HomeMy WebLinkAboutagenda.boa.19961212AGENDA
ASPEN BOARD OF ADJUSTMENT COMMISSION
Special Meeting
Thursday December 12, 1996 4:OOpm
City Council Chambers, 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 #96-12
III West Hyman, Aspen, CO 81611
William D. Snare (represented by William M. Griffith)
VI. ADJOURN
NOTICE OF PUBLIC HEARING
CASE #96-12
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 variance 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
variance.
Particulars of the hearing and requested variance are as follows:
Date and Time of Meeting:
Date: December 12,1996, City Council Meeting Room
Time: 4:00 P.M.
Owner for Variance:
Name: William D. Snare
Address: 300 Clermont St., Denver, Co 80220
Location or description of prop
111 West Hyman, Aspen Co 81611
Applicant for Variance:
William D. Snare
(represented by William M. Griffith)
Variances Requested: Applicant is requesting a height variance of 3 feet to allow for
construction of a duplex with a height of 28 feet, so that it will conform with the three existing
duplexes located on the parcel.
Will applicant be represented by Counsel: YES: X NO:
The City of Aspen Board of Adjustment
130 S. Galena Street
Aspen, CO 81611
Charles Paterson, Chairman
CITY OF ASPEN
BOARD OF ADJUSTMENT
DEVELOPMENT APPLICATION
DATE Oct. 18 1996 CASE # Bldg. permit #6-3
APPLICANT William D. Snare PHONE (303) 355-8022
MAILING ADDRESS 300 Clermont St._,, Denver, Colorado 80220
OWNER William D. Snare PHONE (303) 355-8022
MAILING ADDRESS same
LOCATION OF PROPERTY Ill W. Hyman Street, Aspen, Colorado
(Streer, Block Number and Lot Number)
WILL YOU BE REPRESENTED BY COUNCIL? YES x NO
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, and will be made part of
this case.
The GMQS approved the plans and building in:Ordinance 5, by the -City Council,
in 1993. At that time the height of the proposed building was 33-feet. Present_
restrictions on height are a maximum of 25 feet.
This project completes-4 duplex apartments on the subject and adjacent
property. For uniformity in appearance., all should be the same height.
Therefore, the applicant requests a variance to, permit the original height
of 33 feet.
Applicant's Signature
Wit an D. Snare
REASONS FOR DENIAL OF BUILDING PERNEIT, BASED ON THE ASPEN CITY
CODE, CHAPTER 24. AN OPINION CONCERNING THIS VARIANCE WILL BE
PRESENTED TO THE BOARD BY THE ZONING DEPARTMENT STAFF.
DATE PERMIT DENIED
OFFICIAL
DATE OF APPLICATION HEARING DATE
WILLIAM M. GRIFFITH
ATTORNEY AT LAW
1660 LINCOLN STREET, SUITE 2202
DENVER, COLORADO
80264
TELEPHONE (303)861-7055/ FAX (303)861-7056
October 231 1996
Community Development
130 South Galena Street
Aspen, Colorado 81611-1975
Attn: Sara Thomas
9,
Re: William D. Snare
t
Board of Adjustment
Dear Sara:
Enclosed is an original and nine copies of.Mr. Snare's.application
to the Board -of Adjustment for a variance, together with Mr. Snare's
check for $105 payable to the Aspen City Clerk.
Also enclosed are nine copies of the site'p lan, elevators and the
original Hyman Street Duplex Subdivision which shows the other three
kits and the subject unit to comp.hete. -the project.
I have received from the County Assessor a list of the property owners
within a 300 f t. radius of the property together with mailing labels.
When I get the noticefrom the City Clerk, I will mail out the proper
Notice. For some reason, which I don't understand, there is a label
for the City of Aspen and Pitkin County.- 'I suppose this will require
the longer posting period.
If you have any questions, or if I left out something, please give
me a calla
Very truly . yours ,
y�
William M. Gri fth
WMG/cm
enclosures
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Will F. Nicholson, Jr.
