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agenda.hpc.20120125
ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING JANUARY 25, 2012 — 5:00 P.M. CITY COUNICL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE VISIT- Please meet at 325 Park Avenue I. Roll call II. Approval of minutes — January 11, 2012 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 #2 ) IX. Submit public notice for agenda items I. OLD BUSINESS A. NONE II. NEW BUSINESS A. 1102 Waters Avenue — Final Major Development, Public Hearing (30 min.) B. 514 E. Hyman Ave. — Aspen Modern Negotiation for Voluntary Landmark Designation, Conceptual Major Development and Conceptual Commercial Design Standard Review, Public Hearing (1 hr.) III. WORK SESSIONS A. 325 Park Avenue (30 min.) IV. Adjourn 7:15 p.m. PROJECT MONITORING- Projects in bold are currently under construction. Aim Mullins Boomerang 604 W. Main Lift One 316 E. Hopkins • Brian McNellis 332 W. Main Fox Crossing 205 S. Spring Jamie Brewster McLeod 630 E. Hyman 518 W. Main Jay Maytin 920 W. Hallam 518 W. Main 28 Smuggler Grove Red Butte Cemetery Lift One 205 S. Spring Nora Berko 28 Smuggler Grove Willis Pember 508 E. Cooper M: \city \planning \hpc project monitoring \PROJECT MONITORING.doc 1/18/2012 P1 MEMORANDUM 09 TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 1102 Waters Avenue- Major Development (Final) - Public Hearing DATE: October 12, 2011 SUMMARY: 1102 Waters Avenue was a 4, r approved for landmark designation and a . *�, • � 'k � e�.� � , Historic Landmark Lot Split in 2010. The r property has been in the ownership of the ,,„ Geary family since 1967, when they constructed a vacation home prototype F which was designed by Fritz Benedict and marketed around the country by Ski Magazine. The three Geary children still own and use the original A -frame home, but would like to have individual living space on the property. HPC granted Conceptual _ approval for a new duplex on the vacant - - - • - - : lot in October 2011. No changes to the r� 4 n historic house are proposed now, other than ` `+ r "LA °°k relocation of the front sidewalk. The lot split approval was part of a i voluntary designation and negotiation of a• °„ x f preservation incentives. An envelope was j „k established on the vacant lot to define the 1 ;'} buildable area This involved a waiver of the 25' front yard setback and forgiveness of the requirement to setback new construction 15' from the top of slope. Typical FAR reductions for steep slopes were not applied. The applicant was allowed a total of three dwelling units instead of one. These exceptions were found to be appropriate in order to cooperatively preserve this important example of Benedict's work. Only two of this prolific and influential architect's buildings are currently protected from demolition. 1 P2 • Without the negotiation, the ability to build much beyond the historic house was very limited. It was recognized during the lot split that the new envelope is irregular and of limited depth. Development in a manner that is sympathetic to the Landmark is challenging. HPC held two worksessions and two public hearings on the proposed new duplex before granting Conceptual. The property owners were required to make application to the Board of Adjustment to allow for two separate driveways for the duplex, which the Board of Adjustment approved. STAFF RECOMMENDATION: Staff recommends that HPC grant Final approval with conditions. APPLICANTS: Susan Geary Griffin, Bonnie Geary Grenney, and William Scott Geary. PARCEL ID: 2737 - 182 -66 -001. ADDRESS: 1102 Waters Avenue, Lot 2 of the Lot 14 Calderwood Subdivision Historic Landmark Lot Split, City and Townsite of Aspen. ZONING: R -15, Moderate Density Residential MAJOR DEVELOPMENT (FINAL) 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. The procedure for a Major Development Review, at the Final 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 with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Staff Response: Final review focuses on landscape plan, lighting, fenestration and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Conceptual approval was granted with the following conditions: 2 P3 1. Amend the design as needed to comply with restrictions on development outside of the Building Envelope. 2. Amend the design to comply with the 2,975 square foot FAR limit. 3. Bring the front porches into compliance with the Residential Design Standards. 4. Provide a 3D representation of the duplex for discussion of roof forms at Final Review. 5. A development application for a Final Development Plan shall be submitted within one (1) year of October 12, 2011, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one -time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. The subject lot has a maximum allowable FAR of 2,975 square feet. The architect has made revisions to comply with conditions 1,2 and 3 above, although an FAR bonus is now requested as a means to enlarge basement lightwells (discussed later in the memo). A 3D representation of the building will be brought to the meeting. With regard to HPC's design guidelines, staff finds that the strongest relationship between the duplex and the historic house is that the footprint of each unit is relatively similar in size, and each unit has a prominent gable end facing the street. The proposed materials for the new duplex also tie the buildings together. The proposed materials as represented at Conceptual review are taper sawn wood shake siding, asphalt shingle roof, a tightly jointed lichen rock foundation, and clad windows and doors. Patio surfaces and walkways are to be flagstone. The driveways were required to be a pervious surface as a condition of the Board of Adjustment variance. The proposed material must be specified. The architect will bring photos or samples of all materials to the meeting. The Final proposal includes an elevator for the south unit that was not represented in the previous plan. Staff finds that it has no significant impact on the massing and is an acceptable amendment. See Exhibit C for the conceptually approved elevation. The site plan indicates some new tree plantings along the front facade of the duplex. The architect must clarify species. The work that is represented in the right of way, in terms of parking and landscaping, must be reviewed and approved by the Engineering and Parks Department through an encroachment license process. HPC does not have purview, but can make recommendations. No specific exterior light fixtures are called out. The architect must provide this information at the meeting. The only work proposed on the property with the historic house is re- alignment of the front walkway, which currently crosses the new duplex lot. Staff does not know if the existing sidewalk design was created by Fritz Benedict. The new alignment is acceptable, however staff 3 P4 recommends a pervious surface that is perhaps distinguished from the materials used for the duplex. See Exhibit D for a representation of the existing walkway. 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: During the designation negotiation, the opportunity for the applicant to ask for Up to a 500 square foot FAR bonus for the new duplex was allowed by Council. The applicant requests approximately 50 square feet of FAR bonus in order to enlarge the lightwell on the northwest wall of the north unit's garage, and to add a lightwell along the southeast wall of the south unit's garage. The possibility that a bonus would be requested was brought up at the August 10` HPC Conceptual review. At that time the majority of the board indicated that they would not support a bonus. In applying the review criteria, staff does not find that there is a strong argument for a bonus. While the design guidelines are met, staff is concerned that the duplex will be the dominant structure on the site. We recommend that the project be limited to the approved FAR of 2,975. 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 grant Major Development (Final) approval after review of 3D modeling, material samples, and clarifications to landscape and lighting. 4 P5 Exhibits: Resolution # , Series of 2012 A. Relevant HPC Guidelines B. October 12, 2011 HPC minutes C. Conceptual south elevation D. Existing walkway E. Application Exhibit A: Relevant HPC Design Guidelines, Final Review 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. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. ❑ Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. ❑ If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. ❑ Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. ❑ Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. ❑ Reserve the use of exotic plants to small areas for accent. ❑ Do not cover grassy areas with gravel, rock or paving materials. 5 P6 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. a Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ❑ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. ❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. • 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. ❑ Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. ❑ The primary plane of the front should not appear taller than the historic structure. ❑ The front should include a one -story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. ❑ They should not overwhelm the original in scale. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. ❑ Roof materials should have a matte, non - reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. ❑ Materials that appear similar in scale and finish to those used historically on the site are encouraged. ❑ Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. ❑ The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. 6 P7 o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. ❑ Unshielded, high intensity light sources and those which direct light upward will not be permitted. ❑ Shield lighting associated with service areas, parking lots and parking structures. ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. ❑ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. ❑ Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights -of -way. 14.19Use a paving material that will distinguish the driveway from the street. ❑ Using a change in material, paving pattern or texture will help to differentiate the driveway from the street. ❑ Porous paving materials will also help to absorb potential water runoff typically associated with impervious surfaces such as asphalt or concrete. 7 P8 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (FINAL) APPROVAL FOR THE PROPERTY LOCATED AT 1102 WATERS AVENUE, LOT 2 OF THE LOT 14 CALDERWOOD SUBDIVISION HISTORIC LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION # , SERIES OF 2012 PARCEL ID: 2737 - 182 -66 -001 WHEREAS, the applicant, Susan Geary Griffin, Bonnie Geary Grenney, and William Scott Geary, represented by Doug Rager, has requested HPC Major Development (Final) approval for the property located at 1102 Waters Avenue, Lot 2 of the Lot 14 Calderwood Subdivision Historic Landmark Lot Split, City and Townsite of Aspen; 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 Final Major 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.D.4 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 to HPC dated January 25, 2012, performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on January 25, 2012, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and recommended approval with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Final) with the following conditions: 1. Waiver of the Building Orientation, Garages, and Secondary Mass requirements of the Residential Design Standards were approved by HPC Resolution #12, Series of 2011. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 1102 Waters Avenue HPC Resolution #, Series of 2012 Page 1 of 3 P9 3. The conditions of approval are required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 4. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 5. