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Home My WebLink AboutLand Use Case.450 S Original St.A56-95f Mittendorf Apts Special Overlayj:=--~~ - 2737-182-38-014/023 A56-95 ] 9 1 J 4 34 .. CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 04/24/95 PARCEL ID AND CASE NO. DATE COMPLETE: 2737-182-38-014/018 & -020/023 CASE NUMBER: A56-95 STAFF MEMBER: SC PROJECT NAME: Mittendorf Apartments Special Overlay Review Project Address: 450 Original Legal Address: APPLICANT: Mittendorf Apartments Homeowners' Association Applicant Address: REPRESENTATIVE: Jim Colombo 925-7806 Representative Address/Phone: 623 E. Hopkins Ave. Aspen, CO 81611 FEES: PLANNING $ 489 # APPS RECEIVED 1 ENGINEER $ # PLATS RECEIVED HOUSING $ ENV. HEALTH $ TOTAL $ 489 TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 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 Parks Dept. School District City Engineer Bldg Inspector Rocky Mtn NatGas Housing Dir. Fire Marshal CDOT Aspen Water Holy Cross Clean Air Board City Electric Mtn. Bell Open Space Board Envir.Hlth. ACSD Other Zoning Energy Center Other DATE REFERRED: INITIALS: / DUE: 1 1 FINAL ROUTING: DATE ROUTED: 4 c1 ,) 9 4 INITIAL: ce/Â» City Atty City Engineer Zoning Env. Health Housing - Open Space - Other: FILE STATUS AND LOCATION: .. MEMORANDUM TO: Overlay Zone District Sub-Committee FROM: Stan Clauson, tommunity Development Director RE: Mittendorf Apartments Interim Overlay Review DATE: 3 May 1995 SUMMARY: This review is for exterior renovation, including new brick and stone facing, of an existing multi-family structure. The existing structure is in excess of 85% of its allowable FAR and, although the increase in FAR is less than 100 s.f., since exterior changes are proposed, Overlay Review is required. This review is based on the General Guidelines and on the Design Guidelines for the East Aspen Neighborhood which may be applicable to this project. The applicant's representative has included a discussion of the Base of Aspen Mountain neighborhood in his presentation. This building, while not technically in that neighborhood, is could appropriately be included there. The applicant has submitted a dimensioned site plan showing the land parcel to be 9,000 s.f., therefore compliance with the review is required. Planning staff believes that this project, with recommended changes, generally complies with the General Guidelines and East Aspen Neighborhood Guidelines, with some minor exceptions as noted below. APPLICANTS: Mittendorf Apartments Homeowners' Association, represented by James P. Colombo LOCATION: 450 Original Street (cnr. Durant Avenue), zoned R-MF. STAFF COMMENTS: Please refer to the application information for a more complete representation of the proposal. Because the site is within a "core neighborhood", the General Guidelines found in Chapter 1 of the Guidelines and the East Aspen Neighborhood Guidelines (Chapter 2) will apply to this review. The applicants do not propose to add any useable square footage to the structure. The proposed renovations would result in a technical increase in floor area of less than 100 s.f. Renovations include brick easing of existing steel columns, partial enclosure of open steel stairways and other facade elements with brick, stucco, and stone facing, replacement of certain windows with smaller units, and the installation of a brick and sandstone corbelled cornice moulding. Proposed landscape improvements include replacement of a wooden fence with a low masonry wall, two additional trees, and reseeding or sodding. In addition, one stairway at the west elevation will be removed and the balcony facade will be continued in its place. I , .. Mittendorf Apartments 3 May 1995 Page 2 General Guidelines: The General Guidelines are meant to be broad in nature and address design variables that are common to all areas. Recognizing that the Committee is dealing with an existing structure, staff is presenting in this memo those guidelines which are relevant to the proposed exterior renovation. Mass and Scale -- 1. Buildings should help establish a sense of human scale that is inviting to pedestrians. response: This