HomeMy WebLinkAboutminutes.apz.20040316ASPEN PLANNING & ZONING COMMISSION Minutes MARCH 16, 2004
MINUTES .............................................................................................................. ...................... 2
DECLARATION OF CONFLICTS OF INTEREST ....................................................... 2
73 SMUGGLER GORVE DRAC VARIANCES ..~ ......................... -. ............................. 2
616 WEST MAIN STREEt' - CONDITIONAL USE ...................................................... 4
ASPEN PLANNING & ZONING COMMISSION Minutes MARCH 16, 200a
Jasmine Tygre opened the regular meeting of the Aspen Planning & Zoning
Commission at 4:30 pm in the Sister Cities Meeting Room. Members Dylan
Johns, Jack Johnson, Ruth Kruger and Jasmine Tygre were present. John
Rowland, Roger Haneman and Steve Skadron were excused. Staff present: David
Hoefer, Assistant City Attorney; James Lindt, Sarah Oates, Community
Development; Jackie Lothian, Deputy City Clerk.
MINUTES
The commission agreed to approve the GMC minutes by email.
DECLARATION OF CONFLICTS OF INTEREST
None.
PUBLIC HEARING:
73 SMUGGLER GORVE DRAC VARIANCES
Jasmine Tygre opened the public hearing on 73 Smuggler DRAC variances; notice
was provided. David Hoefer stated that the notice met the jurisdictional
requirements and the commission could proceed. Sarah Oates stated that this case
went through extensive review with the Board of Adjustment, which granted
several set back variances. Oates noted the lot was split in half by a sewer
easement and 2 utility easements located on either side of the lot. Staff
recommended approval for the garage orientation based on how the lot is accessed
and what the Board of Adjustment approved. Staff recommended P&Z deny the
first story element because that could be accommodated fairly easily with just a
change from an upper level deck to a shed roof.
Oates stated the criteria was changed and P&Z was very involved in developing
that criteria (page 2 of the memo). The 1 st standard speaks to the neighborhood
and the 2nd standard speaks to site-specific constraints, which is what the garage
variance is based upon. Tygre asked if both standardS had to be met or either or.
Oates replied either or.
Mitch Haas, planner for the applicant, stated that they were focusing on the
appropriate design or pattern of development. Haas said that he would explain the
purpose of the design standard and the context in which the development was
proposed. Haas described the other homes in the neighborhood noting that most
were 2 stories and lacked the 1-story element; 3 separate structures had 1-story
elements with decks above them.
Rally Dupps, architect for applicant, distributed photos of the neighborhood homes
and noted the parcel behind 73 Smuggler Grove and next to it were in Pitkin
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ASPEN PLANNING & ZONING COMMISSION Minutes MARCH 16~ 2004
County, which were the streets of Mascotte and Ardmore. Dupps described the
homes on Smuggler Grove, which was marked private even though it was a public
street.
Haas stated over the last 30 years the style of architecture used Victorian, ranching
and mining influences throughout town and feels this design was consistent with
the local building trends in Aspen. Haas said the proposed design provides
architectural details and elements at human scale to the fagade; the provided one-
story element has a depth of seven feet three inches' with an overall width of
sixteen feet nine inches across the front faCade to meet the 20% requirement. Haas
said the railings have a transparent effect and were visually permeable and
effectively lower the perceived height and mass with a better accentuated human
scale enhancing the pedestrian experience. Haas said putting the front porch on the
second story would be seen from the street because the first story was behind the
fence.
Jack Johnson asked for an explanation how this 6,000 square foot lot came to be in
the R-15a zone district. Sarah Oates replied that this subdivision was created in the
county; most of the lots were sub-standard. Johnson said that was good enough.
No public comments.
Jasmine Tygre asked the square footage of the new house and the side yard
setbacks. Haas replied that the house was 3,007 square feet, which was lowered
and set by the Board of Adjustment. Dupps said the setbacks were 10 feet and 5
feet. Johnson asked why the Board of Adjustment set the square footage of the
house. Johnson asked for clarification of the process of the Board of Adjustment
approvals and the P&Z approvals. David Hoefer replied that the applicant could
consolidate if they want to or go through both boards. Sara Oates noted that the
Board of Adjustment couldn't review the design standards portion.
Dylan Johns asked the theory behind the first story element and second story
decks. Tygre responded that in order to make the first story element really a first
story element nothing is placed on top of it, like furniture and whatever detracting
from the purpose of the first story element stepped-down and it doesn't look like a
two-story element. Tygre said it also has the subsequent enclosure possibility.
