HomeMy WebLinkAboutFile Documents.430 W Hallam St.0291.2017 (117).ARBKMarkup Summary 6-27-2018
Page Label: A-001 - PROPOSED SITE PLAN
Page Index: 5
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Author: bobn
Date: 6/27/2018 9:57:40 AM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please provide a setback chart
which will be used as part of the
Zoning Compliance Verification
Policy. The purpose of the chart
is to provide a measurable
distance between veneer and
setbacks.
In addition provide detailed
information and height for items
in the setbacks. For example,
eave overhangs, fences, site
walls, water or fire features,
trash enclosures, mechanical
equipment, etc. and/or reference
the plan sheet upon which this
information is provided.
Please provide allowed
exception language specific to
each element set forth in
26.575.020.(E).(5) Allowed
Projections into Setbacks.
Plan Set.430 W Hallam.2017.11.pdf (19)
Page Label: A-101 - ROPOSED CRAWL SPACE PLAN
Page Index: 12
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Author: bobn
Date: 6/26/2018 4:38:56 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Interior dimensions of window
wells encroaching into setbacks
is maximum 3 ft. x 3 ft. Please
update all window wells on each
plan sheet accordingly.
Page Label: A-101 - ROPOSED CRAWL SPACE PLAN
Page Index: 12
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:38:33 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Interior dimensions of window
wells encroaching into setbacks
is maximum 3 ft. x 3 ft. Please
update all window wells on each
plan sheet accordingly.
Page Label: A-101 - ROPOSED CRAWL SPACE PLAN
Page Index: 12
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:38:52 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Interior dimensions of window
wells encroaching into setbacks
is maximum 3 ft. x 3 ft. Please
update all window wells on each
plan sheet accordingly.
5'-0"
CESSORY
ETBACK
"ARDCK 5'-21/8"
15'-27/8"17'-41/2"
13
48
2626
122
TUMBLED CONCRETEPAVER - SNOW MELT;REF LANDSCAPEPEA GRAVEL, TYP.REF LANDSCAPE
PROPERTY LINE7904
BLOCK 35 ALLEY
7904ACCESSORY SETBACK LINE
Please provide a setback chart which will be used as part of the Zoning Compliance
Verification Policy. The purpose of the chart is to provide a measurable distance
between veneer and setbacks.
In addition provide detailed information and height for items in the setbacks. For
example, eave overhangs, fences, site walls, water or fire features, trash enclosures,
mechanical equipment, etc. and/or reference the plan sheet upon which this
information is provided.
Please provide allowed exception language specific to each element set forth in
26.575.020.(E).(5) Allowed Projections into Setbacks.
4'-11"
8"
3'-6"
8"
7'-7"
8"
3'-6"
8"
54
54
AA-301
D
C
B
Interiordimensions ofwindow wells
encroachinginto setbacksis maximum 3
ft. x 3 ft. Please updateall window
wells on eachplan sheetaccordingly.
3
59'-3"57'-3"16'-0"8"3'-6"8"1'-10"8"3'-6"8"29'-9
3'-6"
8"
3'-6"
8"
54 54
W-1
PROPERTY LINE
SETBACK LINE
EA-305 6A-204
60
ACCESSORY SETBACK LINE
2
Interior dimensions ofwindow wellsencroaching into
setbacks is maximum3 ft. x 3 ft. Pleaseupdate all window
wells on each plansheet accordingly.
E
77'-7"
75'-7"
16'-51/2"
8"
3'-6"
8"
3'-6"8"
54
54
W-1
BA-302
7A-205
D
Interiordimensions of
window wellsencroachinginto setbacksis maximum 3
ft. x 3 ft.
Please updateall windowwells on each
plan sheet
accordingly.
Page Label: A-201 - ELEVATIONS
Page Index: 17
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Author: bobn
Date: 6/27/2018 10:33:56 AM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please provide a drop down
lines and measurements for all
height points on each elevation,
to the most restrictive grade, as
was provided for point 'D'.
