HomeMy WebLinkAboutLand Use Case.1390 Snowbunny Ln.A099-02
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A099-02
2735-013-11007
13f)0-1392 Snowbunny Ln Design Review Appeal
13f)0-1392 Snowbunny Lane
James Lindt
Design Review Appeal
Alice Brien
EJD Enterprises (Ed Daniel)
1/21/03
Approved
1/24/03
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304,070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein,
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Alice Brien, 305 Oregon Trail, Aspen, CO 81611
Property Owner's Name, Mailing Address and telephone number
Lot], B]ock 2. of the Snowbunnv Subdivision
Legal Description and Street Address of Subject Property
DRAC Variance from Single Stall Garage Door Standard
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Planning and Zoning Commission Reso]ution #5, Series of2003, 1/21/03
Land Use Approva](s) Received and bates (Attach Final Ordinances or Resolutions)
February 1. 2003
Effective Date of Development Order (Same as date of publication of notice of approval.)
February 2. 2006
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.0] 0 of the City of Aspen
Municipal Code.)
Issued this 151 day of February, 2003, by the City of Aspen Community
D velopment Director.
e Ann Woods, Community Development Director
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PUBLIC NOTICE
Of
DEVELOPMENT APPROVAL
Notice is hereby given to the general public of the approval ofa site specific development
plan, and the creation of a vested property right pursuant to the Land Use Code of the
City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: Lot I, Block 2, of the Snowbunny Subdivision by
resolution of the Aspen Planning and Zoning Commission numbered 5, series of 2003.
The approval allows for double stall garage doors on both ofthe duplex units. For further
information contact Julie Ann Woods, at the City of Aspen Community Development
Dept. 130 S. Galena St, Aspen, Colorado (970) 920-5090.
s/ City of Aspen
Publish in The Aspen Times on February 1,2003
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MEMORANDUM
To: Planning & Zoning Commission acting as the Design Review Appeals Committee
PUt do) I'C CbiM WI evtt
IYIt'ckey 5inldl/l0
, ~o~kJf~G+-cd! ~~
1390 and 1392 Snowbunny Lane Garage Door V ariances ~ 'CfJ/Iy Qf-t:2.-
\J~~~rc:~ !rppmued)
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director ~
FROM:
James Lindt, Planner '-3l--
RE:
DATE: January 21, 2003
ApPLICANT: Alice Brien, Represented by
Ed Daniels.
PARCELID: 2735-013-11-007
ADDRESS: 1390 and 1392
Snowbunny Lane
ZONING: R-15 (Medium Density Residential)
CURRENT LAND USE: New Duplex
PROPOSED LAND USE: The applicant is
seeking a variance from the residential
design standards to allow for both units of
the newly constructed duplex to maintain
double stall garage doors. The residential
design standards that are established in Land
Use Code Section 26.410 require that any
residential use that does not have access from Above Photo: View ofthe westernmost
an alley or private road shall have single-stall garage door from Cemetery Lane.
garage doors.
STAFF COMMENTS:
The applicant, Alice Brien, seeks a variance from Section 26.410, Residential Design
Standards to allow for double stall garage doors at 1390 and 1392 Snowbunny Lane (See
Exhibit A for a description of the specific standard.) All applications for appeal from the
Residential Design Standards of Section 26.410 must meet one of the following review
standards in order for the Planning and Zoning Commission acting as the Design Review
Appeals Committee (DRAC) to grant an exception, namely the proposal must:
a) Yield greater compliance with the goals of the Aspen Area Community Plan;
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b) More effectively address the issue or problem a given standard or provision responds
to; or
c) Be clearly necessary for reasons of fairness related to unusual site-specific
constraints.
Background:
Alice Brien ("Applicant"), represented by Ed Daniels of EJD Enterprises ("Contractor"), are
requesting approval for a variance from the Residential Design Standards. Specifically, the
applicant is requesting a variance from the following standard:
Section 26.410.040(C)(2)(f) Parking, Garages and Carports. For all residential uses that
do not have access from an alley or private road, the following standards shall be met:
The garage doors shall be single stall doors.
The applicant has received approval of building permit plans (see approved site plan attached
as Exhibit "B") that show the garage doors on both sides of the proposed duplex as
containing single stall garage doors as the residential design standards require. Double stall
garage doors were constructed on both units as can be seen in the photo included at the
beginning of this memorandum, The applicant feels that the approved configuration of the
garages will not allow for a safe tuming radius out of the garage stalls. Therefore, the
applicant requests a variance from the residential design standards to allow for the garage
doors to be maintained as double stall garage doors with the appearance of single stall doors.
