HomeMy WebLinkAboutLand Use Case.CU.726 W Francis St.1977-CU-4NOTE: PAR -_-_
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7- 27- 77
MEMORANDUM
T0: Aspen Planning and Zoning Commission
FROM: Planning Office (KS)
RE: Baptist Church - Conditional Use
DATE: August 11, 1977
We enclose,for your con sideration,aietter from Mr. Joseph E. Edwards,
Jr. recapping the objections to the Baptist Church expansion he expressed
at your August 2nd public hearing. It has been our opinion all along
that if the parking problem could be worked out, the expansion would
be agreeable. We looked to the sporadic nature of the neighborhood
impact and suggested that shared use of off-site parking facilities
might be a good land use solution. However, Mr. Edwards has pointed
out a legal requirement which we missed, that is, that parking equiv-
alent to handle the expansion must be provided on-site. While you
have latitude to determine the amount of spaces necessary for a
church use, we think it is safe to say that the site cannot handle
anywhere near the number of additional spaces which you might require
and that, therefore, the use cannot meet Code requirements and should
be denied. A Code amendment recognizing shared use of parking might
be the only answer.
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Auquaa 3, 19"/7
Aspen'Planning & 7•oninq Commission
City Ilal].
130 South E;alena
F~spen, Colorado &161.1
Re: Application for );xpansion of Baptist Church Conditional
Use at Summit and Francis
Gentlemen:
This letter is just to recap for the record in o;riting the
comments that I made at the public hearing of August 2nd.
In behalf of the adjacent properly o•;mer immcdiat.ely to the
East of- the proposed expanded conditional use, Isis. 1•laiomi
Reicher,e;e would object to the prcpescd expansion.
As. you know, this use is established under Section 24-3.2
of the Code as a conditional use. Ti?e R6 zone is primarily
to provide areas for residential purposes and conditional
uses may be allowed upon certain conditions to exist orithin
the residential. area so long as it dons net substantially
adversely impact the basic residential. use. we ~*ould sub^it
that the proposed ex;~ansion ~':hich doubles the sruare footage
and which proposes to triple the capacity (from 103 to 300)
as well as convert the parsonage to classrooms would be an
expansion of such a quani.t}- as to substantially ci~:rade ti;e
basic residential character of the neichborhood.
Also, we note that under Section 24--3.3 of the %oning Code
that conditional use approval under Subsection (.F~)(1) can
only be granted if the proposed use other~,~ise complies will?
al.l requirements imposed by the 7oninq Code. P;e further note
that Section 24-4.1(13) provides that if t:he structw-e or uses
is enlarged or expanded tl?ere shall be provided additional off
street parking for t=he inr.rc.::~.ent in at ].east the number of park-
ing spaces that. would be required if the i.ncrcment were a sel;far~t~.
land use. Further, Secti-on 24-4.3 reclui.r~.s that in a resi.dential
area for. a use of this type that the parking "must be loc:?te~i on
the same bui]_ding site as the principle use." It is concedod
that it is a caith you pr.occss for }>our board to c]etermine the
number of additional off street parking spaces that shall be
required, butSecti.o.n 24-4.f requires that you consider in
makiuq that deternu.natien the project:c~d traffic gcnerai:ion of
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;,cc•r_r;;;; tc:~ the rlr,omir,~-n and avaiJr~l,ilii.y cif pul,Jic t.rancr,or-
+.ation. h4, would :;ulnriii: LL+,L thr~ l~roi,o:;~,d czpar,::ivn o1
condil.i.ontil LOTJ scatin~) in c•upacit;~ would ycru~raL^ nt l~~r~:;i:
rm a~lrlition:zl %U cads (a:;::uinin~,l thr,,;• n~•op}c l,cr car) and
ghat the. on site pr-ovis.ion of siz addi_I-copal :;pace:; doe;
not begin i:o mp~•t t}~e nddi.L~ion.~1~ drr~tind rlener~~Icd by tlic
ezpnn:~.ion. Therc~iore, it is inr,urnLcnl upon i}~c~ Commi_r.sion
to 'doterr,iinc~ w}~at. ~~.inount. of 'prar);iny ::paces wuuid P,c~ rc,euir~~d
for a church with a c~mari ty of `l-.fj~ ~u,d to rerluirc that ihoac
spaces be provided on si-tc. S.i-nee i_t does not a~;~,car that
there is sufficient space on site to meet a reasonable parking
requi.rerr.ent that, therefore, the proposed e~:pansion cannot
canply with 'the provisiono of the--. 'I,on=i-n~7 Code zmd, t}ior-cfore,
the application for expansion of this condi-tional use s}-could
be denied.
'Jery truly yours,
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Joseph E. Edwards, Jr.
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cc: Robert 1~Teiman
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JOSEPH E. EDWARDS eI R.
