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HomeMy WebLinkAboutagenda.hpc.20110817 ASPEN HISTORIC PRESERVATION COMMISSION SPECIAL MEETING AUGUST 17, 2011— 5:00 P.M. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISIT- NOON — 205 S. SPRING I. Roll call II. Approval of minutes — III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring: VII. Staff comments — (15 min.) VIII. Certificate of No Negative Effect issued (Next resolution will be #7 ) I. OLD BUSINESS A. NONE II. NEW BUSINESS A. 130 S. Galena, City Hall — Minor review, Public Hearing (45 min.) B. 205 S. Spring St. — Conceptual Major development, On -site relocation, Conditional Use review, Demolition and Variances (lhr. 15 min.) III. WORK SESSIONS: A. Presentation and Historic Preservation program evaluation by Colorado Historic Society (30 min.) 7:30 Adjourn Provide proof of legal notice (affidavit of notice for PH) Staff presentation Applicant presentation Board questions and clarifications Public comments (close public comment portion of hearing) Chairperson identified the issues to be discussed Applicant rebuttal (comments) Motion No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. PROJECT MONITORING Projects in italics are not currently under construction. Sarah Broughton 610 W. Hallam 110 E. Bleeker 604 W. Main 222 E. Bleeker Brian McNellis 132 W. Main Fox Crossing 332 W. Main Ann Mullins Deep Powder Boomerang 604 W. Main 300 S. Spring 222 E. Bleeker Lift One 135 W. Hopkins Jay Maytin 28 Smuggler Grove 627 W. Main Red Butte Cemetery Lift One 920 W. Hallam Nora Berko 28 Smuggler Grove Jason Lasser 630 E. Hyman Boomerang Lift One 135 W. Hopkins Red Butte Cemetery Jamie Brewster McLeod 630 E. Hyman 202 N. Monarch Willis Pember 508 E. Cooper M: \city \planning\hpc project monitoring \PROJECT MONITORING.doc 8/11/2011 1 Int. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 130 S. Galena, City Hall- Minor Development, Public Hearing DATE: August 17, 2011 SUMMARY: The City proposes to install a back -up generator to support the computer network system that serves the City and County. The proposed location is an existing pad on the north (alley) side of the building. This area is affected by heavy snow slide and requires a roof to shelter the generator. Two options for roof forms are presented. A fence is planned to screen the mechanical equipment from view. STAFF RECOMMENDATION: Staff finds that the proposal meets the design guidelines and recommends HPC determine the most appropriate roof form and grant Minor Development approval. APPLICANT: The City of Aspen, represented by Jeffrey Halferty Design and Jeff Pendarvis, City Asset Management. PARCEL ID: 2737- 073 -31 -851. ADDRESS: 130 S. Galena Street, Lots K, L, and M, Block 93, City and Townsite of Aspen. ZONING: P, Public. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. 1 2 Staff finding: The relevant guidelines from "The City of Aspen Historic Preservation Design Guidelines are limited, and listed on Exhibit A. The roof of City Hall is not an ideal location for necessary mechanical equipment because only a relatively small area is flat and there are no parapets to screen the view from the north and south. Ground mounted equipment is already in place along the alley, but the area has been criticized in the past as unsightly. A fence to hide the equipment from view would be an improvement and is encouraged by the design guidelines. Historically, the north facade of City Hall had numerous lean to additions. Staff finds that a roof shelter over the pad is acceptable within the guidelines. There is no attachment to the building. The existing gable roofed structure over the north entry to City Hall is not historic. The new roof and fence should be stained a dark color to be consistent with the existing entry feature. The fence design is related to a mechanical enclosure on the east side of City Hall. Staff supports replicating the design that is already in place. Many design decisions at City Hall have been done piecemeal over the years and simplicity in future decisions is important. Staff finds that guidelines 14.14 and 14.15 are met. Two roof options are proposed. HPC should determine which version is the most appropriate in terms of function and impact on the historic building. Staff finds either option acceptable. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC determine the preferred roof option and grant Minor Development approval with conditions outlined in the attached resolution. Exhibits: Resolution # , Series of 2011 A. Relevant HPC design guidelines B. Application 2 3 Exhibit A: Relevant Historic Preservation Design Guidelines for 130 S. Galena, Minor Development 14.14 Minimize the visual impacts of service areas as seen from the street. ❑ When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. ❑ This includes locations for trash containers and loading docks. ❑ Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. o Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. ❑ Screen ground- mounted units with fences, stone walls or hedges. o A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Use low- profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. o Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 3 4 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MINOR DEVELOPMENT FOR 130 S. GALENA STREET, ASPEN CITY HALL, LOTS K, L, AND M, BLOCK 93, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #, SERIES OF 2011 PARCEL ID: 2737 - 073 -31 -851 WHEREAS, the applicant, the City of Aspen, represented by Jeffrey Halferty Design and Jeff Pendarvis, City Asset Management has requested Minor Development approval for mechanical equipment, a roof shelter and fence along the alley of Aspen City Hall, 130 S. Galena Street, Lots K,L, and M, Block 93, City and Townsite of Aspen. The property is a designated landmark; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report dated August 17, 2011, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines would be met with project revisions; and WHEREAS, during a duly noticed public hearing on August 17, 2011, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and approved the application by a vote of to _, with conditions. