HomeMy WebLinkAboutLand Use Case.201 W Hallam St.0041.2009.ASLU F4 ' 1
THE CITY OF ,ASPEN
City of Aspen Community Development Department
CASE NUMBER 0041.2009.ASLU
PARCEL ID NUMBERS 2735 12 4 35 002
PROJECTS ADDRESS 201 W. HALLAM
PLANNER JESS GARROW
CASE DESCRIPTION RESIDENTIAL DESIGN VARIANCE
REPRESENTATIVE 201 WEST HALLEM HOLDINGS
DATE OF FINAL ACTION ABANDONED 12/16/12
ooZ 24sS-12-y-3S-oo2
004(.2009•hsi-U
File Edit Record Navigate Form Reports Format Tab Help
Main)Custom Fields I Attachments)Follow-Up Notifications I Fees I Conditions I Actions I Fee Summary I Parcels I Sub Permits I Routing History I Routing Status
0
C Permit Type Permit# 0041.2009.ACLU
N '
y Address 1201 W HALLAM ST J AWSuite r
o j
o C
City ASPEN State O � Zp rlol l
x - — - — - -
_ Permit Information
Master Permit ] Routing Queue aslu07 Appged F2612009 J
Project Status pending Approved r—l
Description RESIDENTIAL DESIGN VARIANCE.MAJOR RENOVATION Issued —J
Final �—eJ
Submitted ISTEPHANIE 970.925.7017 pock Running Days r 0 Expaes 06121/2010 J
Owner -- --- — _ -
Last Name 201 WEST HALLAM HOLDING First Name 1422 EUCLID AVE
1500 HANNAH BLDG
Phone CLEVELAND OH 44115
r Owner Is Applicant?
Applicant --- — —
Last Name 201 WEST HALLAM HOLDINr First Name 1422 EUCLID AVE
1500 HANNAH BLDG
Phone�— CustII 28601 ] CLEVELAND OH 44115
Lender — - --- ------
Last Name ] First Name( —
Phone
Enter the permit type code AspenGold(b)
i �+Pfi Z61`r+
,�d1
Yz l�b �Z
[ (z2c--)z
---7Z-)/-77/2 -4
V4CY
0 0
Jennifer Phelan
From: Jennifer Phelan
Sent: Friday, July 10, 2009 1:34 PM
To: 'Stephanie Gerwin'
Subject: RE: 201 W Hallam, Requested Supplemental information for Variance application
Hi Stephanie: I have received your supplemental information for the land use application on 201 W. Hallam and will be
assigning the case to Errin Evans. She may have additional questions once she has a chance to review the file.
Have a good weekend,Jennifer
Jevuufer Pheia i,,AICP
Deputy Director
Community Development Department
City of Aspen
130 S. Galena Street
Aspen, CO 81611
PH: 970.429.2759
FAX: 970.920.5439
www.aspenpitkin.com
From: Stephanie Gerwin [mailto:stephanie @berkusdesign.com]
Sent: Thursday, July 09, 2009 4:55 PM
To: Jennifer Phelan
Cc: 'Jeffrey Berkus'
Subject: 201 W Hallam, Requested Supplemental information for Variance application
Dear Jennifer,
At noon today, I submitted the supplemental information that you requested for our Administrative Variance application for
201 W Hallam St. project. There was a paper copy as well as a CD with the electronic files (.pdf and .doc format.) Drew
was the person who received it and said that he would deliver it to you.
Please review the content of letter and let us know via email whether it satisfies your request. If there is anything
additional that we need to address we'll like to get it to you immediately. We'd also be interested to know who on your
staff may have been assigned to handle our project.
Thank you very much.
Sincerely,
Stephanie Gerwin
Project Manager
JEFFREY BERKUS.ARCHITECTS,INC.
