HomeMy WebLinkAboutLand Use Case.450 S Original St.A56-95
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED:
DATE COMPLETE:
CASE NUMBER:
PROJECT NAME:
Project Address:
Legal Address:
04/24/95 PARCEL ID AND CASE NO.
2737-182-38-014/018 & -020/023
A56-95 STAFF MEMBER: SC
Mittendorf Aoartments Soecial Overlav Review
450 Oriainal
APPLICANT: Mittendorf Aoartments
Applicant Address:
REPRESENTATIVE: Jim Colombo
Representative Address/Phone:
Homeowners' Association
925-7806
623 E. Hookins Ave.
Asoen. CO 81611
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FEES: PLANNING $ 489 # APPS RECEIVED 1
ENGINEER $ # PLATS RECEIVED
HOUSING $
ENV. HEALTH $
TOTAL $ 489
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: -1L 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
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REFERRALS:
City Attorney
city Engineer
Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
Zoning
Parks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
School District
Rocky Mtn NatGas
CDOT
Clean Air Board
Open Space Board
Other
Other
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___ City Atty ___ City Engineer ___Zoning ___Env. Health
___ Housing ~ Open Space Other:
FILE STATUS AND LOCATION:
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MEMORANDUM
FROM:
Overlay Zone District Sub-Committee
stan Claus~~~unitYDeVelopment Director
Mittendorf Apartments Interim Overlay Review
TO:
RE:
DATE:
3 May 1995
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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 casing 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
addi tional 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.
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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
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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 ~eighborhood 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.
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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
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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 820 and 824 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 1 9b3 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.
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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 m'!~E!Eials-u.!ilizing indeginous materi~ls 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 masdnry,
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 inappropr' xisting
flush flat roof lines. The large, blank windows with t rTrri--Ue will
be replaced with smaller windows with appropriate tri The
established large trees will not be distrubed and the c nt degree of
landscaping will be augmented.
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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
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"MITTENDORF APARTMENTS- ..-'--.'---
APPLICANT:
..
ADDRESS: 450 ORIGINAL ASPEN. CO 81611
ZONE DISTRICT: 'DM'J;'
LOT SIZE (SQUARE FEET): 9.001 (SEE SURVEY)
- ft.
EXlSTING FAR: 9718 + sq.
,
ALLOWABLE FAR: on01T1
PROPOSED FAR: NO INCREASE- (SEE ATTACHED CLAUSON MEMO)
EXlSTlNG NeT lEASABLE (commercial):
PROPOSED NeT LEASABLE (commen:ia!J:
EXISTING % OF SITE COVERAGE: e::;C;Q:
PROPOSED % OF SITE COVE.liAGE: 63% _..'-~ '
EXISTING % OF OPEN SPACE (Commerdal):
PROPOSED % OF OPEN SPACE (Commer.): Nc) rHJ!l.N~'R
EXISTING MAXIMUM HEiGHT: FmOcal8lm . 20'0" '~8Im'
PROPOSED MAXlMUM HEiGHT: ~f 81m' 2r.'O" I ~rv81dn.
PROPOSED % OF DEMOLITlON: 15%
. -
EXISTING NUMBER OF BEDROOMS: NOT DETERMINED
PROPOSED NUMBER OF BEDROOMS: NO CHANGE
EXISTING ON-51TE PARKING SPACES: 1 1
ON-51TE PARKING SPACES REQUIRED: NOT DETERMINED (NO CHANGE)
SETBACKS:
EXISTING: ALLOWABLE: PROPOSED:
Front 5' to sliiltDse. ta :!'lOIlt 10 ft. Front: NO rH.ll.NGE
Rear. 6' Rear. 1 n -fT. Rear. NO "l-f 1!o.l\1t:W
Side: Il' Side: c; ft. Side: NO ~il:A~("E
Combined FrontlRear. 11' eombined FrlIRr: Combined FronllRear. NO GIIA!lCE
16J6U front to balcony
EXISTlN NONCONFORMITIESI
ENCROACHMENTS:
VARIATIONS REOUESTED lelioible for landmarks Onlv' character comoaHbilitv ffndino mllst be made hv HPC1:
FAR: Minimum Distance Between Buildings:
SETBACKS: Front: Parldng Spaces: -
Rear: Open Space (Commercial):
Side: Height (Collage !nfill Only):
Combined FnJRr: . Site Coverage (Cottage Infill Only):
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12April 1995
III
'Mr. Jame,s P. Colombo, President
Colombo International, Inc.
623 E. Hopkins Street
Aspen, CQ 81611
AsPEN, PITKIN
PlANNING & ZONI!'lG DEPARTMENT. .
COMMUNITY DEVELOPMENT DEPARTMENT
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Re: Mittendorf Apartments, 4508. Orig~al Street
Dear Mr. Colombo:
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'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 EA.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
allowable 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 ref acing will result in exterior
changes, this review will be required.
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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:
~truly YO,' :
.~~L,~
Community DevelopmentDirector
cc: Bill Drueding
Mary Lackner
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130 SOUTH GALENA STREET. ASPEN, COWRAOO8161l , PHONE 303,920,5090 " FA~303.920.5197
PrlntedQllftC)'dedpaper , DIRECT FAX LINE: 303.920,5439
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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,
o ~,-S~~~ 4', /9'- crs-
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R 5,<J/K"C/v,45 -# 9
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