HomeMy WebLinkAboutcoa.lu.gm.210 E Hyman Ave.A011-03
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CASE NUMBER A011-03
PARCEL ID # 2737-073-37072
CASE NAME 210 E Hyman Change of Use
PROJECT ADDRESS 210 E Hyman Ave Unit 201-202
PLANNER James Lindt
CASE TYPE Change of Use/Ofc to Residential
OWNER/APPLICANT Karen Kribs
REPRESENTATIVE same
DATE OF FINAL ACTION 3/28/03
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
APPLICATION WITHD
04/10/03
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March 28, 2003
Mr. James Lindt
Planning Department
City of Aspen
Dear Mr. Lindt,
This will serve as notice that I am withdrawing my application for Change of Use for the
~rty known as Parkwest Condominium Units 201-202 located at 210 W. Hyman
Avenue in Aspen, Colorado.
Sincerely,/
<#~~
Karen Kribs
P.O.Box 9994
Aspen, CO &Wft
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Joyce Ohlson, Deputy Director
FROM: James Lindt, Planner
RE: Unit 201-202, 210 E. Hyman Avenue GMQS Exemption for Change in Use-
Public Hearing
DATE: April 15, 2003
ApPLICANT:
Karen Kribs
LOCATION:
Unit 201-202,210 E. Hyman Ave.
(Park Central West Condomininms)
ZONING:
Office (0) Zone District
CURRENT LAND USE:
Unit 201-202: Architect Office
PROPOSED LAND USE:
Unit 201-202: Two-Bedroom
Residence
LOT SIZE:
14,950 Square Feet
SUMMARY:
This application requests a GMQS
exemption for a change-in-use to
allow for Unit 201-202 to convert
from an office use to a two (2)
bedroom residential unit. The Unit
is currently used as an office for
Reno-Smith Architects.
PHOTO ABOVE: Picture of on-site parking that is accessed
from the alley.
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BACKGROUND:
Karen Kribs ("Applicant"), is requesting approval of a Growth Management Quota System
(GMQS) exemption for a change in use to allow for Unit 201-202 of the Park Central West
Condominiums to be converted from an office use to a two (2) bedroom residential unit of
approximately 1,430 square feet. The Planning and Zoning Commission may approve, approve
with conditions, or deny a GMQS exemption request for a change in use after considering a
recommendation from the Community Development Director and the Aspen/Pitkin County
Housing Authority.
STAFF COMMENTS:
PARKING AND DIMENSIONAL REQUIREMENTS:
In reviewing the affect that the proposed conversion would have on the building's allowable
dimensional requirements, staff determined that the proposal would actually bring the property
into greater compliance with the parking requirements of the Land Use Code. There are
currently fifteen (15) on-site parking spaces. The Office Zone District requires one parking
space for each studio or one-bedroom unit and two parking spaces for each two-bedroom unit.
The Office zoning also requires that three (3) parking spaces be provided on-site for each 1,000
square feet of net leasable area. Therefore, under the current use configuration, the building
would require slightly over seventeen (17) parking spaces. Under the proposed use configuration
after the conversion of Unit 201-202 to residential, the building would only require fifteen (15)
on-site parking spaces. Thus, the proposal would bring the building back into conformance with
the parking requirements of the Office Zone District. Moreover, the proposal will not expand
any existing non-conformities or create any new non-conformities.
EMPLOYEE GENERATION:
The applicant contends that the proposed conversion will not generate any additional employees
and therefore, there is not a need to mitigate for employee housing as a result of the proposal.
The Housing Authority Staff has reviewed the proposal and concurs with the applicant that no
employees would be generated by the proposed conversion because it is from commercial to
residential. Additionally, the Planning Staff believes that the proposal would convert the unit to
a less intensive residential use and believes that no employee housing would be required in
relation to the conversion.
COMPLIANCE WITH ASPEN AREA COMMUNITY PLAN:
The applicant believes that the contemplated residential use would be appropriate and compatible
with the rest of the building because it primarily consists of residential units and that there will
be no change to the exterior of the building as a result of the conversion. Moreover, the applicant
feels that the proposal is consistent with a change in use approval that was granted for the unit in
1992 to convert it to a residential use. The approval was never acted upon and the vested rights
period expired.