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 6. The development approvals granted herein shall constitute a site - specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site - specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 1102 Waters Avenue, Lot 2 of the Lot 14 Calderwood Subdivision Historic Landmark Lot Split, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 1102 Waters Avenue HPC Resolution #, Series of 2012 Page 2 of 3 P10 APPROVED BY THE COMMISSION at its regular meeting on the 25th day of January, 2012. Ann Mullins, Chair Approved as to Form: Jim True, Special Counsel ATTEST: Kathy Strickland, Chief Deputy Clerk 1102 Waters Avenue HPC Resolution #, Series of 2012 Page 3 of 3 r-'Tketl;0 11 S P11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES October 12, 2011 Paul said you would read the marble floor as a separate element. Jason said you could put the solar panels on the east side rather than west side. Paul said there was concern from the neighbors on the east. Jamie also requested a roof plan at the next meeting. Aim re- opened the public hearing. Ruth Kruger, tenant. Ruth mentioned the glass going to the floor and the fact that mud will splash up etc. Vice, chair Ann Mullins closed the public hearing. MOTION: Jamie moved to approve resolution 11, conceptual design of 400 E. Hyman Ave. per the staff's comments along with looking at the lighting impacts; connection to the street and the elevator mass; second by Ann. Motion carried 4 -0. 1102 Waters Avenue — Conceptual, Residential Design Standards Variances, Public Hearing Amy explained that this is the vacant lot created through a lot split. A Fritz Benedict design modern house on the adjacent property has been declared a landmark and will be preserved with no significant addition. The rest of the square footage is on the site we are reviewing tonight. It has an FAR of 2975 for a duplex. The application was tabled because the owner had to appear before the Board of Adjustment because each duplex had to have a single stall garage and the Engineering Dept. would only allow one curb cut. Board of Adjustment went in their favor so they can have the plan presented before you. The only recommendation was a height decrease adjacent to the Benedict building which has been included in the proposal. Staff recommends approval and there are a few design standard variances needed: One is the building orientation and they don't meet the requirement that they are to have a secondary detached mass on the property but they have the single stall garages on each end and that meets the intent. The garage is to be ten feet behind the house and it clearly isn't. They are also to have a slightly larger front porch than what is proposed. Doug Rager, architect 4 P12 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES October 12, 2011 Scott Geary, owner Doug said the Board of Adjustment granted the variance for the two driveways. We were able to lower the south unit roof one foot. Ann asked about the irrigation ditch. Scott Geary said the ditch is private. Doug said we didn't show it because we would have to get city approval to locate it on city property. Jason questioned the stone on the south stair. Doug said there is a stone base and we would take it up to the stair and it would be lichen rock and tightly jointed. Ann asked about the shingles. The shingles would be tapered sawn wood shakes on the walls of the duplex and the roof would be asphalt type shingles. Vice chair Ann Mullins opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Commissioner comments: Jamie thanked the applicant for their patience. In looking at the house I appreciate lowering the roof of the south unit closest to the historic house by a foot. I am also in favor of the two curb cuts. I am in approval of the alignment of the building along with the secondary mass structure. We need to know the sizes of the porches and how they work before ruling on them. Brian said he is in support of the project. The only concern is trying to bring the porches into conformance. Ann said she is OK with the orientation etc. Ann said her concern is the porches being too small. The roof form seems complicated. Doug said the roof form is a complicated plan that works around the envelope. We can look at the roof form. Ann said the angle is great but the different variations detract. 5 P13 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES October 12, 2011 Jason said he is looking for a lower inflection toward the historic resource. There is quite a bit of complexity in the roof forms and maybe at the upper story bathroom it can be reduced. MOTION: Ann moved to approve resolution # 12 as written with the condition that the porches should be built in compliance with the residential code. Do a restudy and look at the roof line for final; second by Jamie. Jamie said there are different levels of the roof and if you could look at it in 3D it might simplify the roof. Brian said he disagrees and likes the articulation as it breaks down the mass. Jason said it is not the complexity of the roof it is the inflection of the roof and its relationship to the Benedict building. It is the height of the south unit gable. Jamie said she feels the roofs are not as complicated as they look because of all the angles in the elevations. The lower garage in front will also give a nod to a one story structure next to the Benedict building. Amy said you are not asking for a complete departure of the roofs just look at the south building and possibly drop the height of the bathroom or something like that. Amy also said she will add the garage variance in the resolution. Motion carried 4 -0. Roll call vote: Jamie, yes; Ann, yes; Brian, yes; Jason, yes. 217 E. BLEEKER — work session — no minutes Jim True, Special Counsel said this is a work session and there can be no approvals and the applicant cannot rely on anything that is said by the commission as a whole or by any individual commissioner. 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C a Land Use Application Co- 7 82 1 UMry o /) THE CITY OF ASPEN PROJECT: �/ Name: �v% /''NI «iOcPj�Thft mot, 4 E NNE 2 ; GXc - r - rt(Z l Location: CZ %3Td 7 ) L r- Q. .0 � % l 4 t -Deriv cri (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) 2 7' ? t') - 0c9 APPLICANT: Name: f 7/ I E (i 2 U ' T. L-T e�(-1- Y l Address: - 7P,0 - � 1jC A N14 4CS G Rl_ IC Phone #: s Fax #: 9 27 E -mail ,oS� so�Zq� ,rAtclti -I-, REPRESENTATIVE: �' /\� Name: 17 G 1 ("G� 7 \— Address: Phone #: Fax #: E -mail: TYPE OF APPLICATION: (please check all that apply): ❑ Historic Designation ❑ Relocation (temporary, on or off-site) ❑ Certificate of No Negative Effect ❑ Demolition (total demolition) ❑ Certificate of Appropriateness ❑ Historic Landmark Lot Split ❑ -Minor Historic Development a -Major Historic Development ❑ - Conceptual Historic Development -Final Historic Development ❑ - Substantial Amendment EXIST - (description ofexisting buildings, uses, previous approvals, etc.) / / PROPOSAL: (description of proposed buildings, uses, modifications, etc.) P19 7.A. written description of the proposal and a written explanation of how the proposed development complies with the review criteria and The City of Aspen Historic Preservation Design Guidelines relevant to the development application & 22. A Statement, including narrative text indicating how the the Final Development Plan conforms to representations made or stipulations placed as a condition of the approval of the Conceptual Development Plan. The design proposal submitted for Major Development Final Review by the Historic Preservation Commission is for a new duplex residential structure to be located at 1102 Waters Avenue, which is Lot 14, Calderwood Subdivision, Aspen, CO (parcel identification number 2737 - 182 -66 -001). The duplex will occupy Lot 2 of the Lot Split approved by the Aspen City Council on November 8, 2010 pursuant to Ordinance No. 23, Series of 2010. Major Development Conceptual review was approved by the Historic Preservation Commission on 10/12/2011 as Resolution 1112, series of 2011 and is recorded as Reception #583682 on 10/19/2011. The Conceptual approval conditions require that the design be amended to comply with restrictions on development outside the Building Envelope, comply with the 2,975 square foot floor area limit & to bring the front porches into compliance with the Residential Design Standards. All of these items have been amended in this application for final. The duplex design has been further modified since conceptual & we request that the HPC consider our proposal for the addition of a residential elevator for the South duplex unit. The South unit river side exterior spiral stair has been removed & is now replaced with the proposed elevator on the street side. The elevator does require minor changes to the exterior elevations which can be viewed in the final drawings submitted & discussed at the HPC meeting. The owners also request that the HPC consider granting part of the available 500 square foot floor area bonus so that below grade area wells can be modestly increased increased in size for better daylighting & ventilation. A couple of schemes incorporating larger egress area wells will be provided for discussion at the final reviw meeting. • EXHIBIT 1 -2.S -I yy u, lu:t AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: n 11 \t T1\JTh hue.. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: �nnt ��x,c�q ,20 1_ STATE OF COLORADO ) ) ss. County of Pitldn ) U,)Qx1(h4 ` X Q Q `r (name, please print) being or representing an Applican t 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: V 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. v 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 Os" day of , 20(12_ , to and including the date and time of the public hearing. A phot graph 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) 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. V 1 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. ideotal ilita -tr Signature The foregoing "Affidavit of Notice" was acknowledged before n i e, this 9 day of 1 awry , 20®1 by Strehy LJt1t WITNESS MY HAND AND OFFICIAL SEAL �y ••PUB _ My commission expir: s: ' ° '( 6'i 5 '. ef • WE R Y Notary Pub` r ' • f .cP S OF CO'' » S. EXP'R" ^r. 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 PUBLIC NOTICE RE: 1102 WATERS AVENUE, LOT 2 OF THE LOT 14 CALDERWOOD SUBDIVISION HISTORIC LANDMARK LOT SPLIT, FINAL MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 25, 2012, at a 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 William Scott Geary, Bonnie Geary Grenney and Susan Geary Griffm, c/o Scott Geary, 5700 County Road 129, Westcliffe, CO 81252, 719- 783 -9331. The project affects the property located at 1102 Waters Avenue, Lot 2 of the Lot 14 Calderwood Subdivision Historic Landmark Lot Split, City and Townsite of Aspen, County of Pitkin, State of Colorado. The applicant proposes construction of a new duplex. HPC is asked to grant Final design approval. 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 Mulling Vice Chair, Aspen Historic Preservation Commission Published in the Aspen Times on December 29. 2011 City of Aspen Account 1 1 x _ A M: t �� q'3 11 H • mot -W.-- i � t5 ` j t � � ` 4. , •• _. • :, - , ,_ ;rail:` :',., - , .400 ‘- . 1 r f PUBL NOTIC _ �; ti , t. f•; as ° DATE OChY. �Atkq .2�5..ZUIZ , `- TIME 6" 00 P, i t It ,,t 1 , , , „ % , Cm (OWl1L QNM!ED CrrY }1 PLACE 00 S GuLVA 3r / ,- PURPOSE Im[ kr. / 4 Como nn i aguakrilfficai5erom & Sas1r Gp a .. �v SAY 6_lfCrY Sro� 6�0_C _ _ i6-facrwriaL'Aurriero tfitorY 440,47 *4k, t df�rRD�1R4n 1 )_TIES ',N,4,ca C,oitcu'erA II�I('NY41 D A •6 Cs�Ufr ,,:: , un imam. rig 4vut •1581 Niter AA t�Yf . .SET T 1_c : - r+r „ 429- 97,"r8 . • 1111110. . 