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HomeMy WebLinkAboutagenda.drac.19980910AGENDA DESIGN REVIEW APPEALS COMMITTEE September 10,1998 4:00 p.m. Thursday Regular Meeting City Council Chambers, City Hall 4:00 I. Roll Call II. Minutes (07/09/98) III. Comments (Committee, Staff and Public) 4:05 IV.A. Appeal -Colas Condominiums, 341-351 Park Ave O Volume Standard -glazing 9'- 12' above floor IV.B. Nevin -Lot #2, SilverLode OO Volume Standard -glazing 9'- 12' above floor, © Building Orientation parallel to street V. Adjourn AGENDA DESIGN REVIEW APPEALS COMMITTEE September 10,1998 4:00 p.m. Thursday Regular Meeting City Council Chambers, City Hall 4:00 I. Roll Call II. Minutes (07/09/98) III. Comments (Committee, Staff and Public) 4:05 IV.A. Appeal -Colas Condominiums, 341-351 Park Ave O Volume Standard -glazing 9'- 12' above floor IV.B. Nevin -Lot #2, SilverLode O Volume Standard -glazing 9'- 12' above floor, OO Building Orientation parallel to street V. Adjourn Memorandum TO: Design Review Appeal Committee FROM: Julie Ann Woods, Deputy Director ~ ' DATE: September 10, 1998 RE: Colas Condominiums, 341-351 Pazk Ave..--Reconsideration of Appeal from Design Standards relating to orthogonal windows and volume standards SUMMARY: At their July 9, 1998 meeting, the DRAC voted 2 to 2 on the proposed appeal. The motion failed; there was no other action taken on the petition. The applicant subsequently met with the city attorney regarding the action of the committee, and it was determined that they could return to the next DRAC meeting and request reconsideration. The DRAC approved a reconsideration request at the last meeting on August 13, 1998. However, the city attorney adbefore a heDaring could beeheld. for this case would require the reporting of the property Staff has attached the previous memo for your reconsideration and review, as well as a letter from the applicant making the reconsideration request. As attachments to this memo is "Exhibit B" which are the same elevations previously submitted as well as a site plan. Please note that no changes have been made to the application. Staff still does not support the variance requests. The applicant has indicated that he will have more photographs of the surrounding area at the meeting for your consideration. em~d•w~a+c~wi,a.a~ Memorandum ~~ TO: Design Review Appeal Committee THRU: Stan Clauson, Community Development Director FROM: Julie Ann Woods, Deputy Director DATE: July 9, 1998 ~` ~~ Colas Condominiums, 341-351 Pazk Ave..--Appeal from Design Standards relating to orthogonal windows and volume standards SUMMARY: The applicant requests a waiver of the Residential Design Standazds related to FAR increase due to volume for glazing in the "no window" zone, for the placement ofnon-orthogonal windows between 9' and I S' above the floor plate (Standard 12). APPLICANT: Colas Investments, LLC, represented by Jan Derrington of Chazles Cunniffe Architects. LOCATION: 341-351 Pazk Ave. ZONING: R-6 (PUD) PROJECT REVIEW PROCESS AND STAFF EVALUATION Background: The proposed project is currently under construction and is in the process of being condominiumized. Site Description: The structures aze located adjacent to the Roaring Fork River. Waiver Requested: Standard: "All areas with an exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot offloor area. Exterior expression shall be defrned as facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi-circular ornon-orthogonal fenestration between nine (9) feet and fifteen (15) feet above the level of the finished floor. " Staff Evaluation: The Committee may grant an exception to the design standazds if the project as proposed is found to meet one of the following criteria: ,~'"~-~ a) yields greater compliance with the goals of the Aspen Area Community Plan: ,~ .. Staff Response: The project does not further any goals of the AACP. b) more effectively addresses the issue or problem a given standard or provision responds to; Staff Response: The waiver request does not address this criteria. c) be clearly necessary for reason of fairness related to unusual site specific constraints. Staff Response: The property is located adjacent to the Roaring Fork River, at an elevation lower than the street elevation. It is immediately adjacent to the Bibbig residence to the east and Gazrish park to the west. The units have been sited to take advantage of the south solaz aspect, and to face