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HomeMy WebLinkAboutLand Use Case.861 Ute Ave.0004.2007.ASLU,,w ,..., ,~ r FAa ~dt gecmd yaviga[e Fg'm Repores Fwrnat Tab Delp . 'f ~ ._ _ ~. 1 >a i• o. Main:<Cuatwn Ftelds FeeE Actwna .Parcels Roytmg Status Fee 9ummay Routrg dislwy Attachments c~ ..__.__._ ....._..~____,..... ~Pmmd Type jaslu Span LardUu 2004 t~ .____. . ~__. Permd~RUU92W7.ASLD _______.___w________..._.. I Adtkesa 1861 UTE AVE .... ~ ApU$uda{ ._ ___ ~ _ CQ1 ASPEN Slate __ ~ Zp ~i631 _. I Parrad lnfwmatmn .... ..~ ._.. ~ `. DAaatd Pmrrit_~J Ro~dvg f#uaue jaslu06 ~ Applmd ~I)16j2007 r z Piped ~~-~ Status ipa+ding __ Appwrod Daswiptron`BTAFF REVIEW pf 2RESIDENTIAL pESIGN STANDSRDS Issued) j 3 Final E ....._...._,.~ ._ ' 6Wxnil~ed jGRETCHEN GREENWOOD 9254502 ~~~ Clock ~Rurxrg ...___... .......... pays ~', 0 Egries 0/11112008 a Owner ...... .... LastName LUTE CHALET 7NC e~ Frsl Name' PO BOX T298 d6PEN Cd 676)2 ...~..»_..~_...e Phase ; ' ~ Owner is Applicanl7 ' Last Name JUTE CHALET MC ~ ~ Fast Name j ____<.....~..__ ,_____. _. __ _ ._...<.. _. ;PD BOX 1284 _.:ASPEN CD 01612 ; phone ' Cust p 2?419 Lenddl LastNarcie fist Name Phone ..._.. ......._ s__....a, __...., _.~.. _... __ AscenGoldlbl ~: Recwd6ol6 _ \ fib Edit Record davigate rxarrn N,epurts. Forg{at Zab tom... ..- Ffde ix i,. ~ N ~ ® DO aNnP 1 ~ ~' Group ~ ~. .. " Action' comdevlu 2 LAND USE REVIEW i ' i Schedule Request- j:' ! Assigned by I Schad start ~~ Schad end ~ r Contact Phone Received ~ ~ I~'. rResult Information- --. __ _.__. :: '-: -_-- Z !. r-~er" c~ - ~~ I Start date ~~ F+ Complete date ~~~~~~~ E7 Hours r- i " ~Conpletedby jasonl -JASONLASSER _ IVRMessagel- ------ -- --- - - --._._ _._ .. ------- ------ -- - -- I' Comments Actlvit Check List - " 2-29-W -MEET WITH APPLICANT -1 HR JL 230-W-REVIEW APPLICATIDNIDESIGN-IHR-JL 33-W -REVIEW REVISED DESIGN -.5 HR JL '. 3-15-W -APPLICATION WITHDRAWN -.25 HR -JL ' -- __ ~' i i< I I i ~, m_____ . - ~! APPLICANT: ATTACHMENT 2 -LAND USE APPLICATION Name: ~~O ////11G G~IIG G~l./7C2. ~ li/~ ~t/ (.~~lLl~~/l~. Location: S~l LL7G f~YC/7ktr ~OLf~~ ~Olrij'LlA~o ~~10~~ (Indicate street address lot & block number legal description where appropriate) Parcel ID # (REQUIRED) 7 REPRESENTATIVE: ~`~~~" ~/±~~~ ~ ~~~~ Name: ~/G ci/C17 (/JI/~G,eJ'1lf'/O~ Address: Sao ~(,(!lJ~(/ (~ • ~G~i CO~OYOdO ~~10~~ Phone #: q7U • !OZ 5' C~l~lyy~ Name: Address: Phone #: TYPE OF APPLICATION: (please check all that ^ Conditional Use ^ Conceptual PUD ^ Conceptual Historic Devt. Special Review ` D i R S f ~ ^ Final PUD (& PUD Amendment) ^ Final Historic Development es gn (,t j eview Appeal ^ Conceptual SPA ^ Minor Historic Dev[. GMQS Allotment ^ Final SPA (& SPA Amendment) ^ Historic Demolition ^ GMQS Exemption ^ Subdivision ^ Historic Designation ^ ESA - 8040 Greenline, Stream ^ Subdivision Exemption (includes ^ Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumi7ation) Expansion Mountain View Plane ^ Lot Split ^ Temporary Use ^ Other: ^ Lot Line Ad'ustment ^ TexUMap Amendment EXISTING CoNnITloNS: (description of existing buildings, uses previous approvals etc ) PROPOSAL: (description of a fL~)~G. Have you attached the following? FEES DUE: $~~L.OD ^ Pre-Application Conference Summary (,(!~/f~rltr/'[ Q Co~Dh. ^ Attachment #1, Signed Fee Agreement oO ^ Response to Attachment #3, Dimensional Requirements Form ^ Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written text (Microsoft Word Format) must be submitted as part of the application. RETAIN FAR PERNIA-dENT I~CAIRA Project: Applicant: Location: Zone District: Lot Site: Lot Area: -~., (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed.• Ntunber of residential units: Existing: 'z Proposed: / Number of bedrooms: Existing: ~ Proposed: Proposed % of demolition (Historic properties only): DIMENSIONS: Floor Area: /~/ /' Existing: 2, ~9~ Allowable: 2 9~Proposed: 21 % tp7 Principal bldg. height: Existing:~Allowable: 25' Proposed: 25 ~ Access. bldg. height: Existing:~Allowable: NLA Proposed:_y~~1 _ On-Site parking: Existing:__~_Required: '~ Proposed:___~__ Site coverage: Existing: ~A _Required: N/R Proposed: /1~,~ Open Space: Existing: y/A Required: /y ~ Proposed: ~Y/~ Front Setback: i Ezisting:~Reyuired: /D Proposed.' /O Reaz Setback: Existing: 'Jr t Reyuired:~~ ~ Proposed: {Q Combined F/R: Existing: /V/A Reyuired: /V~iq Proposed.' N//~ ~1-r Side Setback: t i / Existing: J~ Required: s Proposed.' J` S Side Setback: i Existing: /0 ~ Required:_~_' _Proposed: ~ ' Combined Sides: r ~ Existing: I ~ Required: /2. Proposed: ~Z Distance Between Existing N/A Required:~Proposed:~iq Buildings Existing non-conformit ies or encroachments: /V~f) Variations requested: 2 YCG!'f(Lfi~a r77 ~ ~-"~~~~a~ ~s~ ~ `"~'~~~' a) ~ ~. ~/o.Oyo~e)2a . ATTACHMENT3 DIMENSIONAL REQUIREMENTS FORM Jan 02 07 05:51p Goldsmith ,970-9'10-9434 p.1 F January 2, 2007 Nr. Chns Hendon 130 South Galena Street Aspen, Colorado 8161 I Re: Res~denbal Design Standards Renew Street AddnsSS: 86 t Ute Avenue, Aspen, Coorado 816 I I Legal DescnpGon: Lot ! I Ute Add~tan to the City and Townsite of Aspen, Pd:lon County, Coorado. pear Mr. Hendon: Gretchen Greenwood of Gretchen Greenwood and Associates, Architects is authonzed to aGt on behaff of the owner, Ute Amercan Properties, LLC. The address i5 a5 fOlbws: Ute American Propertes, LLC, a Coorado L.irnited Liability Comparry 855 Moore Drive Aspen, Colorado 8161 I The office aF the Architect is as folbw5: Gretchen Greemvood and Assoaates, Inc. 520 Walnut Street, Aspen Cobrado 8161 I CMf ce: 970 925-4502 Fax: 970 925-7490 Mobile: 970 948-2081 E-mail: ggreenwoodQggaaspen.com Smcerey, ./ Fran Gokfsmith for Ute erican Properties ~~ rmr t~ AsPEM crrv of ASPEN WRETT PND HRETT PAID OATS REP NO. DATE REP NiO. SI ll ae sQ 0~-IDIo I ~j~t~0(, S~ U2'7o~ 523519 wHEN RECORDED RETURN To: TRANSFER DECLARATION RECEIVED 05!01/2006 Name: Ute American Properties, LLC, a Colorado limited Address: 4117 AABC, Suite S Aspen, Co s161 l OF-~ aya, 80 GENERAL WARRANTY DEED THIS DEED, made this 28th day of April, 2006, between Ute Chalet, LLC , a Colorado Limited Liability Company of the said County of Pitkin and State of Colorado, grantor, and Ute American Properties, LLC , a Colorado Limited Liability Company whose legal address is 407 AABC, Suite S, Aspen, CO 81(il I of the said County of Pitkin and State of Colorado, grantee: WITNESSETH, that the grantor, for and in consideration of the sum of Ten doliazs and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto the grantee, his heirs and assigns forever, all the real property, together with improvements, if any, situate, lying and being in the said County of Pitkin and State of Colorado described as follows: Lot 11, UTE ADDITION TO THE CITY AND TOWNSITE OF ASPEN, County of Pitkin, State of Colorado also known by street and number as: 861 Ute Avenue, Aspen, CO 81611 TOGETHER with all and singulaz the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bazgained premises, with the hereditaments and appurtenances. TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the grantee, his hells and assigns forever. And the grantor, for himself, his heirs, and personal representatives, does covenant, grant, bargain, and agree to and with the grantee, his heirs and assigns, that at the time of the ensealing and delivery of these presents, he File Number: 47h79 Wan'anty Dud -Photographic afford (FntcndW) II N 5235 19 Pageal toliZeol'C:ubradn, Inc.-Aspen Uraiswn IIIIIIIIIIIInINI IIIIIIIIIfl~IIIIIINII VIII IIII IIII 05901/20x0812:28 JRNICE K VOS CAUDILL PITKIN COUNTY CO R 18.00 D 242.80 ~, a. EXHIBIT l EXCEPTIONS 1. Distribution utility easements (including cable TV). 2. Those specifically described rights of third parties not shown by the public records of which Buyer has actual knowledge and which were accepted by Buyer in accordance with paragraph 86 of contract Form No. CBS 1-9-99 [Matters Not Shown by the Public Records]. 3. Inclusion of the Property within any special taxing district. 4. The benefits and burdens of any declaration and party wall agreements, if any. 5. Unpatented mining claims; reservations or exceptions in patents, or an act authorizing the issuance thereof; water rights, claims or title to water. 6. Taxes for the year 2006 and subsequent years not yet due and payable. Mineral reservation and right of way for ditches and canals constructed by the authority of [he United States as contained in United States Patent recorded August 26, 1949 in Book 175 at Page 299. 523519 IIII~IIIIIlI1~IIIII~IIIIIII1Kllll~C~lllll~ll/lllllll61005901o zaz ae z_ File Humber: 4?679-CG Slewart'I'itle 9fCuloratlu, Inc. -Aspen Uiv isiun Wananry Deed-Exhibit I (Exceptions) Pa6e 1 0l' I ,. `~"" ~~ ~olt,YUd~ ~P~~ ,~ ~~d~ ~w~ ~l~~G~ ~""' AsVe^ Streex Ma? ~ v l ~~,., ~.w~ GHETCHEN GREENWOOD ,~ ASSOC/AYES, /NC. ARCHITECTURE INTERIOR DESIGN PLANNING ADMINISTRATIVE VARIANCE FORTIIE RESIDENTIAL DESIGN STANDARDS 7. Written Description of the Proposal and how the development complies with the Residential Design Standards This application seeks an administratwe review for two of the individual requirements of the Residential Design Standards Due to unusual site specifics. BACKGROUND Lot I I Ute Addition, (861 Ute Avenue) is a lot bordered on the North by Ute Avenue, to the West by the Black Swan Condominiums and to the East and South by prwate property owned by the Aspen Alps Condominiums. Adjacent to the east property line of Lot I I , sits prwate property owned by the Aspen Alps Condominium Assocation and further to the east is the Aspen Alps Road (a private road). This is shown on the condominium map enclosed m this