HomeMy WebLinkAboutDraft Resolution.PZ Resolution XX Series of 2025 Upholding.835 E Dean StAlternative A – Affirms Director’s Determination
Planning and Zoning Commission
Resolution #XX, Series of 2025
Page 1 of 2
RESOLUTION #XX
SERIES OF 2025
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR’S DETERMINATION
THAT A PROPOSAL TRIGGERS DEMOLITION AT 823 EAST DEAN STREET,
LEGALLY DESCRIBED AS LOTS N AND O, BLOCK 113, CITY AND TOWNSITE OF
ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
PARCEL ID: 2737-182-58-003
WHEREAS, the Community Development Department issued a determination on November
11th, 2024, to Z Group Architecture & Interior Design, representing Alpine Back, LLC, that a
proposal at 823 East Dean Street triggered demolition for purposes of Chapter 26.470; and,
WHEREAS, Z Group Architecture & Interior Design, appealed the determination on
November 15th, 2024, in accordance with 26.316.030, Appeal Procedures; and,
WHEREAS, pursuant to 26.316.020 the Planning and Zoning Commission shall have the
authority to hear and decide appeals from an adverse determination by the Community
Development Direction on an application from exemption from the Growth Management Quota
System; and,
WHEREAS, the Community Development Department Staff reviewed the appeal for
compliance with the applicable review standards; and,
WHEREAS, upon review of the appeal and the Land Use Code standards, the Community
Development Director recommended upholding the administrative determination; and,
WHEREAS, the City of Aspen Planning and Zoning Commission reviewed and considered
the appeal under the applicable provisions of the Land Use Code as identified herein, in particular
Section 26.316.030, Appeal Procedures, considered the recommendation of the Community
Development Director, and took and considered public comment at a duly noticed public hearing
on January 7th, 2025; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds for the reasons stated
on the record that the Community Development Director did not deny due process, exceed their
jurisdiction, or abuse their discretion; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare, and,
WHEREAS, the City of Aspen Planning and Zoning Commission approves Resolution #XX,
Series of 2025, by a XX to XX (XX – XX) vote, upholding the determination as identified herein.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Alternative A – Affirms Director’s Determination
Planning and Zoning Commission
Resolution #XX, Series of 2025
Page 2 of 2
Section 1: Approvals
The Planning and Zoning Commission upholds the administrative determination stating that the
proposed project triggers demolition. The proposal consists of deconstructing the existing
structure, panelizing the walls and roof, and reusing the walls and roof on a new structure.
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
before the Planning and Zoning Commission, are hereby incorporated in such site development
approvals and the same shall be complied with as if fully set forth herein, unless amended by an
authorized entity.
Section 3: Existing Litigation
This Resolution shall not affect 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.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct, and independent provision and shall not affect the validity of the remaining
portions thereof.
FINALLY, adopted, passed, and approved this 7th day of January, 2025.
Approved as to form: Approved as to content:
______________________________ __________________________________
Katherine Johnson, Assistant City Attorney Teraissa McGovern, Chair
Attest:
_______________________________
Tracy Terry, Deputy Clerk
EXHIBIT A: Existing and Proposed Plans
10' - 0"10' - 0"
5'
-
0
"
5'
-
0
"
5'
-
9
3
/
8
"
6'
-
4
1
/
2
"
MAIN LEVEL
1552 SF
2
A-1.05D
1
A-1.05D
WALL N
48' - 3"
WALL M
24' - 0 3/4"
WALL K
9' - 6 3/4"
WALL I
14' - 0 3/4"
DEMO
WALL D
8' - 1"
WALL F
13' - 0 1/2"
4' - 3"3' - 5"
WALL H
24' - 0"
WALL J
2' - 0"
WALL G
14' - 0"
DEMO
WALL E
9' - 7 1/2"
DEMO
WALL C
4' - 0 3/4"
DEMO
WALL A
20' - 0"
Wall Legand
Existing Structure to be Re-
Used
Interior Structure to be Re-
Used
New Structure
Existing Structure Notes
1. Existing Exterior Walls are 2x4 wood framing. 2x4 wood studs are not sufficient for today's structural requirements at exterior walls. 2x4 wood studs
do not meet the Residential Energy code.
