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Home My WebLink AboutLand Use Case.904 E Cooper Ave.A74-940/.ifil I. . $ V ) A -~1 c 7 1 C 01 1 1- (3/ 14 1 . 1 3 CD ) 1.1-4 1 1 0) h :Ad <C la- 3- CD 3 16'' - 2737-182-31 E Coc'rk -3 e . 0 CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 09/12/94 PARCEL ID AND CASE NO. DATE COMPLETE: 2737-182-31-002 A74-94 STAFF MEMBER: AA PROJECT NAME: Helda Enterprises Special Overlay Review Project Address: 904 East Cooper Legal Address: APPLICANT: Helda Enterprises, Mt. Sopris 4665 MCCarthur Ct. Applicant Address: #250, Newport Beach, CA--714-474-2023 REPRESENTATIVE: Lusk Design and Construction 920-3202 Representative Address/Phone: Box 2004 Aspen, CO 81611 FEES: PLANNING $ 489 # APPS RECEIVED 1 ENGINEER $ # PLATS RECEIVED 1 HOUSING $ ENV. HEALTH $ TOTAL $ 489 TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 2 STEP: P&Z Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO DRC Meeting Date REFERRALS: City Attorney Parks Dept. School District City Engineer Bldg Inspector Rocky Mtn NatGas Housing Dir. Fire Marshal CDOT Aspen Water Holy Cross Clean Air Board City Electric Mtn. Bell Open Space Board Envir.Hlth. ACSD Other Zoning Energy Center Other DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Engineer Zoning Env. Health Housing Open Space Other: FILE STATUS AND LOCATION: .. OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Meeting was called to order by chairman Jake Vickery with Bruce Kerr, Tom Williams, Sara Garton and Robert Blaich present. Excused was Donnelley Erdman. SUBCOMMITTEE COMMENTS Amy: It looks like we will ask Council to extend this program. Amy: The first reading on the extension is the 13th the second reading is the 27th. Amy: We are having a worksession Feb. 7th from NOON to two from the symposium and will discuss how our proposals are going and the revised design standards. 124 W. HALLAM - LEE RESIDENCE Kim Johnson: Basically this is large lot 12,000 sqft. so any findings that you may come up with are advisory only. It is already a substantially sized structure and because of the renovations and remodeling it is going to result in the net loss of FAR of 400 sqft. Part of that is the way we measure FAR and the fact that she is exchanging a secondary efficiency unit with a garage and are putting a new efficiency unit on top of the garage so technically the new garage space is exempt. The house is sheltered from the two street frontages due to substantial landscaping and that is.one thing I would like to stress in this particular presentation ~and also the fact that I feel the way the house already has a multitude of little parts and pieces to it and varying roof lines that. the proposed addition is similar to the existing structure and the victorian character of the house. It does access for garages off the alley which is an important function in the west end neighborhood guidelines. Also Katherine's intent is to try and retain as much of the existing yard area and landscaping as possible which is why a substantial portion of this reconstruction is subgrade. Katherine Lee, applicant and owner: The property is 12,000 sqft. and there is very little above grade that we are changing and the yard is well landscaped and tourist go by and think the plantings have been there for years and years. Sara: The existing gaiage is going to stay but the new garage is going in where the existing is? Katherine: There is at grade an efficiency apartment and that is being removed and a new garage will go there with an apartment above it. Sara: Then everything is to the rear of the alley. Amy: I attached a 50 scale map so that you could see the .. OVERLAY SUBCOMMITTEE JANUARY 31. 1995 neighborhood. Jake: The new ridge is Above the existing ridge, is that correct? Robert Blaich: It certainly is not excessive and is less than two feet. I feel that roof structure should be broken up. Jake: Possibly in general it should be a little lower rather than higher as additions usually are that way. Robert Blaich: Not on this house, most of the additions are higher. Kim: If you consult the floor plans that is the efficiency apartment and maybe the extra couple Of feet is adding substantially to the livability of that area. MOTION: Robert made the motion that the committee approves the request to exceed the 85% of the allowable FAR, 124 W. Hallam with no recommended changes, second by Tom. All in favor, motion carries. , SOUTHWEST CORNER OF PARK AVE. AND HWY 82 BKR Amy: This is a vacant lot and I supplied you with the 50 scale map. The lot has unique situations due to its topography and a certain amount of excavation fur soils had to be done and Bill Drueding worked with the applicant to determine front and rear yard setbacks, building enveldpe etc. Our one concern is that the main ridge of the roof is unbroken for the length of about 60 feet. There is some variation in the form of the building. The applicant states that is due to the site constraints. There are also a lot of variations in the roofs. Sara: The maps are very helpful. I walked by this site today and there is a narrow alley there. Poss and Associates: It.is a 16 foot small alley. The site is a difficult site as it boarders HWY 82 which is Cooper Ave. and three sides are bordered by roads, an alley, Park Ave. and Cooper Ave. For a home owner it is difficult if you want privacy and sound reduction and visual reduction. In the streetscape guidelines we also want to put in a pedestrian sidewalk because as the traffic comes down you want a buffer zone. Amy's main concern is with the gable being too long. What we have done is show the other buildings around in context. our concern is that it is not that sizable as it is on the elevation. When you see in the context 2 .. OVERLAY SUBCOMMITTEE JANUARY 31. 