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development for the property located at 130 S. Galena Street, Aspen City Hall, Lots K, L, and M, Block 93, City and Townsite of Aspen, Colorado, with the following condition: 1. HPC approves roof option 2. The roof shelter and fence must be stained to match the existing north entry to City Hall. HPC Resolution No. _, Series of 2011 130 S. Galena Street Page 1 of 2 5 APPROVED BY THE COMMISSION at its regular meeting on the 17`" day of August, 2011. Sarah Broughton, HPC Chair Approved as to Form: Jim True, Special Counsel ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution No. _, Series of 2011 130 S. Galena Street Page 2 of 2 6 ATTACHMENT 2 - Historic Preservation Land Use Applicatipp Ec f %%J K AUG - 2 2011 PROJECT: CITY OF ASPEN COWL UtVtiONEN1 Name: (v tTyy HA -L MC 1OSU'RE Location: t SOUTI (, A- Le $ Awn), Lo 8 l L l I 31.E -1c- . 13 Lor. K. (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) 2-7 3 33 I S CJ APPLICANT: Name: SEFF . PETT11> Pc1i.1f IS Address: 130 5. C2 A1RMAr S}: A- sfEr.1 CO 6I(ol 1 Phone #: ( 17 0 L12-1 278 (r, Fax#: gip $ yy S 37g E -mail: 1P.t:f.'Pp -v S e_ 4,..opu,,co. REPRESENTATIVE: Name: . Sa t2Ey H NLFERT 1)rSlColJ Address: - 507 K AS,TI Pv pnR-T KOSINESS Ce ji tZ AS PEN, CL S (of Phone #: q7Q q0 l'inS Fax#: E -mail: j1-•ALS; Q-& S• %cT TYPE OF APPLICATION: (please check all that apply): ❑ Historic Designation ❑ Relocation (temporary, on 1 ❑ Certificate of No Negative Effect ❑ or off - site) If Certificate of Appropriateness ❑ Demolition (total - Minor Historic Development demolition) - Major Historic Development ❑ Historic Landmark Lot Spli ❑ - Conceptual Historic Development ❑ -Final Historic Development - Substantial Amendment I EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) C-117 HAIL_ - Nom. ERTr IbL Cbv<xei TM, W/ MELNMVILAL QJ v sEW> Flit L )NTA 10,►D4 tI ratai linscCES tTRr' AA PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ¥Jced. .4c,ct - zv,c lt7cbtAce. ‘.-• s , A lc �*sL.1,. &S Q'* 5 ;AA. of bk la ?4y Ttbic.v4vt- t '- s -c (, Ai. Q',Irev1- PAEZ -I'1 Tar/WA.* A �j vv9W 1 ILF f Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 7 City Hall Enclosure - Proposal Description: As new mechanical equipment is needed for city hall there is a functional need to protect the equipment and an aesthetic need to enclose the equipment. A roof structure will protect the equipment from heavy snow and ice falling from the roof above and help direct storm water away from the building and towards a dry well for re -use. The enclosing fence is to be made in the same fashion as the fence on the east side of the building to provide a visual and physical barrier for the mechanical equipment. In addition, planters will hang as desired to coordinate with existing entrance. Requirements: This project aims to comply with all relevant review standards. It is a product of its time and uses appropriate materials to become a part of the Historic City Hall. The roof finish matches the existing roof finishes, and the wood will match the existing exterior wood structures. In addition, the proposed structure does not block the existing windows of City Hall and allows natural light to reach these windows. The proposed structure does not convert any outdoor space to indoor space, and therefore complies with any FAR regulations. It remains in the same footprint of the existing concrete pad and below the second story windows and therefore complies with all setback and height restrictions. Jeffrey Halferty Design 307 k aabc Aspen, CO 81611 ... • .. ..7.47.....•,,,_,,,,....:_;...„...: ,i __... ki,.1).•.toi,k• ......., ,c..1()\1\ t„-A-Qi-,2 ..-----::•"., /..•-• - ' , .--Ati*---,.A. . 5 q S'N■r` ci".c, 4 ...... ---, , (4. . • • E • --,..... 1 2_ $ 7 -7-... 1 1- . • r , 1--• • I .., a . 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MEMORANDUM TO: Aspen Historic Preservation Commission • FROM: Amy Guthrie, Historic Preservation Officer • RE: 205 S. Spring Street- Conceptual Major Development, On -site relocation, Demolition and Variances- Public Hearing DATE: August 17, 2011 SUMMARY: The proposed project is to restore many features of the historic house at 205 S. Spring Street, to relocate it temporarily, and to build a new addition which is detached above grade, but connected underground. The applicant and architect are responsible for the successful Conner Cabins project behind City Hall and are taking a similar approach on this property, though the whole site will be used as a single family house instead of mixed use. The application requires HPC design review approval and includes setback variances, a 500 square foot FAR bonus request, and Residential Design Standards variances. Planning staff has determined that a Conditional Use review, mentioned in the proposal, is unnecessary. STAFF RECOMMENDATION: Staff recommends that HPC continue the hearing for amendments to the new construction and the shed location. APPLICANT: 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning. PARCEL ID: 2737 - 182 -12 -002. ADDRESS: 