HomeMy WebLinkAboutLand Use Case.404 S Galena St.015A-85
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DATE
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CASELOAD SUMMARY SHEET
City of Aspen
RECEIVED:ty8"-5" .' CAS...E--NO. ~Il~go
RECEIVED C~MPLETE: .. ( .v l<jJ~ <? ~ ~
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Applic<lnt Address/Phone: "
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REPRES EN TAT IV E:
Representative Address/Phone:
Type of Application:
I. GMP/SUBDIV IS ION/PUD' (4 step)
Conceptual Submission
_ Preliminary Plat
_ Final Plat
($2,730.00)
($1,640.00)
($ . 820.00)
II. SUBDIVISION/PUD (4 step)
Conceptual Submission
Preliminary Plat
Final Plat
($1,900.00)
($1,220.00)
( $ 820.00 )
($1,490.00)
($~-
. ,III I.
IV.
EXCEPT ION/EXEMPTION/REZ ON ING (2 step)
SPECIAL REV IEW (1 step)
L. Special Review J\.l,~ eV",,-t
Use Determination
Condi ti onal Use
Other: .
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p&Z CC MEETING DATE: -:s "'~ '-\. PUBLIC HEARING:
DATE REFERRED: 'J -q- gS- IN IT IALS :')10
YES
C9
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REFfRRALS:
~ Ci ty Atty
~ City Engineer
____ Housing Dir.
. Aspen Water
~ City Electric
~ Envir. Hlth.
____ Aspen Consolo S.D.
____ Mtn. Bell
_ Parks Dept.
____ Holy Cross Electric
____ Fire Marshall
____ Fire Chief
____ School District
____ Rocky Mtn. Nat. Gas
X State Hwy De pt (Glenwd)
StateHwy Dept (Gr.Jtn)
Bldg: Zoning/Inspectn
____ Other:
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Fi~AL-RO~;I~G~----------------;;:;~-~O~;~;~~-~-/'- to- --i~;;I;:~~r-
, ~ City Atty . _ City EngineE;r ~ Building Dept.
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Other:
~ Other:
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FILE STATUS AND LOCATION:
CASE DISPOSITION: l~hF~r."~r.(t G~i:'/'''~ lJiewPI^H Sped..1 nfvi-"hI
Reviewed ~y: (::sprp0 Ci ty Counci~
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Revielved By:
Aspen P&Z
City Council
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MEMORANDUM
FROM:
Aspen Planning and Zoning Commission
Steve Burstein, Planning Office
Independence Lodge View Plane - Special Review
June 4, 1985
TO:
RE:
DATE:
===========~==================================~======================
ZONIR;: CC (H)
APPLICANT'S REQUEST: The applicant is requesting a viewplane-
special review for alterations to the roof of the Independence Lodge.
As part of the renovation of the Independence Lodge, it is proposed to
place a 4 foot high guardrail along the southern edge of the roof
where no parapet exists, a stair tower for the continuation of the
interior stairway up to the roof, decks and new skylights.
BACKGROUND: The applicant is proposing to do a major renovation to the
interior, facade and roof of the Independence Lodge. The His to r ic
Preservation Commission reviewed renovation plans of this bUilding, which
is designated as an exceptional historical structure, and gave their
approval to the proposal on ~Iarch 26, 1985. The height of the roof as
it presently exists is 47'0. exceeding the 40 foot height limit in the
CC zone, and the new structure will be 52 feet at its highest point.
The Board of Adjustments has scheduled a publiC hearing to review the
height limit variance to take place Thursday, June 6, 1985. The
Independence Building protrudes into the ~~eeler Opera House View plane,
and so any increase in the building height is subj ect to review by the
Planning and Zoning Commission.
APPLICABLE ZONIR; CODE SECTION:
Section 24-6.4 (G) (5).. describes the dimension of the l'1heeler Opera
House Viewplane which has been established.
Section 24-6.6 states the conditions which the Planning and Zoning
Commission may attach to its approval of a special development permit,
including:
a. Minimiz ing any adverse impact of the development upon other
land, including the use and operation and the type and
intensity of activities which may be conducted;
b. Controlling the sequence of development, including when it
must be commenced and completed;
c. Controlling the duration of use of development and the time
within which any structures must be removed;
d. Assuring that development is maintained properly in the future;
e. Designating the exact location and nature of development;
f. Establishing more detailed records by submission of drawings
maps, plats or specifications.
MAJOR ISSUES
A.
Referral Agency Comments
1. The Engineering Office - In a memo dated 5-24-85 the City
Engineer of~ered the following comments:
a. The Independence Building is calculated to protrude 25
feet into the Wheeler Opera House viewplane. However,
the elevation is not visible from the viewplane baseline
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due to the buildings on Hyman St. that block the view.
b. No part of the proposed roof structure is visible from
the Wheeler baseline.
