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Home My WebLink Aboutagenda.drac.19960711,~~ AGENDA DESIGN REVIEW APPEALS COMMITTEE July 11, 1996 Regular Meeting Basement, City Hall 4:00 I. Roll Call II. Comments (Committee members, Staff and public) III. New Business 4:05 A. 633 N. Fourth St., Uhlfelder 4:45 IV. Adjourn REMINDER: THIS COMMITTEE MEETS THE SECOND THURSDAY OF EVERY MONTH (IF NEEDED) AT 4 P.M. MEMORANDUM TO: Design Review Appeals Committee FROM: Suzanne Wolff, Planner DATE: July 11, 1996 RE: 633 N. Fourth St., Uhlfelder -Appeal from Design Standazds SUMMARY: The applicant proposes to construct aone-caz cazport facing the street as part of a remodel of an existing residence. The existing substandazd one-caz gazage will be converted to an entryway to accommodate direct access from the carport to the house and the new elevator. Waiver of the Design Review Standazds, as described below is requested. PROJECT REVIEW PROCESS AND STAFF EVALUATION The Committee may grant an exception to the design standards base on the following criteria: a) yields greater compliance with the goals of the Aspen Area Community Plan; b) more effectively addresses the issue or problem a given standazd or provision responds to; or c) is cleazly necessary for reasons of fairness related to unusual site specific constraints. . „~.6.. (~k tol-~ APPLICANT: Naomi Uhlfelder, represented by Pember & Reid Architects. ~'~ LOCATION: 633 N. Fourth Street; Lots 7-10, Block 99, Hallam's Addition ZONING: R-6 STAFF COMMENTS: I. Background: During staff review for compliance with the Residential Design Standazds (Section 26.58), staff indicated that the project was not in compliance with certain standazds. The applicant has submitted an application for review and appeal of the Design Standazds. II. Site Description: The property contains approximately 6,600 squaze feet. The existing residence was built in 1980. M ' III. Waiver requested: A. Standard: "All portions of a garage, carport or storage azea pazallel to the street shall be recessed behind the front facade a minimum of ten (10) feet." B. Standazd: "For single family homes and duplexes with attached gazages or carports, the garage must be set back at least ten (10) feet further from the street than the house." IV. Recommendation: In order to grant a variance, the committee shall fmd that the project meets one of the following criteria: a) yields greater compliance with the goals of the Aspen Area Community Plan; Staff response: The proposal is not in direct conflict with the AACP, nor does it further any of its goals. b) more effectively addresses the issue or problem a given standard or provision responds IO; OP Staff response: The residential design standazds, as well as other azeas of the Code, clearly discourage gazage access from a street if access can be obtained from an alley. An alley runs along the south side of the house. However, the applicant is required to provide two. parking spaces for the residence, and moving the driveway access will only change the access for one vehicle. c) is clearly necessary for reasons of fairness related to unusual site specific constraints. Staff response: The siting of the existing house prohibits the applicant from setting the carport back at least 10 feet further from the street than the house. The proposed location of the carport on the existing driveway allows the applicant to retain the lazge spruce trees in front of the house, which will screen the carport and minimize its impact on the street. The structure of the proposed carport will be minimal: four columns will support the canopy and a deck extension on the second floor, and the carport will be open on three sides. Since the residence can be accessed from the alley and the proposed carport will be accessed from the street, the carport shall not be excluded from floor azea calculations. Aligning the carport perpendiculaz to the street to provide access from the alley would require removal of one of the spruce trees, and would actually increase the impact of the pazking azea on the street. A one-caz carport accessed from the alley could possibly be accommodated at the reaz of the residence, however, this would require significant design revisions based on the layout of the existing residence. One uncovered pazking space could be located in the reaz of the residence, and the two pazking spaces in front of the house could be eliminated. Staff recommends that the Committee approve the variance request fording that the impact of the one-car carport on the street will be minimal, if the applicant complies with the following conditions: 1. The applicant shall eliminate t ~heY#we.par]rangaaeovered~-parking space8 a~leag~i. F fato the right-of-way. ~~ ~ : ~ ~, 2. One uncovered parking space shall be provided in the rear of the residence to be accessed from the alley. The parking space may be located within the rear yard setback. 