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Home My WebLink Aboutcoa.lu.sr.940 E Hyman Ave.A064-982737-182-06031 A064-98 Simpson Residence DRAC, 940 E. Hymaryd'i . .. PARCEL ID:~2737-182-06031 DATE RCVD: ~7/31/98 # COPIES.1 CASE NO~A064.74% CASE NAME:|Simpson Residence DRAC, 940 E. Hyman Ave. PLNR:~Chris Bendon PROJ ADDR:|940 E. Hyman CASE TYP:~DRAC ~ STEPS:~ 1 OWN/APP: ADR~ Cls/z:I PHN:~ REP:~Charles Cunniffe Architects ADR:~520 E, Hyman C/S/Z:~Aspen, CO 81612 PHN~(970) 925-559 FEES DUE:|450 (ff) FEES RCVD~450 STAT: E- REFERRALSj REF:~ ' BY~ DUE:~ MTG DATE REV BODY PH NOTICED 6.6,18 ; ORK IT r DATE OF FINAL ACT.59 23Â· 1 55 5 & CITY COUNCIL: REMARKS~ PZ: BOA: CLOSED :]100.18 BY:| (.1 DRAC: PLAT SUBMITD: ~ PLAT (BK,PG)1 ADMIN: .. APPLICANT: Sunni Simpson LOCATION: 940 E. Hyman ACTION: VARIANCE REQUEST FOR INFLECTION, VOLUME (WINDOWS) DRAC may grant relief from the Residential Design Standards if the variance is found to be: In greater compliance with the goals of the AACP, or A more effective method of addressing the standard in question, or Clearly necessary for reasons of fairness related to unusual site specific constraints. INFLECTION: If the street frontage of an adjacent structure is one story in height for a distance more than twelve feet on the side facing a proposed building, then the adjacent portion Of the proposed building must also be one story in height for a distance of twelve feet. If the adjacent structures on both sides of a proposed building are one story in height, the required one story volume of the proposed building may be on one side only. If a proposed building occupies a corner lot, and faces an adjacent one story structure, the required one story element may be reversed to face the corner. WINDOWS (VOLUME): All areas with an exterior expression of a plate height greater than ten feet shall be counted as two square feet for each one square foot of floor area. Exterior expressions shall be defined as facade penetration between nine and twelve feet above floor level and circular, semi-circular, or non-orthogonal fenestration between nine and fifteen feet above floor level. . . ~b. MEMORANDUM TO: Design Review Appeal Committee -0, f ,\1 1 THRU: Stan Clauson, Community De v~~DirectqÂ¢f~~/ FROM: Christopher Bendon, Planner RE: Simpson Residence, 940 East Hyman Avenue -- Public Hearing Innection Volume (Windows) DATE: August 13,1998 SUMMARY: The applicant, Sunni Simpson, is requesting a waiver of two Residential Design Standards concerning the volume standard, for windows within 9 to 12 feet of f[oor height, and for the inflection standard for a proposed single-family home located at 940 East Hyman Avenue. Waiving the window standard will allow the placement of these windows as proposed without a Floor Area penalty. Waiving the inflection standard will allow the proposed structure to not step down in height to the adjacent one-story residence. Both of the standards in question are proposed to be amended with the revised guidelines to be considered by City Council. The inflection standard is proposed for lots of 6,000 square feet or larger. The window standard is proposed for windows between the first and second floors, not affecting windows above the second level. The Committee should note that the Residential Design Standards may not be in front of City Council soon, and may be amended from their present proposal. City Council is not interested in reviewing changes to Ordinance 30 without reviewing Floor Area and possibly a volume calculation. The Committee should also note the primary niass standard has been proposed to require a secondary mass \n the revised ordinance. The Planning and Zoning Commission recently reviewed, and denied, this project for the proposed ADU in the basement and variances from the design standards. The applicant has amended the design to eliminate the primary mass, by reducing the amount of the structure which qualifies as a primary mass, has amended the roof plan to provide more of an inflection to the adjacent property, while still two stories in height, and may still seek approval for the ADU at a later date. The Committee may waive the Residential Design Standards upon finding the proposal meets one of'the variance criteria. Staff' s response to these criteria are included in Staff Comments, below. Staff recommends granting the variances requested, with conditions. 