2. The BUilding Department -In a conversation with the Zoning
lnspector on 5-28-85 no major concerns were raised pertaining
to this review. It was pOinted out that the Board of
Appeals will review the height limit variance because the
proposed stair enclosure will exceed the 40' height restric-
tion.
B. Staff Comments
As stated by the Engiheer, the Independence Building is not visible.
from the Wheeler Opera House Viewplane baseline, nor would the proposed
roof structure be visible from the point of reference. The alterations
would be visible from the street level of South Galena Street and the
Cooper Mall, neither of which are designated view plane overlay
areas. Attached to this memo are photographs showing the view from the
Wheeler Opera House.
The applicant has set-back the proposed roof alteration from the edges
of the building and, thereby, would be reducing the visual impact on
the surrounding streets. The guardrail along the south side of the
building would be set-in 5 feet and would be level with the western
parapet or 8" above. The stair tower would be set in 20'6" from the
southern edge, and 15'6" from the western edge of the building. The
proposed skylights are located towards the center of the roof area. The
deck areas proposed are set in from the edges of the building a
distance of 6'6" or greater from the sides of the building except
where it leads to the firescape at the northeast corner of the roo.f.
The Engineering Office raised a general question in its 5-28-85 memo
with regards to the Wheeler Opera House Viewplane. There is a possi-
bility that the vertical angle was codified incorrectly. The vertical
angle is 2050'28" and would intersect many existing buildings, showing
them to protrude into the viewplane. It may be appropriate for the
Planning and Zoning Commission to direct the Planning and Engineering
Offices to study this matter.
RECOMMENDATION: The Planning staff recommends that you recommend
approval of the Independence Lodge View plane special review, provided
that the applicant can first demonstrate approval of the requested
height variance from the Board of Adjustments.
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MEMORANDUM
FROM:
'sb'Ei:'l.e B"ur;stein, Planning: Office .
Jay Hammond, City Engineer ~
May 24, 1985
TO:
DATE:
RE:
Independence Building View Plain Review
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Having reviewed the above application for View Plane review at
the proposed Independence Building remodel, the Engineering
Department would offer the following comments:
1. Our calculations would indicate that the existing structure
protrudes some 25 feet into the Wheeler view plane. This elevation
is clearly invisible from the view plane base line and once again
gives rise to the possibility that the vertical angle of the
Wheeler View Plane was codified incorrectly.
2. As noted in the application, no part of the proposed roof
structure is visible from the Wheeler base line.
JH/co/IndependenceBldg
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HERBERT S. KLEIN
JON DAVID SEIGLE
JAMES H. DELMAN
B. JOSEPH KRABACHER
THOMAS C. HILL
KLEIN. SEIGLE, DELMAN & KRABACHER
PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
201 NORTH MIL.L STREET
ASPEN. COLORADO 81611
MAY
TELEPHONE
(303) 925.8700
May 14, 1985
City of Aspen Planning Office
130 South Garina Street
Aspen, CO 81611
A TTN: Allan Richman
Re: Variance Request for the Independence Building
Certification of Ownership
Dear Allan:
The purpose of this letter is to certify that Robert B. Goldberg is the
record owner of the Independence Building located on Lots A & B and the
west 7t feet of Lot C, Block 96, City and Townside of Aspen, County of
Pitkin, State of Colorado. Mr. Goldberg took title through a warranty deed
dated September 26, 1979, of record in Book 376, page 561 of the records of
Pitkin County.
If you have any further questions or concerns with respect to this
matter, please do not hesitate to call me.
Very truly yours,
KLEIN, SEIGLE, DELMAN &
KRABACHER, P.C.
By:
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&;oJ AN MATHIS
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81612
May 13, 1985
Planning and Zoning Commission
Alan Richman
Planning and Zoning Department
City of Aspen, Colorado
RE: INDEPENDENCE BUILDING VIEW PLANE RELIEF
Mr. Chairman:
The Board of Adjustments has scheduled a public hearing to review.
the height limit variance I have requested for the Independence
Building on behalf of my client, The Independence Company. This
public hearing shall take place on Thursday, May 16, 1985, at
4:00p.m. in the City Council Chambers, where they will review my
request for stair enclosure, height variance which will exceed
the existing building height or 47'0" above grade by 5' 0"
(elevation of 7969.64 feet).
Mr. Reeser of Alpine Surveys is reviewing the view plane
documents to reaffirm that this building does not interrupt any
other view planes besides the Wheeler view plane. His findings
are found in a letter attached to this submittal.
Sincer,~f1"
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Cur. Odom
CO:mao
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Alpine Surveys
414 North Mill Street
Post Office Box 1730
Aspen, Colorado 81612
303 925 2688
May 13, 1985
To Whom it May Concern:
~
I have calculated the relationship of the Main Street
view plane and the courthouse view plane versus the
location of the Independence Building.