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen. ZONING: C -1, Commercial, Historic Landmark MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve 1 P9 with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two -step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant design guidelines is attached as "Exhibit A." The subject lot is 6,000 square feet in size. It is zoned commercial, but the use has been a single family residence since the late 1800s. There have been only two previous owners of this property over 122 years. The Julius Berg family and descendants owned the property from 1887 to 1972. Adam Walton owned the property from 1972 until his death in 2009. • There are three structures on the site; a house and two ag s 2 f g + sheds, all of which appear on the 1904 Sanborne Map (at c! right). A small rectangular shed that the applicant plans to _ ••.•• keep was originally near the center of the lot and was moved towards the alley some time ago. The largest .X historic shed is proposed for demolition. 9. in the history of • - :1 There are clear historic photos documenting ry the property, included in the application and this memo. The application provides limited information about the surrounding context to assist in judging the compatibility of the proposal with the neighborhood. Except for the Berg house and the two Victorians immediately to the west, the neighborhood is generally made up of two story, mostly flat roofed, mixed -use and multi - family structures. The three landmarked Victorians are of a much smaller _ scale and form. Like the approach taken at Conner Cabins, the proposed new building at 205 S. Spring responds to the commercial •• nature of the surrounding blocks. Ideally the new construction will provide a transition piece to highlight the Victorian, rather than making it feel like the odd man out on the block. 2 P10 205 S. Spring Street The Berg site and the • - - "6:48,0,,..._, immediate area are clearly • different architecturally Cam'. • a E"4.. „ , - .---.- than the Commercial Core. Staff is concerned that the i ��• proposed new masonry + .., • ' �," structure may not be •- entirely appropriate and IN v t . 1 requires restudy at least in, ` R r terms of materials and . . . ` � ; fenestration for final c Y � � r - ; . ��• * Aft review. Some step down in " "� , height along Spring Street, kir s I4 I . p : •••..• g g p g ,. . fi ; Tv . adjacent to the Victorian f a ''' , ; i 1 < would be appropriate. The � � 1i/ - _ :, y ., o guidelines in question are: Legend E o • 1, / e a bar.. I ; _ n historic r • :! F rA 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. ❑ Locating an addition at the front of a structure is inappropriate. ❑ Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. ❑ Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. ❑ Typically, gable, hip and shed roofs are appropriate. ❑ Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 3 P11 Landscape The previous owner of this property landscaped substantially into the right -of -way, leaving only a minimal sidewalk for pedestrians. As part of this application, the edge of the private property will be properly defined, with right -of -way devoted to standard width sidewalk and street trees. Some existing trees will be removed in the process. The applicant is working with the Parks Department and Engineering. Existing trees will be preserved along the west lot line. The site plan maintains the Berg cabin in its original location, and creates completely - detached new construction, which is very _ _ commendable in terms . of the historic 4 . preservation guidelines. The distance ,...�. between the Victorian and the new building -- ' J H-1 is 15.' Staff finds this appropriate and would - .. , `� consider this the minimum acceptable - co distance. At Conner Cabins, as viewed along t . y - _ Hunter Street (right), the distance between `' ` �� ' the buildings is 10' and upper story balconies - - _ encroach into that airspace. The Berg proposal will offer additional breathing room for the historic building. (Note that no third floor loft space is proposed at Berg and is not allowable due to lower height limits in the Berg site zone district.) The landscape plan will be reviewed at Final. There is one aspect that should be ironed out at Conceptual, however, and that is the pathways leading to the front porches on the Victorian. The house has front porches facing both Spring and Hopkins. It is staff's understanding that at least two generations of the Berg family may have lived in the house at once, so the space may have been divided up into a "duplex." • It is staff's opinion that a primary entry path needs to be defined towards the porch that faces Spring Street. This is the more decorative side of the house and reads as the front door. The current site plan only shows a front walkway to the s doors on Hopkins Avenue. •-•= Zoning requirements dictate that Hopkins • must be the front yard because it is the • — . _ i - • long side of the block. Staff 4' � ` " recommends entry paths on both sides of �'c� - ,, _ the house, or as an alternative, a primary ' '6 path on the Spring Street side and only a minimal step stone path or no path on the Hopkins side. 4 P12 Restoration As described in the application, there are numerous changes that have been made to the Victorian house in the last ownership. All can • . 