HomeMy WebLinkAboutLand Use Case.295 Silverlode Dr.A037-98
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MEMORANDUM
TO:
Design Review Appeal Committee
Stan Clauson, Community DeveloP"9t Dire /Jl /
Julie Ann Woods, Deputy Director lJ)- ~(Y
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Christopher Bendon, Planner ~4",-
SiIverlode Subdivision Lot #9 -- Public Hearing
THRU:
FROM:
RE:
DATE:
May 14, 1998
SUMMARY: ,
The applicant, Greg Simmons, is requesting a waiver of the Residential Design
Standard concerning garages and the window penalty for Lot #9 of the Silverlode
Subdivision. Waiving this garage standard will allow the garage, as designed, to be
less than 10 feet behind the main facade. Waiving the window standard will allow
for windows between 9 and 12 feet above each plate, and non-orthogonal windows
up to 15 feet above plate, without the Floor Area penalty.
Staff recommends granting the variance for the placement of the garage, with
conditions, and denying the window variance.
APPLICANT:
Greg Simmons. Represented by David Waugh, Architect.
LOCATION:
Silverlode Subdivision Lot #9.
ZONING:
AHl-PUD. Free-Market Residential portion of subdivision.
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 ofthe AACP; or,
b) a more effective method of addressing standard in question; or,
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
BACKGROUND:
This lot is one of the free-market lots created by the Silverlode Subdivision, a private
sector affordable housing project. The three-year period of vested rights, exempting
these lots from the floor area penalties of Residential Design, has expired. The
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property must conform to all aspects of Residenti!ll Design unless specifically
exempted by the DRAC.
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 of ten (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 MCP; or,
Staff Finding:
The proposed variance is not in greater compliance with the goals of the Community
Plan.
b) a more effective method of addressing standard in question; or,
Staff Finding:
The design is not more effective than the standard. However, this is the best design
for a garage in the Silverlode subdivision which staff has reviewed. The applicant
has mitigated the garage appearance by providing two single doors and by providing
a porch element closer to the street than the garage.
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Finding:
Properties in this subdivision are difficult to access with a cat due to the steep terrain,
building envelope designations, and predetermined access points. This waiver is
necessary and the resulting design is appropriate for the site.
WINDOWS:
The applicant's proposed development is subject to aFAR penalty with the following
Residential Design Standard:
All areas with an exterior expression of a plate height greater than 10 feet
shall be counted as 2 square feet for each 1 square foot of floor area.
Exterior expressions shall be defined as facade penetration between 9 and 12
feet above floor level and circular, semi-circular, or non-orthogonal
fenestration between 9 and 15 feet above floor level.
In response to the review criteria for a DRAC variance, Staff makes the following
findings:
a) in greater compliance with the goals of the MCP; or,
Staff Finding:
The proposed variance is not in greater compliance with the goals of the Community
Plan. The AACP specifically rejects two-story window expanses.
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b) a more effective method of addressing standard in question; or,
Staff Finding:
The design is not more effective than the standard. The standards specifically says
no windows in this area unless the house size is reduced by the Floor Area penalty.
c) clearly necessary for reasons offairness related to unusual site
specific constraints.
Staff Finding:
There are no site specific constraints for this property which necessitate larger
windows. The applicant has provided "views of Aspen Mountain" as a site specific
constraint producing a hardship on the property. In staffs estimation, the views do
not represent a hardship and are, in fact, a significant benefit to the property.
Furthermore, 9' high windows do not prevent the owner from enjoying those views
unless the owner is taller than 9'.
Staff also believes the community's view of Smuggler Mountain, and ofthis house,
are important. Residential Design is an Ordinance passed for the benefit of the
residents who look at other people's houses and who enjoy good architecture.
RECOMMENDATION:
Staff recommends DRAC grant a variance for the placement of the garage, with
conditions, and deny the request to waive the window penalty for lot #9 Silverlode
Subdivision.
1. The garage shall be developed as proposed in this application unless it is
designed further from the street than the front facade.
2. The garage shall be developed with two single doors.
3. All other aspects of the "Residential Design Standards," as amended, shall
apply at the time of building permit application.
4. All material representations made by the applicant in the application and during
public meetings with the Aspen Planning and Zoning Commission 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, with the conditions listed in the Staff memo dated May 14, 1998,
and deny the request to waive the Floor Area penalty regarding window placement
for Lot #9 of the Silverlode Subdivision,."
