HomeMy WebLinkAboutcoa.lu.sr.Lacet Ct.A48-97
CAsrAD SUMMARY SHEET - CITY OF-i;PEN
DATERECENED: 7/3/97
DATE COMPLETE:
PARCELID# 2737-181-48-002
CASE # AA48-97
STAFF: Mitch Haas
Sleepy Bear DRAC Review
Lot 2, Lacet Lane
PROJECT NAME:
Project Address:
APPUCANT:
AddresslPhone:
OWNER: Cimmarron of Aspen
Address/Phone: P,O, Box 12045
REPRESENT ATNE: Scott Samborski
Address/Phone: P.O. Box 184, Aspen 920-4068
RESPONSffiLE PARTY: Applicant
Other Name/Address:
FEES DUE
PLANNING
ENGINEER
HOUSING
ENV HEALTH
CLERK
TOTAL
$450
$0
$0
$0
$
$450.
FEES RECEIVED
PLANNING $450.
ENGINEER $
HOUSING $
ENV HEALTH $
CLERK $
TOTALRCVD $450,
One Step
# APPS RECENED 8
# PLATS RECENED 8
GIS DISK RECENED:
TYPE OF APPLICATION
Review Body Meeting Date Public Headng '?
o City Attorney
o City Engineer (DRC)
o Zoning
o Housing
o Environmental Health
o Parks
DATE REFERRED:
Yes No
Yes No
Yes No
o Aspen Fire Marshal
o City Water
o City Electric
o Clean Air Board
o Open Space Board
o Other:
o CDOT
o ACSD
o Holy Cross Electric
o Rocky Mtn Natnral Gas
o Aspen School District
o Other:
INITIALS:
DATE DUE:
APPROVAL:
Ordinanc esolution # 0"7 - NC?r
Staff Approv
Plat Recorded:
? to/cpr
,
Date:
Date:
Book
,Page
CLOSEDIFlLED
ROUTE TO:
DATE:
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INITIALS: 4
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S1'OM BUILDING CO
June 20, 1997
Design Review Appeal Committee
Board Members:
Please accept this application to request a variance on our project located at 411 lacet lane
in Aspen.
The variance we are requesting is very simple and is in reference to the ordinance 30
provision that does not allow "Facade penetrations between 9 and 12 feet. As shown on
our proposed drawings, we would like to request a variance to allow several very
important view windows to be located within this location, In addition to view, these
windows add some very important architectural interest to the home, and do not look in
any way shape or form like a "Mcoy" house,
I have been told that the ordinance is headed for some revisions in the near future. And
also I am very aware the reason for this particular aspect of the code and how it came
about. We feel that lacet court is a very unique little street with a certain character to it
that should not dictate design restrictions on our windows, As you will note, everything
else on this plan meets the requirements as far as porches, garages, and an unimposing
front door.
Thankyou
M, Scott Samborski
Timberline Custom Buildin\! Corp. . Post Office Box tS4' Aspen. Colorado 81612' Telephone & Fax 970/920-4068
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DATE:
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MEMORANDUM
Design Review Appeal Committee (DRAC) ,
Stan Clauson, Community Development DjrectoW
Julie Ann Woods, Deputy Directo~
Mitch Haas, City Planner41t- ~
Sleepy Bear Residence (Lot 2, Lacet Subdivision), Appeal of the
"Volume" Standard (26,58,040(F)(12))
July 10, 1997
SUMMARY: The applicant is requesting a variance from the "Volume" standard
(described below) in order to allow the proposed design of a single-family dwelling on
Lot 2 of the Lacet Subdivision (on Barb's Way), The application is attached as Exhibit
"A."
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 "if an
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 [DRAC] pursuant to Chapter 26.22, Design Review Appeal
Board. "
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APPLICANT: Mr. Scott Samborsky;
BACKGROUND: Community Development Department staff reviewed the application
to construct a residential unit on Lot 2 of the Lacet Subdivision for compliance with the
"Residential Design Standards," (See attached Exhibit A), Staff found that the proposal
is not in compliance with the "Volume" standard, Section 26,58,040(F)(12), which reads
as follows:
For the purpose of calculating fioor area ratio and allowable fioor area
for a building or portion thereof whose principal use is residential, a
determination shall be made as to its interior plate heights, All 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 (I) square foot of fioor
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)
andfifieen (15) feet above the level of the finishedfloor,
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Simply put, as it relates to the subject case, this standard requires that there be no
windows (facade penetrations/fenestration) in any areas of the first or second floors that
lie between nine (9) and twelve (12) feet above the height of the floor (plate height). That
is, there can be no windows between nine (9) and twelve (12) feet above either the first
floor or the second floor.
