HomeMy WebLinkAboutlanduse case.boa.219E-Durant-St.011-97
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AGENDA
ASPEN BOARD OF ADJUSTMENT COMMISSION
Special Meeting
Thursday, November 20, 1997 at 4:00 p.m.
Sister Cities Meeting Room, City Hall
I. ROLL CALL
II. MINUTES (10/16/97, 09/18/97, 08/21/97)
III. COMMENTS
A. Commissioners Comments
B. Staff Comments
C. Public Comments (not concerning items on the Agenda)
IV. PUBLIC HEARINGS
A. Case #97-11 (Chart House Enterprises, Inc.)
219 East Durant Street, Aspen, CO
A 6 foot 8 inch east side yard setback variance to permit the
expansion of an existing non-conforming structure, within the
existing footprint.
VI. ADJOURN
MEMORANDUM
TO:
Board of Adjustment
Dirnctm ~~
THRU:
Julie Ann Woods, Community Development Deputy
FROM:
Sara Thomas, Zoning Officer
RE:
Chart House Enterprises, Inc. 219 East Durant Street
DATE:
November 11, 1997
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--------------------------------------------------------------
SUMMARY: The applicant requests a variance from the side yard setback
dimensional requirement in order to increase the height of an existing non-
conforming structure. The existing structure is currently encroaching onto the
Monarch Street right-of-way. The applicant has received an encroachment
license from the City Engineering Department permitting the existing structure to
encroach and to allow for the expansion of the roof overhang onto the right of
way.
The Chart House will also be renovating other portions of the structure, including
an expansion of the second story level. The expansion of the second level will
be within the property's permitted floor area ratio and required setbacks.
The commercial restaurant is located on a 11,900 square foot lot in the L T-R
zone district, which has the following dimensional requirements:
** Front Yard -
Rear Yard -
Side Yard -
1 0 feet
1 0 feet
5 feet
** - On corner lots the applicant may designate which yard will be the front yard.
The remaining street facing frontage may be reduced by one-third of the required
front yard setback distance, Le - 6 feet 8 inches.
Maximum Height - 28 feet
Permitted floor area - 1: 1 = 11,900 square feet
Please refer to the attached drawings and written information provided by the
applicant for a complete presentation of the proposed variance.
I "...--_~.
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APPLICANT:
Chart House Enterprises, Inc.,represented by Wayne
Poulson
LOCATION:
219 East Durant Avenue, with a legal description of Lots
6,7,8,9 Eames Addition, Block 3, Aspen, Colorado
REVIEW STANDARDS AND STAFF EVALUATION: Pursuant to Section
26.108.040 of the Municipal Code, in order to authorize a variance from the
dimensional requirements of Title 26, the board of adjustment shall make a
finding that the following three (3) circumstances exist:
1. Standard: The grant of the variance will be generally consistent with the
purposes, goals, objectives, and policies of the Aspen Area
Comprehensive Plan and this title.
Response: Granting the variance will not conflict with the goals of
the Aspen Area Comprehensive Plan.
2. Standard: The grant of the variance is the minimum variance that will
make possible the reasonable use of the parcel, building, or structure.
Response: While the proposed renovation of the existing
nonconforming portion of the structure will be well within the
maximum height permitted in the zone district, it is still considered
to be an extension or enlargement of an existing nonconformity.
Although the proposed remodel would certainly enhance the
appearance of the structure, a variance cannot be granted based on
an esthetic hardship. The necessary repairs to this portion of the
structure could be completed without having to add height and
without having to expand the nonconformity.
3. Standard: Literal 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 or practical difficulty. In determining
whether an applicant's right would be deprived, the board shall consider
whether either of the following conditions apply:
a. There are special conditions and circumstances which are unique to
the parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result
from the actions of the applicant; or
...--1
b. Granting the variance will not confer upon the applicant any special
privilege denied by the Aspen Area Comprehensive Plan the terms of this
title to other parcels, buildings or structures, in the same zone district.
Response: Staff is unable to find special circumstances or
conditions unique to the parcel, other than the current
nonconforming nature of the structure. Staff concludes that the
applicant could successfully complete the remodel project in a
manner that would not require a setback variance by redesigning the
proposed renovations so that any expansions or any increases in
height would be in areas that are outside of the required setbacks.
AL TERNA TIVES: The Board of Adjustment may consider any of the following
alternatives:
. Approve the variance as requested.
. Approve the variance with conditions.
. Table action to request further information be provided by the applicant or
interested parties.
. Deny the variance finding that the review standards are not met.
RECOMMENDATION: Staff recommends denial of the side yard setback
variance request to increase the height of a nonconforming structure.