Conversely, staff feels that there have been significant changes to the composition of uses within
the City of Aspen since the 1992 approval was granted. As part of the changing composition, the
amount of commercial and office space has been in decline as of late. This decline in office
space has led to the creation of several objectives in the 2000 AACP relating to the promotion of
a resurgence in the amotmt commercial and office space in the City. Therefore, staff believes
that the proposed conversion is contradictory to some of the Aspen Area Community Plan's
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goals relating to stemming the loss of commercial and office space. One of the action plan
objectives in the 2000 AACP was for staff to "review city and county codes to identify and
resolve problems regarding the loss of commercial and office space to other uses". Staff feels
that the proposal would remove a viable office space from Aspen's office inventory, which staff
has been directed to protect in the above Action Plan objective. Therefore, staff does not believe
that the proposal is consistent with all respects of the AACP as is required for approving a
GMQS exemption for a change in use and recommends that the Planning and Zoning
Commission deny the request.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission deny the proposed request
finding it that it is not consistent with all respects of the Aspen Area Community Plan.
RECOMMENDED MOTION:
"I move to approve Resolution No._, Series of 2003, approving with conditions, a GMQS
exemption for a change in use to allow for the Unit 201-202 of the Park Central West
Condominiums to be converted from an office use to a two-bedroom residential unit."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Referral Agency Comments
Exhibit C -- Development Application
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RESOLUTION NO.
(SERIES OF 2003)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION
APPROVING A GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR A
CHANGE IN USE OF UNIT 201-202, OF THE PARK CENTRAL WEST
CONDOMINIUMS, 210 EAST HYMAN AVENUE, CITY AND TOWNSITE OF ASPEN,
PITKIN COUNTY, COLORADO.
ParcelID No. 2737-073-37-072
Parcel ID No. 2737-073-37-074
WHEREAS, the Community Development Department received an application from
Karen Kribs, requesting approval for a Growth Management Quota System (GMQS) exemption
for a change in use to convert Unit 201-202, of the Park Central West Condominiums from
office space to a two-bedroom free market residential unit; and,
WHEREAS, pursuant to Section 26.470 of the Land Use Code, the Planning and Zoning
Commission may approve a GMQS exemption for a change in use during a duly noticed public
hearing after considering comments from the general public, a recommendation from the
Community Development Director, and recommendations from relevant referral agencies; and,
WHEREAS, the Aspen/Pitkin County Housing Authority reviewed the proposed change
in use and recommended that no employee housing mitigation be required; and,
WHEREAS, the Community Development Director reviewed the proposed change in
use and recommended denial; and,
WHEREAS, during a duly noticed public hearing on April 15, 2003, the Planning and
Zoning Commission approved with conditions, by a to L---> vote, the
proposed GMQS exemption for a change in use of Unit 201-202, of the Park Central West
Condominiums; and,
WHEREAS, the Planning and Zoning Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein,
has reviewed and considered the recommendation of the Community Development Director, the
applicable referral agencies, and has taken and considered public comment at a public hearing; and,
WHEREAS, the Planning and Zoning Commission finds that the development proposal
meets or exceeds all applicable development standards and that the approval of the development
proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community
Plan; and,
WHEREAS, the Planning and Zoning Commission finds that this Resolution furthers and is
necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING
AND ZONING COMMISSION as follows:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, an
exemption from the Growth Management Quota System for a change in use to allow for Unit 201-
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202, of the Park Central West Condominiums to be converted from an office use to a two-bedroom
free market residential unit is hereby approved with the following conditions:
1. The applicant shall record an amended condominium plat and declaration that
recognizes Unit 201-202 as a residential unit rather than an office space.
2. The applicant shall pay a Park Development Impact Fee of $2,725 for the addition
oftwo bedrooms at the time of building permit issuance.
3. The applicant shall obtain all required building permits to convert the unit to a
residential use. In addition, applicant shall submit building permit plans that are
in compliance with all regulations of the Uniform Building Code.
4. There shall be no changes to the exterior of the building as a result of this
conversion other than as approved by the Fire Marshal for required upgrades to
the fire alarm system.