area consists of larger buildings similar to the Mittendorf Apartments. Remodeling which enhances a sense of human scale, and which reduces the perceived size of structures and their individual components would be consistent with this guideline. The proposed renovations generally represent an improvement over the existing materials and forms. Staff recommends however that the central cornice element containing the legend "450" be reconsidered. Its scale and central location, which does not relate to the actual entries, is not consistent with the desire for pedestrian-level enhancements. More could be done to relate the stair entries to their facade element. 2. New buildings should appear similar in scale to those in the established neighborhood, or to the scale that is desired for the neighborhood; and 3. The street elevation of a building should be designed to appear in scale with those seen traditionally. response: The existing scale of the Mittendorf Apartments is not unlike that of existing adjacent buildings and is generally enhanced by the proposed materials and design. 9. Use natural, indigenous building materials to establish a sense of continuity throughout the community. response: The proposed materials are consistent with existing materials on the building to be retained and with materials on adjacent buildings. The proposed materials will also soften the appearance of the building by removing or covering the existing steel elements. 10. Architectural features that enhance the pedestrian experience are encouraged. response: The Mittendorf Apartments have head-in parking across the Original Street frontage and an unpaved walk along the Durant Street frontage. No changes to these existing conditions are .. Mittendorf Apartments 3 May 1995 Page 3 offered as part of this proposal. The rear window strips are currently set in a vertical aluminum siding and are visible from Durant Street. This rear facade would be considerably improved under the proposal. The front facade would be made warmer in character by the proposed changes in materials and window sizes. Entrances to the upper level are defined by their protruding stair towers, but bear little relation to the street because of the parking in the front setback. 13. Minimize the visual appearance of driveways and parking surfaces. response: This substantial remodelling project does not address this guideline. Areas which might be considered include: reducing the number of pull-in parking spaces, providing access from the street to the stair elements, using different paving materials to differentiate between the street and sidewalk, parking, and entryways. Applicable East Aspen Neighborhood guidelines: 18. Building forms should appear similar to those used traditionally in Aspen. 22. Use natural or native building materials. response: These guidelines have been covered under comments above. 26. Clearly identify the primary entrance. response: Under this guideline, multi-family units are asked to consider a central shared entry as a primary feature. While the individual units of the Mittendorf Apartments each have their own entry, a well-designed walkway leading to the street and connecting with the internal walks would be a considerable enhancement. This would likely require the elimination of one head-in parking space, but would enhance the relation of the building to the street. RECOMMENDATION: Staff recommends approval of the proposed renovations with the exception of the central cornice feature which staff believes is out of scale with the essentially linear structure. Identification of the building address should occur at pedestrian level. Further, staff recommends that the applicants consider additional entry amenities which would soften the impact of the existing parking in the front setback. These might include pavement differentiations and a landscaped walkway entrance. .. Mittendorf Apartments 3 May 1995 Page 4 RECOMMENDED MOTION: "I move to approve the Mittendorf Apartments Special Overlay Review with the recommendations outlined in staff's memo dated 3 May 1995." ATTACHMENTS: A. Application B. Locational Plans 