HomeMy WebLinkAboutLand Use Case.1106 Waters Ave.A69-94
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 08/31/94 PARCEL ID AND CASE NO.
DATE COMPLETE: 2737-181-24-002 A69-94
STAFF MEMBER: AA
PROJECT NAME: Lee Special Overlav Review
Project Address: 1106 Waters Avenue
Legal Address: Lot 12 Calderwood Subdivision
APPLICANT: Harlan and Jeff Lee
Applicant Address: 310 Washinaton st.. Suite P214
Marina Del Rev. CA 90292 310-827-0171
REPRESENTATIVE: Wavne Strvker 925-2254
Representative Address/Phone: 300 South Sprina Street, #300
Aspen. CO 81611
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REFERRALS:
city Attorney
city Engineer
Housing Dir.
Aspen Water
city Electric
Envir.Hlth.
zoning
Parks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
open space Board
Other
Other
DATE REFERRED: INITIALS: DUE:
;~;~~=;~~;~;~~================~~;==;~~;~~~?~~1Y~=~=~;~;~~~~~~.
___ city Atty ___ city Engineer Z ning alth
___ Housing ___ Open Space Other: /
FILE STATUS AND LOCATION:
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MEMORANDUM
TO:
overlay Zone District Sub-Committee
FROM:
Leslie Lamont, Deputy Director
RE:
Lee FAR Overlay Review
DATE:
September 7, 1994
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SUMMARY: This review is based on the General Guidelines found in
the recently adopted Neighborhood Guidelines for design and
character. Special Review is mandatory and because the parcel is
less than 9,000 square feet (8,617 sq. ft.) compliance with the
review is also required.
Planning staff believes that this project substantially complies
with the General Guidelines.
APPLICANTS: Harlan and Jeff Lee, represented by Wayne Stryker.
LOCATION: 1106 Water Avenue, the parcel is zoned R-15.
STAFF COMMENTS: Please refer to the application information for
the complete representation of the proposal. Because the site is
within the Base of Aspen Mountain neighborhood, both the General
Guidelines and the guidelines for the Base of Aspen Mountain
(Chapter 6 of the Guidelines) will apply to this review. Rather
than discuss each Guideline, staff will highlight only those
guidelines which are pertinent to this project as pinpointed during
staff's study.
The applicant proposes to add an additional 350 square feet onto
the existing single family residence to create a new master
bedroom. With the additional square footage the entire structure
represents 92% of the allowable floor area of the site. The
proposed addition will pop up above the existing roof line on the
north side of the home and will be set back from the front
elevation of the home by approximately 22 feet.
General Guidelines: The General Guidelines are meant to be broad
in nature and address design variables that are common to all
areas.
Mass and Scale -
1. Buildinqs should help establish a sense of human scale that is
invitinq to pedestrians.
response: The new addition is stepped back from the front of the
existing home and does not add elevation on the street front. From
Waters Avenue, there is only one point that this addition will be
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visible because of the heavy vegetation shielding the northern half
of the building.
2. New buildings should appear similar in scale to those in the
established neighborhood, or to the scale that is desired for the
neighborhood.
response: Although the addition will be the tallest point of the
Lee residence it is similar in height with the closest structure
next door to the south. The neighborhood reflects a variety of
residential scales although most homes on Waters Avenue are set
back and exhibit various roof lines among tall dense vegetation.
3. The street elevation of a buildinq should be designed to appear
in scale with those seen traditionally.
response: As stated above the proposed addition is set back from
the front elevation of the home by approximately 22 feet.
Buildina Form -
5. All buildinqs should use roof and buildinq forms that establish
a sense of visual continuity for the community, by repeatinq
typical form.
response: The addition replicates similar horizontal patterns of
the existing building and mimics the lines of the front entryway
and garage. However, the addition adds a vertical height element
that unfamiliar in the rest of the structure. Perhaps with steeper
pitch of the new roof or greater overhangs the addition match the
scale of the existing building more accurately.
Base of ASDen Mountain Neiqhborhood Guidelines - The Base of Aspen
Mountain continues to exhibit diversity in architectural character
and building scale. A mix of building sizes, forms and types is
seen. Building materials continues to be varied, even more so than
historically. stucco, brick and wood are common. EiTreets are
clearly defined in the neighborhood.
The proposed addition on the Lee residence is compatible with the
specific Guidelines for this neighborhood.
