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HomeMy WebLinkAboutagenda.boa.19950907CITY OF ASPEN BOARD OF ADJUSTMENT SEPTEMBER 7, 1995 4:00 P.M. FIRST FLOOR MEETING ROOM A G E N D A I. CALL TO ORDER ROLL CALL II. CASE #95-10 ORIGINAL STREET CONDOMINIUM III. MINUTES IV. ADJOURNMENT am APPLICATION FOR "RESIDENTIAL DESIGN STANDARDS" CHECKLIST REVIEW Ordinance #30, Series of 1995, requires all residential development within the City of Aspen, with certain exemptions for the R-15B zone district, comply with the design standards on the attached pages labeled "Residential Design Checklist. Prior to submitting for a building permit, all applicants are required to attend a pre -application conference with a member of the City planning staff and then to prepare an application for checklist review. The review is handled by staff. Once completed, if all standards have been met, the applicant will receive a written approval to apply for a building permit. Without this statement, a building permit wi11 be rejected. Specific Submission Requirements Sheet 1. Required Drawings Neighborhood Block Plan at 1" = 50' Show front portions of all existing buildings on both sides of the block and their setback from the street, in feet. Identify parking and front entry for each building locate accessory dwelling units and alleys, if any. Sheet 2. Required Drawings Site Plan at 1/16" = 110" Show ground floors of all buildings on the subject parce, as proposed, and footprints of adjacent buildings for a distance of at least 100 feet from side property lines. Show topography with 2' contours ( for your site only) . Sheet 3. Required Drawings 1. Street Elevation at 1/16" = 110" Include elevations of the proposed project and at least two adjacent buildings on both sides. Include windows, front doors and roof line. 2. Additional Project Elevations at 1/8" = 110" (as needed) . Sheet 4. Photographic Panorama Photographic panorama should show elevations of all buildings on both sides of your block, including present conditions of your building site. Label - photos and provide loose or mounted on a presentation board. ONE FULL SIZE SET AND ONE REDUCED SET OF ALL DRAWINGS IS REQUIRED. RESIDENTIAL DESIGN CHECKLIST ) Building Orientation ( ) The orientation of the principal mass of all buildings must be parallel to the streets they face. On corner lots, both street -facing facades of the principal mass must be parallel to the road. On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. ( ) All single family homes, townhouses, and duplexes must have a street -oriented entrance and a street facing principal window, except townhouses and accessory units facing courtyards or gardens, where entries and principal windows should face those features. On corner lots, entries and principal windows I hould face whichever street has a greater block length. 1. A street oriented entrance requires that at least one of the following two conditions are met: ( ) The front entry door is on the street facade ( ) A covered entry porch of fifty ( 50 ) or more square feet is part of the street facade. 2. A street facing principal window requires that ( ) a significant window or group of windows of a living room, dining room or family room face the street. ( ) For single family homes and duplexes with attached garages or carports, the width of the house must be at least f ive ( 5 ) f eet greater than the width of,the garage along its street facing frontage. ( ) For single family homes and duplexes with attached garages or carports, the garage must be set back at least ten (10) feet further from the street than the house. ( ) Multiple unit residential buildings must have at least one street -oriented entrance for every four (4) units. ( ) Front units buildings must window. Building Elements of multiple unit residential have a street facing principal ( ) All residential buildings must have a one-story street facing element the width of which comprises at least 20% of the building's overall width. Build -To Lines ( ) If 75% or more of the residential buildings on the face of a block where a project is to be located are within two ( 2) f eet of a common front setback line, a minimum of 60% of a proposed project s front facade must also be within two ( 2 ) feet of that front setback. ( ) Corner sites are of particular importance in the definition of street frontages. Therefore on corner sites where fewer than 75% of the residential buildings on the face of a block are located within two (2) feet of a common setback line, a minimum of 60% of at least one of the street frontages of a proposed project s front facade must be located within two (2) feet of the minimum setback. Primary mass ( ) A primary mass is a building volume for which two of the following three characteristics do not vary: plate height, ridge height, wall plane. The floor area of a primary mass in excess of 70% of total allowable FAR shall be multiplied by 1.25. Inflection ( ) If the street frontage of an adjacent structure is one story in height for a distance more. than twelve 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. 