HomeMy WebLinkAboutLand Use Case.220 E Hopkins Ave.A102-02
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CASE NUMBER
PARCEL lD #
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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A102-02
2737 -073-28007
220 E Hopkins DRAC
220 E Hopkins Ave
Sarah Oates
DRAC
SSM land Acquisistuin Company, llC
Aaron Hoffmans/Lipkin Warner Deisgn & Planning
WITHDRAW
01/24/2003
01/24/03
SARAH OATES
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Aaron Joseph Hoftinans, 02: 12 PM 1/24/03, Quadrant Project: PZ meeting Feb. 4th
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Page 1 of 1
From: "Aaron Joseph Hoffmans" <AHoffmans@/ipkinwarner.com>
To: "Sarah Oates" <SarahO@ci.aspen.co.us>
Subject: Quadrant Project: P&Z meeting Feb. 4th
Date: Fri, 24 Jan 200314:12:28 -0700
X-Mailer: Microsoft Outlook IMO, Build 9,0.2416 (9.0.2911.0)
Importance: Normal
X-ECS-MaiIScanner: Found to be clean
Sarah,
I was just informed by David Warner that Sara Morgan has declined her design review appeal to P&Z,
You may remove Us from the docket Sorry for the inconvenience, We'll proceed with the current plan under
permitting review,
Please contact me if you have any question or comments,
Thanks,
Aaron Joseph Hoffmans
Lipkin Warner Design and Planning
Printed for Sarah Oates <saraho@ci,aspen.co.us>
1/24/03
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MEMORANDUM
TO:
Aspen Planning & Zoning Commission
FROM:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Planning Director
Sarah Oates, Zoning Officer:sC:>
THRU:
DATE:
February 4, 2003
RE:
Residential Design Standard Variances for 220 E. Hopkins
SUMMARY: The subject property is a 5,981 square foot lot in the Office (0) zone
district. The applicant sought and received approval in June 2002 for a change in use to
allow for residential use in what had been a mixed-use building. The applicant initially
proposed a remodel ofthemixed-use building but now the applicant is proposing an
entirely new structure and will be mitigating for affordable housing requirements and will
meet the relevant setback requirements as the previous structure was non-conforming.
The applicant requests a variance from the Residential Design Standards related to built-
to-lines, secondary mass and lightwells. The requirements for these standards are as
follows:
~ The "build-to-lines" standard requires that on all parcels smaller than 15,000
square feet, at least 60% of the front fayade shall be within five (5) feet of the
front yard setback.
~ The "secondary mass" standard requires that at least 10% ofthe above grade
square footage is in a mass that is detached, or linked by a subordinate element,
from the principal residence. This proposal does not include a secondary mass.
~ The "Iightwells" standard requires that all areaways, lightwells, and/or stairwells
on the street facing fayade of a building shall be entirely recessed behind the
frontmost wall of the building.
APPLICANT: SSM Land Acquisition Company, LLC, represented by Aaron Hoffmans
of Lipkin Warner Design and Planner. The application is included as Exhibit A.
LOCATION: 220 E, Hopkins, Lots P & Q, Block 74, City and Townsite of Aspen.
ZONING: Office (0),
SITE DESCRIPTION: The proposed project is a single-family home on a 5,981 square
foot Office (0) lot. The applicants are proposing to maintain the same configuration as
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the previous building on the lot, which was set back on the lot. The configuration is not
consistent with three of the Residential Design Standards as outlined below.
Residential Design Standards Waiver Requested: The following text and
graphic are applicable excerpts from the Residential Design Standards.
Secondary Mass.
All new structures shall
locate at least 10% oftheir
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 garage is the secondary mass in this illustration. It is connected to the principal
building by a subordinate element (such as a linked pavilion), which demonstrates how
this standard can be met.
The site plan does not meet the Residential Design Standards because no secondary mass
is proposed.
The house does not meet this standard, and is instead configured as a single mass.
Build-to lines.
On parcels or lots of less than
15,000 square feet, at least
60% ofthe front fac;ade shall
be within 5 feet of the
minimum front yard setback line.
On corner sites, at least 60%
of both street facades of the
building shall be within 5
feet of the minimum setback
lines. Porches may be used
meet the 60% standard.
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The proposed house, as shown in the enclosed site plan (Exhibit "A") is set back
approximately thirty (30) feet from the front yard setback and clearly does not meet this
standard.
Lie;htwells.
All areaways, lightwells and/or
stairwells on the street facing
facade( s) of a building shall
be entirely recessed behind
the frontmost wall of the
building.
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'---- No
The applicant is proposing two (2) lightwells forward of the street facing fayade of the
house and therefore needs a waiver from this standard.
REVIEW STANDARDS AND STAFF EV ALVA TlON: Pursuant to Section
26.222, in order to authorize a variance from the Residential Design Standards,
the Planning and Zoning Commission shall make a finding that Standard I and
Standard 2 or 3 are met.