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APPUCANT:
ADDRESS:
LEGAL DESCRIPTION:
ZONE DISTRICT:
LOT SIZE (SQUARE FEET):
.......I::l Af3,L~N AN.;) 0En:: L~
-II D<o \IIi A re-R.<e.. AvlZ ,RsPe.l
W1f 12- CA~I'I~DSU5j)'J'c-lfY' C~flsPtN
R./rs
<ii,lPn. SF.
EXISTING FAR:
ALLOWABLE FAR:
PROPOSED FAR:
.;) I 780 $,r,
""'::-0 <:: /'
JV -.......
EXISTING NET LEASABLE (COMMBRClAL~
PROPOSED NET LEASABLE (COMMI!RCIAL~
NJA
N/A
EXISTING % OF SITE COVERAGE:
PROPOSED % OF SITE COVERAGE:
EXISTING % OF OPEN SPACE (COMMERCIAL),
PROPOSED % OF OPEN SPACE (COMMBRCIAL~
?AA1 E-
N/A
N/A
EXISTING MAXIMUM HEIGHT:
PROPOSED MAXIMUM HEIGHT:
PROPOSED % OF DEMOL1TIQ~:
'lAI_f.,,"
Principal BIdS; &:':1 ._
,-,,,,,_/_/1
Principal BidS; &:"::!. 1'",
f%
I A~o;"Blds:
IA~lllds:
"',
EXISTING NUMBER OF BEDROOMS:
PROPOSED NUMBER OF BEDROOMS:
'3
3
EXISTING ON-SITE PARKING SPACES:
ON-SITE PARKING SPACES REQUIRED:
3
3
SETBACKS:
EXISTING:
Front:
Rear:
Side:
Combined Front/Rear:
ALLOWABLE:
PROPOSED:
25/
"\. "
3.5t.-3'
71'"
Front:
Rear:
Side:
Combined Front/Rear:
2...:;1
10/
/0'
IV/It
,
Front:
Rear:
Side:
Combined Frontl Rear:
").-'
"",b
4/',/
3.5'/S'
N/.4
EXISTING NONCONFORMITIESI
ENCROACHMENTS:
I;:ASr "'OIE' YflR,'I SJ:IB~ IS S FE.f-, - 10 r:::ti€-(
,-<" ReQuIi2GD.
VARIATION REQUESTED (eligible for Landmarks Only: character compatibility finding must be made by Hpc):
FAR:
SETBACKS: Front:
Rear:
Side:
Combined Front/Rear:.
Minimum Distance Between Buildings:
Parking Spares:
Open Space (commercial):
Height (Cottage Infill Only):
Site Coverage (Cottage Infill Only):
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STRYKER I BROWN
ARCHITECTS, PC
August 31, 1994
Ms. Kim Johnson
Historic Preservation Planner
ABpen {pitkin Planning Office
130 South Galena Street
Aspen, CQlorado 81611
Te: Harlan and Jeff Lee House. 1106 Waters Avenue, Aspen, Colorado
Dear Ms. Johnson:
Enclosed is
incorporates
Guidelines.
creating an
our proposed plan for the Lee Residence Addition
the design suggested by Neighborhood Character
The following is an analysis of the original home
appropriate design for the proposed addition.
which
Design
aod goals of
DESCRIPI10N OF TIlE PROPOSAL
This house was originally built in the 'chalet' style around the early
1970's. It was crudely constructed of concrete block walls witb IIIUCCO finish
and heavy timber framework: sided with dark, rough.sBwn wood siding. Major
elements of the house would not have met current construction standards
such as the foundation, insulatlon, glaz;ing, electrical elc. In 1988 the hou.se
was reconstructed by the Lees. The form and massing of the house u it faced
the street were not changed although the finishes and detailing were, redone in
a more contemporary expression.
The proposed second story addition of an Office!Study Room is
compatible with the original architectural style and is compatible with the
Design Guidelines.
100 ! " $, ~'N G S T"" T. $ U' T' I" Q
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Kim Johnson letter
Augusl 31,1994
p.2
General Guidelines:
1. This proposal retains a sense of human scale in keeping wI the existing
street edge.
2. This second story edition will appear similar in scale 10 adjacent houses
and is in a seale desirable for the neighborhood.
3. The street elevation is composed of an assemblage:: of smaller forms
resulting in a two-story facade in lu:eping with the guidelines.
4. The building entrance is unchanged but exists in a way thai IS perceivable
as intimately connected 10 the facade and the driveway.
S. The new addition is similar 10 the predominanlely low-pilch residential
roof form along this street. The application of wood siding returns the
facade to it's original chalet style mix of wood and stucco.
6. The addition retains the orientation of the original house which is
directionally colll,istent with the intent of the property lines and street
curve.
