HomeMy WebLinkAboutcoa.lu.sr.Nichols.A4695Nichols Special Overlay Review
2737-181-00-036 A46-95
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Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611 y�
(303) 920-5090
City Land Use Application Fees:
00113-63850-041
Deposit
-63855-042
Flat Fee
-63 860-043
1 iPC
-63875-046
'Zoning & Sign Pernut
- MRO11
Use Tax
County Land Use
Application Fees:
00113-63800-033
Deposit
-63805-034
Flat Fee
-63820-037 Zoning
-63825-038 Board of Adjustment
Referral Fees:
00113-63810-035
County Engineer
00115-63340-163
City Engineer
00123-63340-190
Housing
00125-63340-205
Enviromental Health
Sales:
00113-63830-039 County Code
-69000-145 Copy Fees
Other
Total__
Name: (!>��/ ,L.�11L&S Date:
Address: ✓ �C �[/ (o _ _ Project:j�U_'L�p Vi C'!:)
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Case No: _
Phone: I No. of Copies __—
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 04/11/95 PARCEL ID AND CASE NO.
DATE COMPLETE: 2737-181-00-036 A46-95
STAFF MEMBER: KJ
PROJECT NAME: Nichols Special Overlay Review
Project Address: 125 Park Ave.
Legal Address:
APPLICANT: Gary & Lucinda Nichols 925-1043
Applicant Address: Box 8116, Aspen
REPRESENTATIVE: John Backman, Studio B 920-9428
Representative Address/Phone: 555 N. Mill St.
Aspen, CO 81611
--------------------------------------------------------------
--------------------------------------------------------------
FEES: PLANNING $ 425 # APPS RECEIVED 1
ENGINEER $ # PLATS RECEIVED 9
HOUSING $
ENV. HEALTH $
TOTAL $ 425
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 2 STEP:
*/Meeting Date 26 PUBLIC HEARING: YES �NO
VESTED RIGHTS: YES NO
CC Meeting Date
PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
---------------------------------------------------------------
---------------------------------------------------------------
REFERRALS:
lieCity Attorney
Parks
Dept.
'I
City Engineer
Housing Dir.
Bldg
Fire
Inspector
Marshal
Aspen Water
City Electric
Holy
Mtn.
Cross
Bell
Envir.Hlth.
ACSD
Zoning
Energy Center
DATE REFERRED:
----------------------------
FINAL ROUTING:
INITIALS:
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
Other
DUE:
DATE ROUTED: Z INITIAL:
City Atty City Engineer
Housing Open Space
FILE STATUS AND LOCATION:
a. Zoning Env. Health
Other:
Nichols Overlay Committee Review
Approved June 7, 1995
The Committee approved, 4-0, the re -submission of the Nichols' proposal located at 125
Park Avenue. The Committee approved the second submission with the following
conditions:
• the porches shall be larger and more useable
• treat the towers as more individual
The please find attached the submission as was approved.
0 - ---! L_ �) a
MEMORANDUM
TO: Overlay Zone District Sub -Committee
FROM: Kim Johnson, Planner
RE: 125 Park Avenue
DATE: June 7, 1995
This project was originally presented to the Overlay Committee on
May 3, 1995. It was tabled in order to give the architect a chance
to work on some design elements which the Committee felt needed to
be further developed. These items were:
1) Emphasize the entryways for both of the duplex units (color,
overhangs, materials)
2) Develop a more detailed fenestration scheme
3) Create a model showing details of street elevations
Attached is information submitted by the applicant on May 30, 1995.
It notes that a model will be available at the March 7 meeting.
In response to the Committee's concerns, the architects have added
porch -like overhangs, altered window patterns on parts of the
building, and redesigned the ADU stairway to eliminate the setback
encroachment. Please refer to the letter and drawings, attached.
cs t0e
I
I 8
a r c h i t e c t s
LETTER OF TRANSMITTAL
(Ha n d Del i v e r e d)
To: Kin Johnson
City of Aspen, Community Development Program
130 South Galena Street
Aspen, Colorado 81611
From: John Backman - Studio B Architects
Re.: F.A.R . Review - Second Submission
Duplex at 125 Park Avenue
Date: May 31, 1995.
Dear Kim:
We are enclosing our second submission for F.A.R Review for the duplex project at
125 Park Avenue. Unless we hear otherwise from you, we will be planning on
presenting this project on June 7.
We have built a model at 1/8th scale showing adjacent structures which we will
bring with us on June 7.
