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Home My WebLink Aboutagenda.drac.19970814,~ AGENDA DESIGN REVIEW APPEALS COMMITTEE August 14, 1997 4:00 p.m. Thursday Special Meeting City Council Chambers, City Hall 4:00 I. Roll Call II. Minutes III. Comments (Committee, Staff and Public) 4:05 IV. New Business A. Lot Two, Oxley Lot Split (Unaddressed Lot on West Smuggler Street) -Aspen GK LLC - Appeal of inflection standard. ~fl"~2ave a 4 ~ 5:00 VI. Adjourn MEMORANDUM TO: Design Review Appeal Com'mI ~itt'ee (DRAG) FROM: Mitch Haas, City Planner 11,E THRU: Stan Clauson, Community Develop ent Directo~ Julie Ann Woods, Deputy Duector ~ RE: Lot Two, Oxley Lot Split (Unaddre sed Lot on West Smuggler Street), Appeal of "Inflection" Standazd (26.58.040(E)) DATE: August 14, 1997 SUMMARY: Pursuant to Chapter 26.58, Residential Design Standazds, Section 26.58.020(B), of the Aspen Municipal Code, "an applicant shall prepare an application for review and approval by staff In order to proceed with additional land use reviews or obtain a Development Order, staff shall find the submitted development application consistent with the Residential Design Guidelines." This Section goes on to state that "if an application is found to be inconsistent with any item of the Residential Design Guidelines the applicant may either amend the application or appeal staffs findings to the Design Review Appeal Board [DRAG] pursuant to Chapter 26.22, Design Review Appeal Board. " The applicant is requesting a variance from the "Inflection" standazd (described below) in order to allow the proposed design of asingle-family dwelling at the vacant lot (Lot 2, Oxley Lot Split) next to 627 West Smuggler Street. The application is attached as Exhibit "A." APPLICANT: Aspen GK LLC, represented by Charlie M. Kaplan c/o Peter Gluck and Partners. BACKGROUND: Community Development Department staff reviewed the application (attached as Exhibit A) to construct a residential unit on Lot 2 of the Oxley Lot Split for compliance with the "Residential Design Standazds." Staff found that the proposal is not in compliance with the "Inflection" standazd, Section 26.58.040(E), which reads as follows: If the street frontage of an adjacent structure is one (1) story in height for a distance of more than twelve (12) feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in height for a distance of twelve (12) feet. It is the Planning Director's interpretation that this standazd requires that, in those azeas where the existing house is one (1) story, all adjacent portions of the proposed house must also be one (1) story for a distance of at least twelve (12) feet inward from that portion of the proposed structure closest to the shazed lot line towazd the opposite lot line. Before taking into account the design considerations, the standazd under which the requested vaziance is sought must be pointed out. The applicant is seeking a variance from the "Residential Design Standards" pursuant to a finding by the DRAC that the proposed design "more effectively addresses the issue or problem the given standard or provision responds to." In staff's opinion, the "Inflection" standazd is intended to respond to the issue of new construction overshadowing and dwarfing adjacent, existing structures by not respecting or responding to, through sensitive design, the mass and scale of the portions of the existing structure that are closest to the proposed building. In considering the variance request, the DRAC must decide whether or not the proposed design more effectively addresses this issue than would a redesign that meets the standazd. The applicant came before the DRAC on July 23, 1997 for a work session. In the work