cora.
81611
81611
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Location of Property m~~lA&f}'J~g? bg~s M through Q
"CSFiee 'f"-"&"I~flJn.\,bel:'-oI" -SCEafv:L's-roIl 't i"f':' 6: :Cot-l~<o-:-)-
Building Permit Application and prints or any other pertinent data
must accompany this application, and ",ill be made a part of
CASE NO. 11-1'
The Board ,'Iill return this application if it does not contain all
the facts in question.
Description of proposed exception showing justific2tions:
See Attached Letter
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Signed '.,
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Provisions of the Zoning Ordinance requ1rLng t~e Building Inspector
to forward this application to the Board of Adjustment and rcason
for not eranting permit:
See Attached page.
Permi 1~
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Applicat{oil Filed
ILite of H"n,ri~lg
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COMMERCIAL . INDUSTRIAL . LAND
One of the Largest Lind Sales Forces on the East Coast
April 3, 1974
City 01 Aspen Board 01 Adjustment
City Hall
Aspen, Colorado 81611
Deal" MI". Chairman:
Thank you very much 101" your lelter concerning the
request zoning 01 : E"ast t Lot L and Lots M through 0, Block
106, Aspen.
(1m sorry that I can't make your public hearing April 4,
1974. But I do protest and object to the rezoning 01 said property.
Thank you.
r)O"7'i '""'y;). (', Ii .
~uc1!~1:/ /(cfku-
Bichard K. Shea
984 Saigon Road
McLean, Virginia 22101
RKS/sco
Telex
89-9409
i
MEMBER. National Association of Aeal Estafe Boards . Northem Virginia Board of Realtors . Virginia Association of Realtonl
REAL ESTATE BROKERS IN VIRGINIA . WASHINGTON, D. C. . MARYLAND
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21 March 1974
Board of Zoning Adjustment
City of Aspen
City Hall
Aspen, Colorado
Re: Stevens/Countryside
Commercial Buildings
Gentlemen:
We wish to apply for several zoning variances based on an overall
planning concept evolved, with the recommendation of the Planning
Office, to architecturally relate two neighboring buildings and ef-
fect certain site planning relationships with the surrounding urban
environs.
Because the overall concept is the major basis for this request we
will delineate first the important aspects of the concept before list-
ing the specifics of the various variance requests.
The overall land parcel consisting of 5~ city lots is jointly owned
by two parties whose intentions are to erect two architecturally re-
1ated building projects of mixed commercial/residential use. En-
couraged by the Planning Office to consider and plan the two separate
projects as a single design enti ty it was envisioned that this approach
would benefit the project and its urban surrounds in terms of coordi-
nated site planning, parking and vehicular circulation, open space
and pedestrian movement, building massing, architectural relation-
ships and design response to the planning determinants of surround-
ing city environs.
The project site is located at the southeast periphery of the designated
Aspen Central Area and is contiguous to both Mixed Residential and
Recreational-Accomodations areas. The site is located such that it
offers a unique locational opportunity to compliment City Market in
serving the daily service needs of the adjacent residential population
within walking distance. It is envisioned that the ground level com-
mercial uses will be service oriented to augment and relate to food
ARCHITECTS . PLANNERS. ASPEN, COLORADO . 81611
210 SOUTH GALENA STREET' POST OFFICE BOX 2736' TELEPHONE 303-925-2867
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Letter to Board of Zoning Adjustment
21 March 1974
Page 2
service shopping provided by City Market. By thus providing
complimentary shopping services, the care of a small and
needed neighborhood service center will be formed.
To achieve, physically, the objectives of a pedestrian oriented
service center we seek to combine and integrate the open space
requirements to the mutual benefit of the entire project. By
using open space to create mid - block pedestrian circulation be-
tween City Market and the nearby residential areas the following
objectives can be effected: larger open space area than could be
achieved by two separate open space areas; open space becomes
active circulation area relating to pedestrian use and shopping ac-
tivity rather than dead area simply complying with zoning require-
ment; allows greater building frontage on common open space -
thus more activity generation; the larger common open space al-
lows more architectural flexibility to create and integrate covered
arcade space with open space; allows more efficient urban circula-
tion for project vicinity.
1. Open Space Variance
The two buildings have been designed relative to each other
to combine their open spaces into a cross block pedestrian
mall connecting City Market through the project shopping
plaza with the neighboring residential areas. In addition
to providing an urban pedestrian link relating to service
needs the combined open space implements the objectives
of open space zoning - space used for the functional and
perceptual needs of people in an urban environment.
