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MEMORANDUM
TO:
THRU:
Design Review Appeal Committee
Stan Clauson, Community Development Director ~/
Christopher Bendon, Planner ~ Wl
Residence, Silverlode Subdivision Lot #3 -- Public Hearing
Garage Placement
FROM:
RE:
DATE:
August 13, 1998
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SUMMARY:
The applicant, Williams Ranch Joint Venture, owner, is requesting a waiver of the
Residential Design Standard concerning garages for Lot #3 of the Silverlode
Subdivision. Waiving this garage standard will allow the garage, as designed, to be
in front of the main facade.
Staff recommends granting the variance for the placement of the garage, with
conditions.
APPLICANT:
Williams Ranch Joint Venture, Represented by David Panico, Architect.
LOCATION:
Silverlode Subdivision Lot #3.
ZONING:
AHI-PUD. Free-Market Residential portion of subdivision.
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 of the 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.
BACKGROUND:
This lot is one of the free-market lots created by the Silverlode Subdivision, a private
sector affordable housing project. The three-year period of vested rights, exempting
these lots from the floor area penalties of Residential Design, has expired. The
property must conform to all aspects of Residential Design unless specifically
exempted by the DRAe.
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GARAGE:
The applicant's proposed development is not in compliance with the following
Residential Design Standard:
All portions of a garage, carport, or storage area parallel to the street shall
be recessed behind the front facade a minimum of ten (l 0) feet.
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,
Staff Finding:
The proposed variance is not in greater compliance with the goals of the Community
Plan,
b) a more effective method of addressing standard in question; or,
Staff Finding:
The design is not more effective than the standard, However, the proposed design
does mitigate the effects of the garage on the front facade by placing it perpendicular
to the lot line and by providing two individual garage doors.
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Finding:
Properties in this subdivision are difficult to access with a car due to the steep terrain,
building envelope designations, and predetermined access points. This waiver is
necessary and the resulting design is appropriate for the site.
RECOMMENDATION:
Staff recommends DRAC grant a variance for the placement of the garage for lot #3
Silverlode Subdivision, with the following conditions:
I. The garage shall be developed as proposed in this application with two single doors.
2, All other aspects of the "Residential Design Standards," as amended, shall apply at the
time ofbuiiding permit application. This includes the "Volume" Floor Area penalty for
fenestration between 9 and 12 feet above floor plates.
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.
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5. All material representations made by the applicant in the application and during public
meetings with the 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 placement of the
garage as proposed, with the conditions listed in the Staff memo dated August 13,
1998, for Lot #3 of the SilverIode Subdivision,,"
ATTACHMENTS:
Exhibit A - Application
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ATTACHMENT 1
LAND USE APPLICA TlON FORM
1. Project name 1:..or.?,.<0rLVEJ2.1 nD!=:
2. Project location ,~q.0ILV.EJ2.LOCE. DQlve, L,c::;Ij,3 .4ILV€e...~
~ "SI.J~O\Vl$'\.ON \H1L1.l.AM-:'-f<AN.GH4u~aV~nN .
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning . P-U..D- 4. Lot size"'-'Tb, lOB G1
5. Applicant's name, ,address and phone number WJUAAMt; '1<ANL,1-I
J OtMT VE).rT1)lZ.F,;:~2~A. 'CAMPtWII;...-fA2.. ~N'\A B,Al2.g,t,eA-.CA. '1?1a1
&>5 '&~l'B-z.?:;; \ .
6. Representative's name, address. and phone number [leNI D ~NI(J)
\'VJ?J?J. JUN I~e.. ttlu...W. ~N r.tJ';4z.n,6~~
7. Type of application (check all that apply):
Conditional Use '
Special Review
8040 Greeniine
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lat Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD
Text/Map Amend.
GMQS exemption
_ ' Condominiumization 'i
Conceptual HPC
Final HFC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
8. Desc:iption of existing uses (number and type of existing structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property) \IV AN:r 1...t.N. D,
9. Description ofde~lopment application "-tt:IC1\-lBO~+-tOCO \:7E'h1?tN.
~E)JJSI;f. ~N DP.-rz.Vi?, , t.<€l1i(UE-<<::>reD V,6,2.lANCE.
,
10. Have you completed and attached the following?
Attachment 1- Land use application forrn
_ Response to Attachment 2
_ Response to Attachment 3
.
08/0J/98 11:15
'a9iO 925 101i
.~SPE:, SQUARE
141001
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Williams RanC!l Joint Venture
3214 Campanil Drive
Santa Barbara CA 93109
OfIice:805-687 -8255 Fax:805-687.9745
8/3/98
Mr, David Panico
Designs by David Panico mc.
Aspen CO
Fax #: 970-923-1260
Subject: Authorization to "Represent Owner of SUverLode 11-3
Dear David,
The purpose of this letter is to authorize you as the own.er's representative on any and all design.
architectural and building pennit related issues on the home design for SilverLode Lotit3. Theeity is
most certainly aware that the WRJV is the developer of Williams Ranch and SHverl.ode Subdivisions.
HOVv'ever, if you would like some indication that in fact the \VRN is still the o\vnerofrecord of
SilverLooe Lot#3, here is a copy of the latest Billing tromAspen Consolidated showL'lg the Lot 3 billing
to the WRJ V that r happen to have .."ith me in Aspen t.iUs week.
Sincerely Yours
John D, Markel
President, Mark IV, Inc.
Generai Partner, Williams Ranch Joim Venture
Dav. Panico .$li!3 Aulhor':zo.tioMoc, OSiOZl98 - 9:25 AM
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DESIGN ByDAVID PANICO me
1533 ]U"',PER HILL ROAD, ASPEN, COLORADO 816U PHONE 970-923-5394 FAX 970-923-1260
August 4,1998
Mr. 01ris Bendon, City Planner
Aspen/Pitkin Community Development
130 S. Galena St.
Aspen, Co.
Re: Ordinance 30 Review, Lot 30 Silverlode
Dear 01ris:
Accompanying this letter is the completed application for review by the Design Review Appeal
Committee. A letter of summation follows and addresses the Ordinance 30 review standard that
the applicant is seeking a variance for.
The residence being presented deviates from the Ordinance 30 guideline conceming Garages and
D,ivew,,-ys in that the entire garage, as proposed, will be located in front of the structure's street
facing fa9ade.
This project is the 8"' or 9"' residence in the Silverlode subdivision that this Committee h:ls
reviewed. I believe that the Committee has come to recognize that this, and many other sections
of Ordinance 30 were created with Aspen's West End in mind and don't apply, for practical
reasons, in this sub-division. As has been stated to you previously, the topogt:lphy of the building
sites and routing of the streets and access points to those building sites are not conducive to
locating gar:ages in any location but the front. These factors have been recognized by the
Committee in the past and the desired variances have been granted.
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APPLICANT: WILLIAi'\1:S lU;NCH JOINTvENTlJRE, REPRESENTED BY
DAVID PANICO, ARCHITECT '
LOCATION:SILvERLODE SUBDIVISION LOT #3,
. . .. ..."'.. . .
ACTION: VARIANCE REQUEST FOR PLACEMENT OF GARAGE
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DRAC may ,grantr~lief from theResiden~i~ pesignStandards if the variance is
found to be:
,'IJl greater compliance with thli!,goalsof the AACP, or
A more effective method of atidressing the standard ill' question, or
IZ 'Clearly: necessary for reasonS of fairness related to unusual site specific
constraintS. '