HomeMy WebLinkAboutLand Use Case.610 S Original St.A089-98
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MEMORANDUM
TO:
Design Review Appeal Committee
THRU:
Julie Ann Woods, Community Development Director
Christopher Bendon, Planner ~
Hannan Residence, 601 South Original -- Public Hearing
. Garage Setback
Volume (Windows)
FROM:
RE:
DATE:
November 5,1998
SUMMARY:
The applicant, Kenneth Hannan, owner, is requesting a waiver oftwo Residential
Design Standards concerning the volume standard, for windows within 9 to 12
feet of floor height, and for the garage setback for a redeveloped single-family
home at 601 South Original Street.
Waiving the window standard will allow the placement of these windows as
proposed without a Floor Area penalty. Waiving the garage standard will allow
the garage to be setback less then the required 10 feet.
Staff does not find the variance criteria to be met and does not support the
variances. The window standard allows for larger windows but requires a floor
area penalty. The purpose of this standard is to allow either large houses or large
windows -- but not a large house with large windows.
With respect to the garage setback requirement, staff again does not believe the
criteria for a variance have been met. The applicant has provided a plan which
does meet the standard and, in fact, has been issued a building permit based after
being found in conformance. The applicant would like to reduce the extent of the
porch projection and, therefore, reduce the garage setback. Staff believes the
porch projection could be reduced and the garage setback be maintained by doing
one of two things: 1) moving the garage back by reducing the amount of space
devoted to the garage bathroom, or 2) reducing the internal garage length from 22'
to 20'.
The Committee may waive the Residential Design Standards upon fmding the
proposal meets one of the variance criteria for each of the standards. Staff's
response to these criteria are included in Staff Comments, below.
Staffrecommends the Design Review Appeal Committee deny the variances.
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ApPLICANT:
Kenneth Hannan. Represented by John Wheeler, AlA.
LOCATION:
610 South Original Street.
ZONING:
Lodge Tourist Residential (L TR) (non-conforming),
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 of fairness related to unusual site
specific constraints.
GARAGE:
The applicant's proposed development is not in compliance with the following
Residential Design Standard:
Garage. For single family homes and duplexes with attached garages or
carports, the garage must be set back at least ten (10) feet further from the
street than the house.
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 proposed variance is not in greater compliance with the goals of the
Community Plan. This standard was written in response to the AACP.
b) a more effective method of addressing standard in question; or,
Staff Finding:
The applicant has shown the standard can be met. The applicant is seeking to
reduce the size ofthe porch which affects the garage setback However, the
standard could still be meet with a reduced porch if the garage were either smaller
(the garage is 4 feet longer than required) or if the bathroom in the garage were
reduced or eliminated.
Applicants and their representatives usually seek a high level of internal design
quality in the products they propose. Bulk and mass are taken to the limits of the
zoning. This is reasonable and expected in a market with such high land costs.
These standards were written for a reason -- to ensure a level of external design
quality for the community. Staff does not believe the committee should waive a
standard because the applicant wishes to have a bathroom in their garage.
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c) clearly necessary for reasons offairness related to unusual site
specific constraints.
Staff Finding:
There does not appear to be any site specific constraints to this property which
prescribe the placement of the garage. The lot is flat, buildable, etc. Furthermore,
the applicant has shown how the standard can be achieved. Staff does not believe
there exists a hardship.
WINDOWS (VOLUME):
The applicant's proposed development is subject to a FAR penalty with the
following Residential Design Standard:
All areas with an exteriorexpression of a plate height greater than 10feet
shall be counted as 2 square feetfor each 1 square foot of floor area,
Exterior expressions shall be defined as facade penetration between 9 and
12 fiet above floor level and circular, semi-circular, or non-orthogonal
fenestration between 9 and 15 fiet above floor level,
The subject windows are the large window in the center of the south facade and
the small oval window on the east facade. The applicant may have amended the
east facing window into compliance.
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 proposed variance is not in greater compliance with the goals of the
Community Plan. The Residential Design Standards are a direct outcome of the
AACP.
b) a more effective method of addressing standard in question; or,
Staff Finding:
The standard specifically says no windows in this area unless the house size is
reduced by the Floor Area penalty. While this window is not on the street facing
facade, staff does not feel this is a superior alternative to the standard.
Staff recommends the windows be allowed .only to the extent that the Floor Area
for that interior space is counted twice towards the Allowable Floor Area for the
property.
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Finding:
The site, again, is relatively flat and buildable. Staff does not believe there exists
a hardship which prescribes larger windows.
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RECOMMENDATION:
Staff recommends DRAe deny the variances for "volume" and "garage setback"
for the Hannan residence, 601 South Original Street.
RECOMMENDED MOTION:
"1 move to deny the requested variances of the Residential Design Standard for
Volume and Garage Setback for the Hannan Residence, 601 South Original
Street. "
ALTERNATIVE MOTION:
"1 move to grant the requested variances of the Residential Design Standard for
Volume and Garage Setback for the Hannan Residence, 601 South Original Street,
with the following conditions:"
I. The Design Review Appeal Committee (DRAC) hereby waives the "garage setback"
standard for the proposed Hannan residence, 60 I South Original Street, The Design
Review Appeal Committee (DRAC) hereby waives the "volume" standard for the
proposed Hannan residence, 60 I South Original Street. All other aspects of the
"Residential Design Standards" shall apply.
2, The variance is granted for the specific proposal presented to the DRAC. Any
substantial change to the proposed residence which necessitates an additional or
different variance from the design standards shall require review and approval by the
DRAC, or any other board from which the project requires land use approval.
3, This approval shall not represent approval for any other required land use action.
