The URL can be used to link to this page

Home My WebLink Aboutagenda.drac.overlay.19950214AGENDA ----------------------------------------------------------------- ----------------------------------------------------------------- OVERLAY SUBCOMMITTEE February 14, 1995 Regular Meeting 2nd Floor Meeting Room, City Hall ----------------------------------------------------------------- ----------------------------------------------------------------- 4:00 I. Roll Call II. Comments (Committee members, Staff and public) III. New Business 4: OS A. 955 King Street- Curtis l)~C" ~~o h d- /~~e'~ 9:15 B. 285 N. Spring- Muckenhirn 5:00 V. Adjourn I MINDER: Monday, February 13 at 3:00 p.m., we are holding a eting with Dan Soloman to discuss F.A.R. revisions and Design andards. 2nd floor meeting room. i, ~„ ~~ MEMORANDUM TO: Overlay Zone District Sub-Committee FROM: Amy Amidon, Historic Preservation Officer RE: 955 Kinq Street DATE: February 14, 1995 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 will be applied. The applicant requests approval for construction of a new residence of 3,602 sq. ft. The allowable F.A.R. for the site is 3,726 sq. ft. The lot size is 8,483 sq.ft., therefore the special review process is mandatory as is compliance with the Committee's findings.. APPLICANT: Jim Curtis. The project architect is Harry Teague Architects. LOCATION: 955 King Street, Lot 1, Astor Subdivision, First Amended Plat (Plat Book 34, Page 86), City of Aspen. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that this project is in compliance with the general and specific neighborhood guidelines and in fact epitomizes many of the goals of the "Neighborhood Character Guidelines." The mass of the project is divided into a group of modules or pods ranging in size from approximately 2,000 sq.ft. to connectors of approximately 250 sq.ft. The required employee unit is 1000 above grade and is 703 sq.ft. Staff's only concern with the project is somewhat outside the scope of the mass and scale review before the committee, so the following comments are offered only as suggestions. The project is required to supply four parking spaces, three of which are open and are located close to the street, accessed off of an existing driveway. These are to be surrounded by a 6' tall stockade type fence. Staff recommends that the fence be lowered as much as possible, at least to 5'. In addition, the applicant might consider only enclosing two spaces and making the third space (the one closest to the street) grasscrete. The fencing around the front yard is about 3'6" tall which is appropriate. RECOMMENDATION: Staff recommends that the Committee approve the ~°^ project as submitted and encourage the applicant to redesign the parking area as described above. ~,. URTIS C~ASSOCIATES January 24,1995 Ms. Amy Amidon Aspen Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: FAR Application Under City Ordinance 35-94 Lot 1, Astor Subdivision, First Amended Plat 955 King Street, Aspen, Colorado Dear Amy, "' Herein is the FAR Application under City Ordinance Subdivision, First Amended Plat (Plat Book 34, Page 86), Colorado. Annlication Summary 35-94 for Lot 1, Astor 955 King Street, Aspen, Lot 1, 955 King Street is located in the Smuggler Mountain neighborhood on the east side of Aspen as shown on the Location Map herein. King Street is a narrow one- way street (east bound) off Neale Street north of the No Problem Joe Bridge. Lot 1 is the old horse corral area of the Carla and Dean Billings property and contained an 1970's barn storage shed which was recently removed for development of the lot. The lot is level and has no existing trees. The lot shares a private gravel driveway with two other homes, i.e. the Billings and Tom Issac homes. The lot size is as follows: Lot Size 8,483 sq. ft. 20' Private Driveway Easement - 1.695 sq. ft. Net Lot Size For FAR 6,788 sq. ft. Lot 1 was subdivided by the Billings in 1994. The lot was approved as a R-6 Duplex Lot and under