HomeMy WebLinkAboutLand Use Case.1245 Riverside Dr.A75-94
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 09/13/94 PARCEL ID AND CASE NO.
DATE COMPLETE: 2737-181-17-015 A75-94
STAFF MEMBER: AA
PROJECT NAME: Robinson Special Overlav Review
Project Address: 1245 Riverside Drive
Legal Address:
APPLICANT: Elliott and Gretchen Robinson
Applicant Address: 1245 Riverside Drive
REPRESENTATIVE: Kim Ravmond 544-9255
Representative Address/Phone: Box 1458
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
Mtil. Bell
ACSD
Energy Center
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
Other
DATE REFERRED: INITIALS: DUE:
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___ City Atty ___ City Engineer ~ZOning Env. ealth
___ Housing ___ Open Space ~Other:
FILE STATUS AND LOCATION:
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APPUCANT:
AOORESS:
ZONE D1STAIC1':
LOT SIZE (SCUARE FEi):
E<lSi1NG FAR:
ALlOWABLE FAR:
PROPOSED FAR:
EXISilNG NEi LEASASLE (ccmmerCal):
PROPOSED NEi I.EASASLE (ccmmercial):
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EXlSTlNG ON-5ITE PARKING SPACES:
ON-5ITE PARKING SPACES REQUIRED:
E<lSTJNG % OF SITE COV6'!AGE:
PROPOSED%OFSITE COV6'!AGE: .1).C> ~I'\ ~
EXlSTlNG % OF OPel S?ACE (CJmmerdal): ./'
PROPOSED ~. OF OPel S?ACE.(Ccmmer~: .'/
EXlSTlNG MAXIMUM HE-GHr: PmcimI8Im.
PFlCFOSeo MAXIMUM HSGHT: PmcimI RIm ..
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PROPOSED ~. OF DEMCUTlON:
EXIST1NG NUMBER OF BEDRCOMS:
PROPOSED NUMBER OF BEDROOMS:
SET8ACKS:
E.XISTING: ~'1
Front
Rear:
Side:
Ccmbine<i FrcntlFlear.
ALLOWABLE:
. Front
_ 0 Rear:
Side:
Ccmbined FrtlRr:
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PROPOSED:
Front:
Rear.
S"tde:
Clmbined Fl'OntlFlear:
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EXISTING NCNCONFCRMmESI
ENCROACHME.'lTS:
VARIATIONS REOlJESiE;:j (p.lirnhlp. for I ~ndm::lrks antv. cnarnctH ~mmtihjfitv ffndim must be- m::;de hv HPC):
FAR:
SETBACKS: Front:
Rear.
" Side:
Combined FrtJRt:
~o
Minimum Distance Between Buildings:
Parl<ing Spaces:
Open Space (Ccmmercial):
Height (Ccttage fnfiB Only):
Site Ccverage (Ccttage InfiB Only):
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ELLl oft --+- Gretchen B. Robinson
1245 Riverside Drive
Aspen, Colorado 81611
(303) 920-4560
September 6, 1994
City of Aspen
Planning Office
130 S. Galena
Aspen, Co 81611
RE: SPECIAL REVIEW; Lot 14, Block I, Riverside Subdivision
To Whom it May Concern:
My name is Elliott Robinson, I own the property at 1245 Riverside
Drive, My wife, Gretchen, and I are planning an addition to our home to
accommodate our growing family. The proposed addition entails adding a
floor to a section of the building above the existing main level.
Enclosed, please find a copy of the General Warranty Deed, that was
executed on June 24, 1991, to demonstrate legal ownership of this parcel.
We are working with Kim Raymond of Adagio Design on this project.
She is authorized to act on our behalf on this project in any way needed, as
we will be out of town for quite some time this fall. If there are any questions
or concen1S, please contact Kim at 544-9255, or 600 E, Hopkins, Ste. 303.
Thank you.
Sincerely,
,
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t LU olt \\- Gretchen B. Robinson
1245 Riverside Drive
Aspen, Colorado 81611
(303) . 920-4560
September 6, 1994
City of Aspen
Planning Office
130 S. Galena
Aspen, Co 31611
RE: SPECIAL REVIEW; Lot 14, Block 1, Riverside Subdivision
To Whom it May Concern:
The followingis a description of my perception the neighbor-
hood where 1 live with my wife and daughter, in the Riverside
Subdivision.
Most of the homes have been here since the late 60's and early 70's.
The predominate type of construction is wood frame with some sort
of trim, either brick or stone. Most are two story; many have had the
second level added after the initial construction.
