HomeMy WebLinkAboutlanduse case.boa.747 S Galena St.020-85
NOTICE OF PUBLIC BEARING
Case 185-20
BEFORE THE CITY OF ASPEN BOARD OF ADJOS'nIER'I'
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED'Z ONING OR USE VARIANCE
DESCRIBED BELCM:
Pur suant to the Off icial Code of Aspen of June 25, 1962, as amended, a
public hearing will be held in the Council 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 24,
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, then 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 variance.
The particulars of the hearing and of the requested variance are as follows:
Date and Time of Meeting:
Date:
Time:
October 3, 1985
4:00 pm
OWner for Variance:
Appellant for Variance:
Name:
Fifth Ave. Condominium
Same
Address: c/o Lee Miller
747 S. Galena
Aspen, CO 81611
Location or description of property:
Location:
Description:
747 South Galena, Aspen, CO
Lots 11 and a portion of Lot 12, Anthony Acres Subdivision
Variance Requested: a variance to permit an 8 foot diameter jacuzzi in
existing open space. Property is located in the L-2 zoning category (section
24-3.4 Area and Bulk requirements) requires 25% open space. Applicant is
requesting a variance to set a hot tub in the open space, reducing it.
Property is already below the 25% minimum open space requirement.
Duration of Variance: Permanent
Will aDDlicant be represented qy counsel:
Yes:
x
No:
The City of Aspen Board of Adjustment
130 South Galena Street, Aspen, Colorado 81611
Remo Lavagnino, Chairman Kim Wilhoit, Deputy City Clerk
Date:
/"....
August 15. 198'>--
CITY OF ASPEN
"-
.J Case No.:
256 -2.0
Address:
Phone:
Address:
747 South Galena
925-2260
Appellant: Fifth Avenue Condominiums
Owner:
c 10 Lee Miller
Fifth Avenue Condominiums
74-: G,.H.'" Ll~ 8C11CL~o.
Location of Property:
747 South Galena; Lots 11 and
Aspen, CO 81611
a portion of Lot 12, Anthony Acres Subdivision
(Street and Number of Subdivision Block and Lot No.>
Building Permit Application and prints or any other pertinent
data must acco~~a~ this application, and will be made part of
CASE NO.: 'X - 0 .
THE BOARD WILL RETURN THIS APPLICATION IF IT DOES NOT CONTAIN ALL
THE FACTS IN QUESTION.
DESCRIPTION OF PROPOSED EXCEPTION SHOWING JUSTIFICATIONS
Applicant is requesting a variance to permit it to place an 8'
diameter jacuzzi in existing open space. See attached.
Will you be represented by counsel?
Yes -X-
No
~~ (Applicant's Signature>
Garfie & Hec t, .C., attorneys tor Applicant
----------------------
---------------------- -
PROVISIONS OF THE ZONING ORDINANCE REQUIRING THE BUILDING INSPECTOR TO
FORWARD THIS APPLICATION TO THE BOARD OF ADJUSTMENT AND REASON FOR NOT
GRANTING: p~\it,~ t/) k{"~~~r G~+~ l:--J .~ C~I'7 ( S<c :N-]'~'
~O;Uc ^' ~.,\""",_;t. )Jlw~~ ;isJi ~o/.'!L'~. ~ I J
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"~~ ~*4 u\f^- 5~c~, flA~~ v\;', ~~1~ V> aiJleL~ _tJd,<0 ~
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Status 'igned
PERruT REJECTED, DATE (.\\l~\ << DECISION
, \
APPLIC1.TION FILED (, \)~ '!r<; DATE OF HEARING
~/: /8S '\ SECRETARY
DATE
lo/?li<.5
I
HAILED
DESCRIPTION OF PROPOSED EXCEPTION
SHOWING JUSTIFICATIONS:
The Fifth Avenue Condominiums is a condominium complex
in the L-2 Zone.
The condominium building is a non-conforming
structure built prior to the current regulations.
Applicant
desires to improve the property by installing a jacuzzi.
Since the property is a non-conforming structure, the
requested variance is necessary for Applicant to install a
j acuzz i.
Other condominiums in the same vicinity and zone as
Applicant have jacuzzis.
The strict letter of the zoning laws
and regulations as applied to Applicant results in practical
difficulties, unnecessary hardships and injustice and deprives
Applicant of the right to the reasonable use of the property
permitted to others in the same vicinity and zone.