3. The carport shall not be excluded from floor area calculations. ~~ i, , , 3 . ATE 1 • I21TII) USE A7?PLICI~TICN b~RdS Ij pmjectNaIDe UALr-E(,D~¢. .RESf9ENCE 2] Pmject location 4 33 ~' F-T lk ~g1RT-i' Sr ¢~ 5 PEN Go (.aT S ~1 -f~t~-a-v~{.- ! U SGoG~ 9 9 hl~'l-f.~+ `r d~AAITr are (;,,A;~ara sheet ~~ lot & hloc7c n~er, legal -de~iptio[1 ~e2.2 Tat ~rrt~ ai-vj 3j Pr_seat Za[ling ~'~ 4j Iat Size (<, X000 (~ .4PproX. sj az~~t,r ~ s flame, AddLass & F3~a~e # iU2 ° war ? {-fu vw~ y h l ~'rt oG>A- 1,~~3 u.~ St" r4-SPrN 9Zs ~ Rtive's xame, A~ -°- & Pba~e # ~~t 361rz ~- Iz-cr~~ ~~'?.~bf"Tjs[?-Sr /Uc. 4fz N~• IU.ft.G sz f~sPrs?~ ~] 2YP~ of Appl.i,ratiai .(pl:ease all ffiat apply) : - - ~ditirrnal IIse ~trel SPAR - ~no~ual Ai~tri~ DeV. ~. -Special Review FSisl SPA -Final A;ctrmir• Dev. i - $040 l.1vr-Ynlitw ~oepbial POD 1Kimr Ai- ~ Dem. - Stseam Maigin ~ -Final POD - Aicl-nr-;~ Demnlitiort - M7lIlitaln V1eG7 Plane _ SpF']d1P1S1~1 Aiti-rn-i t- ~~~a~~ - a t/I~s~ Ame~malt - Gt$S Allotm~t - Titw ~ Design Review - Q~ '~ Appeal Board 8) D~xsiptirn of {yflristirr3 775es •• (amber and. type of ed.~-tiny s~i~ctiu{eys;~ app~~*a $~. ft.; a~ 4L 1lCYLlAJI6; any t~acne~tc at71~(~illC ~ a •~- ~e. ls!- Gwrc~.~ G~~c~J ~-e ScKs/~ ~wi.,ly sh-vv~,.e S~DV~ t ~ 3 bCQ coo cv~n-s , A ,fit of .,~4 Gt~prax 2~ S 2? Lp 9) Deccriptilon of DevalopmPnt Amli~tirn ~~~'iin s ~ .c.~~s hH ~ Shv~r`t^~ • au ~/nlrnr/I a~ dw~y•b~~1 -- , ~l Shr~s rr~a-idtiriu da~0 t2e~ G~pl~ ui/ ~srs~ ,~arn~l~s-elf _ar~ stiev~ Camp/iun~ ~ta~ vt~/~ Ol~tan,~ ~vcdti- `fic~.s ~i/~hc~/~_ 10) Have you attaci~ed the fo]lawing? ~_ R~l,eto Attadm~lt 2, Minimm Stiit+ni~eirn ~I~, Raise to Agent 3. S~Cifi,c ~,t~t~;c~irn -,S (~A/~1~~ Attachment 2 The applicant's name address and telephone number... Harry and Naomi Uhlfelder 633 North Fourth Street Aspen, Colorado, 81611 970 925 7061 See attached letter, Exhibit A, (will be distributed at the meeting) 2. The Street address and Project Location: Legal Description: Zoning: legal description of the parcel. 633 North Fourth Street Aspen, Colorado Lots 7 through 10, Block 99, City of Aspen R-6 Hallam's Addition, 3. A disclosure of ownership... See attached letter, Exhibit B, (will be distributed at the meeting) 4. Graphics submitted... See attached drawings, Attachment 3. Includes site plan and neighborhood map, Street elevation and Photo Panorama, as well as a model and house elevation, will be presented at the meeting. A written explanation... The owners would like to add a study and an elevator to an existing two story residence. The additions will be located, along the alley side and in the back of the house. The project also involves the reworking of the existing one car garage, as an elevator entrance. The existing garage is narrow by today's standards and it is not currently used to store cars. The owner would like to add a carport to the existing driveway area to replace the garage. It will cover only enough area for one car to sit on the existing driveway. The variance is being requested for that carport and for the areas in which the existing house does not comply with the residential design standards. Currently there are two large trees which screen the facade of the house from the street, and they will continue to do so. The only area of new construction which will be visible is the carport. The carport will be constructed so that only minimal structure will touch the ground. This structure, in the form of four columns, will support an extension to the existing deck on the second floor. The deck railing will match the existing railing which can be seen from the street. The new deck will sit at the second floor level and project through the two large trees on either side. The carport will actually be defined more by the scale of the second floor deck and railing than by the function of the carport. It's height and width are in keeping with the more human scale of decks and floor heights than the scale ordinarily defined by the car. The current lot size is approx. 