1 .. APPLICANT: Sunni Simpson of Hyman Street L.L.C. Represented by Charles Cunniffe Architects. LOCATION: 940 East Hyman Avenue. ZONING: Residential Multi-Family (RMF) REVIEW PROCEDURE: DRAC may grant relief from the Residential Design Standards at a public hearing if the variance is found to be: a) in greater compliance with the goals ofthe AACP; or, b) a more effective method of addressing standard in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. INFLECTION The applicant's proposed development is not in compliance with the following Residential Design Standard: Inflection. If the street.frontage of an adjacent structure is one (1) story in height for a distance more than twelve (12) feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in heightfor a distance of twelve (12) feet. If the adjacent structures on both sides Of a proposed building are one (1) story in height, the required one (1) story volume ofthe proposed building niay be on one (1) side only. If a proposed building occupies a corner lot, andfaces an adjacent one (1) story structure, the required one (1) story element may be reversed to face the corner. Staff has consistently applied this the mean a 12 wide element for the distance along the lot line where the adjacent on- story element exists. Iii response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of tile AACP; or, Staff Finding: The proposed variance is not in greater compliance with the goals of the Community Plan. b) amore effective method of addressing standard in question; or, Staff Finding: The standard specifically protects the residential scale and massing of the towns neighborhoods and protects one story houses from being "buried" by adjacent development. Especially when those adjacencies are historic. However, the proposed revisions to the Residential Design Standards do restrict the inflection standard to lots of 6,000 square feet or larger. In other words, this standard would not apply to this lot with the current proposed ordinance. In concert with all requirements of the proposed revisions, staff felt properties of this size could still meet the intent of the ordinance without meeting this standard. 2 .. These revisions, however, are riot iii effect and may not be in effect for some time. Council is not interested in considering these amendments until Floor Area and possibly overall volume are addressed. Because the revisions were staff recommendation for the new ordinance, staff recommends the inflection standard be waived for this project. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: There is nothing drastically unusual about this site other than it's size - 3,000 square feet. The adjacent property is one-story in height for a substantial portion of the common lot line. With a 20 foot wide building envelope, inflecting correctly would require any second story element to be within 8 feet of the eastern property line for that portion of the building where the adjacent structure is one-story. While this may in deed represent a design challenge, it may also represent a fairness issue. However, the applicant is proposing an inflection of 0 feet. This may also represent a fairness issue with the adjacent property. The Residential Design Standards encourage compatible massing and scale for residential development. They are for the benefit of the community in general, including neighboring property owners. Staff believes there is a site constraint present, but is not sure that constraint necessitates zero intlection. WINDOWS (VOLUME): The applicant's