the GMQS approval the lot shall contain a 1-bedroom employee dwelling unit. The allowable FAR for the lot is 3,726 sq. ft. FAR. The applicant is proposing a total 3,602 sq. ft. FAR (97%) as follows: 117 South Monarch Street Aspen, Cobrado SI611 303/920-1395 Primary residence Employee unit TOTAL FAR 1 car garage 100% sub-grade basement - 265 sq. ft. non-FAR - 776 sq. ft. non-FAR The reason for the FAR application is to permit the 1 bedrm/1 bath employee unit (703 sq. ft. FAR) to be built above-ground and be designed as a distinct architectural feature, i.e. a traditional employee cottage. If the employee unit was 100% sub-grade, as permitted by Code, the total above-ground FAR would only be 2,899 sq. ft. FAR or 78% of the allowable FAR for the lot. The applicant is unwilling to place the employee unit sub-grade because he feels this is an unacceptable living environment. Moreover, the applicant feels the employee cottage adds architectural interest to the plan and reflects a traditional Aspen building form. Again, the employee unit is a mandatory requirement of the GMQS approval for the lot. Applicant: James L. Curtis, Lot Owner 300 East Hyman Avenue, 2nd Floor Aspen, Colorado 81611 (303) 920-1395 2. Lot Location: Lot 1, Astor Subdivision, First 955 King Street, Aspen, Colorado. 3. Current Lot Survey: See Attached. Amended Plat (Plat Book 34, Page 86), 4. Disclosure Of Ownership: Title Commitment submitted to Planning Office separately. 5. Vicinity Map: See Attached. 6. Written Description of Neighborhood: The King Street neighborhood is an eclectic neighborhood of single-family homes, duplexes and small apartment buildings. The residents are predominately year-round residents with limited second home residents. The architecture of the neighborhood is a mix of styles, sizes and ages with no single architectural style 3 bedrms/3'/~ baths - 2,899 sq. ft. FAR 1 bedrm /1 bath - 703 sq. ft. FAR 3,602 sq. ft. FAR -2- - predominating. The streetscape is set by King Street which is a narrow one-way street mostly for local neighborhood traffic. The neighborhood is probably best "' defined as "funky old Aspen" with a mix and match of everything. 7. Written Description Of Building Proposal: Primary residence 3 bedrms/3'h baths - 2,899 sq. ft. FAR Employee unit 1 bedrm /1 bath - 703 sq. ft. FAR Total FAR 3,602 sq. ft. FAR 1 car garage - 265 sq. ft. non-FAR 100% sub-grade basement - 776 sq. ft. non-FAR Four parking spaces are provided per Code. One garage space and three open spaces. All pazking is provided off the existing private driveway accessing the lot and two surrounding homes. No parking is provided directly off King Street as prohibited by the subdivision approval for the lot. The building proposal is described below in the context of the "Neighborhood Character Design Guidelines For Smuggler Mountain." In summary, the building proposal is designed to "fit" the neighborhood by breaking the building mass into varying building pods of different sizes; varying the building heights; using traditional and simple forms and shapes; using simple wood exterior siding . , and asphalt shingle roofing; and varying the front yard setbacks of the buildings along the street. Mass & Scale - Overall building mass is broken into varying building pods to reduce mass and scale. - Building heights aze varied and broken. - Wall surfaces parallel to the street are broken and are not greater than 20' in width. - Solid-to-void ratio is varied and broken. Buildin Fg orms - Building forms are simple and reflect traditional Aspen building forms. - Building forms are varied for visual interest, especially from King Street. - Roof forms are varied and simple, and reflect traditional Aspen roof forms. -3- Site Plan - Major building orientation to the south and west for views and sun. - Site plan creates private backyard space and public front yazd space. - No parking off King Street, and fencing will be used to screened parked cars from King Street. - Fence