session, the proposed design of a new single family home was reviewed in order to familiarize the DRAC with the applicant's proposed design, style, desires and goals, as well as for the applicant to obtain a degree of feedback with regazd to the board's willingness to entertain a modernist design such as that proposed. Since the work session, the proposed design has been fine-tuned and slightly modified in response to comments from the boazd members and the proposed structure that would be located immediately to the west of the site. The proposed design still requires a variance from the "inflection" standazd. The inflection standazd calls for aone-story element on the side of the proposed structure adjacent to the existing one-story building. The applicant explains that their design attempts to be sympathetic to the spirit and intent of the standazd by respecting the architectural scale and integrity of the existing structure, rather than following the literal prescription of the standazd's letter. This goal is evident in the. proposed design of the new building. For instance, the new structure would contain a substantially recessed (14'), first floor porch located adjacent to the existing building, thereby providing what might be considered "negatively inflected space." The second story, above this porch, is a twelve (12) foot wide by nine (9) foot tall reflective glass box. The idea behind the open, recessed porch under a glass second story is to provide a modernist response, or equivalent if you will, to the miner cabin's porch roof. The proposed design would not read from the street as atwo-story wall adjacent to a one-story house; instead, the transpazency and reflectivity at the corner of the proposed glass element should minimize the overall mass and impact of the portion of the proposed structure closest to the existing landmazk house. In addition, the applicant has tried to minimize the perceived mass and scale of the proposed structure by keeping the overall height of the proposed structure under twenty-three (23) feet, and by breaking the street-facing facade into small modules that aze scaled proportionally to the street facade of the miner's cabin. In staff's opinion, the proposed design is creative, azchitecturally interesting and would positively contribute to the eclectic nature of Aspen's residential neighborhoods. A redesign complying with the exact letter of the "inflection" standazd would compromise and negatively impact the overall azchitectural integrity of the proposed structure. Furthermore, in staff's opinion, the proposed design promotes the spirit and intent of the standazd. That is, the proposed design effectively addresses the concern of new construction overshadowing and dwarfing adjacent, existing structures. Through sensitive design, the proposal respects and responds to the mass and scale of those portions of the existing structure that are closest to the proposed building. Therefore, staff supports granting of the requested variance because the proposed design "more effectively addresses the issue or problem the given standard or provision responds to." RECOMMENDATION: Staff recommends that the DRAC approve the requested variance from Section 26.58.040(E), Inflection, for the structure proposed to be built on Lot 2 of the Oxley Lot Split, finding that the proposed design "more effectively addresses the issues" that the inflection standazd responds to than would a redesign that meets the standazd. ATTACHMENTS: Exhibit "A" -Submitted application package Aug-O5-97 11:19A 212 633 0144 - - t.aNO use Apt~.tcAno~+ i~- Name: Loeatioa; APPLICANT: -Name: Aiddxess: Name_ Address. __ PI101DC #: TYPE aF APPUCATIOeI: check all that e {P/~14 L/ 9 0 Caaditiari Use Q sp0.;~ Review Aesiga Review Appeal ~ GMQS Allodncrc f]- GMQSEaempttoa I ESA - 8040 Greealiae, Stream Margie, Aailam Laioe Bluff, Moanmia VicwPkae _ D Z.otSpia f"1 for Li~•.M1dit~nem F~utc cowarrnoNS: Q Caneepnni Hiaoorie Devc Final FLstocic Deveiapmeac ~ Minor Hismaic Dcvc D Hbtoric Demolirion O T•Lstoric Designation - Small fadge Convetsioa/ ~~ n other uses, modifications, etc: Nave you taech.d fh~ fdlowing? (] Pre-Application Confe:eace Sv~y r '4" ~ / Amehmesr#t, Si~ FeeA~.remeat ~ Response to Amehmeat #2, Inai Roquitennents Fvzm ^ Respomse to Aroehment x3, t snhmis~on coaaents [] Response m rtn #a, spode Suianission Contents ~ Rt~Itrnse to Atr~ehmeat #5, Review Statldards for Yota Application caacepwal eUll p F'aat! PUD (& PUD Ameadmeot) D Conaptuai SPA Q Fiosl SFA (~ SPA Amendment} ^ Subdivision p SubdirisicnF.n,,.pooa(includes condausmnaaiatioa) Teayxaary Use ^ Teaa/Map Amead®enc 627 W. Smuggler- Lot 2 Owner: Aspen GKLLC- l9] R+sukeegan Rd.- Northfield, Illinois 60093 Architect: Peter 1. Gluck and Paztners- 19 Union Sq. West- New York, NY 10003 Owner Representatives: Peter Gluck- Charles Kaphm On our site of 6,004 square feet, we propose to build a two stogy house of approximately 5,0(10 square feet with 3,241} sttttaze feet of FAR. The house will have a concrete basement slab, footings and walls, and interior bearing wall partitions and minor structure of 2"x dimensional lumber. Long spans will be achieved with steel, glu-lams and or manufactured lumber systems. Metal studs may be used for non bearing partitions. The project is adjacent bo a one and one half story landmarked "miner's house" and therefore must comply with iNFT .F.CTION requirements. A one story element on the side adjacent m the landmark building is called for. Our design attempts to be sympatheric to the intent of the requirement (to respect the architectural scale and integrity of the building) rather than following the code's prescription literally. We have thus created a deep one story poach adjacent to the existing building, in a sense providing a negative inflected space. The floor hne of a reflective glass box l2'-9" wide on the second floor of our house provides equivalency to the miner house's porch roof. Transparency and reflectivity at the comer of this glass element minimize its mass and impact. Further, we have broken the street facade into small figural elements that are scaled proportionally to the street facade of the mittec' house. Thus, the elevation is broken into appropriately scaled pieces no one of which neazly approaches the PRIMARY MASS allowable of 74'7a of total volume. To further respect the landmerked structure, in pazticu]ar its height, we are proposing a building with a flat roof of a height approximately 23 feet. The HEIGHT RESTRICTION is 25 feet and more cotttmonly wtth a pitched roof can be as high as 35 feet. A pitched roof building containing the allowable FAR with a 705b primary mass would certainly dwarf our Iandmarlced neighbor. The requved one story element might even increase the scale of the building since a large proportion of FAR would be forced onto the remainder of the site creating a seemingly lazger building. We ate providing a covered entry parch with horizontal street front entrance canopy that identifies the entry ORiEN'fATION. troth principal first floor STREET FRONT WINDOW equivalent to that of the landmazked house. Our CrARAGE is at the AR and is accessed form the alley behind the house. BUILD-TO LINES are not at issue since 7570 of buildings on the sweet are not locaned within 2'-0" of a common set-back. Aug-OS-97 11:14A 212 633 0144 V' ' I GfAp.AaEE ,' ~ ~~~ ~ P_02 i _ ,. ____~ ~0 ~J f ~. -r r~~~ ~ I I I f 11 1 rtasrct~ rtcvfoary Y) ~ _ _ ~ _` _ I o~E~+ ra ur ~ , - 6Elo 1.7< ~ ~--~ _ _ --~ ~ °~+ t 1 ' ~KCP-`f EF{7FY Po(+c.