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HomeMy WebLinkAbout320 North 7th_Exhibit B_Staff Findings_210408 (1)Exhibit B RDS Alternative Compliance Page 1 of 3 Exhibit B: Staff Findings (Not Recorded) Sec. 26.410.030. - Single-family & duplex standards. (4) One-story Element (Flexible). a. Applicability. This standard shall apply to all lots except: 1.Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b. Intent. This standard seeks to establish human scale building features as perceived from the street and express lower and upper floors on front façades to reduce perceived mass. Designs should utilize street-facing architectural elements, such as porches, that imitate those of historic Aspen residential buildings. Buildings should provide visual evidence or demarcation of the stories of a 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 façade should clearly express a one-story scale as perceived from the street. Changes in material or color can also be incorporated into these elements to help to strengthen the establishment of a one-story scale. c. Standard. A principal building shall incorporate a one-story element on the front façade. Duplexes in a side-by-side configuration are required to have a one-story element per dwelling unit. d. Options. 1. Projecting One-Story Element. The front façade of the principal building shall have a one-story street-facing element that projects at least six (6) feet from the front façade and has a width equivalent to at least twenty percent (20%) of the building's (or unit's) overall width. This one story element may be enclosed living space or a front porch that is open on three (3) sides. This one story element shall be a minimum of 50 square feet in area. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. See Figure 10. Sec. 26.410.020. - Procedures for Review. (b) Administrative Review. Consistency with the Residential Design Standards shall be determined administratively, unless a variation is requested. The Administrative Review process will result in a determination of approval or denial for compliance with the Residential Design Standards. All projects will be reviewed for compliance with the Flexible and Non-flexible Standards contained within the Residential Design Standards. Flexible and Non-flexible Standards are defined as follows: Figure 0 Figure 10 Exhibit B RDS Alternative Compliance Page 2 of 3 (1) Flexible Standards. Flexible Standards are standards for which additional flexibility around the specific requirements of a standard may be granted administratively. If an application is found to be inconsistent with any of the Flexible Standards, but meets the overall intent of the standard as well as the general intent statements in Section 26.410.010(a)(1)—(3), Alternative Compliance may be granted. The Community Development Director shall approve, approve with conditions, or deny Alternative Compliance. If an application does not meet the overall intent of a Flexible Standard, the applicant may either amend their proposal or seek a variation, pursuant to Section 26.410.020(c), Variations. Staff Response: The intent statement of the one-story projecting element states “This standard seeks to establish human scale building features as perceived from the street and express lower and upper floors on front façades to reduce perceived mass. Designs should utilize street-facing architectural elements, such as porches, that imitate those of historic Aspen residential buildings. Buildings should provide visual evidence or demarcation of the stories of a 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 façade should clearly express a one-story scale as perceived from the street. Changes in material or color can also be incorporated into these elements to help to strengthen the establishment of a one-story scale.” The applicant has proposed a front porch element that clearly expresses a one-story scale. Due to the nature of the current building, and the fact that this project is a remodel, the projection of the porch is limited to approximately 4 feet 4 inches in depth. The applicant is using the allowed architectural projection of 18 inches found in Chapter 26.575 to enable the largest projection possible. Additionally, other design elements provide differentiation for this element. Responses to the general intent statements outlined in Section 26.410.010 are outlined below. Staff finds this criterion is met. Sec. 26.410.010. - General. (a) Intent. The City's Residential Design Standards are intended to ensure a strong connection between residences and streets; ensure buildings provide articulation to break up bulk and mass; and preserve historic neighborhood scale and character. The standards do not prescribe architectural style, but do require that each home, while serving the needs of its owner, contribute positively to the streetscape. The Residential Design Standards are intended to achieve the following objectives: (1) Connect to the Street. Establish a visual and/or physical connection between residences and streets and other public areas. The area between the street and the front of a residential building is a transition between the public realm of the neighborhood and the private realm of a dwelling. This transition can strongly impact the human experience of the street. Improve the street experience for pedestrians and vehicles by establishing physical and visual relationships between streets, and residential buildings located along streets. Porches, walkways from front entries to the street, and prominent windows that face the street are examples of elements that connect to the street. Exhibit B RDS Alternative Compliance Page 3 of 3 Staff Response: The proposed porch provides a clear connection to the street. The porch size is longer than required, which provides a balance for the smaller depth. The overall connection to the street meets the intent of this statement. Additionally, the design includes an updated front door and overall entry connection. Staff finds this intent statement is met. (2) Respond to Neighboring Properties. Reduce perceived mass and bulk of residential buildings from all sides. Encourage a relationship to adjacent development through similar massing and scale. Create a sense of continuity through building form and setback along the streetscape. Providing offsets or changes of plane in the building facades or reducing the height near side lot lines are examples of responding to neighboring properties. Staff Response: The proposed porch provides a critical relationship with the street and overall neighborhood. The porch extends into the setback, as allowed by city code, but the overall rhythm of the neighborhood setbacks is maintained and reinforced with the proposed design. Staff finds this intent statement is met. (3) Reflect Traditional Building Scale. Retain scale and proportions in building design that are in keeping with Aspen's historic architectural tradition, while also encouraging design flexibility. Reinforce the unique character of Aspen by drawing upon the City's vernacular architecture and neighborhood characteristics in the design of structures. Encourage creative and contemporary architecture, but at a scale that respects historic design traditions. Ensure that residential structures respond to "human-scale" in their design. Ensure that residential structures do not visually overwhelm or overshadow streets. Windows that are similar in size to those seen in historic Aspen architecture or limiting the height of a porch to be in line with the first story of a building are examples of reflecting traditional building scale. Staff Response: The proposed porch provides a traditional building scale in the neighborhood. The feature creates a human scale that does not overwhelm or overshadow the street. Staff finds this intent statement is met.