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HomeMy WebLinkAboutagenda.boa.19970130ASPEN BOARD OF ADJUSTMENT COMMISSION Special Meeting Thursday January 30, 1997 at 4:00pm 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 #97-1 926 East Durant. Aspen, CO Af ff,",'ov VI. ADJOURN DATE 1 '4'Q y 1' CITY OF ASPEN BOARD OF ADJUSTMENT DEVELOPMENT APPLICATION t9 96 APPLICANT Sid W *- i2FAN CASE # J PHONE MAILING ADDRESS �% �' ,��ti �'°��� AA1,00 /tiC , SO OWNER �lyF7fy� PHONE �•�� ' �' MAILING ADDRESS LOCATION OF PROPERTY 9?o?4 F,,g sr'' (Street, Block Number and Lot :number) WILL YOU BE REPRESE:= BY COLNCU2 YES v0 Below, describe clearly the proposed variance, including all dimensions and justification for the variance. (Additional paper inay be used if necessary.) The building permit application and any other information you feel is pertinent should accompany this application. and will be made p.rt of this case. p,,� oek //S:- Applicant's Signature REASONS FOR DENIAL OF BUILDItNG PEM IIT, BASED ON THE ASPEN CITY CODE, CHAPTER 24. AN OPINION CONCERNING THIS VARIANCE WILL BE PRESENTED TO THE BOARD BY THE ZONING DEPARTN TENT STAFF. DATE PERMIT DEAD DATE OF APPLICATION OFFICIAL HEARING DATE EXHIBIT NEIL ROSS, CFP Certified Financial Planner 100 South Spring Street Aspen, Colorado 81611 Phone: (970) 925-2800 FAX: (970) 925-3113 January 24, 1997 The City of Aspen Board of Adjustment 130 S. Galena Street Aspen, CO 81611 Charles Paterson, Chairman RE: Silverstream LLP, 926 East Durant, Aspen, CO 81611 Please find attached Exhibit A, a letter from Amy L. Margerum dated 10-16-96, detailing concerns about snow accumulation and parking in the alley behind 926 East Durant. I own property at 939 East Cooper which utilizes the alley way between Cooper and Durant as an ingress/egress. I have recently surveryed the alley way and find it to be, at best, an exceedingly narrow public thoroughfare. I strongly oppose the application for variance to allow a covered parking structure for the following reasons: 1. There are no existing structures of this type currently in the alley way. 2. The proposed structure would be protruding 18' by 138" (59 & 7 & 72) . 3. The REALITY of this structure would be the Bluffing off of snow onto an even smaller right of way, causing additional safety hazards from a restricted right of way. 4. If the board feels obliged to follow this through further, I would recommend that the applicant put up temporary posts and line detailing the overall width, length and height of the structure in order to reflect the impact of the proposed structure. The amount of snow that currently rests behind the structure can give you, as well as it did me, a small idea of the problems the structure will cause. 5. One last thought. I can't believe that one of the sophisticated parties involved in the project (investor, developer, architect or builder) didn't realize the supposed need for the structure before development was initiated. Or would the additional request to the City at that time have put an impass to the project? Respect y ubmitted, Neil Ross EXHIBIT h MEMORANDUM TO: Board of Adjustment THRU: Stan Clauson, Community Development Direct r � � (tO Julie Ann Woods, Community Development Deputy Director FROM: Sara Thomas, Zoning Officer RE: 926 East Durant DATE: January 24, 1997 SUMMARY: The applicant requests a variance from the rear and side yard setback requirements in order to provide a covered parking area. The property is located in the RM-F zone district and has a required rear yard setback of ten (10) feet and a required side yard setback of five (5) feet. The applicant proposes to erect a structure that would provide covered parking for 12 parking spaces. The structure would be one hundred one feet (101') wide by eighteen feet (18') deep and would be built along the rear property line and the northern end of the west property line. Construction of the structure would require a rear yard setback variance of ten feet (10') for a length of one hundred one feet (101') and a side yard setback variance of five feet (5') for a length of eighteen feet (18') along the northwest portion of the property. The applicant states that the variances are required in order to rectify an