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HomeMy WebLinkAboutLand Use Case.1034 E Cooper Ave.0005.2011.ASLU THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0005.2011.ASLU PARCEL ID NUMBER 2737 181 11 302 PROJECTS ADDRESS 1034 E. COOPER PLANNER DREW ALEXANDER CASE DESCRIPTION RESIDENTIAL DESIGN HEIGHT VARIENCE REPRESENTATIVE GIIN HOOVER DATE OF FINAL ACTION 3.23.11 CLOSED BY ANGELA SCOREY ON: 06.7.11 r 4 M rr a r c h i t e c t s April 14, 2011 City of Aspen Community Development Attn: Drew Alexander Re: Chateau Eau Claire - Withdrawal of Variance Request Dear Drew - As a follow -up to our recent telephone conversation, the Variance for the Chateau Eau Claire Renovation Project, as had been presented at a Pre - Application Conference with your Dept and the subsequent submittal of the Variance Application, is no longer needed. The reason that this Variance is no longer needed is because new Code Provisions were adopted, and the Applicant can now do by -right what would have previously required a Variance approval. So, at this time we would like to request a reimbursement of any unused Fees which had been submitted . with the Application, as well as a return of any documents that are not required for City of Aspen Files (specifically any wet- stamped Surveys and Engineer Drawings). Please contact me for any additional information that you may need in this regard. Thank you for your assistance in resolving this matter. Sincerely. I James A. Gus fson President • • ■■ Z Group Architects. LLC • 234 East Hopkins Avenue, Aspen, CO 81611 • Telephone 970 - 925 -1832 • Fax 970- 925 -1371 27 3/ f I 113o2- 000C. 240// . kgL( 1 2 ta : File Edit Record Navigate Form Reports Format Tab Help 1 c�J ►X ► °►� I Gu® d• 1 > tJfAkajnvl : n 41! hfl11ci rl RoltingStatus 1Feef 1FeeSummary Main ax dsn actions IAtteents1Rarhrgr, tart' IY I IG Dills 1 I lu .IAspen Land Use '0052011.ASLU 1034E COOPER 1 ASPEN 0 u - : i- } R8I2011� q • 4 avYlMtv.:IT¢. R i t' 4 • IC5 • n:. a. S ng ii ': - SIDENTIAL DESIGN AND HEIGHT VARIANCE milkid 'GALEN HOOVER 9251832 dud( - tinning two$ o 11 123/2012 • I Stitrillad ( Ownir Last nSae CHATEAU EAU CLAIRE COP . • I Fist name C/O ASPEN LODGING CO 747 S GALENA ASPEN C081611 phone (970) 925 -2260 Adrtess APPiet p Owner is applicant? ❑ Conhada is applicant? Last naes Z -GROUP ARCHITECTS - I Fist name 3ALEN HOOVER 234 E HOPHWS AVE ASPEN CO 81611 phone (970) 925 -1832 Cust # 128971 Address I Lender Last name I Fust name Phone () - Address I, .. (:rverl ' Ck-t$ SS (-t. I 9 -ez r 29 12 °t ti t- ` An.. . I<— St ► Lt. net) .r) r) THE CITY OF ASPEN Land Use Application Determination of Completeness Date: February 4. 2011 Dear City of Aspen Land Use Review Applicant, We have received your land use application and reviewed it for completeness. The case number and name assigned to this property is 0005.2011.ASLU — 1034 E Cooper Ave. The planner assigned to this case is Drew Alexander. ❑ Your Land Use Application is complete: If there are not missing items listed above. then your application has been deemed complete to begin the land use review process. Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. Please contact me at 429 -2780 if you have any questions. Thank You, Jessica Garrow, ong Range Planner City of Aspen, ommunity Development Department For Office Use Only: Qualifying Applications: Mineral Rights Notice Required SPA PUD COWOP Yes No c7 C_ Subdivision (creating more than 1 additional lot) GMQS Allotments Residential Affordable Housing Yes No � Commercial E.P.F. ra Z -Group Architects 234 East Hopkins Avenue Aspen, Colorado 81611 a r c h i t e c t s Telephone 970 - 925 -1832 FAX 970 - 925 -1371 Transmittal Variance Submission Height Variance Attention Drew Alexander Date: January 26, 2011 Client: Chateau Eau Claire Project Name: Chateau Eau Claire Client Contact: Don Reinarz Project No.: 0817 Requested By: Project Contacts: Jim Kehoe Galen Hoover Drew, Please find herewith: a. (1) one set of full size 24x36 inch drawings b. (7) seven copies of the Variance Submission for Chateau Eau Claire Height Variance. Below are the items included: 1. Total deposit for review of the application. 2. Land Use Application Form. 3. Street address, legal description of the parcel, names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, demonstrating the owner's right to apply for the Development Application. 