-Proposed Re-Use: Lower Level wall furring around foundation perimeter.
(100% of Exterior wood framing reused)
2. Existing Interior walls are 2x4 wood framing.
-Proposed Re-Use: Additional furr-out at Lower Level foundation wall (infill of exist'g window & door locations and for additional height as
needed), blocking as req'd through-out new construction, ceiling furr-downs, and Interior millwork
3. Existing Roof framing is 2x8 wood framing. Current framing does not meet structural snow load requirements. (Pre-1994: 40psf)
-Proposed Re-Use: 2x8s would be doubled up and used as roof framing infill between new structure.
(100% of wood Roof Framing reused)
4. Areas with water damage and mold to be disposed of properly. To be reviewed/approved by COA Building Official
Sheet #:
Copyright 2023 Z-Group Architects, P.C.
Project number:
Construction Date:
Prepared By:
Checked By:
Sheet Name:
Jurisdiction Use:
Seal:
10
/
3
1
/
2
0
2
4
3
:
1
5
:
4
4
P
M
A-1.02D
EXIST'G FLOOR
PLAN
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F
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XX.XX.XX
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No. Description Date
1 Revision 1 Date 1
1/4" = 1'-0"1 Existing Main Level
EXISTING ROOF AREA
1701 SF (TOTAL)
49' - 7"
15' - 4 3/4"
8' - 2 3/4"
25' - 4 3/4"
21' - 4"
4' - 0 3/4"
8' - 3 1/2"
25' - 4"
15' - 4"
7' - 9 1/2"8' - 1"10' - 3 1/2"2' - 0"21' - 5"
Wall Legand
Existing Structure to be Re-
Used
Interior Structure to be Re-
Used
New Structure
Existing Structure Notes
1. Existing Exterior Walls are 2x4 wood framing. 2x4 wood studs are not sufficient for today's structural requirements at exterior walls. 2x4 wood studs
do not meet the Residential Energy code.
-Proposed Re-Use: Lower Level wall furring around foundation perimeter.
(100% of Exterior wood framing reused)
2. Existing Interior walls are 2x4 wood framing.
-Proposed Re-Use: Additional furr-out at Lower Level foundation wall (infill of exist'g window & door locations and for additional height as
needed), blocking as req'd through-out new construction, ceiling furr-downs, and Interior millwork
3. Existing Roof framing is 2x8 wood framing. Current framing does not meet structural snow load requirements. (Pre-1994: 40psf)
-Proposed Re-Use: 2x8s would be doubled up and used as roof framing infill between new structure.
(100% of wood Roof Framing reused)
4. Areas with water damage and mold to be disposed of properly. To be reviewed/approved by COA Building Official
Sheet #:
Copyright 2023 Z-Group Architects, P.C.
Project number:
Construction Date:
Prepared By:
Checked By:
Sheet Name:
Jurisdiction Use:
Seal:
10
/
3
1
/
2
0
2
4
3
:
1
5
:
2
7
P
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A-1.03D
EXIST'G ROOF
PLAN
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No. Description Date
1/4" = 1'-0"1 Existing Roof Plan
Washer Dryer
UP
A-202
A-201
A-201
1
A-202
1
2
2
1
A-301
A
A
B
B
C
C
D
D
E
E
F
F
1
22
33
44
55
66
14
'
-
3
1
/
4
"
BATH 3
006
BEDROOM 3
008BEDROOM 2
009
BATH 2
011
GYM
012
WELLNESS
015
MECHANICAL
016
CLOSET 3
007
LAUNDRY
003
CLOSET 2
010
BEDROOM 4
004
FAMILY ROOM
001
1
A-302
WALL N
42' - 7 1/2"
WA
L
L
N
5'
-
7
1
/
2
"
WA
L
L
A
20
'
-
0
"
WALL L
1' - 1 1/2"
WALL B
8' - 1"
WALL D
8' - 1"
WALL M
23' - 10 3/8"
WALL I
14' - 3 1/2"
WALL G
6' - 2 3/8"
WALL E
4' - 10 3/8"
WALL K
9' - 6 3/4"
WALL J
2' - 0"
WALL C
4' - 0 3/4"
WALL F
13' - 0 3/4"6' - 3 1/2"
WA
L
L
L
22
'
-
3
1
/
2
"
WA
L
L
G
7'
-
9
5
/
8
"
WA
L
L
M
1
5
/
8
"
WA
L
L
H
2'
-
6
3
/
8
"
WA
L
L
H
16
'
-
9
1
/
8
"
WA
L
L
H
4'
-
8
1
/
2
"
COLD
PLUNGE
BATH 4
013
WET BAR
10' - 0 3/4"9' - 8 7/8"9' - 5 1/4"
44' - 4 1/4"19' - 2 1/8"
44' - 3 1/2"10' - 0 3/4"
Wall Legand
Existing Structure to be Re-
Used
Interior Structure to be Re-
Used
New Structure
Existing Structure Notes
1. Existing Exterior Walls are 2x4 wood framing. 2x4 wood studs are not sufficient for today's structural requirements at exterior walls. 2x4 wood studs
do not meet the Residential Energy code.