The proposed jacuzzi will be installed in a wooden deck
to be built on an asphalt area adjacent to the existing pool
area. The Applicant has revised its original plans for the deck
to decrease the height of the deck to below 30" so that the
project will not increase the floor area of the condominium
complex.
The Applicant is therefore requesting a minimal
variance.
The Planning Office has previously indicated that the
impact of pools and jacuzzis on open space is minimal and has
supported the position that jacuzzis are consistent with open
space.
The variance requested herein observes the spirit of
the zoning ordinances, secures public safety and welfare, and
will result in substantial justice being done.
The special
conditions and circumstances herein do not result from the
actions of the Applicant and do not apply similarly to other
properties in the same vicinity and zone. The requested variance
will not have any adverse impact of any kind on the conununity.
The installation of the proposed jacuzzi will not increase
density, will not increase parking needs, will not change the use
of the property. The variance requested will improve the quality
of the Aspen conununity including the quality of long-term
housing, employee housing, and short-term housing.
The granting of the variance requested is essential to
the enjoyment of substantial property rights enjoyed by other
properties in the same vicinity and zone. The granting of the
requested variance will not adversely affect the general purpose
of the comprehensive general plan. The effect of the variance
will be to permit Applicant to enjoy substantial property rights
enjoyed by others in the same vicinity and zone and to improve
the quality of housing in the Aspen conununity.
Mr. Lee Miller will be available to show the location
of the proposed jacuzzi upon request. Mr. Miller can be
telephoned at 925-7397.
-2-
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,
..",
HAGMAN YAW ARCHITECTS, nD
7 November 1985
Fifth Avenue Condominium Association
747 South Galena
Aspen, Colorado 81611
Dear Association Members:
Per request, we have calculated the amount of open space at the
Fifth Avenue project to be 32%. This calculation has been based
on the original contract documents as supplied to us by the Aspen
City Building Department. Also, the calculation does not include
any built structures. parking, etc., and does include approximately
200 SF for the proposed hot tub.
Very truly yours,
HagmllJl Yaw Architects. Ltd
hn1~
James T. Hagman, AlA
Principal
JTH: sv
210 SOUTH GALENA SLln 24 ASPEN COLORADO 81611 ]03"925-2867
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DURAtIT OWNERS "-<;<!1 S. 01?uJ.)1-!
OWNER
Phi lip Moore
Irvi ng Geri'laNOW
Larry U1 ri ch
Erni e Wadde 11
'SI, i,l ".Y '-Ba, i 10
Bi llye Owen
'Lance Funs ton
** Wayne Wickman
Robert Tobey
Glade Anderson
Dr. John Rathe
______ Dr. John Maddre1l
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Bob Edmundson
-,
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......~ DURANT millERS
--.
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APT /I
OWNER ADDRESS
IlC
Robert Tobey
~
Ken Chi ate
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l'ronovr.:.ea ..Jr.,! - 0'1'
Di ck Ra nda 11
and Carolyn
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Frank Peters
~
Karl Frei dman
-------
Sharon Liledahl
---
+12C
Mike Conviser
~- David Tallichet
~amin
20 ;, 120 ~rd Sax
~ Victor Lownes
~
Cryil Wagner Jr.
Jack Brown
50
~ Hunt
See 302A
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ApI'l'IOI Nor-tl\ '. :
.,..---- . FH="~d.o.1t. 1=1.,3300B
~ Dr. Gordon Dickle yo.Bc.>' X!.?,1t,71,~ __
-=-CCLrrY\eJ..)'-, CA 939;1;2
1757 Herrick Ave.
I~erri ck, tLY. J.156Co
~. Dr. H._ Ghadimi
". ~ '.: 1 .
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Don & ~larcia Sax
Leonard Sax - see
80x 4256
Aspen, CO 81612
DT2D
** Send Statements
(f ,1)lC3 ItL,\
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i",j ~'~./:-; - 5._~~~-- ;~~ :~,
408/649-8027
516 )674-3010 .
1.12/737-ZUf, '"
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303/925-6107
(
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County of Pitkin
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State of Colorado
....-...--...
AFFIDAVIT OF NOTICE BY POSTING OF
A VARIANCE HEARING BEFORE THE
CITY Of ASPEN BOARD OF ADJUSTMENT
(Pursuant to Section 2-22(c) of
the Mu~icipal Code)
The undersigned, being first duly sworn, deposes and says as
Lee Miller
(print name)
representing an Applicant before the City of Aspen Board of
follows:
1.