4. Proof of ownership. 5. A signed fee agreement. 6. A Pre - Application Conference Summary. 7. Authorization letter 8. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 9. A written description for stair and elevator options 10. drawing set including: Survey; existing and proposed site plans, building plans, Elevations. Jim Kehoe 4 Z -Group Architects 234 East Hopkins Avenue Aspen, Colorado 81611 architects Telephone 970 - 925 -1832 FAX 970 - 925 -1371 Date: January 24, 2011 Client: Chateau Eau Claire Project Name: Chateau Eau Claire Client Contact: Don Reinarz Project No.: 0817 Requested By: Project Contact: Jim Kehoe Galen Hoover CHATEAU EAU CLAIRE ROOF HEIGHT VARIANCE: WRITTEN DESCRIPTION STAIR OPTION The Chateau Eau Claire is applying to the City of Aspen for a heights Variance which will allow for the 28 unit condominium complex to provide roof covering for the proposed replacement stairs. The current stairs are constructed of steel and in need off replacement due to dated and poor construction. The current stairs are uncovered and pose hazards in winter. Sec. 26.314.040. Standards applicable to variances. 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of the Aspen Community Plan and this Title: The AACP Action plan (page 53 no. 31) encourages the 'restorations or improvement of existing building with "special attention.... given to buildings with multiple ownership (condo's)" i. The Chateau Eau Claire was constructed in 1972. Since this time only 'maintenance related' improvements have been made to the exterior of the building. ii. The current condition and industrial nature of the stairs warrants attention in threefold: 1) safety 2) Code Compliance 3) Design Quality. 1. Safety: The current stair is fully open to the weather. Snow and ice collect on the metal grate treads and landings, and the hand rails. Covering the stairs will provide enough protection to largely mitigating the accumulation of the elements that are currently a hazard and ongoing maintenance issue. 2. Code Compliance: The current stairs do not the code regarding widths, open risers, handrail configuration. The proposed stairs will be wider and treads and handrails will be at today's IBC standards. 3. The current stairs overall are industrial; steel structure (corroding) metal grate treads, open risers, metal handrails and. The proposed stairs will be of heavy timber structure, solid concrete treads, decorative metal guardrails and wooden handrails providing an attractive departure from the industrial look of the current stairs. Chateau Eau Claire Roof height Variance: Written Description January 24, 2011 FlOSI Z -Group Architects INNIS 234 East Hopkins Avenue Aspen, Colorado 81611 architects Telephone 970 - 925 -1832 FAX 970 - 925 -1371 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure: i. The variance requested to cover the stairs will make possible a safer and appropriate use of the egress and entry features of the building. ii. Given the high -rate of resort rental occupancy of this building, the added roof feature would be more equivalent with comparable Aspen lodging in the area.. 3. Lateral interpretation and enforcement of the terms and provisions of this title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience : i. The proposed stair roofs are no higher than the existing building roof. ii. The existing first level floor, for which the grades are extracted from, is essentially a garden level. This garden level sits 5 feet below the general parking and site level where the roofed replacement stairs will be. The variance which is requested is 4 feet. END OF WRITTEN DESCRIPTION Chateau Eau Claire Roof height Variance: Written Description January 24, 2011 CITY OF ASPEN PRE - APPLICATION CONFERENCE SUMMARY PLANNER: Drew Alexander, 429 -2739 DATE: 9.24.2010 PROJECT: Chateau Eau Claire, 1034 E Cooper, Height Variance REPRESENTATIVE: Galen Hoover, Z -Group Architects, 925 -1832 APPLICANT: Chateau Eau Claire Condominium Association LAND USE REQUEST: Height Variance DESCRIPTION: The Applicant is requesting a height variance for the property located at 1034 E. Cooper, the Chateau Eau Claire condominiums. The variance