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Home My WebLink AboutLand Use Case.570 S Riverside Ave.A73-97610 bJE, 51& Ap 570 & 580 S. Riverside Ave Design Revie 2737-181-57-001 & 002 A73-97 5604 u. 4 1 19 1 1 . V... 1- . MEMORANDUM TO: Design Review Appeal Committee (DRAC) THRU: Stan Clauson, Community Development Directo~~~ Julie Ann Woods, Deputy Director FROM: Mitch Haas, City Planner CY RE: "Win River" Residences on Lots One and Two of the Kastelic Subdivision/PUD (570 and 580 S. Riverside Avenue, respectively) Appeal ofthe "Volume" Standard (26.58.040(F)(12)) DATE: October 9, 1997 SUMMARY: The applicant is requesting variances from the "Volume" standard (described below) in order to allow the proposed designs of two (2) single-family dwellings on Lots 1 and 2 of the Kastelic Subdivision/PUD (on South Riverside Avenue). The application is attached as Exhibit "A." Pursuant to Chapter 26.58, Residential Design Standards, Section 26.58.020(B), of the Aspen Municipal Code, "an applicant shall prepare an application for review and approval by staff In order to proceed with additional land use reviews or obtain a Development Order, staff shall find the submitted development application consistent with the Residential Design Guidelines." This Section goes on to state that "ff an application is found to be inconsistent with any item of the Residential Design Guidelines the applicant may either amend the application or appeal staffs findings to the Design Review Appeal Board l-DRACJ pursuant to Chapter 26.22, Design Review Appeal Board." APPLICANT: Mr. Larry Winnerman of the Win-River L.L.C., represented by Mr. Bill Campbell, architect. BACKGROUND: Community Development Department staff reviewed the application to construct single-family residences on Lots 1 and 2 of the Kastelic Subdivision/PUD for compliance with the "Residential Design Standards," (See attached Exhibit A). Originally, the proposed designs complied with each of the provisions of the Residential Design Standards; however, the applicant has since decided to alter both of the designs in a manner that does not comply with the "Volume" standard, Section 26.58.040(F)(12), which reads as follows: For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior expression of a plate height of greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi-circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level Of the finished floor. Simply put, as it relates to the subject case, this standard requires that there be no windows (facade penetrations/fenestration) in any areas that lie between nine (9) and twelve (12) feet above the height of the floor (plate height). As proposed, the "west" elevations (for both Lot One and Lot Two) are the only elevations that contain violations of the "volume" standard and are, thus, the elevations for which variances are being requested. The second sheet of the submitted plans for Lot 1 (570 S. Riverside Ave.) show the original design, which complied with the volume standard; notice the separation between the windows in the dormers of the west elevation and the glazing below (no glazing between nine and twelve feet above plate height). The third sheet in this set represents the proposed design of the west elevation. The proposed design contains palladian windows in the dormers, and glazing extending from the base of the palladian windows down to the top of the french doors. The result is approximately seventeen (17) uninterrupted, vertical feet of glazing. As no glazing is permitted between nine and twelve feet above plate height, the proposal represents a violation of the volume standard. The third sheet of the submitted plans for Lot 2 (580 S. Riverside Ave.) show the original design, which complied with the volume standard; notice both the separation between the window in the dormer of the west elevation and the glazing below (no glazing between nine and twelve feet above plate height) and the even alignment on the height of all the second story windows. The second sheet in this set represents the proposed design of the west elevation. The proposed design does not contain a separation between the dormer window and the french doors below, and the proposed height of every window on the second story has been increased to the point where they extend beyond nine feet above plate height. The result, in this one elevation, is approximately twenty (20) windows in violation of the volume standard. Given the lack of compliance with the "volume" standard, the applicant is left with the choice of pursuing one of the following three (3) options. First, the applicant could accept the two-to-one (2:1) floor area penalty while ensuring that the entire building, including FAR penalties, would fall within set FAR limitations. Second, they could redesign the proposed structure such that the new form would comply with the "volume" standard, as well as the rest of the residential design standards. Lastly, the applicant could appeal staff s findings to the Design Review Appeal Board. If variances are to be granted, each would have to be based on one of