In order to configure the combined open space into a pedes -
trian mall with open space on both the street front and the
City Market front the required frontage of one -half the com-
bined site dimension cannot be provided although the com-
bined frontages (alley and street) exceed the requirement.
We seek variance approval to configure the open space street
frontage requirement as shown on the attached site plan.
Letter to Board of Zoning Adjustment
21 March 1974
Page 3
2. The actual open space (by open to the sky definition) is 5%
less than the 25% lot area requirement, however because
of its combined nature and because of the contiguous rela-
tionship with one and two story covered mall areas is
greater in area and considerably more useable than norm-
ally possible. By combining the open space, however the
total outdoor pedestrian space (open and covered) exceeds
the open space requirement by 11%. Because the mall will
be an active pedestrian area subject to the elements of
Aspen weather, the architecture has been provided with
covered overhangs in combination with the open space for
both protective and perceptual reasons, the latter attempt-
ing to recall the variation and human scale of a European
village street. Because the open space is configured in
the interest of both the functional and perceptual interests
of the pedestrian and comprises an urban design benefit
to the city, we request variance approval.
The following tabulation delineates the specifics involved in the
variance:
Total Combined Project Site Area
(5~ city lots)
16,500 s. f.
Total open space required by Zoning
@ 25%
4,125 s. f.
3,535 s. f.
(22% site area)
Total Actual Open Space
Total Additional Covered Mall Space
3,140 s. f.
(19% site area)
Total Combined Open Space and Covered
Mall Space
6,675 s. f.
(41% site area)
Total open space accessible for use by each building:
Percent for Countryside Building 3,535 s. f. =
10, 500 s. f.
Percent for Stevens Building 3,535 s. f. =
6, 000 s. f.
33.6%
58 %
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Letter to Board of Zoning Adjustment
21 March 1974
Page 4
Total Open Space and Covered Mall Space accessible for use by
each building:
Percent for Countryside Building
6,675 s. f. =
10, 500 s. f.
63%
Percent for Stevens Building
6,675 s. f. =
6, 000 s. f.
lll%
3. Zoning regulation requires an open area on the rear lot
line with a horizontal dimension of 10 feet and a minimum
vertical clearance of 10 feet. We request variance to ex-
tend a pedestrian mall access stair from a height of 3 ft.
(mall level) to alley grade. The steps will extend approxi-
mately 5' -6" horizontally into the 10 foot space and are
approximately 40 feet in width. This rear lot line open
space requirement was created to insure adequate refuse
storage on the alley. Although refuse storage will be pro-
vided in the sub-grade parking structure the inclusion of
the, step will leave a total remaining area of 10 feet x 125
feet - certainly adequate for any contingency refuse storage.
Additionally the step extension will provide a desirable archi-
tectural extension of the pedestrian mall toward the City
Market complex.
4. Zoning regulation requires that no building shall extend
higher than twenty-five feet above existing grade less than
ten feet from the front and rear property lines.
We request variance on this portion of the Aspen Zoning
Code to allow installation of sloping separations that will
rise from a legal balcony height (less than twenty-five feet
above grade) to join the exterior (alley and Durant Street)
walls of the buildings at a point ten feet horizontally back
from the balcony edge (property line) and approximately
seven to nine feet above the third floor deck level. The
installment of this building element would aford the nec-
essary separation between both the private offices in the
Stevens Building and two between the Employee Housing
Apartment Units of the Countryside Building.
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Letter to Board of Zoning Adjustment
21 March 1974
Page 5
Because this project is providing needed on -site automobile
parking, it must be noted that in order to gain legal access
to the garage level this portion of the structure had to be
elevated to the maximum allowable height while still re-
taining its sub-grade structure status. This procedure
has caused this height problem therefore requiring this
variance.
5. Required Yard Variance
Zoning regulation requires that in the C -1 Zone any per-
mitted use of the AR -1 accomodation recreation district
except patio houses subject to all use, lot area and yard
requirements of that district regulation unless otherwise
stated.
The Countryside Building's third floor is a multiple family
dwelling type use and zoning regulations require certain
front, side, and rear yards. It is our observation, based
on conversations with the City of Aspen Building Department,
that the 5 foot minimum side yard provision is to insure
that any portion of a dwelling unit facing this side yard
would be able to get adequate and required light and venti-
1ation. In the Countryside Building the design of all the
dwelling units is such that there is no need to take either
light or ventilation from any required side yard.