would be for the construction of new covered stairwells. One scenario includes three new stairways, and an altemate scenario includes two stairways and one elevator. The height for this lot, given its density in the R/MF zone district, is 32'. The roof above the stairs would be at approximately 35' and if the elevator was constructed, its overrun would be close to 39' in height. The condominium was constructed in 1971, and has not experienced many major redevelopments since that time. There are existing elements on the roof that exceed the maximum height of 32'. The coverings above the stairwells would be providing relief from the elements, and an elevator may potentially provide ADA access. This review would include a public hearing before the City Council. Public noticing is required. Staff recommends the Applicant discuss the proposal with a plans examiner at the Building Department due to required compliance with current Building and Fire Codes. Found below are links to the City of Aspen Land Use Application and Land Use Code for your convenience. Application: http: / /www.aspenpitkin.com /Portals /O /dots /City /Comdev/ Apps %20and %20Fees /landuseappfomi. p df Code: http: / /www.aspenpitkin.com/ Departments /Community- DevelopmenuPla nninq- and- Zoningmtle -26- Land- Use -Code/ Land Use Code Section(s) 26.304 Common Development Review Procedures 26.314 Variances • 26.575.020 Calculations and Measurements Review by: - Staff for complete application - Staff for application recommendation to City Council - City Council for the approval or denial of the height variance Public Notice: Required Planning Fees: $1,470 Deposit for 6 hours of staff time (additional planning hours over deposit amount are billed at a rate of $245/hour). Total Deposit: $1,470 s 'AAI TACHMENT 2 —LAND USE APPLICATION ' "tat 11 PROJECT: i;'6' 9 Name: Chateau Eau Claire `7T ca %' Location: 1034 E. Cooper, Aspen, CO 81611 y �S (Indicate street address, lot & block number, legal description where appropriate) -0P, Parcel ID # (REQUIRED) "kW` APPLICANT: Name: Chateau Eau Claire Condominium Association Address: 1034 E. Cooper, Aspen, CO 81611 Phone #: REPRESENTATIVE: Name: • Z -Group Architects /Galen Hoover Address: 234 E. Hopkins Ave, Aspen, CO 81611 Phone #: 970 -925 -1832 TYPE of APPLICATION: (please check all that apply): ❑ GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use ❑ GMQS Allotment ❑ Final PUD (& PUD Amendment) ❑ Text/Map Amendment ❑ Special Review ❑ Subdivision ❑ Conceptual SPA ❑ ESA — 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑ Final SPA (& SPA Margin. Hallam Lake Bluff, condominiumization) Amendment) Mountain View Plane ❑ Commercial Design Review ❑ Lot Split ❑ Small Lodge Conversion/ Expansion ❑ Residential Design Variance ❑ Lot Line Adjustment ® other: Height Variance ❑ Conditional Use EXIS CONDITIONS: (description of existing buildings. uses. previous approvals, etc.) 28 unit, (4) four story condominium complex, built in 1972 with stucco finish and three open steel stairs for unit access. PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Proposal replaces three open steel stairs with new timber and concrete tread stairs with added roof and an option for elevator Have you attached the following? FEES DUE: $ $1,470 © Pre - Application Conference Summary ® Attachnient #I, Signed Fee Agreernent ❑ Response to Attachment #3, Dimensional Requirements Form (N /A) ® Response to Attachment #4, Submittal Requirements - Including Written Responses to Review Standards ❑ 3 -D Model for large project All plans that are larger than 8.5" X 11" most be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3 -D model. Your pre - application conference summary will indicate if you must submit a 3 -1) model. NEILEY & ALDER ATTORNEYS Please Reply To: RICHARD Y. NEILEY, JR. 201 North Mill Street, Suite 102 EUGENE M. ALDER 68o0 i gghwa S 82, iS t, Upper B Level Aspen, Colorado 81611 JOHN F. NE• [LEY (97 9281393 (97 Fax (97 9 - 9399 Fax (97 925 January 28, 2011 Drew Alexander, Planner Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 Re: Chateau Eau Claire renovation project, 1034 East Cooper Avenue Residential design variance; case number: Dear Mr. Alexander: This office represents the Chateau Eau Claire Condominium Association. Inc., the applicant under the above - referenced City of Aspen case number. The purpose of this letter is to provide disclosure of ownership as required by your email of January 17. 