1 „ be accurately reversed to the original , condition based on photos and physical evidence on the building. Non - historic u additions will be demolished on the back of lit the historic house, the enclosed front porches _ will be re- opened (all posts, trim, etc. are still in place), non - historic windows will be replaced with the accurate design, a skylight will be removed, and the non - historic chimney will be reconstructed to the historic design. The work appears to meet all Photo above, circa 1950s or 1960s (based on use of color guidelines. photography), shows pathways to both entry porches. ON -SITE RELOCATION The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. The following standards apply for relocating a historic property as per Section 26.415.090.0 of the Municipal Code: C. Standards for the Relocation of Designated Properties Relocation for a building structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non - contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and 5 P13 Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: The applicant proposes to temporarily lift the historic cabin to excavate a basement, then put the building back in place. Conditions of approval will include a letter of credit to ensure a safe relocation process, along with a plan from the housemover. The applicant also proposes to move a historic shed that is near the alley. The shed is to be moved to the southwest corner of the site, 5' from the west and rear property lines. The shed is not in its historic location, which was more at the center of the lot, close to the house. Staff finds that the proposed location does not particularly enhance the historic character of the shed as it will have no visual connection to the Victorian and is dwarfed by the new construction, which has little architectural relationship to it. Staff recommends that the she be placed near the historic house and would support sideyard setback variances to accomplish this. This concept was explored by the applicant in earlier site plans. The applicant has expressed interest in using the shed for a wildlife proof trash enclosure. In residential zone districts, this type of re -use could result in the building being exempt from FAR, but that option is not available in commercial zone districts. The shed will count in FAR whether it is located along the alley or not. DEMOLITION It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or 6 P14 d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: Staff agrees with the applicant's assessment that there are non - historic additions along the west facade of the house. This is supported by the Sanborne maps and is obvious from visual inspection. These are to be removed. More specific drawings indicating the exact area of demolition are needed to avoid miscommunication. Staff supports demolition of this non - contributing construction finding that it has no historic significance. A small new addition is planned to replace the demolished areas. It will contain a staircase to the basement and is modeled on the original rear lean-to on the house. � . „} . Y' . C3 A AM " :4.. 1 1 j'4... . _ . ' - 4 ti-• - ;; I x 1 ,!, , Ti - i , ' '-' +.. J 1 I. fri f ., 4 To be demolished To be replicated in form The applicant proposes demolition of a shed along the alley. It is apparent that this shed has experienced a fire in the past. Interior structure is charred. The building does appear to match one indicated on the 1904 Sanborne Map. Staff supports demolition finding that the building is not structurally sound. At 22' in length, it also occupies a significant footprint along the alley, 7 r P15 would count at over 300 square feet of FAR and could not be re -used for a purpose such as garage without changing the orientation of the building. Staff supports the demolition request. To be demolished ' r I VA ' . 47 , a _ t t, 11, t FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are of the highest quality; f. An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Reponse: Staff fords that the project is worthy of an FAR bonus particularly under criteria c and g. There is substantial expense involved in the restoration of the historic house and outbuilding. HPC does not have the ability to require the applicant to restore the structure. Incentives such as the FAR bonus were created for the specific purpose of encouraging high quality preservation efforts. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: 8 P16 ammill a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: The applicant requests a 7' reduction in the front yard (Hopkins) to maintain the house in the original location, which is entirely appropriate. The project provides the minimum sideyard on the east and west, but falls 5' short of a larger combined sideyard requirement. Restudy of the location of the historic shed that is being preserved may reduce this variance. The shed location shown on the site plan also would require a variance because it is 2'6" too close to the new construction. The applicant requests a 2' rear yard setback variance. Staff supports this variance because it allows more distance between the new and old construction. Commercial/mixed -use development on the immediately surrounding parcels does not require any setback from lot lines. RESIDENTIAL DESIGN STANDARDS The project does not comply with Residential Design Standards related to Garage doors, Street Facing Elements, and Windows. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, 4 b) Be clearly necessary for reasons of fairness related to unusual site - specific constraints. The design standards requiring variances are: Garages. For all residential uses that have access from an alley or private road, the following standards shall apply: b. If the garage doors are visible from a street or alley, then they shall be single -stall doors or 4 double -stall doors designed to appear like single -stall doors. Street oriented entrance and principal window. All single - family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street- oriented entrance and a street facing principal window. Multi- family units shall have at least one (1) street - 9 P17 oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. c. A street- facing principal window requires that a significant window or group of windows face street. Windows. a. Street- facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made ftom the first landing if one exists. A transom window above the main entry is exempt from this standard. _ Staff Response: Staff finds that the garage doors should be redesigned to meet the Residential Design Standards. • A variance should be granted from the Street- Oriented Entrance standards. The historic porch that faces Hopkins is slightly smaller than the requirement, but should be preserved as-is, and no non- historic windows should be added on that facade in order to create a primary window. The features that are required exist on the Spring Street facade. Windows on the new construction are out of compliance with the "no window zone" that prohibits glazing to pass through the area where a floor level would historically occur. This issue can be addressed at Final. Staff does find that the glazing on the new construction is out of character with the Victorian and the neighborhood. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that HPC continue the hearing for amendments to the new construction and shed location. More information about the surrounding context is also needed. Exhibits: A. Relevant HPC Guidelines B. Application 10 P18 Exhibit A: Relevant HPC Design Guidelines, Conceptual Review Walkways 1.9 Maintain the established progression of public -to- private spaces when considering a rehabilitation project. ❑ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi- public" walkway, to a "semi- private" porch or entry feature and ending in the "private" spaces beyond. ❑ Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. ❑ Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 5.3 Avoid enclosing a historic front porch. ❑ Keeping an open porch is preferred. ❑ Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. ❑ Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. ❑ The use of plastic curtains as air -locks on porches is discouraged. ❑ Reopening an enclosed porch is appropriate. 7.1 Preserve the original form of a roof. ❑ Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. ❑ Retain and repair roof detailing. 7.4 A new chimney should be the same scale as those used historically. ❑ A new chimney should reflect the width and height of those used historically. 8.1 If an existing secondary structure is historically significant, then it must be preserved. ❑ When treating a historic secondary building, respect its character - defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. ❑ If a secondary structure is not historically significant, then its preservation is optional. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. ❑ An exact reconstruction of the secondary structure may not be necessary in these cases. ❑ The replacement should be compatible with the overall character of the historic primary structure, while accommodating new uses. 8.5 Avoid moving a historic secondary structure from its original location. ❑ A secondary structure may only be repositioned on its original site to preserve its historic integrity. 11 P19 9.1 Proposals to relocate a building will be considered on a case -by -case basis. ❑ In general, relocation has less of an impact on individual landmark structures than those in a historic district. ❑ It must be demonstrated that relocation is the best preservation alternative. ❑ Rehabilitation of a historic building must occur as a first phase of any improvements. ❑ A relocated building must be carefully rehabilitated to retain original architectural details and materials. ❑ Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. o The design of a new structure on the site should be in accordance with the guidelines for new construction. ❑ In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. ❑ If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. 9.4 Site the structure in a position similar to its historic orientation. ❑ It should face the same direction and have a relatively similar setback. ❑ It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. ❑ A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ❑ An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. ❑ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ❑ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 12 P20 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1 -story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. ❑ Locating an addition at the front of a structure is inappropriate. ❑ Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. ❑ Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. ❑ Typically, gable, hip and shed roofs are appropriate. ❑ Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 14.17Design a new driveway in a manner that minimizes its visual impact. ❑ Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. ❑ If an alley exists, a new driveway must be located off of it. 13 EXHIBIT L AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS O PROPERTY: , PROPS tW c . 