Staff Comments:
The vehicle entrance to the newly constructed duplex is located off of Snowbunny Lane. The
driveway swings around the easternmost side of the duplex and enters the garages from the
north as can be seen on the site plan that is included in the application. The entryway to the
two garages faces the rear of the property. Thus, practically speaking the driveway acts in a
similar fashion as an alley and the garage doors are not going to be seen extensively from
either Cemetery Lane or Snowbunny Lane. Therefore, staff does not believe that proposed
double stall garage doors are contrary to the intent of the "Parking, Garages and Carport"
standards which are intended to "minimize the potential for conflicts between pedestrian and
automobile by placing parking, garages, and carports on alleys, or to minimize the presence
of garages and carports as a lifeless part of the streetscape where alleys do not exist".
Furthermore, the garage doors have been designed in a manner that gives them the outward
appearance of being two (2) single stall garage doors.
For information purposes, the Cemetery Lane Character Area Plan that was adopted by City
Council in 2001 included a survey of some of the Cemetery Lane Residents regarding the
appropriateness of certain residential design standards, The above-mentioned survey
included a question that asked the residents if they felt that the single stall garage door
requirement was appropriate for the Cemetery Lane neighborhood. The survey results
indicated that a majority of the residents that were surveyed felt that the single stall garage
door requirement was not appropriate and in character for the Cemetery Lane neighborhood.
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. Nonetheless, the single stall garage door standard still exists in the land use code and
currently applies to all residential properties within the City of Aspen. As has traditionally
been the case, staff finds it difficult to support a residential design standards variance request
on a lot that is not substandard and is greater than 15,000 square feet. Therefore, staff does
not feel that the proposed variance application technically meets the review standards to vary
the residential design standards. Staff believes that there are no site-specific constraints on
the property that would necessitate the need to grant a variance for the garage doors. The site
is relatively flat and contains more than the required minimmn lot area in the R -15 Zone
District in which it is located.
Moreover, staff does not feel that the proposed variance better addresses the issue that the
garage related residential design standards respond to. Staff acknowledges that the applicant
does appear to have a turning radius problem in accessing the garages that would be
alleviated by allowing for the double stall garage doors to be maintained. However, the need
for the variance has been created by the design of the residence. Staff feels that the applicant
could have pushed more of the above grade square footage in the westernmost unit towards
Snowbunny Lane,which would have made allowances for the garages to be setback further
from the rear property line and would have given more turning room for entry into the
garages. Staff cannot support the proposed variance requests because we do not feel that the
application technically meets the standards for granting relief from the residential design
standards.
STAFF RECOMMENDATION:
Staff recommends denial of the variance request.
RECOMMENDED MOTION (ALL MOTIONS ARE STATED IN THE AFFIRMATIVE):
"I move to approve Resolution No. 00-: Series of 2003, approving a variance from
Residential Design Standards to allow for double stall garage doors to be maintained on the
garages at 1390 and 1392 Snowbunny Lane finding that the review standards have been
met",
ATTACHMENTS:
Exhibit A -- Review Criteria & Staff Findings
Exhibit B -- Approved Building Permit Plans
Exhibit C -- Application and Plans
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EXHIBIT A
REVIEW CRITERIA & STAFF FINDINGS
SECTION 26.410 RESIDENTIAL DESIGN STANDARDS
The Design Review Appeal Committee (DRAC) may grant relief from the
Residential Design Standards at a public hearing if the variance is found to be:
a) in greater compliance with the goals of the AACP; or,
b) a more effective method of addressing standard in question; or,
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
26.410.040 Parking, Garages and Carports
The intent of the following parking, garages, and carport standards is to mInImIZe the
potential for conflicts between pedestrian and automobile traffic by placing parking, garages,
and carports on alleys, or to minimize the presence of garages and carports as a lifeless part
of the streetscape where alleys do not exist. The code specifically indicates that for all
residential uses that do not have access from an alley or private road, the following standards
shall be met:
f The garage doors shall be single stall doors.
In response to the review criteria for a DRAC variance, staff makes the following findings:
a) If granted, the exception would yield greater compliance with the
goals of the AACP; and,
Staff Finding
Staff believes that the variance being requested from the single stall garage door
requirement does not vary in this situation from the intent of the residential standards that
speak to garages and carports. In this situation, the double stall garage doors face the rear
of the property and cannot be viewed from Snowbunny Lane and can only slightly be seen
from Cemetery Lane. However, staff does not feel that allowing for the double stall
garage doors to remain will yield greater compliance with the goals of the AACP than
would providing single stall garage doors to meet the requirement on the site. Staff does
not believe that this criterion is met by the proposal.
