HomeMy WebLinkAboutlanduse case.boa.Crestahaus Lodge.010-73
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"""'APPEAL TO BOARD OF ZONING ADJU~IENT
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CITY OF ASPEN
IWl 30-73
27918' ..... *10.0,1
2~ 1173
Case No. 73-10
Address Cr-es+a-~ L~
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Owner $~0 Address
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Location of Property-{ "L.t ~/.J;jo<-k.l'/, R,,,....r'~...u.:{:!:.~~. e......., N 70. :.3,. IN 4~',7f<d:
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Building Permit application and prints or any other pertinent data
must accompany this application, and will be made a part of
Case No. --:]'3- 10
The Board -"ill return this application if it docs not contain all the
facts in question.
Description of pro1.,osed exception sh~ing justification: /,..
14 ~d...t.~ LoJS"- -e...... -k~ ~"../ .;., r~ 1'I7~ f:-- AI,. G.....:i.. .M"1~r ./
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(Provisions of the Zoning Ordinance :t;equiring the Building Inspector
to fOr~lal"d this application to the Board of Adjustment End reascm
for not granting permit. APPLICATION IS MADE FOR A BUILDING PERl-lIT TO
MOVE A FACTORY BUILT HOME ON THE CRESTAHAUS PROPERTY. The Crestahaus is
a non_conforming use since lodges are not permitted in the R-lS District.
A non_conforming use of land or of a building or of any portion thereof
shall not be extended. Sec 24-l0(e) "Extensions".
Chief_ Building_.!n~r:.:~_~ _~... .
SLatus Cl .S~2118.
. ayt H. Meyr~ng
Permit rejected date
Decision
Date
^pplication Hied Date of Hearing
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1973
MEMORANDUM
TO: MEMBERS OF THE BOARD OF ADJUSTMENT
FROM: SANDRA M. STULLER, CITY ATTORNEY
SUBJECT: BALKE ADDITION OF PRIVATE RESIDENCE TO CRESTAHAUS
PROPERTY.
Gen tlemen:
Pursuant to your request I am submitting a summary of my
thinking on the Balke proposal to place on the Crestahaus pro-
perty a residence for Professor Balke and his wife. My under-
standing of the factual background is as follows:
Guido Meyer is the former owner of the complex who, without
a variance, added to the facility while a nonconforming structure,
without a variance. Mr. Balke has purchased the area, under an
installment purchase agreement (in which the deed is kept in
escrow until all payments are made, several years hence) and,
consequently Mr. Balke is not yet the record owner now able to
transfer parcels or to subdivide. Balke wishes to build a resi-
dence on the site from which, he guarantees, he will not operate
the lodge. The density would allow this structure and it is
in conformity with the present zoning. It is Balke's intention
to eventually convert the premises into a health center which
might be permissible as a conditional use. It is obvious that
in the event permission for such use is given, Balke will be the
resident physician and chief administrator of the program. Until
that time Balke's son will run the lodge and live in it with his
family.
The basic issue is whether the placement of the residence on
the lot constitutes an extension of a nonconforming use. If it
does, a variance is needed and hardship, practicable difficulty,
or other support for a variance must be demonstrated. If it is
not in fact an extension of a nonconforming use, no variance is
called for and the zoning laws, as they now stand, would allow
the intended residence.
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Memo to Members of the Board of Adjustment
July 5, 1973
Page 2
As I noted earlier, I do not believe that the existing
violation should involve the discussion of this matter. The
procedure to be followed to abate the violation is for the
city, through the city attorney's office, to enjoin or abate the
use via an order from the municipal court, all as provided in
Section 24-l4 of the Municipal Code. However, this does not
preclude the Board from requesting cooperation from the Balkes
in eliminating the use without action on the part of the city.