1995 there are a lot of houses around here that have ridge lines that far exceed the R-64 peak. The scale of the buildings around us are large. In our respect the ridge line is as small as we could make it. On the site plan what we intend to do to minimize the impact of the house on the site is to create a buffer zone with trees and put in a sidewalk still maintaining the view corridors for traffic because you have to have a 30 foot radius on either side of the corner for vehicular. Looking from the Cooper Ave. elevation it 4 would be a one and half story house while on this side it would be 2 1/2 story house and the main entrance would be off Park Ave. and we put in a lot of low ground cover, shrubs and some evergreens to act as a visual screen for the house and noise. In terms of scale with the other houses on the street it is not imposing. Jake: What is the established existing grade? Bill Poss and Associatfs: The existing grade was established from the four corners of the site. Sara: There was a house there and now there is a steep pit and that was from excavation of the soil. Poss & Associates: We are proposing wood shingles, wood siding and a stone base on the bottom which we feel there are a lot of similar materials in the neighborhood and it would be similar to the other houses. In closing we feel in an attempt to satisfy the needs of a single family and to give privacy off of HWY 82 and to give an entrance off Park Ave. we tried to do our best to keep the house size small and to fit in with the existing neighborhood and to use materials that are found in the neighborhood. Sara: Has there been any input from the neighbor as I see a lot of shading and taking away of the view of independence pass that the neighbor has. Poss & Associates: We hAven't had any contact with the neighbors. Jake: Could you address why it can't be broken up. Poss & Associates: Given the setback constraints because it is a corner lot the maximum building space is 43 to 44 feet and given that we have an FAR of 3,100 sqft. If you want to break it down into modules of 2,500 or 2,000 we literally do not have enough space on the lot to put a module of any size. We would be over the setback line or over the height line. There is not enough room to make the separation. We initially tried to do that but ran out of setback space. 3 .. OVERLAY SUBCOMMITTEE JANUARY 31. 1995 Jake: Park Ave. setback is two thirds of ten feet. and Cooper is ten feet. The city set the alley setback at 20 feet. Poss & Associates: The rear yard would be the alley and the front yard is technically toward Cooper but the entrance is off Park Avenue. Tom Williams: Perceiving the ridge from the ground it will be broken up by the dormers and I think it is an excellent solution. Robert Blaich: In relationship to the other houses I feel it is perfect and do not see0 r;hy problem with it. Sara: I think they have done the best they could and I like the setback from Park and agree with Bill's comment as you drive by you are suddenly pulled back. MOTION: Tom made the motion that we approve the request to exceed the 8 5% allowable FAR of Lot 17 and 18 Block 6 Riverside Addition to the City of Aspen corner of Park Ave. and HWY 82 without conditions; second by Robert. All in favor, motion carries. Jake: The purpose of the overlay is to review the 15% increase in FAR, if the project meets the guidelines. On the east side there has to be some flexibility because it is a very diverse place. This is a difficult site and the design is good but what I find in the massing, scale and site planning aspects of it, I think the house is coming more forward than the bulk of the houses on the street. In trying to get the FAR in this long and narrow building envelope it has resulted in a structure which is very long and a long ridge and almost tat the maximum height. There is a high dormer on the north side that is 2 1/2 story high that is next to a one story adjacent structure and in terms of breaking the massing down I think that the step toward the street is very elegantly done. I feel working â‚¬he main ridge a little bit could continue the approach and be more sympathetic to an angular diversity that you find in the east side. Poss & Associates: In,order to do that we have a long bedroom but we could look at the livingroom. Amy: The livingroom is vaulted. Bill Poss: In that area of town the ridges are long and we are trying to keep the Aspen Mountain views. We would prefer to not cut it down on that side of the house. A sidewalk on Cooper or Park would come under an improvement district. 