HomeMy WebLinkAboutFile Documents.433 W Bleeker St.0170.2017 (17).ARBKNOTICE OF APPROVAL
ADMINISTRATIVE APPROVAL GRANTING A RESIDENTIAL DESIGN
STANDARD ALTERNATIVE COMPLIANCE AT 433 W. SLEEKER STREET,
LOT 2, STRANDBERG LOT SPLIT, ACCORDING TO THE PLAT RECORDED
OCTOBER 18, 1982 IN PLAT BOOK 14 AT PAGE 1, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
PARCEL ID 273512442002
APPLICANT: 433 Bleeker KS, LLC
Aspen, CO 81611
REPRESENTATIVE: Thunderbowl Architects Inc.
300 S. Spring Street, Suite 201
Aspen, CO 81611
SUBJECT & SITE
OF APPROVAL: 433 W. Bleeker Street, Aspen, CO 81611
SUMMARY:
The subject parcel is located in the R-6 Residential Zone District, and is currently a vacant
lot. Applicants have requested a Residential Design Standard (RDS) alternative
compliance for Standard 26.410.030.B.3 Build -to Requirement (Flexible).
REVIEW PROCEDURE:
The project has been reviewed through the City's Residential Design Standards which are
intended to ensure a strong connection between residences and streets; ensure buildings
provide articulation to break up bulk and mass; and preserve historic neighborhood scale
and character. The standards do not prescribe architectural style, but do require that each
home, while serving the needs of its owner, contribute positively to the streetscape. The
Residential Design Standards are intended to achieve the following objectives:
1. Connect to the Street
2. Respond to Neighboring Properties
3. Reflect Traditional Building Scale
The project will be reviewed for compliance with the Flexible and Non -Flexible Standards
contained within the Residential Design Standards. If the subject parcel is found to be
inconsistent with any of the Flexible Standards, but meets the overall intent of the standard
as well as the General Intent Statements listed referenced above (Section 26.410.01 O.A.1-
3, Alternative Compliance may be granted by the Community Development Director.
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RECEPTION#: 639367, R: $58.00, D: $0.00
DOC CODE: APPROVAL
Pg 1 of 10, 06/23/2017 at 09:32:52 AM
Janice K. Vos Caudill, Pitkin County, CO
ALTERNATIVE COMPLIANCE:
Applicant is requesting Alternative Compliance for Section 26.410.030.B.3 Build -to
Requirement, which is a flexible standard. The subject parcel does not meet any of the
exemptions and must meet the intent of the standard as well as the general intent statements
in Section 26.410.010.A.1-3, in order to be granted Alternative Compliance.
The intent for the Build -to Requirement states:
This standard seeks to establish a consistent physical pattern offront fagades close to
and parallel to streets in order to frame the street. The placement of buildings should
respond to the street by framing street edges physically. Buildings should be located to
provide a strong physical presence and integration within the streetscape, which
consists of the street itself and the buildings that surround it. This standard is most
important in the Infill Area where a strong pattern of smaller front setbacks and
consistent building orientation exists. Designs should maximize the amount of the front
fagade that is close to the street while still providing articulation and expressing a
human scale. Porches, front fagade walls, rooflines and other elements can all
contribute to framing the street.
STAFF EVALUATION:
In response to flexible standard 26.410.030.133 Build -to Requirement, staff finds that the
subject parcel has a site-specific constraint of mature trees in the northeast corner of the
property. The dripline for these trees limits the amount of structure that may be located
within five feet of the front yard setback. The proposed design (Exhibit A) includes almost
50% of the building width within this distance, which is almost the maximum width
between the side yard setback on the west and the tree dripline on the east. Although the
mature trees limit the buildable area, staff finds that the proposed design meets the intent
of the standard by providing a strong physical presence on the street and maintains the
existing pattern of the streetscape.
In response to the three main objectives of the Residential Design Standards, staff finds
that the subject parcel responds as follows:
• Connect to the Street: The subject parcel provides a strong physical connection
to the street with almost half of the building frontage within the required build -to
area and traditional entry features including a street -facing door and front porch.
• Respond to Neighboring Properties: The subject parcel responds to adjacent
properties through the reduction of mass and bulk on all sides, including a
stepdown on the alley side, and changes in plane in the building's fagade along the
east and west fagades.
• Reflect Traditional Building Scale: The subject parcel respects Aspen's
architecture and neighborhood characteristics and respects historical scale and
traditions through the use of limited porch heights and window sizing that respects
those found in historic Aspen architecture.
W
DECISION: The Community Development Director finds the application for a
Residential Design Standard Alternative Compliance at 433 W. Bleeker Street is
consistent with the intent of the flexible standard Section 26.410.03.133 and thereby
APPROVES the request for alternative compliance.
APPROVED BY:.
J ssica G roN
ommuni evelopment Director
Attachments:
Exhibit A — Approved Drawings (recorded)
3
JOU 12,201
Date
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