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Home My WebLink AboutLand Use Case.719 E Hopkins Ave.0040.2006.ASLU ..."...., - .., City of Aspen Community Development Dept. CASE NUMBER 0040.2006.ASLU PARCEL ID NUMBER 2737-18-2-11-003 PROJECT ADDRESS 719 EHOPKINSAVE PLANNER JESSICA GARROW CASE DESCRIPTION 5 UNIT MULTI-F AMIL Y STRUCTURE BUILD PER RMF REPLACE! ;: \ REPRESENTATIVE ZONE 4544-3541 DATE OF FINAL ACTION 8/17/2006 12:( CLOSED BY Denise Driscoll , 531210 1-1 m till - Ilitill illitil I lillillul 11/17/2006 09:57; Page: 1 of 7 JANICE K VOS CAUDILL FITKIN COLN-Y CO R 36.00 D 0.00 MEMORANDUM TO: Chris Bendon, Community Development Director JAA THRU: Joyce Allgaier, Deputy Director FROM: Jessica Garrow, Planner 1 (~~) RE: 719 East Hopkins Ave. Residential Design Standards Parcel Number: 2737-182-10-003 ' DATE: July 27,2006 SUMMARY: Zone 4 Architects, represented by Dylan Johns, has applied for a variance to the Residential , Design Standards to construct a multi-family structure containing three affordable housing units and two free-market housing units at 719 East Hopkins Avenue. The proposed plans are i attached as Exhibit "B". Specifically, the requested variances include.the following: 1. Light Wells (26.410.040 D4) 2. Entry Porch (26.410.040Dlb) 3. Entry Porch Height (26.410.040 Dlb) APPLICANT: Zone 4 Architects, represented by Dylan Johns, on behalf of 719 East Hopkins Avenue LLC LOCATION: 719 East Hopkins Avenue ZONING: MU, Mixed Use District REVIEW PROCEDURE: The Comrnunity Development Director may approve, approve with conditions, or deny up to three variance requests from the residential design standards pursuant to Land Use Code Section 26.410.020(D), Variances. STAFF COMMENTS: The proposed structure is a multi-family replacement project, which will include three affordable housing units and two free-market housing units. The proposed design was received by City Council in their June 12, 2006 meeting. At this meeting, the project was approved, with changes from the original proposal. These changes included increase the number of levels from three to five, and moving the affordable housing units to the Garden Level. Both of these changes were made following an initial City Council Meeting on May 22,2006 where the Council expressed concerns that the affordable units were sub-grade and did not provide natural 1 V' *' V# .- -#. 531210 lil i lilli --111 -1 lili 1111 - l ill i lil li 11/17/2006 09:57 Page: 2 of 7 0 JANICE K VOS CHUDILL FITKIN COUNTY O R 36,00 D 0.00 light and livability for the affordable housing units. Staff expressed to Counci] in the June 12, 2006 meeting that the Residential Design Standard Variances needed to accommodate the Council's affordable housing concerns could be granted administratively. The front fagade of the proposed building includes a twelve (12) inch light well, which the applicant calls a minor depression. Stafffinds this is a light well, requiring a Residential Design Standard Variance. The.addition of this light well is intended to increase the natural light and livability of the garden level apartments. Staff finds this variance should be granted. The applicant also requests a variance for Entry Porch length and height. The current structure includes two entry doors on the front fai:ade, one for each free-market residential unit. The entry porch is elevated from the street level by six stairs. This is to accommodate for the garden level affordable housing units. The entry porch includes a roof elementthat extends from the - main wall over the entry steps by 3 feet 1.24 inches. This is the maximum length due to the siting of the building at the setback lines. An eave encroachment of eighteen (18) inches is permitted in the yard setback (26.575.040 Al). The roof element extends the allowable eighteen (18) inches assisting the applicant in attaining greater compliance. Staff finds these variances should be granted. RECOMMENDATION: Staff finds that this application meets the applicable review standards for granting a variance from the building orientation residential design standard and recommends that the Community Development Director approve this variance request with the following conditions: 1. The eave line for the front entry door extend eighteen (18) inches into the yard setback, as is permitted by Section 26.575.040 Al ofthe Land Use Code. 2 1- 1 i H I ~I li I livil li illi I lu \\\\U\ 11/17/2006 09:57 531210 Page: 3 of 7 JAN.CE K VOS CHUCILL F.TKIN COLN,-Y CO R 36,00 D 0.00 APPROVAL: I hereby approve a variance request, with conditions, from the Entry Door Porch requirements and the Light Well requirement to allow for the construction of a multi-family residential project at 719 East Hopkins Avenue, as represented on the plans attached hereto as Exhibit "B". 