I,
, !>eing or
Adjustment, personally certify that the attached photograph
fairly and accurately represents the sign posted as Notice of the
variance hearing on this matter 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
day of
17,.h
3rd
October
day of
September
, 19 85 , to the
, 19~. (Must be posted for at
least ten (10) full days before the hearing date).
APPLICANT
Signatur
Subzcribed
this ,?/JjJ.
19.&L, by
and sworn t~fore
day of f)! r
/..{'e/ fl1i1It?
,
me
)
WITNESS MY HAND AND OFFICIAL
SEAL. '
My ~/ssion ~)~i~es: q-/~-B1
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to1otary Public
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HARRY MODELL ~_""~.1(7-:.1 J ~
27815 LAKEHILLS DRIVE
FRANKLIN, MICHIGAN 48025
(313) 855-3080
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GeoJ:ge s. UDbreit
429 27th Street
Manhattan Beach, California 90266
October 15, 1985
City of l\spen Board of Mjustment
130 so. Galena Street
l\spen CO 81611
Attention: Remo Lavagnino
Subject: Jacuzzi at Fifth Avenue Condos
Gentlemen:
I am a condaninium owner as well as a member of the Board of Governors
of the Fifth Avenue Condo Association. In both capacities it is evi-
dent that I and the majority of owners at the Fifth Avenue favor the
installation of a jacuzzi on the premises. It is my understanding
that zoning regulations in Aspen are such that a variance from your
office would be necessary to awrove the installation.
I would like to respectfully request the Board to grant a variance
inasmuch as there would seem to be no negative impact of a jacuzzi in-
stallation on the cannunity. Rather, I feel there would be positive
benefits to owners and guests, as well as the City of Aspen. We
certainly consider the Fifth Avenue to be a premium lodging facility
in Aspen and a swirrming pool and properly installed jacuzzi are con-
sidered necessary amenities by its guests.
As you may be aware, the Durant next door has a jacuzzi and shares our
swirrming pool with us. Accordingly, Fifth Avenue guests sanetimes
aSSlDlle, wrongly, that they are entitled to use the Durant jacuzzi. In
the past this has created sane minor traffic problems. By installing
our own jacuzzi that problem would eliminated.
I believe we have carefully planned the location of the proposed
jacuzzi so as to avoid any adverse impact on guests and neighbors, but
if the Board has any concerns regarding the installation, we would be
happy to address them.
Thank you for your consideration in this matter.
very truly yours,
~
cc: Lee Miller, Condaninium Rental Management
Joseph E. Brennan, Jr.
Diann E. Brennan
300 Croyden Road
Che1tenham, PA 19012
October 20, 1985
City of Aspen Board of Adjustment
130 S. Galena Street
Aspen, Colorado 81611
ATTN: Mr. Remo Lavagnino
RE: Application for Variance
Fifth Avenue Condominium
Installation of Jacuzzi
Gentlemen:
As owners of a unit in the neighboring Durant Condominium (302B), we wish
to advise you of our desire for favorable approval by you of the petition made
by the Fifth Avenue Association to install a jacuzzi in their parking lot,
adjacent to the Durant pool.
The installation of the jacuzzi will alleviate the current problem at the
Durant of Fifth Avenue guests using ( i.e.-crashing) our tub. The Durant has
successfully shared the pool, which is on our property, with the Fifth Avenue.
However, due to the size and location of our jacuzzi, a similar arrangement is
not feasible.
In addition to our personal reasons outlined above, we wish to comment
that a jacuzzi is an amenity that is expected by a prospective guest at a
quality property in Aspen. Since we are all most interested in the image of
our town in the current competitive resort market in Colorado and the West, we
must take advantage of every chance to improve the guest's image and memory of
his Aspen vacation. The added beauty and convenience of a Fifth Avenue
jacuzzi is a positive step in this direction.
Diann E. Brennan
JEB/tb
cc: Mr. Lee Miller, CRMI
~
--
Philip R. Moore
718 S. Galena St.
Aspen, Colorado 81611
October 15, 1985
Remo Lavagnino
City of Aspen
Board of Adjustment
130 S. Galena Street
Aspen, Colorado 81611
RE: Fifth Avenue Jacuzzi
To Whom It May Concern:
This letter is being written because of the Fifth Avenue
Condominiums request for a zoning variance in order to build a
jacuzzi on Fifth Avenue Premises.
As president of the Durant Condominium Association, we
favor construction of the jacuzzi for the following reasons:
1. It will not cause any hardship to us as a neighbor-
ing property owner.
2. It will improve the guests image of his Aspen stay.
3. It is an expected amenity in today's condominium
hotel market.