Chairman of the Board
December 3, 1996
Mr. Charles Paterson, Chairman
The City of Aspen Board of Adjustment
130 South Galena Street
Aspen, CO 81611
Dear Mr. Paterson:
I am writing with respect to the Notice of Public Hearing concerning Case #96-12, Ill
West Hyman.
I am the owner of 119 West Hyman and am writing on my behalf and also on behalf of
Nestor Weigand who is the owner of 117 West Hyman; each of us owning one-half of a
duplex. To the east of us is another one-half of a duplex, 115 West Hyman, to which the
property proposed by Mr. Snare will be attached.
The records of the city indicate that the duplex 117-119 was constructed in the early
80's; 115 (being one-half of a duplex) was constructed sometime thereafter, the date of
which escapes me at this time. In the original design, the property to be constructed by
Mr. Snare would be a mirror image of 115 West Hyman. It is my understanding that Mr.
Snare proposes to build under that original design. If he is allowed to do so with a
variance, the 111-115 building would be identical to the building currently at 117-119
West Hyman.
If the variance is denied and Mr. Snare proceeds under the code, the 111-115 duplex
would be asymmetrical, and therefore, less attractive to the neighborhood and the city,
I hope Mr. Snare's request will receive favorable consideration.
Sincerely,
mm
c Nestor Weiigand
950 Seventeenth Street
Denver, CO 80202 Mailing Address:
303 585-7100 P.O. Box 5168
Fax 303 585-5570 Denver, CO 80217
64? Pequot Avenue
Npw London, CT 063?0
City of Aspen Board of Adjustment
130 S. Galena Street
Aspen, CO 81611 Re: Case 4q6-12
Dear Board members:
I vri.sh to register my strong objection to the apPllcation submitted by William D.
Snare (rpnresented by V ll.i am PAS. (�r-i `, I th) "or on r.ror_ erty at 1.11 1,,1. Hvman .
I submit to you thatgranting an 8' variance so that the ar_plica.nt can "conform with
the three existing duplexes located on the parcel" is definitely NOT a legitimate
reason for doing so. It's time; to stop the insidious attack on zoning regul_at:i.ons An
residential neighborhoods in Aspen. The existence of three duplexes not conforming
with zoning regulations certainly does not translate into a reasonable excuse to
Create a fourth such structure. Three wrongs do not make a. right'. . - Thi i s, ncl<; ? h},orho J l
or any other for that matter - should not be reduced to homogeneous structures for
the convenience of a builder/owner.
If you will go back in time to when Cottonwoods was built (19-4 W. Hyman) all, three
floors were in place before a height discrepancy was challenged and the builder was
required to have each floor physically lifted -one foot was cut off be►twpen each floor
to bring the building under comrl.-iance with zoning regulations. I ask .you now for the
same rigid enforcement of zoning regulations - please do NOT grant this variance.
It's time the zoning regulations were enforced as written and not treated as a joke
by reople who find creative ways or "readons" to justify bending the 1,qw. Incidentall!
it's interesting to note that the builder of the three existing duplexes on the "'Darce=
in question was also the builder of Cottonwoods some ,years earlier.
Please examine city records - you will find that: a permit for further development of
the land in question was denied a number of .years ago - on more grounds than just
height alone. Among other things ,the FAR would he well over the allowable limit for
the "Parcel" in question. It was deemed wrong then --nnd it is wrong now. This hu;luit
would present a solid wall of housi_r.v with hardly a blade of grass or niece of sky to
be seen. Has anyone checked the FAR of this application???
It is hardly accidental that this hearing i.s set. for the off-season when I Personally
know that several of the people most affected are not only out of town but are out of
'he`^ouriti `�r-co-inDlet e' yr i.Inawa. e c)' th7. s develop; ment and therefor unabi e tv ;'cs-,:� and .
Off-season seems to be open season for zoning variance requests. I'm sure you know
that there's a saying in Aspen that "if ,you wait long enough you can get whatever ,you
want through zoning" - I hose that this is not going to be the result in this case.