the following three criteria: (a) the proposed design yields greater compliance with the goals of the Aspen Area Community Plan; or, (b) the proposed design more effectively addresses the issue or problem the given standard responds to; or, , (c) a variance is clearly necessary for reasons of fairness related to unusual site specific constraints. Rather than accept the floor area penalty or redesign the proposed residence, the applicant has chosen go before the DRAC to seek a variance from the "volume" standard. Accepting the FAR penalty is not a viable option in this case, as the proposed design would build to the maximum allowable FAR, exclusive of FAR penalties or bonuses. Consequently, if variances are not granted, the applicant would have to either revert to the previous designs or create new designs that would comply with the volume standard, as well as the rest ofthe residential design standards. STAFF COMMENTS: As mentioned above, there are three (3) criteria by which the DRAC can decide whether to grant a variance. The following contains staff' s analysis of these criteria as they relate to the presently requested variances. First, the proposed designs have virtually no relation to the Aspen Area Community Plan, and staff can find no connection whatsoever between the proposed design and the goals of the Plan. Therefore, if any variances are to be granted, they should not be based on this criterion. Next, the "volume" standard is intended to respond to the issue of new construction containing windows that are not in scale with neighborhood context in terms of providing an appropriate "solid-to-void" ratio on each of the structure's facades. The intention was to prohibit windows that appear to span from the first level of a residence to the level(s) above and to maintain a pedestrian scale. With respect to the proposed design of the west elevations of Lots One and Two, the lack of separation between the palladian windows of the dormers and the windows of the french doors could result in the perception of windows that span from the second to the third level, even though they would not (there is no third level). However, the goal of maintaining a pedestrian scale is somewhat inapplicable on the subject lots, for the west elevations face the Roaring Fork River in an area that does not provide for pedestrian access. Further, the drive leading to the lots in question is private, unpaved and does not contain pedestrian facilities (i.e., sidewalks). Nonetheless, in considering the variance request, the DRAC must decide whether or not the proposed design more effectively addresses this issue than would a redesign that meets the standard. In staff' s opinion, having the non-complying windows cannot legitimately be said to more effectively address the issue than would a design without windows in violation of the standard. Lastly, a variance can be granted if it is found to be clearly necessary for reasons of fairness related to unusual site specific constraints. The applicant puts forth the proposition that since Aspen Mountain is located to the west of and above both lots, an observer must look upward and to the west to obtain these views. Facade penetrations between nine and fifteen feet above the level of the finished floor are being requested to provide unobstructed westward vistas from within the houses. The applicant feels these desires represent unusual site specific restraints that require a variance for reasons of fairness. In staffs opinion, the desires outlined by the applicant do not represent unusual site specific restraints requiring a variance for reasons of fairness. The DRAC process was not created in order to provide sellers with the greatest possible market value, rather, it was created to provide enough flexibility to be fair, not generous. While the site is not located in the original townsite or on the grid street system, the site specific constraints of the subject parcel are not of a nature that require construction of windows in violation of the standard. That is, the topography, setback requirements or other constraints do not dictate that the only feasible or fair way to develop the site would be with violations of the "volume" standard. There are no unusual site specific constraints on the subject parcel that would justify a variance. While staff realizes that the literal application of the residential design standards is not always appropriate outside of the downtown core, it is nonetheless a requirement of the Land Use Code. That is, the intent and legitimacy of the standards would be continuously eroded if variances were arbitrarily granted because a standard was thought of as "applicable versus non-applicable," or "appropriate versus inappropriate." Rather, variances should be granted if and only if one of the three criteria by which variances could be granted is clearly being met. In this case, staff does not believe the proposed design meets any of the variance criteria. RECOMMENDATION: Staff recommends that the DRAC deny the variance requests, and direct the applicant to redesign the residence to