HomeMy WebLinkAbout75 N Willow Ct.RDS Alternative Compliance.NOA.20221215Page 1 of 3
NOTICE 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 Creek 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
façade, 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 façade. The Applicant proposes
to remove the arched windows on the front façade 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.
Page 2 of 3
STAFF EVALUATION:
In 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 façade, and protrudes from the
remainder of the front façade, and ample vegetation exists between the structure and the street,
which both reduce visibility to the front entry and significant portions of the front façade. 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
façade and distort the sense of human scaled as perceived from the street.”
There were three factors that contribute to Staff’s 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 façade 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 compatible 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 3 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 of glass on a
street-facing façade 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 façade, 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 façade 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:
__________________________ _____________________
Phillip Supino Date
Community Development Director
Attachments:
Exhibit A – Staff RDS Checklist (recorded)
Exhibit B – Proposed Drawings (recorded)
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A.3.0
Existing & Proposed Elevations
date:
scale: NTS
PO Box 4525 Basalt, CO 81621
v. 970.618.5831
FUSE architecture + construction
Martin Residence
75 North Willow Court, Aspen, CO 81611
project:
2230
5, October, 2022
RDS - progress
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Existing South Elevation
Proposed South Elevation
A.3.1
Existing & Proposed Elevations
date:
scale: NTS
PO Box 4525 Basalt, CO 81621
v. 970.618.5831
FUSE architecture + construction
Martin Residence
75 North Willow Court, Aspen, CO 81611
project:
2230
5, October, 2022
RDS - progress
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Double height entry to be removed.
Proposed single-story porch massing.
Existing West Elevation
Proposed West Elevation