HomeMy WebLinkAboutcoa.lu.sr.1460 Sierra Vista Dr.A67-94
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CASELOAD SUMMARY SHEET
city of Aspen
DATE RECEIVED: 08/26/94 PARCEL ID AND CASE NO.
DATE COMPLETE: 2735-111-05-002 A67-94
STAFF MEMBER: AA
PROJECT NAME: Stauffer Temporarv Overlav Review
Project Address: 1460 sierra.vista Drive
Legal Address:
APPLICANT: John and Leslie Stauffer
Applicant Address: 1460 Sierra vista Drive. Aspen. CO
REPRESENTATIVE: Don Huff & Associates 925-4718
Representative Address/Phone: Box 388
WoodY Creek. CO 81656
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FEES: PLANNING $ 489 # APPS RECEIVED 1
ENGINEER $ # PLATS RECEIVED 2
HOUSING $
ENV. HEALTH $
TOTAL $ 489
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: -L 2 STEP:
P&Z Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES. NO
VESTED RIGHTS: YES NO
DRC Meeting Date
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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:
;~;~~=;~~;~;~~=tcf~f3=~======~~;;=;~;;;~~=~~;;~3i~;~;~~~7J11tj,
___ city Atty ___ city Engineer ___Zoning ___Env. Health
___ Housing ___ Open Space Other:
FILE STATUS AND LOCATION:
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MEMORANDUM
TO:
Overlay Zone District Subcommittee
THRU:
Leslie Lamont, Deputy Planning Director
FROM:
Kim Johnson, Planner
Amy Amidon, Historic Preservation Officer
RE:
Stauffer 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. Because of its location in the Cemetery Lane area and
the parcel size of 16,074 s. f. the comments from the staff and
review committee are advisory only.
Planning staff believes that this project" substantially complies
with the General Guidelines. certain changes are recommended to
enhance the proposal's compliance with the Guidelines.
APPLICANTS: John and Leslie Stauffer, represented by Don Huff.
LOCATION: 1460 Sierra vista Dr. (Lot 37, West Aspen Subdivision
Filing #2) The parcel is zoned R-15.
STAFF COMMENTS: Please refer to the application information for
the complete representation of the proposal. Because this site
does not fall within an area which is subject to specific
neighborhood design guidelines, the General Guidelines apply in an
advisory capacity only. Rather than discuss each general
Guideline, staff will highlight only those guidelines which are
pertinent to this project as pinpointed during staff's study.
This remodel and expansion of an existing single family residence
proposes a floor area ratio (FAR) of 100% allowed for the parcel.
The existing FAR is 4,311 s.f. The proposed FAR will be 4,811
s. f., plus 719 s. f. of allowable above grade deck. The development
includes an above-grade accessory dwelling unit. The most
important changes to the exterior of this residence will be the new
two-car garage added on the south side, the new master suite on a
second floor above and behind the garage, an enhanced entry area
on the east side, and a redesigned structure over the swimming pool
on the north side. The large, exterior mechanical devices for the
pool room will be replaced withlinterior equipment.
This project will require conditional use approval from the
Planning and Zoning commission for the proposed accessory dwelling
unit. Also needed is a 4' front yard setback variance from the
Zoning Board of Adjustment for the new garage.
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General Guidelines: The General Guidelines are meant to be broad
in nature and address design variables that are common to all
areas, and particularly those areas which are not addressed by
design guidelines for specific neighborhoods.
Mass and Scale -
1. Buildings should help establish a sense of human scale that is
inviting to pedestrians.
response: The revision of the front of this building includes
keeping the front-most portion one story and stepping back the two
raised portions toward the center of the building. Adding design
details of windows, overhangs, and wing walls towards the street
is an improvement over the basic blank wall which currently exists.
This parcel bounds the public golf course on its north side.
Because of this, staff considered the changes to the rear of the
residence. The enclosed swimming pool faces the north. This room
is being immediately rebuilt for safety reasons due to severe
leakage and a rotting roof structure. The new room will have a
lowered plate height and will replace the flat roof with a low-
gabled roof. These changes will soften the visual impact and
increase the interior volume of the space. The current 1,470 s.f.
roof-top deck will be removed with the old roof and be replaced by
a 280 s.f. deck. The old industrial-grade heat/vent system will
be replaced with modern efficient equipment indoors.
