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HomeMy WebLinkAboutminutes.drac.19960215DESIGN REVIEW APPEALS COMMISSION FEBRUARY 15, 1996 Chairperson Steve Buettow called the meeting to order at 4:10, present were Sven Alstrom, Roger Moyer, Jake Vickery. Marta Chaikovska and Robert Blaich were excused. MINUTES MOTION: Moyer moved to approve the minutes of December 14, 1995. Second by Vickery. Motion carried, all in favor. STAFF COMMENTS Amy Amidon, Planning & Zoning, stated that the first item on the agenda 307 W. Francis is being tabled until March 14, 1996. 308 N. FIRST STREET Amidon stated that there are two design standards that the DRAC have been asked to waive. The first item is the building orientation standard that requires that the building front be on the longer block face. The applicant does not wish to face Hallam Street because they are across from the Yellow Brick School which has noise and privacy concerns. They would like to face first street. The second item is the build to line. The build to line for a corner site requires at least 60% of the front of the building be at the minimum set back, which in this case is 10 ft. Two problems will occur, first there are some existing trees in the area that may have to be removed. Secondly, if the project were required to meet this standard, there would be a conflict with ord. 30 related to setbacks. Ord. 30 requires a minimum front yard setback of 10 ft and are allowed a minimum 5 yard setback for a garage. However, the front yard has to total at least 30 ft. If the applicant is required to build the project to the 10 ft. line they would have to have a 20 ft. rear yard setback. There garage has to be 20 ft. or more off of the alley. Staff recommends that the waivers are granted based on standard “C”. Standard “C” states they are clearly necessary for reasons of fairness related to unusual site specific constraints. One issue with this project is that DRAC does not actually have a building design on the table. The house will have to go through ord. 30 review. Amidon noted her approval with one condition, that the wall on the first street side of the property has to be lower and more open in character, currently it is a six foot privacy fence. Michael Ernemann, public, (architect), noted that the existing entrance, doorway and street address are currently on first street. Erneman stated that he would like to develop a building that will generate space rather than consume space. We would like to design a house pulled back from the street setbacks that results in a corner preserving the trees and open space. 1 Buettow asked if the DRAC felt comfortable making a motion without a specific plan to look at relative to the items being talked about. Alstrom responded that he felt comfortable with it. Amidon inquired whether or not the additional building that exists on the first street side will be kept. Ernemann replied yes. Ernemann responded not knowing which rule should be dealt with, it is difficult to produce a meaningful design without a waiver of the setbacks. The house will go through the normal ord. 30 review. According to zoning, if you can access a garage from the alley, you do not have an option. Vickery stated that he did not have a problem with either request but did want to note variances will be needed for the two non-conforming structures. Ernemann replied that the variances have been obtained. George Vicenzi, public, (neighbor) requested that the DRAC preserve the trees. Vickery asked if a motion could refer to preserving the tree. Buettow stated that DRAC’s purview is to yield greater compliance and effectively address the issues. The first two requests are difficult to deal with when there are no plans. Clearly DRAC would want to save the trees and we realize the problem with the adjacent Yellow Brick School house. Vickery replied that he felt the trees were justification for the second request. Buettow asked if the site plans could be entered on the record. Vickery stated that he thought it would be a good idea. Ernemann replied that he has not designed the house yet. Alstrom commented that the site plans showed the footprints within the boundaries that are defined. Ernemann stated the existing structures on that site that have over 3700 feet of site coverage. The retaining of the two buildings along the alley, count against site coverage. Vickery inquired what is the allowable FAR. Amidon replied that it is 4080. Ernemann stated that the FAR of the existing house is greater than allowable. Vickery responded that the arguments are reasonable, the Yellow Brick School does impact residential neighborhoods and the existing trees although, there is not a proposed setback from the property line. 2 Ernemann stated that the setback may not be greater than what is allowed by zoning. Vickery replied that it is determined by the location of the trees. Ernemann said that would be the intent. Amidon suggested that a condition be added stating that some element of the house is close to the street. Moyer responded that DRAC make it simple and facilitate it to make it work. This plan is for better not for worse. MOTION: Moyer moved to waive the two requirements of ordinance 30, section 7-304.1.b and 7-304.3.b, for 308 N. First Street, Lots K,L,M, & N, Block 56, City of Aspen, CO., based on standard “C”, which states an “exception to design standards be clearly necessary for reasons of fairness with the related to unusual site specific constraints” following conditions: 1) That the wall surrounding the property must be lower and more open in character on the First Street facade, in order to preserve some connection between the house and the pedestrian street scape. 