This neighborhood has been impacted enough - a permit for a similar building at this
location on this "Parcel" of land was rightfully denied by responsible zoning hack then
I submit that it was a ?rise decision then and request that the present Board adhere to
the original. decision.
I sincerely regret that I am unable. tol be present r.ersonal_ly to submit my very strong
objection, but hone, that the rresent,'zoning board will consider this request, in a
thoughtful, responsible manner. As a. lone time Aspenite, I can only hope forfairness
quality of _life in Aspen has certainly changed in recent .years, as it has in many rl -"cE
but Aspen has always been a very special Place. It is up to those who choose to make
it their home to take a stand against projects that 3 re clearly not in the best intereE
of the community and to take responsibility for seeing that everyones rights are
Protected. Please help to protect the integrity of our neighborhood by envying this
variance. Sincerely .your
,_�.izabeth G. Traggis
cymond J. Koeni E
ottonwoods -2F IZ4 W. Hvman
MEMORANDUM
TO: Board of Adjustment
THRU: Stan Clauson, Community Development Director
FROM: Sara Thomas, Zoning Officer
RE: 111 W. Hyman Street - William Snare
DATE: December 3, 1996
SUMMARY: The applicant requests a variance from the required height limit of
25 feet in order to complete a duplex project, located at 111 W. Hyman Avenue.
The property is located in the R-MF zone district. The height of the existing
structure is 28 feet, as measured to the mid -point of the roof, with a ridge height
of 33 feet. The applicant is requesting a 3 foot height variance in order to
conform with the height of the existing structure. The proposed building plans
are in conformance with FAR requirements and with setback requirements.
The applicant was granted an allocation from the Growth Management Quota
System (GMQS) in January, 1993 for one free market unit and a GMQS
exemption for one deed restricted unit.(See attached Ordinance No. 5). The
growth management process granted a development order, but was not a review
of building plans and therefore did not grant approval to any specific designs or
drawings.
Please refer to the attached drawings and written information provided by the
applicant for a complete presentation of the proposed variance.
APPLICANT: William D. Snare, represented by William Griffith
LOCATION: 111 W. Hyman Avenue
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.
Response: While a stated goal of the Aspen Area Comprehensive
Plan is to promote buildings which maintain neighborhood
compatibility, staff feels that a structure could be designed in a
manner that still blends with the neighboring buildings, yet
conforms with the existing height limit of 25 feet.
2. Standard: The grant of the variance is the minimum variance that will
make possible the reasonable use of the parcel, building, or structure.
Response: The structure could be designed and built at the required
height limit, without requiring a variance at all.
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 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 the terms of this
title to other parcels, buildings or structures, in the same zone district.
Response: The proposed building does have a special condition of
trying to complete the remaining half of an existing structure and to
attempt to duplicate that structure as closely as possible in order to
maintain the design of the duplex. However, staff feels that granting
this variance would confer a special privilege upon the applicant in
that all other new construction in the same zone district would have
to comply with current height requirements. As stated above, staff
feels that the issue of compatibility with the neighboring structures
can be remedied in the design stage, and that a structure could be
designed so that it conforms with both the neighboring buildings
and with the current height requirements.
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 of the three foot height
variance request.
RECOMMENDED MOTION: "I move to deny the request for a three foot height
variance to allow for construction of a structure with a height of twenty eight feet
at 111 W. Hyman Avenue, finding that the review standards are not met."
ORDINANCE NO. 5
(SERIES OF 1993)
AN ORDINANCE OF THE CITY COUNCIL FOR THE CITY OF ASPEN GRANTING A
RESIDENTIAL GROWTH MANAGEMENT ALLOCATION FOR ONE FREE MARKET UNIT
AND GMQS EXEMPTION FOR ONE DEED RESTRICTED UNIT LOCATED AT Ill W.