Please note that the drawings in this revised package are addressing the
following issues which were of concern to the committee members:
1. Extended porch -like overhangs to accentuate entries.
2. Different fenestration patterns on gabled elements and pyramidal elements to
enhance their reading as separate components and reduce the perceived scale
of the overall structure.
3. Different fenestration styles for openings in walls with stucco finish an walls
with wood siding reducing the perceived scale of the overall structure.
4. Stair descending to A.D.U. relocated to fit within property setbacks.
We are enclosing four sets of drawings. Should you require additional sets of
drawings or other support material, please give us a call. I will be out of town until
June 7 but Scott Lindenau will be happy to help you.
Regards,
John Backman
Project Architect
cc.: Gary and Lucy Nichols, Owners
555 n. mill st. aspen co. 81611 303.920.9428 tax 303-920.7822
MEMORANDUM
TO: Overlay Zone District Sub -Committee
FROM: Kim Johnson, Planner
RE: 125 Park Avenue I
DATE: May 3, 1995 �P
SUMMARY: This project is located in the Smuggler Mountain
neighborhood, therefore both the general guidelines (Chapter 1 of
the "Neighborhood Character Guidelines") and the specific
guidelines for Smuggler Mountain (Chapter 4) will be applied. The
applicants request approval for a new duplex to replace an existing
duplex. The proposed FAR for this 7,688 sq. ft. R-6 lot is 3,721
sq. ft. The allowable FAR is 3,870 sq. ft. The new structure
will be 96% of the maximum FAR. The special review process is
mandatory as is compliance with the Committee's findings.
APPLICANT: Gary and Lucinda Nichols, represented by John Backman,
Studio B Architects
LOCATION: 125 Park Avenue, southwest corner of Park Avenue at Dale
Avenue)
STAFF COMMENTS: Please refer to the application for the complete
representation of the proposal. Planning staff finds that this
project is substantially in compliance with the general and
specific neighborhood guidelines. No conditions are recommended
for approval.
STAFF EVALUATION: The new duplex will cover substantially less
site area than the existing duplex because it is a two story
building. Each unit faces a different street frontage. The
building will provide a one car garage and three exterior parking
spaces on the Park Avenue frontage and a two car garage and one
exterior space off of the alley. The height to the tallest ridge
will be 26 feet.
The designers have made great effort to break up the mass of the
' duplex with varying siding materials and accents and creativity
with their use on the building. The wall and roof areas create
multiple at -grade and above -grade spaces. The four mature trees
/O along the Dale frontage will be augmented with additional landscape
,,,,,f MST„9 plantings on Park Avenue and the southern property line.
• Mass and Scale
Guideline #2. New buildings should appear milar in scale
Tom- . 6►� bld � - � � -,,�,� ��?�%� ��
•
to those in the established neighborhood, or to the scale that is
desired for the neighborhood.
Response: The building envelope is atypically shaped because of
the angled corner and street frontages. The applicant is
thoroughly utilizing second floor square footage which is
consistent with other building forms in the neighborhood. There
is variety in the proposed rooflines which helps break up the mass
of the building.
RECOMMENDATION: Staff recommends that the Committee approve the
request to exceed 85% of the allowed FAR at 125 Park Avenue with
no conditions.
Additional Comments:
tA
IMPORTANT
Three sets of clear, fully labeled
drawings must be submitted in a format no larger than
11 "x17", OR one dozen sets of blueprints may be submitted in lieu of the 11 "x1 T format.
APPLICANT:
Gary and Lucinda Nichols
125 Park Avenue Aspen, Colorado 81611
ADDRESS:
ZONE DISTRICT:
Medium -Density Residential (R-6)
LOT SIZE (SQUARE FEET):
7688 sf
EXISTING FAR:
Interior: 2937 sf, Decks: 889 sf
ALLOWABLE FAR: -
3870 sf
PROPOSED FAR:
3721 sf
EXISTING NET LEASABLE (commercial):
n.a.
PROPOSED NET LEASABLE (commerciai):
n.a.
EXISTING % SITE COVERAGE:
49.76%
PROPOSED % OF SITE COVER,!�GE:
30.38%
EXISTING % OPEN SPACE (Cct;.- al):
n.a.
PROPOSED % OF OPEN SPACE (Commer.):
n-a-
EXISTING MAXIMUM HEIGHT:
Principal Bldg.: 16 ft /p,cce=BW: n.a.