Page Label: A-301 - SECTIONS
Page Index: 22
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Author: bobn
Date: 6/27/2018 1:33:54 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please explain the space
between levels. Is there
mechanical and duct work,
dropped ceilings?
Page Label: A-301 - SECTIONS
Page Index: 22
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Author: bobn
Date: 6/27/2018 1:24:07 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
12 ft
Page Label: A-304 - SECTIONS
Page Index: 25
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Author: bobn
Date: 6/27/2018 1:43:55 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please provide a floor to ceiling
detail for the garage, and the
attic space above the garage,
how is it accessed, and the
dimensions?
Also, please indicate where the
attic details are for the remainder
of the home?
Page Label: Z-001 - ONING SUMMARY
Page Index: 90
Checkmark: Unchecked
Author: bobn
Date: 6/21/2018 2:20:51 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Deck exemption is based on the
allowable floor area per R-6; not
including the TDR allowance.
3,660 sq. ft. x 15% = 549 sq. ft.
3 4 5
2'-0"
7'-111/4"
10'-01/4"
DA-304
24
6262
61 SETBACK LINE
C
Please provide adrop down lines and
measurements for all
height points on each
elevation, to the mostrestrictive grade, aswas provided forpoint 'D'.
2A-503
W-2
Please explain the space
between levels. Is there
mechanical and duct work,
dropped ceilings?
GYM
022
2A-503
A-503
F-5
1
W-2 12
f
t
F G
23A-505
SETBACK LINE
Please provide a floor to
ceiling detail for the
garage, and the attic
space above the garage,
how is it accessed, and
the dimensions?
Also, please indicate
where the attic details are
for the remainder of the
home?
Reference
26.710.180
Reference
Reference
Reference
Table 26.575.020-2
Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
0.00 0.00 4,596.75 243.47Level)0.00 0.00 0.00 0.002,361.75 2,475.25 2,684.25 2,607.00evel)477.00 113.50 545.50 170.501,845.25 1,808.50 1,194.50 1,106.50711.25 0.00 501.75 0.005,395.25 4,283.75 9,021.00 4,127.47 4,160 Allowable
The following FAR schedule applies to single-family and dulpex uses when developed as the only use of the parcel:
1) Detached residential and duplex dwellings established prior to the adoption of ordinance No. 7, Series of 2005: 100% of the allowable floor area of an equivalent-sized lot located in the R-6 Zone District. (See R-6 Zone District.) Receipt of a development order shall constitute the date the use was established. Replacement after demolition shall not effect a new establishment date for the purposes of this Section. City historic transferable developmentrights shall not permit additional floor area for detached residential and duplex dwellings.
2 TDR's
N/A
First 250 sq ft exempt Next 251-500 sq ft to exlude 50% of area15% of 4,160 allowable floor area per R-6 + 2 TDR's
Deck exemption is based on the allowable floor areaper R-6; not including the TDR allowance. 3,660 sq.ft. x 15% = 549 sq. ft.
Page Label: Z-005 - ISTING FLOOR AREA CALCULATIONS
Page Index: 95
Checkmark: Unchecked
Author: bobn
Date: 6/27/2018 2:21:02 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
The existing floor area is over
the allowable for the R-6 Zone
District and lot size. Please
provide a Certificate of
Occupancy and accompanying
floor plans to substantiate the
existing floor area.
Page Label: Z-005 - ISTING FLOOR AREA CALCULATIONS
Page Index: 95
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:06:35 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please explain the exempt
shading pattern used for
bathroom and kitchen areas.
Page Label: Z-006 - FLOOR AREA CALCULATIONS
Page Index: 96
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:45:35 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
3,660 x 15% = 549 sq. ft.
Please verify math and update
on Sheet Z-007 also.
Page Label: Z-006 - FLOOR AREA CALCULATIONS
Page Index: 96
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:46:25 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
4133.88 Please amend and
update Sheet Z-007 also.