ATTACHMENTS:
Exhibit A - Application
3
LAND USE APPLICATION
PROJECT:
, Name:
'2.45 -S1/...vtf2, WOE: P~IVf;.
, "1:;n ,- Olij.~
Location: [.Pf ~, J ? I L.Vf;./2. [".::7!?f:.
(Indicate street address, lot & block number, legal description where appropriate)
ApPLICANT:
Name:
~~~~ -"5IMM~N~
11'1 'ut7.::7,fee AV~, #/2. A"5fe::tJ! CO. tilt-II
(470 J "'I Z.::7 ~ '1lf I 8
Address:
Phone #:
REPRESENTATIVE:
Name: I7AVI D WbUc.,H WAUCiH ft A-:7~Clb1J-7
I
Address: 4 7~ Tt>~/...~ M~'5,b. tl2-. , H-7Zv', ~l.H,l/f:,l2.J UJ.8o?;c7'5
Phone#: '303 L..4'-t'7t..for4 '
TYPe OF ApPLIC,A TrON: (please check all that apply):
o Conditional Use 0 Conceptual PUD
o Special Review 0 Final PUD (& rCD Amendment)
:IgJ Design Review Appeal U Conceptual SPA
o GMQS Allotment 0 Final SPA (& SPA Amendment)
o GMQS Exemption 0 Subdivision
o ESA. 8040 Greenline. Stream 0 SubdiviSion Exemption (includes
Margin, Hallam Lake Bluff: condominiumization)
:vrountain View Plane
o Lot Split
Lot Line Adjustment
o
o
Temporary Cse
Text'Map Amendment
o Conceptual Historic Devt.
o final Historic Deveiopment
o Minor Historic Dev!.
o Historic Demolition
o Historic Designation
o Small Lodge Conve:-sion.
Expansion
o Other:
I-=::~;:~=on of""""< bmJdmg,,= ""'OW ",,",'oJ. o<c)
I p~~ r.:P;;~~ ;;:~:;,;;difi~ti"" m)
Have you attached the following?
~ Pre-Application Conference Summary
~ Attachment #1, Signed Fee Agreement
~ Response to Attachment #2: Dimensional Requirements Form
~ Response to Attachment #3. Minimwn Submission Contents
~ Response to Attachment #4, Specific Submission Contents
Il?S Response to Attachment #5, Review Standards tor Your Application
FeES Due: S 't?t:1.G717
~
ATTACHMENT 2
DIMENSIONAL REQOIREMENTS FORM
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Project:
Applicant:
Location:
Zone District:
'2-'117
~~ "5'IMM~~
[...0'1 4] "'$1J.....v~R. \..4Vc-
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Lot Size: ,3 tS3 t>u!2.~~
LotArea: _1F7~40 7f;J,. rj.
(for the purpooe. of oalculating Floor Area, Lot Area may be reduced for art,a,
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal C6de.)
-5'ILvplZ \....&?t>t. 012IVe
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Existing:.
Existing:.. ~
Existing: 0
Proposed.:
Proposed:
. "proposed:
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Proposed % of demolition (Historic properties only):
DIMENSIONS:
Floor Area: Existing: Allowal;le:~Proposed. 32B?
Principal bldg. height: Existing: ._Allowable: '30' Proposed: 301
Access. bldg. height: Existing: ,_Allowahle' ~_Proposed: -
On-Site parking: Existing: ' - Required. 2- Proposed: t.(
% Site coverage: Existing: Required:, Proposed: " I Y.L/
% Open Space: Existing -_,.._Required' Proposed' ~~~
Front Setback: Existing: - ._Required: '32 Proposed: c;.g~O_U
Rear Setback: Existing' - Required: '38 Proposed: 4 ('~O~
Combined FiR: Existing:--=.._ Required: 70 Proposed: (O'l'.Ou
Side Setback: Existing._..:-:-_Required: (6 Proposed: IO'~ Go.