4 .. OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Jake: I feel it substantially conforms to the guidelines but I did want to discuss those issues. 904 E. COOPER Jake Vickery stepped down as he was not involved previously. He did not have a conflict of interest but wanted to be consistent. Bruce Kerr, vice-chairman chaired the meeting. Dean Murray representing the firm of Cathexis & Reno: We have incorporated the changes that were presented at the last meeting and incorporated them and the new owner has a couple of comments that I would like to go over with you. There is an existing house on the lot which we are proposing to demolish and build a new residence there and it will consist of two units and two ADU units in the lower basement level. At the last meeting comments were made to address the ridge heights and window placements. I understand there is still an issue about the stone either the quantity or the detailing of it. It is our thought that we would try and stay away froin river rock but we would like native appearing stone. The detailing that I proposed was to provide some variation in the surface of the stone with a small horizontal banding that might projict out 1 1/2 to 2 inches. The owner has asked us to do away with the metal roof in the center of the ~project and replace that with a cedar single roof like the other ~two units so it would .be more homogeneous. The other thing that he wanted us to do is replace the doorway with more glazing and there was a small change in the rear elevation over the garage units, we had originally had an overhang and have since made that flush. The changes are very small in nature. Bruce Kerr: Procedurally is this a worksession to give feedback or what? Amy: If you want to approve it I guess you could at this time. It is a matter of how much information you have or need. Bruce: Does Staff have any recommendation based of what we have seen? Amy: There were issues that are not totally resolves from the last visit. There was a lot of discussion. Leslie Lamont, Planner: The problem is that we have not responded in giving you a packet. Bruce: I recall some of the issues and one was the big expanses 5 .. OVERLAY SUBCOMMITTEE JANUARY 31, 1995 of glass which on these elevations appear to be broken up. The other was the use of those huge big timbers and oversize entry door kind of effect with those big timbers and those appear to have been addressed. Dean Murray: The biggett expanse of Cooper and the west end and we tried to break them up with small mullions instead of using big sheets of glass. Amy: The use of the stone was discussed and one of the concerns was creating an artificial heaviness by bringing the stone all the way up to the first floor. Leslie: On the east elevation we had commented that the original proposal stepped in only about a foot and that is where the historic structure is, on the east side. We had commented that there was still a large stretch of wall without a lot of breaking up in the facade to help pull away from the historic cottage. Dean Murray: There is a smaller element that is five feet. Leslie: We had requested more clearer information. Robert Blaich: The big;~ question was its appropriateness in that neighborhood and it is a very eclectic neighborhood. There is a lot of variation there.. I remember my comments that you take the best of the neighborhood and try to draw from that and that didn't necessarily mean you just look at the one historical house but take that into consideration and not look at some of the others as reference points. When'you look back from the rough sketch to today you certainly have gone a long way. Don was the most outspoken but he is not here today and made numerous points. Dean Murray: He provided the design input for me. It is difficult because there is continuity for you that is missing. Leslie: Don Clark and Don Erdman had a worksession. Robert Blaich: What information don't we have to approve this? Bruce: Some of the very.basics like size of the lot, FAR proposed for the site and where we stand on all of that. Dean Murray: The lot is a 6,000 sqft. lot which gives us an allowable FAR of 3600 sqft. The very first proposal that the previous architect did was over that so we have taken it down but we are still at the limit of 3600 sqft. 6 .. OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Bruce: 3600 sqft. is at 100% Leslie: This proposal doesn't include the garages and this proposal only has a one two car garage and a one one car garage. Bruce: Explain about the connection. Dean Murray: It consists of nothing more than a stairway on one level and some storage on the other unit. Upstairs it translates into a continuation of the stairway, a closet and a bathroom in that area. I