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HomeMy WebLinkAboutagenda.drac.20000406AGENDA ASPEN DESIGN REVIEW APPEALS COMMITTEE REGULAR MEETING THURSDAY, APRIL 6, 2000 5:00 PM SISTER CITIES ROOM I. COMMENTS A. Commissioners B. Planning Staff C. Public II. MINUTES III. DECLARATION OF CONFLICTS OF INTEREST IV. DESIGN REVIEW APPEALS COMMITTEE PUBLIC HEARINGS A. 1560 SILVERKING DRIVE -DESIGN GUIDELINES VARIANCES NICKLELACK ~~~~ 4-~ V. ADJOURN DESIGN REVIEW APPEALS COMMISSION -Minutes April 6, 2000 DESIGN REVIEW APPEALS COMMITTEE NAME OF PROJECT: 1560 SILVERKING DRIVE Secondary Mass, One-Story Element, Street Facing Entry Door, and two (2) Non-Orthogonal Windows CITY CLERK: Jackie Lothian STAFF: Nick Lelack WITNESSES: OO Dow Hickam OO Stephen Stout ® John W. Miller ® Gail Schwartz OO Karen Desenberg EXI-IIBITS: O Staff Report 0 Affidavit of Notice ® Board Criteria Sheet 0 Model (demo only) 0 Photo board of neighborhood (demo only) MOTION: Bob Blaich moved to approve Resolution # 1, Series of 2000, approving the four (4) Residential Design Standard variances from secondary mass, one-story element, street facing entry door, and two (2) non-orthogonal windows for a single family residence at 1560 Silver King Drive. Mary Hirsch second. Roll call vote: Halferty, no; Mooney, abstain; Hirsch, no; Blaich, no; Buettow, no. DENIED 4-0. VOTE: YES 0 NO 4 STEVE BUETTOW YES_ NO x MARY HIRSCH YES_ NOx_ BOB BLAICH YES_ NO x TIM MOONEY abstain JEFFREY HALFERTY YES NOx DRACFORM.DOC 6 DRAC VARIANCE 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. County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } ss. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.304.060 (E) I, ,being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the following manner: . I .. _ o __~a;-frp=~ia~sr pos~t~~-prepaid pro s- i~~e=c~~tae~ie - r _ - _.~>hich~s _ 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sisn was posted and visible continuously from the ~ r, ~- day of 1~`'ll~-~ i~ , }~ . (Must be posted for at least ten (10) full days before the hearing date). A photograph is attached hereto. Signed before me this a 3 ~ ~ day ~o WITNESS MY HA1~ID ANND OFFICIAL SEAL Ivfy commission expires: MY Comma ~, 26J2000 Ed Y,.a A . ~d ~.~, Marv ruraric Notary Public's Signature MEMORANDUM TO: Design Review Appeal Committee THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director J~CO FROM: Nick Lelack, Planner~~ RE: 1560 Silver King Drive -Residential Design Standard Variances for Secondary Mass, One-Story Element, Non-Orthogonal Window, &Non-Street Facing Entry Door DATE: Apri16, 2000 APPLICANT: Dow Hickam REPRESENTATIVE: Stephen Stout LOCATION: 1560 Silver King Drive CURRENT LAND USE: Single Family Residential PROPOSED LAND USE: Single Family Residential ZONING: R-15, Medium Density Residential 1560 Silver King Drive DRAG, April 6, 2000 REVIEW PROCEDURE Reside;~tial Design Standards. The Design Rey ;w Appeal Committee (DRAG) may grant relief from the Residential Design Standards at a public heazing if the variance is found to be: a) in greater compliance with the goals of the AACP; or, b) amore effective method of addressing standazd in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. FAR: Allowable: 3,422 sq. ft Lor SIZE: 16.059 squaze feet 1 STAFF COMMENTS: Dow Hickam ("Applicant"), represented by Stephen Stout, architect, is requesting approval for four (4) variances from the Residential Design Standards for a new house to be located at 1560 Silver King Drive. Specifically, the applicant is requesting variances from the following standads: secondary mass, one-story element, a street facing entry door, and non-orthogonal windows. The existing house will be demolished and replaced with a new single family house. 1. Secondary Mass Land Use Code Section 26.410.040(B) Building Form states that "the intent of the building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in their massing... " Specifically, the Secondary Mass standazd requires that all new structures shall locate at least 10% of their total square footage above grade in a mass which is completely detached from the principal building, or linked to it by a subordinate connecting element. Accessory buildings such as garages, sheds, and Accessory Dwelling Units are examples of appropriate uses for the secondary mass. The illustration above demonstrates how a secondary mass may be connected to a principal building with a linking element. Community Development Staff is concerned ar !the massing of the proposed single family residence at 1560 Silver King Drive. T: roposal includes a house that is lazgely set into the hillside with no secondary mass. The front facade of the new house would be located approximately where the back of the existing house is located. Therefore, the front facade of the new house would be set back approximately 30-35 feet from the front facade of the existing house and 10 feet higher. The existing house