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Home My WebLink AboutLand Use Case.1240 Riverside Sr.A026-980215 COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920-5090 City of Aspen 1041 Deposit 4 50,00 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1163 City Engineer 1205 Environmental Health 1190 Housing Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection Other Fees: 1145 Copy 1302 GIS Maps 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1384 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1164 School District Land Ded. TOTAL 950 , 00 NAME: Cathte,7-1 1 14'rn E rekÂ·ji + . ADDRESS/PROJECT: 2 10 6 M 11 v~xu.7 1 ' te, 201 Appr) 1 lul j i PHONE: 4 AtT -59 63 CHECK# 3.3 12 CASE/PERMIT#: 824 182. # OF COPIES: 4-Rb,to DATE: q / j 4-/ 91 INITIAL: 1411. 27 3-7-1 Il- Fl - 009 & PARCEL ID:|2737-181-17-009 ~ DATE RCVD: |04/15/98 #COPIES:~En-1 CASE NO~A026-98 CASE NAME~ 1240 Riverside Drive DRAC Review i PLNR:~Mitch Haas PROJ ADDR:~1240 Riverside Drive CASE TYP:|DRAG ~ ' STEPS:~One OWN/APP: CAM Development 6 ADR~424 Park Circle TH#3 C/S/Z: ~Aspen, CO 81611 ~ PHN:~925-6972 REP:~Reno, August - Gibson Ren ADR:~210 E Hyman #202 C/S/Z:~Aspen, CO 81611 PHN1925-5968 FEES DUE:|450 , X FEES RCVD~450 STAT: F REFERRALS~ REF~ 1 BY| , DUE:| N * 11~111.1.1: MTG DATE REV BODY PH NOTICED "Ff'+ 1 Â· iR , ' 11 11 1 111 -11 DATE OF FINAL ACTION: CITY COUNCIL: REMARKS~ 1,6 PZ: 1111 11 / 11 Jill 1 lili & 1 1... BOA: CLOSED:| 6 BY:1 DRAC:~ PLAT SUBMITD: | PLAT (BK,PG):~ ADMINi 11,111 1,11, 11- i - i i OOT'D TO 5<16 . 1 4- R I (75 . . ' MEMORANDUM TO: The Design Review Appeal Committee THRU: Stan Clauson, Community Development Director Julie Ann Woods, Community Development Deputy Director~~i~ FROM: Mitch Haas, Planner,~ RE: 1240 Riverside Drive request for Variances to the "Building Orientation" (Section 26.58.040(A)(1)) and "Volume" (Section 26.58.040(F)(12)) provisions ofthe Residential Design Standards DATE: May 14, 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 "(fan 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 [DRACJ pursuant to Chapter 26.22, Design Review Appeal Board." Community Development Department staff reviewed the application to construct a single- family residence on the 1240 Riverside Drive site for compliance with the "Residential Design Standards," (see Exhibit A). In staffs review, it was determined that the proposed designs violate both the "Building Orientation" standard and the "Volume" standard. Thus, the applicant is requesting variances from the "Building Orientation" and "Volume" standards (described below) in order to allow for approval of the architectural designs as proposed. See Exhibit A, letter from Gibson-Reno Architects requesting variances from the requirements of Ordinance 30. 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. APPLICANT: August R. Reno of Gibson-Reno Architects. LOCATION: The site in question is located at 1240 Riverside Drive (Lot 9, Block 1 of the Riverside Subdivision). The Riverside Subdivision is south of Highway 82 and the Lacet Subdivision. 1 STAFF COMMENTS: Section 26.58.04004)(1), Building Orientation The "Building Elements" standard mandates that "the orientation of the principal mass of all buildings must be parallel to the streets they face. On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. " According to the pending revisions to the Residential Design Standards, the intent of the "Building Orientation" standard "is to encourage residential buildings that address the street in a manner which creates a consistent 'facade line' and defines the public and semi-public realms." The above described intent of the "Building Orientation" provision explains the issue or problem to which the standard is a response. Since the proposed design does not yield greater compliance with the Aspen Area Community Plan, if the requested variance is to be justified, it would need to be on the grounds that the proposed design is necessary for reasons of fairness related to unusual site specific constraints, or that the proposed design more effectively addresses the street in a manner which creates a consistent facade line and defines the public and