Hoefer mentioned that many deck enclosures were seen at the Board of
Adjustment. Haas said that he would be happy to attach the elevation drawing to
the Resolution if approved.
MOTION: ~[ack dohnson moved to approve Resolution #08, series 2004 granting
a variance from Section 26.410.040(C)(2)(b), relating to the location of the garage
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ASPEN PLANNING & ZONING COMMISSION Minutes MARCH 16, 2004
and Section 26.410.040(D)(2), relating to the first story element finding that the
review standards in Section 26.410.020(0 have been met for the construction of a
single family home, detached garage and ADU at 73 Smuggler Grove with the
attached drawings representing intent. Seconded by Dylan Johns. Roll call vote:
Kruger, yes; Johns, yes; Johnson, yes; Tygre, yes. APPROVED 4-0.
PUBLIC HEARING:
616 WEST MAIN STREET - CONDITIONAL USE
Jasmine Tygre opened the public hearing on a conditional use for 616 West Main
Street. David Hoefer stated the affidavit of notice had been provided; the
commission had jurisdiction to proceed.
James Lindt stated that application submitted by Jennifer Park was for approval to
operate a frame shop. The property was designated historic and located in the
office zone district; as a conditional use shop craft industry was allowed only on
historically designated properties. Lindt said that it fits under shop/craft industries
and there were a variety of uses on West Main Street, which include a Yoga
Studio, Restaurants and Lodges. Staff said there was one on-site parking space and
the applicant believes there is sufficient on street parking in the area to
accommodate the proposed use. No employee mitigation was required and staff
recommend approval with the conditions in the resolution.
Jennifer Park spoke about her enthusiasm in obtaining the space because it has the
feel of what she wants it to feel like; she said James was awesome with his help
and was supported by staff without changing the character of the space. Park said
that there was plenty of on street parking and it was destination shopping; she did
not expect hundreds of people in the store at one time. Park said from her past
experience running a frame shop in Aspen that the most people in the shop at any
one time were three people.
Ruth Kruger asked if she was a tenant or did she purchase the building. Park
replied that she would be a tenant. Kruger asked the number of employees. Park
said it was herself and the other owner. Kruger asked what kind of sign would she
have. Park responded one that was within the character of the building.
Jack Johnson asked Ms. Park what the process was like, a citizen without a
consultant. Park replied that James was great; all the building code issues were
overwhelming at first bUt everyone was very helpful. The door will have to be
made accessible to meet ADA Standards so the trim would be removed and the
· door widened an inch on each side. Lindt stated there were no exem >tions for
ADA requirements for historic structures.
ASPEN PLANNING & ZONING COMMISSION Minutes MARCH!6, 2004 ~ · ·
No public comments.
Johnson asked if she. was comfortable with the hours of operation of activities.
Park responded that she was comfortable with that timeframe. Lindt replied that it
had the same hours as construction times and was placed as a cautionary condition.
Kruger stated that she was please to see commercial activity take hold on Main
Street and felt that it was appropriate.
MOTION: Ruth Kruger moved to approve Resolution ?409, series of 2004, approving a
conditional use, with conditions, to operate a frame shop at 616 West Main. 1. The
Applicant shall provide a bear-proof trash container on-site. 2. The Applicant shall provide free bus
passes for any ddditional employees that are hired by the two (2) original owners. 3. Approval of this
conditional use request is contingent upon obtaining a waiver of one parking space from the Historic
Preservation Commission. 4. The Applicant shall apply for and obtain a sign permit from the
Community Development Department prior to erecting any commercial signage. All commercial
stgnage sl~all meet the City of Aspen sign guidelines pursuant to Land Use Code Section 26.510, Signs.
5. The Applicant shall improve the structure with one entryway that meets the accessibility requirements of
the International Existing Building Code. Improvements made to meet the accessibility requirements must
be reviewed and approved by the Historic Preservation OJficer prior to installation. 6. No custom framing
activities that entail hammering and routing shall begin prior to 7 AM and last past 7 PM. Seconded by
Dylan Johns. Roll call vote: Johnson, yes; Johns, yes; Kruger, yes; Tygre, yes.
APPROVED 4-0.
Adjourned at 5:30 pm into.a work session on Building Envelope Adjustments.
i]c~tl~i~r~, Deputy City Clerk