PROPOSED MAXIMUM HEIGHT:
_Principal B1da.: 26 ft / Acce= E .: -- _
PROPOSED % OF DEMOLITION:
100%
EXISTING NUMBER OF BEDROOMS:
6 Bedrooms
PROPOSED NUMBER OF BEDROOMS:
7 Bedrooms
EXISTING ON -SITE PARKING SPACES:
4 spaces
ON -SITE PARKING SPACES REQUIRED:
7 Spaces
SETBACKS:
EXISTING:
ALLOWABLE: PROPOSED:
Front: 9'-0.
Front: 10'-0" Front: 20'-0"
Rear: 13'-9"
Rear: 10'-0" Rear: 10'-0"
Side: 38'-8"
Side: 5'-0" Side: 12' & 1 V-6
Combined Front/Rear: 22'-9"
Combined Frt/Rr: 30'-0" Combined Front/Rear. 30'-0"
EXISTING NONCONFORMITIES/
ENCROACHMENTS:
VARIATIONS REQUESTED (eligible for Landmarks Only: character compatibility must be made by HPC):
FAR:
-finding
Minimum Distance Between Buildings:
SETBACKS: Front:
Parking Spaces:
Rear:
Open Space (Commercial):
Side:
Height (Cottage Infill Only):
Combined FrtJRr-.
Site Coverage (Cottage Infill Only):
•
•
ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone 920-5090 FAX 920-5439
MEMORANDUM
TO: Zoning Officer
FROM: Kim Johnson, Planner
RE: Nichols Special Overlay Review
Parcel ID No. 2737-181-00-036
DATE: April 18, 1995
Attached for your review and comments is an application submitted by Gary & Lucinda
Nichols.
Please return your comments to me no later than April 21.
Thank you.
! i
B
a r c h i t e c t s
LETTER OF TRANSMITTAL
( H a n d D e l i v e r e d)
To: Kim Johnson
City of Aspen, Community Development Program
130 South Galena Street
Aspen, Colorado 81611
From: John Backman • Studio B Architects
Re.: F.A.R . Review Submission
Duplex at 125 Park Avenue
Date: April 11, 1995.
Dear Kim:
We are enclosing our submission for the F.A.R Review for our proposed Duplex at
125 Park Avenue, Aspen. We hope to be on the agenda for Wednesday, May 3.
In this submission, Please expect to find enclosed the following:
1. Application form (three copies).
2. Check for $ 425.00.
3. Drawings and Descriptions, including:
a. Project Data and Vicinity Maps
b. Parcel Survey.
c. Written Description of neighborhood and proposed project.
d. Site Plans, Floor plans and Elevations.
Should you require any other documentation to complete this submission, please let
me know.
Regards,
r�p'b
John Backman
Project Architect
cc.: Gary Nichols, Owner
555 n. mill st. aspen co. 81611 303.920.9428 fax 303 920 7822
125 Park Avenue Duplex
1 25 Park Avenue Aspen, Colorado
SUBMISSION FOR F.A.R. REVIEW • APRIL 11 1 995.
SECOND SUBMI SSI ON: MAY 30, 1995.
Owners: Gary and Lucinda Nichols • 125 Park Avenue • Aspen, Colorado 81611 • 303 925 1043
Architects: Studio B Architects • 555 North Mill Street • Aspen, Colorado 81611 • 303 920 9428
TABLE OF CONTENTS:
0.1 Project Data and Vicinity Map
0.2 Parcel Survey
0.3 Written Description of Property and Proposal
1 . Roof and Site Plan
2. Lower Level Floor Plan
3. Street Level Floor Plan
4. Upper Level Floor Plan
5. North (Dale Avenue) Elevation
6. West (Alley) Elevation
7. South (Side Yard) Elevation
8. East (Park Avenue) Elevation
a r c h i t e c t s
Project Data '
Project Location: 125 Park avenue, Aspen, Colorado
Aspen Neighborhood: Smuggler
Zone: Medium -Density Residential (R-6)
Use: Duplex
Lot Size: 7688 sf
Allowable
Proposed
Building Gross Area:
Lower Level
2360 sf
(Excluding Decks)
Street Level
2329 sf
Upper Level
1852 sf
n.a.
Total
6541 sf
Floor Area:
Lower Level
n.a.
Street Level
1852 sf
Upper Level
1869 sf
3870 sf
Total
3721 sf
(149 sf under)
Above Grade Decks
580.5 sf
724.75 sf
(15% of F.A.R.)