application. Lot I I currently has a house of 2, 193 Sq. Ft. with drweway access off of Ute Avenue. The development plan is to demolish the residence and build a single family 2,966 Sq. Ft. residence with the same access off Ute Avenue. VARIANCE REQUESTS This application seeks an administratwe reutew for two of the indwidual requirements of the Residential Design Standards based on the development context as stated in 26.4 10.020(D) I a. 4 b. Due to unusual site speafic conditions. A variances for the Residential Design Standard 26.410.040 (B) I Secondary Mass: Required access for this Lot I I is currently off Ute Avenue, due to prwate property bordering the south, east and west sides of the lot. The Aspen Alps Condominium Association owns land bordering the east and south sides of Lot I I . The Aspen Alps Road (a prwate road) sits further to the east of Lot I I and proutdes access to the Aspen Alps condominiums. This road is prwate and due to the prwate property bordering Lot II on the east, access for Lot I I from the east property line is not allowed. To the south of Lot I I , the property is owned as well by the Aspen Alps, and there is no road or alley allowing access to Lot I I from the south. The west side of the property borders the Black Swan Condominium Assocation and access to the property is not allowed from that prwate property as well. 520 WALNUT STREET • ASPEN, COLORADO 87671 • TEL: 9 701925-45 02 • FAX: 970/925-7490 • ggreenwood~ggaaspen.com Page 2 Therefore, the front yard of the proposed house along with the garage access is proposed to remain, as it always has been, off Ute Avenue. In order to minimize the presence of a garage from the Ute Avenue streetscape, the proposed design recesses the garage 26'-0" back from the property line, and 40'-O" back from the edge of the asphalt of the street. F3ecause the only access to the garage and the front door of the residence is from Ute Avenue, this proposed design puts the facade under the house creating a positwe streetscape from Ute Avenue. The garage meets the cntena of 10'-0' feet back from the front of the building, shielding the garage facade from Ute Avenue approaching from the east and west. With the garage recessed, this design allows the entry of the house to be a dominant element and further shields the garage far5ade from the streetscape. The recessed garage does not allow fora semi detached garage secondary mass form to be constructed on the property.lf asecondary garage mass was developed, as shown in the Residential Design Standards, it would have to sit 10 `-0' off of Ute Avenue, creating a negatwe streetscape for pedestnans and vehicles as the garage doors would be very visible. Although not required, the recessed garage allows for additional parwng for the residence of 2 more vehicles over and above the 2 parking spaces required. Ute Avenue is a desirable area for parwng for skiers, employees, etc. and 2 additional off street parking spaces would be an asset for the neighborhood. Therefore, by having to access the lot off of Ute Ave. and recessing the garage unthout creating a secondary mass for the garage provides a positwe and better streetscape, more open space on Ute Ave. and meets the intent of the Residential Design Standards. 2. A variance for the Residential Design Standard 26.4 10.040 (C) 2.a. Lot I i is a substandard size lot at 50'-0" x 100'-0". The 50 foot dimension is the north property line that borders Ute Avenue. With the required access for Lot 1 I off Ute Avenue, and the width of the Lot being 50 feet, the proposed 22'-O" width of the recessed garage does not allow the standard regarding that the Irving room of the first floor be 5'-O' greater than the width of the garage. With the second floor of the residence, this standard is met, as the second floor of the residence sits above the recessed garage. Another part of this standard is met, by the garage fa4ade recessed 10"-0" back from the front fa4ade of the house and 16'-0" from the front of the one story elementlporch. r„ .,, 4_.: Page 3 Due to the substandard lot size and required access, the combination of these two variances work to meet the intent of the Residential Design Standards, by creating a streetscape that is more desirable for the pedestrian. Section 26.4 10.01 O (A) of the code state the purpose of the design standards is "to preserve established neighborhood scale and character" With the house and garage sitting between the Black Swan Condominiums and the Aspen Alps Tennis Courts, we believe that the design as proposed fits the neighborhood scale and character. All other residential design standards for the residence are met. r ~~ '* ~~ ~ ~++# ~, .~ ` •1.` ~~ ~ '. `. ' , ~~, ~ r~/ n ~ ~~ ~~ t \ t r r T~~ ~Y Y ~ ~~ ~ ~ 'S ... .. ` ,. ~4 `T r.: i Y i ,.. ~ ~ ~~ s e~ R s ,~ f ,~ ,~ r `~ ~ " J r f~- ~: i ,~ ~,/~/. C ~ •x~ ~t O ~ 7;s 4 =~' ,.