5. The applicant shall upgrade and install an automatic or manual fire alarm system
throughout the entire building that is approved by the Fire Marshal pursuant to
Section l4.l04(C) of the Uniform Fire Code.
6. The applicant shall comply with the Aspen Sanitation District's rules and
regulations. No clear water connections (roof, foundation, perimeter drains) shall be
allowed. In addition, the applicant shall submit plans to the Sanitation District for
approval and shall pay all applicable sanitation fees prior to issuance of a building
permit for the conversion.
7. The applicant shall comply with the City of Aspen Water System Standards, with
Title 25, and with the applicable standards of Title 8 (Water Conservation and
Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of
Aspen Water Department. In addition, the applicant shall submit plans to the City of
Aspen Water Department for approval and shall pay all applicable tap fees prior to
issuance of a building permit for the conversion.
8. The applicant shall not store construction materials within the drip line of any trees
on the site.
Section 2:
This Resolution 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.
Section 3:
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.
APPROVED by the Planning and Zoning Commission at its regular meeting on April 15, 2003
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APPROVED AS TO FORM:
PLANNING AND ZONING COMMISSION:
City Attorney
Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
ATTEST:
Jackie Lothian, Deputy City Clerk
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EXHIBIT A
210 E. HYMAN AVE. GMQS EXEMPTION
REVIEW CRITERIA & STAFF FINDINGS
Section 26.470.070(F), Change in Use
The Planning and Zoning Commission may approve a change in use request if it is found that the
proposal meets the following criteria:
1. A minimal number of additional employees will be generated by the change in
use and that employee housing will be providedfor the additional employees generated.
Staff Finding
The applicant would like to convert the subject condominium unit from more intensive office use
to a less intensive residential use. As a result, the Housing Authority and Planning Staffs feel
that there will not be any employees generated by the proposal. Therefore, no employee housing
mitigation should be required for the change in use. Staff finds this criterion to be met.
2. A minimal amount of additional parking spaces will be demanded by the
change in use and that parking will be provided.
Staff Finding
Based on the land use code requirements prior to the adoption of the infill code amendments, the
existing building under its current use configuration is non-conforming in regards to on-site
parking. Converting the unit from an office to a two-bedroom residential use would actually
bring the property into conformance with the on-site parking requirements of the Office (0) Zone
District. Therefore, staff does not believe that the proposed residential use will yield greater
demand for on-site parking than the current office use. Staff finds this criterion to be met.
3. There will be minimal visual impact on the neighborhood from the change in
use.
StaffFinding
The applicant has not proposed any changes to the exterior of the building. Therefore, staff does
not believe that there will be a visual impact on the neighborhood as a result of the proposal.
Staff finds this criterion to be met.
4. Minimal demand will be placed on the City's public facilities from the change
in use.
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Staff Finding
Staff does not believe that there will be a considerable amount of additional deIIland placed on
the City's public facilities as a result of the proposed change in use. Staff finds this criterion
to be met.
5. No zone change is required.
Staff Finding
Staff believes that the proposed change in use is within the permitted uses and the dimensional
requirements and do not necessitate any zone district change. Staff finds this criterion to be met.
6. No more than one residential unit will be created.
Staff Finding
The applicant is only proposing to add one residential unit to the property. Therefore, staff finds
this criterion to be met.
7. The proposed use is consistent in all respects with the AACP.
Staff Finding
Staff believes that the proposed conversion is contradictory to some of the objectives that are
established in the 2000 AACP. The most notable of the AACP objectives that staff believes the
contemplated change in use is inconsistent with is Action Plan Item No.20, which calls for staff
to look at ways of stemming the loss of commercial and office space. Staff feels that the
proposed conversion from office space to a free market residential unit directly adds to the loss
of office space within the City of Aspen. In addition, staff also believes that the proposed change
in use does not help to revitalize the permanent community as is encouraged in the AACP. Staff
believes that if the unit is converted to a free market residential unit, it will likely not be occupied
year-round as is consistent with the use of many other townhomes within the City, which will not
add to the sense of maintaining a permanent commnnity that the AACP calls for. Staff does not
find this criterion to be met.