6wn ki date&Â·9, 10. 0 Chris Bendon, Community Development Mrector ACCEPTANCE: I, as a person being or represenling the applicant, do hereby agree to the conditions of this approval and certify the information provided in this application is correct to the best of my I knowledge. .A n C \A / 4/ -'01&~ Age \11=4 DylatÂ·JohAs,~onk4 Architects ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Architectural Plans and Neighborhood Conditions 3 m"f '- ~~-~~~~ 531210 lili lili 111 Page: 4 of 7 11/17/2006 09:57 JANIZE K V02 2 -DILL PITKIN -IJILTY CO R 36.00 D 0.00 EXHIB]T A: REVIEW CRITER]A & STAFF FINDINGS The Community Development Director may grant variances from the Residential Design Standards if the proposed application meets the following: 24 Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is usect in the criteria, the reviewing board may consider the relationship of the proposed developmeht With adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The following are Staff' s findings in regards to the variances being requested by the Applicant. Variance Requested Lizht Wells. (26.410.040 D4) All areaways, lightwells and/or stainvells on the street facing facade(s) of a building shall be entirely recessed EEZI. behind the frontmost wail of the building. 1.T 1 Stem a) Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard, In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the boardfeels is necessary to determine if the exception is warranted; or, Staff Finding: The application is for a five unit multi-family replacement project, including three affordable units and two free-market units. The proposed project includes an approximately 12 inch deep light well on the front fa~ade of the structure. The light well was placed to alleviate City Council concerns that the affordable housing units that are at Garden Level are livable. Staff represented to Council at the June 12,2006 hearing that certain issues could be addressed through administrative variances. The livability of the affordable housing units was an important consideration in Council's approval for the project, and the applicant has stated the addition of the light well was necessary to meet Council's requirements. Staff finds the light well has a minimal depth, is in place to ensure light enters the Garden Level affordable housing units, and is not out of context with the neighborhood. Staff finds this criterion to be met. b) Be clearly necessary for reasons of Jairness related to unusuu{ site-specific constraints. 1111111111-1111111111-1111 11 lillill 11/17/2006 09:57 531210 Page: 5 of 7 JANICE K VOS CHUDILL FITKIN C)LA.-Y CO R 36.00 D 0.00 Staff Finding: This site is 6,000 square feet, and does not possess any unique physical site specific constraints. Staff does not find this criterion to be met. Variance Requested Entrv Porch. (26.410.040 Dlb) A covered entry porch offifty (50) or more square , feet, with a minimum depth ofsixfeet (61 shall be ow 11'Immrnm ~ ~ part ofthe front facade. 5=7 04%81 Entry porches and canopies shall not be more than Elem=11--â€¢ FE 0 one story in height. a) Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate,neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, Staff Finding: The front entry porch is enclosed and includes living space above. To better meet the standard, the applicant added a covered roof element to the porch measuring 3 feet 1.25 inches in length, and extends 18 inches into the setback as permitted by Section 26.575.040 Al of the Land Use Code. The element does not meet the letter of the code requirements, but is as long as possible given the structure's location on the lot. The proposed structure is located at the setback lines, and is unable to provide a larger entry roof element without encroaching into the setback. Staff finds the roof elements extending from the covered porches adequately balance the residential design standards with the other standards the application is required to meet. Staff finds thisÂ·criterion to be met. b) Be clearly necessary for reasons offairness related to unusual site-specific constraints. Staff Finding: This site is 6,000 square feet, and does not possess any unique physical sile specific constraints. Staff does not find this criterion to be met. Entry Porch Height. (26,410.040 D]b) A covered entry porch offifty (50) or more square < feet, with a minimum depth ofsix feet (6'), shall be g -3 10 Â· part ofthefront facade. 2 Element %711 Entry porches and canopies shall not be more than , one story in height. 