6304-006/ -r. , Aspen, CO SCHED LED PUBLIC HEARING DATE . n-44 -4 C7 r ,(4.1_ ,2,04- 2-C1 / STATE OF COLORADO ) ) ss. County of Pitkin ) I, I I , f 4 i ! f 0 / (name, please print) bein_ or re, se tmg an App scan' to e 1 1 ,f Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: 1' Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) d s prior to the public hearing. A copy of the publication is attached hereto. I I Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty -two (22) inches wide and twenty -six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fiftn (15) days prior o the public hearing and was continuously visible from the 7Y ay of S , U(1, to and including the date and time of the public hearing. hotograph of the posted notice (sign) is attached hereto. . vZ >' Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Vl I 7 Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions that create more than one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are subject to this notice requirement. IA I Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. )t The fo egoing " ffidavit of Notice" was a owledged before a this day of , 204 , by A WI Redo 444 rrEg.Rsa4 . c0Iq v c, WITNESS MY HAND AND OFFICIAL SEAL 02t .,f'A � o My commission expires: 04117- /AO 15 O i kill 4 40" !ill tk S ..... F / tarY Public TE ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24 -65.5 -103.3 f i ., . . , • — • . . . . , .. .,,... _ . - ' _ .....4.40, • --.7 .111..... ...... , ...,, .._ .__.----- —.-. -- PUBLI I! OT! Cis ' . , .. . t •;"*. 4 i 1111 i , „... A 1 •1 t ; - , ) 1' I -- II . . .. .. iLr ' .',/ ) • TIME 2 , (.../;__ tuvt ' PLACE . 41 'A 1410 ...... '', PURPOSE fiPC wit 4 rail , ._.. T _ ? t/liKeytN.Altiopiktgivri 4:1'4(iciii-io - ...r I -- I - n --4■11Leli . . _ - - * 1 ..,„ .. . 1 - " V U - 4 Met S' 414sic i.. i.. Dw _. -, I..: ...,,. 4/ L. v v444 _ 4 1 OA t „,.. ,:. .. .. - 1/ ' A • o 0 ... . _.,. _._...., - . — . - -..• ,. A a ' a ' ' t■ . . -0 _. L. .•:-._ _ ... FOR FURTHER INFORMATION CONTACT: 31 a''42)15 THE CITY OF ASPEN PLANNING DEPARTMENT 130 S GALENA ST, ASPEN CO (970)920-5090 • . .,.. i _ ._ • ....- . ., . -4. . '.• , •-• ; ;'.--' ,.., • .- . - - •• .. . . ' - • • . . . ..._ -- 41 . - .... ., - - - 4 , . ., '` . _ - EXHIBI L AFFIDAVIT OF PUBLIC NOTICE _ D BY SECTION 26.304.060 (E), ASPEN LAND USE CODE I REQUIRED 060 (E) ADDRESS OF PROPERTY: 2 ` r 1G t C 5 E' 4-154Y-w64) Aspen, CO SCHEDULED PUBLIC HEARING DATE: AUG Sf tom , 201 STATE OF COLORADO ) ) ss. County of Pitkin ) Y i - rak (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. 1 Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty -two (22) inches wide and twenty -six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the PI day of isuS , 201! , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. is f A Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen s ays prior to the public hearing on such amendments. /,, Si ��: ture The foregoing "Affidavit of Notice" was acknowledged before me this fist day of Au5U5+ , 201 l , by Lori MnsGhe_t . LORI MOSCHET NOTARY PUBLIC WITNESS MY HAND AND OFFI IAL SEAL STATE OF COLORADO My commission expires: 1 o a9 Np l My Commission Expires 10129/2011 I� t ` Q-ar Q Notary Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGIV) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL PUBLIC NOTICE RE: 205 S. SPRING STREET, CONCEPTUAL MAJOR DEVELOPMENT, ON -SITE RELOCATION, CONDITIONAL USE REVIEW, DEMOLITION AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, August 17, 2011, at a special meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by 635 E HOPKINS LLC, c/o 532 E. Hopkins Avenue, Aspen, CO 81611, 970-920 - 4988. The applicant is represented by OZ Architecture and Haas Land Planning, LLC. The project affects the property located at 205 S. Spring Street, Lots H and I, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado, PID# 2737 - 182 -12 -002. The applicant proposes to remove non - historic portions and features on the existing historic home, and restore it. The house will be relocated a short distance from its current location to accommodate construction of a new basement; the house will then be moved back to its current location. One existing shed is proposed to be demolished and one is proposed to be moved closer to the alley and west property line and be repaired. A new addition to the existing single family residence (connected below grade only) is proposed on the southern portion of the lot. In addition to the Conceptual Major Development, On -Site Relocation and Demolition, the applicant requests conditional use approval to maintain the detached residential dwelling use; a front yard setback variance (to allow a 3 foot setback where 10 feet are otherwise required) for new subgrade space and to maintain the existing condition above grade after temporary relocation; a variance to allow 10 feet of combined side yard setbacks where 15 feet are otherwise required; a rear yard setback variance to allow an 8 foot setback where 10 feet are otherwise required; a minimum distance between buildings on the lot variance to allow a 2.5 foot separation between the shed and the house addition where 5 feet are otherwise required; and a 500 square foot FAR bonus. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429 -2758, amy.guthrie@ci.aspen.co.us. s /Ann Mullins Vice Chair, Aspen Historic Preservation Commission Published in the Aspen Times on July 31. 2011 City of Aspen Account 1 4 . ,14.w • 9 � t. 7...