Page Label: Z-006 - FLOOR AREA CALCULATIONS
Page Index: 96
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:46:08 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
246.38 Please amend and
update Sheet Z-007 also.
Upper Level Floor Area (Sq Ft)1,808.50
Total Existing Floor Area (Sq Ft)4,283.75
Main Level Deck Area (Sq Ft)0.00
Upper Level Deck Area (Sq Ft)231.50
Total Existing Deck Area (Sq Ft)231.50
The existing floor area is over the
allowable for the R-6 Zone District and lot
size. Please provide a Certificate of
Occupancy and accompanying floor plans
to substantiate the existing floor area.
Please explain the exempt shading pattern used for
bathroom and kitchen areas.
Exempt per RDS
26.575.020.D.2.a
(545.50-250-125)
Exempt per RDS
26.575.020.D.4.a
(3,450 x 15%) = 517.50
Exempt
0 2,684.50 - 77.25 + 170.50
0
67.25 + 22.25
0 1,194.50 - 86.50
D
C
3,660 x 15% = 549
sq. ft. Please verify
math and update on
Sheet Z-007 also.
2,777.50
1,110.00
4,131.10
4133.88 Please
amend and update
Sheet Z-007 also.
1,110.00 1,194.50 - 86.50
243.60
2,777.50
1,110.00
4,131.10 4,160 Allowable
246.38 Please
amend and update
Sheet Z-007 also.
Page Label: Z-006 - FLOOR AREA CALCULATIONS
Page Index: 96
Checkmark: Unchecked
Author: bobn
Date: 6/26/2018 4:45:13 PM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
4,596.75 x 5.36% = 246.38 sq.
ft. Please verify math, and
update on Sheet Z-007 also.
Page Label: Z-206 - HEIGHT OVER TOPOGRAPHY
Page Index: 111
Checkmark: Unchecked
Author: bobn
Date: 6/27/2018 10:40:10 AM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please provide an additional
height point in this area.
Page Label: Z-701 - RIOR LIGHTING PL
Page Index: 112
Checkmark: Unchecked
Author: bobn
Date: 6/27/2018 10:48:15 AM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please provide lighting
specifications for all four types of
proposed lighting. On this sheet,
please clearly identify the
location of all types of outdoor
lighting proposed.
Page Label: Z-701 - RIOR LIGHTING PL
Page Index: 112
Checkmark: Unchecked
Author: bobn
Date: 6/27/2018 10:48:47 AM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Linear lights are not allowable.
Page Label: Z-702 - LIGHTING SPECS
Page Index: 113
Checkmark: Unchecked
Author: bobn
Date: 6/27/2018 10:47:01 AM
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File Name: Plan Set.430 W Hallam.2017.11.pdf
Please provide a photo of this
type of light, illuminated with fully
frosted glass. This light fixture is
not approved.
628.25 67.00
906.50 100.50
3,127.75
167.50
5.36%
s
4,596.75
243.60
Lower Level Area x Percent
Exposed @ 5.36%
2,684.25
-77.25
Exempt per RDS 26.575.020.D.2.a
545.50
170.50 (545.50-250-125)
222.50
Exempt per RDS
26.575.020.D.4.a
501.75
(3,450 x 15%) = 517.50
Exempt
F
E
D
4,596.75 x 5.36%= 246.38 sq. ft.
Please verify math,
and update on
Sheet Z-007 also.
8:12
8:12
-7 3/4"
B
12:12 12:12
12:12 12:12
3:12
8
40
45
23'-3 1/4"
53
DGE HEIGHT127'-1 3/8"RIDGE HEIGHT128'-5"
RIDGE HEIGHT126'-0"
Please provide anadditional heightpoint in this area.
3 4
Please provide lighting
specifications for all four types of
proposed lighting. On this sheet,
please clearly identify the location
of all types of outdoor lighting
proposed.