2011 to Jim Kehoe at Z -Group Architects, who is working on the project on behalf of the applicant. I am an attorney licensed to practice law in the State of Colorado. In preparing this letter, 1 have reviewed the records maintained by the Pitkin County Clerk & Recorder and Assessor's Office. I have also reviewed the Condominium Plat and Declaration for Chateau Eau Claire Condominiums. Per paragraph 3.4 of the Declaration, the "General Common Elements" are owned in common by all of the owners of the individual units, and the General Common Elements are nonpartitionable. There are a total of thirty units in the complex, and the owners thereof are identified on the attached schedule. The proposed renovation work will be done entirely within the General Common Elements and will not affect the individual condominium units. There are no liens or encumbrances of record which affect the General Common Elements. Furthermore, there are no easements affecting the subject real property that would impair or preclude the installation of the work as proposed within the General Common Elements. A special meeting was held on December 28. 2010 at which the approval of the Chateau Eau Claire owners for the proposed renovation work was obtained. A copy of the minutes of that meeting has been supplied with this variance application. There are no judgments. liens, easements, contracts or agreements affecting the subject real property that would preclude the work as proposed. There are no documents of record that require the consent of any third party for the work as proposed. Letter to Mr. Alexander January 28. 2011 Page 2 Based upon my review of the records related to this property including the documents identified above, it is my conclusion that my client has obtained all necessary consents and approvals to proceed with the project as proposed, subject to the issuance of land use approvals and a building permit or permits from the City of Aspen. If you need any additional information regarding this matter, please do not hesitate to contact me. Very truly yours, NEILEY & ALDER v ene M. Alder EMA/agk enclosure cc: Chateau Eau Claire Condominium Association, Inc. I 12 22 Sharon McPhee Jerry Portnoy Ozier Family Colorado Limited 4389 Malia Street Apt. #463 P.O. Box 44429 Partnership Honolulu. HI 96821 Eden Prairie, MN 55344 -1429 Attn: Jodi and Mike 2896 Wrangler's Retreat 2 1 Wichita Falls, TX 76310 -7213 Louis Borek Holland & Hart 204 Centre Island Rd. do Lisa Harston 2 3 Oyster Bay. NY 11771 555 Seventeenth St. #3200 TCDC Holdings. LLC. Denver. CO 80202 c/o Thomas M. Higgins 111 2345 Grand Blvd. Suite 2800 Lois S. Kaplan 14 Kansas City, MO 64108 -2684 9055 Fair Oaks Crescent Ct. Rose Erato St. Louis. MO 63117 9220 E. Buckskin Trail 24 Scottsdale, AZ 85255 -2219 Jacqueline T. Wogan 4 P.O. Box 158 Virginia Willingham 15 Aspen, CO 81612 IF Fountain Manor Drive John Harris Greensboro, NC 27405 Paradigm Partners 25 c/o Lisa Chavez Susan Mendzef i 1536 Wynkoop. Ste. B100 4280 Gunnin Road Sanford and Lindy Kahn Denver, CO 93101 -2305 Norcross. GA 30092 6717 Vanderbilt Houston. TX 77005 16 26 Carol Donnally Ralph Brennan 6 4307 Armstrong Pkwy 452 Walnut Street Richard Check/Christine Karnes Dallas, TX New Orleans. LA 70118 2309 South Valley Rd Berwyn. PA 19312 17 2 Robert and Valerie Platt Charles and Randie Frederick 7 14 Vermont Valley Drive c/o Realty Capital Frances Porter Smith. Bermuda FLO2 605 E. Robinson Street. Suite 500 33970 Meadow Lane Orlando, FL, 32801 Hunting Valley. OH 44022 18 ' Dr. Sang and Ann Hann 28 8 555 Mayflower Rd. Monica Martin Michael Handzus Lake Forest. IL 60045 301 E. 79th St. Apt 35P 123 29th Street New York. NY 10075 -0950 Hermosa Beach. CA 90254 19 Frank J. Gleason Jr. 29 9 235 Overland Drive Neligh C. Coates Joanne Giorgio/Amold Van Hees Sidney, OH 45365 212 East Lupine Drive 95 Horatio St. Apt 9k Aspen. CO 81611 New York, NY 10014 -1552 ZQ Mike DiLorenzo 30 10 30 Everett Avenue Chateau Eau Claire HOA Paul and Debra Nager Winchester. MA 01890 c/o Frias Properties 11712 Overbrook Road Aspen. CO 81611 Leawood, KS 66211 21 David F. Markel J.1 MDI Management Harold D. Craft P.O. Box 1149 17240 Lechlade Ln. Skippack, PA 19474 3 G Dallas, TX 75252 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Pavment of City of Aspen Development Application Fees CITY OF ASPEN thereinafter cIlY) and L -Group Architects (on bchaifof Chateau Eau Clairei (hereinafter APPLICANT) AGREE. AS FOLLOWS: APPLICANT has submitted to CITY an application tier Chateau Eau Claire Height Variance (hereinafter. THE PROJECT). 