The neighborhood has an abundance of mature landscaping, giving the
area a feeling of seclusion and privacy from the street and from each
other. The proposed addition to our home will not change this. The
streetscape will remain the same, virtually screening the addition from
view from the street, except at the driveway.
We are planning this addition to our home to accommodate our
growing family, Thank you for your consideration in this matter,
Sincerely,
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Adagio Design
Custom Homes
Kim Raymond
September 6, 1994
City of Aspen
Planning Office
130 S. Galena
Aspen; Co 81611
RE: SPECIAL REVIEW; Lot 14, Block I, Riverside Subdivision
To Whom it May Concern:
First, a little background on the house at 1245 Riverside Dr. The house was
originally fairly small with roofs with a very slight slope. The house was
remodeled and added onto in 1988 when it was owned by the Melvilles. My
client, Elliott Robinson, purchased the home in 1991. The building, as it is now,
has a series of almost flat roofs. The addition in 1988, included adding a new
entry vestibule. This addition was quite tall, with no overhangs and a new entry
porch with metal pipe railing; giving the home a contemporary, rather stark look,
In working out the design of the proposed addition to this home, I first of all tried
to incorporate all the needs of my client's growing family, Additionally, I attempted
to fashion the design in accord with the new neighborhood character guidelines and
bring the house more in line with the character of the existing neighborhood. Please
keep in mind, that starting with an existing building, the options are limited.
The proposed addition includes adding a new level to the existing main level of this
multi-level house. We are also replacing many of the existing windows in the
rest of the house to make them not only fit in with the design better, but also for
energy concerns. Following is a description of the ways we strived to meet the
character guidelines. Since this project is not in any of the specifically named
areas, the general guidelines were followed.
!lJ/Fax (303) 544-9255 · Box 1458 . Aspen, Colorado. 81612
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A. Preserving established neighborhood character where it exists:
This is not a neighborhood that is particularly historic; this subdivision was
built in the previous 20-30 years. In the proposed addition, we will be using
siding that matches the existing, and replacing the contemporary looking rail-
ing with one of wood. Most of the homes in the area are set off the street and
have an abundance of landscaping to screen them from the street. We are not
going to disturb the existing vegetation with this addition, respecting the existing
streetscape. (See photos)
B. To enhance the livability of individual neighborhoods for their residents:
Riverside Dr. offers a very inviting pedestrian experience. With the abundance
of natural vegetation mixed with little pieces of landscaped areas, the pedes-
trian gets a feeling of being remo,ved from the city. The new design has brought
back the human scale to the entry by adding a sloped, gable roof over the Entry
door,giving the building's entrance more defmition. The peak of this new roof,
is below the existing vestibule roof, giving the sense of a small front porch.
The new roof on the building will have a slope of 8/12, being more in line with
the other houses in the neighborhood than the existing flat roof,
C. Encourage creativity in new design:
To have this project continue to fit in with the neighborhood, we are using siding
to match the existing, vertical wood siding and similar trim details. We have
attempted to fmd the balance between similarity with surrounding buildings and
an interesting new design. The basic roof line is in line with many of the homes
in the area; a simple gable roof We have added a dormer and have the eave line
ending at different levels to be break up the perceived mass of the roof and make
it more interesting to the passer-by,
D. To preserve individual historic resources of Aspen:
Since this is not a very historical neighborhood, the new addition has been
designed with the view of enhancing the current neighborhood with a
quality building, using building materials that are existing and compatible.
E. To promote the use of alternative modes of transportation:
The entrance to this subdivision is offHwy 82, very near a bus stop. Since
the streetscape of this area is very pleasing, with off street parking and the
natural vegetation, residents find it enjoyable to walk through their
neighborhood, The proposed addition to this home will not adversely
affect this setting. Our addition will be screened from the street for the
most part, with the new roof peaking out from behind the trees.
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The following infonnation addressed how the design of the addition meets
the criteria of the general guidelines for ail Aspen core area neighborhoods.
1. Mass and Scale
The new roof at the entry helps add the human scale to the entrance of the building.
The roof design on the new upper level is sloped, rather than flat like the existing
roof. This helps the perception of the building to be smaller, less massive. On the
Northwest side of the building, the face of the addition steps back from the existing
level below twice, breaking up the mass of the elevation and keeping more space
between the living areas of this house and the house behind. this also breaks up
the mass of the new roof, giving an interesting eave line, The flat roof, above
the new entry steps down from the new gable roof, tying the new design in with
the remaining, unchanged portion of the building, that has flat roofs, The new
windows on the Southeast elevation are smaller in size and vertical, which is more
in line with th.e traditional building styles,
2. Building form
The new design for this structure is simple, with two main gables over rectangular
shapes. The interest in this design is in the way these simple fonns are used in
different ways. The overhangs and the steepness of the sloped roof are modest,
staying in hannony with the traditional styles in Aspen.