1 Easy Peel® Labels l • M Bend along line to 1 1 41 0 t(, Q AVERY® 5160® I Use Avery® Template 5160® j Feed Paper expose Pop Edge"' 1 ✓ A 1035 DURANT - 4 LLC 247 ENTERPRISE LLC 550 REDWOOD LLC 1010 69TH ST 49 BELLEVUE PL 601 E HOPKINS STE 201 BOULDER, CO 80303 SEA BRIGHT, NJ 07760 ASPEN, CO 81611 6020 OSBORN PROPERTIES LTD 679534 ONTARIO LTD ADLER JAY L & F MARGARET 3706 SUNSET 130 ADELAIDE ST W #3302 230 YALE AVE HOUSTON, TX 77005 TORONTO ONTARIO COLORADO SPRINGS, CO 80904 CANADA M5H3P5, AGER REALTY LLC AGUA FRIA PROPERTIES LLC AIBEL JONATHAN E & BONNIE L 2800 ISLAND BLVD #2305 460 ST MICHAELS DR BLDG 300 60 EDGEWATER DR APT 8G ADVENTURA, FL 33160 SANTA FE, NM 87505 CORAL GABLES, FL 33133 ALDEN REALTY MANAGEMENT LLC APPEL JAMES R REVOCABLE TRUST APPELQUIST THOMAS W TRUSTEE 50% PO BOX 2129 40 SPRINGFIELD a 400 LMNGSTON ST SAN FRANCISCO, CA 94126 GLENDALE, MO 63122 NEW HAVEN, CT 06511 ARNETT DAVID & BETTE ASPEN DAY FAMILY PTNRSHP LLLP ASPEN VIEW LTD 5333 N CAMINO REAL 1227 SPRUCE ST #201 100 S MAIN AVE #300 TUCSON, AZ 85718 BOULDER, CO 80302 SIDNEY, OH 45365 B AND J LLC BAILEY WAYNE P & HARRIET E 50% INT BARASH JAMES ROBERT & BETTEANNE 1249 W 58TH 6644 CHEROKEE CT 50 W CHEYENNE MTN BLVD KANSAS CITY, MO 64113 LONGMONT, CO 80503 COLORADO SPRINGS, CO 80906 BARDING DOROTHY L TRUST BARNHART WILLIAM J & CAROL A BA L ON BA BARBARA W TRUSTEE 50% 711 SE 3RD ST 4344 4TH AVE S 647 W BARRY DELRAY BEACH, FL 33483 MINNEAPOLIS, MN 55409 CHICAGO, IL 606574504 BECNEL DANIEL E JR & MARY HOTARD BEEM CORPORATION BESHARAT GERALDINE PO DRAWER H 1201 CURRIE AVE PO BOX 7 RESERVE, LA 70084 MINNEAPOLIS, MN 55403 ELBERTON, GA 30635 BITTEL JUDITH R 50% BITTEL STEPHEN H 50% BLAZEK CAROLINE J 801 ARTHUR GODFREY RD STE 600 4125 BRAJANZA ST 1901 RESEARCH BLVD STE 220 MIAMI BEACH, FL 33140 -3323 COCONUT GROVE, FL 33133 ROCKVILLE, MD 20850 BLOCK JOEL A TRUSTEE 50% BOOMERANG LTD INC BOTT ALLEN D 647 W BARRY AVE C/O PATERSON CHARLES 1672 POPLAR DR 1104 WATERS WALNUT CREEK, CA 94595 CHICAGO, IL 60657-4504 ASPEN, CO 81611 ttiquettes fadles i paler 1 • Repflez b hachure afln de 1 vv ryrnrn I reveler b rebord Pop - 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APT 2G PO BOX 8992 ENGLEWOOD, CO 80110 -7113 NEW YORK, NY 10016 ASPEN, CO 81612 UHLFELDER FAMILY INVESTMENTS ULRYCH ANDRE & JYOTI UNIT 3 LLC RLLP 201E SILVER ST PO BOX 11623 210 AABC STE AA MARBLE, CO 81623 ASPEN, CO 81612 ASPEN, CO 81611 UTE WATERS LLC VAN BELDERBEEK LAURA HELENE VANTILBURG JOHANNES & JOANNE PO BOX 11623 922 E COOPER 1738 BERKELEY ST ASPEN, CO 81612 ASPEN, CO 81611 SANTA MONICA, CA 90404 VELEZ - ROSARIO F EVELYN WAGNER GANT PROPERTIES LLC WALKER GEORGE M 425 -17 CAMILE CIRCLE 3480 MIDDLEBELT RD 2461 SHANNON RD SAN JOSE, CA 95134 WEST BLOOMFIELD, MI 48323 NORTHBROOK, IL 60062 WATCHMAKER LINDA L 95% WATERS MICHAEL A & ADELAIDE ANN WEHSENER FAMILY TRUST 4527 BRUCE AVE PO BOX 8237 4014 MT TERMINUS DR MINNEAPOLIS, MN 55424 -1122 ASPEN, CO 81612 SAN DIEGO, CA 92111 WEKSTEIN TRUST WERNST INC WHITAKER PATRICIA D TRUST 100 BELVIDERE ST UNIT 9A 5141 GLENWOOD POINTE LN NE 236 LINDEN AV BOSTON, MA 02199 ALBUQUERQUE, NM 87111 ST LOUIS, MO 63105 WISE PEGGY S QUALIFIED PERS QUAL WILKERSON WILLIAM REV TRUST WINNERMAN LORRIE B TRUST 570 S RIVERSIDE AVE 321 SUNSET DR 1401 TOWER RD FT LAUDERDALE, FL 33301 ASPEN, CO 81611 WINNETKA, IL 60093 WOOD MARTHA L WOODWARD TERRY TRUST YOUNG MOLLY H RE TRUST 5806 RUE BOURBON 3662 BRIDGEPOINTE 9038 COUNTY ROAD 13 SAN ANTONIO, TX 78240 OWENSBORO, KY 42303 DEL NORTE, CO 81132 ZACHARY MARC STURM MELANIE PO BOX 410 ASPEN, CO 81612 ' ' • E 11g11ettes Teules i1 peleK ' ` sern de -. reviler rebord Pop-Up'" 1 1- 800460 -AVERY a as AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: ,Aspen, CO IIO'2 I..Ja. ' S ,4 t-t SCHEDULED PUBLIC HEARING DATE: t.Pad J u.r' 2 5 24012- ce 5rrno 20�Z STATE OF COLORADO ) ) ss. County of Pitkin ) I, � SC (name, please print) being or representing an Applicant to the City of spen, 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. 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. Signature The foregoing "Affidavit of Notice" was acknowledged before me this fl day of 'Da- - , 2011_, by 4,.�� -a�� S • OT te6 2 C AD!lML TE IWEYDE, LFlOI Y T 2 0f A,pN ill-E. L 110 Tors WITNESS MY HAND AND OFFICIAL SEAL N!N!lT puplkheedne Y PV ' NOTID{ 25.20 tl on W k s kP I e ng i ° Ca rCgea GN�m' My mmission expires: �_ t y CM" 1305. pyar°� Illam Scott t eider an e ue.��la° O OreAT yb Saw e lze. 0aary VA M. : T a�caun naa c ctig; of 1B 2 3- The + NING t i Ar Co N cuutt- Vf el est° °e M localedel1102WeltsA vtr DD c n w ,Laza d ' otaryPublic M e.1 -0 Landmark L s o6 of Cdarado. The Aik a A a S o O q S�n, County el PNCI�n o a o� p r . ' b ro 0rant F°el Guela o n � etrroa mp epr°em - X ire6 0 130 Galena 57., 0De^, CO, (9T0) u' a'2TS8, � 3Ct91201� al OD1 atnCn Camn+asbn p ;nue Tm.aw.eNyon ATTACHMENTS AS APPLICABLE: par 29. 2011. Cpl _ _ .. . PUBLICATION * PHOTOGRAPH OF THE POSTED NOTICE (SIGN) * LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTIED BY MAIL * APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24- 65.5 -103.3 TE IL) P 2 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 514 East Hyman Avenue— AspenModern negotiation for Landmark Designation, Major Development (Conceptual) and Conceptual Commercial Design Standard Review, PUBLIC HEARING DATE: January 25, 2012 SUMMARY: 514 E. Hyman Avenue is a non - landmarked building located in the Commercial Core Historic District. Though staff has always considered the building a valuable example of the work of local architect Robin Molny, it was not included on previous lists of potential , historic resources because the original brick face of the building has been obscured since the mid - 90s by a stone veneer that was installed in an effort to update the building. The property owner is interested in restoring the building and benefiting from the historic preservation incentives that Aspen has adopted. HPC held a worksession last fall to discuss the proposal, which includes the construction of a rooftop residential unit. HPC is asked to make a recommendation to City Council regarding the qualification of this Subject property before 1990s remodel structure for landmark designation and the requests included in the AspenModern negotiation. HPC is also asked to conduct Conceptual Commercial Design Standard Review and Major Development Conceptual Review. STAFF RECOMMENDATION: Staff recommends that HPC support landmark designation and the AspenModern negotiation requests, and grant Conceptual design approval with conditions. APPLICANT: Mason and Morse, Inc., represented by Haas Land Planning and CCY Architects. HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModern Page 1 of 9 P22 PARCEL ID: 2737-182-13-002. ADDRESS: 514 E. Hyman Avenue, Lot N, Block 94, City and Townsite of Aspen. ZONING: CC, Commercial Core. Historic District Overlay. HISTORIC DESIGNATION §26.415. 030. C AspenModern 1. Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and Structures as an example of AspenModern, an individual building, site, structure or object or a collection of buildings, sites, structures or objects must have a demonstrated quality of significance. The quality of significance of properties shall be evaluated according to criteria described below. When designating a historic district, the majority of the contributing resources in the district must meet at least two of the criteria a -d, and criterion e described below: a. The property is related to an event, pattern, or trend that has made a contribution to local, state, regional or national history that is deemed important, and the specific event, pattern or trend is identified and documented in an adopted context paper; b. The property is related to people who have made a contribution to local, state, regional or national history that is deemed important, and the specific people are identified and documented in an adopted context paper; c. The property represents a physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman, or design philosophy that is deemed important and the specific physical design, designer, or philosophy is documented in an adopted context paper; d. The property possesses such singular significance to the City, as documented by the opinions of persons educated or experienced in the fields of history, architecture, landscape architecture, archaeology or a related field, that the property's potential demolition or major alteration would substantially diminish the character and sense of place in the city as perceived by members of the community, and e. The property or district possesses an appropriate degree of integrity of location, setting, design, materials, workmanship and association, given its age. The City Council shall adopt and make available to the public score sheets and other devices which shall be used by the Council and Historic Preservation Commission to apply this criterion. HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModern Page 2 of 9 P23 Staff Response: The subject building was constructed in 1971, designed by Frank Lloyd Wright trained architect Robin Molny, who passed away in 1997. During its early development as a ski area, Aspen attracted a variety of highly trained architects whose Modernist buildings help to define the character of downtown today. There is a concentration of Modernist buildings particularly along three blocks of East Hyman Avenue, including the subject building, the Benton Building, commercial structures by Fritz Benedict and Ellie Brickham, the Crandall Building, and the Aspen Athletic Club. Robin Molny trained at Taliesen under Frank Lloyd Wright for five years and in the 1950s was selected by Wright to supervise the Greenberg Residence in Dousman, Wisconsin. Subsequently, Molny moved to Aspen, worked for Fritz Benedict, and opened his own architecture firm. The Hearthstone House (started in 1963) by Molny is already landmark designated. Additional significant work by him includes the downtown pedestrian malls (1973) and the Aspen Athletic Club (720 East Hyman, 1976). The HPC awarded Molny two Welton Anderson Preservation Honor Awards in 1995 for the pedestrian malls and again in 1997 for significant architectural contributions to Aspen. Robin Molny is profiled in the City's Modernism historic context paper. Molny's original drawings are available to guide the proposed restoration of the facade. Even with the current condition of the building, staff has scored the property 16 points using our integrity scoring system, which falls into the category of "best ". The proposed restoration would increase the integrity score to a perfect 20 points. Though the veneer that was applied to the building greatly confused its architectural character, very little else about the building, including fenestration, was changed. Staff finds that designation criteria A, C, and E are met. Staff strongly feels that the preservation of this building is important to Aspen's post war legacy. ASPEN M0DI:RN NEGOTIATION §26.415.025.C.1.b. The Community Development Director shall confer with the Historic Preservation Commission, at a public meeting, regarding the proposed land use application or building permit and the nature of the property. The property owner shall be provided notice of this meeting. The Historic Preservation Commission, using context papers and integrity scoring sheets for the property under consideration, shall provide Council with an assessment of the property's conformance with the designation criteria of Section 26.415.030.C.1. When any benefits that are not included in Section 26415.110 are requested by the property owner, HPC shall also evaluate how the designation, and any development that is concurrently proposed, meets the policy objectives for the HPC Review 125.2012 514 E. Hyman Avenue, AspenModem Page 3 of 9 P24 historic preservation program, as stated at Section 26.415.010, Purpose and Intent. As an additional measure of the appropriateness of designation and benefits, HPC shall determine whether the subject property is a "good, better, or best" example of Aspen's 20 century historic resources, referencing the scoring sheets and matrix adopted by City Council. §26.415.010. Purpose and intent. The purpose of this Chapter is to promote the public health, safety and welfare through the protection, enhancement and preservation of those properties, areas and sites, which represent the distinctive elements of Aspen's cultural, educational, social, economic, political and architectural history. Under the authority provided by the Home Rule Charter of the City and Section 29- 20- 104(c), C.R.S., to regulate land use and preserve areas of historical, architectural, archaeological, engineering and cultural importance, this Chapter sets forth the procedures to: A. Recognize, protect and promote the retention and continued utility of the historic buildings and districts in the City; B. Promote awareness and appreciation of Aspen's unique heritage; C. Ensure the preservation of Aspen's character as an historic mining town, early ski resort and cultural center; D. Retain the historic, architectural and cultural resource attractions that support tourism and the economic welfare of the community; and