heights are vazied for interest and for view into front yazd. - Front yard setbacks aze vazied for visual interest along King Street and to create a sense of front yazd. - Primary entrance located at ground level. Building Materials - Simple and traditional building materials, wood exterior siding and asphalt shingle roofing. - Combination of wood clapboard siding and wood shingle siding for visual interest and to highlight the separate building pods. Architectural Features - Overall architecture is generally simple and understated. - Entrance porch is well defined. - Entrance is simple and understated. - Window designs are varied for interest. 8. Site And Architectural Plans: See Attached. A model will be presented at the review meeting. Please feel free to give me a call on any questions or for additional information. Thank you for your consideration of this application. Respectfully, 1 Wt (~-{ I tyJ Ji Curtis -4- APPLICANT: ADDRESS: ZONE DISTRICT: LOT SIZE (SQUARE FEET): EXISTING FAR: ALLOWABLE FAR: PROPOSED FAR: EXISTING NET LEASABLE (commerdal): PROPOSED NET LEASABLE (commercial): EXISTING %OF SITE COVERAGE: PROPOSED ~ OF SITE COVERAGE: 1 EXISTING%OFOPENSPACE(Commerrdal): ' PROPOSED Y.OF OPEN SPACE (Commec): ' EXISTING MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: PROPOSED %OF DEMOLfTION: EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: Front: Rear: Side: Combined Fronl/Rear: ' EXISTING NONCONFORMITIES! ENCROACHMENTS: ALLOWABLE: ' PROPOSED: AA r 4 ~ Front: ~ yrnrvl Front: v~ Rear: ~ Rear: Side: rH Side: Combined FrVRr: Combined FrontlRear. r FAR: - Minimum Distance Between Buildings: '~ SETBACKS: Front: Parking Spaces: ' Rear: ~ .Open Space (Commerdal): Side: Height (Cottage Infill Only): ' Combined FrtJRr: ~ Site Coverage (Cottage Infill Only): ' r r 1:1 `~ E tL ~~ y Y f 2L ~~ a~ r tC L 8~ ~ ~ t L O` .~w~, V .,„- Eoe -E__ ~~ --e FE . ~n .' ~~~' ~ \J~ '. ~{ _ / \ ~a,~ a n. ~ o ~ L o v - o ~ ~ Z `- ~ v ~ $~-^ ~ ~L++ ~U ~ ~ a'~r~l ~yE R i r ~ `~ l o 0 P ~_ ~LL"{s __ ~ -"k ~ __ __ \ U $$g I \ ' ~ ~I ~ \ I W -_~ - _ ~ ~ g ~ ~ wM~nvM ~. ~' ~_ . ~ r n ~ ~ ~ ` , ~ I ~ ~ '. -- - -- --~ ~ ~]~ ~I -rl i ~~ 1 I '' I i ~ ~> i-~-~ ~,r.--, ~ i ~ ~b~~ ~ I o ~ ~ I , ~ ~ ~ ai~\ I E_ „ - 71'[YM ~ Q J ~ 'S I ~ ~Q ~ 3 ~ Ci ~ ~~ ~~ _ X ~ ~~ 7 I \ ~~ \ . `T'om ~. _ ,~ ., 4 1 ~~~ i ~ ~ ~ \d y~ \~ J e S M "~ Yl 3L fl _~ {(~ y\1 ~~~~~ u ~ DAVID MUCKENHIRN P.O. Box 8352 Aspen, Colorado 81612 303/925-8889 January 23, 1995 Ms. Amy Amidon & Ms. Rim Johnson Planning and Zoning Department City of Aspen 130 S. Galena Street Aspen, CO 81611 Dear Amy and Rim: Please consider this letter as an application for a Special Review based upon Neighborhood Character Guidelines for the property located at 285 North Spring Street, Aspen, and legally described as the north 1/2 of Lot 3, Lots 4,5,6 and the south 1/2 of Lot 7, Block 1, Oklahoma Flats Addition to the Townsite of Aspen, CO. The attached vicinity map (Exhibit 1) indicates the location of the property in the City. The applicant is AM/PM, Inc., a Tennessee Corporation, located at 1700 Hayes Street #304, Nashville, Tennessee 37203, (615) 329-9902. Representing the applicant is Ventures West, P.O. Box 8352, Aspen, CO 81611, (303) 925-8889. Authorization for Ventures West to represent the applicant is attached as Exhibit 2. Disclosure of ownership is attached as Exhibit 3. AM/PM, Inc. proposes to build a 3 bedroom, 3} bathroom, single family residence plus an ADU which combined total FAR is approximately 4,850 square feet. Please refer to Exhibit 4, a combined recent survey and site plan, and to Exhibit 5, a set of floor plans and elevations of the design. The subject property is located on the river in Oklahoma Flats, a subarea of the Smuggler Mountain Neighborhood as designated in the Neighborhood Character Design Guidelines for the City of Aspen. It slopes gently downwards towards the north, approximately 3 feet in 140 feet. While earlier there may have existed small miners cabins, the