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APPLICANT: Sunni Simpson
LOCATION: 940 E. Hyman
ACTION: VARIANCE REQUEST FOR INFLECTION, VOLUME (WINDOWS)
DRA C may grant relief from the Residential Design Standards if the variance is
found to be:
In greater compliance with the goals of the AACP, or
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A more effective method of addressing the standard in question, or
Clearly necessary for reasons of fairness related to unusual site specific
constraints.
INFLECTION: If the street frontage of an adjacent structure is one story in height
for a distance more than twelve feet on the side facing a proposed building, then the
adjacent portion of the proposed building must also be one story in height for a
distance of twelve feet. If the adjacent structures on both sides ofa proposed building
are one story in height, the required one story volume of the proposed building may
be on one side only. If a proposed building occupies a corner lot, and faces an
adjacent one story structure, the required one story element may be reversed to face the
corner.
WINDOWS (VOLUME): All areas with an exterior expression of a plate height
greater than ten feet shall be counted as two square feet for each one square foot of
floor area. Exterior expressions shall be defined as facade penetration between
nine and twelve feet above floor level and circular, semi-circular, or non-orthogonal
fenestration between nine and fifteen feet above floor/evel.
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MEMORANDUM
THRU:
Design Review Appeal Committee
S"" C'_, Comm"""Y""~r~'D~
Christopher Bendon, Planner l:).AJAA
Simpson Residence, 940 East Hyman Avenue -- Public Hearing
Inflection
Volume (Windows)
TO:
FROM:
RE:
DATE:
August 13, 1998
SUMMARY:
The applicant, Sunni Simpson, is requesting a waiver of two Residential Design
Standards concerning the volume standard, for windows within 9 to 12 feet of floor
height, and for the inflection standard for a proposed single-family home located at 940
East Hyman Avenue.
Waiving the window standard will allow the placement of these windows as proposed
without a Floor Area penalty. Waiving the inflection standard will allow the proposed
structure to not step down in height to the adjacent one-story residence.
Both of the standards in question are proposed to be amended with the revised guidelines
to be considered by City Council. The inflection standard is proposed for lots of 6,000
square feet or larger. The window standard is proposed for windows between the first
and second floors, not affecting windows above the second level.
The Committee should note that the Residential Design Standards may not be in front of
City Council soon, and may be amended from their present proposal. City Council is not
interested in reviewing changes to Ordinance 30 without reviewing Floor Area and
possibly a volume calculation. The Committee should also note the primary mass
standard has been proposed to require a secondary mass in the revised ordinance.
The Planning and Zoning Commission recently reviewed, and denied, this project for the
proposed ADU in the basement and variances from the design standards. The applicant
has amended the design to eliminate the primary mass, by reducing the amount of the
structure which qualifies as a primary mass, has amended the roof plan to provide more
of an inflection to the adjacent property, while still two stories in height, and may still
seek approval for the ADD at a later date.
The Committee may waive the Residential Design Standards upon finding the proposal
meets one of the variance criteria. Staff s response to these criteria are included in Staff
Comments, below.
Staff recommends granting the variances requested, with conditions.
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ApPLICANT:
Sunni Simpson of Hyman Street L.L.C. Represented by Charles Cunniffe Architects.
LOCATION:
940 East Hyman Avenue.
ZONING:
Residential Multi-Family (RMF)
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 offairness related to unusual site specific
constraints.
INFLECTION
The applicant's proposed development is not in compliance with the following
Residential Design Standard:
Inflection. If the street frontage of an acijacent structure is one (1) story in
height for a distance more than twelve (12) feet on the side facing a proposed
building, then the acijacent portion of the proposed building must also be one (1)
story in height for a distance of twelve (12) feet. If the acijacent structures on
both sides of a proposed building are one (1) story in height, the required one
(1) story volume of the proposed building may be on one (1) side only. If a
proposed building occupies a corner lot, andfaces an acijacent one (1) story
structure, the required one (1) story element may be reversed to face the corner.
Staff has consistently applied this the mean a 12 wide element for the distance along the
lot line where the adjacent on- story element exists.
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.
b) a more effective method of addressing standard in question; or,
Staff Finding'
The standard specifically protects the residential scale and massing of the towns
neighborhoods and protects one story houses from being "buried" by adjacent
development. Especially when those adjacencies are historic.
However, the proposed revisions to the Residential Design Standards do restrict the
inflection standard to lots of 6,000 square feet or larger. In other words, this standard
would not apply to this lot with the current proposed ordinance. In concert with all
requirements of the proposed revisions, staff felt properties of this size could still meet
the intent of the ordinance without meeting this standard.
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These revisions, however, are not in effect and may not be in effect for some time.
Council is not interested in considering these amendments until Floor Area and possibly
overall volume are addressed. Because the revisions were staff recommendation for the
new ordinance, staff recommends the inflection standard be waived for this project.
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Finding:
There is nothing drastically unusual about this site other than it's size - 3,000 square feet.
The adjacent property is one-story in height for a substantial portion of the common lot
line. With a 20 foot wide building envelope, inflecting correctly would require any
second story element to be within 8 feet of the eastern property line for that portion of
the building where the adjacent structure is one-story. While this may in deed represent
a design challenge, it may also represent a fairness issue.
However, the applicant is proposing an inflection of 0 feet. This may also represent a
fairness issue with the adjacent property. The Residential Design Standards encourage
compatible massing and scale for residential development. They are for the benefit of
the community in general, including neighboring property owners.