--; - / i t y' < 1 PU$UC NOTICE � • 1 1 M arc Ti s' { k I ( `a 4 f .. (T C i I �(* t4 . b6 0918 / 0919® &ION 38M elggedwoa ww L9 x ww g2 lewJo} ep epanb190 0910 /091gr /Many Illim alggedmo° „819 g x .,1 azis legel SO" IT 308 HUNTER LLC 530 HOPKINS LLC 610 EAST HY lb l., 490 WILLIAMS ST 53012 E HOPKINS C/O CHARLES s DENVER, CO 80218 ASPEN, CO 81611 610 E HYMAN �'' - - ASPEN, CO 816 625 MAIN ASPEN LLC 630 EAST HYMAN LLC 633 SPRING II LLC 106 W GERMANIA PL #230 532 E HOPKINS AVE 418 E COOPER AVE #207 CHICAGO, IL 60610 ASPEN, CO 81611 ASPEN, CO 81611 ALEXANDER THOMAS L ALPINE BANK ASPEN ASHTON JONATHAN G 715 E HYMAN AVE #27 ATTN ERIN WIENCEK PO BOX 26 ASPEN, CO 81611 PO BOX 10000 JAMES TOWN, CO 80455 GLENWOOD SPRINGS, CO 81602 ASPEN BLOCK 99 LLC ASPEN PLAZA LLC AUSTIN LAWRENCE CONNER LLC 532 E HOPKINS AVE PO BOX 1709 532 E HOPKINS AVE ASPEN, CO 81611 C/O STEVE MARCUS ASPEN, CO 81611 ASPEN, CO 81611 BARTLETT KATY I BASS CAHN 601 LLC BAUM ROBERT E 715 E HYMAN AVE #18 PO BOX 4060 PO BOX 1518 ASPEN, CO 81611 -2066 ASPEN, CO 81612 STOCKBRIDGE, MA 01262 BOOHER ANDREA LYNN BRYANT CAROLINA H BULKELEY RICHARD C 8 JULIE J 709E MAIN STREET #303 PO BOX 5217 801 JOY ST ASPEN, CO 81611 SNOWMASS VILLAGE, CO 81615 RED OAK, IA 51566 BURSTEN GABRIELLA CICUREL CARY CIPOLLINO NICHOLAS PO BOX 2061 2615 N LAKEWOOD 300 QUAIL RD ASPEN, CO 81612 CHICAGO, IL 60614 MERRITT, NC 28556 -9641 CLARY EDGAR D IV CM LLC COLBY WARD 715 E HYMAN AVE #9 CIO ROGER MAROLT 715 E HYMAN #20 ASPEN, CO 81611 230 5 MILL ST ASPEN, CO 81611 ASPEN, CO 81611 COLORADO MTN NEWS MEDIA COLOSI THOMAS W CROSS JUDITH PO BOX 1927 715 E HYMAN AVE APT 6 PO BOX 3388 CARSON CITY, NV 89702 ASPEN, CO 81611 -2099 ASPEN, CO 81612 DAILY CONNIE M DEVINE RALPH R DODEA NICHOLAS T 715 E HYMAN AVE #14 715 E HYMAN #13 715 E HYMAN AVE #19 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 -2063 flega label size 1 "x 2 5/8" compatible with Avery ® 5160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 n9 VOA 9 150 Nand cane alggedwoo unu L9 x uiw g8lew.ol op agenbg; lira 0918 /0919n 6aaAy qPM elglledwca „8/9 Z x „I. OM 19(1R1 a ROSENFIELD LYNNE CARYN ROSS NEIL ROTHBERG MARJORIE 709 E MAIN ST #203 100 S SPRING ST 2006 N BANCROFT PKWY ASPEN, CO 81611 -2059 ASPEN, CO 81611 WILMINGTON, DE 19806 ROTHBLUM PHILIP & MARCIA RUDIN WEST LLC RUST TRUST 40 EAST 80 ST #26A 345 PARK AVE 33RD FLR 9401 WILSHIRE BLVD #760 NEW YORK, NY 10075 NEW YORK, NY 10154 BEVERLY HILLS, CA 90212 RYERSON GEORGE W JR SAHN KAREN R SAHR KAREN M 715 E HYMAN AVE #17 715 E HYMAN AVE #11 715 E HYMAN AVE #8 ASPEN, CO 81611 ASPEN, CO 81611 -2063 ASPEN, CO 81611 SALET PHILIPS REV TRUST SCI ASPEN LLC SEID MEL PO BOX 4897 3200 OHIO WY 1104 DALE AVE ASPEN, CO 81612 DENVER, CO 80209 ASPEN, CO 81611 SELBY TROY E & MAY EYNON SELDIN CHRISTOPHER G SE E N ZORAN ST LOWER LEVEL PO BOX 8234 22 MOUNTAIN CT ASPEN, CO 81612 BASALT, CO 81621 ASPEN, CO 81611 SHOAF JEFFREY S SMITH ALICIA M SNOWMASS CORPORATION PO BOX 3123 715 E HYMAN AVE #16 PO BOX 620 ASPEN, CO 81612 ASPEN, CO 81611 BASALT, CO 81621 SPRING STREET LLC STEWART TITLE CO STRIBLING DOROTHY C/O BAXTER C/0 JENNIFER SCHUMACHER WACHOVIA BANK NA FL0135 PO BOX 1112 PO BOX 936 PO BOX 40062 CRESTED BUTTE, CO 81224 TAYLORSVILLE, NC 28681 JACKSONVILLE, FL 32203 -0062 TAYLOR FAMILY INVESTMENTS CO TRAVIS SHELBY J TROUSDALE JEAN VICK 602 E HYMAN #201 208 E 28TH ST - APT 2G 611 E HOPKINS AVE ASPEN, CO 81611 NEW YORK, NY 10016 ASPEN, CO 81611 VANWOERKOM LAURIE VICTORIAN SQUARE LLC VRANA MALEKA PO BOX 341 CIO KATIE REED MGT PO BOX 4535 WOODY CREEK, CO 81656 418 E COOPER AVE ASPEN, CO 81612 ASPEN, CO 81611 WAGAR RICH WEEKS ROBIN WHITEHILL STEPHEN LANE C/0 RICH WAGAR ASSOC LLC 526 RIDGEWAY DR 5320 W HARBOR VILLAGE DR #201 100 S SPRING ST #3 METAIRIE, LA 70001 VERO BEACH, FL 32967 ASPEN, CO 81611 label size 1" x 2 5/8" compatible with Avery 0 5160 /8160 STAPLES Etiquette de format 25 mm x 67 mm compatible avec Avery 05160 /8160 • 091-8/09 NB klany acne alggedruoo LW J9 X WI u 9F, teuuot op eAonbit3 09t8/09fg3 /tiara/ r81M o1g0edwoa '9/9 Z x „t ails loge] .Sldd DRESNER MILTON H REV LVG TRST EDGE OF AJAX INC EDGETTE JAMES J & PATRICIA 28777 NORTHWESTERN HWY 201 E SILVER ST 19900 BEACH RD STE 801 SOUTHFIELD, MI 48034 MARBLE, CO 81623 JUPITER ISLAND, FL 33469 EDWARDS CHARLES N ETTLIN ROSS L FAATH CARLOS M & MOLLY G 189 BENVENUE ST 715 E HYMAN AVE # 7 PO BOX 11435 WELLSLEY, MA 024827104 ASPEN, CO 81611 ASPEN, CO 81612 FARRELL SCOTT W FIGHTLIN JONATHAN D FURNGULF LTD PO BOX 9656 715 E HYMAN #46 A COLO JOINT VENTURE ASPEN, CO 81612 ASPEN, CO 81611 -2063 616 E HYMAN AVE ASPEN, CO 81611 GARRITY PATRICK & PAULA GAUBA ALENA GELD LLC 6126 CHES CT 715 E HYMAN AVE #21 C/O LOWELL MEYER ORLANDO, FL 32819 ASPEN, CO 81611 PO BOX 1247 ASPEN, CO 81612 -1247 GLAUSER STEVEN JERRY & BARBARA GOODING SEAN A 80% & RICHARD L GROSFELD ASPEN PROPERTIES 460 ST PAUL ST 20 % PARTNERS LLC DENVER, CO 80206 C/O PARAGON RANCH INC 10880 WILSHIRE BLVD #2222 620 E HYMAN AVE #1E LOS ANGELES, CA 90024 ASPEN, CO 81611 GURHOLT CHARLES J & VERNE 1 HAYLES THOMAS HESSELSCHWERDT BILL & TRISH N5999 GURHOLT RD - 715 E HYMAN AVE #5 PO BOX 1266 SCANDINAVIA, WI 54977 ASPEN, CO 81611 BASALT, CO 81621 HEWINS SAMUEL HEXNER MICHAEL T TRUSTEE HYMAN LLC 715 E HYMAN AVE #23 JUSTIS KAREN L TRUSTEE PO BOX 6159 ASPEN, CO 81611 2555 UNION ST SWANBOURNE WA 6010 SAN FRANCISCO, CA 94123 -3832 AUSTRALIA, HONEA KATHARINE M HORSEFINS LLC HOVERSTEN PHILIP E & LOUISE B PO BOX 288 601 E HOPKINS AVE 2990 BOOTH CREEK DR BASALT, CO 81621 ASPEN, CO 81611 VAIL, CO 81657 HUNDERT DANIEL G HUNT SARAH J HUNTER SQUARE LLC 90% 417 -A MAIN ST 715E HYMAN AVE #22 PO BOX 2 CARBONDALE, CO 81623 ASPEN, CO 81611 SONOMA, CA 95476 HURST FERN K HYMAN STREET BROWNSTONES II LLC IDS PARTNERS LLC 1060 5TH AVE PO BOX 381 PO BOX 642 NEW YORK CITY, NY 10128 WRIGHTVILLE BEACH, NC 28480 GWYNEDD VALLEY, PA 19437 STAPLES label size 1" x 2 5/8" compatible with Avery ® 5160/8160 Etiquette de format 25 mm x 67 elm compatible avec Avery ®5160/8160 0918! 