The AR -1 portion of the Code further requires that for
multiple family dwellings both front and rear yards be a
minimum of ten feet deep. Since the dwelling unit por-
tion of this project is on the top floor and because other
zoning regulations require that the front and rear walls
of the living units be placed a minimum of 10 feet back
from the street and alley property lines creating 10 foot
wide deck areas for each dwelling unit, we feel that in
essence the front and rear yard requirements of the AR-l
portion of the code are satisfied.
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Letter to Board of Zoning Adjustment
21 March 1974
Page 6
We therefore request variance on this portion of the
Aspen Zoning Code to allow the Multiple Family
Dwelling portion of the project to be constructed as
designed.
6. Use Variance
We request variance to allow a combined commercial
dry cleaning facility and dry cleaning pick up station
located at the lower level of the Stevens portion of the
project.
Although only a portion of this use is defined as non-
conforming we feel the combined facility is clearly a
Service Commercial Use as defined in the C -1 Zoning Pro-
vision. Additionally because the intent of the project in
general is to form a neighborhood oriented service center
in combination with the City Market food shopping, this
use is both compatible with the intent and augmentive to
the concept.
The dry cleaning facility will use no toxic or flammable
materials in the cleaning process and will emit no pro-
ducts of combustion.
Thank you for your consideration.
Very truly yours
Copland Finh 1m
an Yaw Ltd
JLY:ss
Encl.
STEVENS
REALTORS
POST OFFICE BOX 1147 / ASPEN, COLORADO 81611 / PHONE (303) 925-2155
MaJteh 5, 1974
VeaJL LaJrJr.y:
The 60Uowing Me WU 06 namu and addILu/lu who Me owneJ[l>
06 .the /lUNtOunding plWpvr.ty and aCltO/l/l .the /ltlLeet and aUe.y
6IWm .the G.inn/Stevenll plWject -located on .the ea.6teJtty 1/2 06
Lot L and aU 06 Lou M,N,O,P and Q., aU.in Block 106.
The owneJ[l> 06 Lou A .thIWugh J 06 Block 106 .t6 CUy MlVLket
Inc., 105 Wut CotoJlado Ave., Gltand Junc.ti.on, CotoJUtdo 81501.
You may addILu/l MIl. FJUtnk PlLinllteIL, JJr.., PJr.u.ident.
Lot K and .the wuteJtty l/2 06 Lot L .t6 owned by MIl. PeJlJL!f
PoUock and MIl. Raymond KMhinll/U, P. O. BOl( 789, All pen, Coto.
81611.
Lou Rand S, Btock 106 .t6 awned by MIl. ChMtu H. BakeIL,
P. O. BOl( 1147, Allpen, Co-lo. 81611.
ACltO/l/l .the /ltlLeet .in .the nolttheJtty 1/ 2 06 Block 107 .the owneJ[l>
Me The Cha.umont and Vumont Condomi.ni.um All/loc.ta.t.i.on, P.O. Bol(
4420, All pen, Coto. 81611.