H
5
WALL MOUNTED LUMINAIRE: 8' ABOVE NATURALGRADE
LED ILLUMINATING STRIP: 6" ABOVE NATURALGRADE
RECESSED WALL LUMINAIRE: 1' ABOVE NATURALGRADE
RECESSED WALL LUMINAIRE: LOCATED WITHINEGRESS WELL
A
B
C
D
1
2
3
4
5
6
7
8
9
10
11
UN26
RO
WI26
COOF
FR
EN
60FR
FR
PA26
PRGR
FELinear lights are not
allowable.
Please provide a photo of this
type of light, illuminated with fully
frosted glass. This light fixture is
not approved.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Basalt: 104 Midland Ave, #202 Basalt, CO 81621
FORUM PHI | 430 W Hallam St Clarifications
Zoning
***Numbers correspond with numbering found on comments PDF***
1. A-001 - Setback Chart provided on sheet A-001. Walls called out are closest to the Setback Line per side of
the building. See chart also for height of elements within setbacks and their code compliance.
2. A-101 - Interior lightwell dimensions updated to maximum of 3 ft. x 3 ft. clear to interior finish on sheet A-101.
3. A-101 - Interior lightwell dimensions updated to maximum of 3 ft. x 3 ft. clear to interior finish on sheet A-101.
4. A-101 - Interior lightwell dimensions updated to maximum of 3 ft. x 3 ft. clear to interior finish on sheet A-101.
5. A-201 - The dimensions shown in elevation are for the most restrictive grade per roof, not necessarily per
elevation as the most restrictive measurement occurs in one elevation. Table updated to say Most Restrictive
Heights Over Topography per discussion with Bob and Claude on 8/24/18.
6. A-301 - The space between levels is to be used for mechanical duct work. Ceiling heights vary to
accommodate mechanical duct work.
7. A-301 - Determined as Bluebeam measurement error per discussion with Bob and Claude on 8/24/18.
8. A-304 - Sheets A-303 and A-304 updated to more clearly show attic spaces. All attics are accessible
through a pull-down and are therefore exempt from Floor Area Calculations per 26.575.020.D.3.c. Floor
plans show attic access per R807.1.
9. Z-001 - Allowable Floor Area table on sheet Z-001 updated to show deck exemption based on allowable floor
area per R-6, not including the TDR allowance.
10. Z-005 - See attached email correspondence with Stephen Kanipe showing that the existing home was legally
constructed.
11. Z-005 - Sheets Z-005, Z-006 and Z-007 updated to clarify exempt fill patterns. The hatch generated in the
bathroom and kitchen areas was graphically incorrect but those areas were not included in any calculations.
12. Z-006 - Math updated. Proposed Main Level Floor Area Calculations on sheet Z-006 updated to show deck
exemption based on allowable floor area per R-6, not including the TDR allowance.
13. Z-006 - Math updated on both sheets Z-006 and Z-007 with rounding per conventional practice to the
nearest 1/100th.
14. Z-006 - Math updated on both sheets Z-006 and Z-007 with rounding per conventional practice to the
nearest 1/100th.
15. Z-006 - Math updated on both sheets Z-006 and Z-007 with rounding per conventional practice to the
nearest 1/100th.
16. Z-206 - Sheets Z-201 and Z-206 updated to show additional height point B.1 which is not the most restrictive
location. The original point B is the most restrictive and is shown in the chart. Only most restrictive heights
are shown on the Height Over Topography table.
17. Z-701 - Sheet Z-701 updated to show correct light fixtures. Sheet Z-702 updated to show all lighting fixture
specs.
18. Z-701 - Legend on sheet Z-701 updated to no longer show linear lights. There are no linear lights for this
project.
