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Home My WebLink AboutNotice of Approval.1045 Cemetery Lnmr�rmm�i��m� RECEPTION#: 707687, R: $48.00, D: $0.00 DOC CODE: APPROVAL Pg 1 of 8, 02/11/2025 at 04:21:04 PM Ingrid K. Grueter, Pitkin County, CO NOTICE OF APPROVAL ADMINISTRATIVE APPROVAL GRANTING A RESIDENTIAL DESIGN STANDARD ALTERNATIVE COMPLIANCE AT 1045 CEMETERY LANE, UNIT 1, LEGALLY DESCRIBED AS CONDOMINIUM UNIT 1, R.N.R. CONDOMINIUMS, ACCORDING TO THE MAP THEROF RECORDED FEBRUARY 15,1980 IN PLAT BOOK 8 AT PAGE 82 AND AMENDMENT THERETO RECORDED FEBRUARY 26,1990 IN PLAT BOOK 23 AT PAGE 91 AND SECOND AMENDED PLAT RECORDED NOVEMBER 5,1998 IN PLATE BOOK 47 AT PAGE 53 AND AS DEFINED AND DESCRIBED IN THE CONDIMINIUM DECLARATION RECORDED FEBRUARY 15,1980 IN BOOK 383 AT PAGE 786 AND AMENDMENT THERTO RECORDED FEBRUARY 26, 1990 IN BOOK 614 AT PAGE 784 AND SECOND AMENDMENT RECORDED SEPTEMBER 6, 2001 UNDER RECEPTION NO.458403, COUNTY OF PITKIN, STATE OF COLORADO. PARCEL ID: 2735-013-22-001 APPLICANT: Valerie Edgington 1045 Cemetery Lane, Unit 101 Aspen, CO, 81611 REPRESENTATIVE: Seth Hmielowski, Z Group Architecture and Interior Design 208 Midland Avenue Basalt, CO 81621 SUBJECT & SITE OF APPROVAL: 1045 Cemetery Lane, Unit 1, Aspen, CO 81611 SUMMARY: The subject parcel is located in the Moderate -Density Zone District (R-15) and is currently developed with a stacked duplex structure. The applicant has requested a Residential Design Standard (RDS) Alternative Compliance for Standard 26.410.030.b.4, One-story Element (Flexible), and Standard 26.410.030.d.3, Entry Porch Height (Flexible). The existing building is one story, as commonly defined, and does not include a One-story Element or a porch. The proposal includes a small addition and the construction of a porch on the front fagade. If a subject parcel 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 listed referenced above (Section 26.410.010.a), Alternative Compliance may be granted by the Community Development Director. The subject parcel must meet the general intent statements in 1045 Cemetery Lane, Unit 1 Residential Design Standard Alternative Compliance Page 1 of 5 RECEPTIONM 707687, 02/11/2025 at 04:21:04 PM, Pgs 2 of 8, Ingrid K. Grueter, Pitkin County, CO Section 26.410.010.a, Intent, as well as the intent statements in each standard in order to be granted Alternative Compliance. STAFF EVALUATION: Standard 26.410.030.b.4. One-story Element The One-story Element standard states that "a principal building shall incorporate a one- story element on the front fagade. Duplexes in a side -by -side configuration are required to have a one-story element per dwelling unit." There are three options to meet this requirement — building a Projecting One -Story Element, a Loggia, or a One -Story Stepdown. The Residential Design Standards define One Story as "[a] portion of a building between the surface of the finished floor and the ceiling immediately above; or the wall plate height where no additional stories are located above. One story shall not exceed 10 feet for the purposes of the Residential Design Standards." The structure has a single story but has a wall plate height of approximately 12' 8" at the front porch, exceeding the RDS definition of one story. It does not strictly meet this standard. Standard 26.410.030.d.3, Entry Porch Height The Entry Porch Standard states that "[a]n entry porch or canopy on the front fagade of a principal building shall be no more than one-story in height as defined by [Chapter 26.410, Residential Design Standards]." As previously noted, the front porch does not meet the Residential Design Standard definition of one-story. Intention Statements and Staff Analysis The intention of the One-story Element Standard states: This standard seeks to establish human scale building features as perceived from the street and express lower and upper floors on front fagades 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 facade 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 intent for Standard 26.410.030.d.3, Entry Porch Height states: This standard promotes 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 critical for buildings in the Infill Area. 1045 Cemetery Lane, Unit 1 Residential Design Standard Alternative Compliance Page 2 of 5 RECEPTION#: 707687, 02/11/2025 at 04:21:04 PM, Pgs 3 of 8, Ingrid K. Grueter, Pitkin County, CO Staff finds that the proposal meets these intentions. The proposal is at a human scale and includes a front porch. The porch clearly expresses a one-story scale as perceived from the street. The porch is at scale with the street and reinforces the one-story scale. The property is not in the Aspen Infill Area. Section 26.410.010.a, General Residential Design Standards The overarching intentions of the Residential Design Standards (Sec. 26.410.010.a) are: 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. 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. 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. The applicant's proposal solidifies the connection between the street and the primary structure. The structure currently has neither a front porch nor a walkway connecting to the street. The proposal adds both of these features. Most standards around massing do not apply to this property since it is outside of the Aspen Infill Area and has a front yard setback of 25'. The proposal is a continuity of the building at a single story and doesn't change the plane of the structure. The porch is in line with the first story of the structure and is at a human scale. The pitched roofs of the addition and porch reflect Aspen's historic architecture tradition. 1045 Cemetery Lane, Unit 1 Residential Design Standard Alternative Compliance Page 3 of 5 RECEPTIONM 707687, 02/11/2025 at 04:21:04 PM, Pgs 4 of 8, Ingrid K. Grueter, Pitkin County, CO DECISION: The Community Development Director finds the application for a Residential Design Standard Alternative Compliance at 1045 Cemetery Lane, Unit 1, is consistent with the general intent statements in Section 26.410.010.a as well as the intent of the flexible standard Section 26.410.03.b.4 and Standard 26.410.030.d.3 and thereby APPROVES the request for Alternative Compliance. APPROVE BY: Anderson, AICP Community Development Director Attachments: Exhibit A — Approved Drawings (recorded) z 1 L?, �- -6a—tye 1045 Cemetery Lane, Unit 1 Residential Design Standard Alternative Compliance Page 4 of 5 o 0 N N � tm d c o 3 m m O N m a mM o Q ° m goo A O ... 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