4, Before issuance of a building permit, the applicant shall record this Resolution with the
Pitkin County Clerk and Recorder located in the Courthouse Plaza Building, There is a
per page recordation fee. In the alternative, the applicant may pay this fee to the City
Clerk who will record the resolution.
5. 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.
ATTACHMENTS:
Exhibit A - Application
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CERTIFICATE OF TITLE
The undersigned, Leonard M. Oates, an attorney licensed to practice in the State of
Colorado (Colorado Registration No.: 2760), hereby certifies that he has reviewed the Title to the
following described real property situate in the City of Aspen, County of Pitkin, State of
Colorado, and that the Title thereto lies in Skegby Holdings Limited, free and clear of all liens and
encumberences:
The South 50 feet of Lots R & S, Block 107
City and Townsite of Aspen,
Title to the above described property is subject only to reservations and exceptions as set
forth in the Deed from the City of Aspen recorded in Book 59 at Page 482, providing as follows:
"That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any
valid mining claim or possession held under existing laws".
DATED this 26th day of October, 1998.
By:
Leonara M. Oates, Co rado Attorney
Registration No, 2760, attorney for
Skegby Holdings Limited
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JOHN (, WHeELeR. AlA
A!CMIT(C1U!1 6 PlAnnlne
October 22, 1998
Pitkin County 1 City of Aspen
Design Review Appeal Committee
130 S, Galena St.
Aspen Colorado81611
Dear Board Members:
.i4~~
We are requesting a designreview to address the following two areas for the proposed
Hannan Residence. The property is located at 601 South Original, the South 50' of Lot
R&S Block 107 City of Aspen, and is zoned L TR Lodge 1 Tourist Residential. The
property is surrounded by multi story condominiums.
We are asking that the glazing indicated on the South elevation. be approved as it does
not face the street and does not sompromise theJntentof the "Residential Design
Standards', We. feel. that the surrounding larger scale condominiums allow for this
larger window to be acceptable and we would not expect any objections from the
surrounding building Owner's.
The second area wewould ask the board to review is the covered entry porch. We are
m~. ..... · :;h~u6~~:~t.t~~~:~~. in~i:;.~;~PJ~J~~~onn~~ ~~a~i~:;~!~~f:~~~Ztb.~~~. dr:~i~:=~I~s.'
met.. We feel that the projecting 2 story bay window is a dominant enough mass to be
considered as part of the primary facade, The garage does meet the requirement of the
10'.setback if the bay window is considered;
The project has been reviewed and deemed in conformance with all aspects of the
"Residential Design Standards", Thank you for yo.ur conSide~~ti'" ;O:;I r
Sincerely, 4 I tJ
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ATTACHMENT 1
LAND USE APPLICATION FORM
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1, Project name If/l-Al/l/4-N - /?t!!""5 /r.7€A/C e
2, Project location ~ t:? / s. tP.e 1 &./A./.4-L
5~~r#- s-~' "F'- L.f) r- ;e ~ S 8l.PCK. /0"7 &/'1''''' ~p A$~
(indicate street address; lot and block number or metes and bounds description)
3. Present zoning. i- T~
4. Lot size 3", ~ ~ 'f?-F
5, Applicant's name, address and phone number ke#A./6--rH /lA,A/Jl/,;.A!
7'5"/7 L.€JCrA/t::/P"V A-1I~ -Zt:.cl ;:u~1'? N~.v'?u2k ""'.f ZI2..,I't-ZZ7/;
6. Representative's name, address, and phone number w/f~e;tt!1!.< ~t'r/r-e<t~<<
if$- K~L)/.I11 Uo/. -'7'/v"--fi?-+-SS Cot'. ~/t:. r~ <77.7-976s-
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
\flew Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SP.A.
Conceptual PUD
Final PUD
Text/Map Amend,
GMQS exemption
. Condominiumization~
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
DemofPartial Demo
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) -rIM!E.€- ~e./-l,li2""J<14 7;1,v,,;; ~E F.4n?rpY
/!-P?P?.4.:;.Y/ _r7,? 1'2 ,0 S. I""-
9. Description of development application '2~~ 5, F. .,f~ ,p.ve.,
~/?~ 6 Lv ,,'/N /6 f)e) ~. r-: ~A-<:efi?e-c/T. TP'r#~
-:eo .8 te IV' -e.. = i:J #'l. -'7 /A/ 6 I' E.- .;:- ".:J-,n /,? Y .
10, Have you completed and attached the following?
v Attachment 1- Land use application form
v Response to Attachment 2
- Response to Attachment 3
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COLONIAL NAVIGATION COMPANY, INC.
750 LEXINGTON AVENUE, 26TH FLOOR
NEW YORK, N.Y. 10022
TEL: (211) 319-2828
FAX: (212) 319-2826
TLX:6790701/6790702
CABLE: "CONA VIT"
October 13, 1998
PftIdD County 1 City of Aspen
Design Review Appeal Committee
130 S. Galena St.
Aspen Colorado 81611
Dear Board Members:
',",
As Owners of the property located at 601 S. OrfglDallocated in Aspen Co. we are
aware of thermew appUeation request before the board and have no objections to
it. We anthorize Jobn Wbeeler of:
Wheeler ArchitectUre aud PJauning
48 Katydid Laue
Snowman Co. 816M
Phone: 917-9765
to represent our interest in the applleatlOll (or a design review to the Design Review
Appeals Committee. If there are llDY questioal1'elardina this letter of authorization
pleue contact us.
Sincerely
Colonial Navigation Co., Ine.
AI ageuts to Skegby BoldinI' Limited
I "30Y&
9.9. 61~ .1.
NOIJ,YOIAYN 1Y!NN0100 ..' 0 t C1Ul 96. 50 .J,OO
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