430 West Main Street,Aspen; CO 81611
970.925.7017 Phone
970.925.7026 Fax
1
\ 430 West Main Street, Aspen,CO 81611 P.970.925.7017 F.970.925.7026
DATE July 9,2009 FROM Jeff Berkus
Community Development
TO Department, PROJECT 201 W.Hallam St.,Aspen
Attention:Jennifer Phelan
\ COMPANY City of Aspen RE. Administrative Variance Request
Supplemental Information
FAX NO. TEL NO.
The following is the supplemental information requested in your letter dated July 2,2009,which should
complete our application for Administrative Variance to the Residential Design Standards. This should be
added to and used in conjunction with the explanatory letter dated June 25, 2009,drawings and other
application information submitted to the Community Development Department on June 25, 2009, Case
number 0041.2009.ASLU, 201 W. Hallam.
Project: Private Residence at 201 West Hallam St.,Aspen, Colorado
Lots G, H, and I, Block 50, City&Townsite of Aspen
Parcel ID: 2735124350002
With these documents,we are requesting three instances of Administrative Variance from the Residential
Design Standards, Land Use Code Section 26.410.040. The proposed design complies with the majority
of the Residential Design Standards and remedies many of the non-conformities of the existing structure.
As per Land Use Code section 26.410.020(D),the following is in response to review criteria for
granting a variance,a.) Pattern of development
1. Variance from Residential Design Standard 26.410.040 (D)(3)"Windows"
The proposed design of the new W. Hallam Street facade of the stair volume has a series of
stacked small windows. The small scale of the windows relates to the traditional lap siding. This
series of windows is in keeping with the architectural style of the area because the historical
context and vernacular architecture of Aspen is a blend of Victorian-style and mining buildings.
Each of these styles has taller elements and proportions. The mining architecture created
buildings that followed the utilitarian requirements of how the building should function and
provided openings at irregular locations according to the needs of the interior spaces. Our
proposed design of the house also blends vernacular forms and functions. The 2-story gable
forms and horizontal element of the front porch are balanced by a 1 %story stair element that has
window openings to provide natural light to the interior. The stair is a unique element that spans
the two floors,the windows follow suit and exist to provide natural light within the whole stair.
In these ways, our proposed design is in keeping with the Aspen architectural setting and the
intent of the Residential Design Standards.
(Continued, 201 W. Hallam, Requested Supplemental Information, July 9, 2009)
2. Variance from Residential Design Standard 26.410.040(D)(3)"Windows"
The proposed design of the new First Street facade has a one story element with windows that
wrap the facade in order to capture a high view of the mountains and is proportional to the flat
roofed, one-story element. The house responds to the side street by stepping down in massing.
The front porch and smaller rectangular volume attached to the 2-story facade provide relief from
the height of the gable end wall. The flat roofed element of our proposed design also responds to
the flat roofed Yellow Brick School across the street from it. The Yellow Brick School contains
modern architectural elements which include rows of windows which sit high in the facade and
extend up to the top of the interior ceilings.
In these ways, our proposed design responds to the context of the neighborhood and is in
keeping with the intent of the Residential Design Standards.
3. Variance from Residential Design Standard 26 410.040(B)(1)"Building Form-Secondary Mass"
The proposed design of the one-story garage element will be built on the existing garage
foundation footprint. The existing garage element is a one-story element attached to the house.
This element is located approximately 19ft off of the alley and allows for 2 off-street parking
spaces between the garage and the alley. In order to detach the garage from the existing-house
foundation-footprint,the garage volume would move 6ft closer to the alley thereby eliminating the
parking spaces in front of the garage.
We believe that the new house design complies with the major intent of providing secondary
massing by stepping down the volume of the house both at the garage volume and at the flat
roofed rectangular volume along the First Street facade. Furthermore, if we are able to build on
the existing footprint of the garage,then we will be all the more compliant with the intent of
section 26.410.040(c) Parking, because we are keeping the parking along the alleyway. To
relocate the garage would compromise available parking spaces in the area as well as increase
the site disturbance and increase the site coverage of the building. The adjacent school and
children's playground are heavily used by the community and require multiple parking spaces for
the community use. This parking requirement is more than what is typically required for a
neighborhood comprised solely of single-family homes. Therefore,the ability to maintain two off-
street parking spaces on this specific corner benefits the community by improving community
access to the park and school.