unsafe situation that has been caused by the snow shedding off the existing structure onto the parking area and the adjoining alley. Please refer to the attached drawings and written information ..provided by the applicant for a complete presentation of the proposed variance. APPLICANT: Silverstream, LLP LOCATION: 92.6 East Durant 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: EXHIBIT w 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: A standard of the Aspen Municipal Land Use Code is for multi family projects to provide two off-street parking spaces per dwelling unit. The code stipulates in Section 26.32.020 (A) that spaces be a minimum eight and one-half (8 1/2') feet wide by eighteen (18')' feet long and seven(7) feet high, with an unobstructed access to a street or alley. Although providing covered parking is not a requirement, the conditions caused by the snow shedding from the existing structure onto the parking area have resulted in issues of concern with regards to health and safety. 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 existing structure located at 926 East Durant is currently being reviewed for a change in use from a lodge to six townhomes. The Aspen Municipal Land Use Code states that two off-street parking spaces per dwelling unit be provided. The applicant is providing twelve spaces, as required by the Code. Given the constraints on the lot with . the existing structure, the request appears to be the minimum variance required to provide a safe parking area for the required number of parking spaces. 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 and the terms of this title to other parcels, buildings or structures, in the same zone district. Response: The property -is hindered by the design of the existing structure which allows for snow and ice shedding from the roof onto the parking area behind the building. Although this is certainly a . "man made" hardship, it was not directly by caused the actions of the applicant and appears to represent a significant health and safety issue that should be remedied. Staff does not feel that the covered parking will cause any additional problems, as long as the structure is maintained in a manner to prevent additional snow build up from occurring in the alley. 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 approval of the rear and side yard setback variance requests to allow for a covered parking structure. RECOMMENDED MOTION: " 1 move to approve the request for a ten foot rear yard setback variance for a distance of one hundred one feet (101') and a five foot side yard setback variance on the north eighteen (18') of the west side yard to allow for a covered parking structure at 926 East Durant, finding that the review standards have been met." AFFIDAVIT OF NOTICE BY POSTING Or, A County of Pitkin } VARIANCE HEARING BEFORE THE CITY OF } ss, ASPEN BOARD OF ADJUSTIMENT (Pursuant State of Colorado } to Section 26.62.060(E)(b) of the Municipal Code). The undersigned, being first duly sworn, deposes and says as follows: J 1-4 - , being or representing an Applicant before the Aspen Board of Adjustment, personally certify that the attached photograph fairly -ind accurately represents the sign posted as Notice of the � ariance hearing on - this matter in a conspicuous place on the aubject property (as it could be seen from the nearest pubiic way) and that ust from the �� �`�da�- of �"q2 y . 1992 to the said sign was posted and risible Continuoy TV the �O `day of .4 LPL 1992. (ITylust be posted for at least ten (10) full days before the hearin, date'). Applicant's Signature Subscribed and sworn to before me this day of J�90a 199_�-, by WrrNESS MY HAND AND OFFICIAL SEAL. 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M N 00 N M N 00 N 00 CO N 00 m r N M N M N o0 N 00 N M N M N ao c*i r ao N 0o r N ao •-- �- .- - .- O .- • - .- •- .- . - •- O .- O .