~j +~' Y F ~ , . . ~~~ ~ w6 ,~ " ~:~ .~ ~~ • ~ ~ ` +~ L ~ ~~ • ~ ~. ' lrj ,~.. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT CITY OF ASPEN (hereinafter CITY) and ~~ (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for <1,~L' b 1 .~i~S.m.~.- J/6{ T /t l ~/!l!~ dry" (hereinafter, THE PROJECT). S~I (./ / C J/l~c~6iC 3 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash IiquidiTy and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT ogees that in consideration of the CITY's waiver of its right to collect full fees prior to determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ ~ 5.00 which is for _ hours of Community Development staff time, and if actual recorded costs exceed the initial deposi; APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $220.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be Bounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN Chris Bendon Community Development Director g:lvupportitorms~sgrpayss.doc o2rolrot; APPLICANT By: ~ i~ Date: / • 3. 07 Bill To Mailing Address and Telephone Number: Sao LYE/r~u~' ~S-«f- ~,~~, ~ol~-u~lo 8/!0// X70 • ~as• s~so~ RETAIN FAR PERMAkEMT ICECURD GRETCREN GREENWOOD & ASSOC/AYES, /NC. ARCHITECTURE 1NTERlOR DESfGN PLANNING March 3, 2007 Jessica Garrow 130 South Galena Street Aspen, Colorado 8 ! 6 I I Dear Amy: MAR 0 2 2007 A~;', , BUILDlp.r IJEpA~;ra zER!T Attached please 3 copies of the 86 I Ute Avenue Residence schematic plans and elevations for a cursory design review. I appreciate your help on this tricky property. Sincerely, Gret~ enwood ~ i c,E 520 WALNUT STREET • ASPEN, COLORADO 81617 • TEL: 970/925-4502 • FAX: 970/925-7490 • ggreenwootl~ggaaspen.com ,-, Chapter 26.410 RESIDENTIAL DESIGN STANDARDS Sections: 26.410.01 OGeneral. 26.410.020Procedures for Review. 26.410.030Administrative checklist. 26.410.040Residential design standazds. 26.410.010 General. _.1 4 efi~ ~~ A. Purpose. The purpose of the following design standards is to preserve established neighborhood scale and chazacter,.and to ensure that Aspen's streets and neighborhoods are public places conducive to walking. The standazds do not prescribe architectural style, but do require that each home, while serving the needs of its owner, contribute to the streetscape. Neighborhood chazacter is lazgely established by the relationship between front facades of buildings and the streets they face. By orienting buildings pazalle] to the street and ll maintaining a certain consistency in front setback patterns. there is interaction between ~~'=' "J~ residents and passersby and the builf environment. The azea between the street and the front door of the home is a transition between the public realm of the neighborhood and the private life of a dwelling. Low fences and hedges maybe used to delineate the edge of a property, but it is important nofto close off views of the front lawn and house. Certain elements of the front fagade of a house are particulazly important components of neighborhood character. Front porches provide outdoor living space and animation to the streetscape, and one story entryways provide an appropriate domestic scale for a private residence. Street-facing windows can establish a hierarchy of spaces with larger, formal. windows denoting public azeas and smaller ones suggesting private rooms. Acknowledgement of the context that has been established by the existing built environment is important to protecting the uniqueness of the town. Avoiding building materials which have no relevance to Aspen's history or climate helps to meet this goal, as does avoiding a significant overshadowing of small homes by larger structures. Finally, along with creating homes which are architecturally interesting and lively, the pedestrian nature of a neighborhood can'be further enhanced by reducing conflicts beriveen people and automobiles, and by making alleys an attractive place to walk. Parking areas aze to be concentrated to the reaz or side of each residence. Secondary structures and accessory dwelling units, located along the alleys and inspired by the. tradition of outbuildings in Aspen, aze encouraged. City of Aspen Land Use Code. June, ?005. Part 400, Page ~ B. Applicability. This section applies to all residential development in the City of Aspen requiring a building permit, except for residential development within the R-15B zone district. 1. Only the following standards shall apply to multi-family housing: Section 26.410.040(A)(1), building orientation, Section 26.410.040(C)(1)(a), access or, if not applicable, Section 26.410.040(C)(2)(b), garage setback and 26.410.040(D), building elements, as outlined in said section for multi-family buildings. 