HomeMy WebLinkAboutLand Use Case.440 N 5th St.A093-98
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MEMORANDUM
TO:
The Design Review Appeal Committee
Julie Ann Woods, Community Development Director ~ ·
Mitch Haas, Plannert' U.,
440 North Fifth Street request for Variances from the "Volume" provision
(Section 26.58.040(F)(l2)) of the Residential Design Standards
THRU:
FROM:
RE:
DATE:
December 3,1998
SUMMARY: Pursuant to Chapter 26.58, Residential Design Standards, Section
26.58.020(B), of the Aspen Municipal Code, "an applicant shall prepare an application for
review and approval by staff. In order to proceed with additional land use reviews or obtain
a Development Order, staff shall find the submitted development application consistent with
the Residential Design Guidelines." This Section goes on to state that "if an application is
found to be inconsistent with any item of the Residential Design Guidelines the applicant
may either amend the application or appeal staff's findings to the Design Review Appeal
Board [DRAC] pursuant to Chapter 26.22, Design Review Appeal Board. "
Community Development Department staff reviewed the application to construct a single-
family residence on the 440 North Fifth Street site for compliance with the "Residential
Design Standards," (see Exhibit A). In staffs review, it was determined that the proposed
designs violate the "Volume" standard. Thus, the applicant is requesting a variance from this
standard (which is described below) in order to allow for approval of the architectural
designs as proposed. The proposed design is provided in the attached Exhibit A, where
Sheets A-3.1, A-3.2, and A-3.3 highlight the noncomplying windows.
Pursuant to Section 26.22.010 of the code, an appeal for exemption from the Residential
Design Standards may be granted if the exception would: (1) yield greater compliance with
the Aspen Area Community Plan; (2) more effectively address the issue or problem a given
standard or provision responds to; or, (3) be clearly necessary for reasons of fairness related
to unusual site specific constraints.
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Staff is recommending approval of variances rom the Volume provIsIon of the
Residential Design Standards for the Eas,!; nd South elevations only, but denial of the
requested variances for the ,n, _. . North (street-facing) elevation!.
APPLICANT: Farrell Kahn (owner), represented by James Atkinson of Charles
Cunniffe Architects
LOCATION: The site in question is located in the West End at 440 North Fifth Street,
which is situated at the southeast comer of the intersection of North Fifth Street and West
Smuggler Street. The property is zoned R-6, Medium-Density Residential.
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STAFF COMMENTS:
Section 26.58.040(F)(12), Volume
The proposed design contains multiple violations of the "Volume" standard: one on its west
elevation, two on the east elevation, two on the north elevation, and two on the south
elevation (please refer to Exhibit A, Sheets A-3.1, 3.2, and 3.3). The "volume" standard
reads as follows:
For the purpose of calculating fioor area ratio and allowable floor area for a building
or portion thereof whose principal use is residential, a determination shall be made as to
its interior plate heights. All areas with an exterior expression of a plate height of
greater than ten (10) feet, shall be counted as two (2) squarefeetfor each one (J) square
foot of floor area. Exterior expression shall be defined as facade penetrations between
nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi-
circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the
level of the finished floor.
Simply put, as it relates to the subject case, this standard requires that there be no windows
(facade penetrations/fenestration) in any areas that lie between nine (9) and twelve (12) feet
above the finished floor height of the particular room, and no non-orthogonal windows in
any areas that lie between nine (9) and fifteen (15) feet above the finished floor.
Given the lack of compliance with the "volume" standard, the applicant is left with the
choice of pursuing one of the following three (3) options. First, the applicant could accept
the two-to-one (2: 1) floor area penalty for each violating window while ensuring that the
entire building, including FAR penalties, would fall within setF AR limitations. Second,
they could redesign the proposed structure such that the new form would comply with the
"volume" standard, as well as the rest of the residential design standards. Lastly, the
applicant could appeal staffs findings to the Design Review Appeal Board.
Rather than accept the floor area penalties or redesign the proposed residence, the applicant
has chosen to seek a variance from the "volume" standard. Consequently, if variances are
not granted, the applicant would have to create new designs that would comply with the
volume standard. If a variance is to be granted, it must be justified according to one of the
three variance criteria outlined above (on page one of this memorandum).
According to the proposed revisions to the Residential Design Standards, the purpose/intent
of ' the "Volume" standard "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." Although proposed code
amendments do not hold any force in the review of current applications, staff feels this
information might be helpful in understanding the issues/concerns that the volume standard
attempts to address.