E. Encourage sustainable reuse of historic structures. F. Encourage voluntary efforts to increase public information, interaction or access to historic building interiors. The City does not intend by the historic preservation program to preserve every old building, but instead to draw a reasonable balance between private property rights and the public interest in preserving the City's cultural, historic, and architectural heritage. This should be accomplished by ensuring that demolition of buildings and structures important to that heritage are carefully weighed with other alternatives. Alterations to historically significant buildings and new construction in historic areas shall respect the character of each such setting, not by imitating surrounding structures, but by being compatible with them as defined in historic preservation guidelines. Staff Response: In exchange for designation and a restoration of this building the applicant requests the following special benefits: 1. Removal and rendering null and void the 1980 Basement Restriction Agreement in favor of simple zoning compliance; HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModem Page 4 of 9 P25 2. An allowable Free - Market Residential FAR of 0.88:1 (as opposed to the 0.5:1 allowed by right); and 3. Ten (10) years of vested property rights. As explained in the application, years ago the City placed a restriction on some basement space, allowing it to only be used for storage. The purpose of this restriction is somewhat unclear, but may have been related to floor area restrictions of the time that are no longer in place. The applicant would like this document nullified. Because 514 E. Hyman is only a 3,000 square foot lot, FAR for a free market unit is limited to 1,500 square feet. There is a 2,000 square foot cap on the maximum unit size for downtown penthouses. The applicant would like to stay below the maximum unit size, but receive an FAR bonus to make their proposed apartment larger than the lot size allows. All projects receive an automatic three years of vested rights, or protection from changes to Land Use. regulation. The applicant would like a longer time period to allow for the start date of the project to be more flexible. These benefits are policy matters for Council to decide. Staff requests that HPC provide a recommendation to City Council about the importance of preserving the building and how far the Board recommends Council go for preservation. Staff finds that this , proposal meets statements A -D from the Purpose and Intent of the Historic Preservation program. The property is in the downtown historic district: Aspen's first district and one of the earliest in the State of Colorado. The historic district is the image of the town to many residents and visitors and provides a unique identity to the resort. About 50% of the structures in Aspen's downtown core are Victorian era. Buildings like the subject property are among the relatively few remaining places that clearly represent the town's character in the 1960s and 70s, when explosive development pressure caused many citizens to actively defend and attempt to preserve Aspen's small town character and individualism. Staff respects the applicant's efforts to identify the minimum preservation benefits that will support this specific preservation and development effort. The negotiation process creates the opportunity for the City to incentivize a level of high quality restoration and preservation that might not otherwise be possible. HPC Review 125.2012 514 E. Hyman Avenue, AspenModem Page 5 of 9 P26 Co,vcEP11 :Al. Co nii RCIAI, ill SIGN STASD,%RD REVIEW/ N1 A.1OR DEVELOPMENT CON( tI'll .tL The procedure for a Major Development Review and Commercial Design 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 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. Major Development and Commercial Design review 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. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the facade of the building may be required to comply with this Section. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModem Page 6 of 9 P27 guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where altemative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. STAFF RESPONSE: For new development in the Commercial Core Historic District, the guidelines found in the 2007 Commercial, Lodging and Historic District Design Objectives and Guidelines are the applicable information. A list of the relevant design guidelines is attached as "Exhibit A." The application packet is very clear and staff finds that the proposed addition is sensitively and thoughtfully designed to meet the guidelines. Staff supports conceptual approval of the project. The third floor of the new construction is setback adequately to allow the historic building to be prominent. The restoration effort is very commendable. The applicant requests a height increase from the allowable 38' to 40' through Commercial Design Review. The maximum permitted increase through Commercial Design Review is 42'. The Commercial Design Standards and Objectives for a granting a height variation is listed below. Staff is supportive of the proposed height. The applicant must work with existing conditions of the building and the proposed unit on the roof has been designed to be discrete and in scale with the Molny design and surrounding structures. 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: o In order to achieve at least a two foot variation in height with an adjacent building. o The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) o Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. o To benefit the livability of Affordable Housing units. o To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day lighting. HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModern Page 7 of 9 P28 Some further discussion may be needed regarding the provision of adequate utility, trash and recycle service area on the property. There is currently shared space with the Elks Lodge structure to the west. The applicant must demonstrate a long term plan for these functions. The following standards shall apply: 1. A utility, trash and recycle service area shall be accommodated along the alley meeting the minimum standards established by Section 26.575.060, Utility /trash/recycle service areas, unless otherwise established according to said Section. 2. All utility service pedestals shall be located on private property and along the alley. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. 3. Delivery service areas shall be incorporated along the alley. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. 4. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. 5. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right -of -way at a pedestrian level. New buildings shall STAFF RECOMMENDATION: Staff recommends that HPC recommend Council approval of Landmark Designation and the requested benefits through the AspenModern negotiation finding that the structure is a "best" example of Aspen's Modernist architecture and the project meets items A -D of the Purpose and Intent of the historic preservation program. Staff also recommends that HPC grant Conceptual HPC Major Development approval and Conceptual Commercial Design Standard approval with the following conditions: 1. A height variation to 40' is granted for the new addition. 2. The applicant shall provide additional explanation of how proper trash/utility /service area is accommodated. 3. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one -time extension of the expiration date for a Conceptual HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModern Page 8 of 9 P29 Development Plan approval for up to six (6) months provided a written request • for extension is received no less than thirty (30) days prior to the expiration date. ExrnrnTs: Exhibit A: Integrity Score Sheet Exhibit B: Modernism Context Paper (distributed previously. Please visit www.aspenpitkin.com to review.) Exhibit C: Commercial, Lodging and Historic District Design Objectives and Guidelines Exhibit D: Application HPC Review 1.25.2012 514 E. Hyman Avenue, AspenModem Page9of9 N © © t Q ` �- ^ � " m @ o . m N O ( o0 as 177) C l O O + O >- Y o °1 -0 CO O @ N _ C a r o@ C O O T - E Q L ,C ° ° C In CO • N +� +. @ ° C .---1 s E O is 00 . 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L) T° N a Q a � U @ C N N N 2 o v O a> W __ 2 _ C @ a) c , �0 en ,- 41 N Ch @ d' 1O (D 6) (O a) N- O> C ). U — O CO w .❑ X • (0 �° 4 :. • -C _Y 5� U " Q L . °; S ....i , ..:24-:.:.- U (n om INTEGRITY SCORING P31 If a statement is true, circle the number of points associated with that true statement. LOCATION OF BUILDING ON THE LOT: _ The building is in its original location. 2 points MS The building has been shifted on the original parcel, but maintains its original 1 point alignment and /or proximity to the street. SETTING: The property is located within the geographical area surrounded by Castle 1 point Creek, the Roaring Fork River and Aspen Mountain. The property is outside of the geographical area surround by Castle Creek, the 1/2 point Raoring Fork River and Aspen Mountain. DESIGN: The form of the building (footprint, roof and wall planes) are unaltered from 3 points the original design. a.) The form of the building has been altered but less than 25% of the original walls have been removed, OR b.) The alterations to the form all occur at the rear of the subject building, OR 2 points c.) The form of the building has been altered but the addition is less than 50% of the size of the original building, OR d.) There is a roof top addition that is less than 50% of the footprint of the roof. MATERIALS Exterior materials The original exterior materials of the building are still in place, with the 2 points exception of normal maintenance and repairs. 50% of the exterior materials have been replaced, but the replacements `` point F match the original condition. Windows and doors The original windows and doors of the building are still in place, with the points exception of normal maintenance and repairs. 50% of the original windows and doors have been replaced, but the 1 point replacements match the original condition. • Best: 15 up to 20 points Integrity Score (this page) maximum of 10 points: 0 Better: 12 up to 15 points Character Defining Features Score (first page) maxi - 0 Good: 10 up to 12 points mum of 10 points: Not Eligible:0 up to 10 points HISTORIC ASSESSMENT SCORE: ig `2tto P32 City of Aspen Commercial Core Historic District Encompassing the Commercial Core Zone District Design Objectives and Guidelines Policy: Improvements in the Commercial Core Historic District should maintain the integrity of historic resources in the area. At the same time, compatible and creative design solutions should be encouraged. This chapter presents guidelines for new Existing Character construction and alterations to existing non- The heart of Aspen centers around the Commercial historic structures in the Commercial Core Core Historic District. It is the first area that Historic District. Key design characteristics of developed in the early mining days of the town this district are summarized and then specific and ts characterreflects this rich mining heritage, guidelines are presented. which is the image that many carry with them of this historic Colorado mountain town. Each Location historic building contributes to the integrity of the The Commercial Core of the city is defined by district and preservation of all of these resources Monarch Street to the west, Durant Avenue to the is, therefore, crucial. This is especially important south, Hunter Street to the east, and roughly the as new de continues. alley to the north of Main Street to the north. (See the Character Area map in the appendix.) • , p 8 { x FS The Commercial Core Zone District is located at the core of Downtown Aspen. p y a s e W r ' ,x.T x: r fq a rs .,Yr 7 3, ' - *2, . d s . ' t i s ., , 'a+ '°:. e »x :, P33 Commercial Core Historic District City of Aspen Orr Street Pattern As the historic core of the city, its current urban form reflects these origins. It is a grid of streets aligned to the north. Rectangular street blocks of 270 ft. by 220 ft. with long axes and rear alleyways are oriented east -west, and subdivided into 30 by 100 ft. lots. Buildings generally occupy the full lot width within the core area and span the full depth a = ®n 4 from street frontage to rear alley. a a.. t This arrangement still anchors the historical urban ,,. form of the city, despite some recent departures a ' x . > , from the traditional hard street edge. The variety of building forms & scales is influenced in areas � , �l by previous site -based open space requirements. ` : r The traditional lot widths continue to define the : majority of the buildings in this area, either in total width or, where lots have been amalgamated, in their architectural composition, articulation and - fenestration pattern. This ensures that the city center is still appreciated for its essential human a scale, concentration of historic buildings and The street pattern frames spectacular scenic views. visual and cultural experience. Building Character The commercial buildings of the mining era establish the context for new construction, even though individual landmarks of later periods may also be found in the area. Buildings range in scale from early residential including miners' cottages to larger 'iconic' landmark Victorian commercial and community buildings. The latter tend to occupy corner sites and range in scale from one to three stories in height. This area includes the varied range of buildings dating from the city's early history and representing all periods of development in the evolution of Aspen. The character is predominantly urban, while the building pattern in many areas continues to exhibit the original traditional lot width arrangement. The street facades are strongly defined in many areas by a combination of larger Victorian and smaller scale buildings. This is particularly the case on street corners. F r _ . 