The URL can be used to link to this page

Home My WebLink AboutRecorded NOA.75 N Willow Ct.RDS Alt Compliance.20221219NOTICE OF APPROVAL FOR AN ADMINISTRATIVE RESIDENTIAL DESIGN STANDARD ALTERNATIVE COMPLIANCE FOR A REMODEL TO THE EXISTING SINGLE-FAMILY HOME, ON THE PROPERTY COMMONLY DESCRIBED AS 75 NORTH WILLOW COURT, AND LEGALLY DESCRIBED AS LOT 22, MAROON CREEK CLUB, AS SHOWN ON THE FINAL PLAT AND PUD FOR MAROON CREEK CLUB, RECORDED NOVEMBER 15, 1993 IN PLAT BOOK AT PAGE 4 AS RECEPTION NO.363275, PITKIN COUNTY, COLORADO. Parcel ID No. 2735-113-09-002 APPLICANT: Rodney Martin Martin 1996 MGMT Trust 8701 Collins Ave., Unit 1402 Miami Beach, FL 33154 REPRESENTATIVE: Jason Lapointe, Fuse Architecture & Construction, LLC PO Box 4525 Basalt, CO 81621 SUBJECT & SITE OF APPROVAL: The Applicant has requested alternative compliance for the following Residential Design Standards: Door Height (26.410.030.D.2— Flexible), Entry Porch Height (Section 26.410.030.D.3— Flexible), and Window Placement (Section 26.410.030.D.3 — Flexible). The subject property is at 75 N. Willow Ct. in the Maroon Creels Club (MCC), with a Parcel ID of 2735-113-09-002, and legally described as listed above. SUMMARY: The applicant is proposing a remodel of the property that include changes to the street facing fagade, include changes to fenestration and the front entry. An two-story front entry element and a series of non -orthogonal windows currently exist on the front fagade. The Applicant proposes to remove the arched windows on the front fagade and, either fill the openings, or replace with rectangular windows. The front entry will be removed and replaced with an open front porch including a shed roof. The front door will be removed and replaced, as well. The window to the west of the front entry is proposed to be replaced with a window that measures —12' tall, when the code allows a maximum height of 10'. The front door is to be replaced with a 9' tall front door and a transom above, when the code allows a maximum height of 8'. The front entry is proposed at 12' 8", when the code allows a maximum height of 10'. The applicant is therefore seeking a Residential Design Standard Alternative Compliance for these standards. (IIIII) IIIII IIIII IIIII III (I IIIII IIIII IIII I) I III IIIII �IIII IIIII IIIIIII II IIII RECEPTION#: 692136, R: $43.00, D: $0.00 DOC CODE: APPROVAL Pg 1 of 7, 12/19/2022 at 02:05:37 PM Ingrid K. Grueter, Pitkin County, CO Page I of 3 STAFF EVALUATION: hi Staff s evaluation of the Alternative Compliance request it was important to note the site context and location when evaluating the request. The property is located at the end of a cul-de- sac in the MCC. The street frontage is minimal due to the curvature of the cul-de-sac. A garage occupies much of the visible portion of the street facing fagade, and protrudes fi•om the remainder of the front fagade, and ample vegetation exists between the structure and the street, which both reduce visibility to the front entry and significant portions of the front fagade. Also, the site slopes away from the road and the structure sits approximately four feet below street grade. Door Height: The intent of the Door Height standard is "...to retain historic architectural character by ensuring modestly scaled doors that are not out of scale when compared to historic Aspen residential buildings. Large, oversized doors should be avoided so as to not overwhelm front fagade and distort the sense of hunsan scaled as perceived from the street. " There were three factors that contribute to Staffs support of Alternative Compliance for the Door Height standard: 1. The grade change from street elevation to the front entry reduces the perceived height of the door when viewed from the street, 2. The location of the site in the MCC, outside the infill area, and at the end of a dead-end road reduces the amount of pedestrian and vehicular traffic, and visibility of the structure, 3. The proposed door is 12" above the allowable height of the door and it is not a prominent element of the front fagade when viewed from the street. Staff has found the proposed design to be a reasonable design alternative given the site context, and has found the design to meet the intent of this standard, even if the standard is not met. Staff supports Alternative Compliance for this standard Entry Porch: The intent of the Entry Porch Height standard is to "...promote porches that are built at a one- story human -scale that are conspatible with historic Aspen residential buildings. This standard prevents porches that are out of scale with the street and traditional porches seen in the surrounding neighborhood. Porch designs should reinforce the one-story scale and help reduce perceived mass as viewed from the street. " This standard is identified as important in the infill area. The proposed front entry porch is built to the same scale as the adjacent one-story garage. Even though the height measurement exceeds the 10' maximum height for one-story as defined in the RDS chapter, the height of the porch corresponds to other one-story scaled elements of this structure and adjacent buildings. The same site conditions that contribute to the door height alternative compliance review apply to this element. The change in grade and reduced presence of the front entry feature help the porch appear as one-story, even if it exceeds the 10' strict height limit. Staff feels that the design alternative, site context, and location of the property contribute to the proposed design meeting the intent of the standard, even if the standard itself is not met. Staff has found the proposed design to be a reasonable design alternative given the site Page 2 of 3 context, and has found the design to meet the intent of this standard, even if the standard is not met. Staff supports Alternative Compliance for this standard Window Placement: Key aspects in the intent of the Window Placement standard for this review are that the standard "seeks to preserve the historic architectural character of Aspen by preventing large expanses of vertical glass windows that dominate street facing facades. Overly tall expanses ofglass on a street facing facade do not relate well to human scale. " Like the previous two standards, the site context and location contribute to Staff's support of alternative compliance for this standard. The proposed window is the same height as the previous window and the top of the window continues to relate to second story portions of the structure, and other one-story elements on the front facade, in an appropriate manner. The window sill is being lowered, which increase the height beyond the max allowed by the code. With the grade change, this increased height has a minimal visual impact when viewed from the street. The window location is the least visible element being considered for alternative compliance. The existing window is not visible from the street. That will likely change with the change to an open front porch, but the window, despite the height, will have minimal visibility and will not dominate the street facing facade of the building. Due to the location of the window that's shielded by the front entry feature, changes in elevation between the street and the window, and minimal street frontage of the property, staff feels the design meets the intent of the standard, even if the standard is not met. Staff support alternative compliance for this standard. DECISION: The Community Development Director finds the requested Alternative Compliance to the Residential Design Standards for the changes to the street facing facade as noted above meets the requirements as described in the Land Use Code, and hereby APPROVES the request. APPROVED BY: h' .li Supi Community 13&elopment Director Attachments: Exhibit A — Staff RDS Checklist (recorded) Exhibit B — Proposed Drawings (recorded) 12 / fr, /ZZ Date Page 3 of 3 Exhibit A m I V O b ro m I b w �olc GXILLULL ll r O 11 zfS LC_ r-� 64