HomeMy WebLinkAboutLand Use Case.633 N 4th St.A41-96
CAS!"""OAD SUMMARY SHEET - CITY o-\SPEN
DATE RECEIVED: 6/6/96
DATE COMPLETE:
PARCELID# 2735-121-11-002
CASE # A41-96
STAFF: Suzanne WoW
PROJECT NAME: Uhlfelder Design Review
Project Address: 633 N. Fourth St., Aspen, Lots 7-10, Elk. 99, Hallam's Addition
APPLICANT: Naomi and Harry UhIfelder
Address/Phone: 633 N. Fourth St., Aspen
REPRESENTATIVE: Pember & Reid Architects
Address/Phone: Box 1303,412 N. Mill, Aspen -----920-9225
FEES: PLANNING $450 # APPS RECEIVED 8
ENGINEER $0 # PLATS RECEIVED 8
HOUSING $0
ENV HEALTH $0 TYPE OF APPLICATION:
TOTAL $450 One Step
AMT. RECEIVED $450
Rcvicw Body Meeting Date Public Hcaring?
P&Z . DYes DNo
CC Yes DNo
CC (2nd reading) Yes DNo
REFERRALS:
D City Attorney
D City Engineer
D Zoning
D Housing
D Environmental Health
, D Parks
D Aspen Fire Marshal
D City Water
D City Electric
D Clean Air Board
D Open Space Board
D Other:
D CDOT
D ACSD
D Holy Cross Electric
D Rocky Mtn Natural Gas
D Aspen School District
D Other:
DATE REFERRED:
INITIALS:
DATE DUE:
APPROVAL:
OrdinancelResolution #
Staff Approval
Plat Recorded:
Date:
Date:
Book
,Page
CLOSED/Fll.,ED
ROUTE TO:
DATE:
INITIALS:
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RESIDENTIAL DESIGN CHECKLIST NOTIFICATION OF APPROVAL
A. RESIDENTIAL DESIGN STANDARDS MET.
The project located at
has been reviewed by city planning staff and has been :found to be
in compliance with the "Residential Design Standards" as adopted
by Ordinance #30, Series o:f 1995.
. Planning Staf:f
B. DESIGN REVIEW APPEAL BOARD REVIEW COMPLETED.
The project located at
~3'3 N. H\A.r-rh. SI--, - l1.11/(li'J.y..
has been reviewed by the Design Review Appeal Board and has been
:found to be in compliance with the "Residential Design Standards"
as adopted by Ordinance #30, Series o:f 1995, with the "exception o:f
the standard (5) relating to C,,-rf'Ol"" ~ s c:.?- hA.C:.-k .p,-"",,"S h...c..1-
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which have been waived. Conditions o:f approvalGJ-- or were
not _ made by the Design Review Appeal Board. J4 conditions
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Planning Staff
THE ATTACHED REDUCED SIZE DRAWINGS, INITIALED BY THE PLANNING STAFF
MEMBER ASSIGNED TO THE CASE, REPRESENT THE PROPOSAL TEAT HAS BEEN
APPROVED AS DESCRIBED ABOVE. ANY VARIATIONS FROM THESE PLANS WILL
REQUIRE RE-REVIEW.
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The Design Review Appeals Committee approved the Uhlfelder variance request by a vote of 4-0
on July 11, 1996, finding that the impact of the one-car carport on the street will be minimal,
subject to the following conditions:
I. The applicant shall eliminate the southemmost of the two parking uncovered parking
spaces along N. Fourth 8t. which encroach into the right-of-way.
2. The remaining parking space shall be constructed with grasscrete or another surface
acceptable to the Planning staff.
3. The carport shall not be excluded from floor area calculations.
4. The length of the carport shall not exceed 18 feet.
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MEMORANDUM
TO:
Design Review Appeals Committee
FROM:
Suzanne Wolff, Planner
DATE:
July 11, 1996
RE:
633 N. Fourth St., Uhlfelder - Appeal from Design Standards
-----------------------------------------
---------------------------------------------
SUMMARY: The applicant proposes to construct a one-car carport facing the street as part of a
remodel of an existing residence. The existing substandard one-car garage will be converted to
an entryway to accommodate direct access from the carport to the house and the new elevator.
Waiver of the Design Review Standards, as described below is requested.
