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Home My WebLink AboutApplicant Presentaion_February 171020 East Cooper Project INTRODUCTION February 17 2021 continued hearing HPC Conceptual Review Relocation Demolition (rear sheds) Growth Management Transportation & Parking Establishment of Aff ordable Housing Credits 1020 East Cooper Project INTRODUCTION Project Team Ownership 1020 East Cooper LLC: controlled and managed by James DeFrancia and Jean Coulter Land Planning Sara Adams, BendonAdams Architecture Brian Beazley, DJA Engineering Jesse Swann, Sopris Engineering General Contractor Jason Morley, RA Nelson 1020 East Cooper Project FEEDBACK Continued public hearing for restudy Mass + Scale • Lowered height • Reduced Floor Area • Added dormer to landmark • Reconﬁ gured units Front yard Setback + Distance Between Buildings • Increased front yard by 1.5 feet • Investigated distance between buildings and cannnot reduce 10 feet separation • No rear yard variation due to Fire Codes Topics to Clarify • Onsite storage • Transportation Plan • Neighborhood Outreach • Public comment 1020 East Cooper Project DIMENSIONS RMF Zone District Dimensional Requirement 1020 East Cooper Project - JANUARY 13, 2021 1020 East Cooper Project FEBRUARY 17, 2021 Code compliant? Lot Size No lot size minimum for historic properties. 4,379sf *legal non-conforming lot of record -Yes Floor Area 1:25:1 and 5,474sf 0.97:1 and 4,049sf 0.89:1 and 3,899 sf Yes UNDER allowable FAR by 1,575 sf Density •Less than 1 unit/1,500 sf of lot area = .75:1 •Equal to or denser than 1 unit/1,500sf of lot area = 1.25:1 •Equal to or denser than 1 unit/750sf of lot area = 1.5:1 5 units on 4,379sf lot = 1.71 units/1,500sf of lot area 1.25:1 FAR allowed -Yes Max. Height 32 ft 31 ft 8.25 in South elevation 27 ft 6 in North elevation 26 ft 8.5 in East elevation 29 ft 8.5 in West elevation 29ft 1.5in Yes UNDER height max Front Setback 5 ft 5 ft 6 ft 6 in Yes EXCEED minimum setback by 1 ft 6 in Side Setbacks 5 ft 5 ft -Yes Rear Setbacks 5 ft 5 ft -Yes On-site Parking Requirement No on-site requirement. Ability to pay cash in lieu payment for 5 spaces. 4 on-site spaces provided, cash in lieu payment for 1 space. - Yes EXCEED requirement by 4 onsite spaces 1020 East Cooper Project 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reﬂ ect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. MASS + SCALE 1020 East Cooper Project 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reﬂ ect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. MASS + SCALE 1020 East Cooper Project MASS + SCALE 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reﬂ ect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. 1020 East Cooper Project MASS + SCALE 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reﬂ ect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. 1020 East Cooper Project 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and ﬁ nish to those used historically on the site and use building materials that contribute to a traditional sense of human scale • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. MASS + SCALE 1020 East Cooper Project 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. MASS + SCALE 1020 East Cooper Project 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character deﬁ ning façade. • A new dormer should ﬁ t within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper ﬂ oor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. • Dormers are not generally not permitted on AspenModern properties since they are not characteristics of these building styles. LANDMARK 1020 East Cooper Project SITE PLAN 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1020 