proposed development is subject to a FAR penalty with the following Residential Design Standard: All areas with an exterior expression of a plate height greater than 10 feet shall be counted as 2 square feet for each 1 square foot offloor area. Exterior expressions shall be defined as facade penetration between 9 and 12 jeet above floor level and circular, semi-circular, or non-orthogonal fenestration between 9 and 15 feet above floor level, In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, StaffFinding: The proposed variance is not in greater compliance with the goals of the Community Plan. The Residential Design Standards are a direct outcome of the AACP. b) a more effective method of addressing standard in question: or, Staff Finding: The standard specifically says no windows in this area unless the house size is reduced by the Floor Area penalty. The proposed revision to the guidelines, however, are more restrictive between the first and second levels of the home and less restrictive above the second level. The windows in the proposed development would not be in conflict with this proposed ordinance. Again, this proposed ordinance is not in effect and may be altered in the process. 3 .. Staff believes, however, that the proposed windows are relatively harmless. The two- story window expanse which Ordinance 30 addressed is not presented here with these specific windows. The windows are relatively small and contribute to the overall design of the project. The window standard promotes a neighborhood scale and character. Staff believes these windows do support this neighborhood character and are a more effective method of addressing the standard. c) clearly necessary for reasons offairness related to unusual site specific constraints. Staff Finding: There are no site specific constraints for this property which predetermine larger windows, or windows above 9 feet. The site is flat, buildable, within the grid, and within a developed neighborhood. RECOMMENDATION: Staff recommends DRAC grant a variance of the Residential Design Standards "inflection" and "volume" for the proposed Simpson residence, 940 East Hyman Avenue, with the following conditions: 1. The Design Review Appeal Committee (DRAC) hereby waives the "volume" standard and the "inflection" standard for the proposed Simpson residence, 940 East Hyman Avenue. All other aspects ofthe "Residential Design Standards" shall apply. 2. These variances are granted for the specific proposal presented to the DRAC. Any substantial change to the proposed residence which necessitates an additional or different variance from the design standards shall require review and approval by the DRAC, or any other board from which the project requires land use approval. 3. This approval shall not represent approval for any other required land use action. 4. Before issuance of a building permit, the applicant shall record this Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 5. All material representations made by the applicant in the application and during public meetings with tile Design Review Appeal Committee shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to grant a waiver of the Residential Design Standard for volume and inflection with the conditions listed in the Staff memo dated August 13,1998, for The proposed Simpson residence, 940 East Hyman Avenue." ATTACHMENTS: Exhibit A - Application 4 CHARLES CUNNIFFE ARZHITECTS 520 E. HYMAN SUITE 301 ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 la MEMORANDUM ARCHITECTURE PLANNING TO: Design Review Appeals Committee INTERIORS FROM: Ryan Hoffher DATE: 6-3 -98 PROJECT: Simpson Residence JOB NO.: 9759 REGARDING: Variance to Volume & Inflegion Standard . The Applicant, Hyman St. L.L.C., hereby request a variance to the volume standard and the side yard inflection as stated in section 26.58.040 of the Aspen Land Use Code. The Simpson Residence, located at 940 E. Hyman, now to be referred to as The Project, requests