(144.25 sf over)
Lot Coverage
2719.5 sf
2351
(368.5 sf under)
Deck and Canteliever
407.9 sf
295 sf
extensions
(15% of lot coverage)
(112.9 sf under)
Off Street Parking
No spaces required for
No spaces provided
one bedroom ADU Unit
3 Spaces required for
3 Spaces provided
West Unit
4 Spaces required for
4 Spaces provided
East Unit
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Vicinity Map
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Not every street or road Is
named on maps or listed in
st reel guides. Construction
\ streets and roads may be it
progress in certain areas.
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PLANTER
2 UTILITIES
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UTILITIES
TYPICAL
NOTICE. Aa GADII TO COLORA00 LAW YW MJSI C. NCE Y LEWL
ACTION BASED VP ON ANY DEFECT ON THIS PLAT WITHIN TM EEYEARS
AF iER YOV FIN
DISCOVER SIXH DEFECT, IN NO
EVENT HA ACTION
BASED WON ANY DEFECT IN THIS PLAT BE CO.MENCED PORE Y THAN TEN
YEARS FRON THE DATE OF THE CERTIFICATION SNOMI HEREON. THE
CERTIFICATION IS VOID IF NOT WET STAMPED WITH THE SEAL OF THE
SUI VEVOR
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LEGEND AND NOTES
THE SURVEY PLAT OF BLOCK 6. RIVERSIDE ADDITION PREPARED FOR THE
CITY OF ASPEN BY SURVEY ENGINEERS. INC.. JOB N0. 0180. DATED:
AUGUST. 1970 WAS USED IN THE PREPARATION OF THIS I.L.C..
O FOUND SURVEY MONUMENT AS DESCRIBED
9 WOOD FENCE
0 UTILITY POLE
TITLE INFORMATION FURNISHED BY:
PITKIN COUNTY TITLE. INC
CASE NO. PCT-6863
DATED: 08/05/92
POSTED ADDRESSES "301 AND 101. DALE AVENUE"
IMPROVEMENT LOCATION CERTIFICATE
I HEREBY CERTIFY THAT THIS IMPROVEMENT LOCATION CERTIFICATE WAS
PREPARED FOR_
THAT IT IS NOT A LAND SURVEY PLAT OR IMPROVEMENT SURVEY PLAT. AND
THAT IT IS NOT TO BE RELIED UPON FOR THE ESTABLISHMENT OF FENCES.
BUILDINGS OR OTHER FUTURE IMPROVEMENT LINES.
I FURTHER CERTIFY THAT THE IMPROVEMENTS ON THE ABOVE.DESCRIBED
PARCEL ON TH15 DATE - I EXCEPT UTILITY CONNECTIONS. ARE
ENTIRELY wI THIN THE BO D R ES OF THE PARCEL. EXCEPT AS SHOWN.
THAT THERE ARE NO ENCROACHMENTS UPON THE DESCRIBED PREMISES BY
IMPROVEMENTS ON ANY ADJOINING PREMISES. EXCEPT AS INDICATED. AND
THAT THERE IS NO APPARENT EVIDENCE OR SIGN OF ANY EASEMENT
CROSSING OR BURDENING ANY PART OF SAID PARCEL. EXCEPT AS NOTED.
THIS CERTIFICATION VOID IF NOT WET STAMPED BY THE SURVEYOR BELOW.
DATED:
SIGNED:(\H WORTH PLS 25941 �c���jF>. lifi/:•-.;• .
;ON
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9•`.� 25947 -
IMPROVEMENT LOCATION CERTIFICATE
OF F
LOTS IO AND II BLOCK 6_ RIVERSIDE ADDITION TO THE CITY AND TOWNSITE
OF ASPEN, AND THE SOUTH ONE HALF OF DALE AVENUE. ADJACENT TO LOT 10.
BLOCK 6. RIVE+t;IDE ADDITION. LYING BETWEEN RIVERSIDE AVENUE AND PARK
AVENUE, COUNTY OF PITKIN. STATE OF COLORADO.
AREA 7.688 50. FT •/-
PREPARED BY
ASPEN SURVEY ENGINEERS. INC
210 SOUTH GALENA STREET
ASPEN. COLORADO 81611
PHONE/FAX (303) 925-3816
DATE JOB
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ThePrudential
Telluride Real Estate Corp.