East Cooper Project HOUSING UNIT SUMMARY Aff ordable Housing Unit Breakdown Unit # Bedroom Basement Net Livable Area (sf) Ground Level Net Livable Area (sf) Second Level Net Livable Area (sf) Third Level Net Livable Area (sf) Total Size (sf) without storage Exterior Storage Landmark 101 2 462.52 450.47 103.9 - 1,016.9 - Landmark 102 3 482.85 533.7 182.9 - 1,199.4 - Unit 103 2 436.51 471.54 - - 886.2 6.1 Unit 201 3 - - 1,011.8 - 1,011.8 28 Unit 301 2 - - - 786.7 786.7 28 Total Net Livable Area (SF)4,901 12.75 FTEs generated • Private deck/porch all units • Washer/Dryer all units • 2 bathrooms all 2-bedroom units • 3 bathrooms all 3-bedroom units 1020 East Cooper Project FLOOR PLANS 1020 East Cooper Project FLOOR PLANS 1020 East Cooper Project STORAGE 1020 East Cooper Project TRANSPORTATION PLAN we C2G Legend we C2G HC MV HC MV = = = =1 Min Walk 1 Min Walk 6 Min Walk 3 Min Walk 1020 East Cooper Project CONTEXT 1020 East Cooper Project HEIGHT 1012 E Cooper 1024 E Cooper 1015 E Hyman 1007 E Cooper 1001 E Cooper 1034 E Cooper 1039 E Hyman 1020 E Cooper 0 5 10 15 20 25 30 35 1020 East Cooper Project FAR RATIOS 0.0 0.3 0.6 0.9 1.2 1.5 1024 E Cooper 1015 E Hyman 1001 E Cooper 1034 E Cooper 1039 E Hyman 1020 E Cooper 1012 E Cooper 1007 E Cooper 1020 East Cooper Project COMMUNITY OUTREACH • Dedicated project website • FAQ - updated February 2, 2021 • Dedicated project email Responded to ~30 project related inquiries • Online meetings • February 4, 2021 online meeting to review updates • Renoticed the public hearing on February 10, 2021 1020 East Cooper Project 1 3,000 Employees 700+ Businesses Ne i g h b o r s AC R A As p e n S K i C o Co m m u n i t y S u p p o r t Neighbors with Concerns ACRA - In Support Aspen SKiCo - In Support .01% 19% 80% PUBLIC COMMENT 13 16 2 3 2 1 1 SkiCo 3,000 Employees ACRA 700+ Businesses 13 Submissions 6 from Unit 1 * 3 from Units 4+5 * 3 from Unit 2 * 2 Submissions * Submitted Comments 1000 E Cooper - SF Home 2 Submissions 1006 E Cooper - SF Home 1015 E Hyman - 5 Units 1012 E Cooper - 5 Units 16 Submissions 2 from Unit 3 5 from Unit 8 1 from Unit 9 * 1024 E Cooper - 10 Units 2 from Attorney Bryan 3 from Unit 10 * 1 from Unit 6 * 2 from Attorney Geiger 1 Submission Bill Stirling 1 Submission Jesse and Max 1 Submission Lincoln Manuel Represents 700 Businesses ACRA 1 Submission 10th Mountain Div. 3 Submissions 1 from Unit 4 * 1 from Unit 5 * ~50% of submittals are from properties with out of state addresses 13 16 2 3 2 1 1 1 10 2 0 1024 10151012 10001006 Young Lincoln Sterling No t i n S u p p o r t In S u p p o r t 1 from Unit 7 1 from Greg Lucas 1 Submission 1007 E Hyman - SF Home 1 1007 13 16 2 2 2 1 1 1 1 1 Submission Dennis Moon Represents 3,000 Employees SkiCo 1 1 1 1 10th Mtn Moon 1 from Unit 2 1 Submission The Gant 1 1 from Karen Watson 1 Gant 1020 East Cooper Project 0 100 150 200 250 30050 Across 3 housing lotteries in 2020, 526 working residents in Pitkin County were unsuccessful in their bids for housing in Aspen. 802 W Main Street / 157 517 Park Circle / 270 488 Castle Creek / 99 RECENT HOUSING DEMAND 1020 East Cooper Project CONCLUSION “We believe that a strong and diverse year-round community and a viable and healthy local workforce are fundamental cornerstones for the sustainability of the Aspen Area community.” -2012 AACP “Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case- by-case basis...It must be emphasized that these are only guidelines…and need to be weighed with the practicality of the measure.” - Introduction, Aspen Historic Preservation Design Guidelines “The creation of aff ordable housing is the responsibility of our entire community, not just government.” - 2012 AACP Thank You