the river. The non-orthogonal windows aze located in the south elevation of Unit 2. The doors for each unit are 9' tall. The applicant is also proposing non-orthogonal windows above the upper French doors that serve the ADU on the south elevation (please refer to the south elevations of Units 1 and 2). The applicant is also proposing high windows within the 9'-12' azea above plate height for Unit 1. Staff does not believe that there are unusual site constraints that should allow these windows "for reasons of fairness." Staff does believe that the location of the site will minimize the impact of the windows, should the committee approve the variance request. Staff does not support the requested vaziances. Recommendation: Staff recommends that the Design Review Appeal Committee deny the waiver request, and that the FAR be calculated at 2 squaze feet for the areas in the 9' to 12' "no window" zone, or that the project be redesigned to conform with the standazd. attachments: , Exhibit A--Original application with drawings Exhibit B--Revised drawings cN~+^^~nr/~mw.or..aa~ September 8, 1998 Julie Anne Woods Aspen Planning Department Community Development 130 South Galena Street Aspen, Colorado 81611 Re: D.R.A. C. Review of Colas Investment Project 2 Detached Single Famlly Residences 341-351 Park Avenue Aspen, Colorado Dear Julie Anne, As you know, we are asking for a variance to the Aspen Residential Design Standards (Ordinance 30) on behalf of the Applicant regarding some high windows in the living room of both residences. The specific regulation, number 12, ostensibly attempts to regulate volume by prohibiting the placement of non-orthogonal windows between 9ff. and 15ff. above finish floor and prohibiting windows of any sort between 9ff. and 12ff. The walls of the living rooms of these residences face south, overlooking the Roaring Fork Rives and are approximately 250ff away from the facade of a condominium complex on the other side, which is well screened by trees. The window restriction does nothing to affect the volume of these residences, but does adversely affect the ability to take advantage of the view over the top of the condominiums to Aspen Mountain, as well as passive solar considerations. Since these windows are not near to any other residences or facing a street, we do not believe the regulation is relevant to this project and its application should be waived under D. R.A. C. Standard C. In view of the fact that a similar amendment to this regulation has been recommended by the planning staff and will soon be considered by council, we respectfully request a variance be granted by the D.R.A.C. and wish to have a hearing at their next meeting on September 10, 1998, to present our case. Thank you for your cooperation in this matter. Sinc y, :. ~^ Ja er Derringtc Pr ect Architec nclosures ARCHITECTURE PLANNING INTERIORS ,^"aw CHARLES CUNNIFFE ARCHITECTS 520 EAST HYMAN SUITE 301 • ASPEN, COLORADO 81611 970/925-5590 FAX 970/925-5076 Q UiC ~~ ~~ z ~~ ; ~ W ~ ag 2 -1 2 g ~ ~ R ~ _ L ~ ~ t~ ~ ~i 4! ~-------~~ J ~ ~ ICI ~ = GG SJ _L___.J E U R~ Z O ~ W q N Z ~ Q ~ zZ W to Qa v+ 4 U 0 D w ~ t Q. ~° w w- F ~L 'T_Y v O ~z ~, ~~ a~ (.1 ~ 6 Q ~ 'Q E- J ~a V ~~ E W ~~ Q U ,,.M,g 4 W ~~ Q d° ; . ~Z W ~ o /~ W ~ v~ Z K O Z Q O U ~ Y C Z !.. W V d N Q v° ~. s i ~~ ;III,~,~', ~o 'i,;', , i,,;, ~~ ~'Id~1~111 ii~i~IllilI llll u' .. -'--- - ~ $ Z ~, II ~~,, ~ 1'I41 I ~ U eg o.. 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Lll "~ U - w1 ~ a e "w'~ ~~ Memorandum TO: Design Review Appeal Committee THRU: Julie Ann Woods, Interim Community Development Director FROM: Amy Guthrie, Historic Preservation Officer DATE: September 10, 1998 RE: Nevin, Lot #2, Silverlode- Appeal from Design Standazds relating to Building Orientation and Volume SUMMARY: The applicant requests a waiver of the Residential Design Standazds related to building orientation and to an FAR increase due to volume for glazing in the "no window" zone. APPLICANT: Joe Nevin, represented by Charles Cunniffe Architects. LOCATION: Lot #2, Silverlode Subdivision. ZONING: PUD PROTECT REVIEW PROCESS AND STAFF EVAT UATION Background: The proposed project is a new house on a vacant parcel. Site Description: The structure is to be located in the Silverlode Subdivision at the base of Smuggler Mountain. 