In these ways, our proposed design responds to the context of the neighborhood, responds to
community parking needs, and is in keeping with the intent of the Residential Design Standards.
As per Land Use Code section 26.410.020(D),the following is in response to review criteria for
granting a variance, b.)site-specific constraints
Aside from those site conditions mentioned above,there are no site-specific constraints.
We appreciate your consideration in granting these minor variances to the Residential Design Standards.
THE CITY OF ASPEN
Land Use Application
Determination of Completeness
Date: July 2, 2009
Dear City of Aspen Land Use Review Applicant,
We have received your land use application and reviewed it for completeness. The case number
and name assigned to this property is 0041.2009.ASLU, 201 W. Hallam.
Your Land Use Application is incomplete:
We found that the application needs additional items to be submitted for it to be deemed
complete and for us to begin reviewing it. We need the following additional submission
contents for you application:
1) Written responses to the following review criteria for granting a variance:
a. Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the purpose of the particular standard. In evaluating
the context as it is used in the criteria, the director may consider the relationship of the
proposed development with adjacent structures, the immediate neighborhood setting or a
broader vicinity as the director feels is necessary to determine if the exception is warranted; or
b. Be clearly necessary for reasons of fairness related to unusual site-specific
constraints.
Please submit the aforementioned missing submission items so that we may begin reviewing
your application. No review hearings will be scheduled until all of the submission contents listed
above have been submitted and are to the satisfaction of the City of Aspen Planner reviewing the
land use application.
❑ Your Land Use Application is complete:
If there are not missing items listed above, then your application has been deemed complete
to begin the land use review process.
Other submission items may be requested throughout the review process as deemed necessary by
the Community Development Department. Please contact me at 429-2759 if you have any
questions.
Th You,
ennifer P el , Deputy Director
City of Aspen, Community Development Department
C:\Documents and Settings\jennifep\My Documents\planning\Templates\Templates\Land Use Cases\Completeness
Letter Land Use.doc
0041.7 .A&W
ATTACHMENT 2-LAND USE APPLICATION
PROJECT: f 34o. fl= Rvp i PENce AT 20 I W as-r .9AA.A t,4 S-r, �['
Name: 20 1 We s G 1
Location: Lees, G N I Ar4DI e, s..AGy- 50 CT +ToWNS T£ of A-c.-MN
Indicate stree address,lot&block number, legaf description where appropriate)
Parcel ID#(REQUIRED)
APPLICANT:
Name: ,2 d WEST Htea. 4ouptv46s AoAm W►S ArJ A�
Address: �5�00 NaNNAµ 8ylLD1t4G ��22 VGui >c C..t,EVELANt� Rio
Phone#: - 92.0 - 00-4- 10
REPRESENTATIVE:
Name: U IT TS J� u5 5�' a.N EF1i
Address: jf$0 WEST HAN ST. CO
Phone#: q a-O- 47 - 0+0
TYPE OF APPLICATION:(please check all that apply):
❑ GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use
❑ GMQS Allotment ❑ Final PUD(&PUD Amendment) ❑ Text/Map Amendment
❑ Special Review ❑ Subdivision ❑ Conceptual SPA
❑ ESA-8040 Greenline, Stream ❑ Subdivision Exemption(includes ❑ Final SPA(&SPA
Margin,Hallam Lake Bluff, condominiumization) Amendment)
Mountain View Plane
❑ Commercial Design Review ❑ Lot Split ❑ Small Lodge Conversion/
AVIA1 N kGTRA-[1Q F_ Rte►l 644 Expansion
Residential Design Variance ❑ Lot Line Adjustment ❑ Other:
Conditional Use
EXISTING CONDITIONS: (description of existing buildings,uses,previous approvals,etc.
