HomeMy WebLinkAbout308 N 1st St._Notice of Approval_20211109Page 1 of 2
NOTICE OF APPROVAL
FOR AN ADMINISTRATIVE VARIATION TO THE BUILD-TO RESIDENTIAL
DESIGN STANDARD FOR A NEW SINGLE-FAMILY RESIDENCE, ON THE
PROPERTY COMMONLY DESCRIBED AS 308 NORTH 1ST STREET, AND LEGALLY
DESCRIBED AS LOT 1 NOLAN LOT SPLIT, ACCORDING TO THE PLAT RECORDED
JULY 12, 1999 IN PLAT BOOK 50 AT PAGE 42 AS RECEPTION NO. 433253 COUNTY
OF PITKIN, STATE OF COLORADO.
Parcel ID No. 2735-124-21-010
APPLICANT: 308 N First LLC
325 Columbia Turnpike, Suite 202
Florham Park, NJ 07932
REPRESENTATIVE: David Johnston
David Johnston Architects
119 S. Spring St., Suite 203
Aspen, CO 81611
SUBJECT & SITE OF APPROVAL:
The Applicant has requested alternative compliance to the Residential Design Standard for the
Build-To Requirement (flexible) (26.410.030.B.3) Standard. The subject property is 308 N. 1st
St., with a Parcel ID of 2735-124-21-010, and legally described as listed above.
SUMMARY:
An application was submitted to develop a vacant lot with a single-family residence and the
proposed design requires a variation to the Build-To Requirement. The proposed design is
depicted in Exhibit A. The Build-To Requirement Standard requires 60% of the front façade to
be within 5’ of the setback. The front façade is established by the façade that contains the
primary entrance to the building.
The subject site is a corner lot with 1st Street to the west and Hallam St. to the south. The primary
entrance is on the west façade. Approximately 40% of the front façade facing 1st Street is within
5’ of the setback.
The Residential Design Standards (Chapter 26.410) apply to this application. The proposal
complies with all standards except 26.410.030.B.3 Build-To Requirement (Flexible).
STAFF EVALUATION:
The standard requires 60% of the façade containing the primary entry to be within 5’ of the
setback. The proposed design includes an enclosed front entry with a street facing front door that
serves as the primary entrance. This entry feature also serves as a Projecting One-Story Element
to satisfy the One-Story Element standard. The one-story element standard requires the
projecting one-story element to project 6’ from the front façade. The dimensional requirement
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for the Build-To Requirement and Projecting one-story element create a challenge with
compliance. If the exterior wall of the great room were to move closer to the setback to meet the
Build-To requirement it would no longer comply with the projecting one-story element
requirement.
Staff has found the proposed design to meet the intent of the Build-To requirement although the
standard is not technically met. The intent of the standard is to create a “consistent physical
pattern of front facades close to and parallel to streets in order to frame the street.” This standard
is especially important in the Aspen Infill area.
RDS does not require the front entry to be located in relation to the front yard setback. The front
yard setback for this lot is the south side of the lot along Hallam St. 100% of the façade facing
Hallam is within 5’ of the front yard setback, but that is not considered the front façade for this
standard. The front façade faces 1st Street to the west.
Since the design provides a consistent physical pattern along Hallam Street, and includes over
30’ of façade length along 1st street, staff has found the proposed design provides a consistent
physical pattern framing the street, even though the 60% minimum threshold of the façade
containing the primary entrance is not met. It’s also important that the primary entry is within 5’
of the setback and both facades are parallel to the street.
The intersection of the One-Story element requirement and proximity to the setbacks, and Staff’s
finding that adequate structure in proximity to the setbacks when considering both street facing
facades are the basis of Staff’s decision that the proposed design meets the intent of the standard,
even if the proposed design doesn’t meet the letter of the standard language.
DECISION:
The Community Development Director finds the requested Alternative Compliance to the
Residential Design Standards for the Build-To Requirement Standard 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 – RDS Drawings (recorded)
Exhibit B – RDS Checklist (recorded)
Exhibit C – Staff Findings (not recorded)
Exhibit D – Application (not recorded)
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Studio William
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Architecture, Interiors &
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5820 Wilshire Blvd.,Suite 500,
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P: 323 931-1365 F: 323 931-1368
E: info@williamhefner.com
Studio William
Hefner
Architecture, Interiors &
Landscape
As
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Architecture, Interiors &
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Exhibit B
St
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