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HomeMy WebLinkAboutagenda.apz.20170418 AGENDA Aspen Planning and Zoning Commission REGULAR MEETING April 18, 2017 4:30 PM Sister Cities Meeting Room 130 S Galena Street, Aspen I. SITE VISIT A. Pedestrian Malls Walking Tour and Discussion (4:30 pm - 6 pm) - Meet in Sister Cities Meeting Room @ 4:30pm II. ROLL CALL III. COMMENTS A. Commissioners B. Planning Staff C. Public IV. MINUTES V. DECLARATION OF CONFLICT OF INTEREST VI. PUBLIC HEARINGS A. 433 W Bleeker St - Residential Design Standard Variation Request - Continued from March 21, 2017 (6 pm) VII. OTHER BUSINESS A. Pedestrian Malls Walking Tour and Discussion (4:30 pm - 6 pm) VIII. ADJOURN Next Resolution Number: 9, 2017 Typical Proceeding Format for All Public Hearings 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legaJ notice (affi d avit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clari fications of applicant 7) Public comments 8) Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal /clarification of evidence presented by applicant and public comment 1 1 ) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met o r not met. Revised April 2, 2014 Page 1 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Sara Nadolny, Planner THRU: Jennifer Phelan, Deputy Community Development Director RE: Resolution __, 2016. Residential Design Standard Variation Request Public Hearing continued from 3/21/2017 MEETING DATE: June 21, 2016 APPLICANT /OWNER: 433 Bleeker KS LLC REPRESENTATIVE: Ryan Doremus, Thunderbowl Architects LOCATION: 433 W. Bleeker St. The property is Lot 2 of the Strandberg Lot Split, as recorded in Plat Book 14, Pg 1. CURRENT ZONING & USE: This is currently a vacant lot located in the Medium Density Residential (R-6) zone district. PROPOSED LAND USE: The applicant is proposing to construct a single-family residence on the site. SUMMARY: The applicant is proposing to construct a single- family residence on the vacant parcel, and is requesting a variation from the Residential Design Standard 410.030.B.1 – Articulation of Building Mass. STAFF RECOMMENDATION: Staff continues to recommend the Planning and Zoning Commission deny the request for a Residential Design Standard Variance, noting that a variance is not necessary to create a code-compliant single-family residence on the site. SPECIAL NOTE: At the March 21st public hearing the project representative requested to continue the hearing for the opportunity to restudy the structure and provide a design that more closely meets the intent of the Residential Design Standard 26.410.030.B(1) Articulation of Building Mass. As a reminder, the intent of this standard is “to reduce the overall perceived mass and bulk of buildings as viewed from all sides.” The code provides three options to satisfy the requirement, which include: 1) Maximum Sidewall Depth – “A principle building shall be no greater than fifty (50) feet in depth as measured from the front most wall of the front façade to the rear wall…” or P1 VI.A. Page 2 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 2) Off-set with One-Story Ground Level Connector – “A principal building shall provide a portion of its mass as a subordinate one story, ground floor connecting element. The connecting element shall be at least ten (10) feet in length and shall be setback at least five (5) feet from the sidewall on both sides of the building. The connecting element shall occur at a maximum of forty-five (45) feet in depth as measured from the front most wall of the front façade to the rear wall…” or 3) Increased Side Setbacks at Rear and Step Down – “A principal building shall provide increased side setbacks at the rear of the building. If the principle building is two stories, it shall step down to one story in the rear. The increased side setbacks and one story step down shall occur at a maximum of forty-five (45) feet, as measured from the front-most wall toward the rear wall. The increased side setbacks shall be at least five (5) feet greater than the side setbacks at the front of the building.” During the March 21st public hearing the Commission had the opportunity to review a design that most closely met option 3, above. However, the proposed design failed to step down to a one- story height at the 45’ building depth, and did not meet the five-foot increased side yard setback on the western side of the structure. The applicant requested a variation from the design standard. To grant a variation the Commission must find