2. Pazcels located within and partially within the Aspen Infill Area (see Section 26.104, Definitions) shall be required to comply with all of the standards. 3. Pazcels not located in the Aspen Infill Area are required to comply with all the standazds except the following: Section 26.410.040(B)(1), secondary mass, Section 26.410.040(D)(3)(b), non-orthogonal windows and .Section 26.410.040(E)(2), inflection, in its entirety. 4. Pazcels with no street frontage and parcels with front yard setbacks at least ten (10) feet vertical above street grade shall be exempt from the following requirements: Section 26.410.040(Al(I), building orientation and Section 26.410.040(D), building elements, in its entirety. ,; 5: .Residential units within mixed-use buildings shall be exempt from the requirement of this Chapter 26.410 in its entirety. C. Application. An application for residential development. shall consist of an application for a Development Order as maybe required by the Community Development. Director, Historic Preservation Commission, Planning and Zoning Commission, or City Council, pursuant to Section 26.304.030, and an application for "Residential Design standazds" review, pursuant to Section 26.410.020. D. Exemptions. No application for a residential development .order shall be exempt from the provisions of this section unless the Planning Director determines that the proposed development: 1. Is an addition or remodel of an existing structure that does not change the exterior of the building; or 2. Is a remodel of a structure where alterations proposed change the exterior of the building but are not addressed by any of the Residential Design Standards; or 3. Is an application only for the erection of a fence, and the application meets Section 26.410.040.A.3. E. Definitions. Unless otherwise indicated, the definitions of words used in these regulations shall be the same as the definitions used in Chapter 26.150 of the Aspen Municipal Land Use Code. In addition, the following definitions shall apply: City of Aspen Land Use Code. June, 2005. Part 400, Page 6 ~. ~.. Street. A way or thoroughfare, ,other than an alley, containing a public access easement and used or intended for vehiculaz, bicycle or pedestrian traffic.-The term "street" shall include the entire azea within a right of way. For the purposed of Section 26:410 street shall also include private roads, streets and access easements serving more than one (1) parcel 26.410.020 Procedures for Review. A. Determization of Applicability. Applicability shall be determined at the time of building permit submittal. The applicant may request apre-application conference to detemune as to whether the proposed project is exempt from the requirements of this chapter. B. Determination of Consistency: Consistency with the Residential Design Standards shall be determined at the time of building permit review. The applicant may request apre-application conference to determine consistency with the requirements of this chapter. C. Appeal of Adverse Determination. If an application is found to be inconsistent with any item of the Residential Design Standazds, the applicant may either amend the application or seek a variance as set forth below. ,~`I D. Variances. 1. Administrative Variances. The applicant may seek an administrative variance for not more than three` (3) of the individual requirements. An applicant who desires a variance from the Residential Design Standazds shall demonstrate, and the Community Development Director shall find that the variances, if granted, would: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particulaz standard. In evaluating the context as it is used in the criteria, the director may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the director feels is necessary to determine if the exception is warranted; or, b. Be cleazly necessary for reasons of fairness related to unusual site-specific constraints. The Community Development Director shall provide the Planning and Zoning Commission an annual report of approved administrative variances. 2. Variances from the Residential Design Standards, Section 26.410.040, which do not meet Section 26.410.020(D) above may be granted by the Planning and Zoning Commission or the Historic Preservation Commission, if the project is subject to the requirements of Section 26.415. An applicant who desires to City of Aspen Land Use Code. June, 2005. Part 400, Pape 7 s consolidate other requisite land use reviews by the Historic Preservation ~ Commission, the Board of Adjustment or the Planning and Zoning Commission ~' may elect to have the variance application decided by the boazd or commission reviewing the other land use application. An applicant who desires a variance from the Residential Design Standazds shall demonstrate, and the deciding board shall find that the variance, if granted, would: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing boazd may consider the relationship of the.. proposed development with adjacent structures, the. immediate neighborhood setting, or a broader vicinity as .the board feels is necessary to determine if the exception is warranted; or, b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints. (Ord. No. 20 -2005, Ord. 52-2003, §5) 26.410.030 Administrative checklist. The Director of Community Development shall create a checklist for use by applicants ~` and community development staff in identifying the approvals and reviews necessary for ~ issuance of a development order for an application that is consistent with the Residential Design Standards. 