7. The building entry exists at street level.
8. The location of the second story addition does not appear to interfere
with the wlar acce.~s to adjacent properties with the exception of
obscuring very late afternoon sun to the property immediately to the
southeast.
9. The proposal retains the use of stucco integral to the chalet style and
reincorporates wood accents on the upper level that is compatible witb
this style. Stucco and wood are two of the most common building
materials in this neighborhood. The proposed roof material will be wood
shingles identical to existing roofs.
10. This house benefits from possessing a thick screen of scrub oak between the
house and the street which screens the house and enhances a sense of
intimacy, however the proposed second slory addition will be more
noticeable from the street. The windows are scaled for both view and solar
access. Their vertical orientation is consistent witb the guidelines. The
wood trim of the windows is to be thin enough to not appear as clumsy
when viewed together witb the existing trimless windows, but will be
substantial enough to be compatible to the chalet style.
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Kim Johnson letter
Augu~t 31, 1994
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11. No new skylighu are proposed.
12. No revisIons 10 the garage are proposed.
13. No reVISIons to the driveway are proposed.
14. 8e.fvices areas are no! applicable.
15. Preserving historic structures nol applicable.
16. Adjacent historic properties oot applicable.
Goa/.. fOT the Bw>e of Aspen Moun/ain Neighborhood:
This proposal is consistent with the Base of Aspen Mountain neighborhood in
that the pedestrian experience is enhanced by the lldditionofvariety to the
facade and relicf from the existing long roof line.
The views to the mountain from this property. adjacent properties and the
s\reer are nOI impacted.
The proposal promotes a sense of visual integration by the repetition of the
low slope roof lines and enhancing the original chalet style architecture.
The proposed design respects the guideline for tbe Base of Aspen Mountain
neighborhood specifically III the following ways:
S3.
..
By brcak.ing up the volumes into smaller components the
apparent mass is minimized.
b. The additional building mass dOM not impact icing
conditions on public walk.ways.
c. The addition increases the vertical orientation of the
existing home which is preferred in the guidelines.
d . The overall house will appear as a collection of modules
comprising a single structure.
e. The building retains the desirable aspect of stepping down as it
approaches the street and the neighboring houses.
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Kim Johnson letter
August 31, 1994
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Building Form Gujdelill~s:
S4. a.
The buildings along Waters Avenue afC quite varied and this
addition will conform in a rectalinear way 10 the variety that is
desired.
b.
The proposed low-pitch gable roof form is consislCnt with
the existing home and with the other roofs of the
neighborhood.
Site Plan:
55.
.,
The firsl floor is at slreel grade.
56.
.,
The low roof linea, narrow drivewllY and dense landscaping create
an intimate scale that is invitillg to pedestrians.
Sincerely,
/!;
Wayne Stryker, AlA
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APPLICANT:
ADDRESS:
LEGAL DESCRIPTION:
ZONE DISTRICT:
LOT SIZE (SQUARE FEET):
-H.A13.I.,(:H./ AN) 'Jt::YF L~
-11 ex, W A r~~ AV~ , ft::,p~
Urr 12.. CA/.DIU\l'l~l>SUW'i'C.111 o~IhPriN
1(,/'5
Sown. SF
EXISTING FAR:
ALLOWABLE FAR:
PROPOSED FAR:
,:;),7f70 S.r.
360 s.e:
EXISTING NET LEASABLE (COMMBRClALt.
PROPOSED NET LEASABLE (COMMllRClALt.
N/A
NJA
EXISTING % OF SITE COVERAGE:
PROPOSED % OF SITE COVERAGE:
EXISTING % OF OPEN SPACE (COMMBRCL\Lt.
PROPOSED % OF OPEN SPACE (COMMBRClAL~
?Ar11 E-
N/A
N/A
EXISTING MAXIMUM HEIGHT:
PROPOSED MAXIMUM HEIGHT:
PROPOSED % OF DEMOLITIoN:
Ptindpal Bids: ?A '- (" "
,-u.,.,_h
Ptindpal Bids: !!:-"::! !, "-
f%
I A~c:In~ BId,
IA~\yBlds:
"',
EXISTING NUMBER OF BEDROOMS:
PROPOSED NUMBER OF BEDROOMS:
'3
3
EXISTING ON-SITE PARKING SPACES:
ON-SITE PARKING SPACES REQUIRED:
3
3
SETBACKS:
EXISTING:
Front:
Rear:
Side:
Combined FrontlRear:
ALLOW ABLE:
PROPOSED:
25'
~I
71;
Front:
Rear:
Side:
Combined FrontlRear:
2...:;1
10'
/0'
IV/4
,
Front:
Rear:
Side:
Combined Frontl Rear:
2_'
t>
410'
;3 ..,/-1
..:>. .::J
N/.4
EXISTING NONCONFORMITIESI
ENCROACHMENTS:
~ASr s.o" YfIRI\ $l:ri3~ IS S" FE.f...., - 10 F='St:.,
IS ReQUa /2/Zl') ,
VARIATION REQUESTED (eligible for Landmarks Only: character compatibility finding must be made by HPC):
FAR:
SETBACKS: Front:
Rear:
Side:
Combined Frontl Rear:.