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Aspen Consolidated Sanitation Oistrict
Paul Smith * Chairman
Micha.el Kelly * Vice- Chair
John Keleher * Sec/Treas
March 3,2003
Frank Loushin
Roy Holloway
Bruce Matherly, Mgr
James Lindt
Community Development
130 S. Galena
Aspen, CO 81611
Re: 210 E.Hyman GMQS exemption
Dear James:
The Aspen Consolidated Sanitation District currently has sufficient collection and treatment
capacity to serve this proposed development. Service is contingent upon compliance with the
District's rules, regulations, and specifications which are on file at the District office.
Incremental tap fees associated with the project can be estimated once detailed plans are available
and a tap permit is competed at the District office. Incremental tap fees must be paid prior to the
issuance of a building permit.
Please call if you have any questions.
Sincerely,
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Bruce Matherly .
District Manager
565 N. Mill Sc, Aspen, CO 81611/ (970)925-3601/ FAX (970)925-2537
FEB. 24. 2003 2:57PM RSPEN HOUSING OFe
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MEMORANDUM
TO; James Lindt, Community Development Department
:FROM: Cilldy Chris!ellscn, Housing Office
DATE: Februmy.~. 2003
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Parcel ID No.
~: The applir:ant is requesting approval to oonvert Units 201~202 from an .oft1ee space into a
resldentlal condominium.
BACKGROtJM>: According to Scotion 26.470.070.F, Ch/JIll' lit Un, . clum,gl: in IISC: of lID mltiDg
s1ruoturebetweCll tIle residentlal, oonnnereial/office alld tourist ~ommodatiOllS categories Ms been iuuecI
at least two yelll'l alld whi~h that is inI=Ickld to be reuscd, shall be exmnpt from the growth mAl'lllr""'t
compCtitiOll and scoring PfllOedures as long as the following oonditions are met:
1. A minimal nwnber of additional employee& will be generated by the cbange in usc and tbat
employee housing will be provided for the addition.alemployces generated;
2. A minimal amouut of additional parking IpaCCII will be demanded by the ob.ange In use and the
parking will be provided;
3. There will belll!llltmlI' VIsual impact 011 the neighborhood from the change in usc;
4. Mi1limal demand 'flllbe placed on the City's public faoil!tiCII from the change in U$C:
,
5. No 7,llI1C change is required;
6. No lllOtC than one residential unit will be \ltellted; and
7. The proposed use is consistent in all respects with the AACP.
The mitigation requirement is the item that will be sc1dre8scd in thi& 1lICI1lO. The f\ill.time equiva1lll1t
employee generation table for proposed c:lcvdopment that is in the City Land Usc Code &tatCII the following:
orn~e
3 employccs/l,Ooo sq. feet
The requested ~hango would add 2100 squaro foetto the development. If this were office spIl!e, the
ClQlAUSion would require the following:
2,100... 1,000 = 2.1 X 3 Fl'tl's = 6.3 X mitigation at 33% = 2.08
The two-be<ltoom unit wuuld house 2.25 residCllt&.
RECpMMENDATlON: Staffhas oome to the oOllOlusion that this change in use would not generate any
additiooal employees.
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MEMORANDUM
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To: Development Review Committee
From: John Niewoehner, Community Development Engineer,
DRC Caseload Coordinator
Date: February 19, 2003
Re: 2/19/03 DRC MeetinQ Minutes: 210 E. Hvman GMQS Exemption for ChanQe-in-Use:
Attendees:
James Lindt, Community Development Department
Phil Overeynder, Water Department
Tom Braceweli, Sanitation District
Denis Murray, Building Department
Brian Flynn, Parks Department
Denis Murray, Building Department
Ed VanWalraven, Fire Department
John Niewoehner, Community Development Department
At the February 19, 2003 meeting, the Development Review Committee reviewed the proposal for 210 E.
Hyman St. The Applicant seeks to change an office to a two-bedroom dwelling.
Comments to be Included in P & Z Resolution: These comments are noted below.
DRC COMMENTS:
1. BuildinQ Department
. BuildinQ Requirements: The design and construction of the dwelling must address the foliowing
requirements: (a) assurance that the building is structural sound from a qualified licensed engineer;
(b) compliance with sound transmission control standards (STS) for dwellings: (c) one hour wali: (d)
code approved bathroom fixtures: and (e) egress windows where required.