HYMAN AVENUE (LOT G AND 1/2 OF LOT F, BLOCK 61, TOWNSITE OF ASPEN)
WHEREAS, pursuant to Section 24, Article 8 of the Aspen
Municipal Code, the City Council may grant allocations from the
Growth Management quotas contained therein upon scoring determined
by the Aspen Planning and Zoning Commission; and
WHEREAS, pursuant to Section 24-8-1-04 C.l.c. of the Aspen
Municipal Code, the City Council may exempt deed restricted
affordable housing units from the Growth ManagementQuota System
(GMQS) competition; and
WHEREAS, William D. Snare, owner, submitted to the Planning
Office an application for a Growth Management allotment for one
unit and GMQS Exemption for one affordable housing unit; and
WHEREAS, the 111 W. Hyman Avenue proposal was the only
submission competing for the six available units (as established
as a minimum by Section 24-8-103 . F. 1. of the Aspen Municipal Code) ;
and
WHEREAS, the application was reviewed by the Engineering
Department, the Aspen/Pitkin County Housing Office, Environmental
Health Department, Fire Marshal, Water Department, Electrical
Department, and the Roaring Fork Energy Center and those agencies
submitted referral comments to the Planning Office; and
WHEREAS, at a regular meeting held on January 5, 1993 the
1
Aspen Planning and Zoning Commission scored the proposal pursuant
to the standards contained in Section 24-8-106.E. and found that
the Commission's score of 33.65 points met or exceeded minimum
scoring thresholds; and
WHEREAS, the Commission also voted 6-0 to approve with
conditions the proposed deed restricted one -bedroom unit pursuant
to the review criteria for GMQS Exemption within Section 24-8-
104.C.1.c.; and
WHEREAS, the Aspen City Council having considered the proposal
and the Planning and Zoning Commission's recommendation, does wish
to allocate one free market unit from the 1992 Residential Growth
Management competition and grant GMQS Exemption for Affordable
Housing for one Category 1 deed restricted unit at 111 W. Hyman
Avenue.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO:
Section 1: That it does hereby allocate one residential unit from
the 1992 Residential Growth Management competition to the 111 W.
Hyman Avenue project pursuant to Section 24, Article 8 of the Aspen
Municipal Code.
Section 2: That, subject to the conditions set forth in Section
3 below, it does hereby grant GMQS Exemption for Affordable Housing
for the development of one Category 1 deed restricted one bedroom
unit pursuant to Section 24-8-104.C.1.c. of the Aspen Municipal
Code.
Section 3.
2.
The conditions of approval which apply to this GMQS Exemption
are:
1. The owner shall submit the appropriate deed restriction to
the Aspen/Pitkin County Housing Office for approval. Upon
approval by the Housing Office, the Owner shall record the
deed restriction with the Pitkin County Clerk and Recorder's
Of f ice.
2. Prior to issuance of any building permits for the property,
copies of the recorded deed restriction for the dwelling unit
must be forwarded to the Planning Office.
3. The final design must incorporate a roof/dormer above the
entry to the deed restricted housing unit to shed snow away
from the doorway.
4. If condominiumized, the unit's annual management/maintenance
assessments shall be on a pro rata valuation basis. Language
to this effect shall be in the condominium documents and shall
be approved by the Housing Office prior to recordation.
5. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission and City Council shall* be adhered to and
considered conditions of approval, unless otherwise amended
by other conditions.
Section 4:
A public hearing on the Ordinance shall be held on the
day of� 1993 at 5:00 P.M. in the City Council Chambers,
Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
3.
a hearing of public notice of the. same shall be published in a
newspaper of general circulation within the City of Aspen.
Section 5:
If any section, subsection, sentence, clause, phrase or
portion of this ordinance is for any reason held invalid or
unconstitutional by any court of competent jurisdiction, such
provision and such holding shall not affect the validity of the
remaining portions thereof.
Section 6:
This Ordinance shall not effect any existing litigation and
shall not operate as an abatement of any action or proceeding now
pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded
under such prior ordinances.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by
the City Council of the City of Aspen on the ate- day of
1993.