is located about 10 feet above Silver King Drive, so the base of the new house would be about 20 feet above the street. In addition, the proposed ridge and 1560 Silver King Drive 1 DRAC, April 6, 2000 roof height aze approximately 36 feet tall. As a result, the ridge and roof height will be approximately 56 feet above the street. The azea where the existing house is located is proposed to become a landscaped front yazd surrounded by a driveway and five (5) parking spaces. The driveway would circle azound the front of the property and into a two (2) car garage under the house. Staff does not believe this variance meets any of the following criteria for granting a variance: a) in greater compliance with the goals of the AACP, or; b) a more effective method of addressing standazd in question; or, c) cleazly necessary for reasons of fairness related to unusual site specific constraints. Each standazd is addressed in the Review Criteria and Staff Findings section in Exhibit A. The Applicant contends that the site's steep slope creates site specific constraints, meeting criteria "c" above. However, Staff disagrees that this criteria is met because setting the new house back an additiona130-35 feet creates ample opportunities fora secondary mass in the level azea where the existing house is located. The illustrations to the right demonstrate an example from the Land Use Code about how aside- loaded gazage could meet this standard on this 16,059 square foot lot. Specifically, the Land Use Code allows a gazage or carport to be located forward of the front facade of the house only if the gazage doors or carport entry aze perpendicular to the street (side- loaded) on lots of at least 15,000 square feet in size. In addition, the gazage could reduce the number of visible cazs on site from Silver King (neighbors have expressed concern over the number of on-site pazking spaces) and alleviate the need to further cut into the hillside for access into the underground gazage. The Secondary Mass Residential Design Standazd was created to break up the mass of new structures, such as this proposed house on the mountain side, so that developments would resemble the character of historical Aspen. Community Development Staff does not believe the variance criteria are met to approve this request. 1560 Silver King Drive DRAC, April 6, 2000 2. One-Story Element Land Use Code Section 26.410.040(D)(2) Building Elements -One Story Element states that "all residential buildings shall have aone-story street facing element the width of which comprises at [east twenty (20) percent of the building's overall width. " For example, a one story element may be a porch roof, architectural projection, or living space." This proposed house does not include aone-story element. Staff has been working with the Applicant to develop a design that meets this standazd, but at the time this memorandum was submitted for the packet, an acceptable design was not submitted. The Building Elements design standazds aze intended "to ensure that each residential building has street facing architectural details and elements which provide human scale to the facade, enhance the walking experience, and reinforce local building traditions." Staff believes it is important that this standrsd be met because the proposed house will be setback from Silver King about 30-35 feet beyond the front facade of the existing house and will be approximately 10 feet higher on the mountain. This design element, along with the other design elements, will help provide a human scale to the front facade, enhance the walking experience on Silver King, and reinforce building traditions that are prevalent throughout the community, in the neighborhood, and in the new duplex under construction next door. Staff does not believe the variance criteria aze met to approve this request. 3. Entry Door Land Use Code Section 26.410.040(D)(I) Building Elements -Street Oriented Entrance and Principal Window states that "All single family homes, townhouses and duplexes shall have astreet-oriented entrance... " Sub- subsection a. specifically requires that "the entry door shall face the street and be no more than ten feet (10'0') back from the frontmost wall of the building. Entry doors shall not be taller than eight feet (8'0'). " The Applicant contends that the code is not cleaz and subject to interpretation on whether the entry door must be street-oriented or street-facing, and therefore designed the house with astreet-oriented front door. Staff believes the code is absolutely clear on this standard. Section D -Building Elements and Subsection 1 -Street Oriented Entrance and Principal Window describe the purpose and intent of the design standards. The sub-sub sections describe how the 1560 Silver King Drive 4 DRAC, April 6, 2000 residential design standazds aze to be implemented for different building elements. Therefore, the sections aze not contradictory and not subject