comply with all of the residential design standards, including the "volume" standard. This recommendation is based on the finding that the project, as proposed, does not satisfy any of the three criteria by which a variance can be granted. RECOMMENDED MOTION: "I move to deny the variance request, directing the applicant to redesign the residence to comply with all of the residential design standards, including the "volume" standard." ATTACHMENTS: Exhibit "A" - Submitted application package AGENDA DESIGN REVIEW APPEALS COMMITTEE October 9, 1997 4:00 p.m. Thursday Regular Meeting City Council Chambers, City Hall 4:00 I. Roll Call II. Minutes III. Comments (Committee, Staff and Public) 4:05 IV. New Business A. "Win River" Residences on Lots 1&2 of the Kastelic Subdivision/PUD (570 & 580 S. Riverside Avenue, respectively) Appeal of the "Volume" Standard 5:00 VI. Adj ourn ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 4.4 1, b Rivt=2- I t \O (,10 11( Val Â·1 2. Project location *5 0 0 6352 6. 2 11/f-=12-1 ( 01 Au Â· Aspaa C La-r C Â©- Z~lduc- bL,(30\VIALC=k] (indicate street address, lot and block number or metes and bounds description) 3. Present zoning R - 16 4. Lot size 50,4,0 Â¢ 44, loo 5. Applicant's name, address and phone number 02 1 &3 - Q\.l )9\[1 Ll,CL L Â· (1 ) t.to DEQ-MA,- 1 â‚¬20 -1851 6. Representative's name, address, and phone number U-). (A,-A~pBELL 117 442-t 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD .Relocation HPC Subdivision Tex#Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization_x Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 5 Â·E- 12â‚¬54 ne.Tn AL Â¥ 4,~00 Â· u u 0â‚¬rL Cyl)Nunt.,alok, N *44 LoT. AfFÂ©o'Â£ C.,1 000 ~ 6,0700 1.E 9. Description of development application ta~<- o E Sitrl*kJ 16.59.04-0 F j (123 10. Have you completed and attached the following? 4 Attachment 1- Land use application form 4 Response to Attachment 2 v--- Response to Attachment 3 11111111 PROJECT: Win-River, Kastelic Subdivision, Design Review Appeal LOCATION: 570 & 580S. Riverside Avenue Representative: Bill Campbell OWNER: Winwin LLC September 22, 1997 Description of proposal: The applicant proposes to modify the existing Design Review approval for reasons of fairness related to unusual site specific conditions. Aspen mountain is located to the West and above both lots. Views of the mountain require the observer to look up. Facade penetrations between nine and fifteen feet above the finished floor level are being requested to provide an unobstructed westward vista. Increasing the exterior expression of plate height as shown on the accompanying drawings requires a variance from DRAC standards. The first elevation sheet shows the approved design. The second sheet shows the proposed window changes. Notice that only the glass configuration has changed and that there are no increases in building height. -. Wh Win Entelprises LLC 317 Palk Ave. Aapen, CO 81811 920-1 851 December 24 1996 To whom * may cor-rn: WO~rn B. Carnpbel, Architect PC, 175 Big Hat Ad, Basalt, CO 81021-9778, 927-4425, is my rupres,nt,Ak,e in mattem conoenâ€¢ing the properties described as Lot 1 and Lot 2, Kastehc Subdivision and locided al 570 and 58 8. Riveraide Av., Aspen, CO. ik,.-Ato 012 N (- t -Ti- - vt O' i Al /v t. v rn 4 A,J 1 }1 A N A ~ , 11 9 /--9,4 ,<Â·lf>j e ,Â¥' TOTAL P.01 O.3--11.10 UlÂ·.il.m: I -ra_, I Â·3411-it-:erroari rm.1 Â£-u.-1â€ž a..:..wi_o_ ./ .v ' IidWI , . W.- CONSENT AND AUTNORIZATION TO PROCESS BUILDING PERMIT AND LAND USE UPLI:AnQI The undersigned owners hereby authcrize Larry Winnerman whome address is 317 Park Ave., Aspen, CO. 81611, (phone 920-1851) , and his selected architect, attorney or other consultants, ae applicable, to process an applicaticn fcr a building permit and any and all other land use applications necessary for or related to the issuance of a building permit for the following proparty located in the City of Aspen: Lot 2, IASTELIC SUBDIVISION, POD, according to the plat thereof recorded in Book 33 page 62 of the records of Pitkin County, Colorado. Dated: October A /, 1996 OWNERS I , -f . 27 3 U-- . â‚¬4.- .L -J MARGIE CASEY + FRANCIS CASEY 1717 8. HIL'.':ACkEE ST. 1717 S. MILWAUKEE ST. Denver, CO. 80210 Denver, CO. 80210 303-777-8916 303-777-6916 .in\HA TOTAL P.02 r-9 I., i r , . I li I... L i ./1 ' I , , I ....... I.'-I......... Â· U ...6- , I.-Il.. 1 . OCT 23 ' 9.6- .1-2:- 222-Plf ~1Â£5f tip; f RECT LAW <OFFICES 7.1 10 P G CONSENT AND AUTMORIZATION TQ PRQCEMB BUUiDING PERMIT AND LAUD Non APPLICATION The undereigned owner hereby alithorizee Larry Winnerman whose address is 317 Park Ave., Aipen, CO. 81611, (phone 920-18511, and his selected architect, attorney or other coneultante, ae applicable, to procese an applioation tor a building permit and any and all other land uie applications neceasary for or related to the issuance of a building permit for tho following property located in the City of Aspen: Lot 1, KASTELIC SUBDIVISION, PUD, according to the plat thereof recorded in Bgok 33 page 62 of the records of Pitkin County, Colorado. 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