HomeMy WebLinkAboutLand Use Case.413 W Hopkin Ave.A037-01
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CASE NUMBER
PARCEL ill #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A037-01
2735-124-65002
413 W. Hopkins DRAC
413 W. Hopkins
Chris Bendon/Fred Jarman
DRAC
Paul Young
Reno/Smith Architects
6/5101
Reso. #18-2001
Approved
6/8/01
J. Lindt
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
Chris Bendon, Senior Planner~W1
Young Residence, 413 West Hopkins -- Public Hearing
Non-Orthogonal Windows
Secondary Mass
FROM:
RE:
DATE:
June 5, 2001
SUMMARY:
The applicant, Paul Young, owner, is requesting a waiver of two Residential
Design Standards for a new house to be constructed at 413 West Hopkins. The
property is currently developed with a house to be demolished. The site has no
topographical constraints or other characteristics hindering development.
Relief from the Residential Design Standards may be granted by the Planning and
Zoning Commission during a public hearing for one of the following three
reasons:
1) The property possesses an irregularity in which a waiver is clearly necessary
for reasons of fairness;
2) The proposed design represents a more effective manner to address the
particular issue in which the standard is intended; or,
3) The proposed design yields greater compliance with the Aspen Area
Community Plan than would result with application of the particular standard.
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Staff does not find the variance criteria to be met for the requested variances and
is recommending denial. The property is not unique in any manner and staff
believes the standards can be met on this property, the proposed design does not
address the particular aesthetic issues in a manner more effective than the
standards, and the proposed design does not yield greater compliance with the
Aspen Area Community Plan.
Staff recommends the requests for variances to the Residential Design
Standards not be granted.
ApPLICANT:
Paul Young. Represented by Augie Reno, AlA.
1
NON-ORTHOGONAL WINDOWS
The applicant's proposed development is not in compliance with the following
Residential Design Standard:
26.4JO.040(D) -Building Elements.
3.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.
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LOCATION:
413 West Hopkins.
ZONING:
R-15. Moderate Density Residential.
C!I
y
0".-008
Non-Orthogonal 0<:> a
There are two non-orthogonal windows on the east, north, and south facades.
There does not appear to be any unique site constraint requiring such windows.
The standard was written to minimize the aesthetic effect of these non-traditional
windows and staff does not believe the particular windows provide a more
effective manner to address this issue. The windows do not yield a higher
compliance with the AACP than orthogonal windows.
SECONDARY MASS:
The applicant's proposed development is not in compliance with the following
Residential Design Standard:
26. 410. 040(B) -Building Form.
1. Secondary Mass.
All new structures shall locate
at least 10% of their total
square footage above grade in
a mass which is completely
detachedfrom 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.
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This standard uses the term "subordinate connecting element" in combination
with the graphic to express its meaning. The Planning Director has interpreted
and applied this standard to allow only a one-story element as the connection
between the primary and secondary building elements.
The applicant contends this standard has been inappropriately interpreted by the
Planning Director. An appeal of the Director's interpretation has not be submitted
and this hearing is not a determination of correctness of the Planning Director's
Interpretation.
The property is flat, buildable, and does not appear to have any characteristic
preventing this standard from being met. The particular design does provide some
articulation in the massing to indicate primary and secondary forms. This
articulation is less than required by the standard and staff does not believe it
represents a more effective way to address the issue of massing. Staff does not
believe the proposal yields greater compliance with the AACP.
RECOMMENDATION:
Staff recommends Planning and Zoning Commission deny the variances for "non-
orthogonal windows" and "secondary mass" for the Young residence, 413 West
Hopkins Avenue.
The recommended motion has been worded to grant the variances to ensure clarity
of a failed motion. If the motion passes, the variances will be granted. If the
motion does not pass, the variances will not be granted. The motion can be
divided to consider each variance request.
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RECOMMENDED MOTION:
"1 move to approve the requested variances of the Residential Design Standard for
non-orthogonal windows and secondary mass for the Young Residence, 413 West
Hopkins Avenue, subject to the conditions listed in P&Z Resolution 01-J&,
finding the proposed design represents a more effective manner to address the
particular design issues in which the standards were intended."