WordinQ of Resolution: The applicant shali obtain ali required building permits to convert the unit
to a residentiai use. In addition, applicant shali submit building permit plans that are in compliance
with ali regulations of the Uniform Building Code.
2. Fire Department
. Sprinklers: If the building was new, it is large enough that sprinkiers would be required. However,
the City does not have a sprinkler retrofit ordinance and wili not require sprinklers.
. Fire Alarms: The City has a Fire Alarm Retrofit Ordinance. As part of new construction, a fire
alarm system must be instalied for the entire building that meets Fire Department Standards
WordinQ of Resolution: The applicant shali upgrade and instali an automatic or manual fire alarm
system throughout the entire building that is approved by the Fire Marshal pursuant to Section
14.104(C) of the Uniform Fire Code.
3. Water Department
WordinQ of Resolution: The applicant shali comply with the City of Aspen Water System
Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and
Piumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water
Department. In addition, the applicant shall submit plans to the City of Aspen Water Department
for approval and shali pay ali applicable tap fees prior to issuance of a building permit for the
conversion.
4. Sanitation District
WordinQ of Resolution: The Applicant shali comply with the Aspen Sanitation District's rules and
regulations. No clear water connections (roof, foundation, perimeter drains) shall be allowed. . In
addition, the applicant shall submit plans to the Sanitation District for approval and shali pay ali
applicable sanitation fees prior to issuance of a building permit for the conversion.
IDRC!21 OEhyman~changeofuse
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CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Al!reement for Pavment of City of Aspen Development Application Fees
1-< A tet: tJ ~j'S. S.
CITY OF ASPEN (hereinafter CITY) and
(hereinafter APPLICANT) AGREE AS FOLLOWS:
I. APPLICANT has submitted to CITY an application for
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(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of
2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a
condition precedent to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope ofthe proposed
project, it is not possible at this time to ascertain the full extent of the costs involved in processing the
application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT
make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on
a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or
approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make
additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY
agrees it will be benefited through the greater certainty of recovering its full costs to process
APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the
Planning Commission and/or City Council to make legally required findings for project consideration,
unless current billings are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to
Gollect full fees prior to a determination of application completeness, APPLICANT shall pay an initial
deposit in the amountof$I'2.."C7~which is for ~ (by hours of Community Development staff
time, and if actual recorded costs exceed the initial deposit, APPLICANT shaH pay additional monthly
billings to CITY to reimburse the CITY for the processing of the application mentioned above, including
post approval review at a rate of $205.00 per planner hour over the initial deposit. Such periodic payments
shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such
accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued
until all costs associated with case processing have been paid.
By:
Julie Ann Woods
Community Development Director
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Date: c?- f I I P 3
CITY OF ASPEN
Mailing Address:
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ATTACHMENT 2 -LAND USE APPUCA TION
Name:
Locatioli:
APPLICANT:
Name:
Address:
Phone #:
KArc~N k'R/13S
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REpRESENTATIVE:
Name:
Address:
Phone #:
PROJECT:
C5/ELF ')
.
0 Conditional Use 0 Conceptual PUD 0 Conceptual Historic Devt.
0 Special Review 0 Final PUD (& PUD Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
0 GMQS Allotment 0 Final SPA(& SPA Amendment) 0 Historic Demolition
~ GMQS Exemption 0 Subdivision 0 Historic Designation
0 ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane ~er. e~Il~B ~~. .. .;-
0 Lot Split ~ Temporary Use :2!I
0 Lot Line Adiustment Text/Man Amendment .''!It..-1i' _ .
TYPE OF APPLICATION: (please check all that apply):
EXISTING CONDmONS: descri tion of existin buildin s, uses
U1V7-r 2pf-202-
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Have you attached the following?
:J Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #3, Dimensional Requirements Form
o Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written
text (Microsoft Word Format) must be submitted as part of the application.