2. APPLICANT understands and agrees that the City of Aspen has an adopted 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 of the 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 APPLICANTS application. 4. CITY and. APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Historic Preservation Commission, Planning and Zoning Commission and 'or City Council to enable the Historic Preservation Commission. Planning and Zoning Commission and /or City Council to make legally required findings for project consideration, unless current killings are paid in full prior to decision. 5. Therefore. APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of S I .470 which is for 6 hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall 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 5245.00 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 proce ing have been paid. CITY OF ASPEN APPL CANT By: By: I Chris 6cndoo 1 b� COMM unity Development Director Date Belli - Address and Telephone Number: Z- soup Architects 234 E. Hopkins Ave. Asnen ('0 81611 CITY OF ASPEN PRE - APPLICATION CONFERENCE SUMMARY PLANNER: Drew Alexander, 429 -2739 DATE: 9.24.2010 PROJECT: Chateau Eau Claire, 1034 E Cooper, Height Variance REPRESENTATIVE: Galen Hoover, Z -Group Architects, 925 -1832 APPLICANT: Chateau Eau Claire Condominium Association LAND USE REQUEST: Height Variance DESCRIPTION: The Applicant is requesting a height variance for the property located at 1034 E. Cooper, the Chateau Eau Claire condominiums. The valiance would be for the construction of new covered stairwells. One scenario includes three new stairways, and an altemate scenario includes two stairways and one elevator. The height for this lot, given its density in the R/MF zone district, is 32'. The roof above the stairs would be at approximately 35' and if the elevator was constructed, its overrun would be close to 39' in height. The condominium was constructed in 1971, and has not experienced many major redevelopments since that time. There are existing elements on the roof that exceed the maximum height of 32'. The coverings above the stairwells would be providing relief from the elements, and an elevator may potentially provide ADA access. This review would include a public hearing before the City Council. Public noticing is required. Staff recommends the Applicant discuss the proposal with a plans examiner at the Building Department due to required compliance with current Building and Fire Codes. Found below are links to the City of Aspen Land Use Application and Land Use Code for your convenience. Application: http: / /www.aspenpitkin.com/Portals /0 /dots /City /Comdev/ Apps /020and %20Fees /landuseappform. p df Code: http://www.aspenpitkin.com/ Departments / Community Development/Plan and- Zoninq/Title -26- Land- Use -Code/ Land Use Code Section(s) 26.304 Common Development Review Procedures 26.314 Variances 26.575.020 Calculations and Measurements Review by: - Staff for complete application - Staff for application recommendation to City Council - City Council for the approval or denial of the height variance Public Notice: Required Planning Fees: $1,470 Deposit for 6 hours of staff time (additional planning hours over deposit amount are billed at a rate of $245/hour). Total Deposit: $1,470 t O P A S P E N January 18, 2011 City Of Aspen Building Department 130 South Galena St. Aspen, CO 81611 To Whom It May Concern: I am writing to you on behalf of the Chateau Eau Claire Condominium Association located at 1034 East Cooper Avenue in Aspen. On December 28` 2010 the Chateau Eau Claire owners met and by a majority vote agreed to proceed with a renovation project presented to them by Z Group Architects. The owners acknowledged the need to apply for a variance and requested Z Group to proceed with the application. If you have any further questions on this matter feel free to contact me. Sincerely, Paadrdraig Allent Association Property Manager Frias Properties of Aspen 970- 429 -2436 • REAL ESTATE PROPERTY MANAGEMENT VACATION REN SINCE 1974 730 East Durant Aspen, CO 81611 970 920 2000 fax 970 920 2020 800 633 0336 ReservatiansoFriasProperties .com FriasProperties.com VICINITY MAP I `t ... , .. ) di , `. -, w 4 X 4/ r .,t.