As proposed, the "south" elevation is the only elevation that does not contain any
violations of the "volume" standard, On the east elevation, the lower parts of three
windows are between nine and twelve feet from the height of the first story's finished
floor, while multiple windows extend higher than nine feet from the level of the second
story's finished floor. This latter example (second story windows) is also true of the
north and west elevations,
Given the lack of compliance with the "volume" standard, the applicant was left with the
choice of pursuing one of the following three (3) options, First, the applicant could
accept the two-to-one (2: I) floor area penalty 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. If a variance is to be
granted, it would have to be based on one of the following three criteria:
(a) the proposed design yields greater compliance with the goals of the Aspen Area
Community Plan; or,
(b) the proposed design more effectively addresses the issue or problem the given
standard responds to; or,
(c) a variance is clearly necessary for reasons of fairness related to unusual site
specific constraints,
Rather than accept the floor area penalty or redesign the proposed residence, the applicant
has chosen go before the DRAC to seek a variance from the "volume" standard. The
applicant has indicated that if a variance is not granted, the house will be redesigned to
comply with the volume standard, as well asthe rest of the residential design standards,
by removing the windows that do not comply. Accepting the FAR penalty is not a viable
option in this case, as the proposed design would build to the maximum allowable FAR,
exclusive of FAR penalties or bonuses,
STAFF COMMENTS: As mentioned above, there are three (3) criteria on which the
DRAC can base a decision whether or not to grant a variance. The following contains
staff s analysis of these criteria as they relate to the presently requested variance.
First, the proposed design has virtually no relation to the Aspen Area Community Plan,
and staff can find no connection whatsoever between the proposed design and the goals
of the Plan, Therefore, if a variance is to be granted, it should not be based on this
criterion,
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Next, the "volume" standard is intended to respond to the issue of new construction
containing windows that are not in scale with neighborhood context in terms of providing
an appropriate "solid-to-void" ratio on each of the structure's facades, The intention was
to prohibit windows that appear to span from the first level of a residence to the level(s)
above and to maintain a pedestrian scale, While the existing houses on both sides of the
lot in question contain some fairly large areas of glazing, they do not appear to have any
windows that span beyond the limits of the floor/story on which they are located.
However, in considering the variance request, the DRAC must decide whether or not the
proposed design more effectively addresses this issue than would a redesign that meets
the standard, In staff's opinion, having the non-complying windows cannotIegitimately
be said to more effectively address the issue than would a design without windows in
violation of the standard.
Lastly, a variance can be granted if it is found to be clearly necessary for reasons of
fairness related to unusual site specific constraints, While the site is not located in the
original townsite or on the grid street system, the site specific constraints of the subject
parcel are not of a nature that require construction of windows in violation of the
standard, That is, the topography, setback requirements or other constraints do not dictate
that the only feasible or fair way to develop the site would be with violations of the
"volume" standard. There are no unusual site specific constraints on the subject parcel
that would justify a variance.
While staff realizes that the literal application of the residential design standards is not
always appropriate outside of the downtown core, it is nonetheless a requirement of the
Land Use Code, That is, the intent and legitimacy of the standards would be
continuously eroded if variances were arbitrarily granted because a standard was thought
of as "applicable versus non-applicable," or "appropriate versus inappropriate," Rather,
variances should be granted if and only if one of the three criteria by which variances
could be granted is clearly being met. In this case, staff does not believe the proposed
design meets any of the variance criteria,
RECOMMENDATION: Staff recommends that the DRAC deny the variance request,
and direct the applicant to redesign the residence to comply with all of the residential
design standards, including the "volume" standard, This recommendation is based on the
finding that the project, as proposed, does not satisfy any of the three criteria by which a
variance can be granted. .
RECOMMENDED MOTION: "I move to deny the variance request, directing the
applicant to redesign the residence to comply with all of the residential design standards,
including the "volume" standard,"
ATTACHMENTS:
Exhibit "A" - Submitted application package
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ATTACHMENT 1
LAND USE APPLICATION FORM
1. Project name .:s'Z<!! ~'/ 4e'il'--'<..
2. Project location ..?..r 'o:z... ~u,r- ~e
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning ~ /.
4. Lot size
5. Applicant's name, address and phone number
~drr S'..+P7,8",..Rr;i::;' go /?y /If~,.d (1'." <7?-e?-~t!7tff'
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6, Representative's name, address, and phone number
54-:n?e. ~ ,~t?~e.
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD
Text/Map Amend.
GMQS exemption
Condominiumization$
Conceptual HPC
Final HPC "
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial 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)
..lJi!"W ~~~/... "":~r71 #n>?e q &r-o/'?p<f7Y1
9. Description of development application
:;~C"...o /e? ~~ ~ ~ t?o</ 'Tic! ~/..""e
. "."" A-P<J ~A //...-?- -., c..) ,Ah:T ~f'! .vM'/J,
.:s7~~. - ..rl<'e ,tJ/A,J ..#Jh//fff",,a
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10. ,,",ve you completed and attached the following?
