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Home My WebLink Aboutagenda.drac.overlay.19941026AGENDA OVERLAY ZONE DISTRICT SUBCOMMITTEE October ~, 1994 Regular Meeting Aspen City Hall, second Floor Meeting Room 9:00 I. Roll Call 4:05 II. Comments (Committee members, Staff and public) III. New Business 4:10 A. 100 Park Avenue 4:30 IV. Adjourn MEMORANDUM TO: Overlay Zone District Sub-Committee FROM: Leslie Lamont, Senior Planner and Amy Amidon, Historic Preservation Officer RE: 100 Park Avenue DATE: October 25, 1994 SUMMARY: This project is located in the Smuggler Mountain neighborhood, therefore both the general guidelines (Chapter 1 of the "Neighborhood Character Guidelines") and the specific guidelines for Smuggler Mountain (Chapter ) will be applied. The applicant requests approval for construction of a 146 sq. ft. addition to an existing structure. The proposed FAR for this 4,656 sq. ft. R-15A lot is 2,816.8 sq. ft. The allowable FAR is 2,863.7 sq. ft. The special review process is mandatory as is compliance with the Committee's findings. APPLICANT: Mr. and Mrs. Irving Brown, represented by Baker/Fallin Associates. LOCATION: 100 Park Avenue, Lot 1, Margaret Meadows Subdivision, City of Aspen. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that this project results in a very minor addition to the existing structure and is substantially in compliance with the general and specific neighborhood guidelines. Aside from the addition of new square footage the building materials are being altered, but this is outside of the Committee's review authority. Rather than discuss each guideline (including those which are met), only the elements of the proposal which warrant further discussion are highlighted below. The applicable general and specific guidelines have been grouped together by subject. STAFF EVALUATION: Architectural Features General Guidelines- 30. Architectural features that enhance the pedestrian experience are encouraged. ~ Response: In its current design this house has very few projecting elements which really break up the mass. The proposed second story deck will help to this end, but Staff finds that an open railing, rather than the opaque board and batten ones which are proposed would add more depth to the facade and that this transparency would decrease the perceived mass of the building slightly. RECOMMENDATION: Staff recommends that the Committee approve the request to exceed 85$ of the allowed FAR at 100 Park Avenue with the condition that the second floor railings be open rather than opaque. Additional Comments 1 4 !994 OCT-13-1994 10 17 FROM BRKER FRLLIN RSSOC APPLICANT: ADDRESS: 'ZONE DISTRICT: LCT SIZE {SQUARE FEET): EXISTING FAR: ALLOWABLE FAR: PROPOSED FAR: EX4STWG NET LEASABLE (canmenyal): PRCPOSED NET LEASABLE {cammatdell: - - - _. -- TO 9205198 P.01 Post-It° brand fax transmfllel memo 7871 wes -- - f~/F NI Mtz ~ r.1iz1~ It2YI tJGt i~ZO;~IN -. _ - ~: (D d.(Or D ~ , 2io7o•2 2 S Ilo, 8.')' ~/4~ .Jf~'" '~3 °~a 4~~ N /A~ N /A ExlsrwG x of slrE covEAACE: PRCPCSED x CF SITE COVERAGE: EXISTNG x OF OPEN SPACE (Cortmtert~l}: PROPOSED x OF OPEN SPACE.{Cammer.): EXISTWG MAXIIRJM HEIGHT: Prheoa- elda • J +~~ Rlde• PRCPOSED MAXOAIJM HEIGHT: t~rfieo3l ~' I ^me~v Rlde• _ PRCPOSED x OF DEMOLRION: _ EXISTING NUMBER OF BEDROOMS: ~ PRCPOSED NUMBER CF BEDROOMS: 3 PACES: ~ EXISTING ONSiiE PARKWG S RC-0UlRF9: ~ ONSITE PARKING SPACES ~~ ~ ALLOWABLE: ~ PROPCSED: t I FronC FronC~_ Fr anC. _ s; ~ ~ Rear. Side: T _ ~ , S'~de: S Camtirred FnudlRear. ~ Combined FNRr. Combined Fnx-MRear. EXISTING NDNCONFCRMITIESI Ft1:~ ` ,~~ ~T ~-~ Et~.ycli ~GN FJJCRCACNMENTS: VARIAT1ONC REOUE~D I lieihle~'~` O~dv character mm~fidiily tindme m ~ he made hr dPCI: FAR: ~ Disbnx B~veen Bulditgs: SETBACKS: Front: ~_ P~9 SPA: R~r. - Open space (Commerdal): • Side: Side CM.ove~ra~ t ~• Otdy): Combined frlJRr: TOTtaL P.01 October 12, 1994 eU'SOCIATES INCORPORATED ARCHITECNRE ANO PUNNING Ms. Kim Johnson AspeNPitkin Planning & Zoning Department 130 S. Galena Street Aspen, CO 81811 Dear Ms. Johnson, Baker Fallin Associates, Inc. submits the enclosed application and drawings for the remodel of an existing residence at 100 Park Avenue in Aspen. The existing home was totally renovated in 1989. What was once a single story