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Home My WebLink Aboutlanduse case.boa.617W-Main-No.Case.# r.-...."" APPEACWTO BOARD OF ZONING ADJUSTHtNT CITY OF ASPEN DATE f/V.rcJ CASE NO. APPELLANT 6/7 t.J, H/I/N S7As<</~s- ADDRESS % ;(:lr/,.}-.;{CY)(,;iI,!/ SI;A)p~ ' PHONE %R(c//v f,;r;- k7jj OWNER ~;17'Y7~ ADDRESSS{M~ LOCATION OF PROPERTY /dti (?r~ h/oPkdr/C-Z; o-l'As:&.d , r b/7 W- !j,/N S~ I Street & Number of Subdivision Blk. & lot No. Building Permit Application and prints or any other pertinent data must accompany this application, and will be made part of . CASE NO. THE BOARD WILL RETURN THIS.APPLICATION IF IT DOES NOT CONTAIN ALL THE FACTS IN QUESTION. DESCRIPTION OF PROPOSED EXCEPTION SHOHING JUSTIFICATIntIS: .~~~ 4Mr/~ //r~ ~CU~GA/1 . Will you be represented by counsel? PROVISIONS OF THE ZONING ORDINANCE REQUIRING rHE BUILDING INSPECTOR TO FORWARD THIS APPLICATION TO THE BOARD OF ADJUSTMENT AND REASON FOR NOT GRANTING: Application is made for a variance to permit an office building to exceed the height limit. The proposed office building will be 30 feet high whereas the maximum permitted height is 25 feet. Sec. 24-3.4 Area and Bulk Reg~~o~~nts 0 Office district. and Sec. 24-3.7 (g) Height pro-COUNTY TR~ ." visions. ~.. 1[ r" ~.. " . /--.",:",".- 'j ~: :i cl___ ..u3C~2[' , : L AUG .0 198(; 1/0 0 () . "'j ~ ,. ~ ...\.. ' ASPEN. COLORADO 8 t ~-; :~.:J Status ~ . ~ " Signed " ~~ . . PERMIT REJECTED, DATE APPLICATION FILED DECISION DATE IF HEARING SECRETARY DATE MAILE9.. - " """-' JI" APPEAL TO THE BOARD OF ADJUSTMENT To: From: Re: City of Aspen Board of Adjustment 617 West Main Street Associates (Applicant) Real property located at Lots C and D, Block 25, City and Townsite of Aspen July 25, 1980 Date: Dear Members of the Board of Adjustment The Applicant hereby appeals from the decision of the City of Aspen Building Inspector concerning the interpre- tation of the character of the roof to be constructed on a building for which a building permit has issued, to be located on the above-described real property. In the al- ternative, in the event the Board of Adjustment affirms the interpretation of the City Building Inspector concerning said roof design, the Applicant requests a variance to exceed the present twenty-five foot height limitation by an additional five feet. The property is located in the 0 - Office Zone which has a twenty-five foot height limitation. According to Section 24-3.7(g) "Height Provisions", the height of a building with a flat or Mansard roof is measured from the natural undisturbed ground slope of the property to the top of the flat or Mansard roof. If a roof has a gable, hip, gambrel or similar pitched roof, the height is measured from the natural undistrubed ground slope to the midpoint between the eaves and ridge of such pitched roofs, provided that the peak of such pitched roofs may not exceed five feet above the specified maximum height limitation. The Applicant and the Building Inspector agree that the roof for which a building permit was issued is a pitched roof and therefore that the height of the roof from natural ground slope to top of the ridge is lawfully thirty feet. However, the placement of skylights within and below the ridge of the roof, according to the Building Inspector, changes the nature of the roof from a pitched roof to a flat or Mansard roof and therfore the Building Inspector has determined that the skylight placement requested by the Applicant would cause the building to unlawfully exceed the twenty-five foot height limitation. It is the Applicant's position that the placement of the skylights which are below the ridge line of the roof and not visable from public view does not change the character of the roof from that of a pitched roof entitled to exceed the twenty-five foot limitation by an additional five feet. Attached as exhibits are building plans for the roof. Exhibit A is a copy of the plan sheet for the roof which was approved by the Building Inspector as a pitched roof and for which a permit has been issued. Attached at Exhibit B is a copy of the roof plan preferred by the Applicant but which is interpreted by the Building Inspector as creating a flat or Mansard roof and therefore not able to exceed the twenty-five foot height limitation. The plan preferred by the