ATTACHMENTS:
Exhibit A - Application
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Mr. James Lindt, City of Aspen Zoning
AspenlPitkin County Community Development
130 South Galena Street
Aspen, Colorado 81611
RE: Young Residence
413 West Hopkins
Aspen, Colorado 81611
Design Review Appeal
Dear James:
Thank you for meeting with me yesterday to pre-app the project. I have
attached the following information related to this application:
1. Land Use Application
2. Agreement for Payment Application
3. Applicant and Letter of Authorization
4. Street address and Legal Description
5. Disclosure of Ownership
6. Vicinity Map
7. Site Improvement Survey
8. Site Development Plan
9. Project Description
10. Dimensional Requirements Form
11. Neighborhood Block Plan
12. Site Development Plan
13. Building Elevations
14. Floor Plans, Roof Plan
15. Photographic Panorama I Photographs
16. Variance Request
17. List of Landowners within 300 feet of 413 West Hopkins, Aspen,
Colorado, Lots E, F, West Y2 ofG, Block 39, Aspen, Colorado.
18. Check for $500.00
Please let me know if there is any additional information you need. Also,
please let me know when we will be scheduled for the review meeting and
when and what we will need to notice.
If you have any questions please feel free to contact me.
Res ectfully y urs,
CC:
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AUGUST
RENO
AlA
SCOTT
SMITH
AlA
RENO ' SMITH
. ARC HIT E C T S, L. L. C. .
III
210 E. HYMAN
NO 202
ASPEN
COLORADO
81611
970.925.5968
FACSIMILE
970.925.5993
E-MAIL
office@renosmith.com
0371 SOUTHSIDE DRIVE
BASALT
COLORADO
81621
970.927.6834
FACSIMILE
970.927.6840
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PRQJECT:
(') LAND USE ApPLICATION
Name:
~
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Location: 4 1 3 We s tHo kin s, A s en, CO, Lot s E, F , We s t 1 / 2 G, B lac k 39
(Indicate street address, lot & block number, legal description where appropriate)
ApPLICANT:
Name: P au I Young
Address:
Phone #:
13355 Noel Road, L.B. 28, Dallas, Texas 75240
(972) 851-7862
REPRESENTATIVE:
Name: Reno Smith Architects, L.L.C.
Address: 2 1 0 E a s tHy man A v e n u e, # 2 0 2, Asp en, Co lor ado 81 6 1 1
Phone #: (970) 92 5 - 5 968
TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use D Conceptual PUD
o Special Review D Final PUD (& PUD Amendment)
~ Design Review Appeal 0 Conceptual SPA
o GMQS Allotment D Final SPA (& SPA Amendment)
o GMQS Exemption D Subdivision
o ESA - 8040 Greenline, Stream D Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
o Lot Split
o Lot Line Adjustment
o Temporary Use
D Text/Nlap Amendment
D Conceptual Historic Devt.
D .Final Historic Development
D Minor Historic Devt.
D Historic Demolition
D Historic Designation
D Small Lodge Conversion!
Expansion
D Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
I Fmfltylnt
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Single Family Residence with Garage
Have you attached the following?
o Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
o Response to Attachment #3, Minimum Submission Contents
o Response to Attachment #4, Specific Submission Contents
o Response to Attachment #5, Review Standards for Your Application
FEES DUE: $ 500 . 00
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ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and P a u I You n g
(hereinafter APPLICANT) AGREE AS FOLLOWS:
1. APPLICANT has submitted to CITY an application for
Design Review Appeal
(hereinafter, THE PROJECT).
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 liquidity 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 fmdings for project consideration, unless current billings
. ilie paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of $ 5 0 0 . 00 which is for hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit, 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$205.00
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 grounds for suspension of processing,
and in no case will building permits be issued until all costs associated with case processing h'ave been paid.
CITY OF ASPEN
APPLICANT
for Paul Young
By:
By:
Julie Ann Woods
Community Development Director
Date:
04
Mailing Address:
210 East Hyman Avenue #202
Aspen, CO 81611
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1/10/01
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APPLICANT LETTER OF AUTHORIZATION
OWNER:
Paul Young
13355 Noel Road
Lock Box 28
Dallas, TX 75240
(972) 851-7862
ARCHITECT:
Reno Smith Architects
210 East Hyman Avenue #202
Aspen, Colorado 81611
August Reno
(970) 925-5968
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9728517847
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PAUL YOUNG COMPANY
April 12, 2001
Mr. James Lindt
Aspen Pitkin County
community Development Department
130 South Galena Street
Aspen, CO 81611
VIA: Hand Delivery
Re: 413 West Hopkins
Aspen, Colorado
Dear Mr. Lindt:
Please accept this letter as authorization for the firm of
Reno-Smith Architects, L.L.C., located at 210 East Hyman Avenue,
Aspen, Colorado 81611, (970) 925-5968, to submit and process the
application on my behalf for:
1. Building Permit
2. Design Review Appeal
Reno-Smi th Architects, L. L. C. may represent my interest at any
related meetings, hearings or presentations.