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Robvr.t G. Stevenll
RESIDENTIAL I COMMERCIAL I RANCHES I LAND PLANNERS AND DEVELOPERS
C;.;:"j.~~~.~t~~ uu~
1. Joseph C. Sanchez
6 H~=rison Circle
?~ttsford) New York 14534
(il) 716/381-3511 (0) 546-4500 Ext. 4110
2. Walter Kiefer, Jr.
11262 Rush Street
El Monte, California 91733
(3) 213/355-8878 (0) 579-4500 or 686-0280
3. Pamela O. Wallen
P.O. Box 267
Northfield, Illinois 60093
4. Dr. Robert E. Kivland
12032 West 27th Drive
Lakewood, Colorado 80215
(0) 303/233-2906 (H) 237-7324
(- J", ., ~. 1
),~j~a~~y Llng ey
Box 4857
AU3tin, Texas 78767
" ._' '11 ~ ~ )_:~.r~
-o-.-r-..:LY- r.. a r:-..-~ ~ (> \I ~~ ~- (J
~6~~~'" ~r ; v_e ""-3
~..:.-.-P-a -"---,--M-i-n-n-e~a 5 5118
7. Walter W. Bledsoe, Jr.
413 Merchandise National Bank Bldg.
Terre Haute, Indiana 47807
(0) 812/232-1564 (H) 235-8797
@
Thomas Dalbey
36 Knollwood Drive
Rochester, New York 14618
(H) 716/586-4444
9. Tilden Cummings, Jr. (Reservations)
White Weld & Company
30 West Honroe
Chicago, Illinois 60603
(0) 312/346-0022
Paul A. Brown, CPA (Mgt. Statement)
1718 Sherman
Evanston, Illinois 60201
James C. Lytle (Legal Notices)
State National Bank
State National Bank Plaza
Evanston, Illinois 60204
(0) 312/491-6000 (H) 869-4433
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C~h::AJ C~;~J~:G~~ OWXZRS
Jece~ber 14, 1973
Cordell Overgaard
llopkins Suctcr Owen Mu:roy & Davis
One First :Zational Plaza
Chicago, Illinois 60670
Russell ?e?pett
?ea:~ M&rwick & Mitchell
1800 Midwest Plaza
301 Nicollet Mall
Minneapolis, Minnesota 55402
10. Jonathan L. Stocker
P.O. Box 4326
Aspen, Colorado 81611
11. Paul Scheele
900 North Lake Shore Drive) Apt. 1913
Chicago~ Illinois 60611
(0) 312/869-2580 (F.) 664-6062
12. Monte and Alfred Gold~an
Goldman Enterprises
P.O. Box 1748
Oklahoma City, Oklahoma 73101
13.
Peter R. Holford
13902 Panay Way,
}~arina:t Del Rey,
(n) 213/823-4073
Number }f-319
California 90391
(0) 635-2800
14. Thomas Deacy
Deacy & Deacy
2300 Bryant Building
1102 Grand Avenue
Kansas City, Missouri 64106
(0) 816/421-2813 (H) 913/362-6258
/rs:J;~~~~~ '
~~c{l<-e s ~ r y--New 1
/yH} 71frr)86'-/(444 'V;
16. Ms. Mary Ann Banach
1931 North Winchester
Chicago, Illinois 60622
(0) 312/346-5500 (ll) 486-6063
17. Fred Pearson
223 West Jackson Blvd. #1201
Chicago, Illinois 60606
(0) 312/663-1500 (H) 943-1788
Philip Howard
111 West Washington
Chicago) Illinois
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13. Carson H. Bell
18 ~aylorwood Drive
:slington, Ontario, Ca~ada.
(0) 251-5221 or 254-5079 (~) 244-73:1
19. Claud ~1. Weil
5612 Soutll Blackstone
Chicago, Illinois 60637
(0) 312/283-2500 (I{) 493-7465
John A. Heil
825 University
Saskatoon, Saskatchewan, Canada
20. Donald Gerber
23 West Lock\vood
Webster Grove, Missouri 63119
R. A. Ravcnsberg
1336 Hanley Industrial Court
St. Louist Mo. 63144
21., Norman li. MacDonald
511 Tema2ami Cresce~t
Port Credit, Ontario. Canada
1,16/278-5017
22. i~spel1 Chateaux Developrr.er.t Comp.:..ny ../"
105 West Adams Street, Suite 600
Chicago, Illinois 60603
23. Walhart Realty Company
c/o George Hartnett
540 Frontage Road
Northfield, Illinois 60093
24.
l'et'a,r K. Si5<wert
::n'dex\Underfw'rite rs
550 Kearne~ S reet
, \,
San Fra,\ci~co, Cal
(0) 415/3-g..,7-350
~94108
H) 435-~40
Mr. and Mrs. E.C. Poth
Paschen Contractors Inc.
2739 Elston
Chicago, Illinois 60647
\'!-i-lliam L,\ Wallenl\ f\
/l05\Westi,A'dams Str<\et, Suilte 6~0
:Chicago,~Ii inois\60\j03
I 'S. \, \ .
!Nick Coaies, Jr'J
\1'.0. Bo\x \4949
Aspen, odlorado 1611
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Cl-lA'i:Z~'.. J
1. ~homas Dorsey
4524 South Alton St.eet
Englewood, Colorado 80110
(0) 303/222-9373 (li) 771-6790
2. 1)r. F.W. Wa:i.lacc Jeffries~ III
500 Huntington Drive
Ann Arbor, Michigan 48104
(0) 313/761-0010 (H) 761-7090
3. Reid
14 Timber Lane
Nortbbrook, Illinois 60062
(0) 312/427-8090 (H) 272-3069
Buchanan I (~)V\\,
61 High Vi.ew j,no11
::owa Ci;:y, Iowa 52240
4. Don jO/illiams
j~oy Rohter
Joseph V. Farago
2820 West Petersen Avenue
Chicago, Illinois 60645
312/973-7000
5.
3ert Maxon
3527 Kar10v
Skokic, Illinois
(H)312/675-0344
60076
(0) 537-6900
6. Peter O. Fetzer
Winston, Strawn, Smith & Patte~son
One First National Plaza, Suite 5000
Chicago, Illinois 60670
(0) 312/786-5600 (H) 945-7646
7. Earl M. Latterman
1315 Murdoch Road
Pittsburgh, Pennsylvania 15217
(0) 412/461-8100 (H) 682-1315
8.