a valiance to the Residential Design Standards concerning the use of fagade penetrations between nine (9) and twelve (12) feet above the finished floor. The fenestration's in violation are small 2'-0" x 2'-0" square windows. We feel that the presence of these small windows do not compromise the intended goals of the Residential Design Standards. They do not increase the scale or volume of the building but rather provide natural light into the interior vaulted spaces without compromising privacy, In addition, the standard in question would be exempt under the Proposed Residential Design Standards. We also request a variance to the side yard inflection due to standard c) "be clearly necessary for reasons of fairness related to unusual site specific constraints." This lot is a 30' x 100'city lot containing a "easement for yard purposes" that additionally constrains the setbacks of the lot. A 12' wide side inflection would be impractical for a dwelling that is only 20' wide. This standard would also be exempt under the Proposed Residential Design Standards because this lot is under 6,000 sf. The Project appropriately addresses and/or exceeds the majority of the Residential Design Standards as well as zone requirements. The covered entry porch is 188 square feet as opposed to the required minimum of 50 square feet. The one story roof element, which is 100% of the width of the street fagade exceeds the required 20%. These standards clearly exceed and/or add to the pedestrian scale of the neighborhood, a primary goal of the Residential Design Standards. l i / 1 ::1 */1 1 , ./ / ~-1-49 N 11 t ./hE At , 11 1\ *' 1 . 1 1------I ,! 1 , A, - ~HOPKINS AVE ----- t~ / - L 14 i - 1-- t--1 1 1 1 1-/ i / l\1 F-KINGEA U -71 ' Ill/*- PAZ.Kihld A2EA \C \1 7 A39- 1 Two 1 _1 STÂ£>ill' 2 ;L--~~ THIZEE STORN 1 Il DNE 15.3 1 swei ....4 - r- 04\ ic- --\ 11 NA fill /3--hi ra~ 0 --Â»Ch--<LL--NILINA ./ - Iii I.- - --.Ii-- -- . m 6 , E HYMAN/AVE --- 1 . 3930 ~ 1 PA*16 ~*:Â·.. , hu j,t A 14 1 44 Q -- -- -4 4. 414 U,c*'04 Â· j 4 Loc,erterul i / - L -3 -4 1 +11%* f - I 1 1 fi \ I 1 . '~ M-P-ROVEMENT LD-R VE Y A Tâ‚¬tâ‚¬nhone & Coble S 75.09'11' E -TV Pedestals Rebor & Co/L- . L.S. # 15710 %- 30.00' Rrbar & Cop Â»---1. L.S. 0 9184 LEGAL DESCRIPTION: 2 4.96 L ./ LOT 0, BLOCK 32, EAST ASPEN ADDITIONAL â‚¬26?27\\.-- 1 10 spluce TOWNS/TE ENIRY 40 ASPEN, COLORADO 4 i 4 940 EAST HYMAN AVENUE, 605 Meter- te C 2 Itt ASPEN, COLORADO Â·4Â· Y 1 1 td 2 Spruce ~~ ~1- l*T rm EASEMENTS FROM TITLE ' ,14 411 COMMITMENT #PCT-12092 9 41 4 rk/Â£7 L EVEL -~ t BY PITKIN COUNTY TITLE k '31 .FRAFfâ‚¬ 6/ , t 3/Â¥AAE U. it hf 3 DATED 1 AUG., 1997 12' b 0 433 F Â¥ ,9. House on odjocen 4 1. -- - - 9 Â¥ -Lot ~blouse 0,1 oÂ«,cent ~ ~' 0 Aspen leâ‚¬nhous ~ Aspen 722---fiu 4 , tb Temporory easement for yord purposes, Book 356, Page 1 16 , - t/fitck;'ce ond eosement agreement ~ 6' Shrub R Book 786, Page 618 10" Tree - n 1 Aspen 5* Aspen 6 Aspen Rebor & Cap ~ 8 Aspen L.S. It 15710 -0---- Ride.clk â‚¬bor & Cop 10":'*Tre i 4 ..S. It 9184 BRICK PAVERS----~1_.-j--' 1 1-~-- - 3 ' Shrub 575*ruce~1_ *..9 30.00, S 75*09'11' E . 3Â»zke ff >/At/4 4--- Curb Surveyor's Certificate: 1, Kenneth R. Wilson, being a Registered Land Surveyor in the Slate of Colorado, do hereby certify that this improvement survey wos made under my supervision and is true and correct to the best Â· of my belief and knowledge. I further certify that the improvements on the above described parcel on the date, 8 Sept., 1997, except utility connections are entirely within the boundaries of the parcel, except as shown, that there ore no encroachments upon tile described premises by improvements on any adjoining premises except as indicated, and thot there is no apparent evidence or ~ sign of any eosement crossing or but-defling j ofly nasks,PXâ€¢844--3 i parcel, except as noted. /(Â°#&,45*7 4,4479&:7/741*.1:56/X9; 'fl / , , / /<enneth /7/ 097.90,4~ 27~.4.65~ 5/10 1 U b 15710 ;0 j F Ul 4 0 941:(/RVE-to:.9 J,p -'AU~TJS- SCHMUESER GORDON ME-YER, INC. _ ENG/NEERS SU/nÂ¥ 7 ORS 7 1 1/21 N. 