Plaza 117, Suite 206
117 Aspen Airport Business Center
Aspen, CO 81611
Bus. (303) 925-1043
Fax (303) 925-1063
April 10, 1995
Historic Preservation Committee
Planing and Zoning
130 So. Galena St.
Aspen CO 81611-1975
Dear Members,
The lower Smuggler neighborhood acquired much of its character with building
developments that took place in the late 60's and early 70's when smaller, more modest
homes were suited to the cost of the land. Small one and two story buildings with
private gardens enclosed within fences contribute to the human scale, pedestrian
friendly quality, and unique neighborhood feeling.
The character of the neighborhood stems from its irregular layout. The base of
Smuggler Mountain and the basin carved out by the Roaring Fork River have resulted
in a very contoured topography. The road and buildings conform with the curving and
non geometric layout. The diverse use of building materials has further contributed to
this feeling of informality.
The value or cost of property in Aspen has appreciated considerably since the first
homes were built. The Smuggler neighborhood is struggling to preserve its character,
as more and more of the smaller, aged structures are being replaced with larger more
useful homes and upscale developments.
We have lived in Aspen since 1988 and are part of a small, tenacious stronghold trying
to live, work and raise a family here. We intend to continue residing at 125 Park
Avenue for many years to come. Our hope is to participate in the evolution of our
neighborhood, while preserving its unique character. We have worked carefully with
our architect to design a project that is sensitive to the neighborhood in materials,
massing, and human scale. We trust you will see the efforts that have gone into this
place we hope to call "home".
Regards,
Gary �Nicho s
Lucinda Nichols
•
a r c h i t e c t s
April 11, 1995.
City of Aspen
Community Development Program/HPC
130 South Galena Street
Aspen, Colorado 81611
Dear Members,
.7
Our program calls for two free market units with an A.D.U. We have
deliberately steered away from the symmetrical layout which usually
characterizes duplex developments. Taking advantage of the corner lot condition,
we have allowed for the eastern unit to face Park Avenue and the western unit to
face Dale Avenue, enabling each to have a private entrance frontage and garden.
The project when seen either from Dale or Park Avenue will be perceived as a
single family dwelling rather than as a duplex.
In an effort to keep the project consistent with the scale of the neighborhood, we
have further attempted to break down our proposed structure into four distinct
parts: two pavilion pieces with pyramidal roofs and two bar pieces with gabled
roofs. These four components are connected with glazed, flat roofed links. Our
project, when viewed from any angle will appear more as two small building than
one large one.
In a further effort to contribute to the human scale, we are proposing a combination
of exterior cladding materials, all commonly seen throughout the neighborhood:
stucco at the base, vertical wood siding at the upper level and shingles for the
roof. Rather than having a clear break between siding materials, the wood
occasionally meets the ground and the stucco likewise occasionally reaches for the
sky, resulting in an interlocking composition of materials and further detracting
from any monolithic perception of the building.
John Backman, Project architect 2r-7
555 n. mill st. aspen co 8161 1 303 920 9428 lax 303 920 7822
An Independently Owned and Operated Member of The Prudential Real Estate e
Dale
Avenue
Edge °J Pavement
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and Setback i' \
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Total -Stree
Parking r West
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Roof and Site Plan
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Lower Level floor Plan
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Master Bedroom
Street Level Floor Plan
1/8'=1'-0"
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North (Dale Avenue) Elevation
118"=1'-0"
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Proposed Exterior Materials
Max. Allowable
Ridge Height
Max. Allowable
Building Height
Top of Plate
Upper Level F.F.
Street Level F.F.
Natural Grade
Lower Level F.F.
Exterior Wall Cladding: Stucco at lower portions
4" Vertical rough sawn cedar siding at upper portions
Roofing Material: Cedar shingles
Windows and Doors: Wood/clad
Railings: Painted Steel
•
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West (alley) Elevation
Max. Allowable
Ridge Height
Max. Allowable
Building Height
Top of Plate
Upper Level F.F.
9 _ I Street Level F.F.
Natural Grade
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Lower Level F.F.
I'
Top of Plate
IMMMOMMEM
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limit
- Upper Level F.F.
A4i�
. Street Level F.F.
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Lower Level F.F.
South (side yard) Elevation
1/8"=1' 0"
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East (Park Avenue) Elevation
I/a-'=1'-0"
Max. Allowable
Ridge Height
Max. Allowable
Building Height
Top of Plate
Upper Level F.F.
Street Level F.F.
Grade
Lower Level F.F.
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