4 .. April 24, 1995 City of Aspen- Planning Department 130 S. Galena Aspen, CO 81611 Members of the Ordinance #35 Overlay -Committee Planners: Mary Lackner and Amy Amidon RE: Mittendorf Aparments -Neighborhood Character Guidelines Application Dear Members and Planners, The owners of the Mittendorf Apartments have retained my firm to represent them in this application to gain approval for an exterior renovation of the existing structure. The Mittendorf Apartments are located at 450 Original at the corner of Durant in Aspen. The Mittendorf is neighbored by Le Clairvaux Condiminums to the southeast across Durant, and Chateau Chaumont to the southwest across Durant. The Enclave buidings at-826--32-8-24 East Durant neighbor to the east and the Silverbell Condominiums are immediately to the north. Durant Mall East and City Market neighbor to the west. The Mittendorf, Le Clairvaux, Silverbell and the Enclave buildings are in the East Aspen Neighborhood as defined by the Neighborhood Character Design Guidelines, and the Chateau Chaumont, Durant Mall East and City Market are defined as being in the Base of Aspen Mountain Neighborhood. The Mittendorf Apartments were built around 1963 and currently display a rather non-descript, "Howard Johnsonish" bent of architecture. Accompaning photographs will demonstrate the current maladies of the building with its flat roof, wallboard and verticle siding, open metal stairways and exposed steel tubular columns. The only desirable elements of the facade treatment occur on the South and North elevations, and these facades are currently punctuated with exposed steel tube columns. .. Mittendorf- Ordinace #35 Application Page 2 of 3 The prinicpal buildings of the neighborhood "set", the Silverbell, the Chateau Chaumont and the Enclave buildings have an integrated image in scale and materials-utilling Endeginous_matÂ®als of brick and rough-cut stone with some wood accents and trim. The Le Clairvaux Condominums are effectively hidden from "public way views" as a result of the large and numerous trees surrounding the property. The Durant Mall East and City Market buildings are in the Base of Aspen Neighborhood and demonstrate a completely different style and neighborhood characteristics. Large established trees are important features of the neighboorhood feel of the principal buildings, and each of the principal contiguous buildings have similar orentations and reliefs from pedestrian focus and public way views. The proposal for exterior renovations of the Mittendorf Apartments is to utilize indeginous and typically used materials of brick and masonry, rough-cut stone and wood trim elements. The existing brick facades at the south and north elevations would remain and complementing pilasters of brick would cover the awkward, set-in verticle tubular steel columns. The front or west elevation of the building would become more compatible and integrated with the principal buildings of the neighborhood by replacing wallboard and verticle siding with indeginous brick, rough- cut stone and masonry. Raw steel tube columns would be wrapped with brick facing at balcony faces and stairways. The stairways which are currently fully exposed skeleton structures of steel would be partially enclosed in brick and rough cut stone. Corral type fencing at the parking area would be replaced with a low brick, rough-cut stone and masonry wall more appropriate to the integrated image of the neighborhood. A distinct corbled, crowned cap is proposed in keeping with Aspen traditional architecture and providing relief to the inappropriate--qisting flush flat roof lines. The large, blank windows with tlÂ»-virn Idepth will be replaced with smaller windows with appropriate tri/@i*i: The established large trees will not be distrubed and the CurreNE degree of landscaping will be augmented. .. Mittendorf- Ordinace #35 Application Page 3 of 3 The Mittendorf Apartments are currently at their maximum F.A.R. and the proposed facade changes have been interpreted by the Director of Community Development, Mr. Stan Clauson to not represent an increase in F.A. R. for the structure. It is our feeling