HomeMy WebLinkAboutNotice of Approval.312 Gillespie.2020091541Nov
CITY OF ASPEN
NOTICE OF APPROVAL
ADMINISTRATIVE APPROVAL FOR ALTERNATIVE COMPLIANCE REGARDING THE
ONE-STORY ELEMENT RESIDENTIAL DESIGN STANDARD FOR THE PROPERTY AT 312
GILLESPIE STREET, LEGALLY DESCRIBED AS THE "EASTERLY TRACT" AS SET OUT
ON THE SUBDIVISION EXCEPTION MAP OF THE C.F. MURPHY ASSOCIATES, INC.
PROPERTY IN HALLAMS ADDITION, ASPEN, COLORADO, RECORDED OCTOBER 31,
1980 IN PLAT BOOK 10 AT PAGE 56 AS RECEPTION NO.228393, TOGETHER WITH ALL
EASEMENT RIGHTS APPURTENANT THERETO CONTAINED IN THAT CERTAIN GRANT
OF EASEMENT RECORDED NOVEMBER 15, 1979, IN BOOK 379 AT PAGE 362, AS
RECEPTION NO.219617, PITKIN COUNTY, COLORADO.
Parcel ID Number: 2735-121-19-001
APPLICANT: Seth P. Berger
600 E. Hopkins Avenue, Suite 202
Aspen, CO 81611
REPRESENTATIVE: Luis A. Menendez, AIA
715 W. Main Street, Suite 104
Aspen, CO 81611
SUBJECT & SITE OF APPROVAL: The application proposes to remodel a single-family residence on the subject
site and requires a variation from the One -Story Element Residential Design Standard (Section 26.410.030.B.4). The
Community Development Director may approve, approve with conditions, or deny a request for Alternative
Compliance if an application is inconsistent with any of the Flexible Design Standards, but meets the overall intent
of the standard as well as the general intent statements in Section 26.410.010.A.1-3.
SUMMARY: 312 Gillespie Street is a 7,200 sf lot in the Medium -Density Residential (R-6) zone district with a
single-family residence. The lot is located at the corner where Lake Avenue turns into Gillespie Avenue creating a
unique orientation of the front fagade as perceived from each street. The existing home pre -dates the Residential
Design Standards. The applicant proposes to a remodel including above grade expansion, changes to exterior
fenestration and alterations to the front porch element. The application was initially reviewed by staff for
compliance with the Residential Design Standards and it was determined that the One -Story Element standard was
not met, but the proposal qualifies for Alternative Compliance pursuant to Section 26.410.020.13.1, Administrative
Review: Flexible Standards.
The applicant requests Alternative Compliance for the One -Story Element standard due to the existing site
configuration and the need to comply with Articulation ofBuildingMass standard which is a non -flexible Residential
Design Standard.
When it comes to existing structures, the Land Use Code provides flexibility for compliance with the Residential
Design Standards (Section 26.410.010.D). Remodels may be granted exceptions by the Community Development
Director by evaluating the scope of work and if it demonstrates "reasonable effort" to comply with the standards
triggered by the remodel. Additionally, the One -Story Element standard is a Flexible Design Standard where the code
allows more flexibility on how it is applied if the proposed design meets the overall intent of the standard and meets
the general intent statement.
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STAFF EVALUATION: Staff finds the request to approve the One -Story Element via Alternative Compliance
meets the review criteria set forth in Land Use Code Section 26.410.020.13.1, Administrative Review, Flexible
Standards.
The intent of the One -Story Element standard (Section 26.410.030.B.4) is as follows:
"... establish human scale building,features as perceived from the street and express lower and upper floors
on front facades to reduce perceived mass. Designs should utilize street facing architectural elements,
such asporches, that imitate those ofhistoric Aspen residential buildings. Buildings shouldprovide visual
evidence or demarcation of the stories ofa building to relate to pedestrians. This standard is important in
all areas of the city. Front porches or portions of the front -most wall of the front facade should clearly
express a one-story scale as perceivedfrom the street... "
According to the current Residential Design Standards, the existing front porch most closely adheres to the definition
of a Projecting One -Story Element. This feature is located on the front fagade of the home that faces the street and
contains the main entrance. As an existing building, staff finds the proposed alteration to the entry porch does not
diminish the intent of the feature as a One -Story Element, even if it does not meet the overall minimum building
width ratio as viewed from the south elevation. The revised porch design still establishes a connection to the adjacent
streets, encourages residential scale, and reflects a traditional architectural feature found in the surrounding context.
In order to increase the presence as a One -Story Element as viewed from the west elevation along Gillespie Street,
the applicant extended the length of the covered porch. Staff finds the proposed remodel meets the intent of this
standard.
The General Intent of the Residential Design Standards focuses on creating a "strong connection between residences
and streets" and the listed objects are: 1) Connect to the Street, 2.) Respond to Neighboring Properties, and 3.)
Reflect Traditional Building Scale. Although there is an increase in building mass, the design maintains a scale and
proportion that is consistent with the neighborhood through the articulation of building mass. The extended front
porch enhances the connection to the street while maintaining a pedestrian scale. Staff finds the proposed remodel
achieves the objectives of the Residential Design Standards as required in Code Section 26.410.010.A.2-3, General,
Intent.
DECISION:
The Community Development Director finds that the proposed remodel at 312 Gillespie Street meets
the intent of the One -Story Element Design Standard, as prescribed in Code Section 26.410.030.B.4.
Pursuant to Code Section 26.410.020.B.1, Administrative Review, Flexible Standards, the Community
Development Director approves the request.
APPROVED BY:
rlli pino; P4 Date
Community Development Director
Attachments:
Exhibit A —Approved Design (Recorded)
Exhibit B — Residential Design Standards Checklist (Not Recorded)
Exhibit C — Application (Not Recorded)
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