the proposed design would: 1. Provide an alternative design approach that meets the overall intent of the standard as indicated in the intent statement for that standard, as well as the general intent statement in Section 26.410.010.A.1-3; or 2. Be clearly necessary for reasons of fairness related to unusual site specific constraints. During the March hearing Staff was concerned with the massing of the building which spanned a depth of 61’ prior to stepping down to one story. The western façade was designed with a large, minimally articulated, two-story wall. The proposed structure was designed with a five-foot side yard setback along the western side, and the neighboring building was also designed with a five- foot side yard setback. Given the proximity of the proposed structure to the neighboring property Staff found the design would benefit from meeting the increased setback required by the standard to reduce the mass and scale and provide some relief between the structures. CHANGES TO DESIGN The applicant has proposed the following changes to the previously submitted design:  The structure’s floor area has been reduced by 81 sq. ft.;  The building’s length has been reduced by 20 inches;  The increased five-foot side yard setback has been met at the 45’ depth on both sides of the building;  The building’s roof form has been split into different forms (whereas previously it was one continuous gable); and P2 VI.A. Page 3 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017  The living room chimney has been removed (at the south end of the proposed structure). The former and newly proposed site plans are depicted in Figures A&B, following. The former and newly proposed western elevations are depicted in Figures C&D, following. Figure A: Former Site Plan Figure B: New Site Plan Bleeker St. Bleeker St. Alley Alley P3 VI.A. Page 4 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 Figure C: Former Western Elevation Figure D: New Western Elevation STAFF FINDINGS: The intent of the general Residential Design Standards chapter is to “ensure buildings provide articulation to break up bulk and mass and preserve historic neighborhood scale and character.” The intent of the specific design standard is to reduce the building’s mass and scale from all sides of the structure. Although Staff does note the greater articulation along the western façade, the proposed design continues to fall short of meeting the requirement of stepping down to a one-story level at 45’, causing the building to have a greater two-story sidewall depth. The proposed design does not P4 VI.A. Page 5 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 achieve meeting the intent of the standard of reducing mass and scale on the western side of the structure. Staff finds it important to respect the mass and scale of structures in the west end, and new development should uphold the Residential Design Standards where they may be achieved. As stated in Staff’s prior memo, the trees do create a somewhat unique condition for development on the site; however, this condition does not preclude the applicant’s ability to fully meet the standard, or one of the other options provided. Despite the “no-development zone” created by the trees, the requested variance is not necessary to the successful development of a code-compliant single- family home on the lot. Staff continues to find that the two-story massing of the proposed design fails to meet the intent of the general chapter as well as that of the standard in reducing the overall mass/bulk of the building from all sides. Staff cannot support the applicant’s request for a variance. Of note, the R-6 zone district requires a ten-foot rear yard setback for principal structures, but allows a portion of a building that is used solely as a garage to reduce this setback to five feet. The proposed design adheres to a full ten-foot rear yard setback. The design may benefit from increasing the garage space to the lesser permitted setback (5’) to provide a greater portion of the structure that is one-story in height. STAFF RECOMMENDATION: Community Development Staff recommends that the Planning and Zoning Commission deny the Residential Design Standard variance request for the property at 433 W. Bleeker St. If a recommendation of denial is proposed, the alternative motion may be used. PROPOSED MOTION (all motions are written in the affirmative): “I move to approve Resolution No. ____, Series of 2017, granting a variation from Residential Design Standard 26.410.030.B.