to interpretation; instead, the sections follow a logical and orderly path from intent and purpose to implementation. Again, Staff believes this residential design standard is important to achieving the Building Elements design standazds, which aze to ensure that this residence has street- facing azchitectural details and elements which provide human scale to the facade, enhance the walking experience, and reinforce local building traditions. If the Applicant wishes to appeal Staff's interpretation of the Land Use Code, he may request a formal Code Interpretation and then appeal the decision to City Council. This is not the forum in which to discuss code interpretations. Staff does not believe the variance criteria aze met to approve this request. 4. Windows -Non-Orthogonal Land Use Code Section 26.410.040(D)(3)(b) Windows states that "No more than one non-orthogonal window shall be allowed on each facade of the building. " The Applicant has proposed three non-orthogonal windows on the front facade of the building. The proposed house will be prominently located in a highly visible setting on the ORhogonal Non-Orthogonal \\1 iJ'/ ~ a mountain side above the golf course - it is being situated to maximize views from the house and, therefore, views of the house. The three non-orthogonal windows are located in three sepazate gables on the south facade, street facing facade. The proposed center window will have a base of approximately 14 feet and sides of about 12 feet. The adjacent windows will be in the same configuration with bases of about 12 feet and sides of about 10 feet. The Applicant questions Staff s interpretation of the term "facade" as used in the Land Use Code as pointed out in the application letter. Again, this is not the forum in which to discuss code interpretations. Staff does not believe the variance criteria aze met to approve this request. Public Comment Several neighbors have contacted the City regazding the proposal and have voiced their opposition to the variance requests. Staff expects neighbors to attend the public meeting and express their views in person to the Committee. RECOMMENDATION: Staff is recommending denial of the four (4) Residential Design Standard variances for a property located at 1560 Silver King Drive. 1560 Silver King Drive DRAC, April 6, 2000 RECOMMENDED MOTION(ALL MOTIONS ARE STATED IN THE POSITIVE): "I move to approve Resolution No. _, Series of 2000, approving the four (4) Residential ~,,, Design Standazd variances from Secondary Mass, One-Story Element, Street Facing Entry Door, and two (2)Non-Orthogonal Windows for a single family residence at 1560 Silver ""' King Drive." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application 1560 Silver King Drive DRAC, April 6, 2000 EXHIBIT A REVIEW CRITERIASc STAFFFIND[NGS SECTION 26.410 RESIDENTIAL DESIGN STANDARDS The Design Review Appeal Committee (DRAG) may grant relief from the Residential Design Standazds at a public hearing if the variance is found to be: a) in greater compliance with the goals of the AACP; or, b) amore effective method of addressing standazd in question; or, c) cleazly necessary for reasons of fairness related to unusual site specific constraints. Section 26.410.040(B)(1) Building Form -Secondary Mass. "All new structures shall locate at least 10% of their total square footage above grade in a mass which is completely detached from the building, or linked to it by a subordinate connecting element. " In response to the review criteria for a DRAG variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: The proposal directly conflicts with at least two sections of the 2000 AACP Plan Update. First, the Community Chazacter & Design element of the AACP calls for the community to "Promote a standard of design that is of the highest quality and is compatible with the historic features of the community and environment." Second, part of the AACP's Design Quality philosophy is to "encourage creativity that results in design solutions that aze fresh and innovative, yet are net additions to the built environment by being contextually appropriate and harmonious without being copies of what already exists." The secondary mass, one-story element, street facing entry door, and two (2) non- orthogonal window Residential Design Standazds implement these goals and philosophy by requiring the mass of new structures to be broken up and azchitectural designs to resemble the chazacter of historic Aspen and to be harmonious with the existing built environment. Staff does not believe the this criteria is addressed for any of the variance requests. b) amore effective method of addressing standard in question; or, 1560 Silver King Drive DRAG, April 6, 2000 Staff Finding: Staff does not believe any of the variance requests are a more effective method of addressing ~""` the standards in question. The existing house will be demolished and the Applicant will have a vacant pazcel, albeit with steep slopes, to work with. However, the proposal does not attempt to break up the mass of the proposed structure and, as demonstrated in the Staff memo, there is ample room in the level azea where the existing house is located to place a secondary mass such as a gazage or accessory dwelling unit instead of an extensive driveway, landscaped front yazd, and up to five (5) on-site parking spaces. There aze no constraints to designing a house that incorporates the one-story element, street facing entry door, and non- orthogonal window residential design standards on this lot -which will be vacant after the existing house is demolished. This criteria is not met for any of the requests. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: The proposal is to demolish the existing house and build a new house partially into the hillside, approximately 30-35 feet behind the front facade of the existing house. The area where the existing house is located is proposed to become a landscaped front yazd surrounded by a driveway and five (5) pazking spaces. The driveway would circle azound the front of the property and into a two (2) car garage under the house. This azea where the front yazd, driveway, and pazking spaces aze proposed is buildable with virtually no unusual physical conditions where reasons of fairness would relieve the Applicant of constructing a secondary mass on site. Further, there are no unusual site specific constraints to warrant vaziances from the one-story element, street facing entry door, and two (2) non-orthogonal window standazds. Staff does not believe this standard is met. 1560 Silver King Drive $. DRAC, April 6, 2000 RESOLUTION OF THE DESIGN REVIEW APPEAL COMMITTEE GRANTING VARIANCES OF THE SECONDARY MASS, ONE STORY ELEMENT, STREET FACING ENTRY DOOR, AND NON-ORTHOGONAL WINDOW STANDARDS FOR 1560 SILVER KING DRIVE, ASPEN, COLORADO. Parcel ID # 2735-024-O1-006 Resolution No. _, Series of 2000 WHEREAS the applicant, Dow Hickam, represented by Stephen Stout, Architect, has requested variances from the secondary mass, one story element, street facing entry door, and non-orthogonal window Residential Design Standazds, Land Use Code Section 26.410.040, for the property located at 1560 Silver King Drive; and, WHEREAS all applications for appeal from the Residential Design Standazds of Section 26.410.040 must meet one of the following criteria in order for the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; b) more effectively address the issue or problem a given standazd or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints, and WHEREAS The Planning Staff, in a report dated April 6, 2000, recommended denying the variances for secondary mass, one story element, street facing entry door, and non-orthogonal window Residential Design Standazds finding that none of the criteria for granting the vaziances aze met; and, WHEREAS a public hearing, which was legally noticed, was held at a regular meeting of the Design Review Appeal Committee on Apri16, 2000, at which the Committee considered and approved the variances of the secondary mass, one story element, street facing entry door, and non-orthogonal window Standazds, finding the variances to meet criteria _, by a vote of _ to _ (_-~. NOW, THEREFORE, BE IT RESOLVED by the Design Review Appeal Committee: That the Residential Design Standazd variances for secondary mass, one story element, street facing entry door, and non-orthogonal window, Section 26.410.040, aze approved for the single family residence at 1560 Silver King Drive, Aspen, Colorado. APPROVED BY THE COMMITTEE at its regular meeting on the 6th day of April, 2000. 1560 Silver King Drive 9 DRAC, April 6, 2000 APPROVED AS TO FORM: DESIGN REVIEW APPEAL COMMITTEE: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk Steve Buettow, Chair 1560 Silver King Drive 10 DRAC, Apri16, 2000 Design Review Appeal Geittee City of Aspen 3.20.2000 Avralica~ge Contents: 1. Application form 2. 7:etter from applicant containing; names and addresses of applicant and authorized representative, authorization of representatiae, address and legal description. 3. Disclosure of ownership document 4. Vicinity map locating subject parcel 5. Neighborhood block plan showing existing building footpri~sts, setbacks, parking. 