19. Z-702 - Photo of similar fixture and bulb with full frosted glass and illuminated on sheet Z-702.
Jordan Cunningham <jcunningham@forumphi.com>
Fwd: 430 W Hallam Verification of Existing Construction and FAR for Zoning
Department
1 message
Kara Thompson <kthompson@forumphi.com>Thu, Sep 13, 2018 at 5:29 PM
To: Jordan Cunningham <jcunningham@forumphi.com>
See thread below to reference in zoning comment re certificate of occupancy
--
Kara Thompson
Sr Project Architect
AIA | NCARB
Architecture | Interiors | Planning
forumphi.com | p. 914.494.8698 | f. 866.770.5585
Aspen: 715 W. Main Street, #204 Aspen, CO 81611
Basalt: 104 Midland Ave, #202 Basalt, CO 81621
CH&L | 2018 Home of the Year Finalist
Mountain Living | 2018 Top Mountain Architects & Designers
PSMJ | 2018 + 2017 Circle of Excellence Award
AIA Colorado | 2018 Associate of the Year
AIA Colorado | 2017 Young Architect of the Year
Outside Magazine | 2017 + 2016 #1 Best Place to Work
Forwarded message
From: Bob Narracci <bob.narracci@cityofaspen.com>
Date: Thu, Sep 13, 2018 at 3:12 PM
Subject: RE: 430 W Hallam Verification of Existing Construction and FAR for Zoning Department
To: Stephen Kanipe <stephen.kanipe@cityofaspen.com>, Kara Thompson <kthompson@forumphi.com>
Thank you Stephen.
Kara, please let me know when the responses/revisions are submitted for review.
Take care,
Bob Narracci
Bob Narracci, AICP
Community Development Department
Zoning Administrator
130 S. Galena St.
Aspen, CO 81611
P: (970) 4292754
www.cityofaspen.com
www.aspencommunityvoice.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is
confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply
to the sender that you have received the message in error and then delete it. Further, the information or opinions
contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the
information and opinions contain in the email are based on current zoning, which is subject to change in the future, and
upon factual representations that may or may not be accurate. The opinions and information contained herein do not
create a legal or vested right or any claim of detrimental reliance.
From: Stephen Kanipe
Sent: Thursday, September 13, 2018 2:54 PM
To: Kara Thompson <kthompson@forumphi.com>
Cc: Bob Narracci <bob.narracci@cityofaspen.com>
Subject: Re: 430 W Hallam Verification of Existing Construction and FAR for Zoning Department
Bob,
I reviewed the extensive permit file for 430 W. Hallam. It appears squeaky clean from the time the city began keeping
building records.
There is reason to have confidence in the as built drawings to establish the existing residence was legally constructed.
Stephen
Sent from my iPhone
On Sep 13, 2018, at 10:49 AM, Kara Thompson <kthompson@forumphi.com> wrote:
Hi Stephen,
The other week, we briefly spoke about the existing permit documentation for the residence that is currently
constructed at 430 W Hallam Street. As part of our scrape and replace permit for that lot, the Zoning
Department is requesting that we provide documentation that the existing house was legally constructed at
its current floor area. They requested a Certificate of Occupancy for the structure which the City does not
have a record of. There is a building permit in the City’s files for the existing house, but it is not signed by
the City. There is an approved building permit for an addition to the existing residence that was approved a
few years after construction.
Here is the link to what the permit coordinators sent us for the City’s documentation for the structure.
https://www.dropbox.com/sh/gmkmevymjb07drp/AACQMLgQGKinhoR6gcMdVd9a?dl=0
Would you be able to provide an email or a letter to the Zoning Department stating that the existing
residence was legally constructed?
Thanks,
Kara
--
Kara Thompson
Sr Project Architect
AIA | NCARB
Architecture | Interiors | Planning
forumphi.com | p. 914.494.8698 | f. 866.770.5585
Aspen: 715 W. Main Street, #204 Aspen, CO 81611
Basalt: 104 Midland Ave, #202 Basalt, CO 81621
CH&L | 2018 Home of the Year Finalist
Mountain Living | 2018 Top Mountain Architects & Designers
PSMJ | 2018 + 2017 Circle of Excellence Award
AIA Colorado | 2018 Associate of the Year
AIA Colorado | 2017 Young Architect of the Year
Outside Magazine | 2017 + 2016 #1 Best Place to Work