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THE COCTRICTOR SHILL VERIFY ALL DIWENSIONS *D SITE CONOTIONS BEFORE STARTING NORK_ SHOULD A DISCREPAe APPEAR IN THE , CONTRACr DOCUMENTS.OR BETWEEN THE CONTR,CT DOCUMENTS AND EXISTING COHOWIONS.MCITIFY THE AACHITECT ~ ONCE FOR iNSTRUCION C.4 ON PO# TO PROCE=1 1 AL OWENS,ONS NE TO OUTWDE FIE OF FOUND,71ON OR STUD UNA INTERIOR WALS SHAL BE 2X4 GA 2Xa STUD FRAWING AT F -â€¢ OCAS EXTERIOR WALLS TO ALIGN MTH OUTSIOE F,CE of CONCRETE UNA IMDICATEM 4. GRD UNES ARE TO OUTSIDE F,CE OF STUD Ar EXTERIOR W~~~~E~~~Â£ of POSTS.OR EXTERK]R FEE OF CONCRETE & 01â€¢ENS;ONS 4 EXTER,OR DOORS AND WINDONS ARE ROUGH OPENING WZES 8,SE[ O, WEATHER SNEED COFFORATION. CONTTUCTOR 6 RESPONS,BlE FOR ADjUSTMENTS W ROUGH OPEMINGS F NIERNIE WN,OF,CTURER ZS SELECTED.'*IMOON MANF TO PRO/IDE SHOP OR,WINGS. WINDON MANF.TO PROnDE TEMPERED GLASS WHERE REOUIRED 0 CODE 0 9 0 9 ~ BATHRC~.5 AND WEDMIL *OUND 6. PRO/BE SOUND INSULADON IN WAUS.FLOOAS.AND CUL?te oF ALL WECHKUL PIPING ON -00#S *O DOORS. 7. 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SHOULD A OSCREPNC APPEAR IN THE CONTR,CT DOCUMENTS.OR BETWEEN THE CONTÂ·RACT DOCUMENTS AND EXETING CONDITIONS.tâ‚¬IFY THE NEH{rECT AT ONCE FOR INSTRUCTHON Cal ON HON TO PROCEELL 3 ALL DIMENS,ONS RE TO OUTSDE FACIE OF FOUNDAI,ON OR STUD UND EXTEmOR WA,LLS TO AUGN WTH OUTSIDE FACE OF CONC~ErE UNA IEERIOR WAU.S SMALL BE ZX4 OA 2%6 STUD FRN,ING AT r -4 CZAS iNDICAr-Ea 4. GRID UNES ARE TO OUTSDE FACE Of STUD Kr EXTERjOR WKLS.CENT-ERUNE Of POST-S.OR EXTERNOR FTE OF CONCRETE FOUNDAT'MON. UNfl 5. DIWENS,ONS AT EXT-ERIOR DOORS AND WINDMS ARE ROUGH OPENING SIZES SASED ON WEATHER SHIELD CORPORATION. CONTRITOR KS RESPONSIBLE FOR ADRUSTMENTS IN ROUGH OPENINGS IF ACTERNATE WANUF,CTURER IS SELECT-Ea WINDON MANF TO PRO, IDE SHOP ORANINGS. MDON MANF.TO PROinDE TEMPERED GLASS WHERE RE[liIRED 0 CO[Z 4 PRO/RE SOUND NSUL.i#J~N IN WAUS.FLDORS.AND CEILINGS OF ALL BATHROOMS ANO MECHANICAL ROOMS ALSO SURROUNDING 900 0 0 ALL MECHANICAL. P\P\,4 7. 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BELE 9Z*0L6 1131. . SEN.9 00 '3(]IN< 11131 . 'EAV OCIBIO-103 '3 021 ~~~},C)102) 'Nldsv 1 -5â„¢}26 :1131 . 11919 02 'N:I,ISV . U)â‚¬ 11;nS . '31AY NVWAH 1599 OES NVWAH 3 046 d Y 1% 14)11 ID] 01 0.14 *51* IM --C, 1 3 8 61 61 El El El El El E) 81 El Ix 1512 Q 3F .m C/) 0. 9 10 m I c/) 1 0 1 110731 ~11=[1 z 4 1-uL-Ji 1 [-7----9971 Flill./itz--1- 1 ....12 -1 k 1 1 1 23 1 ill- Ill--- - 1 -1 - -63 1 1 1 r I Mlf r-- 24'-6* TO THIRD POINT \ r \ [!&*/] r 7 2, r 4 rl F.I.......I- lilli I I r I r ~â€¢ r 02 1 F E | |F-I 'fj, 1 Er R ~ jJ] Im' mI 01 | * 1 Ir 1 1[ 1 13 1 111 11 - 1 --re 1 .l-1 1 \ 8 1 14 1 1 1 0 1- 1 .. , ------- 1 1 F 1 1 1 \\ 1 1 1 <2 42 8 0 ia 4$8 XEN a., Ul 4 3 3 ~~ 914 41 to 14 BE & 1% E N k 4 4 4 4 T I )R CONSTRUCTION RE SIMPSON RESIDENCE CHARLES CUNNIFFE ARCHITECTS 141,1 1 1 11,1 LIC 1 11 1 101 16 181 1 1 1 11 1 .VI 1 1 11 1.1111 111 940 E. HYMAN AVE. 520 EAST HYMAN AVE â€¢ SUITE 301 â€¢ ASPEN, CO 81611 â€¢ TELE: 970925-5590 â€¢ FAX: 970925-5076 ASPEN, COLORADO 220 E. COLORADO AVE. ' TELLURIDE, CO 81435 â€¢ TELE: 970728-3738 â€¢ FAX: 970728,-9567 ~ ON 133HS ~ M1611 838M11'Sny 13>1388 2639Mli NUMS H500Â¥ SSny.L y38Mil NNWS HenOW ANIMmV - NOE]NIAA 300~ 3WHS *030 SN/OlS 319NjHS ODOM 0000-lS 3113HINAS SNOfS OCOM -!ViNOZIWOH'58 mmE m .... 0Â·41.r . SNOUVA)13 ....... 7 /19/ett~ F 7 r 19/ /Â»7/.'.r.ZEafrii / / 1 111 1 11 \ 1 .1 1 - 1 94 lil) 11Â« 0 f. Pyoz*- 1 9 -,6-1 ,f -- --- U U U 0 1- 1 1 EXISTING MULTI-FAMILY-900 E. HYMAN EXISTING RESIDENCE-920 E. HYMAN PROPOSED RESIDENCE-940 E. HYM EXISTING MULTI-FAMILY-960 E, HYMAN 3 EXISTING RESIDENCE-980 E. HYMAN Z 0 Â¤ u- N DRAMA J ZIP- O - Â£ tz 01 i 0 * LL~ 61331IHDMV 33=IINNFID SH INVHD :IDNJOISUM NOSd INIS 0 . 474 440 i *td 41% 4 -71 1 bour U. 01 1 0 1 CGA 7*42 464 Â» 6 23* f @6 4 R 44. 4 66 1 1 7 f 06'fh JA />s . GAY 0*frYÂ« C joes ADD 59Â·*C (04- 44* (*14 14 0 Â¥4 9,0