� ' 4 ts,�.saD�a AN r t a. 1 Q. k wtrm...rtnw 444 �'^ r, ;� baser 1. MOO bow 44,, L IDariwYFwof i ii or,p W1itrRher Waal Fond I r '• .. v Downtown '' et -• k Aspen � 2 $ D�F ° p C s s ' k y 9, n ' VNVIfMoQ , . F ._ „L 5 0 PROJECT LOCATION # OAK 8 KS .__ CHATEAU EAU CLAIRE 11114h1 DAD USE ,yi4�tif � .: LAND USE APPLICATION: HEIGHT VARIANCE buoy, 1034 EAST COOPER AVENUE h 1 t ° ' ASPEN, CO 81611 Z -Group Architects 234 East Hopkins Avenue Aspen, Colorado 81611 a r c h i t e c t s Telephone 970 - 925 -1832 FAX 970 - 925 -1371 Date: January 24, 2011 Client: Chateau Eau Claire Project Name: Chateau Eau Claire Client Contact: Don Reinarz Project No.: 0817 Requested By: Project Contact: Jim Kehoe Galen Hoover CHATEAU EAU CLAIRE ROOF HEIGHT VARIANCE: WRITTEN DESCRIPTION STAIR OPTION The Chateau Eau Claire is applying to the City of Aspen for a heights Variance which will allow for the 28 unit condominium complex to provide roof covering for the proposed replacement stairs. The current stairs are constructed of steel and in need off replacement due to dated and poor construction. The current stairs are uncovered and pose hazards in winter. Sec. 26.314.040. Standards applicable to variances. 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of the Aspen Community Plan and this Title: The AACP Action plan (page 53 no. 31) encourages the 'restorations or improvement of existing building with "special attention.... given to buildings with multiple ownership (condo's)" i. The Chateau Eau Claire was constructed in 1972. Since this time only 'maintenance related' improvements have been made to the exterior of the building. ii. The current condition and industrial nature of the stairs warrants attention in threefold: 1) safety 2) Code Compliance 3) Design Quality. 1. Safety: The current stair is fully open to the weather. Snow and ice collect on the metal grate treads and landings, and the hand rails. Covering the stairs will provide enough protection to largely mitigate the accumulation of the elements that are currently a hazard and ongoing maintenance issue. 2. Code Compliance: The current stairs do not the code regarding widths, open risers, handrail configuration. The proposed stairs will be wider and treads and handrails will be at today's IBC standards. 3. The current stairs overall are industrial; steel structure (corroding) metal grate treads, open risers, metal handrails and. The proposed stairs will be of a heavy timber structure, solid concrete treads, decorative metal guardrails and wooden handrails providing an attractive departure from the industrial look of the current stairs. Chateau Eau Claire Roof height Variance: Written Description January 24, 2011 Z -Group Architects MEM 234 East Hopkins Avenue Aspen, Colorado 81611 a r c h i t e c t s Telephone 970 - 925 -1832 FAX 970- 925 -1371 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure: i. The variance requested to cover the stairs will make possible a safer and appropriate use of the egress and entry features of the building. ii. Given the high -rate of resort rental occupancy of this building, the added roof feature would be more equivalent with comparable Aspen lodging in the area. 3. Lateral interpretation and enforcement of the terms and provisions of this title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience : i. The proposed stair roofs are no higher than the existing building roof. ii. The existing first level floor, for which the grades are extracted from, is essentially a garden level. This garden level sits 5 feet below the general parking and site level where the roofed replacement stairs will be. The variance which is requested is 3'-1" feet. END OF WRITTEN DESCRIPTION Chateau Eau Claire Roof height Variance: Written Description January 24, 2011 Z -Group Architects SUM 234 East Hopkins Avenue Aspen, Colorado 