0919 ©tiany cane algltedwus mw 2.9 x ww 9c leuuot np a;yanBq 31 1844 0918(09190 &low Wm alggedwea „079 z x „t ozls tarp JARDEN CORPORATION JENKINS ASIA JURINE LLC 10% 2381 EXECUTIVE CENTER DR 734 E HOPKINS AVE PO BOX 2 BOCA RATON, FL 33431 ASPEN, CO 81611 SONOMA, CA 95476 KANTAS NICOLETTE KASHINSKI MICHAEL R LANDIS JOSHUA B 715 E HYMAN AVE #15 0343 GROVE CT 715 E HYMAN AVE #4 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 LANDRY ELIZABETH J LEE GREGORY K & DEBBIE L LINK LYNN B PO BOX 3036 9777 W CORNELL PL PO BOX 7942 ASPEN, CO 81612 LAKEWOOD, CO 80227 ASPEN, CO 81612 LUCKYSTAR LLC LUNDGREN WIEDINMYER DONNA TRST MAHONEY SHARON A PO BOX 7755 PO BOX 6700 PO BOX 11694 ASPEN, CO 81612 . SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81612 MALLARD ENTERPRISES LP MANNING FREDERICK J & GAIL P MAR ELL E BARBARA 317 SIDNEY BAKER S #400 233 S WACKER DR #700 KERRVILLE, TX 78028 CHICAGO, IL 60606 ASPEN, CO 81611 I MCPHETRES RICHARD M MCDONALD FRANCIS B MAYLE KENNETH D 7 YOUNG ST 715 E HYMAN AVE #3 PO BOX 4671 BARTON ASPEN, CO 81611 -2063 ASPEN, CO 81612 ACT 2600 AUSTRALIA, MONTANARO JOHN & SUSAN FAMILY MYSKO BOHDAN D MHT LLC TRUST 615 E HOPKINS PO BOX 25318 PO BOX 457 ASPEN, CO 81611 ST CROIX VIRGIN ISLANDS 00824, MALIBU, CA 90265 NETHERY BRUCE ORIGINAL CURVE CONDO #310 LLC PATTERSON VICKI C/O LAURA PIETRZAK PO BOX 8523 715 E HYMAN AVE #25 1796 E SOPRIS CREEK RD ASPEN, CO 81612 ASPEN, CO 81611-2063 BASALT, CO 81621 PINKOS DANNY & ANNA PITKIN CENTER CONDO OWNERS PRICE GAIL ASSOC C/O ASPEN POTTERS INC PO BOX 6581 517WNORTHST 715EHYMAN #10 SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 ASPEN, CO 81611 QUARRY INTERESTS LTD RAINER EWALD REDSTONE SUSAN 9932 LAKEWAY CT 409 E COOPER AVE #4 120 E 90TH ST #11 -B DALLAS, TX 75230 ASPEN, CO 81611 NEW YORK, NY 10128 label size 1 "x 2.518" compatible with Avery 6 5160 /8160 TAPCES Etiquette de formal 25 mm x 67 mm compatible avec Avery 65160/8160 WILSON STACE S WOODS FRANK J III WRIGHT CHRISTOPHER N PO BOX 5217 205 S MILL ST #301A 13 BRAMLEY RD SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 LONDON W106SP UK, II AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 20 S S . Sr/u-- 7 sfr , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Wig (7 e , S' CbpnYI , 20 / I STATE OF COLORADO ) ) ss. County of Pitkin ) I, . 41 Gi (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: L 7 Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty -two (22) inches wide and twenty -six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the _ day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (Continued on next page) • Rezoning or text amendment: Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. .....}ette Signature The foregoing "Affidavit of Notice" was acknowledged before me this day of 7 , 201 f , by y (v� e c1 Sc • • PUBLIC NOTICE RE:205 S. SPRING STREET, CONCEPTUAL WITNESS MY HAND AND OFFICIAL SEAL MAJOR DEVELOPMENT, ' ITE RELOCATION, CONDITIONAL USE ay p ' ■ REVDEMOLITION , IEW, DEMOLON AND VARIANCES W,:.... U B , NOTICE IS HEREBY GIVEN that a public hearing r• • . o II, My commission expires: 3 2 -� c- 1 • will be held an Wednesday, August 17. 2011, at a • I Y ex p special meeting to begin at 5:00 p.m. before the n� n• x Aspen Historic Preservation 0 S. Gammi to ., A p , e n, t o d iw M. f /, V r A / Chambers, His Cicy Hall, 1 r 3a Galena St., it vr/I V(/(�],x, /,V /v consider an application submitted by 635E HOP- S, ^ NtM ING • KINS LLC, Go 532 E. Hopkins Avenue, Aspen, CO • 81611, 970- 920 -4988. The applicant is represent- � ed by OZ Architecture and Haas Land Planning, _ Mary Public LLC. The project affects the property located at 205 N p �' 5. Spring Street, Lots 11 and 1, Block 99, City and Vvr _ ' Townsite of Aspen, County of Pitkin, State of Colo - rado. PlD# 2737- 18212 -002. C ggpppqq II The applicant proposes to remove non - historic por- ion Expires �JILOI2014 tions and features on the existing historic home, and restore it. The house will be relocated a short distance from its current location to accommodate construction of a new basement; the house will then be moved back to Bs current location. One existing shed is proposed to be demolished and ATTACIUVIENTS AS APPLICABLE: one is proposed to be moved closer to the alley and west property line and be repaired. A new ad- g PUBLICATION dition to the existing single family residence (con - n scutM1 ecte e d r n b podlon of thlow 9 th e onllot. I n is proposed to o on Con- the H OF THE POSTED NOTICE (SIGN) • atltlit andtual Major Development, On-Site Relocation OWNERS AND GOVERNMENT AGENGIES NOTIED and Remo 10 maintain applicant requests residential es use approval 10 maintain the detached ri e (nta low a o t eack who setback D Ifeet variance (to al yard leq efoot setback esu where p ar otherwise required) e fgronwsuba o e space and em er maintain ERTICICATION OF MINERAL ESTATE OWNERS NOTICE l re cation; condition to above grade 101 after temporary side y ard a variance where er allow 10 feet t combined r - side a r ear yar we k variance a are t allow an re- o setback it d; s a rear yard setback rerot otherwise io s allow an 8 1 BY' C.R.S. §24-65.5-103.3 fa minimum nimum e where 10 fe are b uildi n se rn t h e 101 a minimum distance a 2. between o separation a it in b tw the lot shed f an tt a hw o s 2.5 tdot n ere f between a the shed arethed and addition whereof F Atabe n For us, Fr ur trequireor and a 500 square Amy foot ba the Cit of As information, n its D Amy me D at art City t, 1 30 8 . Galena Community Development CO, (9]0) Depart- 42 -L 130 S L, Aspen, , ( 429 -2]58, amyouthdeaciespen.co.us. GAnn Mullins • Vice Chair, Aspen Historic Preservation Commis- sion Published in the Aspen Times on July 31, 2011, (6817919) li