semi-public realms than would a design in accord with the exact letter of the standard. The proposed building would have approximately 66% of its front facade parallel to the street, and the remaining 34% of the residence would be oriented toward the southwest. The applicant provides three (3) reasons for requesting a variance to the building orientation standard. First, the property was chosen for its excellent views of Aspen Mountain to the southwest, Independence Pass to the south, and Smuggler Mountain to the east. The proposed orientation of the building is intended to take advantage of these views, while still maintaining an orientation to the street. The second reason for requesting this variance relates to the topography of the site. At the northwest and central sections of the property, the grade is relatively flat; however, the southwestern and southern portions of the site begin to drop off in grade. Consequently, the applicant desires to site the building either parallel to or directly perpendicular to the grade in order to avoid difficulty in construction and having visible grade differentiation on the finished exterior walls. Finally, over eighty (80) percent of the houses on Riverside Drive are not oriented in a manner parallel to the street. In fact, five (5) of the six (6) houses nearest to the subject site are not parallel to the street; is would be reasonable to assume the reasons for this condition revolve around views and topography. Like the other houses in the area, the existing house at 1240 Riverside Drive is not parallel to the street but, rather, is oriented along a southeast/northwest axis. Thus, requiring that 100% of the front facade be oriented toward the street would result in a residence that is different from all the surrounding houses. Staff feels that the proposed design, with its 66% street orientation and 34% southwesterly orientation more effectively addresses the street in a manner which creates a consistent facade line and defines the public and semi-public realms than would a design in accord with 2 '' the exact letter of the standard. This assessment is largely based on reasons of fairness related to unusual site specific constraints concerning the surrounding structures and topography. Thus, staff recommends granting the requested "Building Orientation" variance because of reasons of fairness related to unusual site specific constraints, and because the proposed design more effectively addresses the issue to which the given standard is a response. Section 26.58.040(19(12), Volume The proposed design contains multiple violations of the "Volume" standard on its south, southwest, and east elevations (please refer to Exhibit A). The "volume" standard reads as follows: For the purpose of calculating floor 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. AN areas with an exterior expression of a plate height of greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) 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 theftnishedfloor. 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 height ofthe first or second story floors (plate height). 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 set FAR 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 (the design utilizes close to all of the allowable floor area for the site) 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 memo). According to the pending 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 pending code amendments do not hold any force in the review of current applications, staff felt this 3 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 the requested variance is to be justified, it would need to be on 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 of the "Volume" standard. In terms of site specific constraints, as explained in the "Building Orientation" section above, the property was chosen for its excellent views of Aspen Mountain to the southwest, Independence Pass to the south, and Smuggler Mountain to the east. The proposed glazing is intended to take advantage of these views. With regard to the proposed design more effectively providing 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, staff