4 aka. ek ' d € 74 s a tE is ' . P34 City of Aspen Commercial Core Historic District Storefront context ' Most buildings have features associated with traditional commercial designs. Ground level floors of the buildings are oriented to pedestrian 1 ,, views, with large display windows highlighting the goods and services offered for sale inside. f t'°s Recessed entries are also typical. A horizontal band of molding usually separates the ground floor from upper portions of the facade and the parapet is capped with a decorative cornice. These elements combined to establish a horizontal emphasis along the street. Fenestration on upper floors is predominantly s solid and void 'hole in the wall' form and vertical in proportion, reflecting classical architectural ' proportions. There are, however, departures from this pattern which contribute to the rich diversity of the street. A hard street wall as seen along the walking mall downtown is a Outdoor Spaces characteristic throughout Character Areal. There are also instances of small scale spaces r .21 created by the set back of building facades. They are, however, the exception to the historic alignment of building fronts. Where these are used for outdoor dining they provide attractive public gathering spaces and street vitality. The intent is to maintain the strong definition of the street wall in this area, and therefore creating further breaks r } in the street wall should be minimized. The resulting character is both intimate and stimulating, and in keeping with the variety ' and harmony unique to Aspen. There have been departures from the hard street edge, where ' more recent development has stepped back to create semi - basement space and detached or internal retail frontage often on more than - one level. In many cases these have detracted from the immediate relationship between shop _ frontage and public sidewalk and the sense of street facade definition, with adverse effects on street vitality and the urban character within downtown Aspen. Victorian storefronts anchor the Commercial Core and define the key characteristics of building height, mass, articulation and materials. • r ✓c' 1 + }°,y" ea;,*�!u w " { a ll .s "n^,u w� "� 1 t y 1 � lY 1 $ , �5i� 0 yp �,V e .C' . � N S' s � .-}e, .3 �n � '=%.÷ 44 ; ��. "M�m P��. n.�w �hkVd s� .�SS� � 1 :A�'mGs�r� i ��.5 t ) ' ' � '� P35 Commercial Core Historic District City of Aspen Design Objectives 4. Reflect the variety in building heights seen These are key design objectives for the Commercial historically. Core. The City must find that any new work will New development should stay within the range help to meet them: of building heights, and be designed to reflect the variation in height across traditional lot widths. 1. Maintain a retail orientation. The scale and form of a new building should be Traditionally the hub of Aspen and the center of designed to safeguard the setting of a historic commercial and cultural activity, the Commercial building, whether single story or the large 'iconic' Core should remain so. Designs for new three plus stories. construction should reinforce the retail- oriented function of the street and enhance its pedestrian 5. Accommodate outdoor public spaces where character, they respect the historic context. The street vitality associated with the center 2. Promote creative, contemporary design that of the city should be retained and enhanced respects the historic context. through a combination of the form and design of While new construction should be compatible the walkable street network and the associated with the historic character of the district, designs areas of public gathering space at street level and should not copy early styles but instead should above. The design of any public space within seek creative new solutions that convey the the core should be a central consideration in community's continuing interest in exploring the design and configuration of the building, to innovations. At the same time, the fundamental ensure that it contributes to a positive experience principles of traditional design must be respected. in the streetscene, whether or not used for street This means that each project should strike a dining. balance in the design variables that are presented in the following pages. 6. Promote variety in the street level experience. 3. Maintain the traditional scale of building. Architectural form should recognize existing scale The Commercial core of the city is likely to and diversity and build upon established design experience continuing market pressure for hotel, traditions, creativity and innovation in a manner commercial and residential development and which strengthens the architectural richness the parallel needs of affordable commercial and and identity of the city core. The contextual residential accommodation. It is important that contribution of building and storefront design future growth acknowledges, complements and will depend on detailed consideration of the street enhances the existing scale and character of this facade and associated landscaping and paving. area. 7. Preserve the integrity of historic resources within the district. The original form, character, materials and details of historic resources should be maintained. This applies to individual structures of landmark quality as well as more modest "contributing" structures. � „z.12 ,41”. a 4 . ,w,t _.l.,h' 4' a 17. :Ar54 s> y,. { Y" ftet. . ,. v 'T �_ aF a e Wi P36 City of Aspen Commercial Core Historic District Conceptual Review Design Guidelines The fol design guidel shall apply at the conceptual review stage. Street & Alley Systems The street pattern is essential 'infrastructure' for the character of the district. The north / 0 south orientation of the streets accentuates Pf r ICY the relationship of the City with its dramatic "'� "�.7td ' landscape setting. _� t � ^ � cri The circulation pattern provided by the network Q. "� �. / ( "' e—, E 1, 1 � sia of streets, al and courts should be retained toT �, ensure maximum public access. It should not be / "„ t . ::J enclosed by gating and it should not be spanned hi stk. -. by development above. Wherever possible �1. pedestrian access to alleys should be enhanced. 7 3/4,, 1716..... - i The creation of additional public walkways to * rear alleys and other public spaces enhances the interest of the city center. The network of streets, alleys and existing pedestrian passageways enhances access in the downtown. Additional links and an enhanced public circulation pattern can increase commercial frontage and access to the side, to the rear and also to the interior of development sites. Improved access also creates opportunities for additional commercial space, which is to be encouraged. Street Grid The original arrangement of parcels significantly affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, streets, sidewalks and alleys still can all be seen in this system, and should be maintained. 6.1 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Z IR'"'° t Qt Y,'6 i " .§5 4^2 ' f, a k 4 � v 4 .n, h a �i' P` SVP 7 & r71in � f LO (sfc Df8{HG�' i s �.. M r C° $e `n` s 3 Y'9. s`''�'i` -1' '0,4,1: ; � n . '. r , t . 3 e ;.a e .! +" M+` r I: 4 I lt&�5'E r . a � , ,�, k_ "� x s P ! ?, � r :,r4 std t o . i:. P37 Commercial Core Historic District City of Aspen . U , : ew xr , Internal Walkways Ps . , ' .. ,. . 6.2 Public walkways and through courts, , when appropriate, should be designed to create -.. air access to additional commercial space and • 1, °` , ' " 1 frontage, within the walkway and /or to the rear _ f of the site. !t • See also: Public Amenity Space design `' 1 1 guidelines. Alleys :° -97 Historically, alleyscapes were simple and Maintain the established town grid in all projects. utilitarian in character, with a variety of materials and building scales. Many structures had additions that were subordinate to the main building, stepping down in scale at the alley. Others had loading docks, stairs and balconies that contributed to the human scale. This traditional character should be maintained, while accommodating compatible new uses. The continued development of visual interest in these alleys is encouraged. Greater variety in forms and materials is also appropriate here. 6.3 Develop an alley facade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street -side entrance. t u. xx cot. �, t i ' n �£ r' '�. ." e .f� a -: ,, a t ' pare �° '''F C `s � tigeu-tA'�'' s P t ' , e.M.t R. urv,. 5 iB'. #ZSr. 3. d na iT.5x .t. ut. P38 City of Aspen Commercial Core Historic District Parking „ r g = The character of the Commercial Core Historic'' xfib,¢ District is one which is primarily appreciated' ��.�" on foot. The human scale and concentration of walkable streets is a key attraction. Therefore } a t the visual impact of parking should in all cases , ' • be minimized. Parking should be structured or placed underground where the scale and setting of the site affords this opportunity. Where a parking structure is considered this should be contained within a'wrap' of commercial and /or Where a parking structure might be considered this should be residential uses. within a 'wrap' of commercial and /or residential uses, as this building is. 6.4 Structured parking should be placed within a 'wrap' of commercial and /or residential : uses. • The exposure of auto entry areas should be minimized. 6.5 Structured parking access should not have a negative impact on the character of the street. The access shall be: • Located on an alley or secondary street if necessary. • Designed with the same attention to detail and materials as the primary bu facade. Parking access located on an alley and integrated into the building design. • Integrated into the building design. i ➢ 1 t � . ^ y i .� _. : :@.'s -+ p. �,Y a r y >^ 9 l. .'