-Proposed Re-Use: Lower Level wall furring around foundation perimeter.
(100% of Exterior wood framing reused)
2. Existing Interior walls are 2x4 wood framing.
-Proposed Re-Use: Additional furr-out at Lower Level foundation wall (infill of exist'g window & door locations and for additional height as
needed), blocking as req'd through-out new construction, ceiling furr-downs, and Interior millwork
3. Existing Roof framing is 2x8 wood framing. Current framing does not meet structural snow load requirements. (Pre-1994: 40psf)
-Proposed Re-Use: 2x8s would be doubled up and used as roof framing infill between new structure.
(100% of wood Roof Framing reused)
4. Areas with water damage and mold to be disposed of properly. To be reviewed/approved by COA Building Official
Sheet #:
Copyright 2023 Z-Group Architects, P.C.
Project number:
Construction Date:
Prepared By:
Checked By:
Sheet Name:
Jurisdiction Use:
Seal:
10
/
3
1
/
2
0
2
4
3
:
1
6
:
5
3
P
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A-103
PROPOSED
RE-USE PLAN
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1/4" = 1'-0"1 Lower Level
No. Description Date
1 Revision 1 Date 1
UP
A-202
A-201
A-201
1
A-202
1
2
2
Rear Yard Setback
10' - 0"
1
A-301
A
A
B
B
C
C
D
D
E
E
F
F
11
22
33
44
55
66
5'
-
0
"
5
1
/
4
"
19
'
-
1
0
1
/
2
"
24
'
-
3
"
5
1
/
4
"
Si
d
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Y
a
r
d
S
e
t
b
a
c
k
10
'
-
0
"
35' - 9 3/8"
4'
-
0
"
7'
-
0
"
8' - 6 3/8"
MUD
004
BREAKFAST
006
GARAGE
017
PANTRY
018
KITCHEN
019
DINING RM.
022
LIVING RM.
023
LOUNGE
024
HALL
025
Fire Place
DJ BENNY P
WET BAR
5'
-
0
"
PWDR
030
7' - 6"
1
A-302
45' - 0"
3' - 3 7/8"
44
'
-
9
"
22' - 6 1/8"
2'
-
0
7
/
8
"
3'
-
7
5
/
8
"
3'
-
1
0
5
/
8
"
9'
-
1
0
5
/
8
"
4'
-
1
3
/
8
"
19
'
-
1
1
1
/
4
"
10
'
-
2
1
/
4
"
14
'
-
0
"
31' - 2 1/2"12' - 0"1' - 1"4' - 3 5/8"4' - 3 3/4"1' - 9 1/2"4' - 9"4' - 7 3/4"5' - 10 3/8"5' - 6 7/8"
14
'
-
1
0
1
/
2
"
4'
-
1
5
/
8
"
14
'
-
3
"
5'
-
1
0
3
/
8
"
Wall Legand
Existing Structure to be Re-
Used
Interior Structure to be Re-
Used
New Structure
Existing Structure Notes
1. Existing Exterior Walls are 2x4 wood framing. 2x4 wood studs are not sufficient for today's structural requirements at exterior walls. 2x4 wood studs
do not meet the Residential Energy code.