PRO.TECT REVIEW PROCESS AND STAFF EV ALUA TION
The Committee may grant an exception to the design standards base on the following criteria:
a) yields greater compliance with the goals of the Aspen Area Community Plan;
b) more effectively addresses the issue or problem a given standard or provision responds
to; or
c) is clearly necessary for reasons of fairness related to unusual site specific constraints.
APPLICANT: Naomi Uhlfelder, represented by Pember & Reid Architects.
LOCATION: 633 N. Fourth Street; Lots 7-10, Block 99, Hallam's Addition
ZONING: R-6
STAFF COMMENTS:
I. Background: During staff review for compliance with the Residential Design Standards
(Section 26.58), staff indicated that the project was not in compliance with certain standards.
The applicant has submitted an application for review and appeal of the Design Standards.
II. Site Description: The property contains approximately 6,600 square feet. The existing
residence was built in 1980.
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III. Waiver requested:
A. Standard: "All portions of a garage, carport or storage area parallel to the street
shall be recessed behind the front facade a minimum often (10) feet."
B. Standard: "For single family homes!\lld duplexes with attached garages or
carports, the garage must be set back at least ten (10) feet further from the street
th!\ll the house."
IV. Recommendation: In order to gr!\llt a vari!\llce, the committee shall fmd that the project
meets one of the following criteria:
a) yields greater compliance with the goals of the Aspen Area Community Plan;,
Staff response: The proposal is not in direct conflict with the AACP, nor does it further!\llY of
its goals.
b) more effectively addresses the issue or problem a given standard or provision responds
'to; or
Staff response: The residential design st!\lldards, as well as other areas of the Code, clearly
discourage garage access from a street if access C!\ll be obtained from !\ll alley. An alley runs
along the south side of the house. However, the applic!\llt is reqUired to provide two parking
spaces for the residence, !\lld moving the driveway access will only ch!\llge the access for one
vehicle.
c) is clearly necessary for reasons offairness related to unusual site specific constraints.
Staff response: The siting of the existing house prohibits the applic!\llt from setting the carport
back at least 10 feet further from the street th!\ll the house. The proposed location of the carport
on the existing driveway allows the applic!\llt to retain the large spruce trees in front of the house,'
which will screen the carport!\lld minimize its impact on the street. The structure of the
proposed carport will be minimal: four columns will support the C!\llOPy !\lld a deck extension on
the second floor, !\lld the carport will be open on three sides. Since the residence C!\ll be accessed
from the alley !\lld the proposed carport will be accessed from the street, the carport shall not be
excluded from floor area calculations. '
Aligning the carport perpendicular to the street to provide access from the alley would require
removal of one of the spruce trees, !\lld would actually increase the impact of the parking area on
the street. A one-car carport accessed from the alley could possibly be accommodated at the rear
of the residence, however, this would require signific!\llt design revisions based on the layout of
the existing residence. One uncovered parking space could be located in the rear of the
residence~w..~ t!", I..,,, I,~,king 'ra<;~s ill froRl6{me huys", w..dd b.. ..Iimin!ltecl.
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Staff recommends that the Committee approve the variance request finding that the impact
of the one-car carport on the street will be minimal, if the applicant complies with the
following conditions: ~
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1. The applicant shall eliminate tlu "" f> ~JU 18ft!!: uncovered parking spat; along N. ~
Fourth St. which "u".oa..I. iutu the Iight-oE-haJ'- ~tf -ff,..e. Sf~L L / /
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X One uncovered parking space sl'Iall be provided in the rear of the residence to be
accessed from the alley. The parking space may be located within the rear yard
setback.
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3.
The carport shall not be excluded from floor area calculations.
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Attachment 2
1. The applicant's name address and telephone number...
Harry and Naomi Uhlfelder
633 North Fourth Street
Aspen, Colorado, 81611
970 925 7061
See attached letter, Exhibit A, {will be. Ji"t. iLutcd at thr.~
2. The Street address and legal description of the par-eel...
Project Location: 633 North Fourth Street
Aspen, Colorado
Legal Description: Lots 7 through 10, Block 99, Hallam's Addition,
City of Aspen
Zoning: R-6
,
3. A disclosure of ownership...
See attached letter, Exhibit B, -{will be Elistributcd at the 1I,,,,,,,tillgl
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4. Graphics submitted... ~ ~
See attached drawings, Attachment 3. Includes site plan an9.-.- /i1aIYtJ1,t:4
neighborhood map, Street elevatiori and Photo Panorama, as well as a
model and /;!suse ele.atiot., will be presented at the meeting.