4~#1 531210 Page: 6 of 7 11/17/2006 09:57 JANICE K LOS CAUDILL PITKIN COUNTY CO R 36.00 D 0.00 {1) Provides an appropriate design or puttern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity \ as the board feels is necessary to determine ifthe exception is warranted; or, Staff Finding: The proposed structure includes two entry doors and porches, each leading to one ofthe two free-market units; each is elevated from the street. The elevated porches were part of , the design City Council approved at their June 12, 2006 meeting. The elevated porches help accommodate the affordable housing units placed at Garden Level. The issue ofthe porch height was addressed by Staff to Council at the June 12,2006 City Council meeting, and it was recommended by Council that this variance be approved administratively. Staff finds this criterion to be met. b) Be clearly necessary for reasons offairness related to unusual site-specific constraints. Staff Finding: This site is 6,000 square feet, and does not possess ally unique physical site specific constraints. Staff does not find this criterion to be met. > 1. '. 4)117-9 11/17/2006 09:57 531210 Page: 7 of 7 JANICE K VOS CAUDILL PITKIN COUNTY CO R 36.00 D 0.00 L - Â·' ~ _../..... .1... 41.-11-14...LIU--41-101 itiUMi!%922'2'21ffl. i I. *9*581- REN Â·~ .3Iia .... Â£-'1742--- 1Tt~Â¢.1.L-lÂ·l~1'k*r!1Lp-L!1_ ' -Ill'- ' 1111.:111121LLLIL1111~1 1 1,M.114-{Lil : ' 1 1 - 1.J I i _11 U j! 111 J-I ' t=d ": - -- .1 ........ .Â·Â·nIELIEU--tjit6f~2t)11Â£(6~1*8 /-111Llt.Â£21Â©41LLU ' . MUNUMUL-- -' â€ž-f- g 1111.1111.111.-.. - -' -7=2- .-.-. 2-tfhz. -31)11~32' FiEki~~11NY-11 ly 11 Lul-11 --2 Ll--141-1 %= - 1 fiII[Elilitill-iliaLL.'- -_ CE~1 - 2 11 11, Li~ PE+99-1 FIElD- Likulf.~fit.:~~;.# UFFI PH--4-1FFIL â€ž , *E: 2-4 -2/1-1/2-J Lml Â« r L-=i 31-1" 1 -6,1 6-7.:Ffifi---- le =r=,b=*IZErt437 -7 == ..4322$*tint--37 .==r -r -A J Â· Â·-- 64Â·1 1--r 7-1-1-1-1 Â·-3TTT-1 &4 , i 224-4- T 4 2 . 1 =r- - -6-ILL-L -7 E_,LI 1-.-F*+-:LtÂ·-, a - r 1 -rJU'=1 1 _L- -- f.Â®Â®I LU oz V -1 0 EAST ELEVATION 'P it NORTH ELEVATION E' WEST ELEVATION - LU E M - W 111 W 32 Im 11- b al 9 W 1 -1 ZONE ~ki- Clu AACHITECTLJA' PLEASE RETURN TO CITY CLERK 130 S. GALENA ASPEN, CO 81611 I t City of Aspen Community Development Dept. CASE NUMBER 0040.2006.ASLU PARCEL ID NUMBER 2737-18-2-11-003 PROJECT ADDRESS 719 E HOPKINS AVE PLANNER JESSICA GARROW CASE DESCRIPTION 5 UNIT MULTI-FAMILY STRUCTURE BUILD PER RMF REPLACE REPRESENTATIVE ZONE 4 544-3541 DATE OF FINAL ACTION 8/17/2006 12:( CLOSED BY Denise Driscoll 1 Ill Â· ./.I!'rÂ·Â·â€¢I Invoice Number: 061500d Payable to: City of Aspen Christine Dodaro Community Development Dept: -- 130 S. Galena St -ilillu 930 MATCHLESS DR Aspen, Co 81611 - ASPEN CO Date of Invoice: 6/19/06 THE CITY OF ASPEN 81611 Case Number: 0048.2005.ASLU Total Due: $1045.00 2. 1 1 DEVELOPMENT ORDER ofthe City o f Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, -Development Orders", and Section 26.308.010, 'Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested properly right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. 719 East Hopkins Avenue 1.1.C; PO Box 11600 Aspen, CO 81612, (626) 705-4138 Property Owner's Name, Mailing Address and telephone number Block 104, Lot E & F. located at 719 E. Hopkins Ave. Legal Description and Street Address of Subject Property The applicant has received Residential Design Guidelines variance approval from the main entry porch and light well standards to construct a multi-family residence at 719 E. Hopkins Ave. Written Description of the Site Specific Plan and/or Attachment Describing Plan Cit> of Aspen, Community Development Department, Administrative Approval for land use approvals associated with and necessary for construction. Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) August 20.2006 Effective Date of Development Order (Same as date of publication of notice of approval.) August 21,2009 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 20th day of August 2006, by the City of Aspen Community Development Director. \ \O 4(gl- i)<~ 1 0-1 f ut*-1 Chris Uendon. CommuWity Development Directo~ PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested properly right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: Block 104, Lot E & F, located at 719 E. Hopkins Ave, by Administrative Variances on August 10, 2006. The Applicant received approval of Residential Design Standard variances from the main entry porch and light well standards. For further information contact Jessica Garrow, at the City of Aspen Community Development Dept. 130 S. Galena St, Aspen, Colorado (970) 429-2780. s/ City o f Aspen Publish in The Aspen Times on August 20.2006 Section 18: Vested Property Rights 1 he development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan. and the creation of a vested property right, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 