26.410.040 Residential design standards. A. SITE DESIGN. The intent of these design standards is to encourage residential buildings that address the street in a manner which creates a consistent "facade line" and defines the public and semi-public realms. In addition, where fences or dense landscaping exist, or are proposed, it is intended that they be used to define the boundaries of private property without eliminating the visibility of the house and front yard from the street. 1. Building orientation. The front facades of all principal structures shall be parallel to the street. On comer lots, both street facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Pazcels as outlined in Section 26.410.010(B)(4) shall be exempt from this requirement. I~ ~~? No. ~ Yes. Y~.. City of Aspen Land Use Code. June, ?005. Part 400. Paoe 8 .-. One element, such as a bay ~rindow or dormer, placed at a front corner of the building maybe on a diagonal from the street if desired. ___ r U,'c 2. Build-to lines. On parcels or lots of less than 15,000 square feet, at least 60% of the front facade shall be within 5 feet of the minimum front yard setback line. On comer sites, this standazd shall be met on the frontage i ~ . with the longest block length. Porches may be , -~ --- - - ---------- -- usedmeetthe60%standard. .-1_.._-------- ----------__ Yes. No. Yes. t \: 3. Fences. Fences, hedgerows, and planter boxes shall not be more than forty-two inches (42") high, measured from natural grade, in all azeas forward of the front facade of the house. Man-made berms aze prohibited in the front yard set back. .Fence, yes Fence; no B. BUILDING FORM. The intent of the following building form standards is to respect the scale of Aspen's historical homes by creating new homes, which are more similaz in their massing, by promoting the development of accessory units off of the city alleys, and by preserving solaz access. 1. Secondary Mass. All new single family and duplex structures shall locate at least ten (10%) percent of their total square footage above grade in a mass which is completely detached from the principal building, or a ' ri,w linked to it by a subordinate connecting element. This __ standard shall only apply to parcels within the Aspen ~~~.\ ~~ Infiil Area pursuant to .Section 26.410.010 (B)(2). ;?-~' Accessory buildings such as garages, sheds, and accessory dwelling units aze examples of appropriate uses for the secondary mass. City of Aspen Land Use Code. June, 2005. Part 400, Page 9 _. '"1 A subordinate 1~ ng element for the purposes of secondary mass shall be defined as an i." element notr~~an ten (10) feet in width and ten (10) feet in length with a plate height of not more than nine (9) feet. Linked pavilions six (6) feet in width and ten (10) feet in length shall be exemption from Section 26.575.020 (A)(8). C. PARKING, GARAGES ANA CARPORTS. The intent of the following pazking, garages, and carport standards is to minimize the potential for conflicts between pedestrian and automobile traffic by placing pazking, garages, and carports on alleys, or to minimize the presence of garages and carports as a lifeless part of the streetscape where alleys do not exist. 1. For all residential that have access from an alley or private road, the following standards shall apply: Alley a. Pazking, garages, and carports shall be accessed from an alley or private road. 4 No. 4 .Yes. i i Yes, i i b. If the garage doors are visible from a street or alley, then they shall be single- ~ ~ - i stall doors, or double-stall doors designed to appeaz like single-stall doors. sc~eec F" c. If the garage doors are not visible from a street or alley, the gazage doors may be either single stall or normal. double stall garage doors. 2. For all residential uses that have access only from a public street, the following atanrlarrl.c shall he met ' a. On the street facing facade(s), the width of the li~~ing area on the first floor shall be at least five (5) feet greater than the width of the garage or carport. b. The front facade of the garage or the front most supporting column of a carport shall be sef back ~,, at least ten (10) feet further from the street than the front most wall of the house. City of Aspen Land Use Code. June, 2005. OOv[~ c L.l +-+ ~x -y' ~yX•s'-y' It~ ~~ ~! 