Since the proposed design does not yield greater compliance with the Aspen Area
Community Plan, if any of the requested variances are to be justified, it would need to be on
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the grounds that either the proposed design is necessary for reasons of fairness related to
unusual site specific constraints, or the proposed design more effectively provides street-
facing architectural details and elements which provide human scale to the facade, enhance
the walking experience, and reinforce local building traditions than would a design that
meets the exact letter ofthe "Volume" standard.
. West Elevation (facing N. Fifth Street):
The west elevation is depicted on Sheet A3.1 of Exhibit A and contains one window in
violation of the volume standard. This window would be located in the gable end, above a
bay window, to provide the vaulted space of the dining room area with additional natural
light.
In terms of site specific constraints, there are no unusual physical conditions (i.e.,
topography, natural hazards, etc.) where reasons of fairness would dictate that the proposed
noncomplying windows must be included in the design. The site is a flat, comer lot located
within a well-defined historic neighborhood laid out on a grid street system with rear alley
access. The applicant intends to situate the house as far over on the easterly side of the
building envelope as possible in order to preserve a large spruce tree on the westerly side of
the buildable area. While the desire to preserve this tree is commendable, its presence is not,
in staff s opinion, a site specific constraint where reasons of fairness would necessitate a
variance. After all, the tree may die or be cut down in the future. The noncomplying
windows appear to be included for decorative reasons and for purposes of maximizing
sunlight into vaulted spaces, but staff maintains that there are no site specific constraints that
make these windows necessary.
With regard to providing street-facing architectural details and elements which provide
human scale to the facade, enhance the walking experience, and reinforce local building
traditions, staff feels that street-facing elevations in the West End are of particular
importance. Nevertheless, given the fact that the proposed noncomplying window of the 1
west elevation could easily be made to comply by simply making it orthogonal, staff feels j
the proposed window form should be approved since it seems to better compliment the
overall design (than would an orthogonal window), thereby more effectively addressing the
issue the volume standard responds to.
. East Elevation (facing the adjoining lot. 533 W. Smuggler):
The east elevation is depicted on Sheet A3.2 of Exhibit A and contains a set of two separate
windows that violate the volume standard. These windows would be located in the larger of
the two gable ends on the east elevation to provide the vaulted space of the kitchen area with
additional natural light.
Similarly to those of the west elevation, the noncomplying windows appear to be included
for decorative reasons and for purposes of maximizing sunlight into vaulted spaces. Again,
staff maintains that there are no site specific constraints that make these windows necessary.
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Neither of the east elevation's proposed windows for which a "volume" variance is requested
would have an impact on the scale of the structure in relation to the street. The east facade
would not be visible from the street. As currently designed, the east elevation should have
little impact in terms of effectively providing architectural details and elements that reinforce
local building traditions. Thus, staff recommends that the requested variance be granted on
the grounds that the proposed design effectively addresses the issue or problem that the
volume standard responds to.
. North Elevation (facing West Smuggler Street).
The north elevation is depicted on Sheet A3.3 of Exhibit A and contains two separate
windows that violate the volume standard. The first of these windows would be located
above a prominent bay window with the intention of providing the kitchen area (breakfast
nook) with additional natural light. The other noncomplying window of the north elevation
would be located in the dormer to provide the vaulted space of the dining room area with
additional natural light.
Similarly to those of the east and west elevations, the noncomplying windows appear to be
included for decorative reasons and for purposes of maximizing sunlight into vaulted spaces.
Again, staff maintains that there are no site specific constraints that make these windows
necessary.
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W'thth ff d' ''''d th d3~.A..
1 e sta ,recommen atlOn to approve variances lor WIn ows on e east an VI'ei'lf ~ k+
elevations, the vaulted spaces in the kitchen and dining room areas would already be
obtaining additional natural light. Furthermore, since the north elevation provides the .least
opportunity for solar gain by virtue of its north-facing orientation, and since it is located in
the West End and faces the street, staff feels that the variance request for both windows of
the north elevation should be denied. The presence of these noncomplying windows on the
north, Smuggler Street-facing elevation would not more effectively provide street-facing
architectural details and elements which provide human scale to the facade, enhance the
walking experience, and reinforce local building traditions than would a design that meets
the exact letter of the "Volume" standard.
. South Elevation (facing the alley):
The south elevation is also depicted on Sheet A3.3 of Exhibit A and contains a set of two
separate windows that violate the volume standard. These windows would be located on
both sides of the chimney (one on each side) to provide the vaulted space of the living room
area with additional natural light from the southern sky.
Similarly to those of the east, west, and north elevations, the noncomplying windows appear
to be included for decorative reasons and for purposes of maximizing sunlight into vaulted
spaces. Again, staff maintains that there are no site specific constraints that make these
windows necessary.