(1), as noted in the application, Exhibit B. ALTERNATIVE MOTION: “I move to deny Resolution No. ___, Series of 2017, finding that the request does not meet the criteria for a variation from the Residential Design Standard.” ATTACHMENTS: Exhibit A – Staff Findings Exhibit B – Application Exhibit C – Public Notice Exhibit D – Updated Application STAFF MEMO FROM MARCH 21, 2017 BACKGROUND: The subject site is a 6,000 sq. ft. vacant parcel in the west end, located across the street diagonally from Pioneer Park. It is surrounded on either side by two-story single family residences. P5 VI.A. Page 6 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 The City Forester has indicated there are four large trees on the site that are not eligible for removal. These include one Douglas fir on the east side of the property and three spruce trees at the front, eastern edge of the site. No development may encroach into the dripline of the trees. Figure 1, Left. Large trees at front of the lot as viewed from Bleeker St. Figure 2, Below. Graphic depicting the footprint of the proposed residence and the trees with their driplines measured in circumferences. LAND USE REQUEST AND REVIEW PROCEDURES: The applicant is requesting the following land use approval from the Planning and Zoning Commission:  Residential Design Standard Variance pursuant to Section 26.410.020(C) of the Land Use Code related to the construction of a single-family residence. A variation to the Residential Design Standard shall be considered at a public hearing before the Planning and Zoning Commission who may approve, approve with conditions or deny the proposal based on the following review standards: 1. Provide an alternative design approach that meets the overall intent of the standard as indicated in the intent statement for that standard, as well as the general intent statement in Section 26.410.010.A.1-3; or 2. Be clearly necessary for reasons of fairness related to unusual site specific constraints. Staff’s response to these criteria has been included as Exhibit A to this memo. P&Z is the final review authority in this matter. Bleeker St. Alley N P6 VI.A. Page 7 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 SUMMARY OF PROJECT: The applicant is proposing to construct a two-story, single-family home on the vacant lot that requires a variance from the following Residential Design Standard:  26.410.030.B(1) Articulation of Building Mass. This is a non-flexible standard requiring review by the P&Z. The intent of this standard is “to reduce the overall perceived mass and bulk of buildings as viewed from all sides.” The code provides three options to satisfy the requirement, which include: 1) Maximum Sidewall Depth – “A principle building shall be no greater than fifty (50) feet in depth as measured from the front most wall of the front façade to the rear wall…” or 2) Off-set with One-Story Ground Level Connector – “A principal building shall provide a portion of its mass as a subordinate one story, ground floor connecting element. The connecting element shall be at least ten (10) feet in length and shall be setback at least five (5) feet from the sidewall on both sides of the building. The connecting element shall occur at a maximum of forty-five (45) feet in depth as measured from the front most wall of the front façade to the rear wall…” or 3) Increased Side Setbacks at Rear and Step Down – “A principal building shall provide increased side setbacks at the rear of the building. If the principle building is two stories, it shall step down to one story in the rear. The increased side setbacks and one story step down shall occur at a maximum of forty-five (45) feet, as measured from the front-most wall toward the rear wall. The increased side setbacks shall be at least five (5) feet greater than the side setbacks at the front of the building.” P7 VI.A. Page 8 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 The applicant has proposed a structure that measures approximately 73’ 4 ¾" in total length and maintains a two-story height for 61’ of that length. The structure steps down to one story for just over 12’ in length at the rear of the property. A portion of the second story mass is also set back along one side façade. A deck is proposed above this one-story element, facing the alley. The underlying R-6 zoning requires a combined side yard setback of 15’, with a minimum requirement of five feet. The design responds on the structure’s eastern side by increasing the