4 ( ) If the adjacent structures on both sides of a proposed building are one story in height, the required one story volume of the proposed building may be on one side only. ( ) If a proposed building occupies a corner lot; and faces an adjacent one story structure, the required one story element may be reversed to face the corner. Garages and Driveways ( ) All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet. ( ) Garages below natural grade, garages with a vehicular entrance width greater than twenty four (24) feet, and garages with a vehicular entrance width greater than 40% of the front facade in total shall meet one of the ea following conditions: ( ) All elements of the garage shall be located within fifty ( 50 ) feet of the rear lot line or ( ) All elements of the garage shall be located farther than one hundred fifty (150 ) feet from the front lot line, or ( ) The vehicular entrance to the garage shall be perpendicular to the front lot line Areaways ( ) All areaways, lightwells and/or stairwells on the street facing side(s) of a building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. Calculating floor area ratio -# w Accessory dwelling unit or linked pavilion. For the purpd" -of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, the following shall apply: The allowable floor area of an attached accessory dwelling unit shall be excluded up to a maximum of two hundred fifty (250) square feet of allowable floor area or fifty percent of the size of the accessory dwelling unit whichever is less. An accessory dwelling unit separated from a principal structure by no less than fifteen (15 ) feet with a maximum footprint of four hundred fifty ( 450 ) square feet shall be calculated at fifty percent of allowable floor area up to seven hundred ( 7 00 ) square feet. Any element linking the principal structure to the accessory unit may be no more than one story tall, six (6) feet wide, and ten (10) feet long. Any element linking the principal structure to an accessory structure in excess of ten feet shall have that excess counted as floor area. This floor area exclusion provision only applies to accessory dwelling units which are subject to review and approval by the planning and zoning commission pursuant to conditional use review and approval, section 7-304 of Chapter 24 of this Code. An element linking a detached garage to the principal structure shall not be included in the calculation of floor area provided that the linking structure is no more than one story tall, six (6) feet wide, and ten (10) feet long. Decks, balconies porches, loggias and stairways. The calculation of the floor area of a building or a portion thereof shall not include decks, balconies, stairways, terraces and similar features; unless the area of these features is greater than fifteen percent of the maximum allowable floor area of the building. Porches shall not be counted towards FAR. Loggias shall be calculated as .5 FAR Garages, carports and storage areas. 1. All districts except the R15-B zone district. For the purpose of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, garages, carports and storage areas shall be excluded up to a maximum area of two hundred fifty (250) square feet per dwelling unit; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as .5 FAR; all garage carport and storage areas in excess of five hundred (500) square feet per dwelling unit shall be included -as part of the residential floor area calculation. For any dwelling unit which can be accessed from an alley or private road entering at the rear or side of the dwelling unit, the garage shall only be excluded from floor area calculations up to two hundred fifty (250) square feet. per dwelling unit if it is located on said alley or road; all garage, carport and storage areas between two hundred fifty ( 2 5 0 ) and five hundred ( 5 0 0 ) square feet shall be calculated as .5 FAR. For the puroposes of determining the exclusion, if any, applicable to garages, carports, and storage areas, the area of all such a%tg-uptures on a parcel shall be aggregated. 