3. Site design
The site design for this project was established many years ago, The proposed
addition is not going to change the site design since the addition is on top of
the existing building.
4. Building materials
The sense of continuity throughout the neighborhood remains intact with the new
addition to this house, The existing building materials on the house are in line with
the rest of the neighborhood, and will be matched with the new ones.
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MEMORANDUM
TO:
Overlay Zone District Sub-Committee
FROM:
Leslie Lamont, Deputy Director
Amy Amidon, Historic Preservation Officer
RE:
Robinson FAR overlay Review
DATE:
September 27, 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 although the parcel is
9,750 square feet so compliance with the review is voluntary.
Planning staff believes that this project substantially complies
with the General Guidelines.
APPLICANTS:
Raymond.
LOCATION: 1245 Riverside Dr., the parcel is zoned R-15.
Gretchen and Elliot Robinson, represented by Kim
STAFF COMMENTS: Please refer to the application information for
the complete representation of the proposal. Because the site is
not within a "core neighborhood", only the General Guidelines found
in Chapter 1 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 applicants propose to add an approximately 1,405 (as measured
in floor area) addition onto their existing single family residence
to create a new dining/kitchen area, living room, and bathroom.
with the additional square footage the entire structure represents
99% of the allowable floor area of' the site.
The proposed addition is a new level to the main level of the
house.
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. Buildings should help establish a sense of human scale that is
inviting to pedestrians.
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response: From Riverside Drive a pedestrian will view the
southeast elevation of the home. The two story gable is a
tall and flat plane. staff would recommend that the applicant
change the windows slightly or add some horizontal
elements/projections to break up the tall, flat facade.
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: The architectural style of the homes along Riverside
Avenue are varied. The majority of the homes are set back
from the street and surrounded by mature vegetation. Although
the new addition onto the Robinson residence is a significant
amount of floor area which makes the home one of the largest
in the area, it does not bring the home closer to the street
or impact the surrounding vegetation. The home is only
visible from the front drive.
3. The street elevation of a building should be designed to appear
in scale with those seen traditionally.
response: In addition to adding more articulation to the front
facade, staff would recommend that the garage door be altered
so it appears that there are two doors which should help scale
down the visual impact of garage doors as seen from the
street.
4. Building entrances should be similar in scale to those seen
traditionally.
response: As part of the new addition, the applicants are adding
a sloped, gable roof over the entry door to provide a better
human scale.
Buildinq Form -
5. All buildings should use roof and building forms that establish
a sense of visual continuity for the community, by repeating
typical form.
response: The two new gable roofs that are being adped will be a
slope of 8/12 which is more in line with other homes in the
neighborhood verses the flat roof of the existing home. The
new addition proposes more definition and articulation to the
existing home which currently has too many blank and undefined
walls.
RECOMMENDATION: Staff recommends approval of this addition with
the recommendation that the two story southeast elevation is
changed to create horizontal elements to break of the tall, blank
wall. In addition staff would recommend that the existing two car
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garage door be altered to simulate two doors on the garage.
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RECOMMENDED MOTION: "r move to approve the Robinson pecial
Overlay Review with the recommendations outlined in staff' memo
dated September 27, 1994."
ATTACHMENTS:
A, Application
B. Submitted Plans
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t U..I 011' <} Gretchen B. Robinson
1245 Riverside Drive
Aspen, Colorado 81611
(303) 920-4560
September 6, 1994
City of Aspen
Planning Office
130 S, Galena
Aspen, Co 31611
RE: SPECIAL REVIEW; Lot 14, Block I, Riverside Subdivision
To Whom it May Concern:
The following is a description of my perception the neighbor-
hood where I live with my wife and daughter, in the Riverside
Subdivision.
Most of the homes have been here since the late 60's and early 70's.
The predominate type of construction is wood frame with some sort
of trim, either brick or stone. Most are two story; many have had the
second level added after the initial construction.
The neighborhood has an abundance of mature landscaping, giving the
area a feeling of seclusion and privacy from the street and from each
other. The proposed addition to our home will not change this. The
streetscape will remain the same, virtually screening the addition from
view from the street, except at the driveway.
We are planning this addition to our home to accommodate our
growing family, Thank you for your consideration in this matter.
Sincerely,