setback of the building in the areas where the trees occur, as seen in Figure 5 below. To accommodate the trees, the development has a 16’ 2 ½” eastern side yard setback, and a 5’ setback on the western side, as depicted in Figure 5, following. Figure 3: Mixed levels of the proposed structure as viewed from above. The grey area represents the building at two-stories, and the black represents the one-story element. N P8 VI.A. Page 9 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 STAFF COMMENTS: The applicant has indicated that the proposed design reflects site-specific constraints created by the four trees that are not eligible for removal, and is requesting a variance from the residential design standard based on the second variance criteria, that a variance is “clearly necessary for reasons of fairness related to unusual site specific constraints.” The applicant has proposed a design that most closely meets the standard’s third option (increased side setbacks at rear and step down); however, the standard is not fully met. The standard requires an increased side yard setback of at least five feet and a reduction of the building to one story at a maximum of 45’ of the building’s length. The intent of this standard is “to reduce the overall perceived mass and bulk of buildings as viewed from all sides.” The proposed structure does not fully step down to one-story until over 61’ of the building’s length, which is over 16’. The design does not follow the requirement for an increased side yard setback until nearly 47’ in length on the structure’s eastern façade, and does not meet this requirement on western façade, where the building follows the minimum setback required by underlining zoning of five feet. The western façade is a large, minimally articulated, two-story wall. Given the proximity of the proposed structure to the neighboring property along the western façade, Staff finds the design would benefit from meeting the increased setback requirement of the standard to provide some relief between the structures. Figure 4: Site plan depicting side yard setbacks and the dripline of the trees, outlined in yellow. N Alley W. Bleeker St. P9 VI.A. Page 10 of 10 433 W. Bleeker – RDS Variation Request P&Z April 18, 2017 Furthermore, the structure would appear less massive if it were to step down to one-story at the 45-foot length, as indicated by the dashed line in Figure 6 above. Staff acknowledges the trees do create a somewhat unique condition for development on the site; however, this condition does not preclude the applicant’s ability to fully meet the standard, or one of the other options provided. Despite the “no-development zone” created by the trees, the requested variance is not necessary to the successful development of a code-compliant single- family home on the lot. Staff does not find that the proposed design meets the standard’s intent of reducing the overall mass/bulk of the building from all sides. Staff cannot support the applicant’s request for a variance. RECOMMENDATION: Community Development Staff recommends that the Planning and Zoning Commission deny the Residential Design Standard variance request for the property at 433 W. Bleeker St. If a recommendation of denial is proposed, the alternative motion may be used. PROPOSED MOTION (all motions are written in the affirmative): “I move to approve Resolution No. ____, Series of 2017, granting a variation from Residential Design Standard 26.410.030.B.(1), as noted in the application, Exhibit B. ALTERNATIVE MOTION: “I move to deny Resolution No. ___, Series of 2017, finding that the request does not meet the criteria for a variation from the Residential Design Standard.” ATTACHMENTS: Exhibit A – Staff Findings Exhibit B – Application Alley W. Bleeker St. Figure 5: Proposed western facade. There is a five-foot setback between the building and the property line on this side. The neighboring property contains a two-story residence. The dashed line represents the approximate area where the building would be required to step down to one-story, and increase the setback by a least five feet to become compliant with the Residential Design Standard. P10 VI.A. RESOLUTION NO. __ (SERIES OF 2017) A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN APPROVING ONE RESIDENTIAL DESIGN STANDARD VARIATION FOR THE PROPERTY LOCATED AT LOT 2 OF THE STRANDBERG LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO AND COMMONLY KNOWN AS 433 WEST BLEEKER STREET Parcel Identification Number: 273512442002 