feels that the requested variance should be granted on these grounds. Of the elevations for which "volume" variances are requested (south, southwest, and east), only the southwest elevation would have an impact on the scale of the structure in relation to the street. The other two facades would not be visible from the street, and the southwest elevation would be only partially visible from the street. Also, on each of the facades for which "volume" variances are requested, the noncomplying glazing resides in gable-ends and is broken up or obscured with either terrace railings or gable wood trusses. The glazed gable ends accompanied by gable wood trusses make use of materials and design features that will effectively provide architectural details and elements that reinforce local building traditions. RECOMMENDATION: Staff recommends that the DRAC approve: (1) a variance from Section 26.58.040(A)(1), Building Orientation, ofthe Residential Design Standards based on a finding that the proposed design more effectively addresses the issue or problem the given standard or provision responds to, and is necessary for reasons of fairness related to site specific considerations; and, (2) a variance from Section 26.58.040(F)(12), Volume, of the Residential Design Standards based on a finding that the proposed design more effectively addresses the issue or problem the given standard or provision responds to. ATTACHMENTS: Exhibit "A" - Submitted application package 4 E)Â®err A DESCRIPTION The Project consists ofa new single family residence. We are requesting variances related to the "no window zone" and "street orientation" We feel this Project not only meets the intent of the Design Guide]ines, but it exceeds the requirements in many areas including: 1. Street facing entry and principal room window. 2. One (1) story street facing element that covers ninety (90%) per cent of the overall width. 1 3. Covered entry porch of approximately one hundred ( 100) square feet. 4. Primary Mass of less than fifty (50%) per cent of the allowable FAR. 5 Street facade includes stepped wall planes, gable roofs, reduced building mass, mixing ofbuilding materials, introduction of roof forms, such as dormers, belvederes, and chimneys that enhances the overall character of the neighborhood. 6. A one (1) story building massing adjacent to the non-street facing South property line. On the Southwest, South and East exterior elevations of the building we are requesting relief from the "no window zone" standard of the guidelines. Our reasons for this request are threefold. Two (2) of the three (3) facades will have no visual impact on scale or massing regarding the street facade. These facades are not visible from the street. The third facade, the Southwest is only partially visible. The second reasons is based upon the fact that on each of these facades the glazing begins at the floor o f the upper level and the building mass and scale is broken up by the first floor treatment of the facade; one (1) story building mass and use of different materials. The third reason for our request is based upon the fact that this property was chosen for its exceptional views and orientation. Each ofthe facade views are outstanding; Southwest: Aspen Mountain; South: Independence; East: Smuggler Mountain. The design of the windows is intended to take advantage of these views. In each case the glazing is broken up with either terrace railings or gable wood trusses. Meeting the required "no window zone" would obscure the majority of the view (the view angle is upwards from the noor level) and would not have any impact or improve the character of the neighborhood. Riverside Drive Estate April 14,1998 Page 2 We are asking that these windows be waived. The windows add to the character of the elements, introduce natural light into the interior, and have no impact on the mass and scale of the house. Removing these windows would only detract from the overall character and would not contribute to or improve the intent of the Residential Design Guidelines. Our second variance request relates to building orientation. Our proposal includes having approximately sixty