719 liopkins Ave.. City and Townsite of Aspen, by Administrative Variances of' the Aspen Community Development I)irector. . . MEMORANDUM TO: Chris Bendon, Community Development Director <JAA THRU: Joyce Allgaier, Deputy Director FROM: Jessica Garrow, Planner I (L~) RE: 719 East Hopkins Ave. Residential Design Standards Parcel Number: 2737-182-10-003 DATE: July 27,2006 SUMMARY: Zone 4 Architects, represented by Dylan Johns, has applied for a variance to the Residential Design Standards to construct a multi-family structure containing three affordable housing units and two free-market housing units at 719 East Hopkins Avenue. The proposed plans are attached as Exhibit "B". Specifically, the requested variances include the following: 1. Light Wells (26.410.040 D4) 2. Entry Porch (26.410.040 D 1 b) 3. Entry Porch Height (26.410.040 Dlb) APPLICANT: Zone 4 Architects, represented by Dylan Johns, on behalf of 719 East Hopkins Avenue LLC LOCATION: 719 East Hopkins Avenue ZONING: MU, Mixed Use District REVIEW PROCEDURE: The Community Development Director may approve, approve with conditions, or deny up to three variance requests from the residential design standards pursuant to Land Use Code Section 26.410.020(D). Variances. STAFF COMMENTS: The proposed structure is a multi-family replacement project, which will include three affordable housing units and two free-market housing units. The proposed design was received by City Council in their June 12,2006 meeting. At this meeting, the project was approved, with changes from the original proposal. These changes included increase the number of levels from ' three to five. and moving the affordable housing units to the Garden Level. Both of these changes were made following an initial City Council Meeting on May 22, 2006 where the Council expressed concerns that the affordable units were sub-grade and did not provide natural 1 light and livability for the affordable housing units. Staff expressed to Council in the June 12, 2006 meeting that the Residential Design Standard Variances needed to accommodate the Council's affordable housing concerns could be granted administratively. The front fagade of the proposed building includes a twelve (12) inch light well, which the applicant calls a minor depression. Staff finds this is a light well, requiring a Residential Design Standard Variance. The addition of this light well is intended to increase the natural light and livability ofthe garden level apartments. Staff finds this variance should be granted. The applicant also requests a variance for Entry Porch length and height. The current structure includes two entry doors on the front fai;ade, one for each free-market residential unit. The entry porch is elevated from the street level by six stairs. This is to accommodate for the garden level affordable housing units. The entry porch includes a roof element that extends from the main wall over the entry steps by 3 feet 1.24 inches. This is the maximum length due to the siting of the building at the setback lines. An eave encroachment of eighteen (18) inches is permitted in the yard setback (26.575.040 Al). The roof element extends the allowable eighteen (18) inches assisting the applicant in attaining greater compliance. Staff finds these variances should be granted. RECOMMENDATION: Stafffinds that this application meets the applicable review standards for granting a variance from the building orientation residential design standard and recommends that the Community Development Director approve this variance request with the following conditions: 1. The eave line for the front entry door extend eighteen (18) inches into the yard setback, as is permitted by Section 26.575.040 Al ofthe Land Use Code. 2 1 , - 1 APPROVAL: I hereby approve a variance request, with conditions, from the Entry Door Porch requirements and the Light Well requirement to allow for the construction of a multi-family residential project at 719 East Hopkins Avenue, as represented on the plans attached hereto as Exhibit "B". 04 142 dateA-% 10.