The courthouse view plane goes over the Independence
Building ata minimum elevation of 8001.76 feet; the
Main Street view plane at 8035.43 fee~.
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TO:
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RE:
DATE:
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MEMORANDUM
Paul Taddune, City Attorney
.' Jay Hammond, Ci ty Engineer
Bill Drueding, Zoning Official
Nancy Crelli" Planning Office
Independence Building - Viewplane - Special Revie\~
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Hay 9, 198,5
l'.ttached for your revie\~ and comments is an applica.tion subnitted by
Curtis Delom requesting .viewplane - special revie\~ of a proposed access
to the roof and' deck guardrail of .the soon to be remodelled Independence
Lodge.
Please review thi.s material and return your comments to the Planning
Office no later than ~lay 20, 1985, in order for this office to have
adequate time to prepare for its presentation before P&Z on June 4,
1985 ;
Thank you.
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CITY OF"ASPEN
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130 south' alena street
aspen,co rado 81611
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LAND USE APPLICATION FORM
DATE SUBMITTED
MAY"
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I 'ie. '5"
FEES
NAME
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PRESENT ZONING
Cu~n"5 OY;:loM -
ADDRESS 720 e _ Hy MAN
PHONE '120 - 14~4
NAME OF PROJECT -=rNb.C:.p6N~AJCE go...! Lb. / (),(',
('_C"
" &;.-150/"
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4D'-I 5 (;!,.qi.r-.Nt1-
(i~dicate St~eet add~ess. lot and block numbe~.
description. A vicinity map is very useful.)
12> l.C>C AlP"ovt:. "ltA~
(,.\ 00 ib~ ("~IUllIg,. ft.
Vrb.-<}P LilAJE
LOT SIZE
LOCATION
May require legal
PROPOSED BUILD-OUT . tJo : ~AANc..~_
DESCRIPTION OF EXISTING USES ~ 19 G. t;.
sq. ft.
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units
CURRENT BUILD-OUT
units
. wJrrs
DESCRIPTION OF LAND USE PROPOSAL--L..o v? r.,. c:- 11....1, 'TS. -
_tzoOl"1S . , 'Z. e.HP~Yu... lJN/'rS
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TYPE OF APPLICATION
j!lc.t.0PL:A-"Y. (2f5.\ile cD -
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APPLICABLE CODE SECTION (S)
I /
1-/10/;(5:- _
___NO
PLAT AHENDMENT REQUIRED
DATE'PRE-APPLICATION CONFERENCE COMPLETED
,
YES
ATTACHMENTS: 1.
Ail app1icim'ts must supply Proof of Ownership in the form of a
title .insurance .commitm(,..~t or statement from an attorney indicating
that he/she has researcl,..d the title .and verifies that the applicant
is the owner of the prOl rty (free of liens and eucumbrances.)
2.
..
If.the process requires
must be supplied which !
directions in some case!
public hearing, a Property. Owner's List
'es all owners within 300 feet in all
lnd adjacent owners in some cases.
3.
Number of copies required (by code and/or in pre-application
conference. )
4.
Plat by Registered Surveyor
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Yes
No
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May 6, 1985
Planning and Zoning Connnission
Allen Richman
Planning and Zoning Department
City of Aspen, Colorado
Mr. Chairman,
On behalf of my client, The Independence Building Company, I request
relief from the Wheeler View Plane Height Restriction as it applies to
a proposed access to the roof and deck guardrail of the soon to be re-
modelled Independence Lodge. The drawings attached to this letter show
the building as it relates to the View Plane (see area map, Roof Plan on
Sheet A06, Building Sections on Sheet A07, and the West Elevation on
Sheet AIO). Also included are numbered photographs. keyed to the area
map, which view the Independence Lodge from various points around the
doWntown area.
The roof access improves the ~: s~fety, aspect of the building and
offers access toa deck area on tEe roof. The deck area offers some
open space on the roof as there is no area on the lot for any guest
amenities.
The highest
five feet.
twelve feet
elevation above the existing west parapet is no greater than
The existing west wall of the building is approximately
above the prescribed View Plane elevation.
It is impossible to see the roof access or deck guardrail from any
point in the Wheeler View Plane.
Thank you for your consideration.
"'.~"Y/?d .
Curtis ~
Job Captain
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CITYOF"'ASPE
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asp~n, colorado 8J611
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4
AGENDA
Historic Preservation committee
Regular Meeting
Tuesday, January 22, 1985
1:00 P.M.
City Council Chambers
I. New Business
Preliminary Review
Independence Building at
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~ . XQ....,p Ite..'llS for Future Consideration:
{ Follow up on the wall removal in
y~
of Exterior Alterations to the
501 E. Copper Ave. (Crossroads
Stan Mathis
Drug)
alley at Mc Donalds
Removal of Coal Chutes in sidewalk at Wheeler
Vietnam War Memorial in front of Courthouse
II. Approval of minutes
III. adjourn
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