that the proposed changes to the exterior facade enhance the capatibility in scale and characteristics of the Mittendorf Apartments to that of the East Aspen Neighborhood and most specifically to the set of buildings in the immediate neighborhood as related at the pedestrian scale from public way views. It is further our feeling, that the applicant has been receptive and functionary in the use of the adopted Neighborhood Character Design Guidelines. To the extent that we feel that the proposed changes to the Mittendorf Apartments have been senistive to and in adherence of the Neighborhood Character Design Guidelines as specificed in its general terms and as further related in the specific terms of the East Aspen Neighborhood, I respectfully request approval of the proposed exterior changes to the Mittendorf Apartments as presented in this application by the members of the Ordinace #35 Overlay Committee. Sincerely, James P. Colombo JPC: ms cc: Mary Lackner Amy Amidon Thomas Satkumas Terry Liming 4 - *Al -,3 877:7. 1 99 '24'pr5-f.--: 1. 4./.7 I ...1-1 r 4 0 COLOMBO' INTERNATIONAL, INC. 623 E. HOPKINS SI ASPEN, CO 81611 TEL: 303 925-7806 FAX: 303 925-3972 April 25,1996 Mr. Stan Clauson-Director of Community Development City of Aspen- Planning Department 130 S. Galena Aspen,CO 81611 RE: Addendum Memo to Ordinance #35 Application Dear Stan, It is my understanding that you will be writing the Department comments and recommendation for the Mittendorf Apartments Ordinance #35 Meeting scheduled for May 3, 1995. In reviewing our package presented to you in our application, it came to my attention that although the removal of the most southern exterior stairway of the three existing stairways along the west elevation is indicated in our site plan and in the elevations, I overlooked addressing it's removal in my description of the proposed project. The upper and lower unit at the west end of the Mittendorf have been merged by a single owner into a single unit. This unit is accessed by its own entry door and internalized stairway along the south elevation of the building. Therefore the existing adjacent stairway at the west elevation has become unnecessary and it is our feeling that it's removal will lessen the bulk and confusion of the structure and enhance open space and facilitate further landscaping of the building. The balcony facade will be continued across the voided opening of the stairway to match the proposed balcony facades. If should have any questions please do not hesitate to call me. Sincerely,/ c UVROT/Ar) Jamek P. Colombo JPC:ms 1 / Stan Clauson U Mary Lackner Amy Amidon Terry Liming *.. - APPUCANT: MITTENDORF APARTMENTS A00RESS: 450 ORIGINAL ASPEN, CO 81611 ZONE DISTRICT: RMF LOT SIZE (SQUARE FEET): 9.001 (SEE SURVEY) EXISTING FAR: 9718 + sq. ft. ALLOWABLE FAR: annl PROPOSED FAR: NO INCREASE- ( SEE ATTACHED CLAUSON MEMO) EXISTING NET LEASA8LE (commercial): PROPOSED NET LEASABLE (commelcial): E<!STNG % OF SITE COVERAGE: 699, PRCPOSED % OFS[TE COVERAGE: 63% -%-,-4. -- - EXISTING % OFOPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): NO CHANGE EXISTING MAXIMUM HEIGHT: Pindcal Bldg.: 20'0" / Accessory 81dc PROPOSED MAXIMUM HEiGHT: Princical Bldg.: 2 0 0 " / Accesscrv Bldc PROPOSED % OF DeCITION: 15% - EXISTING NUMEER OF BEDRCOMS: NOT DETERMINED PROPOSED NUMBER OF BEDROOMS: NO CHANGE EXISTING ON-SITE PARKING SPACES: 1 1 ON-SITE PARKING SPACES REQUIRED: NOT DETERMINED (NO CHANGE) SEIBACKS: EXISTING: ALLOWASLE: PROPOSED: Front 5 ' to stairs - Er.,-Front 10 ft. Front: NO CHANGE Rear: 6 ' Rear. 10 ft. Reac NO PHANCE Side: 8' Side: 5 ft. Side: NO--GUANGE Combined FronURear: 11'- Combined Frt/Rc Combined FronURear: NO CHANCE 1618" front to balcony EXISTING NONCONFORMITIEW ENCROACHMENTS: VARIATIONS REQUESTED (elicible for landmarks Only: character comoatibility ffriding must be made by He.Cl: FAR: Minimum Distance Be*en Buildngs: SETBACKS: Front: Parking Spaces: Rear. Open Space (Commercial): Side: Height (Cottage Infill Only): Combined FrtlRr: Site Coverage (Coltage Infill Only): .. A Â· 12 April 1995 ASPEN . PITKIN Mr. James P. Colombo, President PLANNING & ZONIpIG DEPARTMENT