HomeMy WebLinkAboutminutes.boa.20020905CITY OF ASPEN BOARD OF ADJUSTMENT SePtember 5~ 2002
MINUTES ................................................................................................................. 2
CASE #02-03:73 SMUGGLER GROVE, LOT 5, EAST MEADOW
SUBDIVISION - MIKE SEGUIN ............................ ., .................... ~, ....................... 2
CITY OF ASPEN BOARD OF ADJUSTMENT September 5~ 2007~
Charles Paterson opened the City Of Aspen Board Of Adjustment continued
meeting at 4:00 p.m. with Mark Hesselschwerdt, Greg Hughes, Rick Head, and
Howard DeLuca present. Jim Iglehart and Bill Murphy were excused. Staff in
attendance: David Hoefer, Assistant City Attorney; Sarah Oates, Zoning Officer,
Scott Woodword, Community Development; Jackie Lothian, Deputy City Clerk.
MINUTES
MOTION: Rick Head moved to approve the minutes of August 15,
2002; seconded by Mark Hesselschwerdt. APPROVED 4-0.
CONTINUED PUBLIC HEARING:
CASE #02-03:73 SMUGGLER GROVE~ LOT 5~ EAST MEADOW
SUBDIVISION - MIKE SEGUIN
Charles Paterson opened the continued public hearing for Case #02-03, 73
Smuggler Grovel David Hoefer stated that public notice was provided at the
August 15th meeting.
Paterson said that the applicant requested a 15-foot front yard setback variance for
a principal building, 20-foot front yard setback variance for an accessory building,
a 5-foot setback variance for the south side yard and a 5-foot rear yard setback
variance for the principal building for the construction of a single family dwelling
unit and a detached accessory dwelling unit and garage.
Scott Woodword said that the applicants have made some strides but staff still
recommends denial of the new plan.
Rally Dupps, Consortium Architects, said that they took to heart the board and
public comments with a revised site plan, elevations and revised proposal included
in the packet. Dupps utilized drawings to illustrate the changes on the variances
for the front and side yard setbacks. The architecture was revised with different
roof pitches with more ins and outs to create more visual interest.
Dupps said that 432 square feet was removed from the building. Dupps said this
re-design was more in the spirit a board of adjustment to grant variances; they were
no longer seeking the maximum FAR or variances.
Mr. Hawk, public, stated that he did not oppose the re~development but that there
was still 4500 square feet of structure, which wasn't small.
Charles Paterson read the letter from Ruth Brown that stated no objections to front
and side yard setbacks with the current scheme, which was greatly improved.
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CITY OF ASPEN BOARD OF ADJUSTMENT September 5, 2002
Rick Head noted that the garage was reconfigured and a shed was added but it
looked like the square footage was removed from the house. Sarah Oates said that
the revised proposal was 359, which would count as FAR. Head asked how the
electrical easement was resolved. Dupps replied that would be worked out with
Holy Cross.
Howard DeLuca asked staffif the front yard were a side yard instead of a front
yard what would the setback be. Sarah Oates replied that it was 10 feet.
Mark Hesselschwerdt said that he was disappointed with the roof on the garage
because it made that a little more monolithic but made sense if time will be spent
on the second floor above the garage. Hesselschwerdt said that the criteria for an
ADU were subordinate to the main house. Hesselschwerdt said the review
standards will probably be a problem and the main house was going to be a huge
monolithic structure, the front door won't work for the city criteria; minimum
variances still haven't been addressed and he said that he was disappointed that
more cOnsideration wasn't given to making the main house smaller.
Greg Hughes asked Mr. Hawks his objection. Hawks said it was quite a bit of
square footage for the neighborhood. Hawks said the house was about 4500 square
feet of structure even though some of it doesn't apply to the FAR.
Dupps said there was one-story structure facing 73 Smuggler Grove, the height of
the roof was pretty loW, below the maximum height limit: Dupps said that they
were giving up FAR with a large number of one-story elements on the front.
Dupps disagreed with the maximum square footage and that the house was in
compliance and was a smaller residence than all of the other houses in the
neighborhood.
David Hoefer asked if these plans were finalized so the board could put a condition
if they decided to approve the variances that it would be subject to these plans.
Hesselschwerdt stated that if these variances were granted they would be for this
proposal.
Sarah Oates said that for the record that the application did not meet certain
residential design standards and the applicant needed to go to P&Z for variances
even if this plan was approved by the board tonight. David Hoefer asked if the
square footage was on the plan. Oates replied that the FAR was 3007 square feet.
Dupps noted that due to site constraints the garage had to be side loaded and a one-
story element. Oates responded that was correct about the garage but this doesn't
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CITY OF ASPEN BOARD OF ADJUSTMENT September 5~ 2002
qualify for a one story because of the deck element and a variance would be
needed. Further approvals were required.
DeLuca said that part of his judgment depended on these drawings and not what
another board determined as the correct square footage and design. DeLuca said
that he liked what was done and was more pleasing to the eye; it accommodated
what was talked about at the last meeting. DeLuca noted that the lot runs the
wrong way; he liked the entry and that he was in favor of the drawings. DeLuca
stated that he also liked the porches.
Head said that he was in agreement with Howard. Head stated that the approval
was subject to plan as presented with 3007 square foot FAR with the design.
Hesselschwerdt said that they were trying to come up with a marketable property
and the 5-foot setback on the south was still tough; he said that not going to max
height with limited approval to the plans was better with the 3 levels of FAR at 835
for the upstairs, the main is 1083 and then the basement. Hesselschwerdt said that
this would be contingent on these plans to make it work.
Greg Hughes said that it would be a nice addition and they have come to terms
with what they have in the new plan.
Charles Paterson said there was a practical difficulty with the lot and that he could
consider the variances with conditions agreed to with the assessment agreed upon.
MOTION: Rick Head moved to approve A fifteen (15) foot front yard
setback variance for a principal building, a twenty (20) foot front yard
setback variance for an accessory building and a five (5) foot setback
variance for the south side yard for the construction of a single family
dwelling unit and a detached Accessory Dwelling Unit and garage for
Mike Seguin at 73 Smuggler Grove, Lot 5, East Meadow Subdivision be
limited to 3007 square feet as represented in the September 5, 2002
meeting. The approved plans require variances from the Residential
Design Standards, Section 26.410 of the Aspen Municipal Code. Mark
Hesselschwerdt seconded. Roll call vote: DeLuca, yes; Hughes, yes;
Hesselschwerdt, yes; Head, yes; Paterson, yes. APROVED 5-0
Adjourned t4:10 p.m..
~ckie Lothian, Deputy City Clerk
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