-Proposed Re-Use: Lower Level wall furring around foundation perimeter.
(100% of Exterior wood framing reused)
2. Existing Interior walls are 2x4 wood framing.
-Proposed Re-Use: Additional furr-out at Lower Level foundation wall (infill of exist'g window & door locations and for additional height as
needed), blocking as req'd through-out new construction, ceiling furr-downs, and Interior millwork
3. Existing Roof framing is 2x8 wood framing. Current framing does not meet structural snow load requirements. (Pre-1994: 40psf)
-Proposed Re-Use: 2x8s would be doubled up and used as roof framing infill between new structure.
(100% of wood Roof Framing reused)
4. Areas with water damage and mold to be disposed of properly. To be reviewed/approved by COA Building Official
Sheet #:
Copyright 2023 Z-Group Architects, P.C.
Project number:
Construction Date:
Prepared By:
Checked By:
Sheet Name:
Jurisdiction Use:
Seal:
10
/
3
1
/
2
0
2
4
3
:
1
6
:
3
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P
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A-104
PROPOSED
RE-USE PLAN
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1/4" = 1'-0"1 Main Level
No. Description Date
1 Revision 1 Date 1
A-202
A-201
A-201
1
A-202
1
2
2
1
A-301
A
A
B
B
C
C
D
D
E
E
F
F
11
22
3
4
5
6
4' - 0"
14' - 0"
13
'
-
4
3
/
8
"
12
'
-
0
"
4'
-
0
1
/
2
"
4'
-
5
1
/
2
"
11' - 11 3/4"
10' - 0"
7'
-
2
"
10' - 0 3/4"
10' - 0"34' - 3 1/2"10' - 0 3/4"9' - 8 7/8"9' - 5 1/4"
7' - 0"
WALK-IN CLOSET
026
PRIMARY BEDROOM
027
PRIMARY BATH
028
NURSERY
029
WINDOW SEAT
12
'
-
6
"
12
'
-
9
5
/
8
"
7'
-
3
"
6'
-
6
"
9
1
/
8
"
12
'
-
2
5
/
8
"
7'
-
4
5
/
8
"
7'
-
0
"
OPEN TO
BELOW
DECK
ROOF BELOW
Infill w/ Exist'g 2x8 Wd. framing
(doubled up)
1208 sf of wood framing
1
A-302
MAIN LEVEL ONE-STORY ROOF FRAMING
Infill w/ Exist'g 2x8 Wd.
framing (doubled up)
650 sf of wood framing
MA
I
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E
L
O
N
E
-
S
T
O
R
Y
R
O
O
F
F
R
A
M
I
N
G
MAIN LEVEL ONE-STORY ROOF FRAMING
Wall Legand
Existing Structure to be Re-
Used
Interior Structure to be Re-
Used
New Structure
Existing Structure Notes
1. Existing Exterior Walls are 2x4 wood framing. 2x4 wood studs are not sufficient for today's structural requirements at exterior walls. 2x4 wood studs
do not meet the Residential Energy code.
-Proposed Re-Use: Lower Level wall furring around foundation perimeter.
(100% of Exterior wood framing reused)
2. Existing Interior walls are 2x4 wood framing.
-Proposed Re-Use: Additional furr-out at Lower Level foundation wall (infill of exist'g window & door locations and for additional height as
needed), blocking as req'd through-out new construction, ceiling furr-downs, and Interior millwork
3. Existing Roof framing is 2x8 wood framing. Current framing does not meet structural snow load requirements. (Pre-1994: 40psf)
-Proposed Re-Use: 2x8s would be doubled up and used as roof framing infill between new structure.
(100% of wood Roof Framing reused)
4. Areas with water damage and mold to be disposed of properly. To be reviewed/approved by COA Building Official
Sheet #:
Copyright 2023 Z-Group Architects, P.C.
Project number:
Construction Date:
Prepared By:
Checked By:
Sheet Name:
Jurisdiction Use:
Seal:
10
/
3
1
/
2
0
2
4
3
:
1
6
:
0
9
P
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A-105
PROPOSED
RE-USE PLAN
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1/4" = 1'-0"1 Upper Level
No. Description Date
1 Revision 1 Date 1