RECOMMENDED MOTION: "I move to deny the request for a 6 foot 8 inch east
side yard setback variance to allow for an increase in height of a nonconforming
structure at 219 East Durant Avenue, finding that the review standards have not
been met."
November 4, 1997
City of Aspen
Board of Adjustment
Development Application
Description and Explanation
Chart House Variance Request
A variance is requested for continuance of a O-east side yard setback to allow
for repair and renovation of the Chart House's existing south dining room, within the
existing footprint.
In its existing condition the southeast comer of the south dining room
encroaches diagonally upon the Monarch Street setback by 6'-8", over a distance of
16'; comprising a triangular interior area of approximately 60 sq. ft.
The proposed renovation of this dining room includes increasing the height of
the roof line along the east (Monarch Street) wall by 4'-3" - equal to 2'-9" above the
average elevation of the existing dining room roof. This change in height is limited to
28' in extent along the Monarch Street wall. The reroofing will take place at the south
end of the building only (at the Monarch/Dean Street comer). The height of the
existing upper roofs (along the west wall) will not be exceeded.
The purpose of the proposed renovations:
1. To perform needed repair to the exterior wall and roof assembly.
2. To enhance the attractiveness of the restaurant and grounds, addressing changes
in the neighborhood in recent years.
To replace the unsightly roof views and service delivery area with a coherent
architectural expression along Monarch Street.
3. To provide for landscaping opportunities, additional trees and planters.
4. Hardship: the unsightly nature of the Monarch Dean Street corner, partly due to
site conditions and partly to the neighborhood context of an earlier time,
represents a hardship to the Chart House which is seeking to upgrade its
architectural presentation to the community to a level consistent with the present
standards of its locale.
~
CITY OF ASPEN
BOARD OF ADJUSTMENT
DEVELOPMENT APPliCATION
DATE November 4
19-2,?
CASE if
APPliCANT Chart House Ent. Inc. /Wayne Poulsen
PHONE 925-7759
MAILINGADDRESS P.O. Box 1506, Aspen, Colorado 81612
O~ Balderson-Cabell L.L.C.
PHONE 925-1092
MAILING ADDRESS 708 Spruce Street, Aspen, Colorado 81611
LOCATION OF PROPERTY Durant and Monarch Streets. Lots 6. 7. 8. 9 Eames Addition
(Streer. Block Number and Lot Number) 1 1 3
B oc, .
WlI.l. YOU BE REPRESENTED BY COt.;NCII.? YES_ NO,! .
Below, describe cle:lrly the proposed variance. including all dimensions JIld justification for the
variance. (Additional paper may be used if necessary.) Tne building permit :J.PPlication and any
other inionnation you feel is pertinent should accompany this application. JIld will be made part of
this case. .
See attached Description and Explanation of this date.
Applic:mt's Signamre
REASONS FOR DE.'lIAL OF BliUDING PERi"llT, BASED ON THE ..\S~~~ITY \
CODE, CHAPTER 24. AJ.'i" OPINION CONCElt.~G THIS V..uuAJ.'lCE WILL BE
PR.ESE.i.'ITED TO THE BOARD BY THE ZONING DEPARTh~"T STAFF. .. ,
,
\
DATE PER.'vIIT DE'lIED
OFFICIAL
DATE OF APPliCATION
HEARING DATE
NOTICE OF PUBLIC HEARING
CASE #97-11
Before the City of Aspen Board of Adjustment
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE V ARIAL'\JCE
DESCRIBED BELOW:
Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a public hearing will be held in the
BASEMENT MEETING ROOM, City Hall, Aspen, Colorado, (or at such other place as the meeting may
be then adjourned) to consider an application filed with the said Board of Adjustment requesting authority
for variance from the provisions of the Zoning Ordinance, Chapter 26, Official Code of Aspen. All persons
affected by the proposed variance are invited to appear and state their views, protests or objections. If you
cannot appear personally at such meeting, you are urged to state your views by letter, particularly if you
have objection to such variance, as the Board of Adjustment will give serious consideration to the opinions
of surrounding property owners and others affected in deciding whether to grant or deny the request for
vanance.
Particulars of the hearing and requested variance are as follows:
Date and Time of Meeting:
Date: November 20, 1997- Sister Cities Meeting Room
Time: 4:00 P.M.
Owner for Variance:
Applicant for Variance:
Name: Chart House Enterprises, Inc.
Wayne Poulson
Address: 115 South Acacia
Solana Beach, CA 92075
P.O. Box 1506
Aspen, CO 81611
Location or description of property:
219 East Durant Street, with a legal description of Lots 6,7,8.9 Eames Addition, Block 3, Aspen,
Colorado.