6. Site plan with topography 7. Building elevations, xoof and floor plans S. "Primary mass"graphic 9. Letter of explanation of the requested variance 10. Photographic panorama 11. Copies of posting affidavit, mailing affidavit and mailing list Direct questions to: Stephen Stout, Representatiae far Dow Hickam, owner 97~-544-@661 Aspen 970-259-6151 Durango C, i i~~i~i ~~sie i~iiii iiii iui ~iiiiii 1382 R910?00®D0130.00PNw0 iiiiii iii ~~~~i iiii i~~~ DRVfS SILVI 00 P1TKiN COUNTY CO GENERAL WARRANTY DEED with all its appurtenances and warrants title to the same SUB3ECT TO AND EXCEPTING: v~ 1. General real estate taxes for the year 1999 and subsequent yeazs. ° i 2. Existing building, land use and zotting regulations. ~ 3. Those certain conditions, restrictions, easements, condiflons and matters enumerated`, on Exhibit "A" attached hereto and made a part hereof. ~ SIGNED this ~ day of September, 1999. d The Herman Ostermaier Fantily Trust and Gertrude M. Ostermaier, for TEN DOLLARti ($10.00) ai7d other good and valuable considerafion, in hand paid, hereby sells and conveys to Do ~~ B. Hickam Investments, L.P. whose address is 227 Hedwig Road, Houston, TX 7?024. the following real property in the County of Pitkin, State of Colorado; to wit: - ^~ Lot 35, West Aspen Subdivision, Filing No. 2, according to the Plat ~'~ ~ thereof recorded September 4, 1968 in Plat book 3 at Page 308 Herman Ostermaier Family Trust V` n~n 'T G rtrttde M. Ostermaier, Trustee Gertrude M. Osterntaier, Individually STATE OF COLORADO ) 435181 > ss. TRANSFER DECLARATION RECEIVEQ 09/02/1999 COUNTY OF PITKIN ) ti~ ~a -~~ ~~ ~~ ~b ~ rr Q The foregoing General Warranty Deed was acknowledged before me this ~ day of September 1999, by Gertrude M. Ostermaier, individually and as Tru e of the Herman Ostermaier Family Trust. _.~ pRY p, WITNESS my hand and official seal, My cotrtmissionexpires: Uoborzm ~. '.:+x:ynlNUiary Public: My Commiaeior exp'xes 1 IMB/20R+ E07 Fast Hopkiru :nsGe+n. rp Ai E;t1 Notary O~~Qg J. ~.wrolr,neoeormue.. ewouva EXHIBIT "A" 1. Taxes for the year 1999 not yet due or payable. . Right of the proprietor of a vein or lode to extract and removeris ore therefrom, should the same be found to penetrate or intersect the premises hereby granted and right of way for ditches er canals constructed by the authority of the United States as reserved in United States Patent recorded October 27, 1892 ir. Book 55 at Fage 33. 3. Easements, rights of way and all matters as disclosed on Plat of subject property recorded September 4, 1968 in Plat Book 3 at Page 308. IIIIN IIIII 111111 IIII I111Iilllli Illiil III Iill11111till aaeial ~iaziswa a:en wD Davls at~vt 2 0/ 2 R 10.00 D 100.00 N 0.00 ~ITKIN OOUNTY CO ~~ v J ~~ d ~ ~ + Mar-27-00 01:O5P STEPHEN STOUT 970-259-6152 P_02 3.27.2000 City of Aspen Design Review Appeal Committee Re: 1560 Silver King Drive Dear Members: In preparation for our submittal of plans for a building permit, we not only gave a great deal of study to the City's design standards, we also studied, by and large, the architecture of Aspen and specifically the streetscape of Silver King and the surrounding neighborhood. With due respect to both the letter and spirit of the regulations, we embarked upon our design process. We discovered early in the process that the design standards, nt times, are ambiguous, and like all Inws and regulations, they are subject to interpretation. In an attempt to understand the reasoning behind some of these issues, which at times is difficult, we looked to the "intentions" of the regulations to make our design work for us as well as to conform to the Planning and Zoning Committee s desire to maintain the special ambiance of Aspen; something, we too, hove a strong desire to do. After n series of phone conversations and meetings with P ~ Z staff, we were informed that some of the elements in our design did not conform. Those issues are, of course, the reason for this discussion and our request for variances. Initially, we believed the only variance we would need was for a secondary mass exemption which we addressed in our initial submittal package to D.R.A.C. Later, after further review of our plans, three other issues arose, which we will address at this time. First, quoting from the design standards manual, Item D, Building Elements, Paragraph 1 entitled "street-oriented entrance and principal window". All single family homes, townhouses, and duplexes shall have astreet-oriented entrance and nstreet-facing principal window. The language here clearly suggests a difference by virtue of the use of two distinct terms: street-oriented and street-facing. P d~ Z staff has suggested that our street-oriented entry, on a diagonal, is in violation of this regulation. Paragraph A of this section does state that "the entry door shall face the street" which is a little contradictory to the language in the paragraph above allowing for the entrance to be street-oriented. Street orientation versus street facing does allow for some diversity in design while complying to the spirit of the regulation. In Item A, Site Design, second paragraph under #1, Building Orientation, it states: "one element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street, if desired " It does not say "restricted" to a bay window or dormer. In our proposed Mar-27-00 01=05P STEPHEN STOUT 970-259-6152 P.03 design, we strongly desire to have guests enter into a specific area of the home, which is a central space between the living and dining areas of our `great room° design. Our entry, on the diagonal, grew out of "form following function" and still meets, we