present architecture of the neighborhood is varied. The majority of the houses are large, recent construction with inconsistent architecture. Please refer to the attached photographs. The subject design consists of two modules, each less than 1,800 square feet, linked with a connector. The second floor of each of the modules is smaller in width and length, which helps reduce the perceived mass of the building. Wall surfaces on both the street elevation and the river elevations are less than thirty feet in width as is the traditional scale of the community. The solid Page Two Ms. Amy Amidon & January 23, 1995 Ms. Kim Johnson to void ratio is roughly similar to that of traditional Aspen. Roof forms are gable with eaves, typical of the community. Although there are no porches, there are three second floor decks, two of which overlook the river. The primary entrance and the primary floor are located three feet (nominally) above street grade, the least which floodplain restrictions allow. Should you have any questions or require additional information, please do not hesitate to call. Thank you very much for your assistance. Sincerely, I ~ (,~, President, Ven DM/cda Enclosures: 1. 2. 3. 4. 5. 6. 7. West Vicinity map (Exhibit 1) Authorization to Represent (Exhibit 2) Disclosure of Ownership (Exhibit 3) Survey and Site Plan (Exhibit 4) Floor Plans and Elevations (Exhibit 5) Photographs of the neighborhood (Exhibit 6) $489.00 check c:\davld\emycklm.ltr ` ~, c _. _Y.+...J .«. _. ~. O cU ~ d. U N ~ (~ ~" ~ E v ~ c~i ~I"p ~ D ~O QYF ~ o •~ ~ N ,,y~~^~ ~~ o ~ a~ ~ ~ a~ Q, ~i r o: = ~ o ~ a~ a~ o ~.~~' p°j 'Ory y ~ Z c <n m a ~ FJ Qa '6'BG ~G Q ~ P ~s ~s ~' w IS a ~ ~ ~O a, p, ~ ~,8~i < ~~'9BS m ~ ~ °~ Q ~ .'~~~~ J~J ~ cn ~dpuejp Fred_ ~ ~` 1S e~rudS QQ~ 000' ~ ~. ~~ ci C ~p ep/s~a IN ~ ~o ~ :_' ~ ~ '~' V ~ ~ p eIa Q _ \. ~ d C ~ ~ Pd ~ a 1 pU~ saM ~i1 Q~~e ~yi Q ~ lSleui I'o ~~ ec~~~j ~ vice OQrr ~e°ae •~ f S uI' S ~- ~ J" , ~ ~ u~UJUnOiY PaFJ ~` , --- / V ~ !S e ~ ~C ( ° v~ ru N ~ Silver Clueen 1 °' ~ JS vu e ~ Goridola~ ~~ F~~r ''S Iay ~ > red QQ~ ' ~ ~1~ed c ~ ~' ~ ~ Q~ ~ ~ ~ 'euBgM c~' m ~ ~ ca, S L ~ ~ ~ w.~ '~ JS L r ,~ ,^ x n ,~, pI ~ ~ ~m 8 ~ ~ r ~~~ C7 ... ./E• ~ C7 ~ ' l~ .. ~ U d 4. `~ ~ ~SyJp ~Nv '~ QQ +' .~ F" (/~ (1 `S III, j ~`~`. C {~ (~ v N ~ Q u~ Q ~ G~-• ~ i (` V 3 v January 3, 1995 To Whom It May Concern: AM/PM, Tnc., a Tennessee Corporation and owner o£ the property located at 289 North Spring Street, Aspen, Cu and legally described as the north 1/2 of lot 3, lots '4,5,6 and the south 1/2 of lot 7, Hluck 1, Oklahoma Fiats Addition to the townsite of Aspen, CO, hereby authorizes Uavid Muckenhirn of Ventures West as its representative in all matters regardings 1. lsxemption from Stream Margin Review. 2. Special Review for the Overlay Zone District. 3. Tree Removal Permit. 4. Building Permit Application. 5. An~r.other approval processes necessary for obtaining a building permit for its above-mentioned property. ~, ..u~ Fra M. Bumstead secretary, AM/PM, Inc. e:~mvsa~oum.c..a... r S C H E D U L E A ..ORDER NO.: 00021318 POLICY NO.: 0-9993-305886 DATE OF POLICY: November O1, 1994 at 03:46 P.M. AMOUNT OF INSURANCE: $ 985,000.00 1. NAME OF INSURED: AM/PM, INC., A TENNESSEE CORPORATION 2. THE ESTATE OR INTEREST IN THE LAND WHICH IS COVERED BY THIS POLICY IS: Fee Simple 3. TITLE TO THE ESTATE OR INTEREST IN THE LAND IS VESTED IN: AM/PM, INC., A TENNESSEE CORPORATION 4. THE LAND REFERRED TO IN THIS POLICY IS IN THE STATE OF COLORADO, COUNTY OF PZTKIN, AND IS DESCRIBED AS FOLLOWS: A tract of land being the Northerly 1/2 of Lot 3 and all of Lots 4, 5 and 6 and the Southerly 1/2 of Lot 7 of Block 1, OKLAHOMA FLATS ADDITION to the City of Aspen, Colorado. Said tract is more fully described as follows: Beginning at a point on the East line of said Lot 3 whence the Northeast corner of Lot 3 bears N. 15 degrees 30 minutes E. 17.50 feet and corner 27 of Tract 40 of East Aspen Addition bears S. 66 degrees 15 minutes E. 285.46 feet thence N. 74 degrees 30 minutes W. 150.00 feet, thence N. 15 degrees 30 minutes E. 140.00 feet, thence S. 74 degrees 30 minutes E. 150.00 feet, thence S. 15 degrees 30 minutes W. 140.00 feet to the Point of Beginning. Stewart Title of Aspen, Inc. 620 E. Hopkins Aspen, CO 81611 303-925-3577 AUTHOR ZED' I SIGNATURE J A S C H E D U L E B POLICY NO.: 0-9993-305886 THIS POLICY DOES NOT COMPANY WILL NOT PAY ARISE BY REASON OF: INSURE AGAINST LOSS OR DAMAGE (AND THE COSTS, ATTORNEYS FEES OR EXPENSES) WHICH 1. RIGHTS OR CLAIMS OF PARTIES IN POSSESSION NOT SHOWN BY THE PUBLIC RECORDS. 