~ VEST't61.iLG ! ~' .,, l ~-~ '~ -- _ I ~~----~~ I~ L,uES[ su ~Tt .__ 1 ~'1g-ST _ _F_'LOO h- PLAN _ . __ __ Lam.. /8 ~ J~'bw _ Aug-05-97 11:15A 212 633 0144 ~-- D~~ K- r ~~ r ~l Q ~-r Tc~i tH piµi~y ~~L.9NP_..FLOaR- ?L.A Ni .. S s ~o n 6Tuo'( i ~ -_--~_ i v.oa Title ~~ Protect-STS ' t)a~~~No. I ~ _ Pete~ck ~ Associates AfcAitecta 19 Union Square Waist New York; N.Y. 10003 Aug-05-97 11:15A 212 633 0144 ~% -ic - ~ --~ - a.D.~. 11!!i 11 it 1 i ~ ~. ~ ,! 1 ~ ~~ i r_ i '9 ~r~- t 1 L--- sKV~Y ,~ ,----- _ F1EDIA~FtG- ~ I I uF=- ~~ L-~_ t"!~-*I ~tJEL7 f~t'I i ~z~-a• i P~gSEM~PIT FLOOR. PLAN - P.05 ~AUg-05-97 11.16A 212 633 0144 P-46 _ _ ~l..Ts j ~„ i ~ PAFINH~y I ~ t~L,7 I PAD I I ~ I ~ I• ~----~ -- ~~~~ ~ t i G}c.IYEki+.~ i f. ~ I I i -- ---------rt---, - ~-~-~ r ~ _~ I ~~~~ d ~ I =~ ~HTEFtoR-. I p Ft-.7e~15,5 - - i `~ ~ ~~ I.'14e•futl.L -_ ~ 1 . ~ r~~~ ~ I Ei.., 7D°t ~ .S ~__ _~ 0 o - hCALG I°'- lo' ~ ~ , Aug-05-97 11:16A 212 633 0144 P_07 ~G O F .. _f_' l.~ 1~. Title i.~S Project ~Sr~~ ~w- Date S No. a~~l~~- Petar L: luck 3 Asaociatea Archf fads 19 Union Squnre West New_ York, N. Y. 10003 ' Aug-05-97 11:16A 212 633 0144 I -~ Oi t ~o ~i~ i~ ~i ~j`P _ 08 V s Q M1 o m M = a o ~ .. <° 30 .e o •- ~ ~} ~ v2 w ~ i Y U Xx \ ~ } J ~ m m O . . m t~ t= a` o a<`r°z .~_~ ~ _ "~ ~'~ Aug-OS-97 11c17A 212 ~~~ 0144 i ~- -t- ~~~~ P_09 ._~.~ l.'~ Aug-05-97 11:17A 212 633 0144 ~o ~_ ~~ ~ L•]I H ~ 'Q d v~ P.10 a p m ~ i ~ N _ < 30 .a m ~`` U ~ } w - ~ ~ ~_ Ll ~ Y O C ~ V J ~.s} m m _m o=~ F a` a at~z 1 `~-.Q? .. Aug-05-97 11:17A 212 633 0144 ~y~P.11 `~,~ -_ „~~~~ ~--- 1-:---._ ` ~ 11 I j t:~ !' t`. '~i11~++~ ~ I i ~ i~i!~f~I~III 'I~'I.,;I~o ~; i ( '! i ~; ~;~I ,,lip ~'~,~ ~~ ~. ~ ~ ~I~I~ ~i~l I ~I I~~ir. `~•~I I~~~y ~II11 Ii i:i~ I~~ __~___ I'.~lil ~I ~~' ~I ~ ~I i I li li - - - - - - a I •- i .; I r. :~ .y l~ ~~~ i~ ~~ ~LI ~ s ~"L-- • Aug-05-97 11.17A 212 633 0144 0 ~ 3- Q .~ Yi 6 .. 7- ~ ~ LL ~ 11 3~ r 'F -~ y- ~~~ ~a- ~ u s~~~ _ ~~ aas ~ ~ 1~P{1'~/12 \_/ Aug-05-97 11_18A 212 633 0144 t 7 _,. . P. 13 i'2 ~ N O ~' 't G h J County of Piton } } ss. State of Colorado ) AFFIDAVIT OF TO ASPEN LAN SECTION 26.52 O'~ICE PURSUANT USE REGULATION i0 {E) Applicant to the Ciry of Aspen, personaQly certify chat I have complied requit~ments pursuant to Section 26.52.060 (E) of the Aspen Land Use manner: 1. By mailing of notice, a copy of which is attached hereto, by U.S_ Mail to all owners of property with duce hundred property, as indicated on the attached list, on the ,day being or representing an ~ith the public notice :egulatiozis in the following postage prepaid feet of the subject 199_ (which is _ days prior to the public hearing date of _~. ~ f uous place on the subject pro~etry (as it could be seen ,'~, :•1 I ' `~"". nd that the said sign was posted and visible continuously ~~ ..,_ ~ . ~~'~ ~~ ,~____, 199: (Must be posed for at least ten (i0) full K~ . -``~ . • "~ A photograph of the posted sign is attached hereto. 7 ~\ ~\ ~~~ ~ I ~~~ ~~~ I^ ~O ~O ~\ S1gI'Lattlle I /~~ ~~~ ~~~ ~~\ 111'~sll ^w~ ~~^ III RR~ ~~~ \~~ ~ii . iii iii iii iii Slgned be ore the this ~Jj1 da y ~ ~S i ,199~by I ~ .,~'~ y , PU6lIC NOTICE ~- ~~ ~ .. WITNESS MX HAND AND SEAL *~ .r~ DATE _ ~, F ~ ~_` -r _ • TIME- "_" .. ~ (~, O i ~L". ~. IC,.. ., ~ .. PLACE '-~r`,, My COtnIIll$$toII eXp~lIes: `, - _ ~,M PURPOSE- _ _ wr,. I '~ a~ w ~_ t~ 1'jtl 1,,~ Notary Public. ,' ~, , .~ :;~If~, ~ ~~`~~~~ ~ r Notary Public's immature i ~ ' ~ ~ v ~ " t ~ o ~ ~~. ~4~19 ~ t~11 -~i I n~ }j ll~~I II ~1 i rim , ~.~~ ~ - ';-t.. ~ h C ~f ~ - i ~/~~ :~` (" ~i ~ t I ~ ~~V' ~' ~ ~ ~;' ~°~'~ ~,. -, ~ Na ,~,;~ z 1