R.C. Schneider
Hes-t-e-r~Il---Marchandise rs-,-.Inc.
'291-6-White Oak Drive
-Houston,-Texas 77007
(0) 713/688-7783
ibcf-- 23gy
~'t{,"-./ Ju. cvO
I
9. James Cruttenden
Cruttenden and Company, Inc.
120 South LaSalle St~eet
Chicago, Illinois 60603
(0) 312/332-0500 (H) 945-2350
7700 (
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G~U~::Ei...0 D0:::0:\~ O\~i:~~RS
December 14, 1973
10. Donald Kolmer
302 Farmers Bank Bldg.
Jacksonville, Illinois 62650
(0) 217/245-4516 (H) 245-4506
11. Richard Lanman
lI~mberJ }[unciie and McClary
2021 Marine Plaza
Milwaukee) Wisconsin 53202
(v) 414/271-6220
12. John Stephenson
9800 West 100th Terrace
Overland Park, Kansas 66212
(0) 913/362-2200 (ll) 888-7821
Richard Eerkshire
565 Juneberry Road
Riverwood, Illinois 60015
(ll) 312/945-3723
13.
~illiam C. Grabb, M.D.
:25 Barton Shore Drive
Ann Arbor, Michigan 48105
(H) 313/665-5201 (0) 761-7920 or
14.
I;ernard G. z~ Jr. ,/,
8 Co 'ntry La~~, ~ I~.
North "eld, Il1ino~6~?93
(0) 312 7-7208 (HJ~46-0669
Ed Perlman
133 Timber Lane
Glencoe, Illinois 60022
(H) 312/835-4767
15.
16. Jefferson Alison III
820 South Park
Hinsdale, Illinois 60521
(0) 312/427-3526 (H) 654-1386
17. E.H. deConingh, Jr.
Mueller Electric Company
1583 East 31st Street
Cleveland, Ohio 44114
(H) 216/321-5138
18. Robert Schmidt
Dean i-awrence
Robert Kisch
XinneAspen Associates
Box 3686, Loring Station
Minneapolis, Minnesota 55402
(H) 612/537-2655 (0) 941 yJaO
/p/)./ t1/ -/6~7
"'t --,~ .-,
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(cori t. i;.:~u.c;c.)
764-3290
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C:~A'':::;l..U DU~'iON: O",)~-;~:-<.S L:S':;:' (Cv:;:i.~i.l.~C.i
I)c:cer.lber 14, 1973
19. .Jack Kee
1 Blue C~anG Lane
~~orth Oa:<.s
St. Paul~ Ifinnesota 55110
(ll) 612/484-7534 (0) 853-4203
21.
Rich;:;rd E. Spicer 0 . /) fill) p..,
5\?-7 G ~rcet S thwest, \pt. ;"'\' V(]J~.. V~~ w
\I~shi}l'gtqn, D C. 20024 --Pyu'f- 9'13&'
(0)-202/2\ 3- 400 (ll 554~4 , C. r/6//
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\'I.C. Avery, Jr. (o-c,-",,--,-, ~"" -r ,
545 Ridge Road ~ D, LL- ~ "'---
Kenihlorth, Illinois 60043 93,ej S .' !?,~'
(0) 312/664-6700 (ll) 256-163 7 "l~ ~ ,tM y:",-- ,-" "-<>--
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Thomas Terrill
244 Cumor Road
Kenilworth~ Illinois 60043
(0) 312/346-4646 (ll) 256-1679
20.
22. Aspen Cllateaux Xanagement~ Co.
llox 3279
Aspen, Colorado 81611
925-1400
23. ;Uck Coates" t30xvQlQj !)SpcN
24. ?au1 Van Antwerpen
22 West Madison Street
Room 935
Chicago, Illinois 60602
(0) 312/346-6386 (ll) 642-9131
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l POST OFFICE BOX 1147 / ASPEN, COLORADO 81611 / PHONE (303) 925-2155
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srrEVENS
REALTORS
MaJtc.h 5, 1974
VeaJt LaNty:
The 60Uowing aJte -u&u 06 name6 and addJte6l.>e6 who aJte owneJL6
06 the I.>I.WwuncUllg pltOpeM:fj and aCJtOM the l.>:tAee:t and aUey
6itOm the G-<-ltn/Stevenl.> pltojea located 011 the ecuteJr11j 1/2 06
Lot L and aU 06 Lou M,N,O,r and Q, aU -<-Il BloCR 106.