* Chris Bendon, Community Development Mrector ACCEPTANCE: I, as a person being or representing the applicant, do hereby agree to the conditions of this approval and certify the information provided in this application is correct to the best of my knowledge. # -1 ------------->fl ~Â«0~f-~~------Date Alt- 1 9,-2-09 DylaÂ£<JohAs,#onk'4 Architects ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Architectural Plans and Neighborhood Conditions 3 EXHIBIT A: REVIEW CRITERIA & STAFF FINDINGS The Community Development Director may grant variances from the Residential Design Standards if the proposed application meets the following: a) Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The following are Staffs findings in regards to the variances being requested by the Applicant. Variance Requested 1 Light Wells. (26.410.040 Dj) " All areaways, lightwells and/or stairwells on the street facing.facade(s) of a building shall be entirely recessed \ 1 3 ~r V 1 Â¥,4 D t Ll behind the trontmost wall of the building. Nu Stree a) Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, Staff Finding: The application is for a five unit multi-family replacement project, including three affordable units and two free-market units. The proposed project includes an approximately 12 inch deep light well on the front fagade of the structure. The light well was placed to alleviate City Council concerns that the affordable housing units that are at Garden Level are livable. Staff represented to Council at the June 12,2006 hearing that certain issues could be addressed through administrative variances. The livability of the affordable housing units was an important consideration in Council's approval for the project, and the applicant has stated the addition ofthe light well was necessary to meet Council's requirements. Staff finds the light well has a minimal depth, is in place to ensure light enters the Garden Level affordable housing units, and is not out of context with the neighborhood. Staff finds this criterion to be met. b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Finding: This site is 6,000 square feet, and does not possess any unique physical site specific constraints. Staff does not find this criterion to be met. Variance Requested Entry Porch. (26.410.040 Dlb) A covered entry porch of fifty (50) or more square fret, with a minimum depth of six feet (6'), shall be ou pm - Â·Â·,r<[-1 El * part Ofthe front facade. Ston' ;1 j .' ''.' t: ~ Ele=le=- .-4 2 Entry porches and canopies shall not be more than 8 41 one story in height. a) Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the boardfeels is necessary to determine if the exception is warranted; or, Staff Finding: The front entry porch is enclosed and includes living space above. To better meet the standard, the applicant added a covered roof element to the porch measuring 3 feet 1.25 inches in length, and extends 18 inches into the setback as permitted by Section 26.575.040 Al of the Land Use Code. The element does not meet the letter of the code requirements, but is as long as possible given the structure's location on the lot. The proposed structure is located at the setback lines, and is unable to provide a larger entry roof element without encroaching into the setback. Staff finds the roof elements extending from the covered porches adequately balance the residential design standards with the other standards the application is required to meet. Staff finds this criterion to be met. b) Be clearly necessary for reasons offairness related to unusual site-specific constraints. Staff Finding: This site is 6,000 square feet, and does not possess any unique physical site specific constraints. Staff does not find this criterion to be met. Entry Porch Height. (26.410.040 Dlb) A covered entry porch offuty (50) or more square feet, with a minimum depth Of six feet (6'), shall be 02 Irâ€¢rtl'Â·01, "3*al El part of the front facade. Story 1,1 9,."dÂ·'i,1 Element- 1 13 1-11 Entry porches and canopies shall not be more than one story in height. â€ž1 0 . a) Provides an appropriate design or pattern of development considering the context in which the development is proposed and purpose Of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine ifthe exception is warranted; or, Staff Finding: The proposed structure includes two entry doors and porches, each leading to one of the two free-market units; each is elevated from the street. The elevated porches were part of the design City Council approved at their June 12, 2006 meeting. The elevated porches help accommodate the affordable housing units placed at Garden Level. The issue of the porch height was addressed by Staff to Council at the June 12,2006 City Council meeting, and it was recommended by Council that this variance be approved administratively. Staff finds this criterion to be met. b) Be clearly necessary for reasons offairness related to unusual site-specific constraints. Staff Finding: This site is 6,000 square feet, and does not possess any unique physical site specific constraints. Staff does not find this criterion to be met. Â· 9->ihilort 72 12-2 -F/dj,93 (Lot 09 sfiffd fl Q nj 20- 6 *a 43 3 4/0 4 -*,L MOOL 396*,09.* 1 N (11 ---- E N 0 ----9 7 -p WA- lit 0-44 0 - -- -- ffli 0~ 1 12. 1 1 1 =29 11*110 19~ ~ *-. ON ] ~04 -~92 1 5,1'F ~ 5.0' I 9* 1 1,;/ lA 1 1 10.5' x 45' Â· 1 A T.O. FLY 9 EL 100'.0â€¢ ... -1 - EL- 1.41-14' 6I \4 .