HomeMy WebLinkAboutReferral Comment.Zoning.211 W Hopkins AveFrom:Bob Narracci
To:Amy Simon
Cc:Jim Pomeroy
Subject:RE: Referral comments needed
Date:Tuesday, October 13, 2020 9:50:25 AM
Attachments:image001.png
Good Morning Amy,
The one item I have a comment on pertains to the proposed non-egress lightwell on the proposed
new residence. My understanding is that the applicant is requesting an HPC setback variance for this
lightwell. Typically, when a lightwell protrudes into a setback it is limited in size to an interior
dimension of 3 feet x 3 feet for building code.
My ask is that if HPC approves the setback variance to accommodate this lightwell, that the HPC
motion also indicate that the setback variance be specifically for a lightwell of up to L x W interior
dimensions, if larger than the normally allowable 3 foot x 3 foot interior dimension – as is presently
proposed.
Amanda also had a question about the proposed attic space and what portion is countable as FA. I
was referencing the language that, “Areas of an attic level with thirty vertical inches or less between
the finished floor level and the finished ceiling shall be exempt, regardless of how that space is
accessed or used.” The plan she was showing, Sheet A2.3 in the application, shows a bar and a
towel cabinet on either side of the attic space at the top of the stairs before going out the door to
the roof top deck. These areas where the bar and towel cabinet are proposed are partly greater
than 30” in height – so I think the area taller than 30” counts even though there appear to be built in
cabinets/bar. She is going to explore this further with her team.
Amanda also asked whether or not the front porch on the proposed residence will be exempt even
though the roof over the porch is deeper than 4 feet. I told her that the front porch will still be
exempt as it meets the requirements for a front porch.
Thank you,
Bob
Bob Narracci, AICP
Community Development Department
Zoning Administrator
130 S. Galena St.
Aspen, CO 81611
P: (970) 429-2754
www.cityofaspen.com
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From: Amy Simon <amy.simon@cityofaspen.com>
Sent: Tuesday, October 6, 2020 4:00 PM
To: Bob Narracci <bob.narracci@cityofaspen.com>; Bonnie Muhigirwa
<bonnie.muhigirwa@cityofaspen.com>; David Coon <david.coon@cityofaspen.com>; David Radeck
<david.radeck@cityofaspen.com>; Denis Murray <denis.murray@cityofaspen.com>; Hailey
Guglielmo <hailey.guglielmo@cityofaspen.com>; Jim Pomeroy <jim.pomeroy@cityofaspen.com>;
Nick Thompson <nick.thompson@cityofaspen.com>
Subject: Referral comments needed
Hello all,
Attached is a long-awaited application for historic designation of a 1956 Pan Abode
cabin located at 211 W. Hopkins Avenue. Designation of properties constructed in
Aspen after World War II is voluntary only and there has been off and on discussion
for years that this one would be demolished. Hopefully not! If you are interested,
here is a little info about Pan Abodes:
http://www.aspenmod.com/places/211-w-hopkins/
The property is still owned by the family that built the cabin. They are under contract
with a developer who will preserve the cabin (removing a small later addition.) They
are not adding a basement below it, so it will remain a very small structure.
Behind it they propose to construct a new detached home. This density is permitted
on a landmarked property. They are asking for a few special incentives related to the
designation. These are outlined in the application but include a floor area bonus/deck
area bonus, parking reduction, setback variations, tree removal permits and tree
mitigation fee waivers.
If you have any comments, please email them to me by Thursday, October 14th, so I
can troubleshoot with the applicant and work your preliminary thoughts into the review
process. Thank you! (Parks, thankd for your preliminary comments. I’ll follow up
with you.)