HomeMy WebLinkAboutLand Use Case.660 S Galena St.A044-00
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CASE NUMBER
PARCEL ill #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A044-00
2737-182-96003
Yarbrough Residence DRAC
Lot 6 Tipplewood Subdivision
DRAC Variance
Bill Yarbrough
Ted Guy
4/25/00
Reso 2372000
5/17/00
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. ,This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein.
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308,010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Bill Yarbrough c/o Ted Guy, PO Box 1460, Basalt, CO 81621
Property Owner's Name, Mailing Address and telephone number
Lot 6, Tipplewood Subdivision
Legal Description and Street Address of Subj~ct Property
Secondary Mass Variance
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Planning and Zoning Commission Resolution # 23,2000, 4/25/00
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
May 6, 2000
Effective Date of Development Order (Same as date of publication of notice of approval.)
May 7, 2003
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code.)
Issued this 6th day of May, 2000, by the City of Aspen Community
Development Director,
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Iu . ,Ann Woods, Community Development Director
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PUBLIC NOTICE
Of
DEVELOPMENT APPROVAL
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right pursuant to the Land Use Code of the
City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: Lot 6, Tipplewood Subdivision, by resolution of the
Planning and Zoning Commission numbered 23, series of 2000. For further information
contact Julie Ann Woods, at the AspenlPitkin Community Development Dept., 130 S.
Galena St, Aspen, Colorado (970) 920-5090.
sl City of Aspen Account
Publish in The Aspen Times on May 6, 2000
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MEMORANDUM
TO:
Aspen Planning & Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Planning Director
DATE:
Sarah Oates, Zoning Officer ~ 0-
April 25, 2000
FROM:
RE:
660 South Galena Street, Tipplewood Subdivision, Lot 6
SUMMARY: The subject property is a 3,809 square foot lot with a single family
residence which is accessed from a funicular on South Galena Street. The existing house
will be demolished.
The applicant requests a waiver of the Residential Design Standards related to
"secondary mass," The "secondary mass" standard requires that at least 10% of the
above grade square footage is in a mass that is detached, .or linked by a subordinate
element, from the principal residence. This proposal does not include a secondary mass.
APPLICANT:
Bill Yarbrough represented by Theodore K. Guy Associates PC,
LOCATION:
660 South Galena, Street, Tipplewood Subdivision, Lot 6.
ZONING:
Lodge/Tourist Residential (L/TR).
PROJECT REVIEW PROCESS AND STAFF EVALUATION
Background: The proposed project is a single family home on a lot of 3,809 square feet.
The proposed floor area for the dwelling unit is 1,968 square feet, and the allowable floor
area is 1,969 square feet. The floor area has been reduced by 25% due to slope reduction.
Site Description: The property is located near Aspen Mountain and is accessed ti:~m a
funicular on South Galena Street. The lot is small, the slope of the lot is in excess of 2,0%
and does not have vehicular access.
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Waiver Requested: The following text and graphic are applicable excerpts from the
Residential Design Standards.
2. Secondary Mass.
All new structures shall
locate at least 10% of their
total square footage above
grade in a mass which is
completely detachedfrom
the principal building, or
linked to it by a subordinate
connecting element.
Accessory buildings such as
garages, sheds, and
Accessory Dwelling Units
are examples of appropriate
uses for the secondary mass.
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The garage is the secondary mass in this illustration. It is connected to the principal
building by a subordinate element (such as a linked pavilion), which demonstrates how
this standard can be met.
The site plan does not meet the Residential Design Standards because no secondary mass
is proposed.
Staff evaluation: The house does not meet this standard, and is instead configured as
one mass (see Site Plan in Exhibit B~Application).
Staff recommendation Staff recommends that the variance request for "secondary
mass" be approved because there is no vehicular access to the lot, and requiring a
secondary mass would require more excavation on the site than a single mass.
ATTACHMENTS:
Exhibit A n Review Criteria and Staff Findings
Exhibit B n Application
2
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EXHIBIT A
Section 26.575.020, Residential Design Standards
The proposed building does not comply with the following design standard:
All new structures shall locate at least 10% of their total square
footage above grade in a mass which is completely detachedfrom,
or linked to it by a subordinate connecting element, Accoessory
buildings such as garages, sheds, and Accessory Dwelling Units
are examples of appropriate uses for the secondary mass,
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 in greater compliance with the goals of the Aspen Area
Community Plan (AACP). The AACP specifically states that "sites should be
developed and designed with regard to the existing landscape. Buildings should
be clustered and the property should be planned to allow for the preservation of
the most important open space and natural features." Therefore, the single mass
proposed by the applicant is supported in the AACP for this specific property.
b) a more effective method of addressing standard in
question; or,
Staff Finding:
Staff does not feel the proposed design more effectively addresses the standard in
question.
c) clearly necessary for reasons of fairness related to
unusual site specific constraints.
Staff Finding:
Staff supports this variance based on unusual site-specific constraints. Many of the
Residential Design Standards do no apply to this lot because it has no vehicular access
and does not have any street facing facades. Staff believes that requiring the applicant to
create a secondary mass is inappropriate due to the steep lot, and that it is better to require
less excavation for this project.