six (66%) percent of the house parallel to the street. The remaining thirty four (34%) percent of the house is turned to the Southwest. Here again, our reasons for this request are threefold. As I mentioned previously, the views are exceptional to the Southwest, South and East. The road (Riverside Drive) is directly West. Orientation to views is critical for this parcel. Our second reason relates to the topography of the property. At the Northwest and central section of the property grade is relatively flat, however beginning at the Southwest and South section of the property grade begins to fall off Due to this condition, ease of construction is desirable so that we are either parallel or directly perpendicular to grade. We were trying to avoid visible grade differences on our exterior walls. Thirdly, over eighty (80%) percent of the houses located on this street do not parallel the street. In fact, five (5) out of the six (6) houses that are nearest to this property are not parallel to the street. The reasons for this have to due with views and topography. It should be noted that the existing house on this parcel is not parallel to the street and is oriented along a Southeast/Northwest axis. We are asking that total building orientation to the street be waived. We feel we have found a solution that solves all of the issues: street orientation, views, and topography. Forcing this building to comply with the street orientation would only make this structure different from all of the rest. RECEIVED April 14,1998 APR 1 5 1998 DAVID ASPEN / e i i AIN Mr. Mitch Haas COMMUNITY DEVELOPMENT GIBSON City of Aspen AIA Aspen/Pitkin County Community Development Department 130 South Galena Street AUGUST Aspen, Colorado 8161 1 RENO AIA RE: DRAC Review SCOTT 1240 Riverside Drive SMITH Aspen, Colorado AIA Dear Mitch: As we discussed last week, we are submitting documents for D.R.A.C. iâ„¢ 11 . review. Enclosed are twelve (12) copies of Architectural drawings, 2- IN Â¥27-0. Z7 which include a Block Plan, Site/Floor Plan, Floor Plans, Roof Plan, and Exterior Elevations. I have also enclosed a letter of authorization GIBSON Â· RENO to represent the Owner, Deed of Trust, Legal Description, Land Use ARCH I T EC T S,L.L.C. Application Form, Vicinity Map, written description requesting the Ill variance, and a check in the amount of $450.00 for the Planning Fee. I also have a panoramic photograph which includes the adjacent 210 E. HYMAN residential structures. This is currently on record in my office and is N" 202 available at your request. I will bring this photograph to the meeting. ASPEN COLORADO As I understand, we need to present this project to the Design Review 81611 Appeal Board related to the glazing and street orientation issues only. 970.925.5968 I will make myself available to meet with you so that I can answer any questions you may have. FACSIMILE 970.925.5993 Thanks again for your swift attention to this project and if I can provide you with nay additional information, please don't hesitate to call. P.O. BOX 278 ]17 N. WILLOW Respectfully< NÂ°2 41 cl TELLURI DE COLORADO 81435 Au*~st~.R~o, AI~ 970.728.6607 enclosures FACSIMILE 970.728.6658 ce: M. Pendleton LIST OF ATTACHMENTS 1. Letter of Authorization 2. Proofof Ownership 3. Street Address/Legal Description 4. Land Use Application 5. Vicinity Map 6. Block Plan, 1" = 50'-0" 7. Site Plan/Floor Plan, 1/8" = 1'-0" 8. Floor Plans, 1/8" = 1'-0" 9. Exterior Elevations, 1/8" = 1'-0" 10. Written Description 11. Check for $450.00/Planning Fee FROM : MARGOT PENDLETON PHONE NO. : 303 925 --72 AFR- 7 4.19'38 i. earm G I B50'IN ff ELINO . NO. 947 F. 1 April 14,1998 CAM Development 424 Park Circle, T.H. #3 Aspen, Colorado Aspen/Pitkin County Community Development Department City of Aspen 130 South Galena Street Aspen, Colorado 81611 Please accept this letter as authorization for the firm of Gibson-Reno Architects; L.L.C., located at210 E. Hyman Avenue, Suite 202, Aspen, Colorado 81611, (970) 925-5968 to submit and process the Application for thÂ© Design Review Appeal Committee on my behalf, and to represent my interests at any related meetings, hearings, or presentations. Sincerely. Kt,0-J.