—4�, . � OA
Fv 2
J hn Bennett, Mayor
4,T;. 4E /ST' -
Kathryn S - Xoc�;" City Clerk
V,/
FINALLY, adopted, passed and approved this tea' day of
1993.
ohn Bennett, Mayor
AT.T ST :
Kathryn S och, City Clerk
4
AFFIDAVIT OF NOTICE BY POSTING OF A
County of Pitkin } VARIANCE HEARING BEFORE THE CITY OF
} ss. ASPEN BOARD OF ADJUSTMENT (Pursuant
State of Colorado } to Section 26.52.060(E)(b) of the ylunicipal Code).
The undersigned, being first duly sworn, deposes and says as follows:
WILLIAM D . SNARE , being or representing an
Applicant before the Aspen Board of Adjustment, personally certify that the attached photograph
sign posted as. Notice of the variance hearing on this matter in a
perty (as it could be seen from the nearest public way) and that
:ontinuously from the 1 atday of NnyP-mhPr , 199L, to
(NIust be posted for at least ten (10) full days before the
VUJ
Applicant's Signature
William D . Snare
Subscribed and sworn to before me
this 121dbiv of December, 199 6 , by
William D. Snare
VI T,NESS MY HAND AND OFFICIAL- SEAL.
My Commission expires: '7 / 1/ 2 0 0 n
otary Public's Signature
Address
my Commission Expireslily 1, 2000
1660 Lincoln Street, Ste. 2202
Denver, Colorado 80264
WILLIAM M. GRIFFITH
ATTORNEY AT LAW
1660 LINCOLN STREET, SUITE 2202
DENVER, COLORADO
80264
TELEPHONE (303)861-7055/ FAX (303)861-7056
CERTIFICATE OF- MAILING
I, WILLIAM M. GRIFFITH, certify that I mailed a copy of
the attached Notice of Public Hearing, Case #96-12 by First Class
U. S. mail, postage prepaid to a list of 120 property owners, on
November 13, 1996.
The property owners are -within 300 feet of 111 West Hyman
Street, Aspen, Colorado 81611. The list of property owners was
supplied by the Pitkin County Assessors office and a copy of that
list is also attached hereto.
WILLIAM M. GR FITH
TO Ai.r PROP
ERTY
DESCRIBEDi B1 ON
Pursnan to the oMcia
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NOMC`E.U.ML LC HEARNG
CASE #96-1.2
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Before -the City of Aspen Board of Adjis
me -at':,
)WN- RS AFFECTED By n-1E REQUESTED
OII3C Ok US�
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iVARxANCE
Corse of Aspen of June 25, 1962, as amended, a I
Ublic beaAdg vM4
I
held in the
G ROOM, City Hall, Aspen, Colorado, (or at suca
other•pl". as.
meeting may
)rrd an application filed with the said Board o
Adjustmeini roq*
ing authority
revisions of the Zoning Ordinance, Chapter 26,;
cial Coc#t I A , `
n. All persons
.1 variance axe invited to appear and state their vie
pr6tesft for o-.tons.
If you
y at such mee q, you are urged to swe your vie
Ns by letter„ pardoinarly
if you
-arian e, as the Board of Adjusmnent will give.
ous 'oi
the opinions
owners and others affected in deciding whether I
o •grant or,dny the
nest &r
g. and requested variance are as follows:
i is
9%, City Council Meeting Room
e W.illia�on`
.(represe
St., Denver, Co 80220
Co 81.611
Applicant is requesting a height vari4x
m with a: height of 33 feet, so that it will co n fla
e parceL
esented by Counsel: YES,; X KQ:
The City of Aspen Board -of Adjustnte
130 S. Gulcna street
Aspen, CO 81611
Charles Paterson, Chairman
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SURVEYOR'S CERTIFICATE
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EDWIN W. 1'SmgI. A A! OWh1Eii Or T1tAT RCIi_ r10R-
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