1. Waiver Requested: Standard: "The orientation of the principal mass of all building must be parallel to the streets they face. " Staff Evaluation: The Committee may grant an exception to the design standazds if the project as proposed is found to meet one of the following criteria: a) yields greater compliance with the goals of the Aspen Area Community Plan: Staff Response: The project does not further any goals of the AACP. b) more effectively addresses the issue or problem a given standard or provision responds to; Staff Response: The waiver request does not address this criteria. c) be clearly necessary for reason of fairness related to unusual site specific constraints. Staff Response: The property is located at the base of Smuggler Mountain, and therefore the development is influenced by topographical constraints. The proposed building runs with the natural fall line on the site, rather than against it, which would be required if the building orientation standard were to be met. Additionally, this skewed orientation allows the project to meet another important goal of Ordinance #30, tucking the garage behind the house, off of the street, which has been problematic on most other sites in this neighborhood. Staff recommends the variance be granted based on unusual site specific constraints. 2. Waiver Requested: Standard: "All areas with an exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot offloor 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) feet and ftfteen (1 S) feet above the level of the finished floor. " - ~ Staff Evaluation: The Committee may grant an exception to the design standards if the project as proposed is found to meet one of the following criteria: a) yields greater compliance with the goals of the Aspen Area Community Plan: Staff Response: The project does not further any goals of the AACP. b) more effectively addresses the issue or problem a given standard or provision responds to; Staff Response: The attached drawings indicate those areas which violate the volume standard. Staff finds that the intent of the standazd is met in that no windows aze two story in height or express large, vaulted interior spaces. The slight arch over the front windows gives the building additional chazacter. The side window is a bathroom window '• which has a high placement for privacy concerns. Again, none of the windows give the building an overscaled appearance. c) be clearly necessary for reason of fairness related to unusual site specific constraints. Staff Response: This standazd is not met. Recommendation: Staff recommends that the Design Review Appeal Committee ~ approve the requested variances for Nevin, Lot #2, Silverlode. ~^ ~~ August 14, 1998 ARCHITECTURE eal Committee pLgNNING City of Aspen Design Review APP Aspen, Colorado INTERIORS Re: Lot #2, Silverlode Subdivision 0 Members of the Committee: residence in n SSandard deThe buildinghas been designe le-family sites in this location Our proposal for a new sing ical lots in the City of meet the essential goals of the Ordinance 30 Desig ou have determined have distinct physical chazacteristics that differ from ~'P table due to the special are unique, and they Aspen grid. In previous reviews at on of ~e ~ dinance 30 Shandardslis aocep that some flexibility in the app qualities of these sites. the Ordinance 30 goals of providing appropriate mass, The proposed design succeeds in satisfying e in the following ~'aYs scale and relationship to the streetscap rincipal window. width. ro osal Street-oriented entrant el men at least 20°0 of building ro erties, this p P One-story street-facing ~ e is not visible from the street. Unlike other Silverlode p ro osed The garag uirement. complies with this Ordinance 30 req use and location of stone and wood finishes enhances the hamosed des gnt e p The design. and form enhances the human scale of the p P Building massing uirement and the Volume aiding the Street Orientation req ro riate for This submittal requests two variances reg table. W e believe the flexibility in the Ordinance 30 Design Standards that is aPP tandazd. determining that these requests aze accep S this location can be the basis for STREET OgIENTATION edestrian's visual perception of our built environment. e Ordinance 30 is finance to the Street Orientation requirement, based on reasons of fairness related to believe that a vaz meets this aesthetic goal ,and that it would oeosal satisfi s the unusual site specific constraints, the Committee. Our p P previous approvals granted for this neighborhood by intent of the