Sincerely,
1. ~ 'C::::>
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(972) 458-7618
Telefax
13355 Noel Rd. . L.B.28 . Dallas, Texas 75240
(972) 851-7862
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STREET ADDRESS
LEGAL DESCRIPTION
413 West Hopkins
Aspen, Colorado
Lots E, F, West 12 G,
Block 39
City and Townsite of Aspen, Colorado
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DISCLOSURE OF OWNERSHIP
04/13/2001 08;37
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8728517847
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POLICY OF TiTLE INSURANCE ISSUED BY
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SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN
SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, STEWART TITLE GUARANTY COMPANY, a Texas
corporation, herein called the Company. insures, as 01 Dale of Policy shown in Schedule A, against loss or damage, not
e.xceeaing the Amounl of Insurance stated in SCheOule A. sustained or incurred by the insured by reason 01:
1. Title to the estate or interest aesc:ibed in ScheOl.lle A being vested other than as stated therein;
2. Any detect In or lien or encumbrance on the litle:
3. Un marketability of the title;
4. Lack of a right or access tc and from the land.
The Company will also pay the costs, allorf1~YS' 196'S anlj expenses incurrea in aetense Q~ the lille, as insured. but only
to the extent provided In Hle Cond:licns and StipuLations.
IN \lVITNESS WHEREOF, S\e~\':J.rt Title Guaf3my Company has caused mis poiicy to be signed and sealed by its
duly authorized officers as of me Date 01 Policy S~lOWI1 in Scnedule A.
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S C H E D U L E
A
ORDER NO.: 00020547
POLICY NO.: 0-9993-117426
DATE OF POLICY; January 05, 1994 at 15:53 P.M.
AMOUNT OF INSURANCE: $ 600,000.00
1. NAME OF INSURED:
PAUL YOUNG, III
2. THE ESTATE 0R INTEREST IN THE LAND WHICH IS COVERED BY THIS POLICY
IS:
Fee Simple
3. TITLE TO TTE ESTATE OR INTEREST IN THE LAND IS VESTED IN:
PAUL YOUNG. III
4. THE LAND P':FERRED TO IN THIS POLICY IS IN THE STATE OF COLORADO,
COUNTY OF "ITKIN, AND IS DESCRIBED AS FOLLOWS:
Lots E and F and the W 1/2 of Lot G, Block 39,
CITY AND T('WNSITE OF ASPEN
stewart Title of Aspen, Inc.
620 E. Hopkins
Aspen, CO 81611
303-925-3577
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AUT1fOPIZED
SIGNATURE '
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GENERAL WARRANTY DEED
JOHN ROUBEN DAVID, ROBERTA DAVID, LISA MoNIQUE DAVID and JOSHUA
CHARLES DAVID, whose address is c/o Ernie Berger, 354 West 21st Street, New York,
NY 10011 for the consideration of Ten Do1lars ($10.00) and other good and valuable
consideration, in hand paid, hereby se1l and convey to PAUL YOUNG Ill, whose address is
13355 NoIl Road, L.B. 28, Dallas, TX 75240, the folJowing real property in the County of
Pitkin, State of Colorado:
Lots E and F and the W 1/2 of Lot G, Block 39, City and TowAsite of Aspen,
also known by street and number as: 413 West Hopkins Avenue, Aspen, Colorado 81611, with
all its appurtenances, and warrant the title to the same, subject to and except for:
1.
General taxes for 1993 and thereafter payable in 1994 and thereafter;
2. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent
for the City and Townsite of Aspen recorded in Book 139 at Page 216.
ALL REFERENCES BEING TO THE REAL PROPERTY RECORDS OF PITKIN COUNTY,
COLORADO.
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Signed this ~~' day of January 1994.
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STATE OF COLORADO
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COUNTY OF PITKIN
. The foregoing i~strument was acknowledged before me this -Fi'day of J 1994
oy Richard A. KnezevIch as Attorney-in-Fact for John Rouben David Roberta a;uar~ L' '
MOOlque DaVId and Joshua Charles David. 'Jl' lsa
~itness my hand an? official s.eal.,. /~. -;....t../,.~.... I,.. :1-. ///
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PROJECT DESCRIPTION
The proposed young Residence is a single-family residence with an attached two-car
garage to be located at 413 West Hopkins, Lot E, F, West Yz G, Block 39, City and
Townsite of Aspen, Colorado.