The OWMM 06 Lou A .thltough J 0 & Blod, 106 .u, Cau I.!nJrbor
Inc., 105 We6t Cololtado AlIl?., Gltand Junction, Cololtado 81501.
You may addJte61.> MIt. fltO.nk PJUl1I.>teJt, JIt., PIte6ident.
Lot K and .the We6teJr1y :t./2 06 Lot L .u, owned by ~lit. Petrlty
PoUocR and /.lit. Raymond KculUl1I.>/U, P.O. Box 789, AI.lpen, Colo.
81611. .. -,
Lou Rand S, BloCR 106 .u, {Jt<Jned by 1.!It. ChMR.e6 f{. BaReJt,
P. O. Box 1147, AI.lpell, Colo. 81611.
ACJtOM the l.>:tAee:t in .the nolVtheJr11j 1./2 06 B.tock 107 the owneJL6
aJte The ChawlJont and Vumont COl1donU.n.<.1.lm Al.>l.>Ouation, P. O. Box
4420, A1.>pen, Colo. 81611.
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RobeM: G. Steveno
RESIDENTIAL I COMMERCIA!. I RANCHES I LAND PJ.Al\lXERS ANn DEVE/.OPERS
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DilRilRdil8
DEVELOPMENT CORPORATION
Office of the President
April 8, 1974
Mr. John Dukes, Chairman
City of Aspen
Board of Adjustments
Aspen, Colorado 81611
RE: Case No. 74-8
Dear Mr. Dukes:
I am writing in reference to the application for variance from
Copland Finholm Hagman Yaw Ltd. (Robert Stevens -- Countryside
Associates -- owner). My reasons for writing to you in opposing
this project are that I am an absentee owner of two condominiums
located at Chateaux Chaumont. Our condos do not face this project,
and therefore I am not writing in reference-to any selfish motives
concerning our view. Rather, my reasons for writing center around
the exact items in the zoning regulations for which a variance is
requested. The very reason for zoning regulations is of course
a protection feature; protection to the residents of Aspen to make
certain that our building projects are in the best interest of
the people of Aspen. These regulations also protect the non-resident
owners by assuring in their absence that variances will not easily
be granted which would hinder property values and generally make
Aspen less attractive for absentee ownership.
The variance requested deals with the open space requirement,
maximum height of building, minimum front yard, side yard and rear
yard space and the uses permitted (dry cleaning plant in this case).
I can't imagine four provisions in the zoning regulations that are
more important than the items just mentioned. Their request for
a variance in these areas should be refused simply because they
do not even come close to meeting the existing regulations. In
addition, their variance should be refused because there is no way
to enforce them to lease their units on a long-term basis. Further-
more, the traffic build-up will be a very serious problem as well
as the noise factor from the laundry, the additional people and
the traffic.
109 SOUTH UNION STREET I ROCHESTER, NEW YORK 14607/TELEPHONE (716) 232-4854
John Dukes
April 8, 1974
Page two
In conclusion, I can not imagine any legitimate reason why
their application for these variances would be approved. I
am certain there may be some private interests that would benefit
from such a project, but certainly the people of Aspen would not.
I respectfully request that this letter be made a part of the
record in regard to Case No. 74-8.
Thank you for your consideration.
Peace,
RTD: rr
~~~~~
R. Thomas D~~y
President
,11""'""
ApJ!il 1, 1974
Fllom: MIl. ChMle1J H. BakeJt
M pen, ColoJta.do
To: MIl. John Vuke1J, CfuUJunan
Cay On Mpen BOMd 06
AdjUll.tmen.t
Mpen, CoiaJta.do
VeM MIL. Vuke1J:
I have Ilev-i.wed Ca.6e NumbeJt 74-8 be601le the Wy 06 Mpen BOMd
06 AdjUll;()nen.t and nee! :that aU. 60Wl. vevUanCe1J bUF!9 a.6ked 601l
meet wUh my complete appMval.
Should you need any 6WLtheJt a.6-6.utitnce OIl c.ommen.t plea.6 e
con.ta.c,t me at yOWl. eaJLUe1Jt conven.i.ence.
VeJty -6,[nceJte!y YOWL6,
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ad j o-i.n.i.ng pM peJvty owneJt
April 4, 1974
Ch~teaux Chaumont Management Co.
Aspen, Colorado 81611
Gentlemen:
As a resident and owner of Chateaux Chauillcmt Number 10, I
am definitely opposed and against the proposed building.
The proposed building will destroy the view of Red Mountain
and increase the density of the area above a tolerable level.