2) No removal of existing Conifer trees 4” or more in diameter. Second by Alstrom. Motion carried, all in favor. Moyer asked if the house is on the registered inventory. Amidon responded that the house was removed from inventory in 1992. Buettow adjourned the meeting at 4:45pm. Amy G. Schmid, Deputy City Clerk MINUTES ________________________________ _____________________________ 1 308 N. FIRST STREET ________________________________ ___________________ 1 3 I>ESIGN FVI .W APPFAr r r MMISSmN FF3Ri ARY 15 ~uu~ _ . MINUTES 308 N. FIRST STREET DESIGN REVIEW APPEALS COMMISSION FEBRUARY 15.1996 Chairperson Steve Buettow called the meeting to order at 4:10, present were Sven Alstrom, Roger Moyer, Jake Vickery. Marta Chaikovska and Robert Blaich were excused. MINUTES MOTION: Moyer moved to approve the minutes of December 14,1995. Second by Vickery. Motion carried, all in favor. STAFF COMMENTS Amy Amidon, Planning & Zoning, stated that the first item on the agenda 307 W. Francis is being tabled until Mazch 14, 1996. 308 N. FIRST STREET Amidon stated that there aze two design standards that the DRAC have been asked to waive. The first item is the building orientation standazd that requires that the building front be on the longer block face. The applicant does not wish to face Hallam Street because they are across from the Yellow Brick School which has noise and privacy concerns. They would like to face first street. The second item is the build to line. The build to line for a corner site requires at least 60% of the front of the building be at the minimum set back, which in this case is 10 ft. Two problems will occur, first there aze some existing trees in the azea that may have to be removed. Secondly, if the project were required to meet this standazd, there would be a conflict with ord. 30 related to setbacks. Ord. 30 requires a minimum front yazd setback of 10 ft and are allowed a minimum 5 yazd setback for a garage. However, the front yazd has to total at least 30 ft. If the applicant is required to build the project to the 10 ft. line they would have to have a 20 ft. reaz yazd setback. There garage has to be 20 ft. or more off of the alley. Staff recommends that the waivers are granted based on standard "C". Standazd "C" states they aze cleazly necessary for reasons of fairness related to unusual site specific constraints. One issue with this project is that DRAC does not actually have a building design on the table. The house will have to go through ord. 30 review. Amidon noted her approval with one condition, that the wall on the first street side of the property has to be lower and more open in chazacter, currently it is a six foot privacy fence. Michael Ernemann, public, (azchitect), noted that the existing entrance, doorway and street address aze currently on first street. Erneman stated that he would like to develop a building that will generate space rather than consume space. We would like to design a house pulled back from the street setbacks that results in a corner preserving the trees and open space. Buettow asked if the DRAC felt comfortable making a motion without a specific plan to look at relative to the items being talked about. Alstrom responded that he felt comfortable with it. Amidon inquired whether or not the additional building that exists on the first street side will be kept. Ernemann replied yes. Ememann responded not knowing which rule should be dealt with, it is difficult to produce a meaningful design without a waiver of the setbacks. The house will go through the normal ord. 30 review. According to zoning, if you can access a gazage from the alley, you do not have an option. Vickery stated that he did not have a problem with either request but did want to note vaziances will be needed for the two non-conforming structures. Ernemann replied that the vaziances have been obtained. George Vicenzi, public, (neighbor) requested that the DRAC preserve the trees. Vickery asked if a motion could refer to preserving the tree. Buettow stated that DRAC's purview is to yield greater compliance and effectively address the issues. The first two requests are difficult to deal with when there aze no -- plans. Cleazly DRAC would want to save the trees and we realize the problem with the adjacent Yellow Brick School house. Vickery replied that he felt the trees were justification for the second request. Buettow asked if the site plans could be entered on the record. Vickery stated that he thought it would be a good idea. Ernemann replied that he has not designed the house yet. Alstrom commented that the site plans showed the footprints within the boundazies that aze defined. Ememann stated the existing structures on that site that have over 3700 feet of site coverage. The retaining of the two buildings along the alley, count against site coverage. Vickery inquired what is the allowable FAR. Amidon replied that it is 4080. Ernemann stated that the FAR of the existing house is greater than allowable. Vickery responded that the arguments aze reasonable, the Yellow Brick School does impact residential neighborhoods and the existing trees although, there is not a proposed setback from the property line. Ernemann stated that the setback may not be greater than what is allowed by zoning. Vickery replied that it is determined by the location of the trees. Ernemann said that would be the intent. Amidon suggested that a condition be added stating that some element of the house is close to the street. Moyer responded that DRAC make it simple and facilitate it to make it work. This plan is for better not for worse. MOTION: Moyer moved to waive the two requirements of ordinance 30, section 7-304.1.b and 7-304.3.b, for 308 N. First Street, Lots K,L,M, & N, Block 56, City of Aspen, CO., based on standard "C", which states an "exception to design standards be clearly necessary for reasons of fairness related to unusual site specific constraints" with the following conditions: 1) That the wall surrounding the property must be lower and more open in character on the First Street facade, in order to preserve some connection between the house and the pedestrian street scape. 2) No removal of existing Conifer trees 4" or more in diameter. Second by Alstrom. Motion carried, all in favor. Moyer asked if the house is on the registered inventory. Amidon responded that the house was removed from inventory in 1992. Buettow adjourned the meeting at 4:45pm. Amy G. timid, Deputy City Clerk 3