* * * * * * * * * * * * * * * * * * * * * * *
General Principles
The relevant provisions of the Code are as follows:
"Section 24-l0 Nonconforming Uses. Except as provided in
this section, the lawful use of any building or land existing
at the time of enactment of this section, or of any amendments
to this chapter, amy be continued even though such use does not
conform to the requirements of this Chapter....... (e) Extensions:
A nonconforming use of land or of a building or of any portion
thereof shall not be extended.. ... (d) Change in use: A noncon-
forming use shall not be changed to a use of a lower or less
restrictive classification; such nonconforming use may, however,
be changed to another use of the same or higher classification."
Public policy and the spirit of zoning measures are to
restrict and not to increase nonconforming uses. In fact, the
public intention is their eventual elimination. Zoning ordinances
should not be given an interpretation which would permit an
indefinite continuation of the use. Generally speaking. a noncon-
rorming use is limited to the area it covers at the time of the
zoning change and a nonconforming user does not necessarily have
the right to expand his operations or facilities to the boundaries
of the property existing at the time of rezoning. As the Colorado
Supreme Court said in Wasinger v Miller, 388 P2d 250. (Jan. 1964).
a landowner connot legltlmately expand the ground area of his
business operation beyond the land used at the time of the re-
zoning. A right to continue a nonconforming use is not limited
to the person who owned the property at the time of a rezoning
and such right passes to subsequent purchasers. An "existing
use" which will not be affected by a subsequently enacted zoning
ordinance means the utilization of the premises so that they are
known to be employed tor a glven purpose, without regard to the
amount and continuity of the business transacted.
As stated in "Zoning changes, repairs, replacements in
continuation of nonconforming use," 87 ALR 2d4, whether the
addition to a nonconforming use of a different use is permis-
sible depends on:
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Memo to Members of the Board of Adjustment
July 5, 1973
Page 3
1. Whether the use is incidental too or indepen-
dent of the existing use;
2. Whether it will, in fact, result in an unautho-
rized enlargement of the nonconforming use;
3. Its effect on the neighboring property owners;
4. Whether the added use was one of a higher or
lower classification.
As Applied to This Matter
It is my conclusion that the proposed use is not an extension
of a nonconforming use IF IT IS NOT USED BY MR. BALKE AS AN
ADJUNCT TO THE OPERATI ON OF THE LODGE.
The use that is nonconforming is the operation of a lodge.
If the operation is expanded by Mr. Balke's tak1ng reservat10ns
doing his bookkeeping, doing promotion, etc., out of the resi-
dence, he is in fact extending the nonconforming use. If he
assures you to your satisfaction that he will not engage in these
activities, no variance is required. If the use is changed to
a health center with (the Board's permission, as a conditional
use) and the residence is used to house the resident physician
(Mr. Balke) which will in fact be the case, then we will have an
extension of a then conforming use, which is acceptable.
Consequently, if the residence is not, at this time, used
incidentally to the operation of the lodge, the addition of a
higher use (residential) which is conforming (which it is) and
which in fact cannot adversely affect the neighborhood, is
not prohibited and does not require the issuance of a variance.
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APPEAL TO BOARD OF ZONING ADJUSTMENT
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CITY OF ASPEN
!WI 30-73
21918' ****10.00
Date Ma.'(clN 2~ ,117~
Case No.
73-/0
Appellant ])\- r:,YV\..o\10 })wl{<...,..o
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(Street & Number of Subdivision Block & Lot No.)
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Building Permit application and prints or any other pertinent data
Owner
must accompany this application, and will be made a part of
Case No.
1'3- 10
The Board will return this application if it does not contain all the
facts in question.
Description of proposed exception sh~ing justification: -t..
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~rovisions of the Zoning Ordinance requiring the Building Inspector
to fonlard this application to the Board of Adjustment and reason
for not granting permit. APPLICATION IS MADE FOR A BUILDING PERMIT TO
MOVE A FACTORY BUILT HOME ON ~HE CRESTAHAUS PROPERTY. The Crestahaus is
a non-conforming use since lodges are not permitted in the R-IS District.
A non_conforming use of land or of a building or of any portion thereof
shall not be extended. Sec 24-10(e) "Extensions". .
