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HomeMy WebLinkAboutcoa.lu.sr.1460 Sierra Vista Dr.A67-94 .~ ,-." 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 -------------------------------------------------------------- -------------------------------------------------------------- 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 --------------------------------------------------------------- --------------------------------------------------------------- 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: ~. "-. 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 --------------------------------------------------------------- --------------------------------------------------------------- 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. ,h. ,-,. 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. 1-\ /-.,. 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-. ,-., 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 ~':~'::;, . 1--. ,-, 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.) .r-" ,~ 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. r-, .-'. * 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. r-- ,--... * 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. r,. .~. . .,. ~-:;. N Ct~~\. 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. k Aspen i , , : ~. .~ SPECIAL REVIEW: Compliance with Nighborhood Character Guidelines. STAUFFER RESIDENCE 1640 SIERRA VISTA DR. ASPEN, COLORADO RESPONSE ITEM 5: Leslie Stauffer ,,'n... 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 ~. ~ " ',_I '. ) a: i w I u. [, , f / u. , , \ ::> \ i I, I < i I- , l " C/) , , .. .. .. ; l , \ .. 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