HomeMy WebLinkAboutcoa.lu.sr.124 W Hallam St.A1895
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 01/06/95
DATE COMPLETE:
PARCEL ID AND CASE NO.
2735-124-21-005 A18-95
STAFF MEMBER: KJ
PROJECT NAME: LEE SPECIAL OVERLAY
Project Address: 124 W. Hallam
Legal Address: city and Townsite of
K.L.M.N
Aspen. Colorado
Aspen. Block 56. Lots
APPLICANT: Katherine L. Lee
Applicant Address: Box 3129
REPRESENTATIVE: Same as above
Representative Address/Phone:
John M. Lee KLL Company
As~en. Colorado 81612
Box 3129 925-9099
Aspen. CO 81612
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FEES: PLANNING $ # APPS RECEIVED 21
ENGINEER $ # PLATS RECEIVED
HOUSING $
TEMP. OVERLAY $ 489
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
DATE REFERRED:
INITIALS:
DUE:
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FINAL ROUTING: \;\~
___ city Atty ___ City
___ Housing ___ Open
DATE ROUTED: g,.. 2-b. q < INITIAL: ~
Engineer ___Zoning ___Env. Health
Space Other:
FILE STATUS AND LOCATION:
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KATflERINE LEVITZ LEE (I<<L COMPANY)
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124 If. HALLAM, ASPEN, CO 81611
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AOOnl:SS:
20tlE DISTAIC1;
Lor SIZE! (SQUARE I'eEY):
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MOPOsEO% ()(o sITe COVI:MGl'.:
EXlS11NG% C)I'OPEN SPACE{Comoodlll): ~A
PROPOSED %OF OPE~l SPA'::!! (eomm~r.): ~A
. ex~sil~MAxJMUMflEIGHr:' . .fl~IIl!lb.. 28 ~_
PROPOSE!) W..xIMI-lM HeJalil t ..fIj~IIIktl, 28
PAOI'OSlID%Or:OI!MOLIfION: 7% - 10%
I1XI$~IN.O NUMBER OF BI1DftOOMS: 5
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'I'ROf'OSEDNUMBEROFIIE~ . 6 "
, ,flXIS'tlNG ON'SITE /'Afll<lIIG SPACES: 8
'oo.SfTe PlIRKIHQ SPACE$ AeQUIRED: ~.
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EX/SliNG: AlLOWABlE: 10 u...... . PROPOSED:
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MEMORANDUM
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TO:
Overlay Zone District Sub-Committee
FROM:
Kim Johnson, Planner
Preservation Officer
and
Amy
Amidon,
Historic
RE:
Lee Residence,
DATE:
January 31, 1995
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SUMMARY: This project is located in the West End neighborhood,
therefore both the general guidelines (Chapter 1 of the
"Neighborhood Character Guidelines") and the specific guidelines
for the West End (Chapter 3) will be applied. The applicant
requests approval for a remodel and addition to the existing duplex
structure. The proposed FAR for this 12,000 sq. ft. lot is 4,090
sq. ft. The allowable FAR is 4,206 sq. ft. 85% of the allowable
FAR is 3,575 s.f.
The special review process is mandatory but compliance with any
Committee findings is voluntary.
APPLICANT: Kathryn L. Lee
LOCATION: 124 W. Hallam Street, at the northeast corner of W.
Hallam Street and First street.
STAFF COMMENTS: Please refer to the application for the complete
representation of the proposal. Planning staff finds that the
proposed additions of the garage, second floor efficiency unit,
bedroom, stairways and enclosed porch results in non-intrusive
additions to the existing structure and is substantially in
compliance with the general and specific neighborhood guidelines.
The substantial remodel of this structure is actually a 398 s.f.
reduction in FAR as currently calculated by the land use
regulations. The size of the parcel, the structure's location on
its corner lot, and the mature vegetation on the site add to the
project's limited visual impact to surrounding properties.
The following guidelines apply to this proposal:
1) Architectural features that enhance the pedestrian experience
are encouraged.
Response: In its current design this house has
which really break up the mass. The additions will
same footprint of existing decks or garage areas.
many sections
be within the
Retaining a
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substantial portion of the second story deck off of the new master
bedroom will help retain the character of the Hallam and First
street elevations. The entry porch will continue to be in an
inviting scale.
2) Use of building forms that are similar to those seen
traditionally in Aspen.
The proposed roof pitches maintain the victorian complexity
established with the current structure.
3) Use of natural, indigenous building materials.
The use of beveled wood siding and wood roof shingles matches the
existing structure and lends to the sense of human scale for this
structure.
4) Minimize visual impact of garages.
The new garage will access from the alley and is incorporated into
the building underneath the secondary dwelling unit. The design
of the garage and secondary unit is reminiscent of trad it iona 1
carriage house use of the alleys in the West End.
5) Yard Areas
The proposed additions maintain all of the current yard areas which
are important on this site.
RECOMMENDATION: Staff recommends that the Committee approve the
request to exceed 85% of the allowed FAR at 124 W. Hallam street
with no recommended changes.
Additional Comments:
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OVERLAY SUBCOMMITTEE
JANUARY 31, 1995
Meeting was called to order by chairman Jake Vickery with Bruce
Kerr, Tom Williams, Sara Garton and Robert Blaich present. Excused
was Donnelley Erdman.
SUBCOMMITTEE COMMENTS
Amy: It looks like we will ask Council to extend this program.
Amy: The first reading on the extension is the 13th the second
reading is the 27th.