- ti M M M M M M M M M M M M M M M M M M M M N N N CA N N N N N N N N N r (`J r N r N r N r N r N r N SILVERSTREAM LLP 307 South Mill Aspen, Colorado 81611 970/925-3883 January 15, 1997 To: City of Aspen Board of Adjustment From: Neighboring Residents of the Brass Bed Inn Re: Silverstream LLP Zoning Variance Request This letter is being written to demonstrate the undersigneds' support of the current proposal for a zoning variance to accomodate covered parking in the completion of the Brass Bed Inn. The plans for the covered parking that the applicant desires to build have been reviewed by the undersigned. We are also familiar with the existing problem and incidents that have led the applicant to seek the zoning variance. The proposal for a zero setback requirement along the alley and a zero setback requirement on the north twenty feet of both the east and west sides of the property is not considered to be an encumbrance upon our enjoyment of our respective properties; but rather will enable the applicant to construct covered parking that will add to the safety and welfare of the neighbors and their automobiles. We think that the covered parking is a good idea and therefore support the applicant's request. We urge the Board of Adjustment to grant the variance as requested. c-IE-n-cp -T� EXHIBIT SWIFT PROPERTY FUND, INC. 3 0 7 S O U T H M I L L ASPEN COLORADO 81 61 1 9 7 0/ 9 2 5- 3 8 8 3 F A X 9 7 0/ 9 2 5- 4 2 6 1 January 15, 1997 To: City of Aspen Board of Adjustment From: Neighboring Residents of the Brass Bed Inn Re: Silverstream LLP Zoning Variance Request This letter is being written to demonstrate the undersigneds' support of the current proposal for a zoning variance to accomodate covered parking in the completion of the Brass Bed Inn. The plans for the covered parking that the applicant desires to build have been reviewed by the undersigned. We are also familiar with the existing problem and incidents that have led the applicant to seek the zoning variance. The proposal for a zero setback requirement along the alley and a zero setback requirement on the north twenty feet of both the east and west sides of the property is not considered to be an encumbrance upon our enjoyment of our respective properties; but rather will enable the applicant to construct covered parking that will add to the safety and welfare of the neighbors and then automobiles. We have no objections the proposed zoning variance and urge the Board of Adjustment to grant the variance as requested. EXHIBIT R y NOTICE OF PUBLIC HEARING CASE 997-1 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 grantor deny the request for variance. Particulars of the hearing and requested variance are as follows: Date and Time of Meeting: Date: January 30, 1997, City Council Meeting Room Time: 4:00 P.M. Owner for Variance: Name: SILVERSTREAM, LLP Address: 307 South Mill, Aspen, Colorado 81611 Location or description of property: 926 East Durant, Aspen, Colorado 81611 Variances Requested: Applicant for Variance: SILVERSTREAM, LLP Requesting ten foot (10') Rear yard variance and five foot (5') side yard variance on North twenty feet (20') of East and West Sides to allow for covered parking. 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 SILVERSTREAM LLP do Swift Property Fund, Inc. 307 South Mil( Aspen, Colorado 81611 VARIANCE REQUEST January 10, 1996 This- proposed variance is being sought to accommodate the construction of a carport that will provide safety improvements for the existing eleven spaces behind the Brass Bed hiss. The existing parking spaces are barely adequate in size to accommodate vehicles. The constraints of the property line and the existing building do not permit an enlargement of the spaces. In order to rectify an unsafe condition, the spaces need to be covered by a carport and therefore a variance of the setback requirements is necessary. The current Code requirements dictate a ten foot setback along the alley and five foot setbacks on the east and west sides of the property. The applicant is requesting a zero setback requirement along the alley and a zero setback requirement on the north twenty feet of both the east and west sides of the property. This variance is necessary in order to construct covered parking that will remedy the problem described below. The necessity for covered parking spaces arises from the conditions of the existing structure, which was built by the previous owners. The present owsiers were foreclosing lenders and acquired the property after suffering through the borrower's bankruptcy and a subsequent