am not sure where the barrel look came from and I ibelieve that was a carry over from the first design. Since then Iwe are going to eliminate it and make it a shingle roof which my ~thought was to drop the ridge three or four feet below the high ridge and connect the two buildings. There are smaller windows in the areas that have the closets. We tried to keep the larger windows to the bigger rooms where the views were. Bruce: The unit that is closest to Cooper, how do they get from the garage to the unit. Dean Murray: On the ground floor level there is a doorway from the garage into that unit. Sara: Are both entries to the duplexes off the West End. Dean Murray: One is off Cooper and the other has its entrance off West End. Sara: When the owner asked for more glazing I thought that was a doorway? f: Dean Murray: There was a doorway and a terrace on that corner and he has since decided that he doesn't want to use that space as a patio so there will be a.window instead of a door which will be in the same flavor as the window next to it. j Sara: The connector roof will become shakes. / Dean Murray: I think I am going to have to raise the ridge just -* ~ two feet which won' t come up to this but will split the difference between what you see now and the high ridge and will run straight across the connection. 1 Leslie: The ridge of the front element will stay at 27 feet. L 1-5@.an Murray: I didn't have time to work out the math in it but my I thought is it needs to stay low. 7 .. OVERLAY SUBCOMMITTEE i JANUARY 31, 1995 / Leslie: That was a point that the committee liked, the fact that (~ the connector is lower. Sara: I like it lower also. Amy: It has been very important through this whole discussion that the committee was pleased to see the building go more in the direction of appearing ' to be two separate structures and the connection was really important in terms of its height and the different roof form and the different roof material were positive r<Ln most of our discussions of a connector. ~ Dean Murray: One of the things that will help that is primarily ~ on the two units we are using horizontal siding and switch to vertical siding at the connector to try and separate the two masses. ~S-ara: You can't talk them into keeping a metal roof on the connector. It is an interesting element. Dean Murray: I can try. I Amy: I do not think it is so important that it is metal is that ~ it is not the same roofing materials as the others. -Bean Murray: I would agree with that. Leslie: Only because it helps separate the two. Dean Murray: That was one of the problems with the previous project is that it appeared as one large mass. Bruce: That was especially the problem of the original proposal. I recall Donnelley' s concerns about the interim proposal was that it was a mich-mash of a whole bunch of stuff architecturally and it made no sense what-so-ever to architects. It made no statement as to what this house was about. Robert Blaich: It was very hard to understand, "bouillabaisse" as it was very rough stuff. Amy: I personally feel the project has come a long way and this 1--Â·will be a great example for the neighborhood and my only concern j is that I would prefer from a massing standpoint to see the l connector to stay as proposed and I am still concerned about the <stone, especially on the east L. I do feel it gives the building a certain massiveness. That is the side that is next to the 8 .. OVERLAY SUBCOMMITTEE JANUARY 31, 1995 historic structure. /bean Murray: Would it be better to lower the stone or do away with < a portion of it. ~ Tom Williams: I feel it would be more consistent architecturally. ~ Robert Blaich: That would be appropriate to lower or do away with the stone. It is pretty ornamental. A lot of it has to do with l the choice of stone as you said you didn' t want to use river stone. If you used redstone it wouldn't be as evasive because it is more typical of what goes on'and you see a lot of it around. I can't tell what the stone is going to be there. Dean Murray: While I am here I hope to get a better image of what local stone is available. Perhaps I could lower it to below the ~ windows or split the difference between the window and ground. ,--Tom Williams: Let the windows sit on the stone. Robert Blaich: That was one of Donnelley's strong points, do it as a reason not just slapped onto the house. Dean Murray: That is a good suggestion. Jake: What about the scale and texture of the stone? In the drawings it looks really rough. Sara: It looks like gray stone which is not typical of this area. Tom Williams: Would it be a native stone? Dean Murray: I would 1Â·ike it to be a native stone and would have some rough texture in it but not completely smooth. Tom Williams: I would like you to go visit two houses and just study the stone work, one at the corner of Second and Bleeker, northwest corner, a Yaw house. The other house on the northwest corner of Hallam and Second. The workmanship is excellent. It is a champaign color that is in your color scheme. Sara: I