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 neighborhood is a broad mix of styles and sizes
including single family and duplex structures. The property to
the east is a very large monolithic duplex. To the west is a
modest ranch style home. From the street, this home will not be
overwhelming because it is deep rather than broad.
site Desiqn -
6. orient primary entrance of a building toward the street.
response: The original home has a poorly defined entry which is
behind the gravel parking area on the west side of the house.
Because of this pre-existing condition, the designer has attempted
to add focus to the entry by including a vaulted gable over the
doorway. The gravel area will be eliminated and an entry court
will consist of a new walkway and decorative fencing.
Garaqes -
12. Minimize the visual impact of garages.
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response: The revised side-entry garage design is a vast
improvement over the current front-facing garage doors. However,
staff does not support the requested 4' front yard setback
encroachment. Staff also believes that the drive-through
configuration for one garage bay be eliminated to reduce driveway
area and a garage door on the east side of the house.
Drivewavs -
13. Minimize the visual appearanQe of driveways and parking
surfaces.
response: The revision greatly reduces the amount of area devoted
to auto parking and access by eliminating gravel parking. The
applicant is still retaining the two curb cuts and providing a
"drive-through" garage. Staff recommends that the drive-through
not be done and that the eastern driveway be eliminated in order
to comply further with this guideline and allow for more landscaped
area in the front yard. If a parking space for the accessory unit
is desired on this side of the house, it should be limited to a
grass-crete type parking pad at the southeast corner of the lot.
The applicant should also consider using grass-crete paving for the
driveway and apron in front of the garage.
STAFF RECOMMENDATION: This is an advisory review only and the
fOllowing changes would be voluntary by the applicant:
1. Eliminate the drive-through garage bay to reduce driveway area
and a garage door on the east side of the house.
PROJECT DATr-.
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PROJECT REFERENCE
:Stauffer.Residence Remodel
Addition I A.D.U.
PROJECT ADDRESS
1460 Sierra Vista Dr.
Aspen, Colorado 81611
LEGAL
: Lot 37, West Aspen Subd.
Filing No. 2
Aspen,. Pitkin Co. ,CO
ZONING DISTRICT.
: R-15,Moderate-Density
Residential
OWNER
: John I Leslie Stauffer
1460 Sierr'a Vista Dr.
Aspen, CO 81611
(303)544-9657
ARCHITECT
Don Huff & Assoc.
Architects * Planners
P.O. Box 388
Woody Creek, CO 81656
(303)925-4718
FLOO~ AREA RATIO ( FAR ) ANALYSIS
,
Floor Area Ratio -
(FAR allow)
Allowable @ Lot
+ 250sf ADU
bonus
Lot Area of 16,074 sf
4,500 + 1074/100 x 6 =
4,814 sf FAR allow
Floor Area Ratio - Existing
(FAR exist)
Main Level; 2,353 sf
Lower Level; 1,958 sf
( Equivilent)
= 4,311 sf FAR exist
Floor Area Ratio
(FAR prop)
Proposed
: FAR exist; 4,311 sf
New Constr. 500 sf
=4,811 sf FAR prop
Deck Area Allowance
FAR allow x .15 =
4,814 x .15 = 722 sf
Deck Exist. = 439 sf
II New = 280 sf
Deck total = 719 sf
548 sf
A.D.U. Area
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S TAU F FER RES IDE N C E
1640 SIERRA VISTA DRIVE
ASPEN, COLORADO
SPECIAL REVIEW: Compliance with Neiqhborhood Character
Guidelines.
RESPONSE ITEM 6: Description
The proposed renovation addresses the following issues relevant
to current zoning criteria:
A. The addition of an Accessory Dwelling
Unit.
B. A Special Use Review permitting a 4'
encroachment in the 25' front yard setback
provision.
C. The addition of a 2nd level that entails
a proposed F.A.R. allowable, as defined
by the Zoning Ordinance for R15 district.
The design response involves renovation of the fOllowing areas:
ITEM
I. The repair and reconfiguration of the
existing Pool Room, Roof and Deck above,
located at the northern most area of the
structure.
ITEM II. Converting the existing garage to an A.D.U.
ITEM III. Adding a new 2 car garage at the Southern
most portion of the structure.
ITEM IV. Adding a new Master Suite located above
the existing garage (proposed A.D.U.)
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DESIGN CONCEPT
The proposed addition and renovation of the property reflects
a physical response that addresses several areas of architectual
design criteria:
A. Massing
B. Scale
C. Cohesive Building Elements
C1. Form
C2. Materials
C3. Construction Means
D. Neighborhood Compatibility
E. Function
F. Energy Conservation
G. Image
G1. Neighborhood
G2. Single Family Unit
H. Site Planning
ITEM I. POOL ROOM
Scope The Pool Room renovation entails the following
physical alterations that reflect design intentions
as described.