? ,, .. ,:k ' : P39 Commercial Core Historic District City of Aspen Public Amenity Space In every case Public Amenity Space should be On -site and communal open space has been a well defined and carefully designed. The design long- standing priority and characteristic of the of public gathering space, its enclosure, layout city. Where it is required the form, orientation, and content, will be an integral consideration quality and use of such open space is of the utmost in the proposed form of the space. Although a importance. Well defined public space should be matter for full review and approval at the Final integrated with traditional streetscape character. Stage, its design should be envisioned at the time The Planning and Zoning Commission and /or of conceptual review. the Historic Preservation Commission will decide whether, where and in what form Public Amenity Design Objectives Space will be required. Where considered to be compatible within the Commercial Core Historic District, public amenity In the past, open spaces occurred as accents along space should be designed and placed to achieve the street, usually where a house existed in the the following objectives: historic context or where a lot stood temporarily • Create an active and interesting street vitality vacant. In more recent years, outdoor spaces were through the promotion of public gathering built that sometimes eroded the character of the space. street edge. These conditions are not precedents Maintain a well- defined street edge- and for future development. While some open space street corner to ensure that such public space may occur, it should be subordinate to the creates an accent within the street facade. traditional character of the street. • Create an additional commercial frontage Public amenity space-along the primary street and /or space to the side or rear of the site frontage should be an accent within, and or building exception to, an otherwise well defined street Create a well defined, localized public space facade. There will be locations within the city at the street edge, where e.g. additional core where the character and setting of the site space for street dining might be beneficial. or a historic building will also influence the form, • Design a space that maximizes access to location or appropriateness of such a space. sunlight throughout the year. • Create a second level space designed to ensure that it is permanently open to the public and provides interest in the form of a scenic or other interpretive marker for the life isk r. "' of its service as a public amenity space. s .' • Achieve second floor patio space that €. provides access to affordable commercial uses. The Downtown Enhancement and Pedestrian Plan should serve as an additional reference. ,i. Whereopen space withina parcel inappropriate, develop anamenity that can be experienced by the general public. y nat trigi 3 tom? z � + j ; k �wY ' 4 vqv �Y � `�� a-FC 44 P40 • City of Aspen Commercial Core Historic District Public Am Space Types w is 7,-111-''''''; ''> . " '- i Public amenity space is a requirement in the ' - 1., Commercial Core. In this area, particular types Li; «. of public amenity space would be in character '+ , OMi -_ with the urban form of the Commercial Core area. + p _ .. _ These include: • Street facing amenity space x, • Mid -block walkway amenity space • Alley side amenity space , t -- Mt a • Second level amenity space 3 • Front yard amenity space Guidelines for the location and design of each of these types follow. A variety of public amenity spaces exist in Downtown Aspen. In future development it is important to focus on the quality of the space rather than the quantity. 1 -qe 2 d aN ,t:c The walking mall in Downtown Aspen provides substantial public amenity space for thebuildings located there,and thereforecreating . breaks in the block facade within this area to provide more street - facing public amenity space should be carefully considered. P41 Commercial Core Historic District City of Aspen "� � Street Facing Amenity Space ✓ � ' -� _ A street facing amenity space, usually located r t N . towards the middle of a block, may be considered. , , 4 ~ L ( However, within the heart of the district, where _ the greatest concentration of historic storefronts I ! align, creating new gaps in the street wall is IL °'^ 1 discouraged. Providing space on sites that are maws t! � located in the outer edges of the district, especially " �1 0 N along the southern edge is more appropriate. t " mow' � r- 6.6 A street facing amenity space shall meet .-- - all of the following requirements: • Abut the public sidewalk Street facing amenity space should abut the public sidewalk, be Be level with the sidewalk • level with the sidewalk, open to the sky, directly accessible to the public and be paved or otherwise landscaped. • Be open to the sky • Be directly accessible to the public i • Be paved or otherwise landscaped 6.7 A street - facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. • Any public amenity space positioned at the street edge shall respect the character of the 1 k, . streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge. ilir • Sunken spaces, which are associated with some past developments, adversely affect ''.. the street character. Where feasible, these should be replaced with sidewalk level improvements. R 6.8 Street facing amenity space shall contain a ! a features to promote and enhance its use. These may include one or more of the following: Street facing amenity space should contain public art and other Street furniture • amenities to promote its use. • Public art • Historical /interpretive marker The detailed design of Public Amenity Space, with regard to guidelines 6.8, will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. mu ro " i' is -,A3:41;-1- 1 c , - t x - A F. 'iw {� &smi r c a,�c� a 7 Y '7 "rvcf - ti_M1 � �`r� irt � ' m � �. :C � °. x "� 3sa,. $a.�ay fi RE x• Y ® rn '.f ,r,..1. P42 City of Aspen - Commercial Core Historic District Mid -Block Walkway Amenity Space ::.., ;; t New buildings on sites occupying more than .x i one traditional lot width may provide a mid- z - block walkway or through court within a single 1_ , development or between two developments. - i This type of space shall be an extension of and a . -•? 4?`r complement to the street and public circulation - , I , , — mtg.: network within the center of the city. See also ; 1, 4 `i. Street Sr Alley System design guidelines. t 3. The Commercial Core is highly regarded for r.' its pedestrian character and 'walkability'. The s !, = opportunities created by the extension and I , -,- enhancement of the public circulation network y,. . has distinct urban benefits and is encouraged. , �1 Typically only one such space would occur along a single block face. ra z g. This form of Public Amenity Space should be t , r 4 �. ' ` , a consideration on larger development sites within the city. It links the potential of additional .� commercial frontage and access, with human „ 4 r ° "� ,f scale space and circulation, enriching the -.1-.....:._ �� . - public experience. Situated along the edge of a development site, it should extend to link with the Amid-block passage may link through a property to provide access to uses along the side of a building or to businesses on an alley. rear alley. Adjacent to a residential type historic building it can provide a respectful break and a fi , space between the two. w 6.9 Mid -block walkways shall remain. = ttit tit : ; s T2 subordinate in scale to traditional lot widths. _ t • Mid- bl ockpublicwalkwaysshallbebetween t +t�s I l,�f , 8 ft. and 10 ft. in width. ".: , `.l ,, "` *. - - . Ffa 6.10 A mid -block walkway should provide '% public access to the following: • Additional commercial space and frontage ; iv: . . within the walkway �? . • Uses located at the rear of the property T-... .:! T A passageway may be considered as Public Amenity Space when it remains subordinate to the continuity of the block face. It should be designed to visually appealing and to provide access to active x A. uses. . , n :1.,. 1rC 1,4 Cr +4",V IAt2 Dt14ilie ' ,"t�. �f `� d��'1 iii °` w - ,,„ .,„ t ,�&•. �• ,� P Y- tettlroasa d;5 1h6 i s k ,,' - ; v, r;:e ,"° 4 . k -- ". ? n .. .r'', 5 ' �ap p�. Ok s • P43 Commercial Core Historic District - City of Aspen .' Alley Side Amenity Space f Public amenity space may be located to the rear of the site in association with the alleyway. Such ""- a space shall provide access to commercial uses - at the street or second floor level. Public amenity space may also be located at the corner of. an alley „ y T and a street. Such spaces should be designed 4 a to enhance the use of alleys for supporting k • -1 commercial uses. R�• i • 6.11 An alley side amenity space shall be ; } designed to have these characteristics: • Direct public access to commercial space at street or second floor levels Public amenity space located at an alley should generally be south • Maximize solar access to the alley side facing to maximize solar access for the space and provide access to amenity space commercial space that may be located there. • Enhance of the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas t 4 P c f, , t . 9. t'm� rsi.' s .; _. <4, '� 9, ;. .i. P44 City of Aspen Commercial Core Historic District Second Level Amenity Space An outdoor patio space on a second floor, which is directly accessible to the general public, will j be considered as a form of public amenity space _. - when it is compatible with the historic context N ( i 1 l i _ and is clearly inviting for public use. This will i t ( . _ be most successful in association with outdoor WI, A ='°" t '= dining space. In this respect it may be favorably , s l by considered within sites affected b mountain �. � ,e ms — view planes. " " - : 6.12 Second level amenity space should be Second level space shall be accessible from a public space such as compatible with the character of the historic a sidewalk or street facing amenity space. district. • It shall remain visually subordinate to any - - - 13 ( ' -_<,.- historic resource on the property. � r [ (' • I i ` 1 ' ,i r : • If located on a historic property, it may not i I ; I 1„,,L.,,,,,,,_ - 7 ; s ! alter the appearance of the resource as seen ell diltibt. from the street. `~s O o "" 4 - - t, a sot ii 6.13 A second floor amenity space should meet all of the following criteria: - 0 ,. • Ensure consistent public access ' • Be dedicated for public use , • Provide a public overlook and /or an ~; -- interpretive marker Outdoor private space shall be demarcated from the public amenity • Be identified by a marker at street level space. 6.14 Second level space should be oriented to maximize solar access and mountain views, or t views of historic landmarks. 6.15 Second level space should provide public access by way of a visible and attractive public • or elevator from a public street, alley, or III Itc t street level amenity space. ,t N I - iut 6411 Second level public amenity space shall provide permanent public access from the street. iteia � .se' . „ . . , , "A l tdk., *. J..t. . t'+ %i `ne'E, s,. * e , P45 Commercial Core Historic District City of Aspen " ' Front Yard Amenity Space ° ' s «,,.. i . Certain areas within the Commercial Core retain a distinct historic residential character. This is often „ defined by a landscaped front yard and side yard setback. To maintain and enhance this tradition in certain areas, a landscaped front yard amenity space may be considered. - 6.16 Second level dining maybe considered. • If the use changes, the space must remain accessible to the public, so long as it is to be considered meeting the public amenity Certainareas within thecommercial core are identified with historic space requirement. single story buildings with setbacks. Front yard setback areas may be considered as public amenity space in such an instance. 6.17 Front and side yard amenity space should be considered in the context of a historic one pc 4* , i ,� 2 story residential type building. A. la t i r ,: Building Placement a arr,. w .e.00.. E. Hyman Ave. Street Corners Street corners are important elements in the t s I� • s'` street block and in the framing of many of the - u views which characterize the Commercial Core. " i " Many buildings on corner lots exhibit special features that add accents. Corner entrances and This figure ground study illustrates the alignment and amount of storefront windows that extend along intersecting open space along the street edge during the year 1904. street fagades are examples. These elements are am , appropriate in many corner lot locations and should be encouraged. Here the buildings should a confirm the pattern of a strongly defined building (.:04. $ it wall at the street edge. Building facades should N "" ' ' ` be oriented parallel to the street, with variation m•"•+eOn E. Hyman Ave. Ps,n me in front wall setbacks kept to a minimum. Any departure from the street wall, for well defined t-2 N r...;' , ^ ;. w .