1 aY,I° ~ y~ .~ : I ~. ~,~ c. On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport maybe forward of the front facade of the house only if the gazage doors or carport entry aze perpendicular to the street (side-loaded). / /. d. When the floor of a gazage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2) feet in depth, ~ measured from natural grade. z' e. The vehicular entrance width of a gazage or carport shall not be greater than _ . ,~ twenty-four (24)feet. ~~,. _ If the garage doors are visible from a public street or alley, then they shall be single-stall doors, or double-stall doors designed to appear like single-stall doors. D. BUILDING .ELEMENTS. The intent of the following .building elements standards is 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. 1 Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Section 26.410.010(B)(4) shall have astreet-oriented entrance and a street facing principal window. Multi-family units shall have at least one street-oriented entrance for every four (4) units, and front units must have astreet-faciang principal window. On comer lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions aze ' met: j l j i i i j. i i I, I i i j i i cnm.. La I j i I ~ I I l I I I I I Block LeneN ~ r City of Aspen Land Use Code. June, 2005. Fart 400, Pape 11 ~~ .\ ,~+..~ 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. `' ~, t '~. t `s i b. A covered entry porch of fifty (50) or more squaze feet, with a minimum depth of six feet (6'), shall be part of the frdnt facade. Entry porches and canopies shall not be more than one story in height. ~e~ c. A street-facing principal window ,,,.;;;;_:,,:,: requires that a significant window or group of windows face street. I~iiiii `•, , , 2. First story element. All residential buildings shall have afirst-story street-facing element the width of which comprises at least twenty (20) percent of the building's overall width and the depth of which is at least six (6) feet from the wall the first-story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first-story element may be a porch or living space. Accessible space (whether it is a deck, porch, or enclosed area) shall not be allowed over the first story element, however, accessible -space over the remaining first story elements on the front facade shall not be•precluded. 3. Windows. a. Street facing windows shall not span through the azea where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standazd. ,l ('' City of Aslpen Land Use Code. June, 2005. Part 400. Pase 12 k '~ '~. t^ b. No more than one non-orthogonal window shall be allowed on each facade of the building. A single non-orthogonal window in a gable end may be divided with mullions and still be considered one non-orthogonal window. The requirement shall only apply to Section 26-410-010(B)(2). 4. Li~htwells. All azeaways, lightwells and/or stairwells on the street facing facade(s) of a building shall be entirely recessed behind the frontmost wall of the building. ,. Orthogonal E. CONTEXT. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vernaculaz architecture and neighborhood characteristics in designing new structures. L Materials. The following standazds must be met: a. The quality of the exterior materials and details and their application shall be consistent on all sides of the building. Stone yes Stone no City of Aspen Land Use Code. Tune, 2005. Part 400, Page 13 ~, b. Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or non-bearing material, shall not be used below a heavy material, such as stone. c. Highly reflective surfaces shall not be Yes No used as exterior materials. 2. Inflection. The following standazd must be met for pazcels which are 6,000 square feet or over and as outlined in Section 26.410.010(B)(2): a. If a one (1) story building exists directly adjacent to the subject site, then the .new const, action ...ust step down to one story in height along their common lot line. If there are one story buildings on both sides of the subject site, the applicant may choose the side toward which to iriflect. A one story building shall be defined as follows: A one story building shall mean a structure, or portion of a structure, where there is only one floor of fully usable living space, at least 12 feet wide across the street frontage. This standard shall be met by providing a one story element which is also at least twelve (12) feet wide across the street frontage and one story tall as far back along the common lot line as the adjacent building is one story. Ord. No. 20-2005; Ord. 52-2003 §7, 8) 0 ~~~ o~ . 