Increased density in the area will create traffic congestion,
strain waste disposal facilities, increase pollution, and
lower the value of adjoining properties.
The proposed new building will create the type of construction
that the Planning and Zoning Commission ~d the Historical
Pre(Jervation Society has been o"posing.
It :Ls apparant that the developers have not considered the
above facts.
I request that this letter be read at the meeting. Regretfully,
I h,we to be out of 'town on business at this time.
:!J~ru)S~)L
Jon L. Stocker
BCJX 4326
Aspen, Colorado 81611
~
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,
April 4, 1974
Mr. John Dukes, Chairman
City of Aspen
Board of Adjustments
Aspen, Colorado 81611
Dear Mr. Duke:
Owners of Chateau Chaumont and Chateau DuMont apartments have telephoned
me directly in response to your official notice on the Stevens-Ginn pro-
ject. I am here on behalf of these owners. They have expressed great
concern over this project and without exception they request denial of
the variances proposed.
This request for denial is based upon the requirement on behalf of the
p.omoters to show a "hardship" (for example, building on steep terrain)
which would then warrant a variance. There appears to be no hardship
shown on behalf of the Stevens-Ginn project and it is requested the in-
tent and letter of the law should stand. The P&Z and Board of Adjust-
ments well know the reasons for the institution of the zoning require-
ments and therefore, not having ascertained any hardship, we see no
reason other than economical benefit to the developers for said requested
variances.
As absentee owners, they feel it is the cities' duty to protect the
rights of these property owners by established zoning requirements.
Their property interest would gravely be effected by the passing of
each one of these variances.
(1) Open Space Requirement:
a. Visual easthetics.
b. Free space regarding resident owners, long term tenants,
short term tenants and their respective on-the-grounds
entertainment and play ground facilities (children).
c. Pedestrian traffic.
(2) Maximum Height of Building:
a. View plane of condominium owners facing Durant
Street and the proposed three-story project.
b. View plane of high traffic areas for pedestrians now
presently circulating in this area.
c. Proper venting through three-stories for exhaust of
retail outlets; there should be no venting on the
ground, first or second floor levels due to the
obvious nuisance of passerbys and residents (example,
The Shaft and Kentacky Fried Chicken related to Aspen
Square).
(3) Front,Side and Rear Yard Minimums:
a. Specific variance of Paragraph HI and Paragraph 03
appear to provide little or no open space for
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Mr. John Dukes
April 4, 1974
Page 2
easthetics and, on the contrary, implies a blocked
visual air space from border-to-border} from ground
to well in excess of 25 feet.
(4) Uses Permitted (dry cleaning and other objectionable retail
outlets):
a. Regarding dry cleaning: Pedestrian traffic conflicting
with pick-up station traffic. (auto). Venting of
obnoxious materials.
Other Retail Outlets Requiring Venting:
a. Above mentioned situation regarding The Shaft, Kentucky
Fried Chicken related to Aspen Square.
b. Retail outlets conflicting with (a) existing adequate
services within one to two blocks, and (b) with es-
tablished mall outlets.
Other Arguments:
(1) Tourist Economy: Long term tenant/resident owners vs. tourist
oriented industry in prime location.
(2) Absentee landlords:dollars out of city and state.
(3) Questionable funds in area: Durant and Spring Streets inter-
section collapses due to mine shafts existing. What study
has been done to ascertain hydrostatic pressure and solid
foot ing?
(4) Building moritorium - Ordinance #19.
(5) Aspen Historical Preservation Committee evaluation.
(6) Sewer and water and cable and other utilities overload.
(7) Proposed parking: Adequate regarding ski season parking
for Little Nell existing retail proposed outlets, existing
residential units and proposed residential units.
(8) Duplicating services: Specific existing and/or proposed
leases or purchases of space in Stevens-Ginn for retail stores.
Again, on behalf of these owners, the Chairman and the other members
of the Board of Adjustments are asked to closely scrutinize this project
at these beginning stages and take a hard line on each specific city and
county code and ordinance. The chairman and Board members are thanked
sincerely for their very serious consideration on behalf of these ab-
sentee owners and hope for the city to exercise their jurisdiction and
'" -"
Mr. John Dukes
April 4, 1974
Page 3
and authority properly and prudently.
We are thankful for the required public notice which was given by the
Board in this case. It is felt, however, that the five-day notice
mailing requirement for the Board of Adjustments meeting is less than
reasonable given many out-of-state property owners in Aspen. In addi-
tion, we wish that we had had a voice present at the P&Z meeting that
gave "conceptual approval". The owners understand the nature of the
P&Z meeting and realize that their property interest has been properly
maintained as the cities' code was originally designed. These owners.
do, however, intend to have vigorous dissent to this project expressed
at subsequent P&Z meetings and any other similar public hearings.