In response to the review criteria fpr DRAC variance(s), Staff makes the
following findings:
1. Standard: The granting of the variance(s) is in greater compliance
with the goals of the AACP; or,
Response: The granting the variance does not create a
development scenario which is in greater compliance with the AACP.
Residential buildings which meet the Residential Design Standards
are more in keeping with the AACP because of the positive,
pedestrian scale given to the Aspen streetscape.
2. Standard: The granting of the variance(s) is a more effective method
of addressing standard in question; or,
Response: The applicant is seeking to maintain this current
property's relation to the street. The current (now demolished)
house is setback on the lilt and the applicant is seeking to maintain
the same open space on the front of the lot as currently exists. Staff
finds that because the applicant is proposing a new single-family
building that the applicant should meet the current standards and
code requirements.
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3. Standard: The granting of the variance is clearly necessary for
reasons offairness related to unusual site-specific constraints.
Response: The lot configuration is a traditional townsite lot with 100' in
length and 59' (short of the standard 60') in width and there are no site-
specific constraints.
STAFF RECOMMENDATION:. Staff recommends Jhllt the Residential Design
Standard variance requests for build-to lines, secondary mass and lightwells be denied
finding that review standards have not been met.
RECOMMENDED MOTION (all motions in the affirmative): "1 move to approve
Resolution No._, Series of2003 granting a variance from Section 26.410.040(A)(2),
Build-to-Lines, Section 26.410.040(B)(1), Secondary Mass and Section
26.410.040(C)(4), Lightwells finding that the review standards in Section 26222.010
have been met for the construction of a single family home at 220 E. Hopkins. "
ATTACHMENTS:
Exhibit A -- Application
4
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23400 Two Rivers Rd. /; 44 . P,O. Box2239 T 970 92 7 ~84 7 3
LIPKIN WARNER DESIGN & PL.ANNING, LLC Basalt, Colorado 81621
F 970 927-8487
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Transmittal
Date:
To:
December 5,2002
Sarah Oates
City of Aspen Zoning Officer
From: Aaron Hoffmans
Re: Quadrant Project - Design Review Appeal application + fee
Pages: 3 pagels) total
Via: OSM
Cc:
Notes:
Sarah:
Enclosed is the application (attachment 2 - Land Use Application and LWDP proposal letter) and fee.
Thank you for making copies of the Ilxl? sheets,on file. Let me know if addition information is needed.
Thanks,
~Ph HOff~ans
970/927-8473 x13
ahoffmans(cj)lipkinwarner. com
OI,P&Z variance app,so.ah,doc
Page I
12/5/2002
DEC-02-2002 MON 11:39 AM
11
FAX NO,
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Name;
Location:
ATTACHMENT 2-LAND USE APPLICATION
a~r. +- f o'~+-
-z,ZO e. Hol'l<'4N.S'. L..OT~ rt t..oc;,t:;.
Indicate street address, lot & block number, Ie
APPLICANT:
Name:
Address:
Phone #:
$~n Ls.-d
'Z12-1 ",,',rb
REPRESENTATIVE:
Name:
Address:
Phone #:
PROJECT:
-z.~"too ~W(> I'V~"- ~
4'90 - 4'2-'f - 'C$<t.-::t g 3
.
0 Conditional Use 0 COnceptual PUD 0 Conceptual Historic nev!.
0 Special Review 0 Final PUD (& PUD Amendment) 0 Final Historic Development
.. Desi!,'ll Review Appeal 0 Conceptual SPA 0 Minor Historic Dovt.
0 GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
0 GMQS Exemption 0 Subdivision 0 Historic Designation
0 ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Mat!,>in, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split 0 Temporary Use 0 Other:
0 l..ot Line Adiustment 0 Text/Map Amendment
TYPE OF APPLICATION: (please check all that apply):
EXISTING CONDITIONS: descri lion of existin buil .
Have you attached the following? FEES DUE: $ S-06-
o Pre-Application Confcn.'IlCC Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #3, Dimensional Requirements Form
o Response to Attachment #4, Submittal Requirements- IncludillS 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.
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23400 Two Rivers Rd, . .4 Basalt', co 81621 T 970 927-8473
LIPKIN WARNER DESIGN & PLANNING, LLC www.lipkinwarner.com
F 970 927-8487
"....."
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Design Review Appeal
Variance Proposal
INFORMATION
Project: Quadrant Project
Location: 220 E. Hopkins
Variances: 26.410,040 A2 - Build-to-lines: At least 60% ofthe front fa,ade shall be within 5-feet of the front yard setback.
26.410,040 BI- Secondary Mass: At lease 10% ofthe total above grade square footage must in a mass completely
detached or linked by a subordinated linking element
26.410.040 C4 - Lightwells: Alllightwells on the street facing fa,ade shall be entirely recessed behind the front
most walls.
INTRODUCTION
This proposal is a request for variances to the residential design standards, which will allow a design to more appropriately
address the goals of the Aspen Area Community Plan. We recognize different design approaches can meet the residential
design standards but instead chose a design representative of Aspen's design philosophy. As a note, concurrent with this
proposal we have applied for permit using the same design modified not to require a variance. However, we feel the project
with the above variance is the best and most appropriate solution.