_~hiefs~~~~~in~.::nspe~tor ~^~~_
Clayt~ 1f.~1.Pe"'y'li~g \J '~
Decision Date
Permit rejected date_
Application fU.ec1
Date of He a ring______.________
Mailed
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NOTICE OF PUBLIC HEARING
Case No.
73-10
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE
VARIANCE DESCRIBED BELOW:
Pursuant to the Offi~ial Code of Aspen of June 25, 1962, as amend-
ed, 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 Resolution, Title XI, 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 con-
sideration 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:
April 12, 1973
3:00 p.m., City Council Chambers, City Hall
Name and Address of Applicant for Variance:
Name: Dr. Bruno Balke, Crestahaus Lodge, Box 630, Aspen, Colorado
Address:
Location or description of property:
Location:
Description:
See attached
Variance requested:
Extension of a non-conforming building.
Duration of Variance: (Please cross out one)
;r~H~x
Permanent
THE CITY OF ASPEN BOARD OF ADJUSTMENT
BY
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Chairman by Leg
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RECORD OF PROCEEDINGS
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Aspen Board of Zoning Adjustment
April 12, 1973
Smith moved to grant the variance as requested to permit the issuance of a
building permit for Lot 18, Block 2 Snowbunny Subdivision which contains
14,644.3 sq. ft. because the special conditions and circumstances did not
result from the actions of the.applicant and the granting of this variance is
essential to the enjoyment of a substantial property right enjoyed by other
properties in the same vicinity aBd zone, but denied the subject property
because of the special conditions. Seconded by Lavagnino. Roll call vote ~
Paterson aye; Lavagnino aye; Colestock aye; Smity aye; Dukes aye. Motion
carried.
CASE NO. 73-10 CRESTAHAUS
Chairman Dukes opened the public hearing, reQuest to construct a modular
home as a residence on the property. Lodge is a non-conforming building.
Board reviewed the previous case dated April 22, 1971, whereby previous owner
did not receive a variance for a building which was moved on the property.
Illegal building still existing.
Letter from Mary Carney was read objecting to the variance, telephone message
read from Walter Duson relating to the property line dispute. Representative
stated the surveyors are working on thax problem which amounts to l' to 10'
difference.
Fred Lane stated he objected to the variance on the grounds the previous
variance denial has not been rectified and two believe in open space in the
area.
Ellen Harland stated the new owner should be informed of the status of the non-
conforming building and feel before another variance is considered the previous
variance should be taken care of. Do not object to a home on the land would
rather see the living quarters added onto the existing building.
Helen'Harland stated her property is adjacent and is lower than the Crestahaus
property and this additional building will block her in. Object to the
building going in there based on the existing violation and the need for open
space in the area.
Doug McCoy stated he had no objection to a residence, concerned with the
building architectually.
Fred Smith suggested the applicant subdivide to provide for the residence.
Chairman Dukes closed the public hearing.
Board discussed with the applicant withdrawal on the case or tabling the case
in order that a legal opinion be obtained relating to the existing violation.
Applicant agreed to tabling of the case.
Smith moved to table this case until advise has been received from the City
Attorney on the status of the building moved onto the property and considered
April 22, 1971, Case No. 71-5 by the Board of Adjustment. Seconded by Lavag-
nino. Roll call vote - Paterson aye; Lavagnino aye; Colestock abstain; Smith
aye; Dukes aye. Motion carried.
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aspen ,C
PEN
box v
July 5, 1973
MEMORANDUM
TO: MEMBERS OF THE BOARD OF ADJUSTMENT
FROM: SANDRA M. STULLER, CITY ATTORNEY
SUBJECT: BALKE ADDITION OF PRIVATE RESIDENCE TO CRESTAHAUS
PROPERTY.