F-yul6TIt4(�v HoQsa 'au%�T IN M 89
PROPOSAL: (description of proposed buildings,uses,modifications,etc.
Have you attached the following? FEES DUE: $
❑ Pre-Application Conference Summary
❑ Attachment#1, Signed Fee Agreement
❑ Response to Attachment#3,Dimensional Requirements Form
❑ Response to Attachment#4, Submittal Requirements-Including Written Responses to Review Standards
❑ 3-D Model for large project
All plans that are larger than 8.5"X 11"must be folded. A disk with an electric copy of all written text
(Microsoft Word Format)must be submitted as part of the application. Large scale projects should include an
electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model.
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project: 20 T 4L ST.
Applicant: lol W .A" cwp
Location: 2,p l V J E6,r H4(,"AN1 -S-r, A-eps*j , CC
Zone District: & - (A
Lot Size: 43.000
Lot Area: %000 T
(for the purposes of calculating Floor Area,Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: Proposed: --
Number of residential units: Existing:__ I Proposed.• /
Number of bedrooms: Existing: 4 _Proposed. 5--
Proposed%of demolition(Historic properties only):
DIMENSIONS: T� 2-so
Floor Area: Existing: 3660 Allowable: 3 660 Proposed: 39 I D
Principal bldg. height: Existing:_ 251 Allowable: ag Proposed:- 2S
Access. bldg. height: Existing: Allowable: ______Proposed:
On-Site parking: Existing: 2.x2 Required: Proposed. .2 t
% Site coverage: Existing: Required: 8500 M roposed: 23
ni
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: 110 Required:- 10 Proposed:
101
Rear Setback: Existing: 2-0 ` Required.• 10' Proposed: `�O �
Combined F/R: Existin g: 3 O Required Z 0 Proposed 3 Ot
I _
1 19
Side Setback: Existing: 106 Required: "8 _Proposed: CY
Side Setback: Existing:__101 1 _Required. w+ 101 __Proposed:
Combined Sides: Existing: 2 $ _Required._ l 4p�-$ Pro
pose&
i
Distance Between Existing Required:_ Proposed.__
Buildings
Existing non-conformities or encroachments: 56F— F-N6W C.PeJp Et-UAT,0 4 S
fP R DF-61600 STANDARDS N in N -cow poi %'T 1 ES
Variations requested: 5ft i 4,ICAA �M
Jun 18 09 11 : 52a edam Joseph Lewis 970-9P--0002 p. 1
QTY OF ASPEN COlIrIl1 UNITY DEVELOPMENT DEPARTMENT
Agreement for payment of City of Aamm Develo mm APRUCnim Fees
CITY OF ASPEN(hereinafter CFM and 201 West Hallam Holdings
(hereinafter APPLICANT)AGREE AS I+OUOWS:
1. APPLICANT has submitted to QTY an application for
201 West Hallam St.
(hereinafter,THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 48(Series of
2006) establishes a fee structure for Land Use applications and the payment of all processing fees is a
condition precedent to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size,nature or scope of the proposed
project,it is not possible at this time to ascertain the fall extent of the costs involved in processing the
application. APPLICANT and CITY further agree that it is in the interest of the parties that
APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed
to APPLICANT on a monthly basis_ APPLICANT agrees additional costs may accrue following their
hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity
and will make additional payments upon notification by the CITY when they are necessary as costs are
incurred. =agrees it will be benefited through the greater certainty of recovering its full costs to
process APPLICANT'S application.
4. CITY and APPLICANT farther agree that it is impracticable for CITY staff to
complete processing or present sufficient information to the Planning Commission and/or City Council
to enable the Piann;na Commission and/or City Council to make legally required findings for project
consideration,unless current billings are paid in full prior to decision.