ASPEN AREA COMMUNITY PLAN
Aspen favors designs that honor, reflect and enhance the historical context and influences of existing buildings and built
environment This is especially true with designs that celebrate spaces between buildings, particularly in the public realm, i,e.
streets, plazas, parks and private yards, which are recognized as more important than the buildings themselves. We subscribe
to this philosophy and feel our design does too.
DESIGN PROPOSAL
The site in question is that of the old Quadrant Bookstore. It was notable for its almost "rural" feel with a small red farn\house
like building set at the back of its lot. It seemed to be a house left behind by the more recent development of downtown
Aspen, and a welcome anachronism. The Quadrant bookstore building itself was not historic but the yard in front of it became
an endearing part of the Aspen town fabric.
Why did that quirkiness work there when the design guidelines promote aligning buildings along the front property line is
hard to say. One reason might be the almost harsh juxtaposition of the commercial element of the downtown, represented by
the building to the east, meeting the residential element of the rest of the block. Another might be the Victorian house to its
west (with the observatory on top), which opens up to the Quadrant yard and which achieves a more picturesque presence
because of the yard.
As an alternative to the site plan that we have submitted to the building department, which places the house along the front the
property line, we propose placing the house along the rear property line, The new design is not a replica of the old store nor is
it strikingly similar to the old store. It does, however, borrow from that building. Indeed, it may not be of any interest to you
or even pertinent to this discussion but elements of the original Quadrant and the "feel" of its yard were lmportant gnides for
us, We are sympathetic to that history.
Allowing the design to respond to the exiting neighborhood fabric and accepting the front setback variance places unusual
site-specific constraints on the design with respect to the other variances. Moving the building back displaces the "secondary
mass" because the type of outbuilding the guidelines promotes are typically set to the back themselves. A consequence then of
having the building along the rear property line is the exclusion of a secondary mass. The same was true with the original
Quadrant In addition, locating the new lightwells in front of the porch allows the basement to function and in turn minimizes
the volume above grade keeping it in the scale and character of the existing neighborhood fabric. These proposed lightwells
are built into the structure of the house. One is part ofa patio and the other is of minimal depth and covered flush to the
ground. Those lightwells could be placed in back, but that would serve only to move the house further forward, Considering
that the lightwells as designed avoid the "gouged~out basement patio" look, which the code is meant to discourage, and
because they promote the open front yard, the lightwells become an important element of the overall design,
CONCLUSION
Approval of the above variances allows the design! new residence to better reflect the intent and philosophy ofthe AACP
Design Quality verses a residence that solely responds to the Land Use Code residential design standards, The variances will
allow the new residence to honor and respect the existing neighborhood fabric, the preexisting fabric of the property and
maintain the spirit of Aspen's "messy vitality".
01 ,variance proposa1.P&Z.ah,doc
Page 1
12/5/2002
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PUBLIC NOTICE
RE: 220 EAST HOPKINS RESWENTlAL ]).E~IG~ STA.NDARD VARIANCES FOR
BUlLD- TO-LINES, SECONDARY MASS AND LIGHTWELLS
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, February 4, 2003,
at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Room, 130 S. Galena Street, to consider an application submitted by SSM Land Acquisition,
requesting approval of a variance from the City of Aspen's Residential Design Standards to waive
Sections 26.410.040(A)(2) Build-To-Lines, 26.410.040(B)(1) Secondary Mass and
26.41O.040(C)(4) Lightwells. The property is legally described as Lots P & Q, Block 74, of the
City and Townsite of Aspen, For further information, contact Sarah Oates at the City of Aspen
Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5441,
saraho(a)ci.aspen.co. us.
S/Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on January 16,2003
----------------------------------------------
----------------------------.,...------------------------
.. . ' . .
City of Aspen Account
ATTACHMENT 7
AFFIDAVIT ,OF PUBLIC NQIIGE
REQUIRED BY SECTION 26.304.0.60. (E), ASPEN LAND USE CODE
7?D GC, !):'DkILi<:
SCHEDULEDPUBLltHEARINGDATE: ~9)o I ~
, Aspen, CO
ADDRESS OF PROPERTY:
,200_
STATE OF COLORADO )
) .s.
County of Pitkin )
I, ~'I;Vle-S L-i ~ J+ (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
X Publication oj notice: By the publication in the legal notice section of an official '
paper or a paper of general circulation in the City of Aspen at least fifteen (ls?)
days prior to the public hearing. A copy oj the publication is attached heretr!.
, .'. . . . ...'....)
.,-,---- Posting oj notice: By posting of notice, which form was obtained from the
Com:n1'uniiy DevelopmeniDepartrrlent, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenfY"six (26) inches high, and which was composed ofletters not
less than one inch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the _ day of
. '. ' ,,<. ,200-, to and including the date and time of the public
heanng. A photograph oj the posted notice (sign) is attached hereto. J
, )
_ Mailing oj notice. By the mailing of a notice obtained from the Community -
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
school, service district or other governmental or quasi-governmental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy oJthe owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
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