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Home My WebLink AboutLand Use Case.955 King St.A098-98 :0-. ..~ (1'-.. .~ MEMORANDUM TO: Design Review Appeal Committee THRU: Julie Ann Woods, Community Development Director Christopher Bendon, Planner ~W1 Lipsey/Girvin Residence, 955 King Street -- Public Hearing Garage Placement r' FROM: RE: DATE: December 3,1998 SUMMARY: The applicant is requesting a waiver of the Residential Design Standard concerning garages for an existing house located at 955 King Street. Waiving this garage standard will allow the garage, as designed, to be only 7.5 feet back from the front facade rather than the required 10 feet. This proposed garage facade is perpendicular to the street -- an arrangement preferable than having the garage door on the primary facade facing the street. This garage also "hides" a car from the public by removing it from the front yard of the house. Staff believes this variance is warranted because it represents a better method of addressing the standard -- criteria b. Staff recommends granting the variance for the placement of the garage, with conditions. APPLICANT: Bill Lipsey and Linda Girvin. LOCATION: 955 King Street. ZONING: Medium Density Residential. R-6 REvIEW PROCEDURE: DRAC may grant relief from the Residential Design Standards at a public hearing if the variance is found to be: a) in greater compliance with the goals of the AACP; or, b) a more effective method of addressing standard in question; or, c) clearly necessary for reasons offairness related to unusual site specific constraints. 1 ~ 1""\ BACKGROUND: This property is developed as a duplex. The applicant needs to provide three parking spaces on-site to meet the City's parking requirement. GARAGE: The applicant's proposed development is not in compliance with the following Residential Design Standard: All portions of a garage, carport, or storage area parallel to the street shall be recessed behind the front facade a minimum often (10) feet. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: The AACP does not specifically address garages. Ordinance 30, Series of 1995, and the Floor Area provisions of then land use code do provide requirements and incentives for addressing residential parking in an appropriate manner. b) a more effective method of addressing standard in question; or, Staff Finding: The proposed design does mitigate the effects of the garage on the front facade by placing it perpendicular to the lot line, thereby reducing the extent the front yard is dominated by the automobile. Properties without alley access should be developed with side-loaded garages or garages which are set back from the facade. Staff believes this is an appropriate, and preferable, method of meeting the intent of this setback provision. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: There are no site specific constraints that necessitate a variance. The property does not have an alley which does eliminate the possibility of accessing a garage from the back. RECOMMENDATION: Staff recommends DRAC grant a variance for the placement of the garage for the Lipsey/Girvin Residence, 955 King Street, with the following conditions: I. The garage shall be developed as proposed in this application. Any significant amendment to the submitted plans requiring a different or greater variance may require further review by the DRAC. All other aspects of the "Residential Design Standards," as amended, shall apply at the time of building permit application. This approval does not represent approval for any other required land use action. 2. Before issuance of a building pennit, the applicant shall record this Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page 2 r--. .....,.. recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 3. All material representations made by the applicant in the application and during public meetings with the Design Review Appeal Committee shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to grant a waiver of the Residential Design Standard for placement of the garage as proposed for the Lipsey/Girvin Residence, 955 King Street, with the conditions listed in the Staff memo dated December 3, 1998 . finding the request meets variance criteria B." ATTACHMENTS: Exhibit A - Application 3 (*'. .