ATTORNEY .4T LAW
THE WHEELER OPERA HOUSE
P. O. HOX I Sl1 ASPEN. COLORADO 8161 1
(~03) 926dI IG
August 3, 1977
Aspen Planning & Zoning Commission
City Hall
130 South Galena
Aspen, Colorado 81611
Re: Application for Expansion of Baptist Church Conditional
Use at Summit and Francis
Gentlemen:
This letter is just to recap for the record in writing the
comments that I made at the public hearing of August 2nd.
In behalf of the adjacent property owner immediately to the
East of the proposed expanded conditional use, Ms. Plaiomi
Reicher,we would object to the proposed expansion.
As you know, this use is established under Section 24-3.2
of the Code as a conditional use. The R6 zone is primarily
to provide areas for residential purposes and conditional
uses may be allowed upon certain conditions to exist within
the residential area so long as it does not substantially
adversely impact the basic residential use. We would submit
that the proposed expansion which doubles the square footage
and which proposes to triple the capacity (from 105 to 300)
as well as convert the parsonage to classrooms would be an
expansion of such a quanity as to substantially degrade the
basic residential character of the neighborhood.
Also, we note that under Section 24-3.3 of the Zoning Code
that conditional use approval under Subsection (B)(1) can
only be granted if the proposed use otherwise complies with
all requirements imposed by the Zoning Code, We further note
that Section 24-4.1(B) provides that if the structure or uses
is enlarged or expanded there shall be provided additional off
street parking for the increment in at least the number of park-
ing spaces that would be required if the increment were a separate
land use. Further, Section 24-4.3 requires that in a residential
area for a use of this type that the parking "must be located on
the same building site as the principle use." It is conceded
that it is a with you process for your board to determine the
number of additional off street parking spaces that shall be
required, but Section 24-4.6 requires that you consider in
making that determination the projected traffic generation of
Planning & Zoning Commission
Page 2
the proposed development, site characteristics, pedestrian
access to the downtown and availability of public transpor-
tation. We would submit that the proposed expansion of
conditional 200 seating in capacity would generate at least
an additional 70 cars (assuming three people per car) and
that the on site provision of six additional spaces does
not begin to meet the additional demand generated by the
expansion. Therefore, it is incumbent upon the Commission
to determine what amount of parking spaces would be required
for a church with a capacity of 200 and to require that those
spaces be provided on site. Since it does not appear that
there is sufficient space on site to meet a reasonable parking
requirement that, therefore, the proposed expansion cannot
comply with the provisions of the Zoning Code and, therefore,
the application for expansion of this conditional use should
be denied.
Very truly yours,
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JosvephEa Edwards, Jr. ~
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cc: Robert Neiman
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M E M O R A N D U M
T0: Aspen Planning and Zoning Commission.
FROM: Planning Office (KS)
RE: Baptist Church Expansion - Conditional Use Hearing
DATE: July 28, 1977
This is an application by the Baptist Church located at 7th and Hallam
Street to expand the Church facility (by adding seating capacity and
classroom space). A total of about 3,000 square feet, including base-
ment, is to be added. Since churches are a conditional use in R-6,
the expansion requires a conditional use hearing.
The proposal involves structural modification of an existing church building
connecting it with the parsonage and converting its use to classroom
space. The proposal therefore allows the church not only to accommodate
the overflow of persons attending church services, but also affords
more meeting space far ongoing activities such as Sunday classes,
Pioneer Girls, expectant mothers, and weight-watchers.
Because of the residential nature of the surrounding area, parking
becomes a key issue of potentially great impact. The proposal here
adds 6 parking spaces in the back off the alley and about 10 spaces
on City land on 7th and Hallam Street if cars are parked perpendicularly,
(1418 cars were previously accommodated) twenty five cars are accom-
modated on U.S.F.S. property. tdhile the parking is still insufficient
to meet the demand at peak times on Sunday morning, overflow onto the
neighborhood streets is acceptable if it only occurs at the infrequent
interval of once a week.
What would be unacceptable in terms of parking impact, would be increas-
ing use of the Church for meetings with a hundred or so people in
attendance throughout the week. We do not belive that is the case at
the current time and suggest that the applicant provide information
concerning typical existing and projected daily use.
Given assurances that the church will not become a daily high activity
facility, we recommend approval of the Conditional Use subject to the
Church's commitment to organize its parking in the manner shown on the
attached plans and subject to the City Engineer's approval of same.
The Church does not exceed the 1:1 floor area or maximum height limits
and therefore complies with those relevant portions of the Code.
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T0: Planning Office
RE: First Baptist Church
fir. ~;~~" ,
NEEDS
The present church building was constructed in 1957 at 7th and
Francis Streets and has a sanctuary pew seating capacity of 102.