WHEREAS, 433 Bleeker KS LLC, as owner of 433 W. Bleeker St., submitted a request for a Variation to Residential Design Standards for consideration by the Planning and Zoning Commission; and, WHEREAS, the applicant is specifically seeking a variation from the standard found at 26.410.030.B(1), Articulation of Building Mass, which is a non-flexible standard and must be reviewed by the Planning and Zoning Commission; and WHEREAS, the property is located in the R-6 Medium-Density Residential zone district and the Aspen Infill Area; and WHEREAS, the Community Development Director has reviewed the request and has provided a recommendation to deny the variation request; and, WHEREAS, the Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing on March 21, 2017; and, WHEREAS, the hearing was continued to April 18th to allow the applicant the ability to redesign portions of the building to better meet the code; and, WHEREAS, the Planning and Zoning Commission has reviewed and considered the newly submitted materials of the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment the continuation hearing on April 18, 2017; and, WHEREAS, the Planning and Zoning Commission finds that the development proposal meets the applicable review criteria and that the approval of the one request is consistent with the goals and objectives of the Land Use Code; and, WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is necessary for the promotion of public health, safety, and welfare. P11 VI.A. WHEREAS, the Planning and Zoning Commission approved Resolution __, Series of 2017, by a ____ to ____ (_ - _) vote, granting a Variation to a Residential Design Standard as identified herein. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: Section 1: Residential Design Standards Variation Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves the variation request from the following Residential Design Standard: 26.410.030.B(1) – Articulation of Building Mass. A principal building shall articulate building mass to reduce bulk and mass and create building forms that are similar in scale to those seen in historic Aspen residential buildings. Fulfilling at least one of the following options shall satisfy this standard: 1) Maximum Sidewall Depth. A principal building shall be no greater than fifty (50) feet in depth, as measured from the front-most wall of the front façade to the rear wall. An accessory building that is completely separated from the main building is permitted. Garages, sheds and accessory dwelling units are examples of appropriate uses for an accessory building. 2) Off-set with One-Story Ground Level Connector. A principal building shall provide a portion of its mass as a subordinate one-story, ground floor connecting element. The connecting element shall be at least ten (10) feet in length and shall be setback at least an additional five (5) feet from the sidewall on both sides of the building. The connecting element shall occur at a maximum of forty-five (45) feet in depth, as measured from the front-most wall of the front façade to the rear wall. Accessible outdoor space over the connecting element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a connecting element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. 3) Increased Side Setbacks at Rear and Step Down. A principal building shall provide increased side setbacks at the rear of the building. If the principal building is two stories, it shall step down to one story in the rear. The increased side setbacks and one story step down shall occur at a maximum of forty-five (45) feet, as measured from the front-most wall toward the rear wall. The increased side setbacks shall be at least five (5) feet greater than the side setbacks at the front of the building. Chapter 26.410 Residential Design Standards outlines two criteria to allow a variation from a review standard. Only one standard must be found to be met. The standards include: P12 VI.A. 1. Provide an alternative design approach that meets the overall intent of the standard as indicated in the intent statement for that standard, as well as the general intent statements in Section 26.410.040.A.1-3; or 2. Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The Planning and Zoning Commission have found the proposal to meet the second criterion, and that the trees on the lot which may not be removed create a site-specific constraint that require a variation from the Residential Design Standard. Section 2: Building Permit Application Other than the variation granted, the building permit application shall be compliant with all other standards and requirements of the City of Aspen Municipal Code and all other adopted regulations. Section 3: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 4: This resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 5: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 18th day of April, 2017. APPROVED AS TO FORM: Planning and Zoning Commission _______________________________ ______________________________ Andrea Bryan, Assistant City Attorney Skippy Mesirow, Chair ATTEST: _______________________________ Cindy Klob, Records Manager Attachment: Exhibit A - Site Plan P13 VI.A. Resolution Exhibit A Site Plan P14VI.A. (a) 300 S. Spring Street, Suite 201 Aspen, CO 81611 (c) Ryan 970.274.1421 & Matthew 970.618.1645 (w) www.thunderbowlarchitects.com The subject property, 433 W Bleeker, Aspen CO, is located within the R-6 Zone District. It is a vacant 6,000 sq. ft. lot located in the West End. This site has a significant existing challenge with respect to existing tree location, placement, and number. There are five large spruce trees the City Forester has determined are of benefit to the community forest and will not permit removal. Additionally, the drip lines of these trees were required to be surveyed and take up a significant portion of the lot. No development is permitted within the dripline area. As a result, the proposed design does not fully meet Residential Design Standard 26.410.030.B.1, Articulation of Building Mass. We have looked at several other options for design on this lot – all of which present a challenge with meeting another RD standards as a result. We feel this design is most consistent with the overall intent of the RDS and would like a variance from the B.1. standard relative to the overall length of the front two story mass. It is important to reiterate the intent of the code, as we feel the design does meet the intent of the code: Intent. This standard seeks to reduce the overall perceived mass and bulk of buildings on a property as viewed from all sides. Designs should promote light and air access between adjacent properties. Designs should articulate building walls by utilizing multiple forms to break up large expansive wall planes. Buildings should include massing and articulation that convey forms that are similar in massing to historic Aspen residential buildings. This standard is critical in the Infill Area where small lots, small side and front setbacks, alleys and historic Aspen building forms are prevalent. Designs should change the plane of a building’s sidewall, step a primary building’s height down to one-story in the rear portion or limit the overall depth of the structure. After continuing our meeting held on March 21st, Thunderbowl Architects made changes to the design based on the comments made by the Planning and Zoning Commission. Thunderbowl has done the following to help reduce the overall mass and scale. It is important to reiterate the intent of the code, as we feel the design does meet the intent of the code; designs should change the plane of a building’s sidewall, step a primary building’s height down to one-story in the rear portion or limit the overall depth of the structure. We can meet the requirements of the code, but feel that it is not in the best interest of the overall code. This direction would meet option 2 of the RDS standard 26.410.030.B.2 but would not limit the depth, nor step down in the rear of the property. The mass would be larger from the visible street as well as the alley, and would not benefit anyone in the surrounding area. The following design changes have been made: 1.The one story element has been reduced to meet the required 5’ building setback. In the previous design this was only met on one side. 2.54% of the second story meets the required 45’ length requirement. Previously the design met 8% of the required length. 3.The main gable roof has been split to help reduced the overall feel and length of the mass. Previously the roof was continuous. The roof over the living room has been reduced in height. 4.The overall length of the building has been reduced by 20”. 5.The overall floor area has been reduced by 81 square feet. 6.The living room chimney has been removed and the stone has been removed. 