am delighted and it certainly has changed. This is the way we like this process. Dean Murray: I feel the process has helped this building out a lot. It is positive as, we have a much nicer coordinated building than we would have had'if we had gone with the first one. Being the first one through the process to me was the frustrating thing 9 .. OVERLAY SUBCOMMITTEE 6, JANUARY 31, 1995 not knowing the reference points. The job you have been assigned is a tough job of mass and scale as it goes through every part of the architectural design. When you really get into it everything relates to mass and scale. This building will really be a show place. Sara: As Bob said you have set a standard for that neighborhood. Robert Blaich: I commend the people that have worked on this and they have been very open to suggestions and there has been very good communication both ways. Bruce: Does staff have any direction? As you can tell by our comments most of us are very comfortable with what we are talking about. Do we want to give them time to come back and change the elevation slightly to show the stone work below the windows or whatever or I guess we could proceed with some kind of motion with conditions that those be done. I am amenable for doing either. Dear Murray: The comment about the stone on the east is a very good one and the massing of the connector is something we want to keep. MOTION: Sara made the motion to approve the special review in excess of 85% for the property at 904 E. Cooper pertaining to the drawings and presentation made at the January 31, 1995 meeting with the conditions of lowering the stone work on the east L and revised elevations for the connection to be presented to Staff and approved by Staff. All representation at this meeting shall apply; second 4-by Robert Blaich. Amy: For clarification I thought we were not asking for a revision of the connection, that the committee's feeling was that it was right as is with a different roof material than wood shingles and that it doesn't have to be metal. Sara: We would prefer to see it not revised. Tom: How would you do a barrel without metal? FDea-n Murray: The owner is asking to go with a pitched roof across \ there and my initial reaction is that it might raise the ridge a ~ little to get the space. There are low spaces in there and I will do my best to keep it. Jake: Couldn't you just go to a flatter pitch and that would solve the problem? 10 .. OVERLAY SUBCOMMITTEE JANUARY 31, 1995 ' / Dean Murray: We can try that. ~ Sara: Any revisions, including the glazing should be shown to L-Â§49_ff. VOTE: All in favor, motion carries. MOTION: Bruce made the motion to adjourn; second by Jake. All in favor, motion carries. Meeting adjourned at 5:45 p.m. Kathleen J. Strickland, Chief Deputy Clerk 11 ASPEN-CLUE-PROPER[Y ID:303-920-2020 DEC 22'94 15:52 No.009 P.01 Apa~Cfub-Ropbi~ FAX TRANRMISSION SHEET Dat:i No, oflages 19 Fol'931 - I -I.-=.i-- -*-Ill To: _ Le~lie L oâ€¢+ 1 /1.- 4M~ *-u From: - - /40/(4 . R ~,0 401Â«61&1__ - Sending To Fax No: _~clu ~2/39 - Sending Front Fai No: (303) 920-9399 NOTES: -~Pfy /112ya_ dare= _ard ia. ~~ rtln _cA Â© U)â‚¬,9.-t _-_hle \alians__-~vn*ae 3\ 947 -/he 90 Ly. E Con,per Â£2te. 3 lk)â‚¬ u,buld-_11 e 100< r ovim&41% ._liL_ga= -try jy~~--to_<yt- +Aese -4 93,024-2.Uid+â‚¬1__for--Aic r.,~aman fs A b LOE,Il, ~~ - 76*L )/O0 If you have any questions about the following fax, please call (303) 920-2000. Thank yon. VACATION RENTALS â€¢ REAL IkrATE SADS . PROPERTY MANAGEMENT 730 East Durant, Aspen, Colorado 81611 USA 303/920-2000 â€¢ 303/920-2020 (FAX) . 800/633-0336 -lit-~- ~[- f~ -J--6 . -1/.--/.IMJL. 1 + - -= M 11 I- f 111'J. - th r~ ] .p--1 Nogr,1 gl*-nod t/50=iÂ» *r.50 HUMEN-LLUB-FKUPEKIY 18:301-920-2020 DEC 22' 52 No.009 P.02 DEC-22-1994 15:00 FROM *CATHEXES* TO 13039209399 P.01 .. ... â€¢ 1,3...1 4 61 11 \:.a iâ€¢. '1 lit, 1 4 1" ..7.9.- 4 Â·dll 1 4... lim'-Illaul/11/1 ll.1 -~1.Ul,1 ht , # 1'Â·t\Q 1 & <11.71 1---- i. 4> - - Et ==1 il:b,IMIUID@**NIJâ€¢,0 1 i... i lilli. . Â·,4 6 . -7 9. 1 , It- F. 1 ,#h .. ASpo/KCU-'PAopwdim i D, 9/6..LOU 1 tz L"TS: October 7, 1994 91 (Â» r - 4 j 1 1,45 0-4, X-j<Ocri. e VIA CERTIFIED MAIL NO. P223 789 892 \ Â¢ r F, 4 Â£14 - p \J filÂ» uh i.k RETURN RECEIPT REOUESTED 1 Response By: 44.- 1 Bv 02"N i Col 4, M Honorable John Bennett, Mayor City of Aspen 1/421 fl 130 S. Galena Street OCT 1 2~ RECEIVED'.''A~ Aspen, Colorado 81611 oCT ve, 4 h.