Staff believes there is a site constraint present, but is not sure that constraint necessitates
zero inflection.
WINDOWS (VOLUME):
The applicant's proposed development is subject to aFAR penalty with the following
Residential Design Standard:
All areas with an exterior expression of a plate height greater than 10 feet shall
be counted as 2 square feet for each 1 square foot of floor area. Exterior
expressions shall be deflned as facade penetration between 9 and 12 feet above
floor level and circular, semi-circular, or non-orthogonal fenestration between 9
and 15 feet above floor level.
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. The proposed revision to the guidelines, however, are more
restrictive between the first and second levels of the home and less restrictive above the
second level. The windows in the proposed development would not be in conflict with
this proposed ordinance. Again, this proposed ordinance is not in effect and may be
altered in the process.
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Staff believes, however, that the proposed windows are relatively harmless. The two-
story window expanse which Ordinance 30 addressed is not presented here with these
specific windows. The windows are relatively small and contribute to the overall design
of the project. The window standard promotes a neighborhood scale and character.
Staff believes these windows do support this neighborhood character and are a more
effective method of addressing the standard.
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Finding:
There are no site specific constraints for this property which predetermine larger
windows, or windows above 9 feet. The site is flat, buildable, within the grid, and within.
a developed neighborhood.
RECOMMENDATION:
Staff recommends DRAC grant a variance of the Residential Design Standards
"inflection" and "volume" for the proposed Simpson residence, 940 East Hyman
Avenue, with the following conditions:
I. The Design Review Appeal Committee (DRAC) hereby waives the "volume"
standard and the "inflection" standard for the proposed Simpson residence, 940
East Hyman Avenue. All other aspects of the "Residential Design Standards"
shall apply.
2. These variances are 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.
RECOMMENDED MOTION:
"1 move to grant a waiver of the Residential Design Standard for volume and inflection
with the conditions listed in the Staff memo dated August 13, 1998, for The proposed
Simpson residence, 940 East Hyman Avenue."
ATTACHMENTS:
Exhibit A - Application
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CHARLES CUNNIFFE ARL:HITECTS
520 E. HYMAN SUITE 301 ASPEN. CO 81611
PHONE (970) 925-5590 FAX (970) 925-5076
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MEMORANDUM
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TO:
FROM:
DATE:
PROJECT:
JOB NO.:
REGARDING:
Design Review Appeals Committee
Ryan Hoffner
6-3 -98
Simpson Residence
9759
Variance to Volume & Infle,tign Standard
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ARCHITECTURE
PLANNING
INTERIORS
The Applicant, Hyman St. L.L.C., hereby request a variance to the volume standard and
the side yard inflection as stated in section 26.58.040 of the Aspen Land Use Code.
The Simpson Residence, located at 940 E. Hyman, now to be referred to as The Project,
requests a variance to the Residential Design Standards concerning the use of fal(ade penetrations
between nine (9) and twelve (12) feet above the finished floor. The fenestration's in violation are
small 2'-0" x 2'.0" square windows. We feel that the presence of these small windows do not
compromise the intended goals of the Residential Design Standards. They do not increase the scale
or volume of the building but rather provide natural light into the interior vaulted spaces without
compromising privacy. In addition, the standard in question would be exempt under the Proposed
Residential Design Standards.
We also request a variance to the side yard inflection due to standard c) "be clearly
necessary for reasons of fairness related to unusual site specific constraints." This lot is a 30' x
100'city lot containing a "easement for yard purposes" that additionally constrains the setbacks of the
lot. A 12' wide side inflection would be impractical for a dwelling that is only 20' wide. This
standard would also be exempt under the Proposed Residential Design Standards because this lot
is under 6,000 sf
The Project appropriately addresses and/or exceeds the majority of the Residential Design
Standards as well as zone requirements. The covered entry porch is 188 square feet as opposed to
the required minimum of 50 square feet. The one story roof element, which is 100% of the width of
the street fal(ade exceeds the required 20%. These standards clearly exceed and/or add to the
pedestrian scale of the neighborhood, a primary goal of the Residential Design Standards.
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LEGAL DESCRIPTION:
LOT 0, BLOCI( 32,
EAST ASPEN ADDITIONAL
TOWNSITE ENTRY
ASPEN, COLORADO
940 EAST HYMAN AVENUE,
ASPEN, COLORADO
EASEMENTS FROM TITLE
COMMITMENT #PCT - 12092
BY PITKIN COUNTY TITLE
DATED 1 AUG., 1997
TelEphone 8.tC,osh'e
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and eosement ogn!t!mt!nt
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Surveyors Certificate:
/, Kenneth R. Wilson, being 0 Registered Lond Surveyor in the
State of Colorado, do hereby certifj that this improvement survey
was mode under my supervision and is true and correct to tl7e best
of my belief and knowledge. I further certifj that the
improvements on the above described parcel an the date, 8 Sept.,
1997, except utility connections are entirely within the boundaries of
the parcel, except as shown, that there ore 170 encroachments upon
the described premises by improvements 017 ony adjoining premises
except os indicated, and that there is 170 opporent evidence or
sign of ony eosement crossing or burden,/flg I any p.. .
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520 EAST HYMAN AVE.' SUITE 301 . ASPEN, CO. 81611 . m.E: 97t)925-SS90 . FAX: 970925-5076
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