° i ; and designed public dining space, should occur s : 1 as an accent within the street block, not the t r. ,,`i.. „ -, .._ predominant pattern. The same blocks in 1999. Notice how the increased use of open Exceptions for street d m be considered, space has eroded the building wall along the street. in the outer southern edge of the Commercial Core. These sites often serve as focal points for public activity and therefore sitting areas and other gathering spots are appropriate in the outer edges of the district. p.; F'" M.. 4 Ry7,. a ,% .:40: ♦ , sM .m : a. x. .11 us a« ' P46 City of Aspen Commercial Core Historic District Building Setbacks The Commercial Core has a strong and relatively consistent street facade line. Corner buildings, o IlL ften of late 19th/ early 20th century form, anchor the street Nock in many instances. Within the street facade however there are some departures from this where small areas of open space provide II i is " `., individual street dining experiences. x ,_j Setbacks within the central commercial area ' ., - i should reinforce the objective of maintaining and enhancing the special urban and traditional character of the strong urban edge of the street facade and street corner. Local areas of open space Traditionally, commercial buildings were built to the sidewalk edge also further the objective of the street vitality and anchored the corner. This should be continued. created by well defined dining space within the city. These should however remain as an accent i`, , within the street facade. gg ll1 Side setbacks provide the opportunity to create or L \fre. enhance public passageways or through courts to the rear alley, with the advantages of improved ' public permeability, access and additional 4-k commercial frontage. See also Street & Circulation ° Pattern design guidelines. Rear setbacks create the opportunity to achieve more creative and attractive commercial and public space to the rear ,: of the site and alley. j` , i i In sum, buildings create a strong edge to the , 1.. street because they traditionally aligned on the - " , front lot line and were usually built out to the full + t t width of a parcel. Although small gaps do occur between some structures, these are exceptions. s $ This uniform wall of building fronts is vitally This second floor patio incorporates an abstract interpretation of important to the historic integrity of the district upper -story windows and cornice elements to define the space and and should be preserved. maintain the building wall line along the block. ¢ B .a. r S " ? fit li e'6\ `: a 1,-4 . WA� e .':d -. i ff C . t`[.. 4_ wE - . c �. . +µn - a., P47 Commercial Core Historic District City of Aspen 6.18 Maintain the alignment of facades at the sidewalk's edge. 4 • Place as much of the facade of the building at the property line as possible. ! 1 • Locating an entire building front behind the established storefront line is inappropriate, 4 • A minimum of 70% of the front facade shall be at the property line. A 6.19 A building may be set back from its side . 4 _' lot lines in accordance with design guidelines p identified in Street & Circulation Pattern and i.1 w � 1�,. t Public Amenity Space guidelines. 's+ . Building Orientation Development within the core area has been traditionally oriented with the street grid. This r , l relationship should be maintained. t, L 6.20 Orient a new building to be parallel to its l _ lot lines, similar to that of traditional budding orientations. • The front of a primary structure shall be oriented to the street. Maintain the alignment of facades at the sidewalk's edge. 6.21 Orient a primary entrance toward the street. • Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way. • Do not orient a primary entrance to an interior court. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. 1 e x ti a Hi _ "'-t''' r ;; tmc. r S, 4 'e p a �P r P : 3 e' A A K � Yt P48 City of Aspen Conunercial Core Historic District Building Form A prominent, unifying element of the Commercial Core is the similarity of building forms T . Commercial buildings were simple rectangular €`r solids, deeper than they were wide, with flat roofs. k -.p In a few instances, gabled roofs, with false fronts, may have been seen. This characteristic of flat roof lines is important and should be continued e i in new projects. .' 6.22 Rectangular forms should be dominant Rectangular forms should be dominant on Commercial Core on Commercial Core facades. facades. • Rectangular forms should be vertically oriented. r — — — — T — n • The facade should appear as predominantly flat, with any decorative elements and projecting or setback "articulations" appearing to be subordinate to the dominant form. YES! NO! YES! YES! 6.23 Use flat roof lines as the dominant roof form. sidewalk • A flat roof, or one that gently slopes to the street rear of a site, should be the dominant roof form. Orient a building parallel to its lot lines. • Parapets on side facades should step down towards the rear of the building. • False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear facade, using building forms that step down in scale toward the alley is encouraged. • Considerusing additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. • Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. • y�yy�� 3 F 4 t ^n € y v i k}* tw g-, n n t s b ' c a a `. /(alj ag1 rl'Its"tcl#d Fi }9r1pr s a t D a` r 3 t s Y d 3 Qkge•�1P7 .b+ " "J" ����EE 4 } ta .YT { ' i a L g 'i Zr fl+, ,4 }fio/ lit t1'10,t, "": r : 4 * #1. . xh..i P ,r r k ?E r e: n „ -,eh t Y?.. €v. i•'w'.w ;vkt^ "s.: P49 Commercial Core Historic District City of Aspen 7/c° Building Height, Mass & Scale r A 4 The character of the Commercial Core derives ,5 -. - --- in part from the range and variety of building `", .1„,,. _. i heights. These vary from one to three stories. Buildin hei ht with traditional lot width and a s ' _ k" -4 " creates a constantly changing cornice profile along " "` __ , y 0 s a block face. This is the basis of the human scale, 9„ .l architectural character and visual vitality of the city center. New development in this area should 3i --. >- d continue this variation. 'f With respect to scale, a new building shall also be Maintaining a block facade and orienting new development with sensitive to nearby historic building These range the street grid are two key objectives in the Commercial Core from single story historic residential structures to District. three story Victorian commercial buildings. '' x j t Al _ Two Story Scale ,`" t'` 6. Maintain the average perceived scale of , ve' - ,, „te two -story buildings at the sidewalk. • Establish a two -story height at the sidewalk _ edge, or provide a horizontal design element at this level. A change in materials, or a T l i' 4. { molding at this level are examples. Height Variation Maintain the average perceived scale of two -story buildings at In the Commercial Core area building heights the sidewalk. range from one to three stories. This variation in facade height is a key characteristic that should be maintained. Variation in height should occur where the site is larger than two traditional lot widths, in order to reduce overall scale of the building. A variation in facade height, often in conjunction with setting back an upper floor, may be required. 6.26 Building facade height shall be varied from the facade height of adjacent buildings of the same number of stories. • If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in facade height by a minimum of 2 ft. „a - .0.t 1 ;;: . ,44 , 4";4 , 40- vi..4.444,,..2.1 4,..? „, 4 4 . c. .4 . 4.,. * 4 a ,........, .4-,.. -44.. 4: 4,4 44,, -. 44... -7-4.1-''t.4451., P50 City of Aspen Commercial Core Historic District 6.27 A new building or addition should reflect t: the range and variation in building height of i the Commercial Core. • Refer to the zone district regulations to ' determine the maximum height limit on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. )�, j I pew. • Additional height, as permitted in the zone district, may be added for one or more of the ,„,. following reasons: - In order to achieve at least a two -foot variation in height with an adjacent A new building or addition should reflect the range and variation building. in building height of the Commercial Core. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of the property is affected '°f" i q �P by a height restriction due to its proximity 1 „4 4.1,, f„j!i1 ; =fi'llt gin J F!!o! to a historic resource, or location within � 1 » u ptl r ” a View Plane, therefore relief in another t\ lt,l % I x— j et r l,1 _ 1 ' 8 area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by Methods of achieving height variation within a single building include (A) stepping the building down as it approaches the alley the Building Department) contribution to and (B) stepping the building along the primary facade. the building's overall energy efficiency, for instance by providing improved day- Existing Building New Building lighting. • 6.28 Height variation should be achieved using one or more of the following: � • Vary the building height for the full depth 'az' p �.. 38' of the site in accordance with traditional lot width. • Setback the upper floor to vary the building facade profile(s) and the roof forms across Building facade height shall be varied from the facade height of adjacent buildings of the same number of stories. the width and the depth of the building.. • Vary the facade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines.. l , . r ' F �sr ' ^ A s— sx, a s ,, sr . t ��' r € A : Ae,. c • c"T: r°rtrje� nx � � 'rr �! � • d � � �: '+ >.�x �r3 x',R�' �� �.. J�a. �;s,i� � ��.,�r M _ ,gym xrrr rc+e ki n-s � .,�sS� � ;�S .., �,' ", t ✓. i P51 Commercial Core Historic District City of Aspen ,,,.,,„,t mow._." = k, �." Height Variation for Larger Sites it _ , . '^= I I Buildings within the commercial center and =—',` .,.,- F historic core of Aspen represent the traditional lot C^ , fir -- ^--;,. " _ --" widths of the city (30 ft.), either in building width ") ` ',r1:11:4--: ' or the horizontal and vertical design articulation �" • d e .' - . '.:0 ` of the street facade. New development occupying s� i • 1 ,, � ?` M' . � a site of more than one traditional lot width 4 i' " A l i . ' rr ' U+" should be designed to integrate with the scale 1 .., ,.- s tar ` created by narrower existing buildings. The r4t y . architectural rhythm of earlier street facades should also be reflected in new development to .. __ retain and enhance the human scale and character „ • r ----" of the center of the city. •- , 6.29 On sites comprising more than two r� ` `� __ - : - .. `:- traditional lot widths, the facade height shall , :,', 1 7 , 1:::-,..7...- j ""' ;t i be varied to reflect traditional lot width. ».,. , .. � { • The facade height shall be varied to reflect , 4 p % ti ii 1 r ,,' ' r di ;{ 7 traditional lot width. . Heig shou be varied every 60 ft. � y am" minimum and preferably every 30 ft. of ,_ h linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. facade Height variation can occur in a number of ways, depending on site modules may be three stories tall, within an conditions and design intent. individual building. • A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street facade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: • Variation in height of building modules across the site • Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights • Variation in building facade heights or cornice line s l"e � ., x xA '�a,�, ?` �.�: e tx. °, � va. r,�.. � 'N , .. � 1U .as.. ` w sa P52 City of Aspen Commercial Core Historic District Height Adjacent to Historic Structures The Commercial Core Historic District is the - : Y setting for a very diverse range of historic "" — structures. Designing a building in the historic ` S t i 1 district demands a sensitivity in design analysis _„_. -= � � and approach which is exacting and which will _ vary with each situation. The intent is that a ax; < new building or addition to an existing building " -- i vi' i should be designed to respect the height and scale of historic buildings within the commercial R ' core. Historic One Story / J I r �4.* Commercial Type ° 6.31 A new building should step down in Building scale to respect the height, form and scale of a historic building within its immediate setting. Building facade height shall be a maximum of one floor higher within 30 ft. of an adjacent single story historic building. 