Gen t lemen:
Pursuant to your request I am submitting a summary of my
thinking on the Balke proposal to place on the Crestahaus pro-
perty a residence for Professor Balke and his wife. My under-
standing of the factual background is as follows:
Guido Meyer is the former owner of the complex who, without
a variance, added to the facility while a nonconforming structure,
without a variance. Mr. Balke has purchased the area, under an
installment purchase agreement (in which the deed is kept in
escrow until all payments are made, several years hence) and,
consequently Mr. Balke is not yet the record owner now able to
transfer parcels or to subdivide. Balke wishes to build a resi-
dence on the site from which, he guarantees, he will not operate
the lodge. The density would allow this structure and it is
in conformity with the present zoning. It is Balke's intention
to eventually convert the premises into a health center which
might be permissible as a conditional use. It is obvious that
in the event permission for such use is given, Balke will be the
resident physician and chief administrator of the program. Until
that time Balke's son will run the lodge and live in it with his
family.
The basic issue is whether the placement of the residence on
the lot constitutes an extension of a nonconforming use. If it
does, a variance is needed and hardship, practicable difficulty,
or other support for a variance must be demonstrated. If it is
not in fact an extension of a nonconforming use, no variance is
called for and the zoning laws, as they now stand, would allow
the intended residence.
Memo to Members of the Board of Adjustment
July 5, 1973
Page 2
As I noted earlier, I do not believe that the existing
violation should involve the discussion of this matter. The
procedure to be followed to abate the violation is for the
city, through the city attorney's office, to enjoin or abate the
use via an order from the municipal court, all as provided in
Section 24-l4 of the Municipal Code. However, this does not
preclude the Board from requesting cooperation from the Balkes
in eliminating the use without action on the part of the city.
* * * * * * * * * * * * * * * * * * * * * * *
General Principles
The relevant provisions of the Code are as follows:
"Section 24-10 Nonconforming Uses. Except as provided in
this section, the lawful use of any building or land existing
at the time of enactment of this section, or of any amendments
to this chapter, amy be continued even though such use does not
conform to the requirements of this Chapter....... (e) Extensions:
A nonconforming use of land or of a building or of any portion
thereof shall not be extended.. .., (d) Change in use: A noncon-
forming use shall not be changed to a use of a lower or less
restrictive classification; such nonconforming use may, however,
be changed to another use of the same or higher classification."
Public policy and the spirit of zoning measures are to
restrict and not to increase nonconforming uses. In fact, the
public intention is their eventual elimination. Zoning ordinances
should not be given an interpretation which would permit an
indefinite continuation of the use. Generally speaking, a noncon-
Iorming use is limited to the area it covers at the time of the
zoning change and a nonconforming user does not necessarily have
the right to expand his operations or facilities to the boundaries
of the property existing at the time of rezoning. As the Colorado
Supreme Court said in Wasinger v Miller, 388 P2d 250, (Jan. 1964),
a landowner connot legltlmately expand the ~ound area of his
business operation beyond the land used at the time of the re-
zoning. A right to continue a nonconforming use is not limited
to the person who owned the property at the time of a rezoning
and such right passes to subsequent purchasers. An "existing
use" which will not be affected by a subsequently enacted zoning
ordinance means the utilization of the premises so that they are
known to be employed tor a glVen purpose, without regard to the
amount and continuity of the business transacted.
As stated in "Zoning changes, repairs, replacements in
continuation of nonconforming use," 87 ALR 2d4, whether the
addition to a nonconforming use of a different use is permis-
sible depends on:
Memo to Members of the Board of Adjustment
July 5, 1973
Page 3
1. Whether the use is incidental too or indepen-
dent of the existing use;
2. Whether it will, in fact, result in an unautho.
rized enlargement of the nonconforming use;
3. Its effect on the neighboring property owners;
4. Whether the added use was one of a higher or
lower classification.
As Applied to This Matter
It is my conclusion that the proposed use is not an extension
of a nonconforming use IF IT IS NOT USED BY MR. BALKE AS AN
ADJUNCTTO THE OPERATION OF THE LODGE.
The use that is nonconforming is the operation of a lodge.