2. EASEMENTS, OR CLAIMS OF EASEMENTS, NOT SHOWN BY THE PUBLIC RECORDS. 3. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, AND ANY FACTS WHICH A CORRECT SURVEY AND INSPECTION OF THE PREMISES WOULD DISCLOSE AND WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. 4. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL HERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. 5. UNPATENTED MINING CLAIMS; WATER RIGIiTS, CLAIMS OR TITLE TO WATER. 6. ANY AND ALL UNPAID TAXES AND ASSESSMENTS AND ANY UNREDEEMED TAX SALES. 7. THE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER CONSERVANCY, FIRE PROTECTION, SOIL CONSERVATION OR OTHER DISTRICT OR INCLUSIONS IN ANY WATER SERVICE OR STREET IMPROVEMENT AREA. 8. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted, as reserved in United States Patent and any vein or lode of quartz or other rock in place bearing gold, silver, cinnabar, lead, tin, copper, or other valuable deposits, which were claimed or known to exist on November 23, 1891, all as reserved in United States Patent recorded December 14, 1900 in Book 39 at Page 136 as Reception No. 65277. 9. Encroachment of the house appurtenant to the subject property outside of building envelope and onto the South one-half of Lot 3, Oklahoma Flats Addition and encroachment of storage building entirely outside of building envelope, as evidenced by Aspen Survey Engineers Survey, Job No. 15116, Easement Agreement recorded April 4, 1988 in Book 560 at Page 405 as Reception No. 298849 and limitations upon the use(s) of said easement as set forth therein. Continued on next page ATTACHED TO AND MADE A PART OF STEWART TITLE GUARANTY COMPANY POLICY NO.: 0-9993-305886 CONTINUATION OF SCHEDULE B 10. This policy does not insure title to land comprising the shores or bottoms of rivers and is subject to any build up or loss of property along Roaring Fork River, caused by the processes of accretion and reliction, or caused by man made changes in the flow of water or in the course of the river bank or river channel; also subject to the free and unobstructed flow of the water of said river. 11. Riqht of way for existing overhead powerline along the easterly boundaryline, and encroachment of storage building outside of building envelope, as shown on survey by Aspen Survey Engineers dated September 28, 1994 as Job No. 15116 and recorded in Plat Book 5002 at Page 48 and also shown on Site Development Plat/Stream Margin Review recorded in Plat Book 28 at Page 54. 12. Loss or damage due to the fact that the subject property is located within the 100 year flood boundary, as disclosed on survey by Aspen Survey Engineers dated September 28, 1994 as Job No. 15116, and recorded in Plat Book 5002 at Page 48 and also shown on Site Development Plat/Stream Margin Review recorded in Plat Book 28 at Page 54. L3. Terms, conditions, obligations, including owners obligation to remove the encroaching structure and provisions of Settlement Agreement by and between Charla Brown and Denice C. Reich and Richard W. Volk as set forth in instruments recorded May 13, 1991 in Book 646 at Pages 100, 103 and 106 as Reception Nos. 332585, 332586 and 332587. 14. Terms, conditions, obligations and provisions of Occupancy Deed Restriction and Agreement Accessory Dwelling Unit as set forth in instrument recorded February 10, 1992 in Book 669 at Page 44 as Reception No. 341486. 