Minimum Distance Between Buildings:
Parking Spaces:
Open Space (commercial):
Height (Cottage Infill Only):
Site Coverage (Cottage Infill Only):
AUQ. 31 '94 10:45 0000 THE~ GROUP, H~C.
~10-821-4645
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PAGE 01
CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
No 5907
State of
County of
On
ppeared
I If '1 , before me, . ~-(i .
f-I-zt.t/",...,..,..,,; ~",ME. me' O' O",cco
NAME(Sl OF $IONfA($1
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I' Notary ~c - CclifOlTl!C >>
LOS!\NGlE1U COI.iNl'l -
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ersonally known to me . OR . 0 proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are
subscribed to the within instrument and ac-
knowledged to me that he/she/they executed
the same in his/her/their authorized
capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s),
or the entity upon behalf of which the
person(s) acted, executed the instrument.
WITNESS my hand and official seal.
ku~L~~ '
OPTIONAL
ThOugh the data below is not required by law, ,t may pro"e valuable to persons relying 0f1 the document and could prevent
fraudulent reattachment 01 thiS form,
9MCITY CLAIMED BY SIGNER
BJ;;OlvIDUAL.
o CORPORATE OFFICER
DESCRIPTION OF ATTACHED DOCUMENT
TITLE OR TYPE OF DOCUMENT
TITtE{$J
o PARTNER(S)
o L1MITEO
o GENeRA~
o ATTORNEY-iN-FACT
o TAUSTEE\S)
o GUARDIAN/CONSERVATOR
o OTHER:
NUMBER OF PAGES
DATe OF DOCUMENT
SIGNER IS REPRESENTING:
NAME Ol= PERSON(S, QR Ek'tITYiIES)
SIGNEFl(S) OTHER THAN NAMED ABOVE
<01993 NATIONAL NOTAF'tY ASSOCIATION. 6:n6 ~emmE't AV8. PO B"IC 711':". r.RnM" P"..tr t"'A Ch:-'UlQ.'1'~h
Rug. 31 '94 10:44 0000 THE~ GROUP, INC.
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HARLAN LEE
& ASSOCIATES
August 31, 1994
Ms. Leslie Lamont
Acting Planning Director
Aspen-Pitkin County Planning Department
130 South Gelana
Aspen, Colorado 81611
RE: 1106 Waters Avenue, Aspen
Remodeling Project
Dear Leslie:
I, Harlan Lee, as the legal owner of the above referenced property,
hereby authorize Mr. Wayne Stryker, AlA to represent me in all
matters pertaining to the addition of an office/study over the
master bedroom of 1106 Waters Avenue.
Mr. Stryker's business address and phone number are as follows:
STRY!<ER / BROWN
Archlt,ects, PC
300 South Spring Street, Suite 300
Aspen, Colorado B1611
(303) 925-2254 office
(303) 925-2258 fa~
If you have any questions, please contact me. at your earliest
convenience.
day of August, 1994.
Harlan
CCI wayne Stryker, AlA
Chron .
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PAGE 02
August 31, 1994
Ms. Leslie Lamont
Acting Planning Director
Aspen-Pitkin County Planning Department
1301 S. Gelana
Aspen, Colorado 91611
RE: 1106 Waters Avenue
Remodeling
Dear Leslie:
Waters Avenue is a street of mixed types of housing from single
family detached, condominiums, apartments and a motel-type hotel.
Dramatic changes have taken places on Waters Avenue. The street's
single family horoes have had major additions, remodeling and new
homes built in the last seven (7) years.
1106 Waters Avenue was remodeled in 1986 (mostly interior).
The proposed addition of an office/studY over the existing master
bedroom is designed by Wayne stryker, AIA. It's design is in
keeping with the existing home and fits with' the two homes on
either side of 1106. They both had extensive 2-story additions to
their existing 2-story homes. The home directly across the street
is a new 2-story home replacing a one story home.
Sincerely,
HARLAN LEE
cc: Chron
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