4. This installation will help insure that Fifth
Avenue guests are not "crashing" the Durant
jacuzzi, as they have done in the past.
Sincerely,
~~f2 ~C~
Philip R. Moore
PRM/hjl
cc: Lee Miller
~.
.,
TOBEY FINANCIAL PLANNING
Writers' Five, Suite 1110
1873 South Bel/aire
Denver, Colorado 80222
(303) 691-5074
Robert W. Tobey
Certified Financial Planner
October 11, 1985
Remo Lavagnino
City of Aspen Board of Adjustment
130 S. Galena Street
Aspen, Colorado 81611
Subject: Jacuzzi for Fifth Avenue
Apartments
Dear Mr. Lavagnino:
As an owner of a Durant Condominium, I favor approval of a jacuzzi
at the Fifth Avenue Apartments. I understand a variance is required to
allow this.
As a neighboring property owner, I feel this variance is desirable
because:
1. It will improve the guests' image of their Aspen stay.
2. It is an expected amenity in today's Condominium hotel market.
3. This installation will help insure that Fifth Avenue guests
are not "crashing" the Durant jacuzzi.
Thank you for your consideration of
RWT/el
r-'
. ~- ~j-
./
,
C&M CORPORATION
680 Kasota Avenue, Minneapolis. Minnesota 55414 (612) 623-JJ11
,
October 11, 1985
Reno Lavagnino
City of Aspen PDard of Adjustment
130 S. Galena Street
Aspen. CO 81611
Dear Sir:
I have been an owner of unit #101, Fifth Avenue for 15 years. I have
done extensive traveling around different ski areas throughout the
country, and have watched the Aspen area steadily slide downward as
far as having a competitive edge for rentals and attracting new
visitors to the area.
As you are aware, the Fifth Avenue is very unique and one of the very
first condaninium projects in Aspen. ~ feel that we definitely have
a canpetitive marketing edge by having such a unique project, but as
far as amenities go, we are hampered by the inability to put in a
jacuzzi which is a very desired amenity that other projects have
today. It would improve our image with our rental guests and the
overall image of the project to have this, and I do not feel this
would effect our green space at all. I strongly urge you to support
and approve our original plan of installing our jacuzzi next to the
pool.
Sincerely,
~.fl/~
owner of Unit #101
cc: Lee Miller
Condaninium Rental Management
GSH/nmb
~.
//~
r~
TIPPLE LODGE
p, 0, Box 147
Aspen, CO 81612
(303) 925-3764
11 OCT 85
Remo Lavagnino
City of Aspen Board
130 S. Galena
Aspen, CO 81611
of Adjustment
RE: Fifth Avenue Condo-
miniums Jacuzzi
Dear Board of Adjustment:
I understand that the Fifth Avenue Condominiums is
requesting a variance in order to construct a jacuzzi.
a neighbor, and I am engaged in the lodging business.
I am
I hope you will look favorably on this request. The pro-
posed amenity is one guests have come to expect, and this is
the type of upgrading that should be encouraged in the
lodging community.
Sincerely,
Y7?~ V 1~!/lL<.;
Mary I. Faulkner
Owner
,
----
,;=-
MGI CORPORATION
October 18, 1985
Rerna Lavagnino
City of Aspen Board of Adjustment
130 S. Galena Street
Aspen, CO 81611
Dear Mre Lavagnino:
As a property owner at the Fifth Avenue Condominiums, I am writing
to you requesting that a zoning variance be granted for the
installation of a jacuzzi at the Fifth Avenue Condominiums.
This installation will cause no hardship on the property owners
and in fact will improve a guest's image of his Aspen stay, as
a jacuzzi is an expected amenity in today's condo/hotel market.
In view of these facts, I am requesting that the Board vote in
favor on the variance.
Thank you for your consideration in this matter.
V:ry t:u1y yours, ~
L~J{C~uW
Walter M. Glass
:mjg
300 N, STATE STREET
MARINA CITY OFFICE BUILDING
CHICAGO, ILLINOIS 60610
(312) 644.4500
~
.=-
'Dick:J cRandall
22348 REGNART ROAD
CUPERTINO. CALIFORNIA
95014
September 23. 1985
THE CITY OF ASPEN BOARD OF ADJUSTMENTS
130 South Galena Street
Aspen. Colorado 81611
Re: Case #85-20
To All Members of the Board of Adjustments:
As an owner of a condominium unit at the DUrante Condominiums,
I urge your favorable consideration to the variance to permit
an eight foot diameter jacuzzi in existing open space at the
Fifth Avenue Condominium.