foreclosure action. The current owner's hardship is not of their own snaking; but rather is the result of a poorly designed structure that avalanches ice and snow onto the parking area. The existing conditions pose a threat to the health, safety, and welfare of people and property located in the parking area. The problem described above has been recognized by the City Manager's office. The attached "Exhibit A", the October 16, 1996, letter from Amy Margerum, should be mead at this time. In addition, cars parked behind the Brass Bed Inn have had windshields broken and people have been Clearly injured from the falling ice and snow. The granting of this minimal variance for the construction of covy,red parking behind the building would rectify a hardship for the owners and neighbors of the Brass Bed Inn. January 23, 1997 To: City of Aspen Board of Adjustment From: ,Tack O. O'Neill, Board Member, Aspen Silverglo Condominium association Re: Silverstream LLP Zoning Variance Request At the regular meeting of the Aspen Silverglo Condominium Association board on January 14, 1997, the current proposal for a zoning variance to provide covered parking at the Brass Bed Inn. was reviewed by the board. The plan for covered parking wluch led to the request for a zero setback along the alley and a zero setback on the north 20 feet of both the east and west ends of the property appears to us to be of benefit to all the neighbors by providing additional parking which should reduce the demand for parking on East Durant. The Silverglo board urges the Board of Adjustment to grant the requested variance. 'ncerely, Jack O. O'Neill Vice President Aspen Silverglo Board 940 East Waters Ave. Aspen CO EXHIBIT CHRIS CASPER 1015 East Durant Street Aspen, Colorado 81611 January 30, 1997 Board of Adjustment City of Aspen 130 South Galena Street Aspen, Colorado 81611 Re: Brass Bed Inn Covered Parking Dear Board of Adjustment: This letter is being written as a neighbor of the Brass Bed Inn. Also, last year, I utilized the parking area of the Brass Bed Inn. Last year, I parked my car behind the Brass Bed. The car was clearly on the property, and was hit by a snowplow while plowing the alley. The proposed covered parking would create better definition for the entire parking area, thus avoiding a recurrence. I urge the Board to approve the variance as requested. Sincerely, Chris Casper EXHIBIT October 16, 1996 Mr. Rob Tobias c/o Swift Property Management' 307 South Mill St. THE CITY OF ASPEN Aspen, Co 8 1 t OFFICE OF THE CITY MANAGER Dear Mr. obias: r The City of Aspel 1 is in receipt of a letter from one of your neighbors concerned about t (le winter snow buildup in the alley behind the Brass Bed Inn. The concern stems from the snow avalanching off, the roof of the Inn then piling into 8-9 feet high snow banks. As a result of the snow buildup people are forced to park protruding into.the alley. Last year, the letter states, a City snowplow hit one of the cars resulting in the Street. Departmerit's refu al to plow the alley. , Your neighbor has suggested. that the installment of a snow fence would prevent people from parking behind Inn. The' City Hopes that you will concur with this sup.gestlon and erect a snow fence before the winter season. If you have a problem with this request or would like to discuss this matter futher please call Barbara Umbreit at 920-5082. Thank you in advance for Your consideratloi I and help in this matter. Sincerely, A �. Amy�Iargerum City pager cc: Jack Reid Randy Ready Barbara Umbreit 130 SOUTH GALENA STREET . ASPEN, COLORADO 81611 - PRONE 303.920.5212 FAx 303.920.5119 Printed on recycled paper EXHIBITSx AsPe3 PSo�.a of ADs-r�� r AGENDA ITEM: �3o Iq �- EXHIBIT NO. DESCRIPTION IN DEMO � L)ENELOP Mzk1T- PLC 2 �QLRoss- Le7rra-,;P--! A.J 4 PROOF O F 1Q o-r i c E I l� 5- PAML. Akg&%�Sl Le. -I rep.. C ruS C*-SpEM LrTraM ^a * "In" means the exhibit is introduced into the record. "Demo" means the exhibit is used only for demonstration or illustrative purposes. WITNESS LIST* AG ND�A'ITEM: '/a C) Iq �- 0- 1 wo— 1"Em NAME OF WITNESS: 1, -T- ft 11 A6 Staff Person 2. XAG e 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. * Includes staff persons, but excludes staff attorney and board members.