2. R-15B zone distriet. Garages, carports, and storage areas shall be exempt from floor area up to a maximum of five hundred (500) square feet. 3. Except in the R-15B zone district, when calculating floor area ratio, lot area shall include only areas with a' -slope of�less than 20%. In addition, half (.50) of, lot areas , with as slope= of 20-30% may be counted towards floor area ratio;' areas*with -slopes of greater than 30% shall be excluded. The total reduction in FAR for a given site shall not exceed 25%. Also excluded for the purpose of floor area calculations is that area beneath the high water line of a body of water and that area within an existing or proposed dedicated right-of-way or surface easements. Lot area shall include any lands dedicated to the City of Aspen or Pitkin County for the public trail system, any open irrigation ditch, or any lands subject to an above ground or below ground surface easement such as utilities that do not coincide with road easements. When calculating density, lot area shall have the same exclusions and inclusions as for calculating floor area ratio, except for exclusion of areas of greater than 20% slope. 4. For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior express -ion of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expression shall be defined as facade penetrations between nine ( 9 ) and twelve (12) feet above the level of the finished floor, and circular, semi circular or non -orthogonal fenestration between nine (9 ) and fifteen (15 ) feet above the level of the finished floor. 5. The area of any story, whose top of floor is a maximum of eighteen (18) inches above natural or finished grade, whichever is lower, at any point along the perimeter of the building shall be excluded from floor area calculations. For any story which is partly above and partly below natural or finished grade whichever is lower, a calculation of the total volume of the story which is above and which is below grade shall be made, for the purpose of establishing the percentage of the area of the story which shall be included in floor area calculations. This calculation shall be made by determining the total percentage of the perimeter wall area of the story which is above natural or finished grade, whichever is lower, which shall be multiplied by the total fluor�'ar,ea of the subject story, and the resulting total shall be that area which is included in the floor area calculation. Height 1. Methods of measurement for varying types of roofs. a. Flat roofs or roofs with a slope of less than 3:12. The height of the building shall be the maximum.- measured vertically from the natural or finished grade, ,,o13 rtc : ;.whichever is lower, to the top or ridge of a f lat., mansard, or other roof with a slope of less than 3:12. b. Roofs with a slope from 3:12 to 8:12. For roofs with a slope from 3:12 to 8:12, height shall be measured ., vertically from the natural or finished grade, whichever d• : is-. lower, to -the mean height between the eaves and ridge , , T L..of a�,gable, hip, gambrel -or other similar pitched roof. The ridge of a gable, hip, gambrel, or other pitched roof -_ shall not extend over five (5) feet above the maximum height limit. c . Roofs with a slope of 8:12 or greater. For roofs with a slope of 8:12 or greater, height shall. be measured vertically from the natural or finished grade, whichever is lower, to a point one-third (1/3) of the distance up from the eaves to the ridge. There shall be no limit on the height of the ridge. Chimneys and other appurtenances may extend up to .a maximum of two (2) feet above the ridge. d. Chimneys, antennas, and other appurtenances. Antennas, .chimneys, flues, vents or similar structures shall not extend over ten (10) feet above the specified maximum height limit, except for roofs with a pitch of 8:12 or greater, these elements may not extend more than two (2) feet above the ridge. Water towers and mechanical L c� equipment sha 11 not extend over five ( 5 ) f eet above, the owzl:specif ied maximum height limit. Church spires, bell towers :and like architectural projections, as well as flag poles, }y may extend over the specified maximum height limit. 2. Exceptions for buildings on slopes. The maximum height of a building's front (street facing) facade may extend for the first thirty ( 3 0 ) feet of the building's depth. 3. Exceptions for areaways, lightwells and basement stairwells. An areaway, lightwell or basement stairwell of less than one hundred (100) square feet, entirely recessed behind the vertical plane established by the portion of. the building facade r, which is closest to the street, and enclosed on all four sides to within eighteen (18 ) inches of the first floor level shall not be counted towards maximum permissible height. r-Parking .: r . 1. For single family and duplex residential used: 2 spaces/dwelling unit. Fewer spaces may be provided by special review pursuant to Article 7, Division 5 for, historic landmarks only, and fewer spaces may be provided by conditional use review7pursuant to Article 7, Division ny:_.for Accessory- Dwelling .:Units only. only 1 space per 'dwelling unit is required i.f the unit is either a studio or a-ti"bedroom dwelling unit. site coverage Roof or balcony overhangs, cantilevered building elements and,., similar features extending directly over grade shall be excluded from maximum allowable site coverage calculations.