5. Therefore,APPLICANT agrees that in consideration of the CITY's waiver of its right
to collect full fees prior to a determination of application completeness, APPLICANT shall pay an
initial deposit in the amount of$_235.0%vhwh is for three hours of Community
Development staff time,and if actual recorded costs exceed the initial deposit,APPLICANT shall pay
additional monthly billings to CTrY to reimburse the CTTY for the processing of the application
mentioned above,including post approval review at a rate of$235.00 per planner hour over the initial
deposit Such periodic payments shall be made within 30 days of the billing date. APPLICANT further
agrees that failure to pay such accrued costs shall be grounds for suspension of processing,and in no
case will building permits be issued until all costs associated with case processing have been paid.
CITY OF ASPEN APPLICANT
By:
Chris Bendon
Community Devdopmenr Director Dater G
Billing Address and Telephone Number.
201 West Hallam Holdings
1500 Hannah Building
1422 Euclid Ave
CA min CatonaclinknnnmkrkT). -*r XT TTR—A QTPP f1M
Jun 18 09 11 : 52a edam Joseph Lewis 970-9?"'-0062 p. 2
201 West Hallam Holdings
1500 Hannah Building
1422 Euclid Ave
Cleveland, OH 44115
City of Aspen Community Development Department
130 S. Galena St.
3`d Floor
Aspen, Colorado 81611
June 16, 2009
To whom it may concern
With this letter I authorize my architect, Jeffrey Berkus Architects (represented by Jeffrey Berkus
or Stephanie Gerwin)to act on my behalf in matters pertaining to our application for
Administrative Variance from the Residential Design Standards for my property located at 201
West Hallam Street, Aspen.
For questions regarding the property and this application please contact them.
Jeffrey Berkus Architects
430 West Main St.
Aspen, Colorado 81611
Tel 970-925-7017
Thank you very much.
Signed:
Adam J_ Lewis
r
K R A B A C H ER ( SANDERS P.C. Curtis e,Sanders
AI70RNEYS AND COUNSF.I..ORS Al'LAW" manders0krabachet;com
S Joseph Krabacher Jerome Professdonal Sufiding Legal Assisrani:
Curtis S.Sanders 201 N.MILL STREET,SUITE 201 Cheryl M.Heiberger
Jennifer M.Causing* ASPEN,COLORADO 81011-1557
Diana G.Stlinger T(970)925-6300
Robert S.Hoover' F(970)925-1181
David T Halley
Heather J.Manolakes— Email/Website:
krabacher0krabacher,corn
".�.W rk.J—r wwwArabacher.00m
ao,�.w a;A ar,oa
"'an cm,wwm PaYbnia
June 22, 2009
City of Aspen
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: 201 West Hallam Holdings, LLC; Certificate of ownership
Dear Sir or Madam:
I am an attorney licensed by the State of Colorado to
practice law.
This letter shall confirm and certify that 201 West Hallam
Holdings, LLC is the owner of certain improved real property
located at 201 west Hallam, Aspen, Colorado 81611, and legally
described as Lots G, H and I, Block 50, city and Townsite of
Aspen, Pitkin County, Colorado (the !'Sub-iect Property") . For
your convenience, a copy of the vesting deed confirming
ownership of the Subject Property is attached.
This letter shall further confirm that as the owner of the
Subject Property, 201 West Hallam Holdings, LLC has the right
and authority to file and pursue land use applications, variance
requests, and other requests with the City of Aspen with respect
to the Subject Property, and that Adam J. Lewis is the Manager
of the 201 West Hallam Holdings, LLC.