-1 , 1, d ~ 230' 22Â».0' Â«\ C 01 00404 -E-11-%1 7 4 4 . Z er - 0 1 22.0' x 21' - ~~~~~ =-- r 1. L / 1-11 - & 6 T.O. 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BOX 2508 ASPEN CO 81 61 2 Ph 970.544.3541 F 970.544.8211 July 6,2006 Community Development Department 130 South Galena Street Aspen, CO 81611 The following is and application for an administrative variance from the residential design standards. This project is a multi-family replacement project and includes 3 affordable housing units and 2 free market units. It is located on a 6,000 sflot at 719 East Hopkins Avenue, and is a mixed area of development. The standard which we are requesting an exemption from is 16.410.040 (mo)04 A covered entry porch offifty (50) or more square feet, with a minimum depth ofsix feet (6'), shall bepartof thefront farade. Entry porches andcanopies shall not be more than one story in height. The building has been configured to comply with this regulation with the exception that there is living space above the entry porch area on both units. As this project was approved by City Council, the affordable housing units have been located on a garden level, with access provided on the east side of the site (necessary for accessibility requirements). The primary entrances to the two free market residences are facing Hopkins Ave. and are elevated from the street level, Parking is being provided off ofthe alley per City guidelines. This has been a challenging project to design from the standpoint of meeting the requirements of the multifamily replacement policy and the affordable housing unit location, site constraints, on site parking, and design guidelines. We feel that this project maintains a good balance accommodating these different elements on a 6,000sf site. With setbacks, the building envelope footprint is under 4,300sf, leaving little room for program. The initial design, with the same program and designed per the applicable land use code, was 3 levels and offered much more flexibility to work within the design standards. However, at Council review, it was felt that the livability ofthe affordable housing units needed to be improved, and those units were moved to a location more to their liking. Because of accessibility issues and the physical parameters of the site, the building has now become a 5 level building and has only two contiguous levels at the lowest basement level and the uppermost level. As you will see from attached context photos, this area of town has rather mixed design styles and isn't currently designed to the pedestrian. The south edge of Hopkins Avenue does not have a sidewalk along the entire length ofthe block where the project is located. A significant portion of this block currently acts as a driveway for four different garages. The adjacent residence to the east has an elevated entry condition, and the adjacent residences to the west face their garages onto Hopkins and do not comply with any ofthe design standards with the exception ofbeing parallel to the street. This building also appears to have recently undergone an extensive exterior renovation, and it could be assumed that the current owner(s) are not planning a redevelopment anytime soon, after having spent the money on a remodel. On the north edge of Hopkins, a large multifamily development runs along 31 ofthe block length. The buildings are pulled back offthe street and a fence that runs along the length ofthe property. While there are one story elements to these buildings, it is difficult to ascertain where the entries for each ofthe units are located, and the building appears as a rather non-descript monolith. We have taken great care to try to bring the scale ofthis building down using lower shed roofs, and have used more transitional urban design elements typically seen in brownstone and row house neighborhoods. We do not feel that this form of architecture is any less "pedestrian friendly" than its Victorian model, and is perhaps more appropriate given the architecture ofthe buildings in this block and zone district. We request that this design variance be approved based on the site specific constraints that are inherent with accommodating multi-family replacement requirements on a smalllot and accommodating the specific requirements placed upon this project by the City Council that were not part of the land use code at the time of this application. Additionally, we feel that the immediate context forthis project represents a wide range of design and pedestrian interfaces, but would not support that the neighborhood pattern is currently consistent with the intent of the design standards as they are outlined in the land use code. We feel that this project is tastefully designed, is able to accomplish many goals ofthe Aspen Area Community Plan (especially as it pertains to housing local working and encouraging economic diversity in projects), and will serve to enhance the pedestrian environment in this neighborhood. Thank you for your consideration. <*f \-V v Dy* M. Johns, Pincipal Zone 4 Architects, LLC. . bl I.,6 4 / 9- 4 / i, A 444* *<&Â£0-*. *62. ./ 4 '1 . 