0 i ~~I a~z ~ >12' i ~. (; : 1 City of Aspen Land Use Code. June, 2005. ~;;~ (// (6 rip>s~ y~l/~~ ~~ ~„~,~.~ ~ anr~d ~.n X01 V i~ C o--. I r I /- i .®-~9 {I ~I ~~ 4 >~ ~` ~' .li w I rl~ } I ~~ a `. E-- I ~j a ~I ^I 1 1 I -.. ~a~ .~NO~ ..m-~ms..___._..- --~ -_ . 9-.6i ,LY 'W~Pr» ~EIMG AMY -- .~1-.6L I ~-L'7 'PwP/N 8u1~1!til -' - .Y~il _~ ~ ~~~ ~ ~ ~~ ~ i ~~- - ~ ~ ~ ~ ~ ~~ - ~ a~~ , ~ ~ i 6-. I I I I ~ ~ ~. ~ ~~~~ ~ ~ I IA ~`~ '. JliZk3dO~d 3171~1~ gZl3Ci~0~! I~ l.w ~~ IW I~ 1, w I~ I~ y~ In I; d w le ~~ ~ ~~~ ~ ; ~ ~ ',C ~~ Q ~ __. L `N W O ~ QL Z ~ w ~~~ ~ F d ~ z a_ ~ ~ ~ o ~~ } ` {.I-a ..--~ ~ rL iZi..t 0 +-- u.i -~ °' ~ ~I ~~ f'/~/i~~a ti~~t.%/.. / (~ /.~.~ •~i~ ~if~i l `~ivr"~UV:tJ~'A`> / J~.y ri.(L~,'~L~ ~~/s~ 7~r~f 7 -- .,r,+r.~- ro ~ ~nr~a ~1n ~~ ;'~• ~. oaa~ ~.rio~ ~~ ,- ._. -~ j I ~. I I [ i ~ I r 6 I III I ~ ~oevuo mrr aaa I III I i .®-.c I III I III E-. I III ~ I I ~ III II I I II ~ ~ x~raua I A aa~v 4~ , I ~ I I II I~ I ~ ,,..~~.., I~~ ~~ I ~ ~ I~ I I ~ I ~ ~~ ~ ',~~~ ~~ IQ w I I II } Q ~ II I ~ II ~ II ~I ~- II t I I I ,I ~~ 11 I I ~ ,, ~ I ~ --a__ ' II~ ~Q~ ~._ ~ I ~ -~ II ~~ I II ~ I Ql O~ I I~ I ili ~~ I I~ °° I ,~,, - ; ~ -- I ~ ~ ~ ~~ ~_ I~ I t fir. ~~~1, , ,, ~~ Iw ~ I ~~~ ~ J t I ® vQ I ~I` } C+~---- ~~ ----------------~ ,~~.~~doad ~aniad s~~oaoe -oaa,~ ~a~a 0 Q a. Q Q Q o! UJ 6 W ~~ ~~ .~~~ ~~ ~~~ !4L 'Q LL LL J ~~~ ~?W ~F~ .. n 0 tai LL 4 O ~_, - +/ I ..~.__~_.,~.. , yiJ /Jj/ ~~._ ~~ 3rn~^'° ~'n l.~„+v+ ao soaa _ _ .~ ~~~„ 1N0~~`- _-. _-- _ _-. ' ~ _._- ` . 1 Z r II ~ I ' 1 1 ~ r+- I. 1 11 ~ 1 ' }- ~~ ~ ~~ 11 ~~~ _ ~ W w~ ~1 ~ ~ ~. I~ ~ I I ~~ ~ ~ ~. I , ~. t w ~- ,~ ~ w ~~ ~, ~ ~ s °~~ ~. IQ ~1 ~ 1~, _ ~ a~. - I fl 1 1 ~. f _ . ~,~ ~d~ ,;m--,m~ ~~ _ ~~~~~ d d O d J u- __.l W } ~ M w ~ ~ JI ~' ti ti 1 ~4 z 0 Q ~. u., 0 ~0 1,1 , u Q \I _w.m._ .~ .__ .,.-„~; ~~ -- w =I 0 a ~~ r ~rJj/ c' ~vr/f tl O d ~I e W ~ Q ~ W II I >j 1 I1 ,I~ ~ ~ ~1 ICI ~~ all 'Y~r F ~r+' __. .. ~Pf Y { .i i~/' ~// ~/ h'1~ fix" ?' jJ /Cj1/~ ~/ ~a+IHH!/ {~ e /i1 ~~ GRETCHEN GREENWOOD ~ ASSOC/AYES, INC. ARCHI7ECiURE INTERIOR DESIGN PLANNING To: Jason Lasser From: Gretchen Greenwood Re: 861 Ute Avenue Date: January 30, 2007 I have enclosed 4 sets of plans and elevations in this package. These updated drawings show the clarifications and changes we discussed at our meeting on Monday, January 29°". Please review and let me know if I can furrnsh you any additional information. Gretchen Greenwood 520 WALNUT STREET • ASPEN, COLORADO 87677 • TEC: 9701925-4502 • FAX: 9701925-7490 • ggreenwood~ggaaspeacor NQ1-- ~~ ~~ ~~,~40N p `N~dSd ~11N~1~d 31n t ~i8 O~d~0~0 of i' 1~ _' A ,~ ~ ~ e ~~ I~ V NOllb(~373 1Sb'3 O Q ~-- J ~_ N 1 1 1 r ' 1 OQb`~lO~(00 ~N3dSb' 311N3~b` 3111 198 ~ m >~ J ~ _ - 9 in ~ ~j Z~ O `~y -~ 1V11 l11 l~-~ Q C fYl E f b O N 9 ~ 0 oa~~o~too '~~~~~ 3nr~~~~ ~~n ~~~ ~o~~.~r~~-~~ ~~no5 C C z~ o' d~ ~~ wl 0 a ~, Nol~~~~~3 ~~~fn o ~~~~~~ ~nr~~~~ ~~n igg o~~~o~© ~ a 1 ~ ~ K w S N s~l6h ~~ e 's Z I~ ~~ i C t~1 N77d X00"13 l3/~37 J.~1N3/NIdW OQ'v'~O'1OO 'N3dS'd 311N3~d 3111 198 _ urE av~ue !DO! Q ,mnu~T ;, ~~ ~~ ~- ~ Q aer--e~T J ?~°~~5'4099 ~ X5000 ~; I~ ~ ~ ; _-- ~ I ~® I i ~ i ~ ~~ ~ a ~ ii i i gii i Q ~i iii i ~ _ ~~ i ~~ 5 5 I I ~~ ~~ ~~ u ii ii ii tt- ii ii ~~ ~~ .m-.L SIDC Yd1O 4~~,~ 0 ~ ~ ~~ O O ,~ ~~ ~; 0 O ~~ 4 0 ~~ ~, ,.u ~ ~ 8~~ ~ ~ ~~~ Q d e ~w ~~~Q o ~W ti ~ ~ ~ ti ~~ _~ r. Q ~I I III NG`'ld ~OOl3 73~3~ ~3m0~ Od~O"100 'N3dSb' 311N3/~d 3111 198 I I I I I , I I I I t! v rr - - - - - - - - - - - - - - - - - - - - i- - - J yY Z Z Q J l11 } 111 a 111 N~7d ~oo--~ ~~n~7 ~~ddn oa~o7oo 'N~~sd 3nN3nd ~ln i~ C ~~ i i i i i i o I ____- ~- I I I I I I I ~ I I ~ I i 51 I I ~ I \ I ~ -----~-- -- \-~ u ~ - } ~ ~ QQ I ' ~ ~ Q ~ I ~ -_ I I 1 _ Y _~ , - =~ ; - ~- i i i I i i i i i - - - - - - - - - - - - - - - - - - - - - - - - J C t u, ~~ .~ ~~ a~ 3 d ~~ o°I } u.t o -l = ~~~ s Nd~fd ~00~ OQb'JO~00 "N3dS'd 3t1N3/~b' 31f1 l98 Q 1 ---~ I I I I I t I I 0 '~I 4~1 ~~1 > a w = ~ „ w s ti r~'* -~ From: Jason Lasser Sent: Thu 2~1~2007 9:02 AM To: 'Gretchen Greenwood' Cc Subject: 861 Ute I I Gretchen, i Your revised plans were reviewed by staff and the Community Development DirecDor will deny your requestior an administrative variance, ci0ng the fadthe lot is of average size and does not crew significant design constraints. A you wish to keep the application pending in order Oo inifiate the P+Z review process, the next available agenda is in May. i Motlier option is to wtlhdraw the current application, redesign witli compliance m the ResiderNal Design Standards (which would most likely have the garage as a secondary mass with a linking element). Thank You, I Jason Jason Lasser Planner II ~ Crh~ CX Aspen Comrnunfiy Gevelopment Departrriznt 130 5. Galena Street ~ Aspen, CO E1611 I (9i O;i 429-2'r 63 ~ udinrnrasper~fithSn r[~m GAht,fr p/~Lw ~2:~d~~r" 2~~01 -i V Lj ef:. f ~~ ,~~ t