Side Setback: Existing: Required --1E._Proposed: 1'3'.0"
Combined Sides: Existing" Required: '2.0 Proposed: 'Zj'~" u
Existing non-conformities or encroachments: No Nt::;
Variations requested:
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APrp 30(,1998
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, We ar~ requ~sti.ng a v~rijillce, on th~ above" mentioned lot due to !bye factors.,
The first is the" ga:r:age setback is not' th~required ten feet back form the, : ,
building face. Thil? cOl}ld nQt be ,achieved"in'the delilign because of, the -topography
I' qf the site. We hclve,mifigated tli~ presenCJ'l,of tl1~garage b~ recessing- it fo~ / ~ \
feetfIiom the building,face and twelve, feet: from the more predominant covered ,
, ' porch face.' The I pOrch will extend aq6ss ..half of the puilding .and will feature, ;
< m01;s 'rock land, peeled locycoiuinns and\a copper roof.' i"", (",. I,
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" 'I The second reason for requesting, ~ varijillce is the' high glass windows in qur
,cjesign. We are req~esting that the penalty !~ :r;emqved from 1;he F~ calculation
because of tile tiemendous VlewS that, the lot captures' of the entue yalley. As
1;:behOrne;<:::an/be seen thrOughoptthe \IaTley, ,we.feel it is iJnportantto establish
an3Ppealing ~levatiOri. the ,turned roo~~also~educe th,;, primarx ~ss. and adcl,'
, 'chara?i;er-to the home.; Due/to the buryl~g ?f the house lnto ~e hlll,slde, and,to
'tJ:le s,:Lte conflguratlOn, ',the ,pr~pose<il, encroa,chment wlll not hlnd,er any other news
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/ Lot 9, Silver Lode
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Garage setback variance,;.! / " ,
" , . 'Due to the tOPCJ9raphy of,-the 'site; we ~e rec:l)1':s.ting a variance, on
,,", the 10' setback from bUpding' face to g~?ge. TI1~ steepness of the
sitewould;!')Ot allow'for a side load garage without'=easonable
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ITleets the following 'criteria I for
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/High~window F~ .penalty ". / ! ' ' , I';
" We are requesting j:Jus va,rlance base<). on .asthetic reasons ,due to
' the .~l(cred~le views,offered,\by this site.. I1ased '?I?'. the" s:(:te
i coru:J,guraUon, i:he pr0poSed ,encroac1unent wlll noth::mdelf\any other
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APR 29'98 01:52PM LAND TITLE ASPEN
l~b TITLE GUARANTEE COMPANY
c U S TOM E R
D 1ST RIB UTI 0 N
April 29, 1998
Our Order No.: Q372068
Property Address:
253 SILVER LODE DRIVE ASPEN, CO 81611
GTS REAr.. ESTATE
----119 COOPER #12
ASPEN, ~O 81611
Attn:
000 000..0000
P.10
WILLIAMS RANCH JOINT VENTURE
----3214 CAMPANILL DRIVE
SANTA BARBARA, CA 93109
Attn: JOHN ~~RKEL
000 000-0000
Copies: .l
Copies: 1
r"-
APR 29 '98 01: 52Pf1 LAND TITLE ASPEN
~
P.ll
YOUR LAND TITLE GUARANTEE COMPANY CONTACTS
April 29, 1998
Our Order No.: Q372068
Buyer/Borrower:
GREGORY T. SIMMONS
Seller/Owner;
WILLIAMS RANCH JOINT VENTURE, A A COLORADO
GENERAL PARTNERSHIP
Property Address:
253 SILVER LODE DRIVE ASPEN, CO 81611
If. you have any inquiries or require further assistance, please
contact one of the numl~ers listed below:
For Closing Assistance:
For Title Assistance:
J~~ICE L. JOHNSON
817 COLORADO AVE,
GLENWOOD SPRINGS CO 81601
Phone; 970 945-2610
Fax; 970 945-4784
DARIN AXTHELM
533 E. HOPKINS #102
ASPEN, CO 81611
Phone.: 970 925-1676
Fax: 970 925-5243
**********************.********************************************
NOTE: ONCE AN ORIGINAL COMMITMENT HAS BEEN ISSUED, ANY SUBSEQUENT
CRANGES WILL BE EMPHASIZED BY UNDERLINING.
**********************,t********************************************
THANK YOU FOR YOUR ORDER!