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Neither of the south elevation's proposed windows for which a "volume" variance is
requested would have an impact on the scale of the structure in relation to the street. The
south facade would not be visible from the street. As currently designed, the south elevation
should have little impact in terms of effectively providing architectural details and elements
that reinforce local building traditions, but would provide the occupants with sunlight from
the southern sky and views of Aspen Mountain. Thus, staff recommends that the requested
variance be granted on the grounds that the proposed design effectively addresses the issue
or problem that the volume standard responds to.
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RECOMMENDATION: Staff recommends that the DRAC approve variances from
Section 26.58.040(F)(12), Volume, of the Residential Design Standards for the'
noncomplying windows of the east, west, and south elevations, as indicated in Exhibit A.
These variances should be granted based on a finding that the proposed design more
effectively addresses the issue or problem the given standard or provision responds to.
Staff also recommends that the requested variances from Section 26.58.040(F)(12), Volume,
of the Residential Design Standards for the noncomplying windows of the north elevation
should be denied.
RECOMMENDED MOTION: "I move to approve a variance from Section
26.58.040(F)(12), Volume, of the Residential Design Standards for the noncomplying
windows on the east, west, and south elevations of the 440 North Fifth Street residence, as
indicated in Exhibit A. These approvals are based on a finding that the proposed design
more effectively addresses the issue or problem the given standard or provision responds to."'~ ~.,)
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I further move to deny the variance requests for the noncomplying windows of the north
elevation."
ATTACHMENTS:
Exhibit "A" - Submitted application package
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c:lhomelmitchhlhpc&dracI440n5th.doc
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PROJECT:
Name:
Location:
ApPLICANT:
Name:
Address:
Phone #:
REPRESENTATIVE:
Name:
Address:
Phone #:
^ LAND USE ApPLICATION
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TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use D Conceptual POO
o Special Review D Final POO (& POO Amendment)
~ Design Review Appeal . D Conceptual SPA
o GMQS Allotment D Final SPA (& SPA Amendment)
o GMQS Exemption 0 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
D Temporary Use
D Text/Map Amendl)lent
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.)
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PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
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Have you attached the following?
:if Pre-Application Conference Summary ,,, Cae ~
~ Attachment #1, Signed Fee Agreement
~ Response to Attachment #2, Dimensional Requirements Form
~ Response to Attachment #3, Minimum Submission Contents
~ Response to Attachment #4, Specific Submission Contents
t:J Response to Attachment #5, Review Standards for Your Application
FEES DUE: $ "j.'7()..(')(/
CHARLES CUNNIFFE AfHlTECTS
610 E. HYMAN ASPEN, CO 81611
PHONE (970) 925-5590 FAX (970) 925-5076
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MEMORANDUM
Project: 440 N. Fifth St.
Legal Description: Lots A & B Block 27, City and Townsite of Aspen
RE: Variance to the "Residential Design Standards" for the upper windows shown hatched on the
enclosed elevations
To Whom It May Concel11:
As we look at the somewhat unusual restraints placed upon this project, we will find that the variance to the
"Residential Design Standards", will create a more pleasant environment for the new residents without
disrupting the goals of the Aspen Area Community Plan (AACP).
The plot of land of which we are speaking has a large spruce tree generally in the center of the buildable
area. To preserve the character of the site and ofthe general streetscape, we are keeping the tree where is
stands today. This in turn, pushes the building farther east, toward the existing two story home. To protect
the privacy of both residences, we kept the fenestrations on the east side to an absolute minimum. Yet, as
we do this, the natural light within the new home is lacking. To alleviate this problem we tried to capture
light from above, including windows on the North, East and South sides, which in no way define the actual
volume of the building. This, which is defmed as Standard 12, is the point at which we stray. By keeping
the plate height below 10' and the adjusted roof pitch below 25' (Standard 5), the surface area for
acceptable windows is almost non-existant, but the need for the windows is still there in order for the
interior spaces to be more livable.
We feel, as we look at the Standards, it is difficult to accomplish all 6fthe needs of this home without a
varience of these windows.
Thank you for your time looking into this matter.
Sincerely,
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James F. Atkinson
Charles Cunniffe Architects
610 E. Hyman Ave.
Aspen, CO 81611
BY: JFA
COPIES: File
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ARCHITECTURE
PLANNING
INTERIORS
I'EL:
CHARLES CUNNlfFE rcHITECTS
410 E. HYMAN AlPIN. CO.U11
'HONE (970) 921,"90 PAX (970) 921-1076
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