FEESDUE:S/2bO +-4/8S-
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
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ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
PARI< &J.J1:Rh..J4ksJ UAlII ZPI-zn ZiP e. H'Ifllf.UJ
KARE.,J J(RIP>S
7~IO E. 1JYmA
or=1=-JC~ 2mv& DISJR.Ie-T
luP'X 1<4'l.S-'
I Lj 'I $'0 Af' J1: .
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
defmition of Lot Area in the Municipal Code.)
Existing: Z-q 3 'I
Existing: 10
Existing: '1-
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_ Commercial net leasable:
- Number of residential units:
Number of bedrooms:
Proposed:
Proposed:
Proposed:
Proposed % of demolition (Historic properties only):
DIMENSIONS:
, ;'/1& Floor Area: Existing:
vV 0 Principal bldg. height: Existing:
/iO Access. bldg. height: Existing:
- On-Site parking: Existing: I S-
;/,to % Site coverage: Existing:
il1/ t % Open Space: Existing:
t1/(? Front Setback: Existing:
/1/0 RearSetback: Existing:
iFo Combined FIR:. Existing:
/1)0 Side Setback: Existing:
C 1/0Side Setback: Existing:
ii/tCombined Sides: Existing:
Allowable: Proposed:
Allowable: Proposed:
Allowable: Proposed:
n.3 f'r!; IS c-
RequiredJ" of.l'.1JtIlJe.;teJ.Proposed: 1 ~
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Required: Proposed:
Existing non-conformities or encroachments:
.oe'C'ihVariations requested:
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February 6, 2003
City Planner
City of Aspen
130 S. Galena
Aspen, CO 81611
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I, August Reno, am the owner of Unit 201- 202 of the PlUk Central West
Condominiums. This property is presently under contract for sale to Karen Kribs. This
shall serve as my Letter of Consent to allow Karen Kribs to apply to the City of Aspen
for a variance and a GMQS exemption which are needed to convert the above referenced
property from office use to residential use.
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PITKIN CoUNTY TITLE
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NO. 9346
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COMMITMENT. FOannE INSURANCE
SCHEDm,1l A .
1. Effeetive Date: December 10, 2002 at 8:00 AM
Case No. PC 176831.2
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy.Form 1992
Proposed Insured:
KAREN KRIBBS
RENO ASPEN PROPERTIES, LlC, A COLOfW)Q UMITED UABIUTY COM ANY
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(b) ALTA Loan Policy-Form 1992
Proposed Insured:
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3. Title to the FEE SIMPLE es1ate or interest in the land described or referred to in Is Commitment is at e
effeClille date hereafvested in:
4. The land referred. to in this Commitment Is situated in the County of PITKIN of COLORADO and is
described as follows: l
Condominium Units 201 and 202.
PARK CENTRAL WEST. according to the Condominium Map appearing in the s of the County CI rk
and Reootder of PItkin County, Colorado in Plat Book 10 at Page 71 and further efined and described in
the Condominium Declaration thereof. recorded November 11, 1980 in Bool( at Page 652 and First I
Amendment recorded December 23. 1981 in Book 418 at Page 969 and S Amendment thereto .
recorded March 3D, 1984 in Book 463 at Page 994. .
PITl<IN COUlllTY TlTLE.INC.
601 E. HOPlaNS
A$l'l!N, CO. 81611
97Q..92S-1766 Phone
97O-925-6527I'AX /' " . .' . ,
877-217.a15S TolIlhee " . \ .. i
AU'IHORIZI!D AGENI' I II: ,..r, . ,/.f
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Park Central West
Condominium Association
210 East Hyman Avenue
Aspen, Colorado 81611
February 7, 2003
Mrs. Karen Kribs
747 Galena Street
Aspen, Colorado 81611
Dear Karen,
On Friday, February 7, 2003, at the meeting of the Board of Directors of the
Park Central West Condominium Association, the Board voted to approve
consent for you, Karen Kribs, to change the designated usage of Park
Central West Condomiunium Association Units #201 and 202 from the
present designation of "office space" to a "residential" unit of two or three
bedrooms.
We look forward to welcoming you to our community.
If you have any questions or need additional assistance, please call me:
Daytime 516-383-0301 Home 631-423-4195.