15. Terms, conditions, obligations and provisions of Deed Restriction and Agreement as set forth in instrument recorded February 10, 1992 in Book 669 at Page 47 as Reception No. 341487. 16. Terms, conditions, obligations and provisions of Ordinance No. 2 (Series of 1992) as set forth in instrument recorded March 5, 1992 in Book 671 at Page 40 as Reception No. 342276. 17. Any lien which may be created for costs associated with demolition of house pursuant to Paragraph 5 of Settlement Agreement by and between Charla Brown, Denice Reich and Richard W. Volk recorded May 13, 1991 in Book 646 at Pages 100, 103 and 106, as Reception Nos. 332585, 322586 and 322587. Continued on next page ATTACHED TO AND MADE A PART OF STEWART TITLE GUARANTY COMPANY POLICY NO.: 0-9993-305886 CONTINUATION OF SCHEDULE B 18. A Deed of Trust dated October 29, 1994, executed by AM/PM, Inc., a Tennessee Corporation, to the Public Trustee of Pitkin County, to secure an indebtedness of $1,000,000.00, in favor of NationsBank of Tennessee, N.A., recorded November 1, 1994 in Book 766 at Page 250 as Reception No. 376056. NO. 00021318 ENDORSEMENT TO TITLE POLICY POLICY NUMBER: 0-9993-305886 CHARGE FORM $ 50.00 Issued by STEWART TITLE GUARANTY COMPANY HEREIN CALLED THE COMPANY SCHEDULE B, EXCEPTION NOS. 1 THROUGH 4 ON THE ABOVE REFERENCED OWNER'S TITLE POLICY ARE HEREBY DELETED. SCHEDULE B, EXCEPTION NO. 6 ON THE ABOVE REFERENCED OWNER'S TITLE POLICY IS HEREBY AMENDED TO WIT: Taxes and Assessments for the year 1994, not yet due and payable, and subsequent years and any special assessments not yet certified on the tax rolls of Pitkin County. This Endorsement is made a part of said policy and is subject to the schedules, conditions and stipulations therein, except as modified by the provisions hereof. Nothing herein contained shall be construed as extending or changing the effective date of said policy, unless otherwise expressly stated. Signed under seal for the Company, but the Endorsement is to be valid.. only when it bears an authorized signature, effective as ~" of the date of the policy thereto. horized Signa Stewart Title of Aspen, Inc. 620 E. Hopkins Ave. Aspen, Colorado 81611 (303) 925-3577 MEMORANDUM TO: Overlay Zone District Sub-Committee FROM: Kim Johnson, Planner and Amy Amidon, Historic Preservation Officer RE: AM/PM Residence, 285 N Spring St. DATE: February 14, 1995 SUMMARY: This project is located in the Smuggler neighborhood, therefore both the general guidelines (Chapter 1 of the "Neighborhood Character Guidelines") and the specific guidelines for Smuggler (Chapter 4) will be applied. The applicant requests approval for a new residence. The pro ~ R for this 21,000 sq. ft. lot is 4,850 sq. ft., which i 1000 of he allowable FAR. The special review roc ss is mandator but compl____iance with any Committee findings is voluntary. ~~-- APPLICANT: David Muckenhirn, Ventures West LOCATION: 285 N. Spring Street, Oklahoma Flats. The parcel is across the river from the start of the "kayak course" in the Rio Grande Park area. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that the proposed structure is not sympathetic to the characteristic mass and scale of most of the residences in this neighborhood. It is not in substantial compliance with the general and specific neighborhood guidelines. In addition to the Spring Street frontage, this parcel borders the Roaring Fork River and a major City park across the river. Thus, the rear of the site shall be considered in this review. This site was subject to a Stream Margin review in 1991. The home has been redesigned since then and is being reviewed currently by the Planning Director as an amendment to the 1991 approval. Rather than discuss each individual review guideline, staff finds the following guidelines are pertinent to this proposal: GENERAL GUIDELINES: 2. Mass and Scale - (b) Divide larger projects into modules that are similar to those of buildings seen traditionally in the neighborhood. 