believe, the criteria of being street-oriented. As a side note, there are other houses on Silver King Drive with entrances on an angle to the street but are still very much street- oriented as well ns aesthetically pleasing and street friendly. Second, from the design standards manual, Item D, Building Elements, paragraph 3b: No more than one non-orthogonal window shall be allowed on each facade of the building. Our design, as proposed, has six gables, one each on the North, West, and East elevations, and three on the South elevation; one on the street facing principal window, one over the entry, and one that is a dormer over the master bedroom. P ~ Z staff has indicated that the dormer and entry fenestration violate this design standard. We feel that there is nn interpretation issue involved here between the definition of "facade" and "elevation". None of the three gables are in the some wall plane and, in fact, the one over the entry is on a diagonal which actually becomes the Southeast elevation. Because of the triangulation of the gable and in an effort to maximize the outstanding views, we feel our window design in these areas is well suited and aesthetically pleasing from both the interior and exterior of the house. To address the definition and interpretation of the word "facade", we referred to two references: the Dictionary of Architecture and Construction and the American Heritage College Dictionary. The Dictionary of Architecture and Construction defines "facade" as the exterior face of a building which is the architectural front, sometimes distinguished from the other faces by elaboration of architectural or ornamental details. The College Dictionary defines "facade" as the face of a building, especially, tF,e principal face. Because one of the gables in question is set back from the principal face by thirteen feet and is a dormer, we feel this constitutes a separate and different facade. The other gable in question is over the entry which is on an angle from the principal window facade. As is evidenced by driving around Aspen, architectural styles change over time, which, on the one hand, we feel is good because it promotes diversity versus homogeneity. Some schools of architectural thought strongly emphasize that a certain amount of repetition of architectural details brings continuity to the design. In our case, we feel that having four of our six gables with non-orthogonal windows and two with rectangles breaks the continuity of the design. In our discussion with Sinft, we were told that regarding our non-orthogonal window violation, the "facade" was really the entire South elevation, regardless of wall plane setbacks, angled walls, etc. There seems to be some ambiguity here regarding both the first and second issues under discussion. If the non-orthogonal window over the entry is considered a part of the street-facing facade, would not the doorway directly beneath the window be a part of that facade ns well, thus being street-facing according to Staff's definition? °""~A Mar-27-00 01 :05P STEPHEN STOUT 970-259-6152 P_04 Third, Staff has determined that we do not have a'one story element" as per Item D, paragraph 2. Be:ause of the steepness of the lot (greater than 30yo slope), our design incorporates a single story main level with walkouts at mid-level, and a lower level below grade. This design was used to not only comply with F.A.R. regulations, but to minimize the above grade mass from the street and still allow sufficient square footage within the house to accommodate the functionality of the desired design. The facade of the mid-level walkouts is set bock from frontmost facade of the main level and broken up visually even more by a main level deck and walkway. Our design includes landscaping elements to mitigate any visual "two-story" elements. Comments from staff regarding this issue were that we have too much elevation above the street with our main level and that from the street it would appear two-storied. Once again, we would like to point out that we are on the uphill side of the street backed up against a steep mountainside. Almost every house on this section of the street has the same visual effect because of the topography. Also, Staff has informed us that numerous inquiries have been made by neighbors since our posting for variance. Apparently, rumors are rampant in the neighborhood that we intend to build a 10,000 square foot home, when, in fact, our total square footage will be about half that amount. We have talked to several neighbors and the general consensus of concern seems to be a dissatisfaction with the massiveness of the duplex currently under construction on the lot adjacent to ours. It is a multi-level structure that runs from setback line to setback line and has the appearance of almost total coverage of the lot. As is evidenced by our site/landscaping plan, this clearly is not the core with our design. Some of the reasons