INf/t;J J1If/- /K ~ - '
5. A written explanation...
The owners would like to add a study and an elevator to an existi~g
two story residence. The additions will be located, along the alley side
and in the back of the house. The project also involves the reworking
of the existing one car garage, as an elevator entrance. The existing
garage is narrow by today's standards and it is not currently used to
store cars. The owner would like to add a carport to the existing
driveway area to replace the garage. It will cover only enough area for
one car to sit on the existing driveway. The variance is being requested
for that carport and for the areas in which the existing house does not
comply with the residential design standards.
Currently there are two large trees which screen the facade of the
house from the street, and they will continue to do so. The only area of
new construction which will be visible is the carport. The carport will
be constructed so that only minimal structure will touch the.ground.
This structure, in the form of four columns, will support an extension to
the existing deck on the second floor. The deck railing will match the
existing railing which can be seen from the street. The new deck will
sit at the second floor level and project through the two large trees on
either side. The carport will actually be defined more by the scale of
the second floor deck and railing than by the function of the carport.
It's height and width are in keeping with the more human scale of
decks and floor heights than the scale ordinarily defined by the car.
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The current lot size is approx. 6,600 sq feet. The total FAR is 3,324 sq
ft and the existing house is approx. 2,527 sq ft. The total additions use
approx. 450 of the remaining 797 sq ft. The existing garage will use an
additional 210 sq ft. As you can see, the additions are not a significant
increase to the size of the existing structure. They do not alter the
existing facade massing or garage impact. In fact, the existing trees
similarly form the canopy that will be created by the new carport, and
provide screening and shade similarly as well. The "void" created by
the existing trees over the existing driveway, will be maintained by the
carport structure. Essentially the front of the house will remain the
same.
The intent of Ordinance 30 is to create variation in plane and volume,
breakdown the large "solid" facades which span the length of the lot,
and reduce the impact of the car. Our proposal, while changing little
of the existing house continues the qualities of the existing house and
site, with little impact to the street by the new construction.
This variance should be granted on the basis of fairness. The project
represents a small impact to the existing structure, which will not
substantially affect the street. The house in it's existing form is set
further back than most of the adjacent structures, is well screened from
the street, and significant construction would have to occur to comply
with Ordinance 30.
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Uhlfelder Residence Additions
633 North
Pember + Reid Architects, Inc.
P.O. Box 1303
Aspen,C081612
v 9709209225 f 9207723
Fourth Street · Aspen, Colorado
Area Map
Scale: 1 :50
Date: June 6,1996
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Uhlfelder Residence Additions
633 N'orth Fourth Street · Aspen, Colorado
Pember + Reid Architects, Inc.
P.O. Box 1303
Aspen, CO 81612
v 970 920 9225 f 920 7723
Date: June 6,1996
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TO WHOM IT MAY CONCERN:
Mrs. Naomi Uhlfelder
633 North Fourth Street
Aspen, CO 81611
(970) 925-7061
April 29, 1996
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This letter will serve as authorization for PEMBER & REID ARCHITECTS, 412
North Mill Street, Aspen, CO, 81611, Telephone 970-920-9225, to act on our behalf in
pursuing all permits, authorizations and other needs related to the renovation and
construction on our property.
Please contact us if you have any questions.
Sincerely,
~
Naomi Uhlfelder
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MARK N. UHlFElDER, ESQ.
Attorney at law
1050 East Waters Avenue, # 14
P.O. Box 4461
Aspen, CO 81611
Telephone (970) 910-9510
April 29, 1996
RE: Property located at 633 North Fourth Street, Aspen, Colorado; Legal Description
Lot~ 7 through 10. Block 99. Hallams Addition (the "Property")
TO WHOM IT MAY CONCERN:
This letter will confirm:
(1) That the names of all owners ,of the Property are Naomi Uhlfelder;
(2) That there are no mortgages, judgments, liens, easements, contracts and
agreements affecting the Property; and
(3) That the owner has the right to apply for the Development Application
provided for by the City of Aspen.
Please contact me if you have any questions.
Sincerely,
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Mark N. Uhlfelder
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