Very truly yours,
R & SANDERS, P.C. , a
rofes 1 Corporation
By.
de
RECEPTION#: 550950, 07/11/2008 at 11:52:12 AM, 1 OF 3, R $16.00
DF $605.00 Janice K. Vos Caudill, Pitkin County, CO
Documentary Fee$605.00
WARRANTY DEED
THIS DEED, made July 10, 2008,
Between MUNDAY TRUST NUMBER ONE
of the County of ,State of TEXAS,GRANTOR,
AND 201 WEST HALL.AM HOLDINGS, LLC, A COLORADO LIMITED LIABILITY
COMPANY, GRANTEE ))
whose legal addressis: M LJr,S 15tOQ,gjj11R 1f► �dt ,�� {{�
of the County of State of
WITNESSETH,That for and in consideration of the sum of tao dollars and other good and valuable
conslderatlon,the receipt and sufficiency of which Is hereby acknowledged,the grantor has granted,
bargained,sold and conveyed,and by these presents does grant,bargaill sell and convey and confirm
unto the grantee,ITS heirs and assigns forever,all the real property together with Improvements,if any,
situate and lying and being in the County of PITKIN,State of COLORADO,described as fotio",,
LOTS G,H and I.
BLOCK 60,
CITY AND TOWNSITE OF ASPEN.
TOGETHER with all and singular the hereditaments and appurtenances thereto belonging,or in anywise
appertaining,and the reversion and reversions,remainders,rents,issues and profits thereof,and all the
estate,right,We,interest,claim and demand whatsoever of the grantor either in law or equity,of,In and to
the above bargained premises,with the hereditamenfs and appurtenances.TO HAVE AND TO HOLE)the
said premises above bargained and described,with the appurtImmon,unto the grantee,ITS heirs and
assigns forever.And the Grantor,for ITS,ITS heirs and assigns,does covenant,grant,bargain,and
agr$a to and with the Grantee,ITS heirs and assigns,that at the time of the ensealing and delivery of =
these presents,ITS is well seized of the premises above conveyed,has good,sure,plot,absdute and
indefeasible estate of inheritance,In law,in fee simple,and has good right,foil power and lawful authority
to grant,bargain,sell and convey the same in manner and form as aforesaid,and that the same are free
and clear from all former and other grants,bargains,sales,liens,taxes,assessments,encumbrances and
restrictions of whatever kind or nature soever,except those matters as set forth on Exhibit"A"attached
hereto and incorporated herein by reference.The grantor shall and will WARRANT AND FOREVER
DEFEND the above bargained premises Iri the quiet and peaceable possession of the grantee,ITS heirs
and assigns,against all and every person or persons lawfully claiming the whole or any part thereof The
singular number shall include the plural,the plural the singular,and the use of gender shall be applicable
to all genders
IN WITNESS WHEREOF the grantor has executed this deed,
SIGNATURES ON PAGE 2
Return to:
v CF ASPEN
WRETTT PAID CITY OF A8r EN i
DATE REP NO. I tAT>w WE"PAID
sal.
RECEPTION#: 550950, 07/11/2008 at 11:32:12 AM,* 2 OF 3,
Janice K. Vos Caudill., Pitkin County, Co
SIGNATURE PAGE TO WARRANTY DEED
PAGE 2
MUNDAY TRUST NUMBER ONE
BY: WILLIAM F.MUNDAY,TRUSTEE
STATE OF_ 7PV4s y
ss
COUNTY OF /
The foregoing instrument was acknowledged before me this,��dayof. "� ,4/iy ,2008,
by WILLIAM F. MUNDAY,TRUSTEE OF THE MUNDAY TRUST NUMB R ONE,
WITNESS my hand and Official seal
my commission expires; Notary FMe 014% KIM M.THOMV
fpA` , � �oleryP�igSlalsdYexas
PCT22095L Ncember 1,2010
RECEPTION#: 550950, 07/11/2008 at 11:32:12 AM, 3 OF 3,
Janice K. V'os Caudill., Pit]kin County, CO
DCI-11811' A"
I. Taxes for the year 2008 not yet due or payable.
2, Reservations and exceptions as set forth in the Deed from the City of Aspen recorded In Book 58 at Page 118
providing as follows:"That no title shall be hereby acquired to any mine of gold,silver,cinnabar or copper or to any
vapid raining claim or possession held under existing laws".