The project complies with all of zoning regulations, ie: setbacks, building height, F.A.R.,
and parking. In our opinion, the project also complies with all of the design guidelines,
ie: building orientation, build,to lines (60%), alley garage access, principal window,
entry, covered porch (50 square feet or more), one-story element (20%), window height,
lightwells, materials, and inflection.
In our opinion, the project complies with the secondary mass design guideline. We
comply with the 10% square footage factor. In fact, we have exceeded the requirement
of 366 square feet. Our secondary mass contains 825 square feet. The secondary mass is
connected by a subordinate connecting element. This element is 8 feet in width, recessed
back from the primary mass by 2 feet, and 2 Yz feet back from the secondary mass. The
roof height ofthe subordinate connection is 3 feet lower than the primary roof at the
center of the roof and on each end is 7 feet lower than the primary roof.
The secondary mass is a 2-story structure with the garage on the lower level and a
bedroom I balcony-terrace on the second level. The secondary mass is 20% smaller than
the primary mass and is clearly linked by a subordinate connecting element.
The main reason for the 2-story secondary mass is to retain as much yard space as
possible and not fill the entire building envelope with structure.
The massing of the building is broken down with five (5) different elements. The project
building respects the l,story building to the East by location of a l,story element with
covered porches.
The open space at the Southeast portion of the project relates the open space that exists
on the Eastern adjacent property.
The proposed building consists of a number of gable roof forms, street-facing covered
porches, a clearly identifiable entrance and a significant street-facing windows. The
exterior materials being proposed include stone, synthetic stucco, wood fascia and soffits,
and metal clad windows. The exterior walls of the building express a masonry wall that
has eroded over the years exposing a stucco backing.
Commercial net leasable: Existing: N/A Proposed: N/A
Number of residential units: Existing: () Proposed: 1
Number of bedrooms: Existing: 0 Proposed: 5
Proposed % of demolition (Historic properties only): N/A
DIMENSIONS:
Floor Area: Existing: 0 Allowable: 3660 Proposed: 3603
Principal bldg. height: Existing: 0 Allowable: 25' Proposed: 25 I
Access. bldg. height: Existing: n Allowable: N I A Proposed: N I A
On-Site parking: Existing: 0 Required: 3 Proposed: 3
% Site coverage: Existing: 0 Required: 0 Proposed: N / A
% Open Space: Existing: 0 Required: 0 Proposed: N / A
Front Setback: Existing: 0 Required: 25' Proposed: 27'
Rear Setback: Existing. 0 Required. 10' Proposed: 10'
Combined FIR: Existing.' 0 Required: N/A Proposed: N/A
Side Setback: Existing: 0 Required: 10' Proposed.' 10'
Side Setback: Existing: 0 Required: 10' Proposed: 10'
Combined Sides: Existing: 0 Required: N/A Proposed: N/A
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Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
t"",
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Young Residence
~aul Young
413 West Hopkins
R-15
7500 Square Feet
7500 Souare Feet
(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.)
Existing non,conformities or encroachments: Non e
Variations requested:
Secondary Mass Interpretation
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VARIANCE REQUEST SECONDARY MASS
First, in our opinion the proposed design meets the secondary mass requirement.
However, the interpretation of the secondary mass by the planning office has indicated
this must be a I-story element.
The written guidelines states that at least 10% of the total square footage above grade,
which in our case is 366 square feet. The proposed design meets this requirement. We
have 825 square feet.
The guidelines go on to say that the secondary mass either has to be detached from the
principal building or linked to it by a subordinate connecting element.
The proposed design links a primary mass, which is a 2-story structure to a secondary
mass, which is also a 2-story structure with a subordinate connection. The link is 8 feet
wide recessed back from the primary mass by 2 feet and 2 y, feet back from the
secondary mass. The height of the connecting link roof is 3 feet lower than the primary
roof at the center of the roof and 7 feet lower than the primary roof at each end of the
link. The connection link has a totally different roof form than the primary and
secondary masses.
The secondary mass is a 2-story structure with the garage on the lower level and a
bedroomlba1cony terrace on the second level. The secondary mass is 20% smaller than
the primary mass and is clearly linked by a subordinate connecting element. The roof
form is clearly different than both the primary and secondary mass roof forms. It should
also be noted that the secondary mass roof form is lower than the primary mass roof.
The main reason for the 2-story secondary mass is to retqin as much yard space as
possible and not to fill the entire building envelope with strUcture.
4. {~ f>-
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