'AL , ~~7 ... ~A ..-19 y-"'.1114 2,4!1r 4Â· . . 1.- 4. - 6,7,-/1-9.7,1.:/12/ "/6 7 , . 11.1 /~ t .....1 t J.'. 'AL.'(..':~ 4 - ....,a41 f.g: 11./L'Â£1 , .... 14 . , . jok;~434.% Â¥: ... - - -, b.4 :I'ls' PM'.{Â·i .A -- 0*#um*.. .P,-, . . 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J.i .'16 -a .. .. ./ Mt.*40& -42 3 - r. Â· .* " - '20: -1, . - :57/ ili....ili##FF -iMiile:2,1/1-mat#711* I.Im , E $ U - - 1 - â‚¬ â„¢92 B .f Tcl.L *--f# - .1-â‚¬'. ':*I ..1 A.., r&,# $'=41 r.91Â£21##%..'P .. /.gzfrif~,5 026.5.-r~~ . /1 t. P-. 4* 901 ,. 1- I .1 7...:Â»%0~ ,=26% * P' *,-,3EfiqW - -- I -- *-lit . --6-tâ„¢E :21 1 -.wed' j el Â·1 E-~ . A-- - --~94 mE,mit~=1.2.:3* 6.RIT=.* --119--~ .-66 1 './' ~: -' 4.:,h- # : -. -'--'-----~.'......0.'-,51*-'--I--'.*".'-.53 M'ailwgi -- 4...6 -â€¢ 4 1.-- ..fZrB. -%6 .. . 4 07/06/2006 11:10 FAX 0001 Z O.N E ARCHITECTS LLC. Pa BOX 2508 ASPEN CO 81 59 2 8 070.544.3541 f 970.5â€¢4,0211 July 6,2006 Aspcn Community Development Department 130 South Gatena Street Aspen, CO 8 ]611 Re: 719 East Hopkins Ave.- Application for an Administrative variance from the Residential Design Standards thereby authorize Zone 4 Architects, LLC (234 East Hopkins Ave, Aspen CO 81611>to act as our designated and authorized representative with respect to the land use application being submitted to your office for our properties located at 719 East Hopkins Avenue (Parcel ID No: 27371 8211003). Zone 4 Architccts, LLC is authorized to submit an application for an Administrative Variance from the Residenlial Design Standards and any additional actions required in pursuit of these mancm. Zone 4 Aichiteds, LLC is also authorized to represent us in meetings with City Staff boards, commissions, and the City Council. Should you have any need to contact me during the course of your review, please do so through the offices of Zone 4 Architects LLC. Sincerely, CA.L _/1.-1--Lck John Louderback, Member 719 F#t Hopking Avenue, LLC- P.O. Box 11600 Aspen, CO 81612 (626) 705-4138 ATTACHMENT 2 -LAND USE APPLICATION ~e,ee. 82*JEcr ~ Name: -111 24%*r '401*, 45 AVE- LLC r Location: 111 Eâ€¢&7 146'Ht 43 AA- ASM#-0 (Indicate street address, lot & block number, legal description wherd appropriate) Parcel ID # (REQUIRED) 2737 10 211003 REPRESENTATIVE: Name: 20142 9 Â»2641*CrS LLC. Address: FO 150% 253 8 Â¥14>e) a> 81,12; Phone #: 59 4 - 159 J t 2,Reater. Affl-ile.rt Name: - 1 \ 9 EA%71* 46Â«1601 A./GudE U-C- Address: SAX .GOO , tofE<> 00 0 411 Phone #: 626 - 705-9138 TYPE OF APPLICATION: (please check all that apply): Conditional Use U Conceptual Historic Devt. // Conceptual PUD Special Review E Final PUD (& PUD Amendment) 2 Final Historic Development Design Review Appeal 2 Conceptual SPA U Minor Historic Devt. GMQS Allotment U Final SPA (& SPA Amendment) U Historic Demolition GMQS Exemption U Subdivision U Historic Designation ESA - 8040 Greenline, Stream U Subdivision Exemption (includes 8 Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane D Lot Split 0 Temporary Use E Other: U Lot Line Adjustment U Text/Map Amendment (ze. -ENSMÂ·A) 6 Ully,n.adug- A-t141,~U. 9472/~tâ€¢JCâ‚¬': EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 561%11,06 6 0447 A'F *li grnâ€¢,Â£,rUÂ¥tâ‚¬ fO gE Pb... rE.ls"Go PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) 5 out-r .tocrl: -pÂ»*â€¢11 01 S-Plecr~,rur -EU) ET Pat 2141 F: 12â‚¬Yfnt/u..Irmr 69 01 og-L, ue; Have you attached the following? FEES DUE: $ ~ 45- U Pre-Application Conference Summary ~ C Attachment #1, Signed Fee Agreement El Response to Attachment #3, Dimensional Requirements Form E Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written text (Microsoft Word Format) must be submitted as part of the application. RETAN FOR PERMANENT RECORD unuouu ,07/06/2006 11:10 FAX 0002 CrrY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT - AEreement for P~mat of (ltv or Aspe= Develomme.t Application Fm CIn-OFASPEN (herein.fter Crry) and -711 t9â‚¬7 4,0/1.6 A./614* U.4 40â€¢40 40:,0,â‚¬Â«ALL<, mem be (hz:reinaftcr APPLICANT) AGREE AS FOLLOWS: 1. APPT 306Nr has -11Â¥â€¢â€¢rteâ€¢i to CITY an apphcalicm for -7,9 Etr *MAD-4 (harinafter, THE PROJECD. 