Sincerely,
Lydia MorrongieIlo
President of the Board of Directors
Property Management: McCartney Property Management
42f'Suite G, AABC, Aspen, Colorado 816Il
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Remodel Project for Park Central West---Unit 201-202
210 East Hyman Avenue Aspen, CO 81611
Applicant:
Karen Kribs
P. O. Box 9994
Aspen, CO 81612
970-925-2525
ExisOn!!: Conditions:
Park Central West is a Multi Use Condominium. It consists of three buildings which
together house a total of ten residential units and three commercial units, along with
laundry, storage, and a parking lot of fifteen (15) spaces. The improvements are on a site
of 14,950 square feet.
Subiect Property:
Unit 201-202 is a space of1430 square feet on the second level ofa three level building.
The space comprises the entirety of the second level, and is presently designated office
space and is used as the offices of an architectural firm. The upper and lower levels each
contain one residential condo and one office space condo. Unit 201-202 is not presently
divided; it is used as a single unit, and will be treated as a single unit for purposes of this
discussion. It was originally platted as a single unit and was subdivided at a later date. It
is shown on the plat as Unit 201 only.
In 1992 another party applied for a change of use permit to convert the property to
residential. The permit was granted, but the conversion was never done.
Proposal:
I propose to convert Unit 201-202 from an office space into a residential condominium
consisting of an open Living, Dining, Kitchen area, a separate den, a large owners storage
closet, 2 Bedrooms and 3 Baths. The space would make for an easy conversion. Living
room, dining area, and the den would look out onto a balcony which runs along the entire
south wall of the building, with a view towards Shadow Mountain.
The space presently has several small offices, so many of the present partitions would be
removed. The interior would be totally reconfigured.
The space has four exterior walls, so there are plenty of windows providing lots of light.
The exterior doors can remain where they are presently located. My plan does not call
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Remodel Project for Park Central West---Unit 201-202---page 2
for any changes to the exterior of the building, so the visual impact from the outside
would be zero.
The dimensional and parking requirements for the building currently is:
Unit 1---1 bedroom
Unit 2---1 bedroom
Unit 3---1 bedroom
Unit 4---1 bedroom
Unit 5---1 bedroom
Unit 6---1 bedroom
Unit 7---1 bedroom
Unit 8---studio
Unit 9---studio
Unit 10---studio
Unit 101--- 580 sq. ft. office
Unit 201-202---1430 sq. ft. office
Unit 301 --- 429 sq. ft. office
1250 sq. ft.
1250 sq. ft.
1250 sq. ft.
1250 sq. ft.
1250 sq. ft.
1250 sq. ft.
1250 sq. ft.
1000 sq. ft.
1000 sq. ft.
1000 sq. ft.
o sq. ft
o sq. ft.
o sq. ft.
1 space
1 space
1 space
1 space
1 space
1 space
1 space
1 space
1 space
1 space
1. 7 spaces
4.3 spaces
1.3 spaces
11750 sq. ft.
17.3 spaces
Converting Unit 201-202 to a residential unit would add 2100 square feet to the
dimensional requirement, bringing it to 13850 square feet; the 14950 square foot parcel
would allow for this increase. Change from commercial to residential would actually
reduce the parking requirement from 4.3 spaces to 2 spaces for this unit, and from 17.3
spaces to 15 spaces for the entire development, thereby bringing the development back
into compliance with the current parking requirements, as the development has 15
parking spaces at the present time.
Conclusions:
The subject property is in a multi-use building and is actually quite suitable to either use,
commercial or residential. If the property were to be converted to residential use, the
development would come into compliance for the parking requirements; the development
complies with the dimensional requirements either way. There would be no visual
impact created by the conversion.
There have been only minor changes in the Land Use Code in the Office Zone District
which would effect this property since the last Change of Use permit was granted in
1992.
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Remodel Project for Park Central West---Unit 201-202-~~-page 3
Ioope that the Planning and Zoning Commission will look favorably on my application.
A-s 'isfre:quently the case, time is of the essence for me, as my contract to purchase allows
onty li blnited time for me to secure the necessary permits from the City.
I thank you for your consideration. If you have any questions, I can be reached at
970-92$-2525 or on my cell phone at 314-422-9477.
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