1 response: This structure is monolithic rather than divided into 1,200-1,800 s.f. modules per the Smuggler guidelines. The expanse of roofline in the center of the building serves only as vaulted ceiling and a suspended walkway between two legitimate "modules" of bedrooms. The application contains photos of the neighboring structures which clearly show a predominance of small-scale homes which are not acknowleged by this design. (d) Locate some floor area in secondary structures, to reduce overall mass and scale of the building on the site. response: Provision of an attached three car garage not only is inconsistent with the surrounding properties, it greatly adds to the bulk of this home. The garage (and second level accessory dwelling unit) should be detached from the principal building. The third garage bay should be eliminated as excessive space. 3. The street elevation of a building should be designed to appear in scale with those seen traditionally. response: Both the street elevation and rear riverside elevation suffer from the added bulk of the vaulted ceiling and long roofline. The center dormers do not compensate for the overall roof plan. Again, the three garage doors facing ""' the street are a real detriment to the streetscape. ~' 4. Building entrances should be similar in scale to those seen traditionally. Avoid "grand entries." response: The story and a half vaulted entry completely disregards a traditional human scale of doorways of the surrounding homes. The doors and transom scale to approximately 12 feet in height, in addition to being. about three feet above natural grade. The walkway to the front door is 9' wide which is not consistent with a residential character. 12. Garages. Minimize visual impact of garages. response: As mentioned earlier, these three garage bays constitute a major elevation element of this design. It is very inconsistent with small garages in the neighborhood. The garage should be detached and moved back from the street to lessen its impact. As a less preferred alternative, the garage entry should be moved to the side of the structure, although this would maintain the bulk on the street elevation. 13. Driveways. Minimize the visual appearance of driveways and parking surfaces. 2 c) minimize the amount of hard paving surfaces that are used for parking. response: This is a three bedroom house with a parking requirement of three spaces. The site plan indicates a triple-wide driveway fronting the three car garage, for a parking capacity of six cars. Additionally, a double-wide parking pad is being shown along the southern property line. This is an excessive amount of parking/paving for this site. The City Engineer will probably not permit the proposed extra- wide driveway and the second parking pad per the driveway regulations. Staff recommends that the driveway be narrowed to a maximum of 18' width. Any additional parking apron adjacent to the drive should be grasscrete type of surface. RECOMMENDATION: Recommendations from this review is advisory only. However, staff strongly recommends that the developer revise the design in the following manner: 1) Substantially reduce the lofted roof in the center portion of the building. 2) Delete one garage bay. Detach the garage/ADU module or relocate the garage doors to the side of the building. 3) Substantially reduce the height of the entrance. Delete the f~, transom. ~`"""` 4) Reduce the width of the walkway to 4'. 5) Reduce the driveway width to a maximum of 1S'. Any additional parking apron adjacent to the driveway should be grasscrete type paving. Eliminate the parking pad on the southern portion of the parcel. Additional Comments: 3 J'1 ~i~~ ~?3~ I ~cS y ~?~~~~ ~_~~ ~~v~ ~ ~ ~ ~~ ~v ~~~zi ~-~~ ~~~ w`- -- ~ ~~~ , -~~-v~~ ~z ~,~~~_. crr~v,,~ 77'~'' ~ < °_ 1...4'fi'~ ~, :,~.r.y ..yam -- 7~.~,._~_ l~ Wit,-, `~,(.~.t.<q , / ~ ~.. L<+~-~C.~ (/ ~'' ,~ e`,~. ~. ~~ F / ~~ r,., f_ _ ~j ~ t C9-tt,[..C. .l Gci- G+_ ~~ L ~.. ~1 2 -bQ.. ~- i ~!~ ;t ~jJ *~-~ v ~~~~ t / L' !~*,