.sf' "Attachment 1- Land use application form
Response to Attachment 2
Response to Attachment 3
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CERTIFICATE OF OWNERSHIP
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Piekin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado hereby certifies that SCOTT SAMBORSKI, DALE HOWER AND FELIX
HOWER are the Owner in Fee Simple of the following described property:
LOT 2, LACET SUBDIVISION, according to the Plat thereof recorded July 15, 1994
in Plat Book 35 at Page 10.
COUNTY OF PITKIN, STATE OF COLORADO.
ENCUMBRANCES: Deed of Trust from: Scott Samborski, Dale Hower and Felix Hower
to the Public Trustee of the County of Pitkin
for the use of pitkin County Bank & Trust Compan
to secure 555,500.00
dated April 24, 1997
recorded April 30, 1997
reception no. 403928
Subject to easements and rights of way of record.
This certificate is not to be construed to be a guarantee of title and
is furnished for informational purposes only.
PITKIN COUNTY TI LE, INC.
BV.
ignature
CERTIFIED TO: JUNE 12, 1997 @ 8:30 A.M.
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ATTACHMENT 3
SPECIFIC SUBMISSION REQUIREMENTS
All applications for DRAC review must include the following information:
1,
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Neighborhood block plan at 1 "=50' (available in the City Engineering
Department). Graphically show the front portions of all existing buildings
on both sides of the block and their setback from the street in feet.
Identify parking and front entry for each building and locate any accessory
dwelling units along the alley. Indicate whether any portions of the
houses immediately adjacent to the subject parcel are one story (only one
. living level).
Site plan at 1"=10', Show ground floors of all buildings on the subject
parcel, as proposed. and footprints of adjacent buildings for a distance of
100' from the side property lines. Show topography of the subject site
with 2' contours.
All building elevations, roof and floor plans at 1/8"= 1 '0.
A graphic verification thatthe project meets or does not meet the.."Primary
Mass" standard.
Photographic panorama. Show elevations of all buildings on both sides of
the block, including present condition of the subject property. Label
photos and mount on a presentation board.
A written explanation of the requested variance and a discussion of why a
variance would be appropriate and would not compromise the intended
goals of the "Residential Design Standards." The applicant may provide
any offsetting design features that may mitigate impacts of the variance
requested.
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John Golumbus
c/o Charles Cunniffe Architects
520 East Hyman Street
Aspen, CO 81611
II
ASPEN ' PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
June 3,1997
RE: Sleeping Bear Res,idence, Residential Design Standards Review,
Dear John,
The Community Development Department has, reviewed your application for .
compliance with the "Residential Design Standards," pursuant to Section
26,58,040 of the Municipal Code, Staff has determined that the proposal is in
compliance with all of the Residential. Design Standards with the exception of
Standard 26,58,040(F)(12),Volume,
The "volume" standard states that:
"All areas with an exterior expression of a plate height 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 ofthe
finished floor, and circular, semi-Circular or non-orthagonal fenestration
between nine (9) and fifteen (15) feet above the level of the finished
floor,"
The "south" elevation is the only elevation that does not contain any violations of
the "volume" standard, On the east elevation, the lower parts of three windows
are between nine' and twelve feet from the height of the first story's finished floor,
while multiple windows extend higher than nine feet frolT) the level of the second
story's finished floor. This latter example (second story windows) is also true of
the north and west,elevations.
. Given the lack of compliance with the "volume" standard, you are left with the
option of pursuing one of the following three (3) options, First, you can accept
thetwo-to-one floor area penalty while ensuring that the entire building, including
FAR penalties,. will fall within set FAR limitations, Second, you can redesign the
proposed structure such that the new form would comply with the "volume"
standard, as wel,l as the rest of the residential gesign standards, Lastly, you can
appeal staff's findings to the Design, Review Appeal 'Board; if a variance is to be
granted, itwould have to be based on one of the following three factors': (a) tne'
proposed design yields greater compliance with the goals of ' the Aspen Area
130 SOUTH GALENA STREET. ASPEN, COLORADO 8161l~1975 ' PHONE 970.920.5090 . FAX 970.920.5439
PtinledonR~ledPaper
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Community Plan; or, (b) the proposed design more effectively addresses the
issue or problem the given standard responds to; or (c) a variance clearly
necessary for reasons of fairness related to unusual site specific constraints.
It should be noted that further review of the proposed accessory dwelling unit
and associates residence will ensue, and changes to the proposed plans may be
required, Furthermore, any variations from the' approved plans will require re-
review. Approval under the "Residential Design Standards" does not guarantee
floor area allocations or approval of other dimensional requirements; rather, it
allows the project to proceed through the remaining review processes.
Your cooperation in providing the required materials for this and subsequent
reviews is greatly appreciated, If you should have any questions, or if I can be of
help in any other way, please do not hesitate to contact me at 920-5095,
Sincerely,
. Mitche Haas
City Planner
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