In my opinion this is a good use within the open space area
since it allows the owners and guests of the Fifth Avenue
Condominium better utilization of the open space without
negatively impacting the vista. or air space, and generally
enhances the development's utility. and enjoyment.
Your approval would be representative of better land and space
use.
Sincerely,
(--0 ...A
Dick J. Ran
Durante 5-C
7aQQ
~f
Ke"in <:. <:roke
'''EST 1i'" /\\/I::I'dllf
AtlQ rQ" 'i'Hlr-cT
POeT Qrne[ Bel: 23~9
OctJVER, ~gbeW""'n $lQZOl
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NOTICE OF PUBLIC BEARING
Case 185-20
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED 'ZONING OR USE VARIANCE
DESCRIBED BELCM:
Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a
public hearing will be held in the Council 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 24,
Official Code of Aspen. All persons affected by the proposed variance
are invited to appear and state their views, protests or obj ections.
If you cannot appear personally at such meeting, then 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 decidi~g
whether to grant or deny the request for variance.
The particulars of the hearing and of the requested variance are as follows:
Date and Time of Meeting:
Da,te:
Time:
October 3, 1985
4:00 pm
Owner for Variance:
l\p,pellant for Variance:
Name:
Fifth Ave. Condominium
Same
Address: c/o Lee Miller
747 S. Galena
Aspen, CO 81611
Location or description of property:
Location:
Description:
747 South Galena, Aspen, CO
Lots 11 and a portion of Lot 12, Anthony Acres Subdivision
Variance Requested: a variance to permit an 8 foot diameter jacuzzi in
existing open space. Property is located in the L-2 zoning category (section
24-3.4 Area and Bulk requirements) requires 25% open space. Applicant is
requesting a variance to set a hot tub in the open space, reducing it.
Property is already below the 25% minimum open space requirement.
Duration of Variance: Permanent
Will aDDlicant be represented by counsel:
Yes:
x
No:
The City of Aspen Board of Adjustment
130 South Galena Street, Aspen, Colorado 81611
Remo Lavagnino, Chairman Kim Wilhoit, Deputy City Clerk
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MEK>RANOOM
TO:
Aspen Board of Adjustment
FROM:
Alan Richman, Planning Office
~
RE:
Pools in Open Space
DATE:
October 29, 1985
---------------------------------------------------------------------
----------------------------------------------------------------------
I SlXlke with Remo Lavagnino yesterday, who asked that I write you a
memo stating our feelings regarding the placement of PJols, jacuzzis
and similar amenities in required open space for lodges. Following is
my response to hi s request.
The Planning Office first became a~lare of a problem with regard to
pools in open space about one year ago. At that time we were review-
ing reconstruction/expansion plans for the Nugget Lodge, now known as
the Hotel Aspen. Gideon Kaufman pointed out to us that with the 35%
open space requirement in the L-3 zone and the definition of open
space in Section 24-3.7 (d), a developer must maximize heights in order
to achieve even a minor expansion.
I presented the attached memo to P&Z suggesting that a code amendment
be initiated allowing pools and other recreation areas in required
open space in the L-3 zone by review. P&Z supported this request, but
due to staff turnover, we have as yet been unable to implement this
idea.
This past summer I became aware of the problem being experienced by
Fifth Avenue Condominiums with respect to this code provision. In my
conversations with the owners, I expressed conceptual support for what
they wanted to accomplish, and indicated that the Planning Office
would be taking forward a code amendment consistent with their request
in the near future. In our opinion, a pool or other recreation area
is one of the most usabl e forms of open space which can be pI aced on a
property. If properly designed, it has no effect on the ability of
light and air to penetrate the site, and need not impede pedestrian
circulation. Therefore, we feel that with proper review, it is most
appropriate for this use to occur in conjunction with open space not
just in the L-3, but also in the L-l or L-2 zones.
Based on these conclusions, we have determined that it is appropriate
to initiate a code amendment at this time. I attach for your review a
draft copy of the proposal which we will be taking before the P&Z at a
public hearing scheduled for December 3. In the meantime, we have no
problem with the Board of Adjustment granting the applicant's request,
using the criteria in the attached proposal, as appropriate. Obvi-
ously, this recommendation of ours would be conditioned upon a finding
by the City Attorney that you are within your powers to grant the
requested variance.