During 1976 average attendance at a single service was 117, with
twice that number on special occasions. (See page NB.) 1977 has
been somewhat higher. Therefore an expanded building has become
an urgent need.
PROPOSAL
Phase I. Expand basement classroom and main floor sanctuary 32
feet northward toward alley, increasing sanctuary seating to 210
and giving an enlarged fellowship hall below. The 5775 sq. ft.
existing church and parsonage plus new Phase I of about 2760 sq. ft.
gives a net of B535 sq. ft. 41e anticipate this to be adequate for
5-10 years. (See page NA.}
Phase II. If the church continues to grow, expand sanctuary
westward to present limits of parsonage (removing parsonage). This
would give an "L" shaped sanctuary with a capacity of 354 and
increased basement classroom area. The new, larger west wing has
the ability to convert to a half-court'§ymnatorium" by closing a
partition in front of the chancel. Net increase of about 1100 sq. ft.
gives 9635 sq. ft. total +,
SITE CONSIDERATIONS
By building close to the alley and in an "L" shape we leave the
corner as open space~as a public amenity and as a gesture of invita-
tion to the street. The main entrance would be at the corner of
the "L" and facing the intersection.
Area and bulk requirements in the R-6 zone are F.A.R. 1:1 and
maximum height 25.' A church may exceed one, but not both, of these
limits. Our Phase II contemplates exceeding the F.A.R. by about 7$.
soo
200
,oo
MORN 1 NG ATTENDiANCE - 1976
Ssnctnary paw sap.otet-, tE1R.
dan r+aa msr wpr may ,An+ ~u~ Atp ssP O~ NNv rise
The above ff~YrN a{!eM 11:00 serviq only. An 8:15am serviq is also held
dtlrln~ wlrrtM aad srsam~ar. When attendance exceeds 102 paopN, folding
Grirs s-e sat up In tM front and in tl+e aisles, resuRhq in uncanfortatrle
and unNfe eenditkons.
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_ 7-27-77
,~-. F.,
~.~ Jui ;27, 1977
T0: Planning Office
RE: Baptist Church Expansion--Conditional Use Permit
HISTORY
The present building was constructed in 1957. The
sanctuary holds 17 pews, each 10 ft. long, which seat
102 people. Attendance at a single service usually
surpasses this number, resulting in crowded and
unsafe conditions. Average attendance during 1976
was 117. Average attendance to date in 1977 has been
145. The church urgently needs to expand.
PROPOSAL
Expand the existing building north toward the alley
and along the sides, connecting it with the parsonage
which will be used for classrooms. About 3000 sq. ft.
increase, including basement.
SITE CONSIDERATIONS
The 90' X 100' site, containing the church and
parsonage is a corner lot at 7th and Francis. To
the west is land owned by the Forest Service which
is mostly open space, including a pasture, equip-
ment building, and Forest Service Office. This land
occupies most of two blocks and is not likely to be
developed in the near or distant future. The remaining
surroundings blocks are residential detached frame
dwellings.
Area and bulk requirements in the R-6 zone are F.A.R.
1:1 and maximum height 25 feet. A church may exceed
one, but not both of these. However, the proposed
expansion will exceed neither.
The corner facing the intersection will remain open as
open space.
PARKING
The site is one block north o£ Highway 82, a main artery.
.~.
Planning 0,,,,~ce
RE: Baptist Church
Page 2
Presently cars park in a pull-off fashion on the 20-foot
strip of city property between the street and lot lines.
Twenty-eight cars can be accommodated. In addition, 25
cars park in the same pull-off fashion on the west side
of 7th Street adjacent to Forest Service land. The
Forest Service has consented to this arrangement provided
that access is maintained at the gate for fire vehicles.
The expansion will create 6 new spaces on church property
along the alley. Spill-over parking is on surrounding
streets. Fortunately, peak use occurs Sunday morning when
traffic is light.
SU^?~'ARY
The church is a vital, healthy, and growing part of
our community. It is interdemoninational in spirit,
with members who are mostly young, single and of varied
Judaeo-Christian backgrounds. Besides Wednesday and
Sunday services, the fellowship hall is used regularly
by such groups as Pioneer Girls, expectant mothers,
weight-watchers, etc. The church is an asset to the
neighborhood and community and should be allowed to
expand.
MEMORANDUM
T0: Aspen Planning and Zoning Commission
FROM: Planning Office (KS)
RE: Baptist Church Expansion - Conditional Use Hearing
DATE: July 28, 1977
This is an application by the Baptist Church located at 7th and Hallam
Street to expand the Church facility (by adding seating capacity and
classroom space). A total of about 3,000 square feet, including base-
ment, is to be added. Since churches are a conditional use in R-6,
the expansion requires a conditional use hearing.