Colombo International, Inc. COMMUNITY DEVELOPMENT DEPARTMENT 623 E. Hopkins Street Aspen, CQ 81611 Re: Mittendorf Apartments, 450 S. Original Street Dear Mr. Colombo: Responding to your letter of 30 March 1995, please be advised that I have determined that the proposed brick and stucco facing applied to the above referenced structure will not constitute an increase in the non-conformity of the building with respect to F.A.R. requirements. The calculated increase of 68.57 square feet over the entire building does not represent a significant change in the F.A.R. of the structure. Moreover, the improvement will not increase interior or exterior useable spaces in any way. It should be noted, however, that under the provisions of Ordinance 35, all development in residential zone districts for properties which exceed eighty-five (85%) of the allowa6le F.A.R. are required to participate in a review by the Ordinance 35 Overlay Committee. This ordinance exempts projects under 100 s.f. total only when the project does not result in exterior changes. Since the proposed refacing will result in exterior changes, this review will be required. I have tentatively penciled in your application for the Overlay Review Committee meeting of 3 May 1995. Kindly contact Mary Lackner (Tel: 920-5106) for information on preparing and submitting an application for review by this committee. Please let me know if I may provide any additional information or assistance. Very.fuly ygwsb 1/ \ Stan Clauson Community Development Director ec: Bill Drueding Mary Lackner \. 130 SOUTH GALENA STREET â€¢ ASPEN, COLORADO 81611 â€¢ PHONE 303.920.5090 Â·.FAX 303.920.5197 Printed on recycled paper DIRECT FAX LINE: 303.920.5439 ASPE~ MITTENDORF 1 â‚¬ 4*-To Leadville Stillwater Dr. Aspen Mountain 4 + Juniata ~ e. 74 ~ <1 Aspen Aim Rd. Snark St ~ Lawn St. LaMI , ilq-im-"09 Centennial Cr. 1 4 \ Summit St. a .., 9 -\e~~:â€ž~~t~~. 1- 1,4 ~ Ski Corp Rd Hill St. Â·27 Riverside Dr. 1~ Eastwoou _ ./2 4/ a %540&#. c-P ~ Waters Ave. ~ v Juan St. c Dean St. '0,Â· ~ Short E fove Rd. 0%/4/. 2' ek-~ 44.02*401 'Aspen G Â·11* 11 > Clair Ct. ~i 1 1 g Durant Ave. â€¢9 Maydower Ct.*~ 7.-I1 E. 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VICINITY MAP West Ri Sabln Dr. 2 $; Â·r.-f Red Mountain .... 3%4Â£+ . ..Fv ' ~.r~:~-9 ua AEMAIUON Second St. rhurd St. .. 82'G BE+ A41â€¢14 0,41' e.â€¢Â·r 1;pâ€¢,'â€¢4 Hou 6 8 COOr BR 04#f 11% 4 01,1 00 09â€¢01- 04Â«f PLAN+ZT 4. 61 W.10 *84 LE CLAIRVAUX 541Paft INIL/13 3 N 012.14 IKIAL- el-12.ter t PUMAI4-r 6.11Â¥ MALL- 41Â·IA-rÂ» u MAI*'f RAST c-HAUMDNT ' f vve"f a+AfesÂ·AU PUMOUT 1,ed*Me hi O F APJACPKI'r FF-010|~ri 28 kl.11 4 Â· AVENUE .. April 17, 1995 City of Aspen Overlay Subcommittee-Ordiance #35 Attention: Amy Amidon Mary Lackner RE: Mittendorf Apartments Overlay Subcommittee Chairperson, As President of the Mittendorf Apartments Homeowners Association I have been authorized by my associated owners to submit an application to the Overlay Subcommittee for approval of exterior changes to the Mittendorf Apartments. I also authorize Colombo International, Inc. and Jim Colombo to represent the Association in these and any subsequently required proceedings. I would also mention for your records that I am a legal owner of one of the Mittendorf Apartments located at 450 Original in the City of Aspen. Sincerely, 77 50</L~M*4q~4' /7- 95- -7*40#09'*95 2 SATFS UAJATD -4 9 I COLOMBO I 7 INTERNATIONAL, INC. 623 E. HOPKINS ST...'ASPEN, CO 81611 FAX: 303 925-3972 ~Â· ~ - -~ TEL; 303 925-7806 40 j Â»A 44# 4, ,\ %:1 ' . - 1 4- ... 9 . I flit (,4 <*114<iraM,fiL .1 -*; ,; ..,2 - 1 2 ... IO 24/ Sci 6 4/1 4 /* &41 Th#0 f . ,% fJ..-' , . 17/ i . , 9)9 7 *49,r#+ 4 . ' 41.... .,fo:....,FAI !7 - r.?> Â·4 ' 'tru ,2/0 1. eli: 4 ..1 . 1 0 fif..f..rÂ·.-- .-~ atfÂ»I LIN 4 -~Â«F- a-TAIL r -Â·Â· . .. . 1 .11 .. 4 .:' . I. , I , 1 . 11.11 1 I , 1 - t 13 -1 111 & 3 0 r. g . -6. R.3 -Â· 11_ 4 / Ifee,(e - 8 1- tub '0 8 -Rl. M 'S ' 6 Ul 642Â«1,4 Â¥ , N '.3 19* :L; 4 Le c G U i I djunb - ML SET TYPE ., .~.. SET NO .. ::i-: .-:2-â‚¬,ij {Ii*;+4, 600.0 ' - 0 - - , - 40\ /2 tl 19 9 024. 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