AR.43
,
MEMORANDUM
TO:
Aspen Planning and Zoning Commission
FROM:
Alan Richman
RE:
Discussion of Open Space Requirements as Applied to Lodges
DATE:
October 16, 1984
======================================================================
Gideon Kaufman has asked that we look at our open space requirements
as they apply to construction and reconstruction of lodges. Specif-
ically, Gideon feels that given our definition of open space, a 35%
requirements is excessive as applied to reconstruction of existing
lodges in the L-3 zone and forces an owner to maximize the height of
the structure to achieve an FAR expansion.
I attach for your review a copy of the current regulations for open
space, as contained in Section 24-3.7 (d) of the Code. Gideon's
complaint is that the definition of open space specifically excludes
"swimming pools and other recreation areas" from open space calcu-
lations. He feels that this limitation places a particular hardship
on L-3 lodges for the following reasons:
1. The open space requirement in the L-3 zone is 35%, while
that in the L-l and L-2 districts is only 25%.
2. Many existing lodges in the L-3 zone already contain swimming
pools in an outdoor "courtyard" setting. For some of the
lodges, this is their principal quest amenity, and therefore,
one which their desire to retain.
3. From a practical standpoint, the reconstruction of the Nugget
Lodge has demonstrated that in order to expand an existing
lodge on Main Street, the applicant must either remove the
swimming pool or increase the h ei ght of the s tr uct ure in
or der to meet the open space requirement. In most cases,
the result will be a taller building which covers only about
50% of the lot, with the swimming pool covering another 10-
15% of the lot.
There is a good deal of logic to the arguments advanced by Gideon. I
liken this problem to the one addressed by subparagraph (8) of Section
24-3.7 (d). In that instance, the Planning Commission is given the
power to allow the use of open space for a restaurant if said use is
consistent with open space purposes and if no structures are buil t in
this space. I suggest that similar language be created to permit the
Planning Commission to allow by special review swimming pools and
other recreation areas in L-3 lodges to be located in required open
space areas. The special review could take place concurrent with the
special review for the FAR increase in the L-3 zone district, and
therefore would not add any additional review steps to these develop-
ments. Should you agree with this recommendation, your proper motion
would be to move to sponsor a code amendment to this effect, to be
brought before the P&Z following required notice in the newspaper.
~
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-
I U-3.7
ZONING
i 24-3,7
(d) Open space requirements, For purposes of'satisfying
this requirement, open space shall be defined as a
portion of a building site. one side of which shall be
open to the street unobstructed from ground level to
sky with the exception of permitted architectural
projections above ground level and which space shall
not be used for storage, swimming pools and other
recreation areas,_trash area, rear access area, parking_( Q..,<.ltrl.: AS <;\'<t.c.\~'c,,'\,-\ "
or structures of any nat~e. except fountains, path- o......~.:u. h... ,~ ",;",&"..,,,""'1'
ways, fences and landscapmg: 'lo "\
(1) The minimum frontage of the open space which is C....l <'ooe. ..>) )
open to the street shall be one. half of the
dimension of that side of the building site, or one
hundred (100) feet, whichever is less.
(2) The minimum depth of the open space which is
open to a street shall be ten (10) feet measured at
right angles from the front lot line.
(3) Required open space shall not be more than four
(4) feet above nor more than ten (10) feet below the
existing grade of the street which abuts the open
space.
(4) In the event that the City of Aspen shall have
adopted a trail plan incorporating mid-block
pedestrian links, any required open space must, if
the city shall so elect, be applied and dedicated for
8uch use
(5) Prior to issuance of a building permit, the building
inspector shall require site plans and drawings of
any required open space area, including a
landscaping pll\.n, to insure compliance with this
section.
(6) Whenever the landscaping required herein is not
maintained, the building inspector, after thirty
(30) days' written notice .to the owner or OCCUPlLIlt
of the property, may revoke the certificate of
occupancy until said parties comply with the land-
scaping requirements of this section.
(7) No area of a building site designated 88 required
open space under this section shall be used for
any commercial activity, including, but not by way
of limitation, the storage, display and merchandis-
ing of goods, provided, however, that the prohibi-
tions of this subsection shall not apply when such
use is in conjunction with pennitted commercial
activity on an abutting right-of-way.
(8) The prOV1SlOns of subparagraph (7) above notwithstand-
ing, required open space may be used for commercial
restaurant use if, on review, the planning commission
shall determine that such use not be in derogation of
the purposes of the open space requirements of this
section; provided, however, that nothing herein shall
be construed to permit the construction of structures
prohibited by this section in designated open space
areas.
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