~ APPLICANT: Lipsey/Girvin LOCATION: 955 King ACTION: Appeal of Garage Placement Standard 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 unnsual site specific constraints. All portions of a garage, carport, or storage area parallel to the street shall be recessed behind the front facade a minimum of ten feet. . r"""'J , .':::~:... ; ,,'. .uSE APPLlCA TION FORM G-Q:,Q,..IJC3-e,I}OO!n:&. . 'J'7fF kllr/E, $T -Lor :z ~$7Vf2.... SlIbO/VISIO/ll 1. Project name 2. Project location (indicate street address; lot and block number or metes and bounds description) 3. Present zoning p.-t:> '.",.' 4. Lot size " ~...48:3 SF (J4'vLn- ., ":','i"',:..,,-;,' .BIL.L. up:,tiy /~ IA/.o~ <$IICY//V ..925- :3 73"1- 5. Applicant's name, address and phone number 975 /<C//V<1j sr' h's,p.!?/1/ cL) B/~II 6. Representative's name, address, and phone number, IV&- 7. Type of application (check all that apply): Conditional Use Special Review 8040 Greenline Stream Margin Subdivision GMQSallotment View Plane Lot Split/Lot Line Adjustment Conceptual SPA Final SPA Conceptual PUD Final PUD Text/Map Amend. , GMQS exemption . Condominiumization Conceptual HPC . Final HPC Minor HPC . Relocation HPC Historic Landmark emo Design Review Appeal Committee 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) /.... v#'f'l!~..Y::t 18P-p/VIT I - z. ep. 1:Izv~ 9. Description of development application tl/Z.,fj'c . v,t}?<Vd7Vce f"i::1)<... G~ Ser8/!TC;c. 10. Have you completed and attached the following? X Attachment 1- Land use application form .x Response to Attachment 2 -L!; Response to Attachment 3 , 11/11/98 .1"""\ TO: DRAC RE: 955 King Street garage addition We would like to add a single garage space to an existing 2 bedroom house /Category housing unit. The only feasible location adjoins a private access easement perpendicular to King Street. Ordinance 30 requires garages to be setback a minimum of 10' behind the street facing facade of a house. Because of the geometry of the existing house our proposed garage is 7'-7" behind the street facade. We need a garage setback variance of 2'-5". VARIANCE STANDARD: The proposed garage would cover an existing on- site parking space presently in the same location. We believe this garage addition yields greater compliance with the AACP because it permanently erases a parked car that now visually pollutes the streetscape. Overall reduction of the impact of the automobile is a consistent thread that runs throughout the AACP. Thank you for your consideration. Linda Girvin Bill Lipsey Yv~~-:;J tel 970.925.3734 fax 970.925.8178 f William Lipsey . Principal J , ,. LEGAL: Lot 1 Astor Subdivision OWNERSHIP: attached VICINITY MAP: attached ,.....,:::...., .... .-.".',Ht,;/.i:,:\' "",_,,,-~. ., .-,;':~":L:VIVllV.l.l.i!,,~+~ .J.~":~.L'.'--''''~'::.1.L'i.?LJ~...A..l.'''''''''''''''',,"''''''''' ._, ......, A"';';ljijj;i~~SGHEDUDEA"j;~'" '.' .. .1 1.: Effective Date: 08/13/97 at 08:30 A.M. . No. PCT12168 Proposed Insured: WILLIAM S. LIPSEY and LINDA A. GIRVIN . ~-,---=-:-=-~--'- . (b) ALTA Loan p~~orm 1992 Proposed Insured: JAMES L. CURTIS -:, , .! - .' ~'-" -.., -.-' 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: JAMES L. CURTIS 4. The land referred to in this Commitment is situated in the County of PITKIN, State of COLORADO and is described as follows: ~OT 1, ASTOR SUBDIVISION, according to the 1st Amended Plat thereof ~ ~ecorded June 28, 1994 in Plat Book 34 at Page 86. COUNTY OF PITKIN, STATE OF COLORADO. ISSUING COMPANY: FIDELITY NATIONAL TITLE INSURANCE COMPANY By: PITKIN COUNTY TITLE, INC. 601 E. HOPKINS ASPEN, CO. 81611 970-925-1766 970-925-6527 FAX AUTHORIZED AGENT Schedule A-PG.1 This Commitment is invalid unless the Insuring Provisions and Schedules A and B are attached. l;,..~e~ ".', "',- . -,.,;;~-1''''';Z~it: ..' .~., <,'. .::<4 "~' .-, ',,' I ," ~ oi, '. :J :~"'. 1 ;j 1 , ] J ~ ,"" ',;1 , l I .c CII~ c,.:G "ut S CC .~ ~ ~ -I-.l ~ ~ v:J ;::: ~ ~ ~ \\' ~~ ~.~ ~= U""",lV [:<:.. "_Co,_,, ~----'--"-I!l '8-