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Errin Evans DATE: 06.03.2009
PROJECT: 201 West Hallam
REPRESENTATIVE: Jeff Berkus, Stephanie Gerwin-925-7017
DESCRIPTION:
The Applicant is seeking to remodel their home at 201 West Hallam. The Applicant is reducing multiple non-conformities that
are present and seeking to exceed City of Aspen energy efficiency code requirements. The result of pursuing more efficient
construction requires the applicant to demolish multiple exterior walls in order to add greater levels of insulation. This
demolition is at a level of greater than forty (40) percent. For the most part, the Applicant's scope of work will be carried out
using the existing foundation.
Due to the demolition of greater than forty (40) percent of the residence during the remodel, the residence is required to
meet the Residential Design Standards. Staff reviewed the reasons for the 40% demolition and feels that the home meets
the intent of the code and the remodel and subsequent demolition is for the betterment of the home. Because of this staff
does not require the home to come into compliance with all of the residential design standards, namely the "Secondary
Mass," which would result in the loss of several off street parking spaces, as well as, the inability to keep the home on its
existing foundation.
The Applicant may apply for up to three (3) Administrative (staff level) variances; any number in excess of three (3) must
receive approval from the Planning and Zoning Commission.
Relevant Land Use Code Section(s): 26.410.040 Residential Design Standards
26.304 Common Development Review Procedures
htto:/Iwww.aspenpitkin.com/depts/38/citycode.dm
Staff has reviewed the three (3) administrative variances the applicant is requesting and supports them. The variances
supported by staff are for:
1. Variance from Residential Design Standard 26.410.040(D)(3) "Windows"
a. These windows are located on the North side of the residence, on the primary street facing fagade, and
are a large reduction from an existing non-conformity.
2. Variance from Residential Design Standard 26.410.040(D)(3) "Windows"
a. This window is located on the East side of the residence, on a secondary street facing fagade.
3. Variance from Residential Design Standard 26.410.040 (13)(1) "Secondary Mass"
a. There is an existing secondary mass; however, it is not detached from the main residence by a linking
element. In order to create a code compliant secondary mass the applicant would need to demolish the
garage and pour a new foundation. This new secondary mass would create a loss of current off street
parking that exists behind the current garage.
Review by:
Staff Administrative Approvals require a deposit of$735 for 3 hours of time. Additional time is billed at a rate of$245 per
hour.
Referral Agencies: None. Referral Agency Fees: None.
Planning Fees: $735. Total Deposit: $735.
To apply, submit the following information:
❑ Proof of ownership with payment.
11 Completed Land Use Aonlication.
g
❑ Pre-application Conference Summary.
❑ Signed fee agreement.
❑ Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address
and telephone number of the representative authorized to act on behalf of the applicant.
❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a
current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages,judgments, liens, easements, contracts and agreements
affecting the parcel, and demonstrating the owner's right to apply for the Development Application.
❑ Total deposit for review of the application.
❑ 1 Copy of the complete application packet and maps.
Planning Staff= 1
❑ An 81/2" by 11"vicinity map locating the parcel within the City of Aspen.
• Site improvement survey including topography and vegetation showing the current status, including all easements
and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado.
(This requirement, or any part thereof, may be waived by the Community Development Department if the project is
determined not to warrant a survey document.)
• A written description of the proposal and an explanation in written, graphic, or model form of how the proposed
development complies with the review standards relevant to the development application. Please include existing
conditions as well as proposed.
• Copies of prior approvals.
• Applications shall be provided in paper format(number of copies noted above) as well as the text only on either of
the following digital formats. Compact Disk(CD)-preferred, Zip Disk or Floppy Disk. Microsoft Word format is
preferred. Text format easily convertible to Word is acceptable.