we have chosen to place the house further back on the lot (than the existing house) is to provide for more landscaping, to allow for safer and easier egress and to provide off-street guest parking. In conclusion, we would ask that you give consideration to the overall positive aspects of our design proposal. We understand the difficulty of writing design standards and regulations that seek to accomplish a desired conformity. However, due to variations of lot orientation, slope, views, streetscapes, etc., it is virtually impossible for all these different elements to be dealt with fairly in all circumstances by using the same criteria. It was never our intent to ignore the design standards, quite the contrary, we gave a great deal of time to these issues. Still we feel that within the normal established constraints of setbacks, F.A.R., height restrictions, etc., we should be allowed n certain amount of flexibility in the design of our house. We respect that flexibility in regards to the other property owners in the neighborhood. We may or may not personally core for the massiveness of the duplex next door but we respect the Mar-27-00 01:06P STEPHEN STOUT 970-259-6152 P.O5 ~*\ owners right to build it. We nre not nttempting to'push the envelope' with our design. We are attempting to build swell-designed house that will be n positive addition to the neighborhood and meet our criteria, as well as yours. The existing house is approximately thirty years otd and is substandard by almost all of today's building and energy codes. We hope to replace it with a home that is functional, as well as aesthetically pleasing from the street, and is n beneficial contribution to the surrounding area and the City of Aspen. We appreciate your time and consideration on these matters. pact Ily, w B. Hickam .~ I I ! 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C-3 2nd SL....._ .................. ..............C-3 3rd SL...._..__.........._ .. ............._.C-3 Mh SL.._....__._...._.__ ................C-3 51h St _._..._.__......_.... .._...........C-3 6th St.__...._._...... ~ ...... ......._......C-3 7th St..........__..._....._.. .._...........C-3 8th St...._...__ ............... ............_.C-3 Ajax Ave (SJ .................. ...............C-5 Alice Ln ........................ ...............0-5 Alta Yrda ...................... ................&2 ArAro2 glta) ............ ...............D3 Aspen kips Rd .............. ................E-4 Aspen Grove RO ............ ...............GS AWan SI......__ ............ ......._......G4 Bay St........_._........_ . ....:..:.......G/ Bdv1eM BerM._ .....:.... .........:.....A-3 Bkeke 5 ..................... ...............G3 else Baafn .................. ...............o-1 BalAa d ....................... ...............8.2 Bunny q ....................... ...............8-2 Cart q ......................... ...............B-5 Castle Ave ..................... .........:.....8-3 Castle Credo U ............ ................8-2 Castle Credo RO ............ ...............C-2 Cemekry Ln .................. ...............A-2 Clalkmkt Cu .............. ................E-5 Chant! Ct .................... ................Ed CkLeknd St _ ............... ...............D-5 Cooper Ave.._ .............. ...............D-3 CoBOnwoo0ln l4) ....... ........A-3 C-5 Cryskl lake Rd ............ ................E-5 Dale Ave (131 ............... ................D-5 Dean SI ...................:.... ......:.........D-4 Draw Dr_.........._......._ _ ..............A-3 Duran) Ave......_ ........... ................D-4 Eastwood Dr ................ ...._....__..F-5 Erld St SW ................... ................D-4 Flush Rd ..................... ............_._B-3 francis SL ................... ................C-3 Fred Ln ........................ .................E-5 Galena SI 5 .................. ................D-4 Garmisch St ................. ................C-4 Gibson Ave .............._.. .._............C-4 GilheN 5 .................:... ........._.....D-3 Gillespie St ................. .................B-3 Glen Eagles Dr....._...... _........_....0.1 Glen can Dr ..............:. ................o-1 Halkm St ..................... ................G3 IledtMr Ln ..........:........ ....._......._C-1 Herron Hollow ............. .................A-3 Honlestake a ............. .................A-1 Hopkins Ave ................ ................C-3 Huller Crcek Rd ........... ................8-5 Runlet SI 5 .................. ................0.4 Hymen Ave .................. ................D-3 Juan St ........................ ...._..........D-3 King St ......................... ................45 lake Ave ...................... ....._.........C-3 larkspur Ln ................. ................G2 Laurel Ln..........._ ........ ..........._...D-2 Lone Pine Rd ............... ...............C-4 Lupine Dr .................... .................E-6 Mapnlfico fld ............... ...............A•3 Main SI E ........................ .............Dd Main St W ....................... .............C-3 Maple Ln (7] ................... .............C-5 Maroon Creek Ad ............ ....__.....C-1 Maroon Dr __._...._._..__ .............B-1 Mascobe Ln (91 .............. .............0.5 Mayllawer Ct (15]........... _......_._D-5 MrSkimninp AO ............. .............GS Mcedawood IX ............... .............C-2 A4pdows Rd ................... .............8-3 M(dkM Ave (14] ............ .............D-5 Midland Park PI (6) ........ .............D-5 Mill St ............................. .............D-4 MITI St S ......................... ........._..D-/ Monarch St ..................... .............D-1 MolxdainYlew q ........... ............A-2 M! laurel Ct .................... .............Efi MI laurel Dr .................... .............E~ NialtharAc Or .................. ............A-3 Noll SI .......................... .............C-3 NoMway Dr .................... .............E-6 Oak tn (6I ....................... .............C-5 Orlgirel st ...................... .............D-4 Park Ave ........_ ............... ...._.......D-5 Pdk Cir .......................... .............D-5 Ptarl CL.........___ ........... .............C-3 Powder Ln ..................... ...............E-/ Poxer Pknl Ad .............. ..............C-2 Primrose Pe1h ................ ..............D-1 Puppy Smith St......_ ...... .........._..C-4 Pyramid fld ...................... ............8-1 Dueen SI.._ ...................... ............D-5 Race St (2) ....................... ...........C-5 Red Buse IX ..................... ............A-2 Aetl Mauddn Rd .............. ......_._C-4 Ridge Rd .................._...... ........... B-4 fliversi0e Ave (12) ......___ ...........D-5 Riverside IX 5 ................... ......_._D-5 Roaring Fark IX ................ ............E-5 Roarirlp Fork Rd........_ ..... ............B-3 Sage q...._ ................_.... ............A-2 Sahadon C6 .................... ............BJ Sawmill G ........................ ...........C-2 Shady ln.._ .............._.... ............8-4 Sure Yda IX .................. ............B-2 Siher grlp Or(1)......:_.... ...A-1 C-5 Smuggler curie CI (10) .... ...........D-5 Smuggler SC ............._...... ...........C-3 Srlarlc St.... ...................... ...........G4 Sneaky Ln ................._.... ...........C-2 Snow Bu"A' Ln ................ ...........A-2 Spiny 51(3] ..................... ...........C-4 Spring Sf 5 .............._...._. _.........D-4 Spruce St .............._.......... ..__.....C-5 Toby Ln..._ ...................... ...........D-3 Ule Ave ............................. ............E-4 Wde rs Ave ........................ .......... D-5 Weslvkw q ..................... ............E-5 WillolpMy WaY ................ ...........B-3 Wood Cuck ln .................. ...........8-4 Wriphl Rd ......................... ...........A-4 ~' E V C 1 ~ .. I ~`~~ ~ ~`~-_ :_, ~, ~. ~ ~ `~, ~ r `~ v ~ \ \ ~; i ~ j I 1 ~ ~ ~~~ ~~~~ !-~-~ _ . - 1 ~ ~ I ~ 1 f ~ ~ ~ ' I f i . , i r' ~ r ! i ~ ~ ~ ~ i ~ ~ ~ ~ ~ r ^t ~f.: , r / ~ ~ ~, / f - r ~ 1 7:~:- j: ` f :~r: 1 l'-_i 1, ` • ~ ~ 1 i ~ / ~ ,l r j ~. ~ l , ; 1 ,, ~~; .. - ~ iii . 1. ~ ~ I ~ ~ ~, _ ~ ) ~~~) % ~ ~ ~. ~ r J i r ~ ~, ~ f - /. ~ rr r I ~ I ~ as t I ~ ~ ~ ~. ~••. ~( of ~ ~ !~ ~ I , -- --_~ _ _ _~_~._ t ~~ r f 1 I / / , I ~ r . ,, ~ ~I~ / Q ;~ ~ ~ ~ ~ ~, / ~ .- ,~ ~' ~~.. y' 'C ~ ~ ` I ` ~r ,~ { ~~ +~ : i;: ~; r1, , ,1 Fµ~ - - ----- - . _. 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Hickam Investments ~ ~Y~i OL1x w~.wrom v~.~.. 0189 Mountal^ Laurel DJIVa, OFJOJOOrJ U0 ^m4/ '®nluQ I®ano~ uloqunoyl b910 s~ueugsanu~ wo:{~IH '9 n+oQ ~?L~Ote yw.o ~ i4+~~+*'~w ,~,,~~ u nOW ~gfi ~ ueW Ule3 4 cnlaQ ul~l u9nll5 0 1 ~ u "'r'w 95 a~uaplsab uq uanlS ~ ( ,,LB~L~ ~- -Fq p~u6is~Q O~ -~ ~ Q Qp ~ a _ J'i ,0-,84 Zc H .0-.L y .i°-.Ll ~ ..8-.nZ '~fj d y' ® ~ N °o n9 a90 ~ o~~ ~`~ ~ ^ # I DESIGN REVIEW APPEALS COMMITTEE NAME OF PROJECT: 1560 SILVERKING DRIVE Secondary Mass, One-Story Element, Street Facing Entry Door, and two (2) Non-Orthogonal Windows CITY CLERK: Jackie Lothian STAFF: Nick Lelack WITNESSES: O Dow Hickam O Stephen Stout ® John W. Miller ® Gail Schwartz O Karen Desenberg EXI IIBITS: O Staff Report 0 Affidavit of Notice ® Board Criteria Sheet ® Model (demo only) ® Photo board of neighborhood (demo only) MOTION: Bob Blaich moved to approve Resolution # 1, Series of 2000, approving the four (4) Residential Design Standard variances from secondary mass, one-story element, street facing entry door, and two (2) non-orthogonal windows for a single family residence at 1560 Silver King Drive. Mary Hirsch second. Roll call vote: Halferty, no; Mooney, abstain; Hirsch, no; Blaich, no; Buettow, no. DENIED 4-0. VOTE: YES 0 NO 4 STEVE BUETTOW YES_ NO x BOB BLAICH YES_ NO x MARY HIRSCH YES_ NOx_ TIM MOONEY abstain JEFFREY HALFERTY YES_ NOx_ DRACFORM.DOC