7.Included in the new design package: a.Site images b.Footprint comparison of requested design and a compliant design c.Site plan d.Main Level Floor Plan i.Notes indicating compliance with code and changes made from previous design P15 VI.A. (a) 300 S. Spring Street, Suite 201 Aspen, CO 81611 (c) Ryan 970.274.1421 & Matthew 970.618.1645 (w) www.thunderbowlarchitects.com e.Upper Level Floor Plan i.Notes indicating compliance with code and changes made from previous design. f.Perspective Elevations i.Showing the adjustments to the massing to improve the overall mass and scale g.3D contextual renderings i.These help show the overall building in context of the site and show that the overall massing and articulation convey a form that is similar in massing to historic Aspen Residential buildings. h.3D contextual rendering w/ 2 story rear element i.This is intended to show that this meets the required building design standards, but goes against the intent of the code. This is meant to help show that we are designing to the intent, and that portions of the code are not benefiting the overall intent of a one story step down in the rear of the property. P16 VI.A. COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET PROJECT SCALE PHOTOS OF SITE 16029.00 G-001P17 VI.A. COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET PROJECT SCALE PHOTOS OF SITE 16029.00 G-002P18 VI.A. 2 STORY ELEMENT1 STORY ELEMENT 2 STORY ELEMENT1 STORY ELEMENT5'-0"5'-0"45'-0" 35'-1 1/2"16'-0 1/2"5'-0"8'-9 1/2"32'-1"38'-9 1/2"2 STORY ELEMENT 27'-2"16'-9" 1 STORY ELEMENT PROJECT SCALE 1/8" = 1'-0" 16029.00 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET RDS PLAN EXAMPLE3 Z-002 PROPOSED PLAN1 Z-002 RDS ELEVATION EXAMPLE4 Z-002 PROPOSED ELEVATION2 Z-002 PROJECT SCALE RDS COMPARISON 16029.00 Z-002P19 VI.A. 45'-0" 52'-4" PROPERTY LINE SETBACK LINE1 STORY DECK ELEMENT 2 STORY MASS1 STORY MASS2 STORY MASS TWO-STORY TWO-STORY 1 STORY MASS PROJECT SCALE SITE PLAN 3/16" = 1'-0" 16029.00 A-000 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SETP20 VI.A. 45'-0" 52'-4" PROPERTY LINE SETBACK LINE1 STORY DECK ELEMENT 2 STORY MASS1 STORY MASS2 STORY MASS TWO-STORY TWO-STORY 1 STORY MASS PROJECT SCALE SITE PLAN 3/16" = 1'-0" 16029.00 A-000 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SETP21 VI.A. 10'-0"5'-0"10'-0"10'-0"5'-0"8'-9 1/2"PROPERTY LINE SETBACK LINE DASHED LINES REPRESENT PREVIOUS FOOTPRINT PRESENTED ON 3/21/2017 PUSHED IN FRONT FACADE 1'-8" AREA THAT IS IN COMPLIANCE, VARIANCE IS NOT REQUIRED FOR THIS AREA 7'-2"15'-0"PROJECT SCALE MAIN LEVEL FLOOR PLAN 1/4" = 1'-0" 16029.00 A-101MAIN LEVEL FLOOR PLAN 1/4" = 1'-0" 1 A-101 0 2 4 8 Scale: 1/4" = 1'-0" COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET NP22VI.A. 10'-0"5'-0"10'-0"10'-0"5'-0"8'-9 1/2"PROPERTY LINE SETBACK LINE 54'-2" 45'-0" AREA THAT IS OUT OF COMPLIANCE, VARIANCE IS REQUESTED FOR THIS AREA AREA THAT IS IN OF COMPLIANCE, VARIANCE IS NOT REQUIRED FOR THIS AREA DASHED LINES REPRESENT PREVIOUS FOOTPRINT PRESENTED ON 3/21/2017 PUSHED IN FRONT FACADE 1'-8" ONE STORY ELEMENT 11'-5"7'-2" PROJECT SCALE UPPER LEVEL FLOOR PLAN 1/4" = 1'-0" 16029.00 A-102UPPER LEVEL FLOOR PLAN 1/4" = 1'-0" 1 A-102 0 2 4 8 Scale: 1/4" = 1'-0" COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET NP23VI.A. PROJECT SCALE 3D PERSPECTIVE 16029.00 A-301 NORTH WEST PERSPECTIVE1 A-301 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SETP24 VI.A. COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET PROJECT SCALE 3D PERSPECTIVE 16029.00 A-302 SOUTH WEST PERSPECTIVE1 A-302P25 VI.A. PROJECT SCALE 3D PERSPECTIVE 16029.00 A-303 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET SOUTH EAST PERSPECTIVE1 A-303P26 VI.A. PROJECT SCALE 3D PERSPECTIVE 16029.00 A-304 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET NORTH EAST PERSPECTIVE1 A-304P27 VI.A. COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET REMOVED CHIMNEY MASS PROJECT SCALE 3D PERSPECTIVE 16029.00 A-305 NORTH WEST RENDERING1 A-305P28 VI.A. PROJECT SCALE 3D PERSPECTIVE 16029.00 A-308 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET NORTH WEST RENDERING (SHOWING MASSING)1 A-308 ALLOWED MASSING FOR 2 STORY WITH CONNECTOR P29VI.A. PROJECT SCALE 3D PERSPECTIVE 16029.00 A-306 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET SOUTH WEST RENDERING1 A-306P30 VI.A. PROJECT SCALE 3D PERSPECTIVE 16029.00 A-307 COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID # 273512442002433 W. BLEEKERC THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS 300 S. SPRING ST. SUITE 201 ASPEN, CO 81611 (970) 710-2938 DATE 12/15/2016 DD SET SOUTH WEST RENDERING (SHOWING MASSING)1 A-307 ALLOWED MASSING FOR 2 STORY WITH CONNECTOR P31VI.A.