The proposal involves structural modification of an existing church building
connecting it with the parsonage and converting its use to classroom
space. The proposal therefore allows the church not only to accommodate
the overflow of persons attending church services, but also affords
more meeting space for ongoing activities such as Sunday classes,
Pioneer Girls, expectant mothers, and weight-watchers.
Because of the residential nature of the surrounding area, parking
becomes a key issue of potentially great impact. The proposal here
adds 6 parking spaces in the back off the alley and about 10 spaces
on City land on 7th and Hallam Street if cars are parked perpendicularly,
(1418 cars were previously accommodated) twenty five cars are accom-
modated on U.S.F.S. property. While the parking is still insufficient
to meet the demand at peak times on Sunday morning, overflow onto the
neighborhood streets is acceptable if it only occurs at the infrequent
interval of once a week.
What would be unacceptable in terms of parking impact, would be increas-
ing use of the Church for meetings with a hundred or so people in
attendance throughout the week. We do not belive that is the case at
the current time and suggest that the applicant provide information
concerning typical existing and projected daily use.
Given assurances that the church will not become a daily high activity
facility, we recommend approval of the Conditional Use subject to the
Church's commitment to organize its parking in the manner shown on the
attached plans and subject to the City Engineer's approval of same.
The Church does not exceed the 1:1 floor area or maximum height limits
and therefore complies with those relevant portions of the Code.
lmk
JulM27, 1977
T0: Planning Office
RE: Baptist Church Expansion--Conditional Use Permit
HISTORY
The present building was constructed in 1957. The
sanctuary holds 17 pews, each 10 ft. long, which seat
102 people. Attendance at a single service usually
surpasses this number, resulting in crowded and
unsafe conditions. Average attendance during 1976
was 117. Average attendance to date in 1977 has been
145. The church urgently needs to expand.
PROPOSAL
Expand the existing building north toward the alley
and along the sides, connecting it with the parsonage
which will be used for classrooms. About 3000 sq. ft.
increase, including basement.
SITE CONSIDERATIONS
The 90' X 100' site, containing the church and
parsonage is a corner lot at 7th and Francis. To
the west is land owned by the Forest Service which
is mostly open space, including a pasture, equip-
ment building, and Forest Service Office. This land
occupies most of two blocks and is not likely to be
developed in the near or distant future. The remaining
surroundings blocks are residential detached frame
dwellings.
Area and bulk requirements in the R-6 zone are F.A.R.
l:l and maximum height 25 feet. A church may exceed
one, but not both of these. However, the proposed
expansion will exceed neither.
The corner facing the intersection will remain open as
open space.
PARKING
The site is one block north of Highway 82, a main artery.
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Planning Of~,.ce .,.~.r
RE: Baptist Church
Page 2
Presently cars park in a pull-off fashion on the 20-foot
strip of city property between the street and lot lines.
Twenty-eight cars can be accommodated. In addition, 25
cars park in the same pull-off fashion on the west side
of 7th Street adjacent to Forest Service land. The
Forest Service has consented to this arrangement provided
that access is maintained at the gate for fire vehicles.
The expansion will create 6 new spaces on church property
along the alley. Spill-over parking is on surrounding
streets. Fortunately, peak use occurs Sunday morning when
traffic is light.
SU°??'ARY
The church is a vital, healthy, and growing part of
our community. It is interdemoninational in spirit,
with members who are mostly young, single and of varied
Judaeo-Christian backgrounds. Besides 1Yednesday and
Sunday services, the fellowship hall is used regularly
by such groups as Pioneer Girls, expectant mothers,
weight-watchers, etc. The church is an asset to the
neighborhood and community and should be allowed to
expand.
.._ ~ _
PUBLIC NOTICE
Public Notice is hereby given that a public hearing will
be held before the Aspen Planning and Zoning Commission on August 2, 1977,
in the City Council Chambers at a meeting beginning at 5:00 PM to
consider the application of the Baptist Church for conditional use
approval. The proposal of the Baptist Church is to expand the church
basement and sanctuary by about 3000 square feet. Copies of the appli-
cation may be reviewed at the Planning Office in City Hall, 925-2020.
Published in the Aspen Times Thursday, July 28, 1977.
/s/ Kathryn S. Nauter
City Clerk
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ALLEY -BLOCK 15
90'
FRAPfCIS
STREET
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100
MORNING ., `TENDANCE - 1976
Ssnctuary ptw oapasity, tt~.
wn ruv ANr wpr ~wa~ gun Dui AUK Sep Oct r10Y l7aC
TM above figures slaw 11:00 service only. An 8:15 am service k aNo held
during winter and swnrner. WMn attendance szceeds 102 peopN, foWlnp
Maus an set up in the front and In tM aisles, resultMp in uncxaotorhbie
and unsafe conditions.
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