home was converted to a two story home. The home is now clad in T-111 painted battleship grey. Due to the fact that main living areas are on the second floor, and the lower level is comprised of a storage room and Garage, there are no windows facing Park Avenue on the first floor. The existing proportions are rather awkward with a tall, windowless, pedestal (the first floor) supporting the second floor topped by a black asphalt shingle roof with very little detail in either the roof shape or fascia. The proposed addition attempts to address these existing problems. With the expansion of an existing storage area into an office, it is now necessary to add windows at the street level. The front door, which was shielded by an applied "eyebrow" dormer, will now be embellished with a true porch supported by stone columns. With the expansion of a second story deck and the need to support that deck with stone columns, the entire street side facade becomes a more attractive composition, changing the awkward vertical proportions to a more "street friendly" horizontal elevation. As it pertains to the design guidelines for the Smuggler neighborhood, the proposed addition addresses the goals as follows: Mass and Scale The existing structure is broken into two elements with the Garage/Master Bedroom reading as one element, the KitcheNEntry another element, and the Living Room/proposed Office reading as a third element. This theme will be reinforced by the proposed additions. No wall surface shall be more than 30' in width. The solid to void ratio is similar to that seen traditionally in Aspen. ^ JOHN R. BARER, AL4, President • RICHARD A. FALLIN Vice President • DAVID F.K. PANICO l~asociate 1280 UTE AveNUE • AseEN, CoLOwwo 81611 • 303/925-4262 • FAx 303/9262639 716 GRAND AveNDE • GLENWOOD SPRINGS, COLORADO 81601 • 303/928-9704 • FAx 303/928-9628 ^ Page Two October 12, 1994 Building Form The building form will not be substantially changed from existing. The roof forms will not be substantially changed from existing but the details of fascias and gable ends will be embellished. An entry porch will be added and an adjacent deck overhang with columns will "read" as a street level front porch. Site Plan The front yard will not be substantially changed from existing. The existing site is heavily landscaped with many mature trees and hedges. These will be unaffected by the proposed addition. The site is extremely "tight" yet there is a nicely defined, functional side yard to the south that will be maintained. The existing entrance is at street elevation and shall remain that way. Building Materials The proposed addition will be clad in rough sawn 1 x 6 cedar siding and Colorado buff sandstone veneer. Architectural Features An Entry Porch will be added as part of the proposed renovation. It's proportions are in keeping with entry porches seen traditionally in Aspen. All of the windows on the street elevation are to be replaced. An interesting variety of window type, shapes and sizes shall be used. The windows at street level are of a scale similar to those seen traditionally in Aspen. Baker Fallin feels that the proposed additions to this home will produce a house that is much more in keeping with the character of Aspen than the character of the existing residence. DEKP:ms Enclosures MS. KIM JOHNSON OCTOBER 12, 1994 ASPEN/PITKIN PLANNING & ZONING DEPT. 130 S. GALENA STREET ASPEN, CO. 81611 SUBJECT: REMODEL AT 100 PARK AVENUE-LEGAL DESCRIPTION IS LOT 1.MARGARET MEADOWS SUBDIVISION, CITY OF ASPEN THE MAJOR REASON FOR THE ADDITIONAL FOOTAGE BEING ADDED IS TO PROVIDE ME WITH A WORKING OFFICE. I AM PARTIALLY RETIRING THIS YEAR, AND INTEND TO SPEND CONSIDERABLY MORE TIME IN MY ASPEN Hv:~ IE IN THE FUTURE; HOWEVER, I MUST SPEND PART OF EACH DAY WORKING Wll:l MY TELEPHONE, COMPUTER, FAX, ETC. AND NEED A QUIET ROOM IN WHICH TO CARRY ON THESE ACTIVITIES. ABOVE THE PROPOSED OFFICE WE ARE EXPANDING THE LIVING AREA. WE BOUGHT A THREE BEDROOM HOUSE IN ASPEN IN ORDER TO HAVE MY F.~'~IILY TOGETHER ON HOLIDAYS AND VACATIONS, HAVING SOLD OUR HOUSE IN MIAMI. WE DIDN'T REALIZE THAT THE LIVING AREA WAS NOT BIG ENOUGH TO SIT EVERYONE AT THE SAME TIME. WE ALSO DIDN'T RE.