81611 ar t e c t s Telephone 970 - 925 -1832 FAX 970 - 925 -1371 Date: January 24, 2011 Client: Chateau Eau Claire Project Name: Chateau Eau Claire Client Contact: Don Reinarz Project No.: 0817 Requested By: Project Contact: Jim Kehoe Galen Hoover CHATEAU EAU CLAIRE ROOF HEIGHT VARIANCE WRITTEN DESCRIPTION ELEVATOR OPTION The Chateau Eau Claire is applying to the City of Aspen for a heights Variance which will allow for the 28 unit condominium complex to provide roof covering for the proposed replacement stairs. The current stairs are constructed of steel and in need off replacement due to dated and poor construction. The current stairs are uncovered and pose hazards in winter. Sec. 26.314.040. Standards applicable to variances. 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of the Aspen Community Plan and this Title: The AACP Action plan (page 53 no. 31) encourages the 'restorations or improvement of existing building with "special attention.... given to buildings with multiple ownership (condo's)" i. The Chateau Eau Claire was constructed in 1972. Since this time only 'maintenance related' improvements have been made to the exterior of the building. ii. The current condition and industrial nature of the stairs warrants attention in threefold: 1) safety 2) Code Compliance 3) Design Quality. 1. Safety: The current stair is fully open to the weather. Snow and ice collect on the metal grate treads and landings, and the hand rails. Covering the stairs will provide enough protection to largely mitigate the accumulation of the elements that are currently a hazard and ongoing maintenance issue. 2. Code Compliance: The current stairs do not the code regarding widths, open risers, handrail configuration. The proposed stairs will be wider and treads and handrails will be at today's IBC standards. 3. The current stairs overall are industrial; steel structure (corroding) metal grate treads, open risers, metal handrails and. The proposed stairs will be of a heavy timber structure, solid concrete treads, decorative metal guardrails and wooden handrails providing an attractive departure from the industrial look of the current stairs. Chateau Eau Claire Roof height Variance: Written Description January 24, 2011 Z -Group Architects 234 East Hopkins Avenue Aspen, Colorado 81611 ar chttects Telephone 970 - 925 -1832 FAX 970 - 925 -1371 iii. The proposed addition of a stretcher sized elevator which replaces the center stair will provide quick emergency access to all units in the 4 story building. The elevator enhances the quality of these resort rental units and will provide more straightforward and easy access for baggage carrying guests. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure: i. The variance requested to cover the stairs will make possible a safer and appropriate use of the egress and entry features of the building. ii. Given the high -rate of resort rental occupancy of this building, the added roof feature of the stairs and elevator would be more equivalent with comparable Aspen lodging in the area. 3. Lateral interpretation and enforcement of the terms and provisions of this title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience : i. The proposed stair roofs are no higher than the existing building roof. ii. The existing first level floor, for which the grades are extracted from, is essentially a garden level. This garden level sits 5 feet below the general parking and site level where the roofed replacement stairs will be. The variance which is requested is 3'-1" feet. iii. The proposed elevator roof extends beyond the existing roof at a maximum of 5' -7" feet. Newer multi - family projects in the Aspen area are equipped with an elevator for ease of the resort traveler. This elevator is being equipped with a stretcher size cab for the added safety factor of emergency access. END OF WRITTEN DESCRIPTION Chateau Eau Claire Roof height Variance: Written Description January 24, 2011 4 -, J V✓ -11 \ STR ri i e _ w, / ..2,_ 1 � / / / ! I'�:t4 C —. te1 / > [ , fi e _ ,P-) / 1 - _ 'f `1C? / 1 ¢ 7 / o / / / 0 / 1a l \ - , k' r C di 'A' Y / a• µ ' fp I l� l 1? / - , m O .1 .; C , mil. , D i. ' I i s� l � ' w .' . , i s b' w � f t ro m r % 2 r°� „ rr� . 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