Ordinance for the following reasons: lei Mountain. It relates ical City of The Silverlode neighborhood is located at the foot of SmugS to the existing topographic features of the land rather than the tyP directly the natural Aspen grid. Silverlode drive conforms to a curvilinear configuration deYi en icular to the street. ro osed building site is not p P topographY• The natural fall line of the p P _.,, ~„crrs 520 EAST HYMAN SUITE 301 ASPEN, COLORADO 81611 9701925"5590 FAX 9701925-5071 • The proposed residence is sited to fit natural) of the property, Strict conformance to the ordinance wouldlresult in a buildin o that visibly conflicts with the natural terrain. y °n the topographic contour • The street orientation re g r~entati presentation of As en s quirement is intended to maintain and enhance the street frontage typical gridded neighborhoods. Since the physical configuration of the adjacent Silverlode sites along the curvilinear str perceptible tine of street frontage, this situation does not exist. • The proposed design does rovide eet do not create a principal window- in spite of a street p a strong resence _ ' • The proposed orientation modest adjustment to the street ludmg entrance and Lots #l, 2 and 3. would result in a consistent relationshir1Qntation requirement. • Lot #2 is unique to the Silverlode subdivision in havin P among the entrances for reta ned erty. Our proposed building siting allows the maximum g natural, existing Aspen groves bn number of trees to be VOLUME STANDARD Our proposal includes 4 windows which do not conform to the Volume Standard. W a variance to allow some 1 consistent with previous a azing in the so-called "no window" granted by the Committee for this ne ~hborholod this request is design is intended to providers compromise between the Owner'sodesire to e aze requesting and views and the.requirements of Ordinance 30. The Proposed between the kind of ex The project will serve as successful transitorilght goals of g Pansive glazed openings evident in completed Silverlode Residences and th,~'"'~+ the Desi n Standazds now in effect. We believe our ro addresses the issue of presenting glazed openings that relate to hum reasons: P posalsuccessfully and sensitively an scale for the following • Glazed openings have been confi ured with uninterrupted glass. g mullions and • Princi muntins to eliminate areas of Pal windows are emphasized. • The window sills in the Master Bathroo above the lavatories and m on the east elev confor wall-mounted anon are located 6'-8" AFF m to the Ordinance if located in mirrors. They are • a lower modestly sized and would The potential glazing in the south-facia Position, for a high separate square window g Lromg Room • The proposal satisfies the goals of the Volume Standard and end has been reduced to allow relationshi p' mullioned view window. maintains a contextual P fO adjacent Silverlode properties which do not conform to this requirement. Sincerely, ~ L ~/~ Charles L. CunniffCs a I~ Principal ' ~`~ """•n.. .w ATTACHMENT1 LAND USEt~A~PPLICATION FORM 1. Project name ~Y/~ r`+-~11~~N~~ 2. Project location loT #a.. StLU6~-i,~~E SJ8t7jv1 S (indicate street address, !ot and block number or metes and bounds description) 3. Present zoning ~•~•~ 4. Lot size I °o~36w 5'~ 5. Applicant's name, address and phone number dal= Nt=~irN ~~~ 1/F~(F=•SPI;12- (~l, /~cSP);[J, lrl 5~!!Il G~~In r;l.}n~ Id. 6. Representative's name, address, and phone number 5 ~u ~. (~`~but9N 14SP~1 Co ~ jloLl ~('l~ 7. Type of application (check all that apply): _ Conditional Use _ _ Special Review _ 8040 Greenline _ _ Stream Margin _ Subdivision _ Gb1QS allotment _ _ View Plane _ _ Lot SplitlLot Line Adjustment Conceptual SPA _ Final SPA _ Conceptual PUD _ Final PUD Text/Map Amend. _ GMQS exemption Condominiumization~ Conceptual HPC Final HPC Minor HFC Reiccation HPC Historic Landmark Demo/Partial Demo Design Review Appeal Committee 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the orooertvi StT~ IS UiJOGcuPif~ Irl t-bo i 4L61~IZ,)uF_iA1~cTs 9. Description of development G~,~ iuu l f~ iltuk~~c'Z= - ~S9o Vf12ztRur:.~ Go ~OLU41,L€ Sir't~Oftt.•p~ ' 10. Have you completed and attached the following? Attachment 1-Land use application form _ Response to Attachment 2 _ Response to Attachment 3 Y [1f6yZL0[61Y1 . YCL[~9iLOC6 ~d61 . Sf/W W'%~1'f[1l .3~V OOY7[1KU3 OR 9(OFSI(Of61W . p55g$t(O(f 3131 . 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