~L,IZE THAT THE BEAL"I'IFUL VIEW OF ASPEN MOUNTAIN COULD ONLY BE SEEN FRO1~I THE DECK, SO WE WANT TO SUBSTITUTE GLASS FOR WALLS SO WE COUZD VIE\V THE iViOUNTAIN FROM THE LIVING AREA. WE ARE ADDING A BATHROOM BECAUSE THE EXISTING BATHROOM IS TOO SMALL FOR MY SON AND DAUGHTER IN LAW WITH THEIR NEW CHILD AND A HIM AND HERS BATHROOM IS THE ONLY" SOLUTION BECAUSE THERE IS NO ROOM TO EXP.~ND THE EXISTING BATHROOM WITHOUT ELIMINATING ALL THE CLOSET SPACE. THERE IS A VARIETY OF ARCHITECTU&~L STYLES IN THE NEIGHBORHOOD IN WHICH OUR HOUSE IS LOCATED, WITH NO ONE STYLE BEING PREDOMINANT. OF THE NEARBY HOMES, THERE ARE A FEW WITH DETAILS AND MATERIALS OF A STYLE MY WIFE AND I LIKE. ONE OF THESE HOMES IS DIRECTLY BEHIND US ON MIDLAND AVE, AND THERE ARE OTHERS ON THE OTHER SIDE OF HIGHWAY 82 THAT ARE OF A SIMILAR STYLE. THE PARTICULAR BLOCK IN WHICH OUR HOUSE IS LOCATED iS EXTREMELY DIVERSE. THE HOUSE NEXT DOOR IS RANCH STYLE, NEXT TO THAT IS A CHALET STALE HOME AND FURTHER DOWN THE STREET IS A LOG CABIN. ACROSS THE STREET ARE LARGE HOMES OF PARTICULAR STYLE AND DUPLEXES COVERED IN STUCCO AND LOGS. THERE SEEMS TO BE NO PARTICULAR STYLE TO TRY TO MATCH, BUT WE FEEL THE REMODEL WE ARE PROPOSING IS IN KEEPING WITH THE GENERAL CHARACTER OF OLR NEIGHBORHOOD. MR. DAVID PANI{L'O OF BAKER FALLIN ASSOCI.ATES, 1280 UTE AVENUE, SUITE 10, TELEPHONE NUMBER 925-4252 IS AUTHORIZED TO ACT ON MY BEHALF IN THIS b1ATTER WE INTEND TO SPEND THE GREATER PART OF THE YEAR IN ASPEN IN THE FUTURE AND WOULD REALLY APPRECIATE YOUR ALLOWING US TO REMODEL OUR HOME TO FULFILL OUR NEEDS AND OUR DESIRES. 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Excused were Robert Blaich and Bruce Kerr. 100 PARR AVENUE Sara: I have a comment and have read thoroughly the memo and I agree with Staff that I would like to see the railing open if possible if the client is agreeable. I feel palladium windows aren't part of the character of the east end. I do not know why palladium windows are happening all the time. David Panico, architect: I am not a big fan of palladium window but the client liked them and I think if I went back and said the board suggested changing them I might be able to change that. In defense of the solid railing one of the reasons they are doing this addition is they are located right at the intersection of Park and 82 and that is where the bus stops and starts ever 20 minutes all day long until 2:00 a.m. We are actually going to install sound proof glass in the door and one of the reasons we went to a solid railing was to hopefully address that condition and block some of the sound out. I would really like to keep the solid railing but I feel we can do something about the palladium window. Jake: I agree with Sara's comments. Tom: I agree with the comments also and I feel a less solid handrail could be done, possibly horizontal boards with a space or vertical boards with a space. The sound would still be muffled. David Panico: I understand the aesthetic reasons for what you want but really it was very important to them that we do something to address the noise problem. If I can figure out some way of possibly putting a solid piece of plexiglass there so visually you could see through it but still have some type of railing detail. The more you baffle that and the more elements you put in from what I know of acoustics it will block noise. I'll try to make it more detailed. I will try to make it transparent by the use of plexiglass. Sara: Jake, do you have thoughts on the railing? Jake: I do not feel the railing itself will have that big of an impact and the sound would just go over. Sara: I am sensitive of the noise there at that corner especially the acceleration but if there is no other solution I am not that firm on it. Records of Proceedings October 26, 1994 Tom: Me neither. Plexiglass does not appeal to me. Sara: Me neither. Tom: Possibly the battens could be horizontal. MOTION: Jake made the motion to approve the request to exceed 84°s of the allowable FAR at 100 Park Avenue with a condition that the detail of the second floor railing and the palladium window to be handled by Staff; second by Tom. All in favor, motion carries 3 - 0. MOTION: Jake made the motion to adjourn; second by Sara. All in favor, motion carries. Meeting adjourned at 12:15 a.m. Kathleen J. Strickland, Chief Deputy Clerk 2