6.32 When adjacent to a one or two story historicbuilding thatwas originally constructed = - ° - "'r -y , `' for commercial use, a new building within the -„ i l.— -ice same block face should not exceed 28 in height within 30 ft of the front facade. 4r-- • In general, a proposed multi-story building °j r .' - must demonstrate that it has no negative :. "'"-:,=2.-- - " 1') V ., impact on smaller, historic structures fi Az"-, t nearby. 4 • The height and proportions of all facade f J components must appear to be in scale with ''''' l t Hfr Historic One Story Resider i I r f nearby historic buildings. type Building I ° 6.33 New development adjacent to a single New infill adjacent to historic miners cottages shall not exceed story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the constructed for residential use shall not exceed historic structure. 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure, within Iconic Historic Structures the same block face. Visually prominent historic structures 6.34 The setting of iconic historic structures influence the design character of Downtown should be preserved and enhanced when Aspen and should be recognized. These are: feasible. • • On sites comprising more than two The Wheeler Opera House • traditional lot widths, the third floor of The Elks building • the adjacent lot width should be set back a The Independence building minimum of 15 ft from the front facade. • Pitkin County Courthouse • Hotel Jerome • Step a building down in height adjacent to City Hall • an iconic structure. • • Locate amenity space adjacent to an iconic St. Mary's Church structure. 'mss aw �; 5 F� a � ar q �} Nit ig � 'rC d te 6 r� " N 3d 4^ A ° "�•- � . , al r,�x..r •. .. r [ pp J. a . , r � ` ii 1 ry 7 - 4 4,4:. - f 1 l ? 1 l 7 r 1 0 I i L <71 1 r 1C it / t S al pAla� l , l � '� LI � � 4 +J r n 1 „ .. i i / i s r h-..i. 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(\,,,,,_,,... , _,.........„ .,..,.., ,... kv, ._ , _.,.:._ _._ , ,..._ _ , _ ., AI 1 1 lat MIL. ii J. k, _ ' • �_ "_ .;ill'_ III " P ---; - - kvii:AA - i l ,,.: -:7■M r 1 •• •.- , 7 p k aY {, ..,.7' `,. ga+'..`r i - - ...00re?,j. • ., --_ -._ � . .. Vic _ . o _�. .r 0 ° a . { %Mit M . .. 0 W .4 - III �sri Z / i• Wa 1 - d -_ -.!_ yii = 1 - • _MVO. _ . l ,.; ._ ,..., 7 - 7 ;:- ...I ^ " 7 : - . 7 . • .--: AP, 1 ■ . , iraisof .. - - 4 Fr i 1 • I A, f l,„ w e. a; .,....- -^".....".• '''' ■■■•••......."---TN ., ill 110 .. i • AFFIDAVIT OF PUBLIC NOTICE EXHIBIT REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE 11,a <'_I , ADDRESS OF PROPERTY: 5W Cac HY /tt� AVE , Aspen, CO SCHEDULED PUBLIC HEARING DATE: , .►.,►u tia r ?S , 201 2 STATE OF COLORADO ) ) ss. County ofPittlld ) I, �L 1 &U 1 A (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. 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 nay of Ji NV 2y , 201 a., to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. 1 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(EX2) 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. aIA 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 prop.. ed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen 15 • the public hearing on such amendments. A � Signature Ilk The foregoing "Affidavit of Notice" was acknowledged before me this 25 of 1atiu y , 201 2 by b4iiri NaaS . 1 WITNESS MY HAND AND OFFICIAL SEAL My commission 0 0412S ( Notary Public ATTACHMENTS: COPY OF THE PUBLICATION n PHOTOGRAPH OF THE POSTED NOTICE (SIGH) . V1080/110 LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL �j, r MP Ea n news PUBLIC NOTICE RE: 514 E. HYMAN AVENUE. ASPENMODERN NEGOTATION FOR VOLUNTARY LANDMARK DESIGNATION, CONCEPTUAL MAJOR DEVELOPMENT AND CONCEPTUAL COMMERCIAL DESIGN STANDARD REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 25, 2012, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission (HPC), Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Mason and Morse, Inc, affecting their property located at 514 E. Hyman Avenue, Lot N, Block 94, City and Townsite of Aspen, PID#2737 - 182 -13 -002. The applicant is represented by Haas Land Planning, LLC and CCY Architects. The applicant proposes to voluntarily landmark designate the existing structure, to restore the front facade to its original appearance and to construct a third floor residential unit. The applicant requests HPC evaluate the designation and requested historic preservation benefits as part the AspenModern ninety day negotiation period and forward a recommendation to City Council, and requests that HPC grant Conceptual Major Development and Commercial Design review for properties located within the Commercial Core Historic District. The proposal requires approval to be 40' in height. 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 December 29, 2011 City of Aspen Account . ,..0, t PUBLIC NOTICE 1 _._ w r1 . . s 5 /Q9 /7 0918 / 09•90 &lany oane aig0edwoo ww L9 X WW gZ leWJol ap auanb113 I • 113/4 o9r8/o9g© Many gllm eIggedwoo .,8 /9 Z x ..l ezls la901 4,3 308 HUNTER LLC 4 SKIERS LP 517 EAST HOPKINS AVENUE LLC 490 WILLIAMS ST 1108 NORFLEET DR 517 E HOPKINS AVE DENVER, CO 80218 NASHVILLE, TN 372201412 ASPEN, CO 81611 520 EAST COOPER PTNRS LLC 530 HOPKINS LLC 610 EAST HYMAN LLC 402 MIDLAND PARK 5301/2 E HOPKINS 0/0 CHARLES CUNNIFFE ASPEN, CO 81611 ASPEN, CO 81611 610 E HYMAN AVE ASPEN, CO 81611 ALPINE BANK ASPEN ARCADES ASSOCIATES LTD LLC ASPEN CORE VENTURES LLC ATTN ERIN WIENCEK 0/0 KRUGER & CO 0/0 KATIE REED MGMT PO BOX 10000 400 E HYMAN AVE 418 E COOPER AVE #207 GLENWOOD SPRINGS, CO 81602 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN FIRE PROTECTION DISTRICT ASPEN PLAZA LLC I AUSTIN LAWRENCE CONNER LLC 420 E HOPKINS AVE PO BOX 1709 532 E HOPKINS AVE ASPEN, CO 81611 C/0 STEVE MARCUS ASPEN, CO 81611 ASPEN, CO 81611 1 BASS CAHN 601 LLC ' BIDWELL BERT INVESTMENT CORP BLAU JEFF T PO BOX 4060 2870 PEACHTREE RD #427 C/O RELATED COMPAINES ASPEN, CO 81612 ATLANTA, GA 30305 60 COLUMBUS CIRCLE FL 19 NEW YORK, NY 10023 BOOGIES BUILDING OF ASPEN LLC BPOE ASPEN LODGE #224 ' BRAND BUILDING CONDO ASSOC 0/0 LEONARD WEINGLASS 1 210 S GALENA ST #21 205 S GALENA ST 534 E COOPER AVE ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 CARLSON BRUCE E TRUST CICUREL CARY CITY OF ASPEN PO BOX 3587 1 2615 N LAKEWOOD ATTN FINANCE DEPT ASPEN, CO 81612 1 CHICAGO, IL 60614 1, 130 S GALENA ST ' ASPEN, CO 81611 COLLINS BLOCK LLC COLORADO CABLE COOPER STREET DEVELOPMENT LLC 205 S GALENA ST 1 500 PRES CLINTON #310 0/0 PYRAMID PROPERTY ADVISORS ASPEN, CO 81611 LITTLE ROCK, AR 72201 418 E COOPER AVE #207 1 ASPEN, CO 81611 COTTONWOOD VENTURES I LLC I r COTTONWOOD VENTURES II LLC COX JAMES E & NANCY 419 E HYMAN AVE � ATTN JANA FREDERICK 0/0 KRUGER & CO ASPEN, CO 81611 300 CRESCENT CT #1000 400 E HYMAN AVE DALLAS, D( 75201 ASPEN, CO 81611 DUVIKE INC EXELCEDAR INC 20% F & M VENTURES LLC 0/0 AERSCAPE LTD 534 E HYMAN AVE 0/0 MORRIS & FYRWALD RE 230 S MILL ST I 415E HYMAN AVE ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 STAPLES label size 1" x 2 5/8" compatible with Avery ®5160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery ®.ri1R0 /R1R0 0918/0919® Many sane alglledwoa ww Lg x ww 9Z mow ap aganb113 0918 /09190 Many tom alglledwoo , 9/9 Z x „1 azis Mel FITZGERALD FAMILY PARTNERSHIP LTD GELD LLC GODIVA HOLDINGS LLC C/0 PITKIN COUNTY DRY GOODS LLC 0/0 LOWELL MEYER 435 E MAIN ST 520 E COOPER PO BOX 1247 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 -1247 GONE WEST LLC GREENWAY COMPANY INC HINDERSTEIN FAM REV TRUST 401 W CENTER 666 TRAVIS ST #100 PO BOX 1576 SEARCY, AR 721451406 SHREVEPORT, LA 71101 MERCER ISLAND, WA 98040 HORSE ISLAND LLC HORSEFINS LLC JARDEN CORPORATION 415 E HYMAN AVE #16 601 E HOPKINS AVE 2381 EXECUTIVE CENTER DR ASPEN, CO 81611 ASPEN, CO 81611 BOCA RATON, FL 33431 JENNE LLP KANDYCOM INC LP TEN 1510 WINDSOR RD 766 SINGING WOOD DR TENNESSEE LIMITED PARTNERSHIP PO BOX 101444 AUSTIN, TX 77402 ARCADIA, CA 91006 NASHVILLE, TN 37224 -1444 LEVY LAWRENCE F & CAROL LOMA ALTA CORPORATION LUCKYSTAR LLC 980 N MICHIGAN AVE #400 PO BOX 886 PO BOX 7755 'CHICAGO, IL 60611 LANCASTER, TX 75146 -0886 ASPEN, CO 81612 MORRIS ROBERT P 1 MYSKO BOHDAN D P & L PROPERTIES LLC 600 E HOPKINS AVE STE 304 615 E HOPKINS 101 S 3RD ST #360 ASPEN, CO 81611 ASPEN, CO 81611 GRAND JUNCTION, CO 81501 PITKIN CENTER CONDO OWNERS pITKIN COUNTY BANK 80% PRADA USA CORP ASSOC , 0/0 GIORGION RIGHETTI, CFO 517 W NORTH ST ASPEN, CO 81611 610 WEST 52 ST ASPEN, CO 81611 I NEW YORK, NY 10019 ' REVOLUTION PARTNERS LLC RUTLEDGE REYNIE SILVER SLAM COMMERCIAL LLC PO BOX 1247 51 COUNTRY CLUB CIR 0/0 RELATED COMPANIES/ JEFF BLAU 'ASPEN, CO 81612 SEARCY, AR 72143 NEW COLUMBUS CIR 'NEW YORK, NY 10023 SJA ASSOCIATES LLC SLAM COMMERCIAL LLC SLAM RESIDENTIAL LLC 418E COOPER AVE #207 C/0 NELSON LINDEN ' 2100 E MAPLE RD STE 200 ASPEN, CO 81611 1495 MAPLE WY STE 100 BIRMINGHAM, MI 48009 TROY, MI 48084 SWEARINGEN WILLIAM F TAYLOR FAMILY INVESTMENTS CO TENNESSEE THREE 450 CONWAY MANOR DR NW 602 E HYMAN #201 PO BOX 101444 ATLANTA, GA 303273518 ASPEN, CO 81611 NASHVILLE, TN 37224 -1444 mai label size 1" x 2 5/8" compatible with Avery 6 5160/8160 ,,,,,,,,,,......,„...i. mm v R7 mm rmmnnfihlo 'Isar Aiming ®61R0/R1R0 O98/O9t&® WV aane 01gl3edwoa WW L9 x WW gZ lewiol ap aganbil3 0918 /0919 ® iany 111P a gedwoa „ [•,' I - g 8/9 Z x axis lagel S ' ,3 TENNESSEE THREE RENTALS TOMKINS FAMILY TRUST TROUSDALE JEAN VICK 0/0 J H COBLE 520 E COOPER AVE #209 611 E HOPKINS AVE 5033 OLD HICKORY BLVD ASPEN, CO 81611 ASPEN, CO 81611 NASHVILLE, TN 37218 -4020 VICTORIAN SQUARE LLC VOLK PLAZA LLC VOLK RICHARD W TRUSTEE 0/0 KATIE REED MGT 995 COWEN DR #201 0/0 RICHARD W VOLK MANAGER 418 E COOPER AVE CARBONDALE, CO 81623 -1657 2327 MIMOSA DR ASPEN, CO 81611 HOUSTON, TX 77019 WALL JANET REV TRUST WAVO PROPERTIES LP WHEELER BLOCK BUILDING LLC 9762 BURNLEY PL 512 1/2 E GRAND AVE #200 TKG MANAGEMENT INC C/O BEVERLY HILLS, CA 90210 DES MOINES, IA 50309 -1942 211 N STADIUM BLVD STE 201 COLUMBIA, MO 65203 WOLF LAWRENCE G TRUSTEE WOODS FAMILY LP WRIGHT CHRISTOPHER N 22750 WOODWARD AVE #204 PO BOX 11468 13 BRAMLEY RD FERNDALE, MI 48220 ASPEN, CO 81612 LONDON W106SP UK, STAPLES 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 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 51 L , Aspen, CO SCHEDULED PUBLIC HEARING DATE: \IJSA 3r ar 25 S 5 : AO p , 201_2— STATE OF COLORADO ) ) ss. County of Pitkin ) 1, _ y`c1.ete (name, please print) being or representing an Applicant to the City of Aspen, olorado, hereby personally certify that 1 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) 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. Signature The foregoing "Affidavit of Notice" was acknowledged befo me thi day of �.Q,f , 201L, by y el.� --.-- RE: 514 E HTMAN A AMLINWEEWN NE OOTIAYION FOR ANT LANONAN[ DEBIONATIO co rA.ION � �Y P WITNESS MY HAND AND OFFICIAL SEAL DETELO T A TD C - -'-u 2 fI NOTM.EtS HE YMIENt apuMk MM ,' • ' My co - ssion expires: 7 Z - will will be fed On ^� , Hlstork servetlon Co C rawl) Iy V l / Chambers Pre ap IWI, 13o B. by Ma • and • M11l- I coneMx an applicstlon submitted Iri Mwwn and 1 Morse, Inc, enacting their property located aI 514 - Q No Public E. Hyman Avenue. Lot N Block 94. City and - T T P ownsite of Aspen. PIDe2 182 - -002 The LLC a d Arc n etts btbe pp ka ilt proposes a i ti'ti. to voluntarily landmark designate the e [[ p aa r q � yA � lAFF � lNA structure, to restore Me front to�ede to 0s oaglnal ,s i; Exi $ 0 382 91 2714 ap serene end b conetru a thkd Boor maiden- d esuna. The applicant qu steed hi e HPC evaluate the designation and requested historic preservation benefits as part the AspenM0dern ninety day negotla8on period :rid forward a reco mmendatlun to City Council, and request: that HPC grant Conceptual Majo Development and Commeraal ATTACHMENTS AS APPLICABLE: D ealg n r rer yympertDis District. Th w sal RE PUBLICATION Commewlpl val to be 4 Drs r t The F proposal a requires , � approval �ryry pe g ppO oe p,a,tmeM ,1 130 APH OF THE POSTED NOTICE (SIGN) 3. GagmgpubMOCt., A e CO. (770) 429-275 8, T' OWNERS AND GOVERNMENT AGENGIES NOTICD Ana Wane Via We Aspen HISS Prsservalien Commission Published In the Asp e Weekly onDecem - T CERTICICATION OF MINERAL ESTATE OWNERS NOTICE br 29'2°" 173764;21 :ED BY C.R.S. §24- 65.5 -103.3 •