2. APPLICANT undcot=,ds Bnd agreÂ¢, that City of Aspen Ordinance No. 57 (Series of 2000) r=abli,hes a fec gruciure for LandUse application; and [he payment of at! procassigs f=s in a coridili~, pr=dcâ€¢ to a daamination of,pplic,600 coniplete=g. 3. APPLICANT 4 Crrr 4,= thal becan== of lb= 22=, =cure or scope of thcpâ€¢opoid pruject, it is no< possible g ~his #me to -certam the full ex-I of the com iavolved in processing te applic,Non. APPUCANT - CITY 8:rth=,Fc thit His m *c ial,=cm ofec parnes tha: ArM.ICANT makc payment of x ici,ial dcposit Ed 10 :hanfte peinit addioomal co- to be billed to APIUCANI' on a mondity baas AmICAPfr lecs additional costs nay =1,2. following,heirbc=ing:md,6=~,.ovals. APPLICANT agices hc win De benefited by naining grci-:r câ€¢66 liquidity and wiI] ,â€¢a~c ad~%6-1 p.,mcnts upon .Xific=ion bythe . CITY when Iizy are ocoess.y as costs Bic inairred. CITY agrecs â€¢ wiI] be bc=titcd 1hroush *c :rc== certame of=Ovwing 915 full <058 0 wocCS; APPLIC*Nrs application. 4. CITY amd AMUCANT further agree Ihit n is impraclicable for CrrY suff zo complete =dcar C* Comm]:c =,fic *m.*11*ing Co...sio. =Wor City Council 10 ..ke legilly ..irwi findim for pr%(c: comil<Jeration, unle. c....t billings art pid in full prior zo drdS,0,1. 5. Therci{*< AMUCANT agrees Ung in conaderition of the Cnrs waiver of iwright w pollect M fed p.ior v a .6.-â€¢4metier, cd- applijf* 0~*,pIâ‚¬~0'-, APMJCANT sh.D p,y . miti:I deposit m the m.oumâ€¢f!_Atil --whichisfor - 1 hours of Co,mnimity Development scurhime, am:i fficm,1 moorded costi exceed th. inidal deposiL APPUCANT shall pay :ddidonÂ£ monthly billings te CITY to reimbluic thâ€¢ CITY for thepooc=u. ofthe .ppligik, a..=uo-dabowc, -1,/untpos,~p,0..I re.-Â· 22 . rate ofS220.CÂ» per pl=wer b-ova fc initial deposit Such pevioak payn,airs shall be ==le â€¢*in 30 diys afachillint d.z - AnUCANT htba 80.0 *= filizixe to ,..dI . I - .... . of Frices,~1%*ad in no casc will building pemits be issued -il 111 cosls a-ociatcd with cest poces,kig have bas paid. ' ClrYOF AS,EN AnLICANT 719 EAST HOPKINS AVENUE, LLC . M. Ok. 1 AA-k Chris Be-dom 6-;*De,ele,=ar Direax De:J~~YRO b, L J~BACK. MEMBER Bil Tâ€¢ Mailing Address and Teleph- N.mb.: 719 EAST HOPKINS AVENUE, LLC P.O. BOX 11600, ASPEN, CO 81612 En:upp.ram,rm.\*grp.y=-doc (626) 705-4138 02,01/06 RETAIN FOR PERMANENT RECORD ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORIVI Project: 1 1 1 E)tyr J+OAOAG LLC- Applicant: 1 Â£ 1 91-I' LIOF< 4,9 5 LL C ; Location: lit Ere-r W OPKI 41 AvÂ¢WL>e , 4-y'a-vu Zone District: MIQI A\*trp I.UE / 110 Lot Size: 4,000 SF - Lot Area: 6,000 SY (for the purposes of calculating Floor Area, Lot Area may be reduced for areas wituin the high water mark, casements, and steep siopes. Piease refer to the definition ofLot Area in the Municipal Code.) Commercial net leasable: Existing: N '~ Proposed: 0 ~F Number of residential units: Ex#ting.Â· 2 Proposed: 5 Number ofbedrooms: Existing: 9 Proposed: 8 .Proposed % of demolition (Historic properties only): 01E DIMENSIONS: 64000 SF Floor Area: Existing: 3,4411 Allowable: 0'b Proposed: â‚¬ 000 5/' Principal bldg. height Exiyting Allowable: 3-Z Proposed: Access.bldg.height. Existing: N Ar Allowable: WA- Proposed: /1//M On-Site parking: Existing,Â· D Required: 5 Proposed: 2. % Site coverager Existing: A/4- Required: ~1/4- Proposed: 91/ A- 90 Open Space: Existing: 6!54> Required: 6-0/0 Proposed: 39% Front Setback: Existing: U. S PT Required: 10 127 Proposed: % 10FT Rear Setback.' Existing. \).0 FT Required: 5- FT Proposed: 41;f4 5 '7 Combined PÂ®. Existing.22.8 Fl Required: ) 5 FT Proposed: 15 FT Side Setback: Existing: 5 FT Required: 5 Fl Â· Proposed: 5 Fl Side Setback: Existing: 7Â· 3 PT Required: 97 proposed: 5 rl Combined Sides: Existing: I Z. 5 FT Required: j O 'FT Proposed: 15 FT Distance Between Existing Nk 4 Required. 169-1 Proposed: A 4- Buildings Existing non-confonnities or encroachments: /1/OJE- Variations requested: 26. l"Dole (63 (11 (Â© -P-44 349 GNI>INOH 1943 fd RÂ®lqk iow of As' - AS /1@.2 5'09'11"W 60.00' Dev 4 \1 .16 < 1 -1 41 4 1 : < .X eYL-zI ~x-- 16.-9, . 1 n --- 3 1 . 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Applicant Last Name 719 E HOPKINS LLC 1 Fi,st Nam:Â· JOHN LAUDERBACK PO BOX 11600 IASPEN CO 81612 A .Ar 1 I './ 1 Phone 1 -=D], uv-, 1 00 Cust # 26619 1 Lender | Last Manie Â· 1 Fust Name I Phone i Enter the perm,t type code 7. - Record: 39 4 98 *9Pol â‚¬.dne jg qel ,. 2 . Commercial Card Expense Reporting Page 2 of 4 TWX UWINW7 POP 800-399- 06/16/2006 06/19/2006 83999 No 15.00 PHOTO 5730, NY Description: unauthorized magazine subscription. EundIDept: 00121 Program #: 21000 INT'L CODE COUNCIL 708-799- 06/19/2006 06/21/2006 83999 Yes 1,736.84 INC 2300, IL FUnd/Dept: 00121 Program #: 21000 800-937- 06/20/2006 06/22/2006OFFICE DEPOT #1080 83999 Yes 5.79 3600, CO Fund/Dept: 00121 Program #: 21000 https://wellssuite.wellsfargo.coin/pcard/ReviewStmtServlet?printClicked=Y 6/30/2006