~ c~pt-0-4-44-41 -tÂ«-04-Â»-Grt~ Margot Pendleton Â»iares*-914*I/8.10.1998 4:32PM STEWART TITLE ASPEN i. it:titi GENERAL WARRANTY DEED / ,-flu. TES DEED, made this U day of February, 1998, between Peterson Properties, a California corporation ("Grantor"), and CAM Development LLC, a Colorado limited liability company, whose address is 210 East Hyman Avenue, Aspen, CO 81611 ('GranteeD. WrrNESSETH: Thatthe Grantor for and in consideration ofthe sum of TEN AND NO/100 DOLLARS ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, hereby sells and conveys to the Grantee, its successors and assigns forever, the following real property in the County of Pitkin and State of Colorado: Lot 9, Block 1, Riverside Subdivision, according to the Plat thereof recorded in Plat Book 2A at Page 179 and Supplemental Plat thereof recorded in Plat Book 2A at Page 255. TOGETHER with all its appurtenances and warrants title to the same SUBJECT TO AND EXCEPTING all real property taxes for 1998, due and payable in 1999, inclusion ofthe subject property in any special taxing district, building and zoning regulations and those excep- tions of record listed on Exhibit "A" which is attached hereto and incorporated herein by this reference, IN WITNESS WHEREOF, the Grantor has executed this deed on the date set forth above. Peterson Propertio*& California corporation d PILAR BRANDEIS 1 ~7,111~ Commission # 1167104 ~ 3 SCE~ No'ary Puolic - California * Los Angele5 County [ bid /'T j TAO ch.* 46 -- 4 NeÂ»- My Comm. Expires Jan t.2002 F T60/ Vic. I_ Aâ€¢ t.4 f.4-- 4 - (President / Vice President) STATE OF CALIFORNIA ) COUNTY OF ~felISA.,1 ) The foregoing was subscribed and sworn to before me this ~ D day of February, 1998, by-F*9~~..6ER as X3\Ye.04.-D C of Peterson Properties, a California corporation. Witness my hand and official seal. My commission expires:-Dn.1, 'zeÂ©2- 22.*A ~**.ge Notary Public peterion\dud-gwd 001-3// Street Address/Legal Description 1240 Riverside Drive Aspen, Colorado Lot 9, Block 1, Riverside Subdivision, according to the Plat thereof recorded in Plat Book 2A, at page 179 and supplemental Plat thereof recorded in Plat Book 2A at page 255. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 1240 Riverside Drive 2. Project location 1240 Riverside Drive Aspen, Colorado (indicate street address, lot and block number or metes and bounds description) 3. Present zoning R-15 4. Lot size 9,746 S.F. CAM Development 5. Applicant's name, address and phone number 424 Park Circle, TH #3, Aspen, Colorado 925-6972 6. Representative's name, address and zihone nurnber Gibson Reno Architects, LLC, 210 E. Hyman Ave., Suile 202: Aspen, CO, 81611 925-5968 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane x Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) Single family, 2200 S:F., 3 Bedrooms 9. DescMption of development application Single family residence, plus garage 10. Have you completed and attached the following? Attachment 1- Land use application form Response to Attachment 2 Response to Attachment 3 RECEIVED APR i 5 i998 0 1 Ab r t l'Â·4 j r : i Al I v "' 180+ COMMUNITY DEVELOPMENT - Ash m- 4 -it,16 C....> SCALE 'CP.... Â© le* X 0 00 X 00 0 1- 00 R.,001 0 08 1. 1 I 9 32uÂ» ~ r LOT 9 t>LOCK I Blee tÂ» 9 6 0 t) 01 4/te e ft/Vve 6 munmalâ€¢m ,â€¢Wil mark,m ca -Ner---% - GIBSONÂ·REN ARCH IT ECTC 111 A... Qmc': 210 E HYMAN AVENUE mago#0/CREÂ©OÂ® mulms PLAM No 202 ASPEN. COLORADO 11611 (9701 953968 (970 923-5993 {FAX) T.U.il Oflice: P.0 BOX 778 117 N. Wn,LOW No. 2 TELLURIDE- COLORADO 81433 (970) 72*4607 (970) 721-6651 (FAX) W,b Siu A//nu: Al 3AI !:13AIH 0*ZI. 8:11%900 *13dSV 'Â»1. L~1- 8 PLOCK 1 1 1 1 Pei -AC>4 1 890 /** -- I m +Â·14,18 Ccrt-GlfT Â© I.jÂ£ r-- . / /6 K (O .1-00% 1 LOT 7 1 84 1 44+ i 4. 1=941 Q ~ 1 i 1 - Ill \ 1 O Ul 1 1 > 0 / '640. En 1 0 25 / 1 LU< 000 I aol 21 / , 1 1 mo 1 #<.44 1 > 0 1 > 22 1 l 0 LU L 1 LOT 6 4.= < l BLOCK 1 1 NX N.hz // , l 7743"55%6//37 2-.-: - 7GT //O.0 -/-01 GIBSON Â· REN AIVERSM DMIÂ¥& 28â„¢!2 ARCHITECTS 111 LoTto 210 E HYMAN AVENUE 5 LOCK I Aspeâ€¢ 081": No. 202 ASPEN COLORADO 4.3 - (970) 925-5968 (970 923-5993 (FAX) Tell=r- Ofice: P O. BOX 278 117 N. 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