• Applicants are advised that building plans will be required to meet the International Building Code as adopted by the
City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal
addresses these building-related and accessibility regulations. You may contact the Building Department at 920-
5090 for additional information.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning,
which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary
does not create a legal or vested right.
g
JEFFREY BERKUS ARCHITECTS , INC .
\ 430 West Main Street, Aspen, CO 81611 P. 970.925.7017 F.970.925.7026
DATE June 25,2009 FROM Jeff Berkus
To Community Development Department PROJECT 201 W.Hallam St.,Aspen
�
\ COMPANY City of Aspen RE: Administrative Variance Request
FAX N0. TEL NO.
With these documents, we are requesting three instances of Administrative Variance from the Residential
Design Standards. The proposed design complies with the majority of the Residential Design Standards
and remedies many of the non-conformities of the existing structure.
Project description:
Design renovation of an existing 1980's non-conforming single family residence located at 201 West
Hallam, Aspen. The zone district is R-6, lot size is 9,000sgft and allowable FAR is 3,660sgft.
We are undergoing a major renovation and more than 40%of the house will be demolished. The
proposed design will use the existing foundation and the forms of the house will be similar to the existing
but will conform to the Residential Design Standards. In addition, our new construction will have LEED
Gold certification as its goal. In our reconstruction, we are dramatically improving the quality and
performance of the structure.
The existing house design has multiple non-conformities to the residential design standards. In the new
design, we propose to amend the majority of those non-conformities with two exceptions for which we
request a variance review.
The non-conformities which we are correcting are:
1 '/2 story front porch roof
Front porch is shallower than 6ft
• Two story glazing at main entry
• Two story elements only on the streetscape (Lack of one-story elements)
• Front facade has more than one non-orthogonal window
Two story glazing at the stair volume
• Double-width garage doors will be made to look like a pair of single-width doors
Note: Please see the attached drawings for graphic descriptions, the variances are numbered and noted
where they occur:
Attachment 1: 201 W Hallam Elevation analysis:
These drawings show the existing building elevations highlighting their non-conformities and follows with
the proposed building elevations highlighting the manner of the design amendments to the buildings non-
conformities as well as graphically showing the items requested for variance review.
Attachment 2: 201 W Hallam site plan:
This file shows the site plan and garage location.
(continued on next page)
201 W. Hallam Administrative Variance request, dated 06.23.09
Variance Request 1: Window elements facing the front :West Hallam
The proposed design of the new street facades amend many of the non-conformities which currently
exist. There are many two story glazing elements which are amended in the new design. However there
are two locations for which we request consideration for a variance.
The existing stair volume has significant glazing on all sides. We have substantially reduced this non-
conformity but would like to have a simple window grouping to provide consistent natural light to a
stairway which features a two-story winding stair.
Variance Request 2: Window elements facing the side : First Street
The side street(First Street) has a one story element that has a large corner window that wraps from the
rear facade to the street-side facade in order to capture a high view of the mountains and is proportional
to the taller one story element.
Variance Request 3: Detached Garage Element
The proposed garage element will be built on the existing garage foundation footprint. The existing
garage element is a one-story element attached to the house. This element is located approximately 19ft
off of the alley and allows for 2 off-street parking spaces between the garage and the alley.
In order to detach the garage from the existing-house foundation-footprint, the garage volume would
move 6ft closer to the alley thereby eliminating the parking spaces in front of the garage. Complete
detachment of the garage from the rest of the house would also adversely affect planned access to roof
decks for the project.
We believe that we are maintaining the major intent of the stepping down of the building volumes to
create a secondary mass at the rear of the house. To relocate the garage would compromise available
parking spaces in the area as well as increase the site disturbance and increase the site coverage of the
building.
We appreciate your consideration in granting these minor variances to the Residential Design Standards.