If the operation is expanded by Mr. Balke's taklng reservatlons
doing his bookkeeping, doing promotion, etc., out of the resi-
dence, he is in fact extending the nonconforming use. If he
assures you to your satisfaction that he will not engage in these
activities, no variance is required. If the use is changed to
a health center with (the Board's permission, as a conditional
use) and the residence is used to house the resident physician
(Mr. Balke) which will in fact be the case, then we will have an
extension of a then conforming use, which is acceptable.
Consequently, if the residence is not, at this time, used
incidentally to the operation of the lodge, the addition of a
higher use (residential) which is conforming (which it is) and
which in fact cannot adversely affect the neighborhood, is
not prohibited and does not require the issuance of a variance.
_."~.,- ,
TAX NOTICE
PITKIN COUNTY TREASURER'S
P.O.BOX 150
ASPEN, COLORADO 816
MEYER, GUIDO PAUL I-Bt
BOX m 1'7'1't A.#
ASPEN, COLORADO B!6rr rw{JV-
,.
A TRACT OF LAND LYING IN THE RIVERStnt
ADDITION, ASP8N, COLORADO, BEING MORE
FULLY DESCRIBED AS FOLLOWS:
ALL OF BLOCK 21 LYING EAST OF THE
"FOLLOWING DE:!'\CRIBED LINE: ,
BEG AT A POINT ON THE NORTHWEST LIWZ
OF VICK AVENUE WH THE SASTERLY CORNER
OF LOT 8, BLOCK 21, RIVERSIDE ADDITION
BEARS NORTH 750 30' EAST 235.7 FEET;
-TH NORTH 100 09' WEST 226.81 FT; TB NO~
TH 370 41' E 120 FT MORE OR LESS TO
THE SOUTH RIGHT OF WAY LINE OF COLO-
RADO HIGHWAY NO 82; AND ALL STREETS,
ALLEYS, AND PARKWAYS LYING EAST OF SAID
-LINE AND BETWEEN COLORADO HIGHWAY ,
NO 82 AND VICK AVENUE. SAID TRACT
CONTAINS 1.20 ACRES MORE OR LESS.
BOOK 193, PAGE 27, PITKIN COUNTY
RECORDS.
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July 10, 1973
MS. Sandra Stuller
City Attorney
City of Aspen
Aspen, Colorado 81611
RE: Crestahaus - Non Conforming Use, Dr. Balke
Dear Sandy:
rl With regard to our conversation concerning Dr. Balke's appli-
I~ cation for a building permit for a house on the property on which
the Crestahaus Lodge is located, I wish to point out the following.
rg At the time the Crestahaus Lodge was originally constructed
[]]the zoning permitted such a use, and the use of the property for
I-~motel and lodge purposes became non-conforming when the city changed
j its zoning in that area.
, Dr. Balke desires to place his residence, for his own personal
~, on this property. His residence will not in any way be connected
with the operation of the Crestahause. As a matter of fact, his son
will continue to live in the Crestahaus and operate it from the
existing offices.
I have reviewed the cases in Colorado regarding extension or
enlargement of non-conforming uses and all of them relate to extension
or enlargement of existing non-conforming uses but none relate to the
situation where a property owner desires to build a conforming use,
as the case is here. By way of interpretation through projection of
the existing cases, it appears that a conforming use meeting the
present requirements of the zoning laws is permissible to be con-
structed on property upon which a non-conforming use is in existence.
I believe the wording of Section 24-10 of the Municipal Code of the
City of Aspen relating to non-conforming uses and particularly
-2-
Paragraph E of this section sanctions the placement of conforming
uses and only relates to the enlargement or extension of non-
conforming uses.
Dr. Balke has indicated that his proposed home will not now
or ever will be used in conjunction with the operation of the
lodge so long as the lodge remains a non-conforming use.
[
\::::/
U.
. Icc: Dr.
I ]
,_I AKI cr
ALBERT KERN
Horst Balke
OJ
VI