b) More effectively addresses the issue or problem a given standard
or provisiou responds to; or,
Staff Finding
Staff believes that the proposed variance to allow for the double stall garage doors does not
negatively affect the duplex's compliance with the intent of the garage related residential
design standards. The subject garages face the rear of the property and cannot be seen from
either Snowbunny Lane or Cemetery Lane, The intent of the residential design standards
relating to garages is to ensure that the location and design of a garage is such that it does not
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become the focal point of the street facing facades of a residence. Staff does not believe that
in this situation the proposed double stall garage doors have considerable interaction with the
street. However, staff cannot make a finding that granting the variance will more effectively
address the issue that the garage related design standards respond to than if the applicant had
met the single stall garage door standard on the site. Therefore, staff does not believe that
this criterion is met by the proposal.
c) Is clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Findinl(
Staff does not believe that the site contains any unusual site specific constraints given that it
is relatively flat and contains more than the minimum amount of lot area that is required by
the underlying R-15 Zone District. Staff feels that the turning radius problem has been
created by the design of the duplex. Staff believes that the applicant could have fit the same
amount of square footage on the site, created more room to turn into the garages at the rear of
the duplex, and still complied with the required setbacks by pushing the westernmost duplex
unit closer to Snowbunny Lane. Therefore, staff does not believe that this criterion is met by
the proposal.
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ATTACHMENT 2 -LAND USE APPLICATION
Name:
z..
Location:
APPLICANT:
Name:
Address:
Phone #:
!l-.o;.::> C"-<'V? ":31 (. t 2...
REPRESENTATIVE:
Name:
Address:
Phone #:
PROJECT:
0 Conditional Use 0 Conceptual PUD 0 Conceptual Historic Devt.
i Special Review 0 Final PUD (& PUD Amendment) 0 Final Historic Development
Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
0 GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
0 GMQS Exemption 0 Subdivision 0 Historic Designation
0 ESA - 8040 Greenline, Streani 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split 0 Temporary Use 0 Other:
0 Lot Line Adjustment 0 TextlMap Amendment
TYPE OF APPLICA nON: (please check all that apply):
EXISTING CONDrrIONS: descri lion of existin buildin s, uses.
P/~;.. il/:rY~~r:"N)i/~rI f:oR
I'!~h :dr ",1. d1.l .:,<, i 0
2. <;"'1#31'('" OIfl/Y"A<je /dpoy<:, dAJ'
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Have you attached the following?
o Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #3, Dimensional Requirements Form
o Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written
text (Microsoft Word Format) must be submitted as part of the application.
FEES DUE: $
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500 Depc:5;f-
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Jan.16. 2003 10:00AM JOHN MUIR ARCHITECTS
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JM A
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A r~ ~ < !] 1 '1'1: l' '1':-;, I II ,
Mr, J!lllies Linilt:
. AspenlPitkin Departinent of Commwlity Development
V~F~ '
EE: Snowbunny Duplex
1390 & 1392 Soowbunny Drive, Aspen
Dear James:
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With regard to' the garage doors for the aboye praject, the approved permit set shows
, si11gle-width garagedoor~ per Chapter 26.410, Residential Design Standards. In the field,
it became apparent that ve~cular acc~s ,to the gai:ages was DlOre .restrictive than
anticipated. In arder to' improve this !\Ccess wit}1Qut increaSing the amolint of driveway
area (thus.reducing the ariwunt, of landscape area and possibly, C(>Inpllcatjng drainage
issUes) the garage d60rs in each unitwerechange4 to' dOuble width. The doors have been '
. detailed to appear as two single width doors side by side and 'it is not apparent .that they
are double width except 'when they are in the open p<>sition. Noteaisa that ,the doOrs fuce.
the back afthe property and are not clearly visible from either Snowbunny'Lane or
Cemetery Lane,' and that the tOtal width of each door is within the 24' feti specified in the
, Design Standards: " '
, '
Given the above~e respectfully request that a v$riance to the Residential Design
Standards be granted. I am available far your questions or comments.
Sincerely,
6~
L.Jo~ Muir, A.LA.
, "
20'1 Main Str<et, Slllle:304, ~ Colotlldo 3162$ ,
l'!IoD:; (970) 704-9'100 Fax: (970) 704-OZ87E-Mall: ~
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PUBLIC NOTICE
RE: 1390 & 1392 SNOWBUNNY LANE RESIDENTIAL DESIGN STANDARD
VARIANCE FOR DOUBLE STALL GARAGE DOORS
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, January 21, 2003,
at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Room, 130 S. Galena Street, to consider an application submitted by Alice Brien, requesting
approval of a variance from the City of Aspen's Residential Design Standards to allow for double
stall garage doors to be maintained on both units of the duplex at 1390 and 1392 Snowbunny Lane,
The property is legally described as Lot 1, Block 2, of the Snowbunny Subdivision. For further
information, contact James Lindt at the City of Aspen Community Development Department, 130
S. Galena St., Aspen, CO (970) 920-5095, iamesl(aJci.aspen,co.us.
S/Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on January 4, 2003
------------------------------------------------------
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City of Aspen Account
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