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RPR 29 '98 01:53PM LRND TITLE RSPEN
P.12
. OLD REPUBLIC NAT+ONAL TITLE INSURANCE COMPANY
A L T A
COM M I T,M E N T
SCHEDULE A
Our Order # Q372068
For Information Only
253 SILVER LODE DRIVE
ASPEN, CO 81611
" Charge s -
ALTA Owner policy
Alta Lender Policy
'Tax, Certificate
-" TOTAL
$760.00
$65.00
$10.00
$835.00
*** THIS IS r<OT AL'\J INVOICE, BUT AN ESTIMATE OF FEES. WHEN REFERRING
TO THIS ORDER, PLEASE REFERENCE OUR ORDER NO. Q372068 ***
1. Effective Date:
February 13, 1998 at 5:00 P.,M.
2. Policies to be issued, and proposed Insured:
,"A'LTA" Owner's Policy 10-17-92
$650,000.00
Proposed Insured;
GREGORY T. SIMMONS
"ALTA" Loan Policy 10-17-92
$400,000.00
Proposed Insured;
"TBD"
3, 'I'heestate or interest in the land described or referred to in
this Commitment and covered herein is:
A Fee Simple
4. Title to the estate or interest covered herein is at the
effective date hereof vested in:
WILLIAMS RANCH JOINT VENTURE, A A COLORADO GENERAL PARTNERSHIP
PAGE 1
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APR 29 '98 01: 54P~1 LAND TITLE ASPE~I
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
A L T A
COM M I T MEN T
SCHEDULE A
Our Order # Q372068
5. The land referred to in this Commitment is described as
foliows:
LOT ~, SILVERLODE SUBDIVISION, ACCOrtDING TO THE SUBDIVISION
PLA1 THEREOF FILED FOR RECORD IN PLAT BOOK 37 AT PAGE 3. COUNTY
OF PITKIN, STATE OF COLORADO
J?AGE2
P.13
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APR 29 ' 98 01 : 55PM LAND TI TLE ASPEN
A L T A C 0 .M M r T MEN T
i.CHEDULE B-2
(Elxceptions)
PAGE: '4
~
Our Order # Q372068
P.15
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APR 29 '98 01:55PM LAND TITLE ASPEN
~.
P.16
AT~TA
COM M I T MEN T
SCHEDULE: .8-2
(Exceptions)
Our Order # Q372068
The pOlley or policies to be issued will contain exceptions to the
following unless the same are disposed of to the satisfaction of
the company:
1. Standard Exceptions 1 through 5 printed on the cover sheet.
6. Taxes and assessments not yet due or payable and special
assessments not yet certified. to the Treasurer's office.
7. Any unpaid taxes or assessments against said land.
8. Liens for \mpaid water and sewer charges, if any.
9. THE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER CONSERVANCY, FIRE
PROTECTION, SOIL CONSERVATION OR OTHER DISTRICT OR INCLUSION IN ANY WATER
SERVICE OR STREET IMPROVEMENT AREA.
10. RIGHT. OF PROPRIETOR OF A VEIN OR !JaDE TO EXTRACT AND REMOVE HIS ORE
THEREFROM SHOULD TH~ SAMB BE FOUND TO PENETRATE OR ,INTERSECT THE PREMISES
AS RESERVED IN UNITED S'fATES PATENT RECORDEP December :22, 1909, IN BOOK 136
AT PAGE 365, RECORDED MAY 20, 1949 IN BOOK 175 AT PAGE 162, AND RECORDED
DECEMBER 24, 1902 IN BOOK 55 A'l' PAGE 116.
11. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE
UNI~ED STATES AS RESERVED IN UNITED STATES PATENT RECORDED November 22,
1910, IN BOOK 136 AT PAGE 373, AND RECORDED DECEMBER 24, 190:2 IN BOOK 5S AT
PAGE 116. '
, 12, PERPETUAL RIGHT OF WAY .~D EASEMENTS TO EXTEND OR DRIVE LEVELS OR TUNNELS
THROUGH THE SUBJECT PROPERTY AS SElT FORTH AND RESERVED IN DEED RECORDED
MARCH 30, 1895 IN BOOK 131 AT PAGE 425.
13. TERMS, CONDI 'T IONS , PROVISIONS AND OBLIGA'l'IONS AS CONTAINED IN AGREEMENT
,RECORDED AUGUST 30, 1988 IN EOOK 572 AT PAGE 72.
14. TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS AND EASEMENTS AS CONTAINED IN
INSTRUMENTS RECORDED J~quARY 25, 1985 IN BOOK 480 AT PAGE 494 AND RECORDED
APRIL 2, 1986 IN BOOK 508 AT PAGE 312.
15. TERMS,CONDITIONS, PROVISIONS, OELIGATIONS AND RESTRICTIONS AS CONTAINED IN
ORDINANCE NO. 94-15 RECORDED JUNE 27, 1994 IN BOOK 754 AT PAGE 194, AND
RESOLUTION NO. 94-110 RECORDED SEPTEMBER 9, 1994 IN BOOK 760 AT PAGE 909.
16. EASEMENTS, RIGHTS OF WAY AND OTgER MATTERS AS SET FORTH ON THE PLAT OF
SMUGGLER MINE SUBDIVISION RECORDED MARCH 15, 1995 IN PLAT BOOK 36 AT PAGE
77. '
PAGE 5
,-.
~
RPR 29 '98 01 : 56P~1 LR~ID TITLE RSPEN
P.i?
A L T A COM M r T MEN T
SCHEDULE: B-2
(Bxceptions)
Our O~der # Q372068
17. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS CONTAINED IN ORDINANCE
NO. 07, SERIES OF 1994, RECORDED MARCH 15, 1995 IN BOOK 776 AT PAGEl 299 AND
EASEMENT AGREEMENT RECORDED MARCH 15, 1~9S IN BOOK 776 AT PAGE 301,
18. TERMS, CONDITIONS, AND PROVISIONS OF SUBDIVIDER'S AGREEMENT AS CONTAINED IN
INSTRUMENT RECORDEtJ March 15, 1995, IN BOOK 776 AT PAGE 307.
19. RESERVATION BY WRIGHT & PREUSCH MINING, LTD., OF ANY AND ALL SUB-SURFACE
AND MINERAL RIGHTS BELOW SO FEET BELOW THE SURFAC~iHOWEVER, SPECIFICALLY
WITHOUT ANY ACCOMPANYING RIGHT T'O USE OR IN ANY WAY BURDEN THE SURFACE
ESTATE TO OBTAIN AND USE THE BENEFIT OF THE OWNERSHIP OF THE SAME, AS SET
l:'OR'l'H IN PEED' RECORDED I"lARCH 22, 1995 IN BOOK 776 AT PAGE 880.
20. EASEMENTS, RrqHTs OF WAY AND OTHER MATTERS AS SET FORTH ON TEE PLAT OF
SILVERLOD~ SUBDIVISION RECORDED MAY 9, 1995 IN PLAT BOOK 37 AT PAGE 3, AND
APPROVAL RECORDED MAY 9, 1995 IN BOOK 780 AT PAGE 368, AND ACKNOWLEDGEMENT
RECORtJED MAY 9, 1995 IN BOOK 780 AT PAGE 369.
21. TERMS" CONDITIONS AND PROVISIONS OF ANNEXATION AGREEMENT BY AND BETWEEN
WILLlhMS AANCH JOmT VENTURE AND THE CITY OF ASPEN RECORDED May 09, 1995 IN
BOOK 780 AT PAGE 370.
22., RESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER
CLAUSE, AS CONTAINED IN INSTRUMENT RECORDED May 12, 1995, IN BOOK 780 AT
PAGE ,755.
23, TERMS, CONDITIONS AND PROVISIONS OF EASEMENT AGREEMENT RECORDED February
22, 1996 UNDER RECEPTION NO. 390141.
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APR 29 '98 01; 56PM LAND T lILE ASPEN
1"'"'"
P.18
LAN D
TI'rLE
G U A RAN TEE
COMPANY
DISCLOSURE STATEMENT
Requi:ced by Senate Bill 91-14
A) The subject real property may be located in a special taxing
district.
Bi A Certificate of 1'<lxes Due listing each taxing jurisdicticn
m'':i be obtained from the County Treasurer or the, County
, , cer' s authorized agent.
C) The information regarding special districts and the boundaries
of such districts may be obtained from the Board of County
Co~nissioners, the County Clerk and Recorder, or the County
Assessor.
Required by Senate Bill 92-143
~\ A Certificate of Taxes Due listing each taxing jurisdictic
shall be obtained from the County Treasurer or the County
"easurer's auchorized agent.