3
THEODORE K GUY ASSOCIATES PC
ARCHITECTS AND STRUCTURAL~INEERS
23280 Two Rivers Roao
P.Q, Box 1640
Basalt, Colorado 81621
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THESE ARE TRANSMITTED as checked below:
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o For approval
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o For review and comment
o Approved as SUbmitted
o Approved as noted
o Resubmit
copies for approval
copies for distribution
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o Returned for corrections
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o FOR BIDS DUE
o PRINTS RETURNED AFTER LOAN TO US
REMARKS
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If ~n1uul~ as noted, kindly notify us st p e.
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THEODORE K GUY ASSOCJA:(.ES PC
ARCHITECTS AND STRUCTURAL: .INEERS
23280 Two Rivers Road
P.O. Box 1640
Basalt, Colorado 81621
[1~'D''D'[W''''\@~ 'D'~~@OOD'D''D'&[1
(970) 927-3167 . Fax (970) 927-4813
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WE ARE SENDING YOU jl( Attached
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COPIES
DATE
NO,
DESCRIPTION
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THESE ARE TRANSMITTED as checked below:
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o For approval
'ft For your use
}( As requested
o For review and comment
o Approved as submitted
o Approved as noted
o Resubmit
copies for approval
copies for distribution
corrected prints
o Submit
o Returned tor corrections
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o FOR BIDS DUE
o PRINTS RETURNED AFTER LOAN TO US
REMARKS
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THEOOORE K GUY ASSOCIATES PC
ARCHITECTS AND STRUCTURAL. ENGINEERS
March 28, 2000
Ms Sara Oates
City of Aspen Planner
Community Development Department
130 S Galena Street
Aspen, Colorado 81611
Re: Yarbrough Residence, Aspen Mountain Residence
Lot 6, Tipplewood Subdivision
Dear Sara:
Attached is our request for a variance from the Residential Design Standards for the above
referenced project. Since our preapplication we have modified our design and added a porch of
50 sf at the front door and now only request a variance from the secondary mass requirements
of the Design Standards.
Lot 6, Tipplewood Subdivision is a unique lot located near the Little Nell ski hill, The lot has
access up a funicular and by some 100 steps that run from a parking area next to the
Tipplewood Condominiums to the site. The lot does not abut a street and does not have direct
contact with any streets or public pedestrian experience. We believe this particular situation
significantly changes the street level visual impact of the site, which is the declared purpose of
the Residential Oesign Standards.
The project consists of demolition of an existing unoccupied two bedroom home and the
construction of a new single family residence. The allowed FAR is 1969.07NSF due to the
steepness of the site and thJ small size of the lot. The proposed home will contain two bedrooms
plus an ADU. The projec~ was designed in 1990 and submitted for a building permit in 1991.
While a Building Permit was ready to be issued, the party under contract to purchase the
property failed to pay for the permit and it was never issued.
We completed a zoning preapplication conference in October of 1999 and a second conference on
March 2, 2000 for a variance from the Residential Design Standard.
Neighborhood Block Plan
The attached plan is based on the City's GIS system and indicates the streets and neighboring
structures. The funicular, which is the access pOint for the site is the darkest item on the plan.
Site Plan
The attached plan is based on the City's GIS system. Due to the steepness of the adjacent
properties five foot contours have been used.
Plans and Elevations
These plans have been reduced to 1/8 inch per foot.
Primary Mass Standard
As identified in the attached Exterior Elevations, the project does not comply with the Primary
Mass Standard of the Residential Design Standards. The small footprint and lack of a garage
make this design standard impractical and unnecessary. A model of the building will be
23280 TWO RIVERS ROAD
P.O. BOX 1640
BASAI.T, COLORADO 81621
[970) 927-3167
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provided by Theodore K. Guy Associates PC at the hearing.
Photographic panorama
Taken ITom the roof of the existing house, the panoramas show two views, North and South,
Requested Variance
We are requesting a variance from the secondary mass requirement of the Residential Design
Standards. The secondary mass requirement is directed primarily to promote detached garages
and Accessory Dwelling units on the flat lots of the west end. Since this site is not connected to a
street, is inaccessible by automobile and the structure's foot print of 1200 sf is significantly
diminutive, a secondary mass is unnecessary.
The following is a summary of Residential Design Standards and how they pertain to this
project:
A Site Design
1. Building Orientation. N/ A. The building can not address or be parallel to the street
because it is not on a street.
2. Build-to-Iines. N/ A. There are neither neighboring structures nor streets for this lot
to align with.
3. Fences. N/A. There are no fences in this project,
B. Building Form
1.Secondary Mass. We are requesting a variance from this provision due to the steep slope
of the site, the small size of the footprint, and the appropriate design for this location. The
end of the building to the north is stepped down and in to reduce its mass and reduce the
visual impact of the building.
C. Parking, Garages and Carports
N/ A. The parking spaces for this home are in the existing on grade lot at the Tipplewood
Condominiums, There is no vehicular access to the site,
D. Building Elements
1. Street Oriented entrance and principal window. N/A. There is no street to be oriented
to. We have added a covered entry porch of fifty (50) square feet to meet this standard but
believe it is unnecessary given the location and access to the site,
2, One story element. The porch provides a one story element, but without a street we
believe this standard should not apply to this structure,
3. Windows. N/A. Without a street these sections should not apply to this property.
4. Ughtwells. N/ A. The proposed structure does not have a street facing facade, therefore
this standard should not apply.
E, Context
1. Materials. The proposed design is consistent in the quality and details of the exterior
materials on all sides. The materials are used in a manner consistent with their nature and
no highly reflective materials are proposed excepting windows.
2. Inflection. N/ A. This parcel is less than 6000 sf and this standard does not apply.
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