1. Lower existing wall height of the north, east,
and west walls and reconfiguring the existing
flat roof profile, and adjacent 1740 square foot
upper level deck to a gabled sloped roof area
and adjacent 280 square foot deck area.
Response
* Lessens the scale and mass of the north facade.
* Provides a unifying format and reflects
established structure form and use of materials
and building, features: i.e., railing, roof slope,
fiasco detail, and roof material.
* Improves visual access from the living areas
located at the existing upper level.
* Eliminates perceived large scale commercial style
exterior mechanical equipment i.e., gas fired
air handler, and wall mounted commercial exhaust
fan.
* Increase in the perceived interior volume of
the space due to the cathedral ceiling form.
* Improved spacial scale by elimination of
approximately 1470 square feet of upper level
deck.
Scope
Response
ITEM I I.
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* Compliance of life safety issues: i.e., handrail
design, structural design, preservation of
building systems.
2. Replacement of mechanical equipment and building
envelope i.e., heat exchanger, dehumidifer, new
roof / insulation, new windows and vapor barrier
detail.
* Drastic improvement in the consumption of non-
renewable energy sources.
* Improved environment i.e., relative humid
temperature, and ventilation.
* Proper means of moisture retention reflecting
preservation of structural and building systems
elements.
* Improvement of visual and auditory impact to
neighboring properties.
ACCESSORY DWELLING UNIT (A.D.U.)
Scope
Response
1. Conversion and relocation of the garage.
* Reflects improvement of the visual impact of
the streets cape by eliminating garage doors on
the building facade that relates to the street.
* Creation of a much needed housing unit stipulated
for full time residents of the community.
* Provides the Owner with the option of 'on-site'
property management for security, maintenance,
and service issues.
ITEM III. GARAGE
Scope
Response
1. Addition of new 2 car garage.
* Provides desired function of garage, i.e.
1. Direct interior access to living area.
2. storage of vehicles and other items.
3. Drive thru ingress and egress.
4. Security of access and storage.
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*
Enhances massing that includes the upper level
building addition of item IV.
*
Provides the design vehicle to implement
improvements of:
1. Design motif.
2. Screening Elements.
3. Perceived quality of material and
construction
4. Formatting unifying architectural
elements.
5. Relevant scale of form and detail.
ITEM IV. MASTER SUITE
Scope
1. Addition of New Master Suite above Garage.
RESPONSE
* Improves Owner spacial relationships.
* Improves space planning, visual access, and
physical interactions.
* Enhances perceived, architectural image.
* Addresses criteria relevant to real estate
investment and provides responses that reflect
local property improve~ents of comparable scope.
CONCLUSION
The proposed renovation complies with current planning and zoning
ordinances, as per the Land Use Regulations, City of Aspen,
Colorado, 1990 including:
1. Site Coverage
2. Open space
3. Parking
4. Floor area ratio
5. Building height, A.D.U. criteria
6. Use
for the R.15 Zone District; and Neighborhood Character Design
Guidelines for Core Area Neighborhoods in the City of Aspen,
July 1994, as recommended by the Planning Department, City of
Aspen; and promotes a response that complies with issues relevant
to site planning, neighborhood character architectural design,
regional style, housing, and other criteria established by local
and regional development practices.
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Not fNery street or road is
named on maps Of IisIed in
street guic;Ies. Cc:in:;In.dionol
streets and roads maybe in
~in~areas.
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Aspen
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SPECIAL REVIEW: Compliance with Nighborhood Character
Guidelines.
STAUFFER RESIDENCE
1640 SIERRA VISTA DR.
ASPEN, COLORADO
RESPONSE ITEM 5: Leslie Stauffer
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Sierra Vista and Alta Vista streets consist of a mixture
of duplex style buildings and single family dwellings.
Architectual styles vary from stone and wood, modern
wood, swiss style chalet and spec. homes built in the
early 1960's. The area is probably 60% duplex and 40%
single family dwellings. Height and size of the
structures also vary and the single family homes, in
comparison to the size of duplexes seem small and out
of proportion. There is no typical neighborhood
characteristic of these varying structures. Most are
nicely planted and maintained.
I Authorize Don Huff to act an an authorized representative
on our behalf.
Don Huff
0646 Twinning Flats Rd.
Woody Creek, Colorado
(303)925-4718
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