-1 1 ' Dear Mayor Bennett: 03 *d 1 City Map:ger/Mayor's Office ' /~ Pursuant to Section 24-12-101 of the Municipal Code, we appeal for relief from the Overlay Zone District. f)* R We hereby request an appeals hearing by Aspen City Council regarding the denial on Wednesday, October 5, 1994 of our application per Ordinance No. 35 sub-committee review, for a duplex proposed for 904 East Cooper Street, Aspen, Colorado, 81611. We contend that the sub-committee gave us a biased and unfair hearing. I sat through the debate whereby the legislation for Ordinance No. 35 was formulated. It was my understanding that artistic expression by architects should not be stifled and that Ordinance 35 would serve to protect any small homes in a particular neighborhood from being overshadowed by large, obnoxious designs on close or adjacent properties. What happened at this review session was that our plans were denied for no objective and justifiable reasons. Ordinance No. 35 states: 1. "WHEREAS, it is expressly not the intention of the final Ordinance to have the city legislate subjective standards of personal taste in design and it is not the intention to stifle innovative and creative design;" and 2. "The sub-committee shall focus their review on the scale and massing of the proposed development." Please schedule us for appeal as soon as possible. Sincerely, r V LÂ«AL. nÂ»_ .I. 1,1-- Mark Kwiecienski, representing Shawn Helda MK/sb CC: Amy Margerum Stuart Clauson 730 East Durant â€¢ Aspen, Colorado 81611 USA 303/920-2000 â€¢ 303/920-2020 (FAX) â€¢ 800/633-0336 I 1 MEMORANDUM TO: Overlay Zone District Sub-Committee THRU: Stan Clauson, City Planning Director FROM: Amy Amidon, Historic Preservation Officer and Mary Lackner, Planner RE: 904 E. Cooper Avenue DATE: October 5, 1994 SUMMARY: This project is located in the East Aspen neighborhood, therefore both the general guidelines (Chapter 1 of the "Neighborhood Character Guidelines") and the specific guidelines for East Aspen (Chapter 2) will be applied. The project is a new duplex (the existing structure is to be torn down) and has a proposed FAR of 3,585 sq. ft. on a 6,004 sq. ft. lot. The special review process is mandatory as is compliance with the Committee's findings. APPLICANT: Helda Enterprises, represented by Stuart Lusk. LOCATION: 904 E. Cooper Ave., Lots K and L, Block 117 and Lot L, Block 35, City and Townsite of Aspen. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that this project is not in compliance with the several aspects of the general and specific neighborhood guidelines. Rather than discuss each guideline (including those which are met), only the elements of the proposal which warrant further discussion are highlighted below. The applicable general and specific guidelines have been grouped together by subject. NOTE: The attached drawings are somewhat faint and may be difficult to read in some areas. Staff requested improved prints and this seems to be the best that the applicant is able to supply. Other drawings may be available at the meeting. This project was forwarded to Bill Drueding, Zoning Officer for comments. He indicated doubt that the project meets the open space requirements (window wells cannot be counted) and also stated that nothing, including the skylight and spas may extend above the 25' height limit. STAFF EVALUATION: Mass and Scale General Guidelines- 1. Buildings should help establish a sense of human scale that is inviting to pedestrians, 2. New buildings should appear to be similar in scale to those in the established neighborhood, or to the scale that is desired for the neighborhood, 3. The street elevation of a building should be designed to appear in scale with those seen traditionally. Specific Guidelines- 17. New buildings should be sensitive in scale to existing, smaller buildings in the neighborhood. Response: This structure is fairly block-like, with few breaks in wall planes or the roof. The mass is not broken down into modules or smaller units in any way (the guidelines recommend a maximum of 15-30' as a width for a facade). There is no stepping down in height to acknowledge neighboring smaller structures (namely a Victorian cottage immediately to the east). Locating the garage in a secondary structure would be appropriate and a good way to reduce the overall size of the residence. Building Form General Guidelines- 5. All buildings should use roof and building forms that establish a sense of visual continuity for the community, by repeating typical form. Response: The guidelines state that gable forms and steep slopes are preferred. This traditional roof form in this neighborhood does seem to be gable, from the steeply pitched Victorians to the shallow pitches on the chalet style buildings. The proposed mansard style roof is somewhat in keeping with the Chateau Blanc building directly to the north of it, but does little to bring the scale of the building down with respect to the adjacent historic building. Site Design Specific Guidelines- 19. Provide a front yard in all development. Response: As mentioned above, the project may not be providing enough open space. In addition, Staff finds that the windowwells may be overly large and could be reduced to increase yard space. Architectural Features General Guidelines- 10. Architectural features that enhance the pedestrian experience are encouraged. Specific Guidelines- 23. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale, 25. The use of porches is strongly encouraged. Response: The two story windows shown on the southeast corner of the building create an entirely new scale for the building and place a "monumentally" sized feature along East Cooper Ave. In addition, their location next to the small Victorian is again unsympathetic to the scale of that building. Porches are encouraged in this neighborhood. The location of the site along a busy highway may limit the usefulness of this feature. Garaqes General Guidelines- 12. Minimize the visual impact of garages. Response: If the alley is to be considered a streetscape (alleys are important pedestrian corridors in Aspen), the garage doors on the north side may need to be softened somewhat, possibly by making each double door look like two single doors. There are some detached garages in this neighborhood, an option which should be considered by the applicant. Impact on Historic Buildings General Guidelines-16. New buildings should avoid negative impacts on adjacent historic properties. Response: As described above, this proposal does not in any way acknowledge the scale or character of the neighboring historic structure. Preservation of individual structures becomes less meaningful if they are then totally overshadowed and obscured by new development. RECOMMENDATION: Staff finds that this proposal is sufficiently in opposition to the "Neighborhood Character Guidelines" to warrant denial of the request to exceed 8 5% of the allowed FAR for the site (3060 sq. ft.) The proposal must be restudied to meet the guidelines cited above in order to receive approval. Additional Comments: - /t'Â¥2d,02#ble 0 6 042 1.4-132 Utioe (twl K.tt q OUf LeÂ« G a f.,6/4vl - |Ud,10/c a.0 Al-~~~cto weal. knuae CaÂ£.J eX 6 00 c.ectâ‚¬-4 67'uf u.tu-i 1 4 4-0 (,Out-hv Â· A-20 d loct ( 04 4 .Uf-A Câ‚¬, Â· - for M 4 +Do ~ age -(e, 1-kelo Ne-yl-ber h.oaj , L{ iÂ»-e guocef + 414 we kave to cace# F +1,60 grexle -ebeujk.Â«-6 , SkÂ·ould'ld- ove< lÂ·, k{?10,1 -tu A-1 04 bo, kood A\Â© 409 - 4 f FixrAÂ·hoh lae deklu d clo-to ~o-F S,Â£( ( i lucli Â·A~~~~ t Yqui,aut) *6 Ne*hoodjwid e(20 9-Â® n.Â£ tfktâ€ž1,Â»ed { 92-Â«f 3 patiult~ dor- MoU 4 34.J,e . 3â‚¬-24*0 40 Is co~ . - 3 49 2*ate i 6 -1-tuee/9 0 3 -1-/J ('0-6 ( u:,{ TO - 5 ~a (2 yroWER LO (fen 13 t-/-0 -~12~Â©uj d 60 - 0,0 410~jad. Vicit A-~ ffc. e 'â‚¬ rcto,d e'#fi 2 f f f o c -4-u /k Â· h/1//70/ 135 ve 3 U Q - re AX) 02 3 0 reele 4-60 / 4 l.-43 i 4 0 .u uÂ»â‚¬_.~621 3 i Zâ‚¬ 5 ) - Ce ko,1/af Guird â‚¬ l,ke * 1 6 e.te.(46 Guid e (lu * 1-7 5 -0 el en led (93-4/a A-et VO+Ip 681-ke "1-e ) L---1 .. I _er]-Â©. G + BA i APPUCANT: _M-tuAN EN t'Ef-prit Â£>c-+ L.P ,~ 0 I COI~rÂ·~p - 6 U , re Z b ADDRESS: f'\0*+90BK 4664 fr/litiuÂ·ack Ax,1.:coal *eâ‚¬A (fl 7 / 4 - 4 71 - Te L 3 ZONE DISTRICT: . 23* P boo + - LOT SIZE (SCUARE FEET): 1 500 E<STING FAR: ALLOWABLE FAR: 3 le co 3 9-5 5 PRCPCSE FAR: EXISTING NE LEASABLE (commerdail: .. 14~f[ PROPOSED NET LEASABLE (ccmmerc=): - Nj pr- i ECSTING % CF SITE COVEAGE < 4-(07Â¢1 ( 35.90 0 6,2,1 Retl?,zied , 49 S FizeviedÂ© PRCPOSED % CF SITE CCVERAGE: ~ EXISTING 1% CFCPEN SPACE (Commercalk N 1- h , PROPOSED % CFOPEN SPACE (Conner.): ,//re E<ETING M,UIMUM HEiGHT: PRCPOSED MAXIMUM HEIGHT: Prtdcal Elda.: 7-4 k. 1 Accesscâ„¢ 8*. i PROPOSED 1% CF DE?Â£UTICN: 100 90 01*C EaSTING NUMBER CFBERCCMS: 2- - PRCPOSED NUMBERCF BERCCMS: P,plet '3801 Fles AOL) aiu eACH- 2- EXISTING CN-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: (9 (- 8 ECioult,EA_) SETRACKS: EXISTING: ALLOWABLE: PROPOSED: Front Frant /O - Front: ID to I 1 Rear. - Rear: /O - Rear: LZ=L Sde: ~~-13 Sider - 6 - Side: 7,0 , Combined Front/Rear: _.ILA.- Combmed Frt/RE 7,0 - Combined Frcrlt/Rear: .30-3 1 EXISTING NCNCONFCAM[nED -01.A 1 -15062 73 A 2- Tuae OÂ£214 1 10 ENCRCACHMENTS: -Ff//9**,2 'Ur-' .7 . f 18BIAT;CNS REGUESTED ~elig~&2-kLLaoÂ¢ma[ElQEE-Cha[EiaL~nmait&~-Mmog.muÂ£-~: FAR: --i Pandng Spaces: Minimum Distance Between Buikings . .-I SETBACKS: Front: _ __ Rear: . 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'11 1 1 4 , + j -- ~,If-f\Â·61-* v .I NG.BL ; 1 1 1 1 r 1 4 11â„¢-Ti -- 1 1 - t -.DUM'Wel; s.Â» 'ji" 1 * * 1 , f- =r-:mi r -U 1 FiÂ·:WEST- r--, .ki~ ir . 4,1 4, i 1 . --4 4'L-- 1 + 1 F 44 , c> th' IL L 1 IJ , 1 1 11 1 iÂ· Ilk + 'F It Gl--- -7 - - ~ 7Â¢ 3/44 1'-09=-1 . i .h ,â€¢Â« 1 L f.<20-0, SLAE, ZEN , 4 ' 4) Frrc. D'22,4*-1 + 24/ 1 t.43 #7 6,6 10/row V./4 /Fr O.' 4 ir#VEL NiÂ·_L FED'v I : MI â‚¬3-Lr.(-h/r / 7-0 121'i 'ver l. L RY= r-L DEÂ»' 4 BUILDING SECTION C 97 =fÂ· Ov 17Â·I Â·Â·Â·Â· 4 .. TMâ‚¬ g*IS~il NOr Delar#foR-\1â‚¬C{) A-A) th dttMZACT-0(L CONS, St 09 kfi-Al Y H\UR- DE+36 1 1-Y A-PM-TME<73 #NoloÂ© Cok]005 lei R IT-Z- tioub< 0 (r TO Soul-14 01+ er T eA-0 6 LA-N C- *To KDOETH- j 1100 ST'02-7 ~ L '< 511*Pe-a A- PA<2414 enT TO DJ E-6 1- PU TV 12-2 1 *CPOSE-D 1+l6tf 06-ost MY 02 OOPLÂ« TO FAST. Â£;2< 'sp Al Or- M A-SS A-Al 8 Schle oF M-[ze-4 46.eAA-s TO B 2- ECKX 1-11<2 53 T-R.L; CruQ ES Le rn, POST LY FL11-1- FOOFS. %40~ a Coofe-Fl s 11-5 0/4 -nte U E CORNER. os Goopâ‚¬-2- MO \A] 267 154,0 4 77ie Â¢260(6ED MOUS E- wfs Red-OY tO 62 -Gui LT Ttio Yeec.s A-6 o . A- DeNK) PER-Â¢4 11- Lut)-5 \590â‚¬70 fOR- 2-61 STI 1)4- 57-AOW# E- I A f:-0 ~ 4 fER,vt IT< WAS 1.550A0 -11Â¥9 60(1, 0 LFTâ‚¬ REAM /T j '' N *, RetrD Y Fo E flojc- - u P . T}te- P/203 eor Wrd PUT DA) 110 LO AND 26%0/li Tt> 6,(f){ZE-0 nre pg_OP VISO 0â‚¬6ILL) 1245 NICE 01Â¥ht#treâ‚¬_ . 