Variances Requested:
A 6 foot 8 inch east side yard setback variance to permit the expansion of an existing non-
conforming structure, within the existing footprint.
Will applicant he represented by Counsel: YES: NO: X
The City of Aspen Board of Adjustment
130 S. Galena Street
Aspen, CO 81611
Charles Paterson, Chairman
~
CITY OF ASPEN
BOARD OF ADJUSTMENT
DEVELOPMENT APPliCATION
DATE November 4
19 -2,?
CASE if
APPliCANT Chart House Ent. Inc. /lVayne Poulsen
PHONE 925-7759
MAILINGADDRESS P.O. Box 1506, Aspen, Colorado 81612
O~ Balderson-Cabell L.L.C.
PHONE 925-1092
MAILING ADDRESS 708 Spruce Street, Aspen, Colorado 81611
LOCATION OF PROPERTY Durant and Monarch Streets. Lots 6. 7. 8. 9 Eames Addition
(Streer, Block: Number and Lot Number) Bl 1 3
oc, .
WILL YOU BE REPRESENTED BY Cm.;NCJL~ YES_ NO.2' .
Below. describe c1e:lI"ly the proposed variance. including ail dimensions JIld justirlc:ltion for the
variance. (Additional paper may be used if necessary.) Tne building permit appiic:ltion and any
other information you feel is pertinent should accompany this application. JIld wiH be made part of
this case.
See attached Description and Explanation of this date.
Applicant's SignatUre
REASONS FOR DE:-aAL OF BUILDING PElt.'VllT, BASED ON THE ASPEN CITY
CODE, CHAPTER 24. Ai'\{ OPINION CONCER1'lING THIS VARIAJ."ICE WILL BE
PRES&'lTED TO THE BOARD BY THE ZONING DEPARThIEJ.'fI' STAFF.
DATE PER.'\flT DEl'IIED
OFFICIAL
DATE OF APPliCATION
HEARING DATE
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HELEN ZOLLER
SIERRA GRANDE 615
Lomas
Mexico City, Mexico 11000
City of Aspen Board of Adjustment
Charles Paterson, Chairman
130 S. Galena St.
Aspen, CO 81611
U.S.A.
November 17, 1997
Dear Mr. Paterson,
Today I received your form letter on CASE #97-11.
As owner of apt. 21 in the South point Condominiums located at 205 E. Durant St. I am
writing you to indicate that I am against allowing the expansion of the "setback" that the
Chart House restaurant is requesting for the expansion of their restaurant located on 219
E. Durant St. I feel that allowing such an expansion will lower the value of my property by
commercializing more this residential area and reduce the now residential appearance we
enjoy.
I will not be present at the November 20th meeting.
Sincerely,
4~ !ttf-/d
p"'"
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ARTHUR S. COHEN
Ibsen 72
Mexico City, Mexico 11560
Tel: 525-281-1977, FAX 525-281-3599
E-mail: xe111@supernet.com.mx
November 17,1997
City of Aspen Board of Adjustment
Charles Paterson, Chairman
130 S. Galena St.
Aspen, CO 81611
U.S.A.
Dear Mr. Paterson,
Today I received your form letter on CASE #97-11.
As owner of apt. 1 G in the Southpoint Condominiums located at 205 E. Durant St. I am
writing you to indicate that I am against allowing the expansion of the "setback" that the
Chart House restaurant is requesting for the expansion of their restaurant located on 219
E. Durant St. I feel that allowing such an expansion will lower the value of my property by
commercializing more this residential area and reduce the now residential appearance we
enjoy.
I will not be present at the November 20th meeting.
Sincerely,
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County of Pitkin }
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State of Colorado }
AFFIDAVIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATION
SECTION 26.52.060 (E)
I, h1~NE' 7OJG~ ,being or representing an
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following
manner:
I. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid
U.S. Mail to all owners of property with three hundred (300) feet of the subject
property, as indicated on the attached list, on the..i. day of _~ t5'1. ,1997(which is IY
days prior to the public hearing date of NOV14'.
2. By posting a sign in a conspicuous place on the subject property (as it could be seen
from the nearest public way) and that the said sign was posted and visible continuously
from the I 0
day of ....JDI/ ,1991 (Must be posted for at least ten (10) full
A 'h""Wi";' ,Uoclre' h~"'.
days before the hearing date).
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Signed before me this
W 0 v8"\f3n.:
1.-0 +t., day
,1991by
Jd kY,.J~ POVl...Se-..J
WITNESS MY HAND AND OffiCIAL SEAL
My commission q\fil
tQ~Ol^ ~OJ d ~QV1SYY\
Notary Public\? g
J<IluIQfi\. ?O~ J\ O)/~
Notary Public's Signature
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