Amy: We are having a worksession Feb. 7th from NOON to two from
the symposium and will discuss how our proposals are going and the
revised design standards.
124 W. HALLAM - LEE RESIDENCE
)
Kim Johnson: Basically this is large lot 12,000 sqft. so any
findings that you may come up with are advisory only. It is
already a substantially sized structure and because of the
renovations and remodeling it is going to result in the net loss
of FAR of 400 sqft. Part of that is the way we measure FAR and the
fact that she is exchanging a secondary efficiency unit with a
garage and are putting a new efficiency unit on top of the garage
so technically the new garage space is exempt. The house is
sheltered from the two street frontages due to substantial
landscaping and that is ,one thing I would like to stress in this
particular presentation ~nd also the fact that I feel the way the
house already has a mul~itude of little parts and pieces to it and
varying roof lines th~t, 'the proposed addition is similar to the
existing structure and the victorian character of the house. It
does access for garages off the alley which is an important
function in the west end neighborhood guidelines. Also Katherine I s
intent is to try and retain as much of the existing yard area and
landscaping as possible which is why a substantial portion of this
reconstruction is subgrade.
Katherine Lee, applicant and owner: The property is 12,000 sqft.
and there is very little above grade that we are Changing and the
yard is well landscaped and tourist go by and think the plantings
have been there for years and years.
Sara: The existing garage is going to stay but the new garage is
going in where the existing is?
Katherine: There is at grade an efficiency apartment and that is
being removed and a neW' garage will go there with an apartment
above it.
Sara: Then everything is to the rear of the alley.
Amy: I attached a 50 scale map so that you could see the
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OVERLAY SUBCOMMITTEE
JANUARY 31, 1995
neighborhood.
Jake: The new ridge is ~ove the existing ridge, is that correct?
Robert Blaich: It certainly is not excessive and is less than two
feet. I feel that roof structure should be broken up.
Jake: Possibly in general it should be a little lower rather than
higher as additions usually are that way.
Robert Blaich:
higher.
Not on this house, most of the additions are
Kim: If you consult the floor plans that
apartment and maybe the extra couple of
sUbstantially to the livabili~y of that area.
is the
feet
efficiency
is adding
MOTION: Robert made t~e motion that the
request to exceed the 85% of the allowable
no recommended changes', second by Tom.
carries. .,'
committee approves the
FAR, 124 W. Hallam with
All in favor, motion
SOUTHWEST CORNER OF PARK AVE. AND HWY 82 BKR
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Amy: This is a vacant lot and I supplied you with the 50 scale
map.
The lot has unique sitUations due to its topography and a certain
amount of excavation f~r soils had to be done and Bill Drueding
worked with the applicant to determine front and rear yard
setbacks, building envelope etc. Our one concern is that the main
ridge of the roof is unbroken for the length of about 60 feet.
There is some variation in the form of the building. The applicant
states that is due to the site constraints. There are also a lot
of variations in the roofs.
Sara: The maps are very helpful. I walked by this site today and
there is a narrow alley there.
Poss and Associates: It :is a 16 foot small alley. The site is a
difficult site as it boarders HWY 82 which is Cooper Ave. and three
sides are bordered by roads, an alley, Park Ave. and Cooper Ave.
For a home owner it is difficult if you want privacy and sound
reduction and visual reduction. In the streets cape guidelines we
also want to put in a pedestrian sidewalk because as the traffic
comes down you want a buffer zone. Amy's main concern is with the
gable being too long. What we have done is show the other
buildings around in context. Our concern is that it is not that
sizable as it is on the elevation. When you see in the context
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r1tTIFICATE OF OWNERSHIP
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Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado hereby certifies that KLL COMPANY, A COLORADO GENERAL
PARTNERSHIP is the owner in fee simple of the following described
property:
LOTS K, L, M AND N, BLOCK 56, CITY AND 'l'OWNSITE OF ASPEN.
COUNTY OF PITKIN, STATE OF COLORADO.
Subject to encumbrances, easements and rights of way of record.
This certificate is not to be construed to be a guarantee of title and
is furnished for informational purposes only.
BY:
E, INC.
nature
CERTIFIED TO:
er 27, 1994 @ 8:30 A.M.
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~ r.i f3:r the foltuwing renl ",ropert~' situate lxlthe
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and State of Colorado. to wit:
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BARGAIN AND SALE DEIlD
KNOW ALL \lEN BV 'f/U;Sf: PR f~~ENTS, Tha,l.
j(ATIlERINF J, LEVITZ, now known as
KATHERINE I,EVITZ LEE,
whllscaddn..~l>i.. P.O. Box 3129, Aspen, CO B1612
. ('ollntyof Pitkin
and StaTe of Colorado
" ror the eonJ;idcralion or
Ten Dollars and other valuab1.e consideration
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in h:md r~id. hereby IOl~l1(s) llnd canvC)'(s) Iu KLL COMPANY I a Colorado general partner- ',"
ship
COUltfynr Pitkin
"and SUlle ('If Colorado
Counlyof Pitkin
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Lots K, L, M and N,
J310ck 56,
City and Townsite of
Aspen
also known by sueet and numbtras 124 West Hallam Street
with aU ils appurrenances.
Signed and deUvmd ,hi. -! tJ tf.y of 1 tu--e.."-.
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LEVITZ LEE
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STATE OF COLORADO.
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; I .' ~~'it~~o'ns: instrument was acknowledged before mJ this
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~ ERINE J. LEVITZ, now known
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