1*41,0 50*ue-6 ENTRY (001< . ALL E-La/477245 ~TE* 6Â¢G ALON-f F=QÂ©â‚¬% FaÂ© Peltrr L)226 AT SEC O 0 0 Et 00 E LEVet.- . THE- 2,0'F 6 00{\Able AT\003 Gl--OP@-0 *ft-1&61-.RE ~ FLAT- 12Â·AgIF, .. TH-/5 FLU ROOF :51-rual-10#J ALLe tes A- iD Th- lt Ele#-1- oF 24 0 , THUS /1-Pf20x 4 G Less nÂ¥Mic A-ul-Dle EC> Bi cODE Fot M A-4 0.-\ 06 E liE,1 6 11-1-4 2-A) 0 2â‚¬5 JCE- /6 A- Le wee P W p} L E. rite 28Â«01 8/4 1 6 L0U12.0 OF-F- All-ESV W il-tt 6 60-8-6 Es Al- ALLEN Lâ‚¬Uet_ . TlÂ¥â‚¬ tloose 9 +rs 012-\ 0 1 Al Ato y DGe> j GNED 6 V Oce 68Â£- ~ Raili Fo A. It 1 5 2.-tE-:s j 0 e.Â·O Â£2 - The ?Ulpeerr li> CoÂ¢-LeN Ter UNDE-R 6021-26LOT 1-0 + COUPLE_ \Otto fLA+J TE OCCU f Y BOT)+ SIDES OF 0 0 P LE-* W 1 11+ C. 1.052- F*.4 / Lyt TAE Reuc oul/JERS LIKE 71je /5 Eâ‚¬ i 6 A} 41\10 f LAN TD 60/ L 0 AS PL-mvS Wa tERâ‚¬ (22/ho k' )'Ufli LES-5 tesTEAcill* 84' RE-U) 6-K.) . CÂ£)61 0/1 ) TTGE. Aspen Club Properties ID:1-303-920-9399 SEP 08'94 11:54 No.003 P.03 .. SCHEDULE A ORDER NUMBER: 00021244 1. EFFECTIVE DATE: July 29, 1994 AT 8:00 A.M. 2. POLICY OR POLICIES TO BE ISSUED: AMOUNT OF INSURANCE A. ALTA OWNER'S POLICY $ 790,000.00 Â£*UN Â¢ 2 PROPOSED INSURED: OTTO B. DIVOSTA AND i BETTY J. DIVOSTA & v 0 62 K B. ALTA LOAN POLICY S PROPOSED INSURED: C. ALTA LOAN POLICY $ PROPOSED INSURED: D. $ 3. THE ESTATE OR INTEREST IN THE LAND DESCRIBED OR REFERRED TO IN THIS COMMITMENT AND COVERED HEREIN IS FEE SIMPLE AND TITLE THERETO IS AT THE EFFECTIVE DATE HEREOF VESTED IN: AU V JiL HELDA ENTERPRISES, L.P., A CALIFORNIA LIMITED PARTNERSHIP 4. THE LAND REFERRED TO IN THIS COMMITMENT IS DESCRIBED AS FOLLOWS: PARCEL A: Lots K and L, Block 117, CITY AND TOWNSITE OF ASPEN PARCEL B: Lot L, Block 35, EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN County of Pitkin, State of Colorado OWNERS: $ 1,143.50 TAX CERT. $ 10.00 STEWART TITLE OF 24*74,200 ASPEN, INC. 620 E. Hopkins AUT~OR'f'ZEb. g-fENAFTJR~~ ASPEN, COLORADO 81611 303 925-3577 FAX 303-925-1384 Aspen Club PropertieR ID: 1-101-420-9393 SES'0Â§494 -,12:54. No.003 P.02 Aspen, Club Propertie f il~ 1 -0032'02v- :; c., VL 1 ... Aita,Aad#&"des I the undereigned owner of lubject property logated at 904 zoat Cooper Street. Aspen, Colorado. hereby authorize, Stuart D. Luak to be my representative in matters relating tc the mal, and *calâ€¢ apectal review to be hold on September 27, 1994. This authorization 18 limited to th* presentation of matelials only and dole not empower Lulk to entâ€¢r into agreements with the City of Ampen o~ 'hal f of owner. Ell= ~irlÂ¢_day of Soptember 1994 81*E-~1 40 C ORR AN 7 OtC) N Gâ‚¬- 1+6-<404 EN te p (315 es i L. R pt(A]t- Sotz.115 4669- Me.Cclitli CA (br. S'* tÂ£ 251) RE,Af D Q-t (% Pfrz: 41. t C k. <719~ 474-6023 VACATION RENTAW â€¢ REAL EWATE BALES â€¢ I'lopERTY MANAGEKeft 730 Bast Durant â€¢ A,pen, Color,do 81611 USA 303/920Â·2000 + 303/920-2020 (FAX) . 800/633-0336 .... 0 0 City of Aspen Pre-Application Conference Summary AAey La ch,/ U.vARidon 8(1-+14 Plant(er Date Project c/01 6. . CoÂ°f" Sfeciae E-euL) 4, ]03â‚¬Â· kou, A Applicant's Representative SAPAWAA- Los K Representative's Phone qao-&002 Owner's Naine He.Idg k. - (DMAÂ·vi, t -1,)- OJ 27. \Dj'VOX -4 Type of Application .50Â«40 2(view 46, large koN<. Description of the project/dtvelopment being requestelf PA/IF 204 011\-tfA Â· . f~ PPEAR:fd P:nNCÂ¢71 licf Il i rtcÂ£911 6, 9 1 4-0 6 +4. 01.7 + The applicant has been requested to respond to the following items and provide the following reports: Land Use Code Section Co[111]lells - 60"2,1-1 26 lift W Kjqjkbrko#el ck,reek,0- fkbgM Â£ Â¥ahdards - - Ord \,lahle. - . 1444 - *."0441,0 IM'b.k GOD ' Referral Agencies 7be review is: (P&Z only) (CC only) (P&Z and CC) 1\Â·/0,4 . Public Hearing: (yes) (~~) (FETED Deposit for the Applicatioti Review: 49 8 1 Referral agency flat fees: TOTAL DEPOSIT 4 184 04 + fet . (Aciditional hours are billed at a rate of $163/lir.) To Apply Submil the Following I iiformation: ~ Proof of ownership. Signed fee agreemenL Applicant's name, address and teleplione number in a letter signed by the applicant which also states Ihe name, address and telephone number of the representative. rotal deposit fur review of the application $ 481--Â· G 7 copies of tile complete application packet and inaps. @ Summary letter explaining Ihe request (existing conditions and proposed uses), including street address and legal description of the property. f j (~) An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 1% ~ Site plan shall include property boundaries, lot size, proposed access, and physical ' \61 features (drainageways, streams, rivers, etc.) 15 DitiO.Aan Flor,r Coved i AJof 01â‚¬4 0-110~cd-A On parcd . 4.0 u.j .s-*vvr{-u. C Coâ€¢fllÂ» DI'/ tle ele"ar -tÂ·Â« 8(,ide(ines, i,~~A 14 ,s'u,6~,244t.7 ?/c\[1*. 1 hese items need to be submitted if circled: List of adjacent property owners within 300 feet of the subject property with addresses. Site photos. 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