Thank you for your fair consideration.
S~~r
ROBERT P. WHITE
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LIST OF OWNERS:
Bert Maxon, President, Chateau DuMont Condominium Association
Owner of Record of Chateau DuMont #5
William C. Avery, Board of Directors, Chateau DuMont Condominium Assoc.
Owner of Record of Chateau DuMont #21
Fred Pearson, President/Board of Directors, Chateau Chaumont Condo. Assoc.
Owner of Record of Chateau Chaumont #17
Messrs. R. A. Ravensberg and Donald Gerber, Ownemof Record of
Chateau Chaumont #20
Jonathan L. Stocker, Owner of Record of Chateau Chaumont #10
,......
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April 11, 1974
Mr. John Dukes, Chairman
City of Aspen
Board of Adjustments
Aspen, Colorado 81611
Dear Mr. Chairman & Board Members:
On behalf of the following named parties, this protest to the requested
variances to City Ordinance 24-7 is registered:
~Bert Maxon, Chateau DuMont Condominium Association; Owner of
record of Chateau DuMont #5
William C. Avery, Board of Directors/Chateau DuMont Condominium
Association; Owner of Record of Chateau DuMont #21
Fred Pearson, Board of Directors/Chateau Chaumont Condominium
Association; Owner of Record of Chateau Chaumont #17
R. A. Ravensberg and Donald Gerber, Owners of Record of Chateau
Chaumont #20
Peter O. Fetzer, President/Chateau DuMont Condominium Association;
Owner of Record of Chateau DuMont #6
,-
(l~~ -/ Chateau Chaumont Condominium Association, Inc.
I\~ ~ Chateau DuMont Condominium Association, Inc.
The Variances are as follows:
Variance (1) - (Section 24-7{a) Open Space Requirement) - The project
will have less than the required open space and less than one half
of the building site will be open to the street.
Variance (2) - (Section 24-7{a) Maximum Height of Building) - The
buildings will exceed the maximum height limit.
Variance (3) - (Section 24-7(a) Minimum front yard, minimum side
yard and minimum rear yard) - The building will not have a front
yard, rear yard or side yard.
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~r. John Dukes, Chairman
April 11, 1974
Page 2
Variance (4) - (Section 24-7(a) Uses Permitted) - The building
will have a dry cleaning plant and dry cleaning pickup station.
Under this official statement of protest, the granting of anyone of
the said requested variances to City Ordinance 24-7 contemplated is
arbitrary and capricious and in no way will promote the welfare of
or benefit to the neighboring property owners or the residents and
guests of Aspen.
Very truly yours,
e~~ ~~.
Robert P. White
/lj a
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April 4, 1974
City of Aspen
Board of Adjustments
Aspen, Colorado 81611
Re: Case Number 74-8
Dear Sirs:
I respectfully request that the variance sought by Copland Finholm
Yaw Ltd. for the building project of Robert Stevens Countryside
Association be denied for the following reasons:
(1) As a resident in the area, I am especially aware of the
traffic conditions in and around City Market and at the
intersections of Original and Durant and Durant and Spring
streets. These areas and intersections are extremely
overcrowded, dangerous and noisy now and the huge project
as planned will greatly add to traffic congestion and
noise in this area. Smaller buildings which would conform
to the zoning regulations would not attract as much auto-
mobile traffic to this already overcrowded area.
(2) A drycleaning plant is not needed in this area since such
services are already provided in the basement of City
Market. The additional noise and fumes would not be appre-
ciated in this area which is mainly residential.
(3) Because of the high density of people and buildings in this
area, every bit of open space possible is needed. This
project should not be allowed to provide any less open
space than required by the zoning regulations.
(4) In keeping with the prevalent attitude in Aspen today,
every builder should be required to comply completely and
exactly with the zoning regulations. No exception or
variances should be granted simply to make it easier or
more economically desireable for developers. The easthe-
tics of the City of Aspen must be protected. To allow
this developer these variances would infringe on the rights
of all the previous builders and developers who did comply
with the zoning regulations.
(5) The project as planned by exceeding the maximum height limit
and by not providing the open space and front, side and rear
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City of Aspen
April 4, 1974
Page 2
yards as required is simply too huge to be in keeping
with the character of Aspen.
For the above reasons, I respectfully request said variances be
denied.
Sincerely,
~~~<&k>--~
Judy Skouset\.
734 E. Durant Street
Aspen, Colo. 81611
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