6,600 sq feet. The total FAR is 3,324 sq ft and the existing house is approx. 2,527 sq ft. The total additions use approx. 450 of the remaining 797 sq ft. The existing garage will use an additional 210 sq ft. As you can see, the additions are not a significant increase to the size of the existing structure. They do not alter the existing facade massing or garage impact. In fact, the existing trees similarly form the canopy that will be created by the new carport, and provide screening and shade similarly as well. The "void" created by the existing trees over the existing driveway, will be maintained by the carport structure. Essentially the front of the house will remain the same. The intent of Ordinance 30 is to create variation in plane and volume, breakdown the large "solid" facades which span the length of the lot, and reduce the impact of the car. Our proposal, while changing little of the existing house continues the qualities of the existing house and site, with little impact to the street by the new construction. This variance should be granted on the basis of fairness. The project represents a small impact to the existing structure, which will not substantially affect the street. The house in it's existing form is set further back than most of the adjacent structures, is well screened from the street, and significant construction would have to occur to comply with Ordinance 30. 'IE AVM ~ePre, i Nl 1 SpA~ ~ , Sp• ~pNTp~R INlfRVq~ 2 F~F CptORA00 tl0q TH Ayfq t E ~ ~ ~t A ~~ COORO1 `J ~ 1 ~ \~ °tht~~~mOPjf ,.OF PHOTOCRAPH~ 9$3 ~NAD Uhlfelder Residence Additions 633 North Fourth Street Aspen, Colorado Pember + Reid Architects, Inc. Area Map P.O. Box 1303 Aspen, CO 81612 Scale: 1:50 v 970 920 9225 f 920 7723 Date: June 6,1996 IJ~,W Ck1~QD~-;' ~~i6NDS i ~Whv~-p ~uNS f;..DPfit 'GEGK t CdVb'~S N 4'"'' S T ~t 7 V I ~~"~' 5(y~ t~.Z T ~ I~ e M ..~ "J ~. u F EXrG ~.i ~ N~r 1:~~~.}/~.. It ~a~. ~j •~(1 ~C Uhlfelder Residence Additions 633 North Fourth Street • Aspen, Colorado Pember + Reid Architects, Inc. -- P.O. Box 1303 Aspen, CO 81612 v 970 920 9225 f 920 7723 Date: June 6,1996 ?x.., - t-. _ -- ~ - 4v~ =_- t~ E q ~~ _ ~ ~ ;~ ~ ,, ; _._ .. _ _ ~ > i q `~ ~: I, Z __ ~ , ~--~ ~' r i ~ IO '~~ f c ~~. 0. '~~ I~ ~ ~ j ~; 0 a - ~ -a k r .: 1 _ - ~. ~~ rG ~ ~<, i ~ ~ , ~. ._ +___.I ~ ~ . ~~ ;~~ ~ i ~~- _ ~ , <__ i f~ _.. ~__ _~ 1 ~ ~ ~~I 1 ~ ~I i ~'~ ~ 0 ~ I t 1, ij~ ,~ .. i i , ~ _ ~ i 1, ~ 1I ~T-~. ~. "rte ?+1 ~~ ~_ t ~ ~. I ~r_ 1 + 11 1, I r I ~I ;~ ~ I , ;, ~ _ __- - - ~ i ~ '~~ I _ ~ ,, 11 . iii"' _ ~ ~ ~ T; I ~ ~ -{ ~ I -- <I ~ .___ ~ ~~ I ......1 Si nl iMr~-»IiIM MO'Y C3M9H4 y>/Q , /~ ___ - _ _ _ ~ -t----- j ---- ~ - - ' <' y b \ , Il U I{ ~ y~ 1µ[~{~~~'e~'e / eY N~. '{~ ~ Inl a~ ~. 7 V . _ 1/ v. W Ly ~-~ ,~ ' ~ 41 nI r'r 1- ~~~ =f p ,~ p -qx .+ • r-~ .°a -. o '~ c ~ ~ U o. ~ p ~ d a i! V W ._.._. _; .. r. ... I ~ _~ ' r/ y ~~ ~ {HU~._ ........ ... ...: H '?~ : ~. W n+ ~ ~ M ~i ~ ~ w _~ _._ ~ Z .Lu^ N O ~ M i M ~ a M ~ M.-... r- ~ ~ ~ ~ ~ O NNN O~ i i T~ ~ C ~ ~ o m a =yp'~ ! ~ - .1 i. ;~ ,: .,~~,~ :.,,,.. F- - - -~ w 'Yti r , _,~~ , . _.. ( .. _,v..~ i _ .__ .~ ~ -~~ ' ~ ~.' ~~ J ~ - ~l~[-! ~ R T ~~ Mrs. Naomi Uhlfelder 633 North Fourth Street Aspen, CO 8161 I (970) 925-706 I April 29, 1996 TO WHOM IT MAY CONCERN: This letter will serve as authorization for PEMBER & REID ARCHITECTS, 412 North Mill Street, Aspen, CO, 81611, Telephone 970-920-9225, to act on our behalf in pursuing all permits, authorizations and other needs related to the renovation and construction on our property. Please contact us if you have any questions. Sincerely, Naomi Uhlfelder L 1~IT ' S I MARK N. UHLfELDER, ESQ. Attorney at Law 1050 East Waters Avenue, # 14 P.0. Box 4462 Aspen, CO 81612 Telephone (910) 920-9520 April 29, 1996 RE: Property located at 633 North Fourth Street, Aspen, Colorado; Legal Description Lots 7 through 10 Block 99 Hallams Addition (the "ProPertv") TO WHOM IT MAY CONCERN: This letter will confirm: (1) That the names of all owners of the Property are Naomi Uhlfelder; (2) That there are no mortgages, judgments, liens, easements, contracts and agreements affecting the Property; and (3) That the owner has the right to apply for the Development Application provided for by the City of Aspen. Please contact me if you have any questions. Sincerely, _~~~~~ Mark N. Uhlfelder