Building Inspector has skylights approximately three and one-half feet below the ridge line of the roof and angled into the center ceiling joists of the building in a manner which will certainly create water leakage and drainage problems as well as additional expense for elaborate framing and drain detailing. This creates a functional hardship to the Applicant as well as very poor construction design. The plan shown at Ex- hibit B would have the skylights recessed approximately one , . -'" 'Io._~.. ....., and one-half feet below the pitch of the roof and only slightly angled to mitigate drainage problems. There is absolutely no difference in the exterior elevations of the building between Exhibit A and Exhibit B. Unfortunately, there is no specific guidance given in the zoning code other than that set forth at 24-3.7(g). The Building Inspector is not applying guidelines or standards for his determination and in that regard his decision is arbitrary and not supported by provisions of the zoning code. For these reasons the Applicant presents its appeal to the Board of Adjustment. It is clear that the roof itself, as viewed from its exterior elevations is considered by the Building Inspector to be a pitched roof. Therefore, without citation to some provision of the zoning code to the contrary, a pitched roof does not become a flat roof merely by the placement of skylights below the ridge line of the roof and on a visually screened and slightly angled hori- zontal plane. Therefore, the Applicant respectfully requests that the Board of Adjustment reverse the decision of the Building Inspector that placement of the skylights as shown on Exhibit B attached hereto changes the roof shown on Ex- hibit A attached hereto from a pitched roof to a flat roof and thus, determine, to the Applicant's benefit, that the roof shown on Exhibit B is, in fact, a pitched roof for purposes of the height provisions set forth at Section 24- 3.7 (g). In the alternative, if the Board finds that the Building Inspector's determination that the roofline shown at Ex- hibit B is, in fact, a flat roof, then, the Applicant re- spectfully requests the Board of Adjustment to grant a variance from the twenty-five foot limitation to permit Applicant to exceed said height limitation by an additional five feet. As the facts in the first section of this request indicate, the twenty-five foot height limitation creates practical difficulties and unnecessary hardships on the Applicant due to the unique and functionally impractical roof design required by the Building Inspector for his determination the roof is a pitched roof. The Applicant would be required to either adopt the difficult and non- functional roof design shown on Exhibit A attached hereto, or reduce the building height by five feet. Due to the small size of the Townsite lots on which this building is to be placed, the various parking requirements and other setback and floor area ratio restrictions, this additional requirement of lowering the height of the roof line will deprive the Applicant of his substantial property rights enjoyed by other properties in the same vicinity and zone but denied this property because of the arbitrary deter- mination by the Building Inspector concerning the character of the roof line. In addition, the Applicant would be required to seek Historic Preservation Committee approval for a lower roof line and, would be subject to the present moratorium on Historic Preservation Committee approvals in the Main Street area. This creates an extreme hardship on the Applicant whose construction is already underway. The granting of the variance will not adversely affect the general purpose of the comprehensive general plan, impact the character and quality of the neighborhood or violate any provisions of the zoning ordinance or the Historic Preser- vation Committee approvals previously obtained. -2- ,(11'-"" '""' .' " .,<....., For the foregoing reasons, the Applicant respectfully requests the Board of Adjustment to grant the variance requested to exceed the present twenty-five foot limitation by an additional five feet. Respectfully submitted, SACHS, KLEIN & SEIGLE By /. o / /// / / ,/~/" //"'/ // /...c / /~; ./''/..i';t:-----. ~,/)/ Herbert" S. 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